City of Nanticoke, PA Article VIII Design Standards

§ 455-63 Application.

A. The design standards and requirements as outlined in this article shall be utilized in evaluating the plans for all proposed subdivisions and land developments.

B. Any request to modify the design standards and requirements of this article shall be in accordance with § 455-10 of this chapter.

§ 455-64 General standards.

[Amended 12-1-2004 by Ord. No. 16-2004]

All proposed subdivisions and land developments and the design of improvements thereunder shall be in conformance and compliance with the following:

A. All applicable City, county, state and federal statutory provisions and/or regulations.

B. All governing rules and regulations of the Pennsylvania Department of Environmental Protection.

C. The applicable regulations and design standards of the Pennsylvania Department of Transportation.

D. The applicable regulations and design standards of the Americans With Disabilities Act, and any subsequent amendments to said act.

E. Whenever another City, county, state or federal statute and/or regulation imposes a higher or more restrictive standard than those contained in this chapter, the higher or more restrictive standard shall apply.

§ 455-65 Site suitability for development.

A. The land for any proposed subdivision or land development shall be suited for the purpose of its intended use.

B. Land which is classified as critical area land may be deemed unsuitable for subdivision or development due to flooding, wetlands, improper drainage, rock formations, adverse earth formations or topography, steep slopes, utility easements, or other features which may reasonably be harmful to the safety, health, and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas. Approval to subdivide or develop such land may be withheld unless adequate methods and provisions are formulated by the applicant to safely overcome such constraints.

C. The approval of a plan for any proposed subdivision or land development shall not constitute a representation, guarantee or warranty of any kind by the City, any official, any employee or agent thereof of the practicability or safety of the use of such land or development, and shall create no liability upon the City, its officials, employees or agents.

§ 455-66 Markers and monuments.

The applicant shall place markers and permanent reference monuments by a licensed professional registered land surveyor.

A. Monuments shall be placed so that the center of a scored or marked point shall coincide exactly with the intersection of the lines to be marked.

B. Monuments shall be of concrete or stone, with a flat top, having a minimum width or diameter of four inches and a minimum length of 30 inches. Concrete monuments shall be marked with a three-fourths-inch copper or brass dowel; stone or precast monuments shall be marked on the top with a proper inscription and a drill hole. Monuments shall be set so that the top of the monument or marker is level with the surface of the surrounding ground.

C. Markers shall consist of either iron or steel bars at least 36 inches long and not less than 5/8 inch in diameter. Markers normally shall be flush with the surrounding grade.

§ 455-67 Blocks.

The configuration of blocks and lots shall be based upon the lot area requirements as set forth in Chapter 500, Zoning, the salient natural features, the existing man-made features and the proposed type of structure. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.

A. Residential blocks. Residential blocks shall be not less than 500 feet in length or greater than 1,200 feet in length. Said blocks shall be of sufficient depth to permit two tiers of lots, except where reverse frontage lots bordering an arterial or collector street are provided or due to the topography of the site and/or necessary layout of the development which results in insufficient depth between intersecting streets for a two-tier design.

B. Nonresidential. Blocks within a nonresidential development may vary from the requirements of Subsection A above when required by the nature of the use and subject to incorporating adequate design provisions for traffic and pedestrian circulation, off-street parking and loading zones.

§ 455-68 Lots.

A. All subdivisions and land development shall be in conformance with the applicable minimum lot sizes, lot widths and yard requirements applicable to the zoning district in which the site is located. The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.

B. All lots shall have frontage on an existing or proposed public street. This requirement may be waived in cases of a multifamily or nonresidential subdivision or development where access is proposed to be by private streets within the subdivision or development.

C. The lot depth for single-family residential lots shall not be less than one time nor greater than 2 1/2 times its width. The depth and width of multifamily and nonresidential lots shall be adequate for the proposed use and provide satisfactory space for off-street parking, loading and unloading, setback requirements and landscaping.

D. Side lines of lots shall be at right angles to straight streets and on radial lines on curved streets. Pointed or very irregularly shaped lots shall be avoided.

E. Double frontage lots shall be avoided but may be permitted when required to provide a separation of a residential development from arterial streets or to overcome specific disadvantages of topography or other natural features of the site.

F. Lots shall be laid out and graded to prevent cross-lot drainage patterns and to provide positive drainage away from all proposed buildings areas. All lots shall, however, be graded to retard stormwater runoff from the site to take maximum advantage of natural on-site stormwater percolation into the soils.

§ 455-69 Streets; general requirements.

A. Proposed streets shall be properly related to the road and highway plans of the City, county and state. Streets shall be designed to provide adequate vehicular access to all lots or parcels and with regard for topographic conditions, projected volumes of traffic, and further subdivision possibilities in the area.

B. The street system of a proposed subdivision or land development shall be designed to create a hierarchy of street functions which includes collector and local streets.

C. The street system of a proposed subdivision or land development shall be designed so as to minimize street intersections and pedestrian-vehicular conflict points.

D. Proposed local streets shall be designed so as to discourage through traffic and excessive speeds. However, adequate consideration shall be given to provision for the extension and continuation of arterial and collector streets into and from adjoining properties.

E. All streets shall be properly integrated with the existing and proposed system of streets and dedicated rights-of-way.

F. All streets shall be properly related to specific traffic generators such as industries, business districts, schools, churches and shopping centers; to population densities; and to the pattern of existing and proposed land uses.

G. Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions, or unless such extension is not necessary or desirable for the coordination of the layout of the subdivision or land development with the existing layout or the most advantageous future development on adjacent tracts.

H. All streets shall be designed and improved in accordance with the governing design standards of this chapter in relationship to the appropriate street classification.

§ 455-70 Street names and signs.

A. 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 within the City.

B. Street signs. Street name signs shall be installed at all new street intersections. The design, size, color and construction of said signs shall be subject to the approval of the Planning Commission.

C. Traffic control signs. Traffic control signs, designed to regulate the speed of traffic or to convey any other pertinent traffic or physical characteristic of the street to motorists shall be installed at appropriate locations.

§ 455-71 Street right-of-way widths.

Street right-of-way widths in a proposed subdivision or land development shall conform to the following minimum standards:

A. Arterial highway: PennDOT specifications based upon projected average daily traffic and speed limit.

B. Collector street: 60 feet.

C. Local street: 50 feet.

D. Turnaround of cul-de-sac: 100 feet.

§ 455-72 Street cartway widths.

Street cartway widths, measured from curb to curb, shall conform to the following minimum standards.

A. Limited access highway: PennDOT specifications based upon projected average daily traffic and speed limit.

B. Collector street: 40 feet.

C. Local street: 34 feet.

D. Diameter of turnaround of cul-de-sac: 80 feet.

§ 455-73 Horizontal visibility.

When street center lines are deflected more than 5° over a linear distance of 500 feet or less, connection shall be made by horizontal curves. Streets shall be so laid out that there will be unobstructed sight distances along center lines thereof measured from a point five feet above the proposed grade line, to permit horizontal visibility as follows:

A. Arterial street: 600 feet.

B. Collector streets: 300 feet.

C. Local streets: 150 feet.

§ 455-74 Street grades.

The center-line grade shall be not less than 0.75% nor greater than the following, based upon the classification of the street.

A. Arterial streets: 6%.

B. Collector streets: 7%.

C. Local streets: 11%.

§ 455-75 Vertical curves.

Vertical curves shall be used at changes of grade exceeding 1%. Vertical curves shall be designed to produce the following minimum sight distances.

A. Arterial street: PennDOT specifications based upon most recent PennDOT design manual.

B. Collector street: PennDOT specifications based upon most recent PennDOT design manual.

C. Local street: 300 feet.

§ 455-76 Street intersections.

A. Multiple intersections involving the junction of more than two streets are prohibited.

B. Two streets intersecting a third street from opposite sides shall either intersect with a common center line or their center lines shall be offset according to the following distances:

(1) The two streets shall be separated by a distance of not less than 150 feet between center lines measured along the center line of the street being intersected, when all three streets involved are local streets.

(2) The two streets shall be separated by a distance of not less than 400 feet between center lines measured along the center line of the street being intersected, when one or more of the streets involved is a collector street.

(3) The two streets shall be separated by a distance of not less than 1,000 feet between center lines measured along the center line of the street being intersected, when one or more of the streets involved is an arterial street.

C. Streets shall be designed and constructed to intersect as nearly as possible at right angles, but in no instance shall two streets intersect with an angle of intersection of less than 80° as measured from their center lines.

D. Minimum curb radii at street intersections shall be 20 feet for intersections involving only local streets, 30 feet for intersections involving other type streets, or such greater radius as is suited to the specific intersection based upon the recommendation of the City Engineer. A property line corner shall be rounded to the same radius as the curb which it adjoins.

E. Intersections shall be approached on all sides by leveling areas. Such leveling areas shall have a minimum length of 75 feet, measured from the intersection of the center lines, within which no grade shall exceed a maximum of 4%.

F. The cross-slopes on all streets, including intersections, shall be 2% as measured from the center line of the streets.

G. Where appropriate and deemed necessary for safety and efficient movement of traffic, additional traffic lanes to facilitate vehicular turning movements at existing or proposed street intersections within or bordering subdivision or land development plans may be required.

§ 455-77 Sight distance at street intersections.

A. Clear sight triangles shall be provided at all street intersections. Within such triangles, no object between 2 1/2 feet and 12 feet in height and no other object, including, but not necessarily limited to, earth embankment and/or vegetation, that would obscure the vision of the motorist shall be permitted. Such triangles shall be established from a distance of:

(1) Seventy-five feet from the point of intersection of the center lines of two streets where both are local streets.

(2) One hundred feet from the point of intersection of the center lines of two streets where one is a collector street.

(3) One hundred fifty feet from the point of intersection of the center lines of two streets where one is an arterial street.

B. Wherever a portion of the line of such triangles occur within the proposed building setback line, such portion shall be shown on the final plan of the subdivision and shall be considered a building setback line.

§ 455-78 Cul-de-sac streets.

A. A cul-de-sac street will not be approved when a through street is more advantageous.

B. Cul-de-sac streets, permanently designed as such, shall not exceed 800 feet in length and shall furnish access to not more than 15 dwelling units.

C. Cul-de-sac streets shall terminate in a circular right-of-way with a minimum diameter of 100 feet and eighty-foot diameter to the outer pavement edge or curbline.

D. Any street which is terminated, with planned future access to an adjoining property or because of authorized stage development, shall be provided with a temporary, all-weather turning circle. The turning circle shall be completely within the boundaries of the subdivision and/or land development, and the use of the turnaround shall be guaranteed to the public until such time as the street is extended.

§ 455-79 Driveways.

A. Driveways to individual lots or to a land development shall be located in accordance with the following minimum distances as measured from the center line of a driveway to the center line of the nearest intersecting street by street classification.

	Type	Arterial (feet)	Collector (feet)	Local (feet)
	Residential	150	75	50
	Nonresidential	200	150	100

B. Access shall be provided to the street of lesser classification when there is more than one street classification involved. Driveways shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance, and drainage of the street. Driveway location shall be delineated on all land development plans; however, subdivision plans may delineate locations or include a notice of conformity to this specification.

C. Adequate provisions shall be made to maintain uninterrupted parallel drainage along a street at the point of the driveway entry.

D. Driveway entrances and/or aprons within the street right-of-way shall be surfaced with material compatible to the cartway.

§ 455-80 Design, construction and paving standards.

The classification of any street, if not identified within a comprehensive plan of the City, shall be determined by the Planning Commission in accordance with applicable definitions contained within this chapter.

A. Subgrade and subbase specifications.

(1) The subgrade of all streets shall be rolled and prepared in accordance with the PennDOT Specification as contained in § 210 of the 1987 edition of Publication 408, and/or any subsequent revisions or amendments thereto.

(2) The subbase for all streets, unless otherwise specified, shall contain six inches of stone subbase placed upon a prepared and compacted subgrade. The required six inches of stone subbase shall be comprised of two inches of 2B stone and four inches of 3A stone. The construction of the subbase for all streets shall be in accordance with PennDOT Specifications as contained in § 350 of the 1987 edition of Publication 408, and any subsequent revisions and/or amendments thereto. Any modifications to the above specifications must be based upon evidence that the natural subbase is composed of suitable soils and has adequate bearing capacity to support the anticipated volume and types of traffic. Such evidence shall be submitted in writing by the developer to the City Engineer for his review and recommendation to the Planning Commission.

B. Slope. All streets shall have a minimum slope of 2%, as measured from the center line of the street to the edge of each side of the cartway.

C. Use of fill material. If fill material is proposed to be used for the roadway bed, subgrade or any other aspect of the design and construction of a street, the fill material shall be acceptable material for such use as determined by the City Engineer. Placement of acceptable fill material shall be in eight loose lifts and compacted to not less than 98% of the material's dry weight density, as determined by methods prescribed by the City Engineer. The type of compaction equipment to be used for such purposes shall be of sufficient nature as determined by the City Engineer.

D. Slope of embankments. The recommended slope of any required road embankment shall be three horizontal to one vertical, but under no circumstances shall the embankment have a slope greater than two horizontal to one vertical.

E. Local streets.

(1) The minimum pavement structure for a local street shall be as follows:

(a) One and one-half inches of ID-2A wearing course; upon

(b) Four and one-half inches of BCBC.

(2) Applicable construction and design standards of PennDOT, as contained within § 400 of the 1987 edition of Publication 408, and/or any subsequent revisions or amendments thereto, shall apply.

F. Collector streets.

(1) The minimum pavement structure for a collector street shall be as follows:

(a) One and one-half inches of ID-2A wearing course; upon

(b) Five inches of BCBC.

(2) All applicable construction and design standards of PennDOT, as contained within § 400 of the 1987 edition of Publication 408, and/or any subsequent revisions or amendments thereto, shall apply.

G. Arterial streets. The pavement structure for an arterial street or highway shall be governed by PennDOT Publication No. 242, "Roadway Management Manual," and/or any subsequent revisions or amendments. All applicable construction and design standards of PennDOT, as contained within § 400 of the 1987 edition of Publication 408, and/or any subsequent revisions or amendments thereto, shall apply.

§ 455-81 Streetlighting.

Streetlights shall be installed at all street intersections and other such locations as recommended by the City Engineer and the applicable utility company.

§ 455-82 Curbs.

Curbs shall be installed to the following minimum construction standards or PennDOT construction standards and design specifications, where applicable:

A. Straight curbs of portland cement concrete shall be 24 inches in depth, six inches wide at the top, and eight inches wide at the bottom, and shall have an exposed face between six inches and eight inches.

B. Expansion joints shall be provided at least every 20 feet. Each expansion joint shall contain one-half-inch premolded bituminous expansion joint material. Contraction joints shall be provided at least every 10 feet.

C. Portland cement concrete used in the construction of curbs and gutters shall meet the minimum 3,000 psi (pounds per square inch) twenty-eight-day strength test according to ASTM standards, air-entrained.

D. All curbs shall be depressed at intersections with the sidewalk to accommodate handicapped individuals. The design standards and specifications shall comply with all governing federal and/or state standards.

§ 455-83 Sidewalks.

Sidewalks shall be required in all residential developments. In other subdivisions or land developments, sidewalks or pedestrian interior walkways may also be required by the Planning Commission based upon features of the site and the proposed use and/or development of the property.

A. Location. Sidewalks, where required or provided, shall be located within the street right-of-way and no closer than one foot from the right-of-way line, no closer than three feet from the curbline. A grass planting strip shall be planted between the curb and sidewalk.

B. Width. Sidewalks shall have a minimum width of four feet.

C. Required construction. Sidewalks shall be constructed with class "AA" concrete at least five inches thick, underlain by four inches of compacted gravel or crushed stone. Sidewalks at driveway crossings shall be at least six inches thick and underlain by four inches of compacted gravel or crushed stone. All sidewalks shall be sprayed with an anti-spalling compound and shall meet the minimum 3,750 psi twenty-eight-day strength test according to ASTM standards, air-entrained.

§ 455-84 Bridges and stream crossings.

[Amended 12-1-2004 by Ord. No. 16-2004]

Bridges and other stream-crossing structures which are part of the proposed street system shall be designed and constructed in accordance with current PennDOT standards and specifications. Evidence of compliance with and approval of the Division of Dams and Encroachments, Pennsylvania Department of Environmental Protection, shall be provided by the developer, if applicable.

§ 455-85 Erosion and sedimentation control.

[Amended 12-1-2004 by Ord. No. 16-2004]

All proposed subdivisions and land developments which include construction, grading, excavation or any form of earthmoving activities shall provide for both temporary and permanent erosion and sedimentation facilities in conformance with the April 1990 edition of the "Erosion and Sedimentation Pollution Control Program Manual," as published by the Bureau of Soils and Water Conservation, Pennsylvania Department of Environmental Protection. All erosion and sedimentation control plans shall be submitted along with any required fee to the Luzerne County Conservation District for its review and approval. No construction, including, but not limited to, grading, excavation and/or any forms of earthmoving activities, shall be undertaken until written approval of an erosion and sedimentation control plan is approved by the Luzerne County Conservation District.

A. All earthmoving activities shall be conducted in such a way as to prevent accelerated erosion and the resulting sedimentation.

B. No changes shall be made in the contour of the land; no grading, excavating, removal or destruction to the topsoil, trees or other vegetative cover of the land shall be commenced until such time that a plan for minimizing erosion and sedimentation has been reviewed and approved by the Luzerne County Soil and Water Conservation District or there has been a determination by the Luzerne County Soil and Water Conservation District that such a plan is not necessary.

C. The soil erosion and sedimentation control plan and measures used to control erosion and sedimentation shall meet the standards and specifications set forth in the Pennsylvania Department of Environmental Protection's Soil Erosion and Sedimentation Control Manual and Chapter 102 of the rules and regulations of the Pennsylvania Department of Environmental Protection.

D. The following measures are deemed effective in minimizing erosion and sedimentation and shall be included in control plans as applicable:

(1) Stripping. Stripping of vegetation for development shall be done in such a way that will prevent all but minor erosion.

(2) Natural features. 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.

(3) Natural vegetation. Whenever feasible, natural vegetation shall be retained, protected and supplemented.

(4) Disturbed areas. The disturbed area and the duration of exposure shall be kept to a practical minimum.

(5) Stabilization. Disturbed soils shall be stabilized as quickly as practicable.

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

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

(8) Accommodation of increased runoff. Provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff shall be structurally retarded.

(9) Containment of sedimentation. Sediment in tile runoff water shall be trapped until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps or similar measures.

E. Where the earthmoving activity affects 25 acres or more, the soil erosion and sedimentation control plan must be submitted to the County Conservation District, together with an application for an earthmoving permit. An earthmoving permit must be granted by the Pennsylvania Department of Environmental Protection prior to preliminary approval of a subdivision or land development.

F. The Planning Commission in its consideration of all proposed subdivisions and land developments shall condition its approval upon the execution and implementation of an erosion and sedimentation control plan which meets the governing standards of the Luzerne County Soil and Water Conservation District, based upon written verification by said agency in approval of a submitted plan.

§ 455-86 Stormwater management plan.

[Amended 12-1-2004 by Ord. No. 16-2004]

A. A stormwater management plan shall be required for any major subdivision or major land development, which shall be prepared in coordination with the erosion and sedimentation control plan. The stormwater management plan shall provide the means and methods of control by which there shall be no increase in the rate of stormwater discharge and runoff from the site than that prior to the proposed subdivision or land development.

B. Storm drainage systems and facilities, excluding detention facilities, shall be designed and constructed for storms of a ten-year frequency, which provides for the following:

(1) Permit unhampered flow of natural watercourses except as modified by stormwater detention facilities.

(2) Ensure 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) Take surface water from the bottom of vertical grades, lead water from springs and avoid excessive use of cross-gutters at street intersections and elsewhere.

(5) Prevent overloading of drainage systems and watercourses downstream as a result of increased runoff caused by the proposed development.

C. 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 post-development peak flows.

D. Storm drainage facilities required by this chapter, excluding detention facilities, shall be designed to provide protection from storms with a ten-year frequency.

(1) The acceptable methods of computation for calculating stormwater runoff shall be those contained in the following publications:

(a) The 1990 edition of the "Erosion and Sedimentation Pollution Control Manual," as published by the U.S. Natural Resources Conservation Service.

(b) Technical Release 55, "Urban Hydrology for Small Watersheds," as published by the U.S. Natural Resources Conservation Service.

(c) "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 City 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 City Engineer for his review and comment to the Planning Commission.

E. 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 areas. Natural drainagecourses shall be maintained.

F. 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.

G. 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. Hydrologic calculations must be provided by a professional registered engineer which demonstrate the discharge or runoff of stormwater will not overburden nor have any potential negative impact upon the existing drainagecourse or point of discharge. Proposals of such a nature shall only be considered if a positive recommendation is received by the City Engineer following the review of all applicable information.

H. 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.

I. 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 will occur from the property at a higher elevation in the same watershed.

J. 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 100 feet from any recognized high-water mark of any watercourse of body of water.

K. 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.

L. 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.

M. 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.

N. 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 City Engineer, determines that surface drainage facilities are inadequate to prevent excessive erosion and lot or road maintenance problems.

O. 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, on the advice of the City Engineer.

(2) Drainage easements shall be 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.

(c) One hundred feet from any recognized boundary of a one-hundred-year floodplain or a recognized high-water mark of any watercourse or body of water.

§ 455-87 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 City Engineer shall give approval to the necessary size of the facility, based on the provisions of the construction standards and specifications assuming conditions of maximum runoff rate calculated by the applicant and reviewed by the City 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.

§ 455-88 Effect of 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.

§ 455-89 Stormwater detention.

A. Areas of extremely poor drainage should be discouraged by the Planning Commission.

B. Stormwater detention facilities shall be required whenever post-development runoff rates for each point of discharge exceeds the predevelopment runoff rates. Such detention facilities shall be designed for a storm with a fifty-year frequency, with an emergency spillway designed for a storm with a one-hundred-year frequency. Calculations for all stormwater facilities shall be submitted with the preliminary plan. The Rational Method, utilizing accepted values of Manning's "n" shall be utilized in design calculations. Technical Release 55, "Urban Hydrology for Small Watersheds," as published by the U.S. Natural Resources Conservation Service, shall also be deemed acceptable for design methods. PennDOT Design Manual 2 may be used as a reference for storm frequencies.

C. Whenever detention facilities are required, such 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.

D. Where detention facilities are included as part of the storm drainage system, the following provisions will apply:

(1) Detention facilities shall be designed so that they return to normal conditions within approximately 12 hours after the termination of the storm, unless the City Engineer finds that downstream conditions may warrant other design criteria for stormwater release.

(2) The developer shall demonstrate that such facilities are designed, protected and/or located to assure that public safety is maximized and health problems are prevented. A detention facility shall be fully enclosed by an industrial gauge chain link fence not less than eight feet in height.

(3) The developer shall verify that the operation of the detention facilities will not aggravate potential downstream peaking conditions.

(4) Emergency overflow facilities shall be provided for detention facilities and shall be designed and constructed to a one-hundred-year storm frequency to handle runoff in excess of design flows.

(5) If the lands of the proposed land development will remain in common ownership, the developer shall provide written assurances to the City that the detention facilities will be properly maintained.

(6) 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 City that the detention facilities will be properly maintained or dedicate the land on which the detention facilities are located to the City, which shall then be responsible for maintaining the detention facilities.

§ 455-90 Improvement specifications of drainage facilities.

A. Design features. Materials and methods of construction for all storm drainage facilities shall conform with all applicable Pennsylvania Department of Transportation Specifications. This requirement shall be the obligation of the parties who shall erect structures on any parcel within the subdivision/development. The developer shall include such requirement in the sales contract and in the deed restrictions.

B. Location. Storm sewers shall be located adjacent to the curb and within the right-of-way of the street; they shall be protected by a cover of at least 18 inches.

C. Size and grade. Storm sewers shall have a minimum internal diameter of 15 inches and a minimum grade of 0.5% unless otherwise specified by the City Engineer. All storm sewers shall be hydrologically sized in conformance with the governing PennDOT Design Manual criteria.

D. Manholes. Manholes shall be constructed at all changes in horizontal or vertical alignment; shall be spaced not more than 300 feet apart on pipe of 24 inches internal diameter or less, and not more than 500 feet apart where larger sizes are installed. Inlets may be substituted for manholes where they will serve a useful purpose.

E. Inlets. Inlet spacing shall be so arranged that 95% of the gutter flow will be captured. Inlets at street intersections shall be placed on the tangent and not on the curved portions. The gutter adjacent to and immediately upgrade from the inlet shall be so warped as to direct the water into the inlet.

F. Castings. Manhole and inlet castings, together with their covers or gratings, shall conform to the Standards of the Pennsylvania Department of Transportation as may be in effect at the time the design is submitted.

G. Stormwater roof drains. Stormwater roof drains and pipes shall not discharge water directly onto a road surface or road right-of-way. Where storm sewers are accessible, the roof drain shall be connected thereto. This requirement shall be the obligation of the parties who shall erect structures on any parcel within the subdivision/development. The developer shall include such requirement in the sales contract and in the deed restrictions.

§ 455-91 Centralized water system.

[Amended 12-1-2004 by Ord. No. 16-2004]

A. All subdivisions and land developments shall utilize an approved public distribution system for water supply.

B. The plans for the installation of waterlines of a public water supply shall be prepared by the developer with the cooperation of the applicable public water company or authority and submitted with preliminary plans.

C. When a subdivision or land development is to be serviced by a centralized water supply system, fire hydrants shall be installed. The location and number of fire hydrants shall be determined on a case-by-case basis. Fire hydrants along any approved street shall not be more than 500 feet apart and connected to a water main not less than eight inches in diameter.

D. All suppliers of water to any proposed subdivision or land development shall be organized in such a fashion as to fall within the jurisdiction of the Pennsylvania Public Utility Commission. One copy of all correspondence, supporting documentation, application for permits, and certificates for operation submitted to the Pennsylvania Department of Environmental Protection and the Pennsylvania Public Utility Commission for the right to provide such services shall be forwarded to the City as part of the public record. One copy of the permit and Certificate of Convenience issued by the Pennsylvania Department of Environmental Protection and the Pennsylvania Public Utility Commission authorizing such services shall be forwarded upon receipt to the Planning Commission as part of the public record.

§ 455-92 Sewage disposal facilities.

All subdivisions and land developments shall be served by a centralized sewage system which shall meet or exceed the applicable minimum design requirements of Chapter 73[1] and the Pennsylvania Sewage Facilities Act, Act 537, as amended. A registered professional engineer employed by the applicant shall provide written certification that the existing or proposed sewage system has adequate capacity to satisfactorily treat the total projected sewage flow.

[1] Editor's Note: See Title 25, Rules and Regulations, Department of Environmental Protection, Ch. 73, "Standards for Sewage Disposal Facilities."

§ 455-93 Centralized sewers.

[Amended 12-1-2004 by Ord. No. 16-2004]

A. All centralized sewage disposal systems shall be compatible with the official City sewage plan.

B. All sanitary sewers shall be designed and constructed to provide adequate capacity for the ultimate flow of the subject development plus additional flow as may be projected to be generated by adjacent properties.

C. All individual lateral connections shall be installed to the curb or right-of-way line at the time of initial installation of the system.

D. Design standards, materials and specifications shall conform with the most current Pennsylvania Department of Environmental Protection Sewage Manual, any supplements or amendments thereto, and all other requirements, federal, state and/or City.

E. A centralized sewage system which is not owned and operated by a municipal or public agency or authority shall be organized in such a fashion to fall within the jurisdiction of the Pennsylvania Public Utility Commission, requiring a certificate of public convenience from the Pennsylvania Public Utility Commission.

§ 455-94 Utility easements.

Easements shall be provided for all utilities including, but not limited to, poles, wires, conduits, storm and sanitary sewers, water and heat mains, gas, electrical power, telephone and cable television.

A. With the exception of individual sewer laterals, utilities shall be located either within the public right-of-way or in easements centered on or adjacent to rear or side lot lines. No structures or trees shall be placed within such easements. Such easements shall be a minimum of 20 feet in width.

B. As a condition of approval, the developer of a proposed subdivision or land development shall provide written evidence from all applicable utility companies of their agreements to service the development and the design and construction plans for such utilities.

§ 455-95 Nonresidential subdivision/land development.

A. Land zoned for nonresidential purposes shall provide a subdivision or land development plan designed with respect to such use. A nonresidential subdivision or land development shall also be subject to receiving appropriate zoning approval, based upon the submission of a site plan, zoning application and any other appropriate information.

B. In addition to the principles and standards in these regulations, which are appropriate to the planning of all subdivisions or land developments, the applicant shall demonstrate to the satisfaction of the Planning Commission that the street, parcel and block pattern proposed is specifically adapted to the uses anticipated and takes into account other uses in the vicinity. The following principles and standards shall be observed:

(1) Street right-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereupon.

(2) Special requirements may be imposed by the local government with respect to street, curb, gutter and sidewalk design and construction.

(3) Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.

(4) Special requirements may be imposed by the Planning Commission with respect to the installation of public utilities, including water, sewer and stormwater drainage.

(5) Every effort shall be made to protect adjacent residential areas from potential nuisance from a proposed commercial or industrial subdivision, including the provision of extra depth in parcels backing up on existing or potential residential development and provisions for a permanently landscaped buffer strip when necessary.

(6) Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas.

C. Any major nonresidential subdivision and/or land development which involves any form of waste processing and/or waste disposal operation shall be required to submit as part of the application an impact analysis report which addresses the following items:

(1) The impact of the proposed development upon roads, sewer facilities, water supplies, schools and other public service facilities.

(2) The suitability of the site for the intensity of use proposed by the site's soils, slopes, woodlands, wetlands, floodplains, aquifers, natural resources and other natural features.

(3) The impact of the proposed use on the site's soils, slopes, woodlands, wetlands, floodplains, natural resources and natural features, the degree to which these are protected or destroyed, the tolerance of the resources to development and any adverse environmental impacts.

(4) The impact of the proposal on the preservation of agriculture and other land uses which are essential to public health and welfare.

D. In addition to the required application fee, the developer shall reimburse the City for all consulting fees incurred by the City for the review of any information contained within an impact analysis report.