Borough of Conshohocken, PA DESIGN STANDARDS

Conformance with Adopted Plans. The proposed street pattern shall conform to existing streets, to any Borough Official Street Map, and to such county and state road and highway plans as have been duly adopted by said agencies.

Arrangement. Streets shall be arranged in regular manner which is consistent with the Borough's existing grid pattern and planned streets, and located so as to allow proper development of surrounding properties.

Where, in the opinion of 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.

Conformity with Topography. Streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable grade, alignment and drainage.

Grading. The street shall be graded to the full width of the right-of-way and provision made for slopes beyond the right-of-way in conformance with Borough specifications.

Provisions of Streets for Future Development. Access shall be given to all lots and portions of the tract in the subdivision and to adjacent unsubdivided territory. Streets giving such access shall be improved to the limits of the subdivisions. Remnants, reserve strips and landlocked areas shall not be created.

New Streets. New streets shall be designed to continue existing streets at the right-of-way and cartway width recommended by this Chapter.

Dead-End Streets. Dead-end streets are prohibited, unless designed as culs-de-sac or designed for access exclusively to neighboring tracts.

Street Names. Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names of existing streets. All street names are subject to the approval of Borough Council.

(10)

Design. The design of all new streets and extensions of existing streets shall be reviewed and approved by the Borough Engineer.

Street Alignment.

Sight Distance. For all streets, a sight distance of 200 feet should be maintained. Sight distance should be measured at the center line of the street and at a driver's eye height of four feet.

Street Grades.

There shall be a minimum grade of at least 1% on all streets.

Grades in excess of 5% shall be avoided where possible, and no grade shall exceed 10% without approval of Borough Council. The grade shall be measured along the center line.

All streets shall be graded to the grades shown on the street profile and cross section plan submitted and approved with the preliminary plan of subdivision or land development. They shall be inspected and checked for accuracy by the Borough Engineer.

Right-of-Way Width, Paving Width and Curbing.

Street. The minimum widths of the right-of-way and the paving, and the requirements for curbing, shall not be less than those of an existing street of which the new street is to be a continuation, nor less than the following:

Type of Street	Right-of-Way (feet)	Paving Width (feet)	Curbing
Primary arterial	80	50	Required
Collector	60	40	Required
Residential	50	30	Required
Cul-de-sac	50	30	Required

Additional widths may be required by the Borough:

Where necessary for public safety and convenience.

For parking in commercial or industrial areas.

Where older streets do not provide the proper width and additional dedication is necessary.

Minimum right-of-way width for development along existing streets shall correspond with the Official Street Map.

The area between an existing right-of-way line and the ultimate right-of-way line should be offered for dedication to the Borough when land is subdivided or developed along an existing right-of-way.

Splitter islands, refuge medians, channelization and other traffic calming devices may be required in any area where traffic volumes warrant their use for pedestrian and vehicular safety, and may be permitted in any area at the discretion of the Borough Council. Such devices on state roads must meet or exceed the requirements of the Pennsylvania Department of Transportation Traffic Calming Manual.

A cul-de-sac will not be approved when a through street is practicable. The developer or subdivider shall have the burden of showing the impracticability of the through street in order to justify a cul-de-sac. A cul-de-sac shall not be more than 500 feet in length except in cases approved by Borough Council where conditions of the land so warrant the increase in length. A cul-de-sac shall have a right-of-way of 50 feet and shall have a circular turnaround with a minimum right-of-way radius of 50 feet and an outer paving radius of 40 feet.

Where it is proposed that a street be constructed to an abutting property line with the intention that such a street will be extended onto the property at a future date, a temporary circular turnabout shall be built, wholly within the right-of-way. The right-of-way whether permanent or temporary shall have a minimum radius of 50 feet, and the cartway of the turnabout shall have a radius of 40 feet.

No fences, landscaping, expect for street shade trees, walls, plantings or other obstructions shall be located or be permitted within the right-of-way except for ground covers such as grass, ivy, crown-vetch, or horizontally spreading shrubs less than one-foot high, or retaining walls necessitated by street widening and constructed by the authority having jurisdiction over the street.

Street Intersections.

Number of Intersections. No more than two streets shall cross at the same point. When existing streets intersect at odd angles, or have more than four approaches, the subdivider, developer or builder shall be required to make corrective changes to eliminate the odd angle or reduce the number of approaches to the intersection by curving the lesser street.

Minimum Angle of Intersection. The minimum angle of intersections shall be 90°.

Sight Distance. Proper sight lines should be maintained at all intersections of streets. There shall be measured along the center line a minimum clear sight triangle of 75 feet from the point of intersection. No building, trees, hedge, shrubbery or other obstruction whatsoever will be permitted in this area. Any obstruction to sight shall be removed at the time a building or structure is erected, whichever shall first occur.

Maximum Grade. Maximum grade within any intersection shall not exceed 1% and approaches to an intersection shall follow a straight horizontal course for 100 feet.

Approach Grades. All approaches to an intersection shall not exceed 3% for a distance of 50 feet measured from the nearest right-of-way line of the intersecting street.

Curbline Radii at Street Intersections. In an effort to limit speeding and reduce the pedestrian crossing distance, the maximum curbline radius of any street intersection shall be 15 feet.

Street Paving. All street paving must conform to the Conshohocken Borough Construction Details and be approved by the Borough Engineer prior to acceptance by Borough Council. All construction must be in conformance with PennDOT Publication 408, latest edition.

§ 22-404 Alleys, Driveways, and Parking Areas.

[Ord. 7-2005, 7/13/2005]

Alleys.

Residential Alleys. Alleys shall be provided in all residential developments. Where there is an existing alley, said alley shall be improved and extended to the limits of the proposed development. Alleys in residential areas shall have a minimum width of 20 feet and a minimum paved surface of 15 feet.

Commercial and Industrial Alleys. In commercial or industrial districts without expressly designed loading areas, alleys with a minimum width of 25 feet shall be required. Where such alleys dead-end, they shall be provided with a cul-de-sac having a radius of not less than 25 feet. The cartway shall be a minimum of 20 feet.

Driveways.

Driveways and driveway curb cuts shall be expressly prohibited in the front yard setback of residential properties.

Location and Width. Driveways shall have a maximum width of 25 feet and be so located as to provide reasonable sight distance at intersections with streets. A stopping area measured 20 feet behind the street line shall be provided.

Intersections. Driveways shall be located not less than 40 feet from the street intersection, whenever practicable, and shall provide access to the street of a lesser classification when there are streets of different classes involved.

All driveways shall be located, designed and constructed in such a manner as not to interfere or be inconsistent with the design, maintenance and drainage of the highway.

Access driveways should be located in such manner that they will not unduly cause the following:

A hazardous pedestrian condition.

Interference to the traveling public.

A hazard to the free movement of normal street traffic.

Areas of traffic congestion on the street.

Frontages of 50 feet or less shall be limited to one driveway. No more than two driveways shall be provided to any single property tract.

The Borough Council shall have the authority to approve driveways intended for the use of two or more families, multifamily developments, commercial and industrial projects where usage by the occupants constitutes essentially a private street. Driveways constituting private streets are those accessways used by two or more families daily or 10 or more workers daily for vehicular circulation. Driveways serving as private streets shall not be dedicated to the Borough nor does the Borough assume any responsibility for their maintenance.

Location and placement of driveways serving as private streets shall comply with provisions for drainage and stormwater runoff and shall be approved by the Borough Engineer.

The Borough Council shall evaluate the location, placement and alignment of driveways serving as private streets based upon the ease of accessibility to and efficient maneuverability through the development for protective services of fire and police.

Construction for driveways to be used as private streets shall conform to minimum design standards for public streets other than those applicable to rights-of-way, width, curbing and shoulder grading; provided, however, that the width of the cartway shall not be in any event less than 20 feet.

The owner, and all successors, of any property which is to abut any driveway serving as a private street shall be fully responsible for the permanent improvement of the driveway(s) and for the maintenance thereof in a good and safe condition.

Design Requirements for Parking Lots. All parking lots shall be operated and maintained in accordance with all of the following conditions:

They shall not be used for the sale, repair, long-term inactive storage, or dismantling of any vehicles, equipment, materials, or supplies, except where such uses are clearly and customarily incidental to the permitted nonresidential use as specified in this Chapter.

They shall be properly graded for drainage; surfaced with concrete, asphalt or any dust-free surfacing and maintained in good condition, free of weeds, dust, trash or debris.

They shall be provided with entrances and exits so located to minimize traffic congestion and the effect of headlight glare.

They shall be provided with wheel stops or bumper guards so located and arranged that no part of any parked vehicles will extend beyond the boundaries of the parking lot.

Lighting facilities shall be so arranged that they neither unreasonably nor unnecessarily disturb occupants of adjacent residential properties nor interfere with traffic by either location or glare. The minimum illumination level shall be 0.5 footcandles throughout the parking area.

Unless specified in an individual district, a buffer strip 10 feet in width shall be provided along each property line abutting a residential property or a public right-of-way. The buffer shall be designed according to the following standards:

Where a parking area adjoins a residential property, a dense, continuous, evergreen screen at least six feet in height shall be provided. In lieu of a planted buffer, a six-foot high decorative opaque fence may be substituted.

Where a parking area adjoins a public right-of-way or sidewalk, a screening of continuous evergreen hedging maintained at a height of 48 inches shall be provided. In lieu of a hedge planting, a decorative wall 48 inches in height or a combination of plantings, ornamental fencing and walls may be provided.

The use of native plant materials is encouraged.

No parking area shall abut directly upon a public street, but instead shall be separated from the street by planting strips a minimum of 10 feet in depth from the edge of the cartway or sidewalk, with suitable breaks for accessways.

Shade trees shall be provided within all parking areas at a minimum rate of one three-and-one-half-inch caliper shade tree per 10 parking spaces.

The minimum dimension of a parking space shall be nine feet by 18 feet, exclusive of all driveways or drive aisles.

Parking areas shall be designed according to the following dimensions:

		Drive Aisle Width (feet)
Angle of Parking	Parking Space Size (feet)	One-Way	Two-Way
90	9 x 18	24	24
60	9 x 21	18	20
45	9 x 19	14	18
Parallel	9 x 22	12	—

No less than a five-foot radius of curvature shall be permitted for all curblines in all parking areas.

Off-Street Loading Zone Design. The design of off-street load areas shall be according to the following requirements.

Loading and unloading space shall be separated from the street by a planting strip a minimum of 10 feet in depth, with a suitable break for vehicular access, not more than 30 feet wide.

The required planting strip must contain either a continuous, dense, evergreen buffer planting not less than six feet in height or an opaque, decorative fence, at least six feet high and architecturally integrated with the principle structure.

§ 22-405 Sidewalks and Curbs.

[Ord. 7-2005, 7/13/2005]

Sidewalks.

Sidewalks shall be provided along both sides of all streets.

In land developments with common areas or multiple buildings, a pedestrian network of sidewalks shall be provided to support internal circulation and to provide access between parking areas and buildings. Vehicular drive aisles may not be utilized to satisfy the requirements of this Section.

Sidewalks shall not be less than five feet in width in residential areas. Sidewalks in the Borough Commercial and Specially Planned Districts shall be a minimum of 15 feet in width. Wider sidewalks may be required in areas in which multifamily developments, dense concentrations of office buildings, commercial or industrial buildings are located, or are deemed necessary by Borough Council.

Sidewalks shall be located between the curb and public street right-of-way line four feet from the curbline. The grade and paving of the sidewalk shall be continuous across driveways except in certain cases where heavy traffic volume dictates special treatment.

Crosswalks shall not be less than 10 feet wide.

Sidewalks shall be constructed so as to discharge drainage to the street, the grade of which shall not be less than 1/4 inch per foot. All concrete sidewalks shall be constructed on a four-inch crushed stone or gravel base to insure proper drainage and shall have a minimum thickness of four inches except under driveways where they shall have a minimum thickness of six inches. All sidewalk improvements shall be approved by the Borough Engineer.

All construction and materials to be in conformance with PennDOT Publication 408 and Conshohocken Borough Construction Standards.

Curbs.

Concrete curbs shall be installed along each side of every street or road. Concrete curbs shall be 18 inches deep, seven inches wide at the top and eight inches wide at the base. The normal distance from the top of curb to flow line of the gutter shall be eight inches.

Curbing shall be built in ten-foot lengths, and an approved expansion joint of 1/4 inch minimum thickness shall be used at each joint. A combination curb and gutter may be used at the option of the developer when approved by the Borough Engineer. Where combination curb and gutter is used, it must be placed on a minimum of four inches of crushed stone or gravel to provide adequate drainage beneath the curb.

All concrete used in the construction of improvements shall be certified to develop a compressive stress of at least 3,300 psi at 28 days with certification of the mix furnished to the Borough Engineer.

Concrete shall be placed in forms that are straight and securely braced. Care shall be taken to control the water content to prevent separation of the aggregates. All concrete shall be thoroughly tamped into the forms. After the concrete has set sufficiently, the form shall be removed and the exposed surface shall be rubbed to provide an even finish. All edges shall be finished with an approved edging tool.

To provide for driveways, depressions in the curbing may be constructed and finished during the time of pouring.

All construction and materials to be in accordance with PennDOT Publication 408 and Conshohocken Borough Construction Standards.

§ 22-406 Blocks.

[Ord. 7-2005, 7/13/2005]

General. The length, width and shape of blocks shall be determined with due regard to:

The existing pattern of development of adjoining or nearby blocks.

Provision of adequate sites for buildings of the type proposed.

Zoning requirements.

Topography.

Requirements for safe and convenient vehicular and pedestrian circulation.

Size. Block length and width shall conform to the existing pattern of development in the areas adjoining the proposed development.

Through Lots. Double frontage lots are to be avoided and generally will not be permitted except where reversed frontage is desired away from a major thoroughfare to a street of lesser traffic volume.

Commercial and Industrial Blocks. For commercial or industrial use, the block size shall be sufficient in the judgment of Borough Council to meet all area and yard requirements for such use. Adequate provision shall be made for off-street parking and loading areas as well as for the flow of pedestrian and vehicular traffic so as not to inhibit the flow of such traffic on public rights-of-way.

§ 22-407 Lots.

[Ord. 7-2005, 7/13/2005]

Area. All lots shall be no smaller than the minimum lot area requirements of the applicable zoning classification.

Depth. Lots excessively deep in relation to width are to be avoided.

Width. The minimum width of a lot shall be that width which is measured at the street line, in feet specified for the applicable zoning district.

Corner Lots. All corner lots shall be of sufficient size to comply with all yard requirements of zoning district.

Frontage. The frontage shall not be less than the minimum requirements of the Zoning Ordinance [Chapter 27].

Side lines. Whenever practicable, the side lines of a lot shall be set at right angles or radial to the right-of-way line.

Building Lines. Building lines for all lots shall be in conformance with the minimum front, side and rear yard requirements of the applicable zoning district.

Lot Numbers. For the purpose of development, each subdivision may have an overall system of lot numbers, the number one being assigned to a lot in the first section to be developed. (Such system of lot numbers shall not be confused with the regular house or building numbering system based on a Borough-wide plan.)

Building Numbers. House or building numbers shall be assigned by the municipality based on an overall street plan. Numbers will be assigned in such a way as to allow for vacant parcels and future development.

§ 22-408 Subdivision or Land Developments with Existing Structures on Land.

[Ord. 7-2005, 7/13/2005]

Except where a structure was obviously built to house more than one family, but where heretofore that structure and the surrounding property was held in single and separate ownership, and further where such a subdivision is proposed for the purpose of separating such a structure into two or more ownership parcels, no subdivision or land development will be approved with the property line extending through any portion of any existing structure.

If structure(s) is to remain:

In residential zoning districts of the Borough, the lot and lot dimensions of the newly created lot containing the structure(s) must be consistent with the height and bulk of the structure, even if this requires a lot area and/or dimensions exceeding the minimum zoning requirement for that district.

In cases where the principal building use has not been as a dwelling, its conversion to a dwelling shall comply with all of the requirements of the Borough Zoning Ordinance [Chapter 27] and the Building Code [Chapter 5].

If existing structure(s) is to be removed: Subdivision or land development approval will be issued upon the condition of the expeditious removal of existing structures in complete conformity to all other Borough procedural requirements. In commercial and industrial areas, plots of land that have been cleared, as well as the existing vacant portions of such lands, should be developed in conformity with the long-range needs of the area to the extent possible and all developmental requirements embodied in the Building Code [Chapter 5] and zoning regulations shall be adhered to.

If existing structure is to be replaced or is to be added on to: Demolition plans and/or construction plans must be detailed as part of the subdivision or land development plan review and subsequent plan approval will be conditional upon compliance with said proposed details. Renovation work to the remaining portion of a structure following partial demolition must be completed promptly and expeditiously.

§ 22-409 Grading.

[Ord. 7-2005, 7/13/2005]

Slopes.

Permanent excavation or proposed grading exceeding two horizontal to one vertical (2:1). Slopes in excess of 2:1 must be permanently stabilized with appropriate erosion control techniques and/or retaining walls.

Slopes greater than 3:1 shall be vegetated with low maintenance ground covers, shrubs and other plant material.

Slopes of lawn areas intended to be mowed shall not have a grade steeper than 3:1.

Pedestrian pathways and parking areas shall have a maximum grade of 5%.

Slopes and Fences. The top or bottom edge of slopes shall be a minimum of three feet from property or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property. All property lines (where walls or slopes are steeper than one horizontal to one vertical and five feet or more in height) shall be protected by a chain-link fence four feet in height approved by the Borough. The fence shall be an integral part of the wall.

Site Grading Plan. A site grading plan shall be provided for all subdivision and land development proposal. Grading plan shall be subject to the review and approval of the Borough Engineer.

§ 22-410 Drainage.

[Ord. 7-2005, 7/13/2005; as amended by Ord. 9-2008, 12/17/2008; and by Ord. No. 11-2022, 7/20/2022]

The applicant shall provide stormwater management in accordance with the Borough of Conshohocken Stormwater Management Ordinance, codified at Chapter 19, Stormwater Management, of the Borough's Code of Ordinances, and as follows:

Purpose.

The objective of stormwater management is to prevent or mitigate the adverse impacts related to the conveyance of excessive rates and volumes of stormwater runoff. Further, the objectives of stormwater management propose to maintain, as nearly as possible, natural runoff flow characteristics, either by augmenting the infiltration process or by temporarily storing stormwater for release at controlled rates of discharge and/or intercepting runoff to reduce accelerated erosion and sedimentation.

Applicants shall construct and/or install stormwater management facilities, on site and off site, as necessary to meet the stormwater management design and criteria provided by these and other Borough of Conshohocken requirements and to:

Permit unimpeded flow of natural watercourses.

Ensure adequate drainage of all low points along the lines of streets.

Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained.

Provide positive drainage away from on-site sewage disposal and structures.

Remove surface water from the bottom of vertical grades, lead water from springs, and avoid excessive use of cross-gutters at street intersections and elsewhere.

Ensure that the peak volume and rate of discharge from the development site is no greater than prior to development.

Prevent erosion damage by controlling the rate and velocity of runoff discharge to watercourses, avoid increasing the occurrence of streambank overflow, and satisfactorily carry off, detain or retain, and control the rate of release of stormwater.

Preserve bridges, culverts, and similar structures by suppressing the new peak discharges created by new alteration or development of land.

Applicability.

All regulated activities and all activities that may affect stormwater runoff are subject to regulation by this section and the requirements of the Borough of Conshohocken Stormwater Management Ordinance, codified at Chapter 19, Stormwater Management, of the Borough's Code of Ordinances, which is included in these regulations by reference. Activities subject to these regulations include:

Land development.

Subdivision.

All sites of 0.5 acre or more.

Agricultural operations.

Construction of new or additional impervious surfaces.

Construction of new buildings or additions to existing buildings.

Nursery operations.

Redevelopment.

Diversion or piping of any natural or man-made stream channel.

(10)

Installation of stormwater systems or appurtenances thereto.

(11)

Alteration of the natural hydrologic regime.

(12)

Nonstructural and structural stormwater management best management practices (BMPs) or appurtenances thereto.

Stormwater management design and criteria such as stormwater runoff peak volume and rate requirements, runoff calculation methodology, stormwater management plan requirements, operations and maintenance requirements, storm sewer system design, stormwater BMP design, etc., shall be as described in this section and the Borough of Conshohocken Stormwater Management Ordinance, codified at Chapter 19, Stormwater Management, of the Borough's Code of Ordinances.

The standards contained in this section shall apply as minimum design standards; however, federal, state, and other Borough of Conshohocken regulations may impose additional standards subject to their jurisdiction. The more stringent requirements of this section, federal, state, and other Borough of Conshohocken regulations shall apply to any activity which requires compliance. Permits and approvals issued pursuant to this section do not relieve the applicant of the responsibility to secure required permits or approvals for activities regulated by any other applicable code, rule, act or ordinance. Additional studies and higher levels of control than the minimum provided in these and other requirements may be required by Borough Council to ensure adequate protection to life and property.

Earth disturbance activities and associated stormwater management controls are also regulated under existing state law and implementing regulations. This section shall operate in conjunction with those parallel requirements; the requirements of this section shall be no less restrictive in meeting the purposes of this section than state law.

No associated construction activities within the Borough of Conshohocken shall commence until the requirements of this section and all other applicable stormwater management criteria are met.

All best management practices (BMPs) used to meet the requirements of federal, state, and Borough of Conshohocken regulations shall conform to the state water quality requirements and any more stringent requirements as set forth by the Borough.

Retention of Existing Watercourses and Natural Drainage Features.

If an applicant concentrates dispersed stormwater flow or redirects stormwater flow to exit at another location on the property, the applicant is responsible for constructing an adequate stormwater conveyance system on the adjacent property and on all downstream properties until a natural outfall is reached. The natural outfall shall have sufficient capacity to receive the stormwater without deterioration of the facility and without adversely impacting property in the watershed. This natural outfall may be a river, creek or other drainage facility so designated by the Borough of Conshohocken for the proposed system.

Whenever a watercourse, stream or intermittent stream is located within a site, it shall remain open in its natural state and location and shall not be piped.

No stormwater runoff or natural drainage shall be so diverted as to overload existing drainage systems (including existing stormwater management facilities) or create flooding.

Borough Council may require an applicant to provide a permanent easement along any watercourse located within or along the boundary of any property subject to the regulations of this section. The purpose of any such easement shall be for the maintenance of the channel of any watercourse; and the terms of the easement shall prohibit excavation, the placing of fill or structures and any alterations which may adversely affect the watercourse. The applicant will retain the easement until such time as one of the following is accomplished:

The easement is offered for dedication by the applicant and accepted by the Borough of Conshohocken.

If an easement acceptable to the Borough is established, the maintenance shall then be the responsibility of the individual lot owners over whose property the easement passes. For land developments, the maintenance shall then be the responsibility of the owner.

A homeowners' association or other approved legal entity, approved by the Borough of Conshohocken, assumes responsibility for the maintenance of the development, including the retention of the watercourse easement.

Site Drainage Plan Requirements. The following site drainage plan materials shall be submitted to the municipality in a format that is clear, concise, legible, neat and well organized; otherwise, the site drainage plan shall not be accepted for review and shall be returned to the applicant:

General:

Provide a narrative including a description of the project, erosion and sedimentation control, stormwater control for both during and after construction, operation and maintenance requirements for each facility with the responsible party, and expected project schedules.

If the subdivision or land development is to be developed in stages, provide a general drainage plan for the entire subdivision or land development with the first stage, and appropriate development stages for the drainage system shall be indicated, in accordance with Pennsylvania Department of Environmental Protection's Rules and Regulations, Title 25, Chapter 102, as last revised.

Proof of required permits or approvals under applicable state or federal regulations, including but not limited to PennDOT, Montgomery County Conservation District, PADEP NPDES permit for stormwater discharges from construction activities, and other PADEP permits.

Plans and Calculations:

Plan requirements from §§ 22-304 and 19-401.

Tax parcel number.

Total acreage of the parcel(s) and area to be disturbed.

Existing and proposed two-foot contours, based on established elevations or the U.S.G.S. datum, and all bodies of water, physical features, underground utilities, proposed changes to land surface and vegetative cover, areas to be cut and filled, and as required by subdivision and land development regulations.

Pre- and postdevelopment mapping of all drainage areas (for each point of interest, inlet, roof drain, etc.), watershed areas, and floodplains in which the project is located.

Complete hydrologic and hydraulic computations for all storm sewer and stormwater management techniques, facilities, and BMPs.

Complete drainage systems, including storage facilities where required and identification of all existing drainage features which are to be incorporated in the design.

Identification and delineation of all soil classifications with the site, based on the Official Soil Survey provided by the U.S. Department of Agriculture, Natural Resources Conservation Service, Web Soil Survey (http://websoilsurvey.nrcs.usda.gov/), or a signed and sealed report from a qualified professional licensed in the Commonwealth of Pennsylvania.

Identification of all infiltration test and soil boring locations.

(10)

Stormwater management facilities and BMPs, and appurtenances with related details, calculations, assumptions, criteria used in design.

(11)

Existing and proposed rights-of-way and easements, including provisions for permanent access or maintenance easements for all physical SWM BMPs as necessary to implement the operation and maintenance (O&M) requirements.

Storm Sewer System Design. Storm sewer systems shall be required to be constructed by the applicant in any area from which the surface or subsurface drainage could impair public safety or cause physical damage to adjacent lands or public property. The system shall be designed to collect water at the bottom of all vertical grades, immediately upgrade of all street intersections, and other areas where excessive flow may occur. The system shall lead water from springs and avoid excessive use of cross-gutters at street intersections and elsewhere.

All storm sewer system design shall be based on gravity flow using the rational formula:

Q=CiA, where:

Q	=	Discharge/rate of flow in cubic feet per second.
C	=	Runoff coefficient.
I	=	Intensity of rainfall in inches per hour.
A	=	Watershed area in acres.

Runoff coefficients (C) for both existing and proposed conditions for use in the Rational Method shall be consistent with Table 1 in Appendix A[1] of the Borough of Conshohocken Stormwater Management Ordinance, codified at Chapter 19, Stormwater Management, at the Borough's Code of Ordinances.

[1]

Editor's Note: Said appendix is included as an attachment to Ch. 19.

The intensity of the storm shall be based on the 100-year frequency storm with the inlet time of concentration equal to the storm duration for any given point. The elevation of the hydraulic gradient at any point in the storm sewer system shall be below the surface of the ground during the 100-year storm event.

The rainfall data shall be obtained from the latest version of the National Oceanic and Atmospheric Administration (NOAA) Atlas 14, rain data corresponding to the Conshohocken station for the precipitation intensity using the upper bound of the ninety-percent confidence interval for the various return period storms. If a hydrologic computer model is used for stormwater runoff calculations, then the duration of rainfall shall be 24 hours. This data may also be directly retrieved from the NOAA Atlas 14 website: http://hdsc.nws.noaa.gov/hdsc/pfds/orb/pa pfd s.html.

A minimum five-minute time of concentration shall be used. Where supported by the drainage area and related plans and calculations, longer times of concentration for channel and pipe flow may be computed using Manning's equation and utilizing roughness coefficients consistent with Table 2 in Appendix A[2] of the Borough of Conshohocken Stormwater Management Ordinance, codified at Chapter 19, Stormwater Management, of the Borough's Code of Ordinances.

[2]

Editor's Note: Said appendix is included as an attachment to Ch. 19.

Storm Sewer Pipe.

The minimum slope of any pipe shall be 0.5%.

The minimum allowable pipe size is 18 inches. Where pipe cover is restricted, equivalent elliptical pipe may be used in lieu of circular pipe.

All storm sewer pipes shall be reinforced concrete pipe, smooth lined high-density polyethylene, or other pipe material as may be approved by the Borough Engineer.

Storm sewer pipes shall have a minimum cover of 24 inches. Greater cover shall be provided where recommended by the pipe manufacturer.

Backflow preventers shall be provided where necessary to prevent backwater from a watercourse from flowing into the storm sewer system.

Inlets and Manholes.

Inlets, manholes, and related tops, covers, grates, and frames shall conform to Pennsylvania Department of Transportation specifications. The type to be used shall depend on the particular application.

Sufficient inlets shall be located and constructed so as to collect all of the flow in the contributory drainage area. Spread of runoff in gutters shall not exceed eight feet in width or 1/2 of the travel lane, whichever is lesser, during a ten-year storm event. Calculations of inlet capacities shall be in accordance with Pennsylvania Department of Transportation guidelines.

The gutter of all inlets shall be set not less than two inches, nor more than four inches, below the gutter grade. The surface of the paving adjacent to the inlets shall be constructed to blend into the lowered gutter grade at the inlet in such a manner that sudden drop-off or dip at the inlet will not be created.

Where surface water is collected from two directions at one street corner, inlets shall be placed at or near the tangent points of both ends of the radius. The use of an inlet in the radius shall not be allowed.

Abrupt changes in direction or slope of storm sewer pipe shall be avoided. An inlet or manhole shall be provided at all points where there is a horizontal deflection, change in grade, transition in pipe size, and convergence of two or more influent pipes.

The spacing of inlets and manholes shall not exceed a maximum distance of 400 feet along any one continuous line. Inlets shall be provided in lieu of manholes where they will serve a useful purpose.

Drainage Channels and Swales.

The design standards for drainage channels and swales shall follow the PADEP Erosion and Sediment Pollution Control Manual, latest edition (PA E&S Manual) as a minimum guide.

All drainage channels and swales shall be designed to carry the peak flow from the 100-year design storm with a minimum six inches of freeboard.

All drainage channels and swales shall be designed to prevent erosion of the channel bed and bank areas and provide suitable stabilization to prevent erosion. The maximum permissible flow velocity shall not exceed those outlined in Table 6.4 Maximum Permissible Velocities (ft/sec) of Channels Lined with Vegetation and its additional notes of the PA E&S Manual.

Design shall be based on the Manning equation and utilize roughness coefficients consistent with Table 2 in Appendix A[3] of the Borough of Conshohocken Stormwater Management Ordinance, codified at Chapter 19, Stormwater Management, of the Borough's Code of Ordinances.

[3]

Editor's Note: Said appendix is included as an attachment to Ch. 19.

Drainage channels and swales shall be designed to conform, wherever possible, to the adjacent average ground conditions. This means that the channel or swale should not be projecting excessively above the surrounding ground or placed excessively below the surrounding ground.

Drainage channels and swales shall have a maximum side slope of three horizontal to one vertical and shall have adequate slope protection as required by the Borough Engineer.

No open watercourses shall be permitted within the rights-of-way of any street or alley.

Endwalls. Endwalls conforming to Pennsylvania Department of Transportation specifications shall be installed on all influent and effluent pipes.

Bridges and Culverts. Single opening culverts are desirable. The design of all bridges and culverts shall be such as to minimize the probability of debris accumulation. Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation standards to support expected loads and carry the peak flow from a 100-year design storm. They shall be constructed for the full width of the right-of-way.

Roof Drains and Sump Pumps.

Roof drains and sump pumps shall discharge to a stormwater BMP wherever feasible. Where it is more advantageous to connect to streets or sewers, connections may be permitted on a case-by-case basis as determined by the Borough.

Roof drain and sump pump pipes shall not discharge water over a sidewalk but shall extend under the sidewalk to the gutter.

A solid lid cleanout shall be provided for all roof drains and sump pumps, located within the lot between the contributing building or structure and the right-of-way.

Stormwater BMP Design. Whenever an increase in runoff volume and/or rate would occur as the result of regulated activities, the applicant will be required to provide permanent stormwater management BMPs to attain zero increase in runoff and address the requirements of this section, the Borough of Conshohocken Stormwater Management Ordinance, codified at Chapter 19, Stormwater Management, of the Borough's Code of Ordinances, and any other requirements of the Borough of Conshohocken, except as may otherwise be exempted.

Storage Requirements.

The storage requirements of all stormwater BMPs shall be computed in accordance with the requirements of the Borough of Conshohocken Stormwater Management Ordinance, codified at Chapter 19, Stormwater Management, of the Borough's Code of Ordinances, and must be submitted to the Borough Engineer for review and, when required, to the Montgomery County Conservation District, Pennsylvania Department of Environmental Protection, the Pennsylvania Department of Transportation, and/or other agencies.

The volume of storage provided shall be no less than the total additional volume of runoff due to regulated activities based on a 100-year frequency twenty-four-hour duration storm. Except in the case where 1,000 square feet or less of impervious area is being added to the site, an additional storage allowance of 218 cubic feet must be provided to compensate for sediment accumulation.

In addition to the permanent storage facilities, the applicant must provide adequate erosion and sedimentation control measures in accordance with the Pennsylvania Clean Stream Act,[4] and Pennsylvania Department of Environmental Protection Rules and Regulations, Title 25, Chapter 102, as last revised.

[4]

Editor's Note: See 35 P.S. § 691.1 et seq.

The design of any stormwater storage facility shall be verified by routing the design storm hydrographs using the Storage-Indication Method. A storage versus elevation versus discharge curve shall be included, along with a routing of the postdevelopment 100-year storm.

The maximum 100-year water surface elevation associated with each BMP shall be calculated and shown to be contained within the provided storage volume of the BMP.

All aboveground storage areas must be located outside of the 100-year floodplain. All underground storage areas must be located a minimum of 24 inches above the groundwater and seasonal high water table elevations.

All stormwater BMPs shall be designed with an overflow or spillway which safely permits the passing of runoff greater than that occurring during the postdevelopment 100-year design storm in a nonerosive manner. The overflow or spillway shall be set above the maximum proposed ponding depth for the 100-year storm.

All stormwater BMPs shall be designed to completely dewater the stored water volume within 72 hours from the end of the design storm, with the exception that an underground Managed Release Concept BMP shall dewater within seven days from the end of the design storm and other longer dewatering times as permitted by the Pennsylvania Stormwater Best Management Practices Manual, December 2006, as amended (PA BMP Manual) for non-open-air BMPs.

BMPs which may be used to meet the applicable standards are described in this section and the volume peak rate reduction by infiltration BMPs, volume peak rate reduction BMPs, and the nonstructural BMP credits sections from the PA BMP Manual. Any selected BMP must meet or exceed these standards and shall incorporate sound and accepted engineering principles and practices.

No more than 25% of volume reduction may be met through nonstructural BMP credits. In order to permit utilization of the volume reduction credit, a completed copy of the related checklist from the PA BMP Manual must be provided to demonstrate that the selected nonstructural BMP is applicable to the project.

An impermeable liner is required where the possibility of groundwater contamination exists. A detailed hydrogeologic investigation may be required.

Design Criteria for Infiltration BMPs. Infiltration BMPs shall be designed in accordance with the design criteria and specifications in the PA BMP Manual and shall meet the following minimum requirements:

A detailed infiltration testing and soils evaluation of the project site shall be performed by the applicant to determine and support the suitability of all infiltration BMPs. The evaluation shall meet the following requirements:

The evaluation shall be performed by a qualified professional and, at a minimum, address soil permeability, hydrologic soil groups, depth to limiting zones, karst/susceptibility to sinkhole formation, subgrade stability, and natural and man-made features within the site to determine general areas of suitability for infiltration practices.

Provide field tests, such as double-ring infiltrometer or hydraulic conductivity tests, at the level of the proposed infiltration surface (bottom surface of the infiltration facility) to determine the appropriate hydraulic conductivity rate. Percolation tests will not be accepted for infiltration BMP design purposes.

A minimum depth of 24 inches shall be provided between the bottom of an infiltration BMP and the top of bedrock, seasonal high water table, groundwater, or other limiting zone.

(d)

An infiltration rate sufficient to accept the additional stormwater load and dewater completely as determined by field tests. A minimum infiltration rate of 0.2 inch/hour is required and then a minimum safety factor of two should be applied for design purposes (e.g., for soil which measured 0.4 inch/hour, the BMP design should use 0.2 inch/hour). Greater safety factors may be required by the Borough Engineer based on the site conditions.

(e)

Design the infiltration structure based on field-determined capacity at the level of the proposed infiltration surface and based on the applied safety factor.

The maximum side slopes of an aboveground infiltration BMP shall be three horizontal to one vertical. Every effort should be made to blend aboveground storage areas into the natural topography of its surroundings.

Infiltration BMPs shall have a bottom slope of no greater than 1% but shall preferably have a level bottom.

The infiltration system shall have positive overflow controls to prevent storage within one foot of the finished surface elevation above the facility.

Surface inflows shall be designed to prevent direct discharge of sediment into the infiltration system.

A minimum of 10 feet of undisturbed fill or compacted impermeable material shall separate the foundation wall of any building and an infiltration BMP.

A minimum of 50 feet of undisturbed fill or compacted impermeable material shall separate water supply wells and an infiltration BMP.

A minimum of 50 feet shall separate a septic system disposal area and an infiltration BMP unless specific circumstances allow for a reduced separation distance.

Design Criteria for Underground BMPs. Underground BMPs shall be designed in accordance with the design criteria and specifications in the PA BMP Manual and shall meet the following the minimum requirements:

Underground BMPs shall have a bottom slope of no greater than 1% but shall preferably have a level bottom.

At a minimum, the top and sides of the underground BMP shall be wrapped in a nonwoven geotextile which provides separation between the storage volume and the surrounding materials. Providing nonwoven geotextile on the bottom of the underground BMP is optional and shall be determined by a qualified professional based on site conditions. Where required due to the possibility of groundwater contamination, an impermeable liner will be accepted in place of the nonwoven geotextile.

A minimum of one foot of cover shall be provided, measured from the top of the system to the finished surface elevation.

Storage within the aggregate, soil, or other material above and surrounding the underground BMP shall not be considered in the calculation of the underground BMP storage volume.

Maintenance access to permit long-term operation and maintenance shall be incorporated into the design.

Where an underdrain is provided, a separate maintenance cleanout and minimum six-inch-deep stone envelope wrapped in geotextile shall be provided.

Design Criteria for Bioretention BMPs. Bioretention BMPs, including rain gardens, shall be designed in accordance with the design criteria and specifications in the PA BMP Manual and shall meet the following the minimum requirements:

All concentrated discharges directed to a bioretention facility shall be conveyed through a pretreatment filter strip. The filter strip shall be designed to reduce the incoming velocities and to filter out coarser sediment particles. Examples of pretreatment filter strips include sand or gravel diaphragms, grass swales, sand filters, stone check dams, etc.

All bioretention facilities shall incorporate a mix of trees, shrubs, and/or herbaceous plants. Plant species shall be native and selected based on the ability to tolerate stresses such as pollutants, variable soil moisture, and ponding fluctuations.

A minimum planting soil bed depth of two feet for herbaceous plants and three feet for trees and shrubs shall be provided. Planting soil shall be capable of supporting healthy vegetative cover.

All bioretention facilities shall incorporate an organic mulch layer. The organic mulch layer shall be standard landscape style, single or double, shredded hardwood mulch or chips. The mulch layer shall be well-aged, uniform in color, and free of other materials such as weed seed, soil roots, etc. The mulch layer shall be applied to maximum depth of three inches. Grass clippings shall not be used as mulch material.

The maximum side slopes of bioretention BMPs shall be three horizontal to one vertical.

A minimum grade of 2% shall be maintained for areas of sheet flow. For channel flow, a minimum grade of 1% shall be maintained. For bioretention facilities relying on infiltration for drainage, rather than sheet or channel flow, a level bottom is permitted.

Bioretention facilities with an aboveground ponding depth greater than 2.5 feet during any postdevelopment design storm, or as directed by the Borough Engineer based on the storage volume, shall be designed in accordance with the requirements of § 22-410, Subsection 5F.

Design Criteria for Aboveground Basins. Aboveground basin BMPs shall be designed in accordance with the design criteria and specifications in the PA BMP Manual and shall meet the following the minimum requirements:

Whenever possible, the side slopes and basin shape shall conform to the natural topography. When such design is impractical, the construction of the basin shall utilize slopes as flat as possible to blend the structure into the terrain. The maximum side slopes of the earthen basin embankments shall be three horizontal to one vertical.

A minimum grade of 2% shall be maintained for areas of sheet flow. For channel flow, a minimum grade of 1% shall be maintained. For basins relying on infiltration for drainage, rather than sheet or channel flow, a level bottom is permitted.

The top or toe of any slope shall be located a minimum of five feet from any property line.

A minimum ten-foot-wide flat area shall be provided at the top of the basin berm.

The maximum permitted aboveground ponding depth during any postdevelopment design storm is five feet.

If permanent ponds are used, the applicant shall demonstrate that such ponds are designed to protect the public health and safety.

All aboveground basins shall be provided with a primary outlet and emergency spillway.

A cutoff trench shall be provided along the center line of any dam or earth fill embankments. The trench shall have a bottom width of not less than four feet, but adequate to allow use of equipment necessary to obtain proper compaction. Side slopes of the cutoff trench shall be no steeper than 1:1 ratio. The trench shall be filled with successive thin layers of relatively impervious material, each layer being thoroughly compacted.

All basin embankments shall be placed in lifts not to exceed eight inches in thickness and each lift shall be compacted to a minimum of 95% of modified proctor density as established by ASTM D-1557. Prior to proceeding to the next lift, the compaction shall be checked by a soils engineer hired by the applicant. Compaction tests shall be run on the leading and trailing edge of the berm along with the top of the berm. Verification of required compaction shall be submitted to the Borough prior to utilization of any aboveground basin for stormwater management.

Primary Spillway/Outlet Pipes.

The sizing of the outlet pipe shall be based on the postconstruction 100-year storm without utilizing the emergency spillway.

The pipe barrel and riser shall be solidly attached and placed on a firm foundation. The fill material around the primary spillway shall be placed in four-inch lifts and compacted to at least the same density as the adjacent embankment.

All outlet pipes through a basin berm shall be reinforced concrete pipe with watertight joints.

Anti-seep collars shall be installed around the pipe barrel within the normal saturation zone of the basin berms and shall be poured in place.

The anti-seep collars and their connections to the pipe barrel shall be watertight.

The anti-seep collars shall extend a minimum of two feet beyond the outside of the principal pipe barrel.

The maximum spacing between the collars shall be 14 times the minimum projection of the collar measured perpendicular to the pipe.

(d)

A minimum of two anti-seep collars shall be installed on each outlet pipe.

All outlet pipes shall have endwalls and energy dissipating devices (riprap, end sills, etc.) designed in accordance with the Pennsylvania Department of Environmental Protection's Erosion and Sediment Pollution Control Program Manual No. 363-2134-008, as amended and updated (PA E&S Manual).

Emergency Spillways.

The minimum capacity of the emergency spillway shall be the peak flow rate into the BMP from the postdevelopment 100-year design storm. In no case shall the emergency spillway be utilized in the design routing of the postdevelopment 100-year storm.

Whenever possible, the emergency spillway shall be constructed on undisturbed ground. The emergency spillway shall not discharge over earthen fill and/or easily eroded material. Emergency spillways constructed on undisturbed ground may be constructed of reinforced vegetated earth with supporting calculations. All other spillways shall be constructed of concrete, riprap, concrete checkerblocks, or similar materials approved by the Borough Engineer.

All emergency spillways shall be constructed to protect against erosion. The construction material of the emergency spillways shall extend along the upstream and downstream berm embankment slopes. The upstream edge of the emergency spillway shall be a minimum of three feet below the spillway crest elevation. The downstream slope of the spillway shall, at a minimum, extend to the toe of the berm embankment.

The minimum freeboard through any emergency spillway shall be one foot; "freeboard" is defined as the difference between the design flow elevation through the spillway and the elevation of the top of the BMP or berm. Six inches, minimum, is required between the postconstruction 100-year water surface elevation in a basin and the emergency spillway crest. The minimum depth of an emergency spillway shall be two feet.

Sediment basins and sediment traps for sediment control during construction shall be designed in accordance with the PA E&S Manual.

§ 22-411 Rights-of-Way and/or Easements; Deeds.

[Ord. 7-2005, 7/13/2005]

Rights-of-way and/or easements for sanitary utilities, road construction or maintenance, or for drainage purposes, public utilities, or for any specific purpose shall be required by the Borough Council as needed; the location and width in each case shall be determined by that body.

Building setback lines shall be measured from the nearest side of the right-of-way or easement to the proposed building.

Nothing shall be permitted to be placed, planted, set or put within the areas of an easement. The area shall be kept as lawn.

The owner of any lot, upon written request by the Borough and at the owner's sole expense, shall remove anything placed, planted, set or put (with or without knowledge of this regulation) within the area of any easement.

To the fullest extent possible easements shall be adjacent to rear or side lot lines.

No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan. Any error found in a deed shall be immediately corrected and re-recorded in the office of the Recorder of Deeds for Montgomery County at Norristown, Pennsylvania, at the sole expense of the subdivider.

Utility Easements. A minimum width of 20 feet shall be provided for common utilities and drainage when provided in undedicated land. Nothing shall be permitted to be placed, planted, set or put within the area of an easement, but shall be maintained as lawn.

§ 22-412 Public Utilities.

[Ord. 7-2005, 7/13/2005]

All water and gas mains and other underground facilities shall be installed prior to street paving at locations approved by the Borough for the full width of the right-of-way.

All gas and water mains shall be installed underground. All electric, telephone and communication services both main and service lines shall be provided by underground cables, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services. All main underground cables, which are within the right-of-way of a street, shall be located as specified to the satisfaction of the Borough Engineer.

In order to promote and facilitate the underground installation of utility distribution lines, a letter of endorsement shall be required from the suppliers of utility service (not limited to electrical, telephone or cable television) of the developer's choice wherein the applicant acknowledges that underground utilities are feasible and shall be consummated as part of the improvement plan. A statement relative to the intent of the developer to provide underground utility service shall be placed on the final plan requisite to final approval of such plan.

The provisions in this Chapter shall not be construed as to limit or interfere with the construction, installation, operation and maintenance of public utility structures or facilities, which may hereafter, are located within public easements or rights-of-way designated for such purposes.

Light standards are to be placed as required by this Chapter. Power source for such standards shall be placed underground as required.

All new electrical service should be placed underground.

§ 22-413 Sanitary Sewers.

[Ord. 7-2005, 7/13/2005]

Sanitary sewers shall be installed and connected to the Borough sanitary sewer system.

Size and Grade. Sanitary sewers shall have a minimum inside diameter of eight inches and a minimum grade of 0.4%.

Manholes. Manholes shall be located at intervals of 250 feet and at each change of line or grade. In exceptional cases, the interval may be extended to not more than 300 feet. Manhole appurtenances shall conform to current Borough standards.

Laterals. Lateral connections to each lot shown on the final plan shall be installed to the right-of-way line of the street.

Each building shall have a separate connection to the Borough sanitary sewer system, when accessible.

All new sanitary or improved sanitary sewer services shall conform to the requirements of the Conshohocken Borough Sewer Authority.

§ 22-414 Water Supply.

[Ord. 7-2005, 7/13/2005]

Each lot or building shall connect to the public water system.

Hydrants. Fire hydrants shall be located at accessible points throughout the Borough as required by the Borough Fire Marshal and shall be sufficient in number to insure adequate fire protection.

Proposed water systems shall be subject to the review and approval of the utility provider and the Borough Engineer.

§ 22-415 Flood-Prone Areas.

[Ord. 7-2005, 7/13/2005]

All development proposed within a flood-prone areas shall be subject to the Borough Floodplain Conservation Ordinance.

§ 22-416 Special Drainage Problems and Watercourses.

[Ord. 7-2005, 7/13/2005]

Any development which creates a significant change in the characteristics of the watershed, thus increasing volume and velocity of surface water runoff, due to the decrease in retention and infiltration of stormwater, shall not be permitted until guarantees are made of improvements that will reduce the likelihood of erosion, sedimentation, inundation, and water drainage from peak periods of precipitation and provide for controlled disposal of excess surface water. Such improvements must satisfy the requirements and regulations of the Pennsylvania Department of Environmental Protection.

All continuously flowing natural watercourses shall be maintained at their natural alignments and gradients.

Intermittent watercourses shall be maintained essentially at their existing alignments and gradients. Paving of such watercourses shall not be allowed, nor shall piping, except under roads, driveways and walkways.

§ 22-417 Erosion and Sediment Control.

[Ord. 7-2005, 7/13/2005]

A soil erosion and sediment control plan shall be required for all proposed land developments and subdivisions.

No subdivision or land development plan shall be approved unless (1) there has been a plan approved by the Borough Council that provides for minimizing erosion and sedimentation consistent with this Section, and an improvement bond or other acceptable securities are deposited with the Borough which will insure installation and completion of the required improvements; or (2) there has been a determination by the Borough Council that a plan for minimizing erosion arid sedimentation is not necessary.

Where a subdivision or land development is subject to the soil erosion and sediment control regulations of the Montgomery County Soil Conservation District or the Pennsylvania Department of Environmental Protection, the regulation of these agencies shall supersede the requirement contained herein.

Performance Principles. The following measures shall be followed when preparing a soil erosion and sediment control plan to minimize erosion and sediment and shall be included where applicable in the plan.

Stripping of vegetation, regrading or other development shall be done in such a way that will minimize erosion.

Development plans shall preserve salient natural features, keep cut-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff.

Whenever feasible, natural vegetation shall be retained, protected and supplemented.

The disturbed area and the duration of exposure shall be kept to a practical minimum.

Disturbed soils shall be stabilized as quickly as practicable.

Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.

The permanent (final) vegetation and structural erosion control and drainage measures shall be installed as soon as practical in the development.

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 should be structurally controlled.

Sediment in the runoff water shall be trapped until the disturbed area is stabilized by the use of silt fencing, debris basins, sediment basins, silt traps, or similar measures.

Silt fencing, stone construction entrances, inlet protection and other approved measures shall be installed to prevent the flow of sediment off-site or onto adjoining lot or into the Borough drainage facilities.

Soil erosion and sediment control plan, not requiring the review and approval of the County Soil Conservation District or the PADEP, shall be reviewed and approved by the Borough Engineer.

Excavations and Fills.

Cut and fill slopes shall not be steeper than 2:1 unless stabilized by a retaining wall or cribbing, except as approved by the Borough Council when handled under special conditions.

Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations or the sloping surfaces of fills.

Cut and fills shall not endanger adjoining property.

No increased surface runoff will be permitted to leave the property being subdivided or developed by way of natural watercourses or storm drainage pipes, without first being suitably retained in such a way as to maintain runoff volume existing on the site previous to subdivision or development.

Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.

Fills shall not encroach on natural watercourses or constructed channels.

Fills placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.

Grading will not be done in such a way so as to divert water onto the property of another landowner without the written consent of that landowner and the approval of Borough Council.

During grading operations, necessary measures for dust control will be exercised.

Grading equipment will not be allowed to cross live streams. Provision will be made for the installation of temporary culverts or bridges, if necessary.

Responsibility.

Whenever sedimentation is caused by stripping vegetation, regrading or other development, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible.

Maintenance of all drainage facilities and watercourses within any subdivision or land development is the responsibility of the developer until they are accepted by the Borough or some other official agency, after which they become the responsibility of the accepting agency.

It is the responsibility of any person, corporation or other entity doing any act on or across a communal stream, watercourse or swale or upon the floodplain or right-of-way thereof, to maintain, as nearly as possible, in its present state the stream, watercourse, swale, floodplain or right-of-way during the activity and to return it to its original or equal condition after such activity is completed.

Maintenance of drainage facilities or watercourses originating and completely on private property is the responsibility of the owner to their point of open discharge at the property line or at a communal watercourse within the property.

No person, corporation or other entity shall block, impede the flow of, alter, construct any structure, or deposit any material or thing, or commit any act which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the Borough or Pennsylvania Department of Environmental Protection, whichever is applicable.

Each person, corporation or other entity which makes any surface changes shall be required to: Handle existing and potential off-site runoff through his development by designing to adequately handle storm runoff from a fully developed area upstream.

§ 22-418 Bridges and Culverts.

[Ord. 7-2005, 7/13/2005]

Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation standards to support expected loads and to carry expected flows. They shall be constructed to the full width of the right-of-way.

Approval of the Department of Environmental Protection is required when the area drained upstream of the point under consideration exceeds an area of 1/2 square mile.

§ 22-419 Survey Monuments.

[Ord. 7-2005, 7/13/2005]

Monuments shall be of concrete and located on the right-of-way lines at corners, angle points, beginning and end of curves, and as otherwise required. Monuments shall be indicated on all plans. They shall be placed after a new street has been completed. The center line of all new streets shall be marked with spikes and referenced to permanent monuments or structures. A certified copy of this referenced information shall be given to the Borough Engineer. Permanent reference monuments of cast concrete or durable stone 20 inches by four inches, by four inches, with forty-five-degree beveled edges shall be set by the subdivider, developer or builder, at all corners and angle points of the boundaries of the original tract to be subdivided and at all street intersections and intermediate points as may be required.

Benchmarks. The Borough elevations are based on the Borough sanitary sewer system datum. Location and elevation is available to all engineers and surveyors upon request to the Borough Engineer's office. All contours and elevations shown on plans must be based on this system.

Staking Requirements. All lots shall be staked by the registered engineer or surveyor for the subdivider, builder or developer, when final grading has been completed. This stakeout shall be visible and complete before an owner or occupant moves into the property. All lot corner markers shall be permanently located and shall be at least 5/8 inch metal pin with a minimum length of 24 inches located in the ground to existing grade.

§ 22-420 Natural or Historic Feature Preservation.

[Ord. 7-2005, 7/13/2005]

Limit of Contract. Where the applicant is offering for dedication, or is required to establish a reservation of open spaces or preserve an area of scenic or historic importance, a "limit of contract" which will confine excavation, earth-moving procedures and other changes to the landscape, may be required to ensure preservation and prevent destruction of the character of the area. The limit of contract shall be illustrated on the final subdivision or land development plan.

Tree Preservation. All trees six inches or more in diameter at breast height (DBH) should not be removed unless within the proposed right-of-way line of a street or impracticable for development. Relocation of noteworthy plant material should be encouraged where retention is impracticable. Where trees six inches in caliper are removed because retention is impractical for purposes of development, replacement trees shall be provided, at a minimum of 3.5 inches in caliper for each tree removed.

Topsoil Preservation. No topsoil shall be removed from the site or used as spoil. Topsoil must be removed from the areas of construction and stored separately. Upon completion of the construction, the topsoil must be redistributed on the site uniformly. All areas of the site shall be stabilized by seeding or planting on slopes of less than 10% and shall be stabilized by sod on slopes 10% or more and planted in ground cover on slopes 20%.

Preserved Landscaping. When there is a conscientious effort to preserve the existing natural integrity and character of a site and where such preservation includes areas of woodland and trees comparable to required planting improvements, i.e., landscaping and buffer screening, the retention of plan material may be substituted in lieu of additional landscaping requirements.

§ 22-421 Landscaping and Lighting.

[Ord. 7-2005, 7/13/2005]

Landscape Plans. In order to promote the highest environmental quality possible, enhance the local quality of life and beautify the Borough, all subdivision and land development proposals shall be required to include a landscape plan prepared by a registered landscape architect. Said landscape plans shall include the species (common and botanical name), planting size, location, conditions and all notes and construction details necessary to implement the landscape plan.

Landscape Design.

For all proposed subdivisions and land developments the landscape plan shall incorporate the highest quality of design and sufficient planting so as to gain approval of the Borough Planning Commission. The landscape plan shall include, where appropriate, the following:

Ornamental and canopy trees.

Flowering and ornamental shrubs.

Foundation plantings.

Hedge screening and planted buffers.

Formal gardens.

Lawn areas.