[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.
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.
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.
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.
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.
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.
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.
Street right-of-way widths in a proposed subdivision or land
development shall conform to the following minimum standards:
Street cartway widths, measured from curb to curb, shall conform
to the following minimum standards.
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:
The center-line grade shall be not less than 0.75% nor greater
than the following, based upon the classification of the street.
Vertical curves shall be used at changes of grade exceeding
1%. Vertical curves shall be designed to produce the following minimum
sight distances.
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.
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.
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.
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.
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.
F.
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.
Streetlights shall be installed at all street intersections
and other such locations as recommended by the City Engineer and the
applicable utility company.
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.
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.
[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.
[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.
[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.
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.
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.
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.
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.
[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.
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."
[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.
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.
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.
