A. 
The design standards and requirements as outlined in this article shall be utilized by the Borough Council 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 § 430-10 of this chapter.
A. 
All applicable Borough, 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 Pennsylvania Department of Transportation;
D. 
Whenever another Borough, 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;
E. 
All applicable regulations and design standards for compliance with the American with Disabilities Act,[1] and any subsequent amendments thereto.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
A. 
The land for any proposed subdivision or land development shall be suited for the purpose of intended use.
B. 
Land which the Borough Council deems unsuitable for subdivision or development due to flooding, 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 shall not be subdivided or developed unless adequate methods are formulated by the applicant and approved by the Borough Council upon the recommendation of the Borough Engineer.
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 Borough, 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 Borough, its officials, employees or agents.
The applicant shall place permanent reference monuments and markers by a 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.
D. 
Monuments shall be set as follows:
(1) 
One at each single angle of the perimeter of the property at all major subdivisions and land developments;
(2) 
One at the beginning and end of all curves along street right-of-way lines alone one side of the street;
(3) 
A minimum of one at each street intersection along the street right-of-way line.
E. 
Markers normally shall be flush with the surrounding grade.
F. 
Markers shall be set as follows:
(1) 
At all points where lot lines intersect street right-of-way lines, except for monument locations;
(2) 
At all other lot corners;
(3) 
At all points where lot lines intersect curves;
(4) 
At all angles in property lines of lots.
A. 
For blocks the following standards shall apply:
(1) 
Maximum length not to exceed 1,200 feet;
(2) 
Be of sufficient width to permit two tiers of lots.
B. 
Exceptions to this prescribed block width shall be permitted in blocks adjacent to major streets, railroads, or waterways.
A. 
All subdivisions and land development for residential use shall be in conformance with the applicable minimum lot sizes, lot widths and yard requirements as set forth in Chapter 475, Zoning, of the Code of the Borough of Summit Hill.
B. 
Each lot or area platted for residential use shall be accessible from an existing or proposed street.
C. 
The lot depth shall not be greater than three times its width.
D. 
Side lines of lots shall be at right angles to straight streets and on radius lines on curved streets. Some variation may be permitted at the discretion of the Borough Council, but pointed or very irregular shaped lots shall be avoided.
E. 
In the case of lots utilizing an on-site sewage disposal system, there shall be sufficient area for the disposal field in accordance to DEP regulations.
F. 
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.
G. 
Lots shall be laid out so as to provide positive drainage away from all buildings, and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot onto adjacent lots.
A. 
Any proposed subdivision or land development shall have frontage upon or access to an existing state, county or Borough road.
B. 
Streets shall be designed to provide adequate vehicular access to all lots or parcels within any proposed subdivision or land development.
C. 
Streets shall be designed and appropriately related to the topographic conditions of the site, with the grade of streets conforming as closely as possible to the original topography.
D. 
Streets shall be graded and improved in accordance with the appropriate design standards and specifications of this chapter.
E. 
All streets shall be properly integrated with the existing and proposed system of streets and dedicated right-of-way as established in the Comprehensive Plan.
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, in the opinion of the Borough Council, such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development on adjacent tracts.
H. 
Any residential subdivision and/or land development containing 10 or more lots which do not front upon an existing off-site public road shall provide, within the overall traffic design of the site, not less than two separate points within the site where an interior road as part of the proposed subdivision and/or land development shall intersect with and provide access to an existing off-site public road.
The applicant may propose names for all streets within a subdivision or land development prior to final approval. A proposed street name shall not include the name of any existing street in the Borough, except that a street when planned as a continuation of an existing street shall bear the same name. Final approval of street names for streets subject to public dedication to the Borough shall be vested with the Summit Hill Borough Council. Final approval of street names for streets to remain under private ownership shall be vested with the Borough Council.
Street signs, which provide the legal name of each street shall be erected at the intersection of each street within a subdivision or land development prior to final approval. The size, color and construction materials of said signs shall be subject to approval by the Borough Council.
Traffic control signs designed to regulate the speed of traffic or to convey any other pertinent traffic or physical characteristic of the road to motorists shall be installed at appropriate locations by the applicant as determined by PennDOT, Carbon County or the Borough Council.
The arrangement of streets shall provide for the continuation of principal streets between adjacent properties when such continuation is necessary for convenient movement of traffic, effective fire protection, for efficient provision of utilities, and when such continuation is in accordance with the Borough's goals as provided for within the statement of community development objectives of Chapter 475, Zoning, of the Code of the Borough of Summit Hill. If the adjacent property is undeveloped and the street must be a dead-end street temporarily, the right-of-way shall be extended to the property line. A temporary turnabout shall be provided on all temporary dead-end streets. This may limit the length of temporary dead-end streets in accordance with the design standards of these regulations.
Where a road does not extend to the boundary of the subdivision and its continuation is not required by the Borough Council for access to adjoining property, its terminus shall normally not be nearer to such boundary than 50 feet. However, the Borough Council may require the reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic, or utilities. A cul-de-sac turnaround shall be provided at the end of a permanent dead-end street in accordance with Borough construction standards and specifications. For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall, in general, be limited in length in accordance with design standards of this chapter.
Where a subdivision or land development borders on or contains an existing or proposed arterial street, the Borough Council may require that access to such street be limited by one of the following methods:
A. 
The subdivision of lots in a manner in which the lots front onto a parallel local street with no access provided to or from the arterial street which shall contain a strip of screening along the rear property line of such lots.
B. 
A series of culs-de-sac, U-shaped streets, or short loops entered from and designed generally at right angles to such a parallel street, with the rear lines of their terminal lots backing onto the arterial.
C. 
A marginal access or service road separated from the arterial street by a planting or grass strip and having access thereto at suitable points.
A. 
Streets shall intersect as nearly as possible at right angles. When local streets intersect with collector or arterial streets, the angle of intersection at the street center lines shall in no case be less than 75°. No two streets shall intersect with an angle of intersection at the center lines of less than 60°.
B. 
Multiple intersections involving the junction of more than two streets shall be prohibited.
C. 
Intersections shall be designed with a flat grade wherever practical. In hilly or rolling areas, at the approach to an intersection, a leveling area shall be provided, having not greater than a 4% grade at a distance of 40 feet, measured from the nearest right-of-way of the intersecting street.
D. 
Where any street intersection will involve earth banks or existing vegetation inside any corner lot that would create a traffic hazard by limiting visibility, the applicant shall cut such ground and/or vegetation (including trees) in connection with the grading of the public right-of-way to the extent deemed necessary to provide an adequate sight distance.
E. 
The cross slopes on all streets, including intersections, shall be 2% or less.
A. 
In order to provide for roads of suitable location, width and improvement to accommodate prospective traffic and to afford satisfactory access to police, firefighting, snow removal, sanitation and road maintenance equipment and to coordinate streets so as to compose a convenient system and avoid undue hardships to adjoining properties.
B. 
The classification of any street, when not identified within any Comprehensive Plan adopted by Summit Hill Borough, shall be determined by the Borough Council by utilizing applicable definitions of this chapter.
C. 
Subgrade and base specifications.
(1) 
The subgrade of all streets shall be rolled and prepared in accordance with PennDOT specifications as contained in the applicable sections of the 2000 edition of Publication 408, or the most recent edition of Publication 408, including any subsequent revisions and/or amendments thereto. The following conditions shall also apply to the subgrade:
(a) 
The area within the limits of the proposed road surface shall be shaped to conform to the line, grade, and cross section of the proposed road.
(b) 
All unsuitable subgrade material shall be removed or stabilized.
(c) 
Wet areas, excluding wetlands, shall be permanently drained and stabilized. Details shall be furnished on the method of drainage and shall by approved by the Borough Engineer.
(d) 
Areas requiring fill shall be made with suitable materials and thoroughly compacted for full width in uniform layers not more than eight inches thick per layer.
(e) 
The subgrade shall be thoroughly compacted by rolling with a minimum ten-ton roller and/or a sheepsfoot roller in layers not greater than six inches.
(f) 
Backfill for trenches within the cartway and curb area shall be thoroughly compacted prior to the application of the base course.
(g) 
All stone used to replace unsuitable subgrade materials shall be subject to prior approval by the Borough Engineer.
(2) 
The base for all streets, unless otherwise specified, shall contain a minimum of six inches of stone subbase placed upon a prepared and compacted subgrade. The required minimum of six inches of stone subbase material shall be determined by site conditions. The construction of the base for all streets shall be in accordance with PennDOT Specifications as contained in the applicable sections of the 2000 edition of Publication 408, or the most recent edition of Publication 408, including any subsequent revisions and/or amendments thereto. The following requirements shall apply to the base course.
D. 
Slope. All streets shall have a minimum slope of 2% crown as measured from the center line of the street to the edge of each side of the cartway.
E. 
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 Borough Engineer. Placement of acceptable fill material within three feet of the proposed final roadway grade shall be in eight-inch loose lifts and compacted to not less than 97% of the material's dry-weight density as determined by methods prescribed by the Engineer. Placement of acceptable fill material below three feet of the proposed final roadway grade shall be in eight-inch loose lifts and compacted to not less than 95% of the material's dry-weight density as determined by methods prescribed by the Engineer. The type of compacting equipment to be used for such purposes shall be of sufficient and nature as determined by the Borough Engineer. Use of fill material shall comply with PennDOT specifications of Section 206 of the most recent edition of Publication 408, including any subsequent revisions and/or amendments thereto. The regulations within this subsection shall apply to the use of fill material within any area of the cartway and the shoulder of the roadway.
F. 
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.
G. 
Local streets. The minimum pavement structure for a local street shall be as follows:
(1) 
One and one-half inches of Superpave asphalt mixture 9.5 mm PG64-22, wearing course 0.0 to 0.3 ESALs, SRL-L, 1 1/2 inches depth. Superpave asphalt mixture 24 mm PG64-22, base course, 0.0 to 0.3 mill. ESALs three-inch depth.
(2) 
Applicable construction and design standards of PennDOT, as contained within Section 400 of the 2000 edition of Publication 408, or the most recent edition of Publication 408, including any subsequent revisions and/or amendments thereto shall apply.
H. 
Collector streets. The minimum pavement structure for a collector street shall be as follows:
(1) 
One and one-half inches of Superpave asphalt mixture 9.5 mm PG64-22, wearing course 0.0 to 0.3 ESALs, SRL-L, 1 1/2 inches depth, Superpave asphalt mixture 24 mm PG64-22, Base Course, 0.0 to 0.3 mill. ESALs three-inch depth.
(2) 
Applicable construction and design standards of PennDOT, as contained within Section 400 of the 2000 edition of Publication 408, or the most recent edition of Publication 408, including any subsequent revisions and/or amendments thereto shall apply.
I. 
Arterial streets. The pavement structure for an arterial street or highway shall be governed by the most recent edition of PennDOT Publication No. 242, Roadway Management Manual, including any subsequent revisions or amendments. All applicable construction and design standards of PennDOT, as contained within Section 400 of the 2000 edition of Publication 408, or the most recent edition of Publication 408, including any subsequent revisions and/or amendments thereto, shall apply.
J. 
Dimensional standards for roads.
Dimensions
Type of Street
Right-of-Way
(feet)
Cartway
(feet)
Shoulder Width
Arterial1
PennDOT Spec
PennDOT Spec
PennDOT Spec2
Collector1
60
24
8 per side
Local1
50
18
2 feet per side
NOTES:
1
Streets containing curbing and sidewalks shall provide barrier-free ramps in accordance with the drawing attached as Exhibit A to this chapter.[1]
2
PennDOT SPEC represents governing PennDOT standards.
[1]
Editor's Note: Exhibit A is on file in the Borough office.
The all applicable regulations contained within Chapter 441 (Access to and Occupancy of Highways by Driveways and Local Roads) of Title 67, Transportation,[1] shall govern all design features of roads and driveways related to horizontal visibility.
A. 
A minimum tangent of 100 feet shall be required between curves on all classifications of streets.
B. 
Center line grade specifications.
(1) 
The center line grades shall not exceed the following:
(a) 
Arterial street: 5%.
(b) 
Collector street: 10%.
(c) 
Local street: 11%.
(2) 
There shall be a minimum center line grade of not less than 5% on all streets.
C. 
Vertical curves shall be used at changes of grade exceeding 1%. Vertical curves shall be designed to produce the following minimum sight distances:
(1) 
Arterial street: 500 feet.
(2) 
Collector street: 300 feet.
(3) 
Local street: 150 feet.
D. 
Clear sight triangles shall be provided at all street intersections. Within such triangles, no object greater than 2.5 feet in height and no other object that would obscure the vision of the motorist shall be permitted. Such triangles shall be in conformance with Chapter 441, Title 67, Department of Transportation of Pennsylvania.[2]
[2]
Editor's Note: See 67 Pa. Code Ch. 441.
[1]
Editor's Note: See 67 Pa. Code Ch. 441.
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, and/or single access streets shall not exceed 1,000 feet in length and furnish access to not more than 10 dwelling units, subject to all proposed lots being in compliance with the applicable zoning regulations for the minimum front footage for the zoning district in which the subdivision is located.
C. 
Cul-de-sac streets shall terminate in a circular right-of-way with a minimum diameter of 100 feet and 80 feet diameter to the outer pavement edge or curbline.
D. 
The pave width of a cul-de-sac shall not be less than the minimum cartway width for a local street.
E. 
The entire area within a cul-de-sac shall be paved. No physical obstructions shall be permitted within the cul-de-sac, including, but not limited to, islands, vegetative cover, trees, and/or any other types of decorative features.
F. 
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.
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.
A. 
Adequate provisions to maintain uninterrupted parallel drainage along a public street at the point of driveway entry shall be required. The adequacy of each proposed driveway shall be made based upon the recommendation of the Borough Engineer in relationship to existing site conditions.
B. 
Driveway entrances or aprons within the street right-of-way shall be surfaced their full width of entrance.
C. 
Driveway entrances or aprons shall be stabilized and maintained by the property owner in a manner to prevent erosion of driveway material onto any adjoining public right-of-way.
D. 
All driveways shall be designed and constructed in accordance with all applicable provisions within Chapter 441 (Access to and Occupancy of Highways by Driveways and Local Roads) of Title 67, Transportation.[1]
[1]
Editor's Note: See 67 Pa. Code Ch. 441.
A. 
All earthmoving activities shall be conducted in such a way as to prevent accelerated erosion and the resulting sedimentation.
B. 
A subdivision and/or land development which includes any earthmoving activity, as defined in Chapter 102, Erosion Control, Rules and Regulations of the Department of Environmental Protection,[1] shall require that a soil erosion and sedimentation plan be prepared by the developer. The developer shall submit said plan to the Carbon County Conservation District for its review, comment and written approval.
[1]
Editor's Note: See 25 Pa. Code Ch. 102.
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 Soil Erosion and Sedimentation Control Manual and Chapter 102 of the rules and regulations of the Pennsylvania Department of Environmental Protection.
D. 
Any subdivision and/or land development requiring the submission of a soil erosion and sedimentation plan shall not be granted approval, preliminary or final, until the Carbon County Conservation District issues written notification that the soil erosion and sedimentation plan is deemed adequate and/or approved.
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 earth disturbance permit. An earth disturbance permit must be granted by the Pennsylvania Department of Environmental Protection prior to preliminary approval of a subdivision plan or land development plan.
Within any proposed major subdivision or major land development, if the water is to be provided by means other than by private wells, owned and maintained by the individual owners of the lots within the subdivision or land development, the developer shall present evidence to the Borough Council that the subdivision or land development is to be supplied by a certified public utility, a bona fide cooperate association of lot owners, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable as evidence.
A. 
All subdivisions and land developments shall utilize an approved public distribution system for water supply when such a system is accessible to the site or is within 0.1 mile to the site and connection to such is feasible.
B. 
The plans for the installation of water lines 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 the 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 Borough 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 Borough Council as part of the public record.
On-lot water systems shall be permitted, subject to their construction in accordance with applicable criteria as set forth by the Pennsylvania Department of Environmental Protection. Any subdivision or land development which equals or exceeds 10 lots or 10 dwelling units and/or exceeds 300 gallons per day shall be required to submit a groundwater availability and well interference analysis prepared by a certified hydrogeologist.
All subdivisions and land developments shall be served with a sewage system (either centralized or on-lot) which meets or exceeds the applicable minimum design standards as set forth by the Pennsylvania Department of Environmental Protection. All proposed subdivisions and/or land developments shall require the preparation and submission of an appropriate Sewage Planning Module to DEP in accordance with Pennsylvania Code Title 25.
A. 
All subdivisions and land developments shall be served by centralized sewage disposal systems when existing soils conditions and other environmental features are unsatisfactory for on-lot sewage or when an existing centralized sewage system is within 1/8 of a mile from the proposed subdivision or land development and connection to such is feasible.
B. 
All centralized sewage disposal systems shall be compatible with any sewage feasibility studies and/or the official Borough Sewage Plan, and be approved by the appropriate agencies prior to final plan approval.
C. 
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.
D. 
All individual lateral connection shall be installed to the curb right-of-way line at the time of initial installation of the system.
E. 
All systems classified as sewage services, as defined in Chapter 71 of the Pennsylvania Department of Environmental Protection regulations, shall be designed and constructed in accordance with regulations and requirements set forth in the "Sewage Manual" prepared by the Bureau of Water Quality Management of Department of Environmental Protection.
A. 
On-lot sewage systems, both individual and community sewage systems, shall be designed and constructed in accordance with Pennsylvania Department of Environmental Protection requirements under Title 25, Rules and Regulations, Part I, Subpart C, Chapter 73, and any amendments thereto.[1]
[1]
Editor's Note: See 25 Pa. Code Ch. 73.
B. 
Prior to approval of preliminary plan, the Borough Sewage Enforcement Officer shall submit a report to the Borough Council regarding the site and soils investigation and analysis.
C. 
All systems utilizing subsurface disposal of sewage effluent (community sewage systems as defined by Chapter 73 of the Pennsylvania Department of Environmental Protection regulations) shall be designed and constructed in accordance with requirements of the aforesaid Chapter 73. A registered professional engineer employed by the applicant shall provide written certification that the existing or proposed facility has adequate capacity to satisfactorily treat the total projected sewage flow.
D. 
A sewage permit must be approved and issued by the Borough Sewage Enforcement Officer prior to the start of any construction or development upon any lot within an approved subdivision or land development.
A stormwater management plan shall illustrate the following information:
A. 
Mapping of the watershed area or areas in which the proposed development is located, including both predevelopment and post-development areas.
B. 
Calculations of all runoff for all points of runoff concentration, including predevelopment and post-development conditions.
C. 
Complete drainage systems for the development. All existing drainage features which are to be incorporated in the design shall be so identified. If the development is to be developed in stages, a drainage plan for the entire development shall be submitted with the preliminary plan.
D. 
A soil erosion and sedimentation control plan shall be integrated with the stormwater management plan.
E. 
Any development, whether proposed initially or cumulatively, which equals or exceeds 10,000 square feet (combined building and paving area) shall require the submission of a stormwater management plan in accordance with the applicable provisions within this section.
F. 
A stormwater management plan and a soils erosion and sedimentation control plan must be approved prior to the start of any construction or development.
The following items, as applicable, shall be included upon and/or within the Stormwater Management Plan:
A. 
General description of project.
B. 
General description of stormwater controls both during and after development.
C. 
Expected project time schedule, including anticipated start and completion dates.
D. 
Training and experience of person(s) preparing the plan.
E. 
A signature block by a registered professional engineer attesting to the following: "I, __________, have prepared and hereby certify that the Stormwater Management Plan meets all design standards and criteria of the Summit Hill Borough Subdivision and Land Development Ordinance."
F. 
A location map which provides the location of the project relative to its geographic proximity to streets highways, municipal boundaries or similar identifiable features.
G. 
Existing contours at intervals of two feet. In areas of steep slopes (greater than 5%), five-foot contour interval may be used.
H. 
Streams, lakes, ponds or other bodies of water within the project area or adjacent to the site which will be affected by runoff from the project.
I. 
Other physical features, including existing drainage swales and areas of natural vegetation to be preserved.
J. 
Location of existing underground utilities, sewers and water lines.
K. 
Location of proposed underground utilities, sewers and water lines.
L. 
Soil types and boundaries.
M. 
Proposed changes to land surface and vegetative cover.
N. 
Areas to be cut or filed.
O. 
Proposed structures, roads, paved areas and buildings.
P. 
Final contours at intervals of two feet. In areas of steep slopes (greater than 5%), five-foot contour intervals may be used.
Q. 
Location of where water will exit the site and the means for discharging.
Stormwater drainage facilities shall be designed in accordance with the following provisions:
A. 
No stormwater runoff or natural drainage 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 approved provisions being made by the developer for properly handling such conditions.
B. 
Storm drainage systems shall be designed to convey through the proposed development the peak runoff that will occur when all tributary areas upstream are developed to the extent reasonably projected during the next 25 years. The calculation of this runoff rate shall take into account the land use and development regulations including runoff controls in effect in the tributary areas.
C. 
Where a subdivision or land development is traversed by a watercourse, a drainage easement shall be provided which substantially conforms to the line of such watercourse at a width adequate to preserve the unimpaired flow of natural drainage. Such drainage easement shall be established on both sides of the watercourse at least 20 feet from any recognized high-water mark of the watercourse, but in no case shall said drainage easement be less than 20 feet from the top of the bank of the watercourse. The terms of the easement shall prohibit any form of development within any portion of the easement, including fill material, and activities related to grading or excavation.
D. 
Drainage facilities that are located on state highway rights-of-way shall be approved by the Pennsylvania Department of Transportation, and a letter indicating such approval shall be directed to the Borough Council.
E. 
All streets shall be so designed to provide for the discharge of surface water from their right-of-way. The slope of the crown of proposed streets shall be 1/4 inch per foot away from the center line.
F. 
When it can be shown to the satisfaction of the Borough Engineer that, due to topographic conditions, natural drainage swales on the site cannot adequately provide for drainage, open channels may be constructed which substantially conform to the line and grade of such natural drainage swales. Capacities of open channels shall be calculated using the applicable procedures as contained in the April 1990 edition of the "Erosion and Sedimentation Control Manual" as published by the Pennsylvania Department of Environmental Protection.
G. 
Whenever storm sewers are required by the Borough Council, such storm sewers shall be separate from the sanitary sewer system. Storm sewer facilities shall be provided where the Borough Council, with the advice of the Borough Engineer, determines that surface drainage facilities are inadequate to prevent excessive erosion and lot or road maintenance problems.
H. 
Storm drainage facilities and appurtenances shall be so designed and provided as to minimize erosion in watercourse channel velocities.
I. 
Energy dissipaters shall be placed at the outlets of all pipes where flow velocities exceed maximum permitted channel velocities.
J. 
The minimum size diameter of a drainage pipe shall be 15 inches, unless otherwise approved by the Borough Council, based upon a recommendation by the Borough Engineer. The minimum value for "n" in pipes shall be based on engineering judgment and experience. Pressure flow is permitted in storm sewers. The elevation of the hydraulic gradient shall be at least one foot below ground level. Pressure heads up to 25 feet can be used with concrete pipe with rubber gasket joints.
K. 
Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than 600 feet in the gutter. When calculations indicate that curb capacities are exceeded at a point, no further allowance shall be made for flow beyond that point, and catch basins shall be used to intercept flow at that point. Surface water drainage patterns shall be shown for each and every lot and block. Design of inlets must account for any bypass flows from upgrade inlets. Capacity calculations for inlets shall be submitted with the design report.
L. 
All stormwater drainage facilities shall be designed to handle, at a minimum, the peak discharges from a ten-year post-development storm event. The Borough Council shall have the discretion to require that certain drainage facilities be designed for peak discharges which may exceed a ten-year post-development storm event, if so warranted in the recommendation of the Borough Engineer.
M. 
Drainage facilities shall be large enough to accommodate potential runoff from upstream drainage areas, whether inside or outside the subdivision. The Borough 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 Borough Engineer. The calculation of this runoff rate shall take into account any land use and development regulations including runoff controls in effect in the tributary areas.
N. 
The developer's engineer shall also study the effect of the subdivision on existing downstream drainage facilities outside the area of the subdivision. Such studies will be subject to review and approval by the Borough Engineer. Authorized Borough drainage studies, together with such other studies as deemed appropriate, shall serve as a guide to needed improvements. Where it is anticipated that the additional runoff incident related to the development of the subdivision will overload an existing downstream drainage facility, the Borough Council may withhold approval of the development until provisions are made to correct and/or mitigate potential adverse downstream drainage conditions.
O. 
Any proposed or required storm drainage facilities or structures located on private property shall require the submission and approval of a detailed maintenance plan to the Borough Council. Included within said plan shall be the provision of an annual inspection of such private storm drainage facilities of structures by the Borough. A written agreement to reimburse the Borough for any cost incurred for such inspections shall be submitted with the required maintenance plan. Any deficiencies determined as a result of the required inspection shall be subject to correction within 60 days upon receipt of notification from the Borough.
Required drainage easements shall be provided in accordance to the following:
A. 
Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within road rights-of-way, perpetual unobstructed easements 20 feet in width for such drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. A greater width may be required for proper maintenance as determined by the Borough Engineer. A reduction in the width, when warranted by the topography and circumstances, will be permitted, if approved by the Borough Council after consulting with the Borough Engineer, but in no case shall the width be less than 15 feet. Easements shall be indicated on the plat. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities.
B. 
When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured and indicated on the plat.
C. 
A drainage easement of 20 feet from the recognized high-water mark of a watercourse shall be provided, but in no case shall the required drainage easement be less than 20 feet from the top of the bank of the watercourse.
It shall be the policy of the Borough Council to discourage areas of extremely poor drainage. The developer shall use best engineering practices in developing a stormwater management plan. Innovated designs in stormwater detention and/or retention shall be considered with the following provisions applying:
A. 
Stormwater detention facilities shall be utilized whenever the stormwater management plan indicates post-development runoff rates for each point of discharge exceed the predevelopment runoff rates.
B. 
The detention facilities shall be designed for two-, ten-, twenty-five-, fifty-, and 100-year storms.
C. 
The developer shall verify that the operation of the detention facilities will not aggravate potential downstream peaking conditions.
D. 
Emergency overflow facilities shall be provided for detention facilities to handle runoff in excess of design flows.
E. 
If the lands of the proposed development will remain in common ownership, the developer shall provide written assurances to the Borough Council that the detention ponds will be properly maintained. The Borough Council shall hold sole discretion as to whether such assurances are acceptable for guaranteeing proper maintenance.
F. 
If the lands of the proposed development will be conveyed to two or more separate owners, the developer shall provide written assurances to the Borough Council that the detention ponds will be properly maintained. The Borough Council shall hold sole discretion as to whether such assurances are acceptable for guaranteeing proper maintenance.
Storm drainage systems required by this chapter shall be designed to provide protection from a ten- to 100-year storm as determined by the Borough Engineer.
A. 
Stormwater runoff calculations shall be calculated from methods described in the "Erosion and Sediment Pollution Control Manual," April 1990 edition, as prepared by the Pennsylvania Department of Environmental Protection, including any subsequent revisions and/or amendments thereto.
B. 
Stormwater control system design calculations shall be based on methods described in the "Erosion and Sediment Pollution Control Manual," April 1990 edition, as prepared by the Pennsylvania Department of Environmental Protection, including any subsequent revisions and/or amendments thereto.
C. 
All inlets and manholes shall be either precast or poured-in-place concrete. No block construction will be allowed. Inlets and manholes shall be provided with grade adjustment rings to facilitate raising or lowering as may be required.
D. 
Storm sewers and related piping shall be fully coated corrugated metal, reinforced concrete, polyethylene, PVC or other material approved by the Pennsylvania Department of Transportation.
E. 
Inlets shall be designed and/or located to prevent hazardous conditions for vehicles, bicycles or pedestrians. Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than 600 feet in the gutter. When calculations indicate that curb capacities are exceeded at a point, no further allowance shall be made for flow beyond that point, and basins shall be used to intercept flow at that point.
F. 
All detention and retention basins shall be designed and constructed with silt post detectors.
A. 
General. If a proposed subdivision includes land that is zoned for commercial or industrial purposes, the layout or the subdivision or land development with respect to such land shall make such provisions as the Borough Council requires.
B. 
A nonresidential subdivision or land development shall also be subject to all the requirements of site plan approval set forth in Chapter 475, Zoning. Site plan approval and nonresidential subdivision plan approval may proceed simultaneously at the discretion of the Borough Council. A nonresidential subdivision shall be subject to all the requirements of these regulations as well as such additional standards required by the Borough Council and shall conform to the proposed land use and standards established in the Comprehensive Plan, Official Map and Chapter 475, Zoning.
C. 
Standards. In addition to the requirements and standards in these regulations, which are appropriate to the planning of all subdivisions, the applicant shall demonstrate to the satisfaction of the Borough Council 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) 
Proposed industrial parcels shall be suitable in the types of industrial or commercial development anticipated.
(2) 
Street right-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereon.
(3) 
Special requirements may be imposed by the Borough Council with respect to street, curb, gutter and sidewalk design and construction.
(4) 
Special requirements may be imposed by the Borough Council with respect to the installation of public utilities, including water, sewer and storm 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 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 and potential residential areas.