[Ord. 1223-99, 4/12/1999, § 1001]
1. 
Minimum Requirements. The design standards and improvements required in this Part are the minimum requirements for approval of a subdivision or land development. Additional or higher type improvements may be required in specific cases where the Commission determines such improvements are clearly necessary to protect the public health and safety and to meet the development and conservation goals set forth within the Gettysburg Borough Comprehensive Plan and Gettysburg Borough Zoning Ordinance [Chapter 27].
2. 
Modifications and Exceptions. See § 22-107 of this Chapter.
[Ord. 1223-99, 4/12/1999, § 1002]
This Part sets forth the design and construction standards for required improvements, regardless of whether the improvement will be dedicated to the Borough.
[Ord. 1223-99, 4/12/1999, § 1003]
1. 
Land shall be suitable for the purpose for which it is to be subdivided or developed.
2. 
Hazardous Conditions. Subdivisions or land developments subject to hazardous conditions (such as open quarries, hazardous or toxic site pollution, limestone solution channels, unconsolidated fill, floods, excessive erosion or unsafe water supply) shall not be approved until the developer has provided or has legally committed to provide adequate measures to overcome or eliminate the hazards, in the determination of the Commission, to the best of their knowledge. See the floodplain requirements of the Borough. However, the Borough accepts no responsibility to identify hazards or to guarantee their resolution. See § 22-115, "Liability," in Part 1.
3. 
Zoning. All aspects of a proposed subdivision or land development shall conform to the Borough Zoning Ordinance [Chapter 27] and all other Borough ordinances and specifications.
4. 
Nearby Development. A subdivision or land development and its street pattern shall be coordinated with existing or approved nearby developments or neighborhoods to help develop the area harmoniously in terms of existing development types and forms, colors, materials and setback lines and building massing and to help prevent conflicts between neighboring development.
5. 
Safety. No subdivision or land development shall occur in such a way that would significantly threaten the public health and safety, including hazards of toxic substances, traffic hazards, explosive hazards and fire hazards.
[Ord. 1223-99, 4/12/1999, § 1004]
1. 
Access to Streets.
A. 
All proposed subdivisions and land developments shall have adequate and safe access to the public street system.
B. 
Frontage. Any lot created under this Chapter shall have frontage and access onto either:
(1) 
A public street (which may be required to be improved as necessary under § 22-1004(13)).
(2) 
A private street constructed to the same standards as a public street and that has a permanent system to ensure adequate maintenance, except as provided in § 22-1004(1)(C), below.
C. 
Parking Courts. If individual units of an office park, townhouse, garden apartment, infill development, individual buildings with a mixture of uses, developments with a mixture of dwelling types or mobile home park development have vehicular access onto a private parking court, that parking court is not required to meet Borough construction standards for streets; provided, that:
(1) 
The parking court and related accessways have vehicular access onto a public street.
(2) 
That there be a system to ensure maintenance of the parking court that is acceptable to the Commission, except that such system is not required if the entire development would have a single owner (such as rental apartments).
2. 
Streets and Topography. Proposed streets shall be adjusted to the contour of the land to produce usable lots and reasonably sloped streets. Where possible, a continuation of the historic grid network of streets shall be followed.
3. 
Street Continuations.
A. 
Stub Streets. Where deemed necessary by the Commission for efficient movement of traffic, a subdivision or land development shall include the extension of a proposed street with right-of-way to the boundary line of the tract to provide for an eventual extension into the adjacent tract for efficient circulation of traffic throughout the area.
B. 
Widening. Where a subdivision or land development abuts or contains an existing street of inadequate cartway or right-of-way width, additional right-of-way and/or cartway width shall be required conforming with Table 10.1, "Design Standards for Streets."
4. 
Intersections.
A. 
The centerlines of streets shall intersect at right angles, except where the Commission determines that a right angle intersection is not feasible. In such case, the intersection shall be at as nearly a right angle as possible, with an absolute minimum angle of 75°.
B. 
Alignment of street intersections.
(1) 
No more than two streets shall intersect at one point.
(2) 
Where a proposed street or business driveway intersects an existing cross street, such proposed street or business driveway shall be aligned with any street intersecting on the other side of the cross street, unless the Commission or PennDOT determine that such alignment is not reasonable or feasible.
(3) 
If a proposed street cannot intersect at the same location as a street on the other side of the cross street, then a minimum distance of at least 150 feet shall be provided between the two intersecting streets.
C. 
At street intersections, cartways shall be rounded by arcs with the radii of 10 feet. For arterial streets, the Commission may require a larger radius, if recommended by the Borough Engineer.
5. 
Arterial and Collector Street Frontage. Where a subdivision or land development abuts or contains an existing or proposed arterial or collector street, the Commission shall require one or more of the following methods of layout and site design if it determines one or more of these methods will be reasonable, feasible and necessary to avoid increased traffic congestion and improve traffic safety. The Commission's decision to use one or more of the following methods will be based on its review, recommendations of the Borough Engineer, any comments from PennDOT and any professional traffic studies that have been submitted.
A. 
The use of a marginal access or "frontage" street or access only onto side or interior streets, to collect traffic from numerous driveways and direct it to a select few number of entrances to the arterial or collector street.
B. 
The minimization of the number and length of driveway cuts or street intersections onto an arterial or collector street, which may include requiring the use of shared driveways between adjacent uses or lots.
C. 
The restriction of ingress and egress involving left-hand turns onto or off of the arterial or collector street.
D. 
The prohibition of driveways from individual dwellings entering directly onto an arterial or collector street. If there is no alternative to this, each driveway entering onto an arterial or collector street shall have adequate turn-around space for vehicles provided within the lot so that vehicles do not back onto the street.
6. 
Street Design Standards.
A. 
Minimum street design standards shall be as shown in Table 10.1., unless PennDOT establishes a more restrictive requirement.
Table 10.1
Design Standards For Street
(All Dimensions in Feet Unless Specified)
Design Specifications
Type of Street
Arterial
Collector
Local or Marginal Access
Right-of-Way Width*****
80
60
50
Cartway Width:*****
(plus turning lanes as determined to be needed by the Commission or PennDOT)
-w/curbs on both sides and no on-street parking
24
24
20
-w/curbs and on-street parking on 1 side
34
32
28
-w/curbs and on-street parking on 2 sides
44
40
36
Minimum Stopping Sight Distance*
*
*
*
Minimum Tangent between Reverse Curves**
200
100
100
Minimum Centerline Radii for Horizontal Curves
400***
300
150
Maximum Grade
6%
8%
10%
Minimum Grade****
1%
1%
1%
*
The Pennsylvania Department of Transportation stopping sight distance criteria shall apply in all cases.
**
All tangents shall be measured along the street centerline.
***
Larger radii may be required as determined by the Borough Engineer or PennDOT.
****
Minimum grades for all streets shall be 1%, unless the Borough Engineer determines that a lesser grade is acceptable.
*****
The Commission shall determine the appropriate width within the ranges provided in this table, unless an official modification or waiver is granted to these standards.
B. 
Horizontal curves shall connect street lines that are deflected in excess of 2°.
C. 
Vertical curves shall be used at changes of grade exceeding 1%. The length of the vertical curve shall be determined by the required site distance specified in Table 10.1.
D. 
All approaches to an intersection of two or more streets shall have a leveling area not greater than 4% grade for a distance of 25 feet, measured from the nearest right-of-way line of the intersecting street.
E. 
The minimum grade of any street gutter shall be 1%.
F. 
A minimum tangent of 100 feet, measured from edge of cartway, shall be required between a curve and a street intersection where one of the intersecting streets is a collector or an arterial street.
7. 
Easements. See § 22-1011.
8. 
Clear Sight Triangle.
A. 
At any intersection with a street of another street(s) or an accessway or driveway serving two or more nonresidential principal uses, a clear sight triangle shall be provided. Such triangle shall be graded, cleared and kept clear of sight obstructions (other than official street sign posts and individual canopy tree trunks) for a height between two and 10 feet above the ground level.
B. 
Such clear sight triangle shall be protected by a permanent deed restriction, covenant stated on the record plan, municipal easement or other legally binding method acceptable to the Borough.
C. 
Such clear sight triangle shall be determined by the distances stated below, which shall be measured along the centerlines of the rights-of-way (or cartways where rights-of-way do not exist) of streets/accessways/driveways. Such distances shall be measured from the intersection of such lines, with the third leg of the triangle connecting the opposite ends of each leg, as shown in the illustration below.
D. 
A 100 feet length shall be used along the centerline of an arterial street. A 75 feet length shall be used along the centerline of any other street or any accessway or driveway required to provide a clear sight triangle, except as stated in subsection eight (E), below.
E. 
Except, where a local street or driveway or accessway serving two or more nonresidential principal uses enters onto an arterial street, a clear sight triangle shall be used with a distance of 350 feet along the arterial street and only 20 feet back from the existing right-of-way of the arterial street measured along the centerline of the local street, driveway or accessway, instead of the clear sight triangle stated above.
F. 
An applicant for any new driveway onto a Borough-owned collector street shall prove that the driveway would meet the same PennDOT clear sight triangle requirements as if the street was a State road.
9. 
Cul-de-Sac Streets.
A. 
Cul-de-sac streets shall be permitted with a maximum length of 400 feet. Cul-de-sac streets must be provided with a turn-around with a minimum paved radius of 40 feet to the face of the outside curb and a minimum radius of 50 feet to the legal right-of-way. A 35 feet minimum paved radius shall be permitted if and when the applicant proves that such street would meet PennDOT requirements for liquid fuels reimbursement, considering any changes in PennDOT standards that may occur after the adoption of this Chapter.
B. 
The circular right-of-way of the cul-de-sac shall maintain a minimum 10 feet width between the edge of paving and the edge of the right-of-way. The circular paving of the cul-de-sac shall be connected to the approach paving by an arc having a radius of not less than 50 feet.
C. 
The Commission may permit acceptable alternative turn-around designs, including any turn-arounds of acceptable radii incorporated into a parking court or a landscaped island (with an acceptable system for maintenance) within a cul-de-sac.
D. 
No street shall dead-end without an approved turn-around at the end of the street. Temporary stub streets shall be required to include at least a temporary cul-de-sac if the stub would be longer than 150 feet or serve more than three dwellings or lots.
E. 
The maximum cross slope on the circular part of a cul-de-sac shall be 7%.
F. 
A cul-de-sac street shall serve a maximum of 25 dwelling units.
10. 
Maintenance. As a condition for final plan approval, the developer must enter into a legally binding agreement which shall state who is to be responsible for the improvement and maintenance of any street not offered for dedication. If an association of lot owners is to be made responsible, such association must be legally organized prior to plan approval by an agreement approved by the Borough.
11. 
Street Design and Construction Standards.
A. 
Streets shall be graded, improved and surfaced to the grades and dimensions shown on plans, profiles and cross sections submitted by the developer that meet applicable Borough standards.
B. 
Right-of-Way Grading.
(1) 
The entire right-of-way shall be graded to the approved cross section. All trees, stumps and other material deemed unsuitable by the Borough Engineer shall be removed. The excavation shall be backfilled and suitably compacted to the satisfaction of the Borough Engineer.
(2) 
The finished street surface shall be crowned in conformance with the Borough specifications.
(3) 
A proper super-elevation (banked curves) shall be provided on arterial and collector streets when required by the Borough Engineer.
C. 
Grading Beyond Right-of-Way.
(1) 
The subdivider or developer may be required to grade beyond the right-of-way line in order to provide continuous slope from the right-of-way line to the proposed elevation of the abutting property.
(2) 
Such grading beyond the right-of-way shall generally maintain the original directions of slope, except where stormwater runoff designs dictate changes.
(3) 
Approved plans, either preliminary or final, showing proposed grading, shall be a covenant running with the land unless altered by written permission from Borough Council.
(4) 
In areas of earth excavation or earth fill, such grading shall be done to a maximum slope of four feet horizontal to one feet vertical. In areas of rock excavation, such grading shall be done to a maximum slope of one-foot horizontal to two feet vertical.
(5) 
In no case shall the required street grading extend onto an adjoining property with a different landowner, unless the other adjoining property owner gives a written agreement to the developer to accomplish such work.
D. 
Trench Excavation. All trenches excavated within the cartway of an existing or proposed public street or right-of-way shall be mechanically compacted with backfill acceptable to the Borough Engineer or be stone backfilled if the cartway is to be paved in the same construction season.
E. 
Drainage of streets shall comply with § 22-1008 of this Chapter.
F. 
Street Construction Standards. All street pavements shall consist of the following construction, unless the following standard is revised by the Borough Council by resolution, or unless a specific different standard is required by PennDOT for a State road:
(1) 
One and one half inch ID-2A or ID-2 wearing surface on six inches bituminous concrete base course on six inches two RC subbase.
(2) 
All materials, construction procedures and other specifications shall be in conformance with the latest edition of the PennDOT Manual Form 408.
G. 
Subgrade. All streets shall be constructed upon a properly rolled and crowned subgrade at 1/4 inch per foot cross slope.
H. 
Alternative Street Specifications. An applicant may, if recommended by the Borough Engineer and approved by Borough Council, use an alternative road bed design that is specifically recommended for that type of street by a current official publication of PennDOT. The alternate design must provide load capabilities equivalent to or higher than the capabilities of the designs set forth above.
12. 
Private Streets. See the provisions of § 22-1004(1)(B)(2) regarding private streets.
13. 
Required Traffic Improvements.
A. 
Purpose. In recognition of the provisions of the State traffic impact fee amendments to and §§ 22-503(2)(ii) and 22-503(3) of the Pennsylvania Municipalities Planning Code, this Section is primarily intended to ensure that streets bordering a subdivision or land development are coordinated and of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and to facilitate fire protection and to ensure that the access into and out of subdivisions and land developments is sufficiently safe.
B. 
Process. This subsection 13 shall be carried out through determinations of Borough Council, after considering any recommendations of the Planning Commission, the Borough Engineer, the applicant, the applicant's professional representatives, any comments from PennDOT that may be provided regarding a State road and any professional traffic studies that may have been submitted.
C. 
Onsite/Abutting Traffic Improvements. If, in the determination of Borough Council, there is a reasonable relationship between the need for an "onsite improvement" of a street and the traffic created by a proposed subdivision or land development, the applicant for such subdivision or land development shall be required to complete the needed improvement.
(1) 
Widening of Abutting Roads. An applicant for any land development or major subdivision shall be required to pave any existing unpaved street and widen the cartway and any shoulders of abutting streets to Borough standards to result in a minimum paved cartway width of 15 feet on each side of the centerline.
(a) 
The applicant shall only be responsible for improvements from the centerline of the street right-of-way inward towards the project's lot lines, unless the Commission determines that improvements on the other side of the centerline are essential for public safety.
(b) 
A lesser width may be permitted where the Commission determines that such would be appropriate and/or would save mature trees.
(c) 
A wider width may be required by the Commission where needed along a collector or arterial street.
(2) 
Such improvements and right-of-way shall be required unless the Commission determines:
(a) 
That there is not a reasonable relationship between the improvements and the traffic created by the proposed development.
(b) 
That widening or right-of-way or other improvements are not needed, or that a lesser improvement is sufficient.
(c) 
That PennDOT specifically refuses in writing to allow such improvement to a State road in the foreseeable future, in which case the Borough may still require that abutting right-of-way be dedicated to the Borough or reserved for future dedication if needed in the future.
(3) 
Any improvement to a State street shall meet all PennDOT standards.
D. 
Types of Required Traffic Improvements.
(1) 
The following shall be the definition of "onsite improvement," (unless this definition is amended by State law): all street improvements constructed on the applicant's property or the improvements constructed on the property abutting the applicant's property necessary for the ingress or egress to the applicant's property.
(2) 
Onsite improvements may include, but are not limited to, a new or upgraded traffic signal, land dedication to improve an abutting intersection, realignment of an abutting curve in a road or the widening of the abutting cartway and right-of-way.
(3) 
The Borough shall not require an applicant to fund or complete a road improvement that is an "offsite improvement," unless the Commission determines that such improvement is clearly essential for the physical safety of the occupants/residents of the proposed development (such as for emergency vehicle access).
E. 
Funding. In place of completing a required street improvement as a condition of final approval, an applicant may enter into a legally binding development agreement with the Borough for the applicant to fund the improvement.
F. 
Accounting. Any such funds may be placed in escrow until such time as sufficient funds are available for a more comprehensive improvement, with interest being used towards the cost of the improvement. Any such funds received under this subsection shall be accounted for separately.
G. 
Staging. Any completion or funding of a required road improvement may occur in stages in relationship to the stages of the development if so stated in a legally binding development agreement and/or as a condition of final plan approval.
[Ord. 1223-99, 4/12/1999, § 1005]
1. 
Maximum Length. Residential blocks shall not exceed 600 feet in length, unless permitted by Borough Council.
A. 
Future Street. Blocks shall be considered to be separated by the reservation as part of an approved subdivision plan of a 50 feet minimum right-of-way for a future cross street that in the future is intended to serve interior lots. Such future street is not required to be constructed until such time as the lots fronting on it are subdivided. Such right-of-way shall be retained in the same ownership as the abutting interior lot(s) until a street may be developed.
2. 
Minimum Length. Residential blocks shall have a minimum length of 200 feet, unless otherwise approved by Borough Council.
3. 
Blocks shall be of sufficient width to permit two tiers of lots, except where access is limited by virtue of an adjoining arterial street or by virtue of topographic limitations, unless permitted by Borough Council.
[Ord. 1223-99, 4/12/1999, § 1006]
1. 
Zoning. All lots shall conform to all requirements of the Borough Zoning Ordinance [Chapter 27], as were in effect at the time such subdivision plan was duly submitted.
2. 
The average depth-to-width ratio of a new lot shall generally not be greater than three to one, unless otherwise permitted by the Commission.
3. 
Side lot lines shall abut and be approximately at right angles to straight streets and on radial lines to curved streets, unless otherwise permitted by the Commission. Pointed or very irregularly shaped lots shall be avoided.
4. 
Lots abutting two streets on two noncontiguous sides shall ordinarily not be created, except as needed to avoid direct vehicular access onto an arterial or collector street by individual driveways. This shall not apply to a lot abutting an expressway.
5. 
Rear Yard Buffers Along Major Streets.
A. 
Any residential lot with a rear yard directly abutting a collector or arterial street shall, along such rear yard, include a 10 feet wide planting strip along the back of the lot, with access across this strip clearly prohibited on notes on any approved plan.
B. 
Any fencing in the rear of such lots shall be placed on the inside of such plantings. Such plantings shall be placed so that they do obstruct safe sight distance.
6. 
A lot, other than dedicated open space, that would not be suitable for uses permitted in that zoning district shall not be created as part of a subdivision, but instead shall be incorporated into another lot.
[Ord. 1223-99, 4/12/1999, § 1007]
Subdivisions and land developments shall comply with the Borough of Gettysburg Floodplain Regulations (Ord. 1010-83, 7/12/1983, as may be amended from time to time) [Chapter 8].
[Ord. 1223-99, 4/12/1999, § 1008]
1. 
General Provisions.
A. 
All subdivisions and land developments shall be planned and designed in a manner which carefully control stormwater runoff.
B. 
Consistency With Act 167 of 1978 (32 P.S. § 680 et seq.). The provisions of this Section shall apply, except where a specific provision of an Act 167 related ordinance supersedes this Chapter under a specific provision of the Pennsylvania Stormwater Management Act, such as regarding release rates. In case of any differences between an Act 167 related ordinance and this Section where the Act 167 ordinance does not supersede, then the more restrictive requirement shall apply.
C. 
Velocity Control Measures. The Commission, based upon the recommendations of the Borough Engineer, may require specific sizes or types of stormwater velocity control measures based upon both the need to control the velocity and upon long-term maintenance concerns.
D. 
Stormwater runoff from any subdivision or land development (including during construction and earthmoving) shall not occur at a peak rate (measured in cubic feet per second) that is greater after development than occurred prior to development.
E. 
Runoff shall be controlled from a site using appropriate means of detention of water on the site and/or other approved types of Stormwater management, within the requirements of this Chapter.
F. 
Runoff that is detained shall be held and released at a predetermined controlled rate by appropriately installed devices. The release shall be in the same manner as the natural or predevelopment means of discharge from a site (such as point discharge or sheet flow).
G. 
Stormwater runoff shall not be increased or redirected in such a way that it results in hazards to persons or property or interferes with the normal movement of vehicles.
H. 
All stormwater management methods are subject to approval by the Borough Engineer, including all outlet locations.
I. 
All lots shall be laid out and graded to prevent cross lot drainage, to provide positive drainage away from proposed building locations and any primary or alternate septic system locations. Stormwater shall also be not be redirected towards buildings or onlot septic systems off of the site.
J. 
All stormwater management plans shall take into account and provide for existing flow from upstream areas within the entire watershed.
K. 
The existing points of natural drainage discharge onto adjacent property shall not be altered to increase flows nor shall the concentration of water runoff be increased because of development without the written approval of all adjacent landowners.
L. 
No stormwater runoff or watercourse shall be diverted in a way that overloads existing drainage systems or creates flooding or the need for additional drainage structures on other private properties or public lands without Borough approval of provisions to be made by the developer for properly handling such conditions, including water runoff impoundments, if necessary.
M. 
An adequate storm sewer system consisting of inlets and underground drainage pipes with approved outlets shall be constructed where the runoff of stormwater and the prevention of erosion cannot be accomplished satisfactorily by surface drainage facilities, as determined by the Commission, based upon the recommendation of the Borough Engineer, based upon the expected velocity and depth of the stormwater flows and the proximity of dwellings.
N. 
Sequence of Construction. No substantial grading shall occur and no building permits shall be issued for any building unless any detention basin, siltation basin or improved major swale approved to handle the resulting runoff is in place. Any detention basin shall be seeded and stabilized and have an installed outlet structure prior to the construction of any streets or buildings within that drainage basin.
O. 
Phasing. The phasing of a development shall ensure that all stormwater facilities needed to manage runoff from a phase are in place and functioning adequately prior to and after the construction of buildings in that phase. This shall, for example, include the extension of the main outfall line. This may require the use of temporary structures, which shall be shown on submitted plans. If the development occurs in phases, the entire system shall be shown as part of the preliminary plan submission.
2. 
Calculations of Stormwater Runoff. The methods and design storms described in any applicable Act 167 ordinances shall apply.
A. 
The stormwater calculations shall include the following:
(1) 
Information required for preliminary and final plans within Parts 5, 6 and 7 of this Chapter.
(2) 
Pre and postdevelopment drainage maps showing existing and proposed grades and including any offsite tributary area.
(3) 
Pre and postdevelopment runoff calculations.
(4) 
Detention basin design calculations (as applicable).
(5) 
Pipe and swale sizing calculations.
(6) 
Such information as the Borough Engineer determines is needed to determine compliance with this Chapter including, but not limited to, slopes, proposed elevations, typical cross sections and details.
B. 
Where crop farming or disturbed earth exists on the site prior to development, "meadow in good condition," as described in Act 167, shall be used as the starting base for the predevelopment calculation.
3. 
Design Submission.
A. 
Within the one-hundred-year floodplain, any stormwater management structures and systems shall be designed to handle a one-hundred-year storm. A twenty-four-hour Type II storm shall be used if using the soil complex method.
B. 
The stormwater management plan shall show that a one-hundred-year, twenty-four-hour storm can be safely conveyed without jeopardizing any principal building on or adjacent to the site.
C. 
All plans showing the proposed storm drainage construction must be accompanied by a complete design stamped and signed by a Pennsylvania Registered Engineer or Pennsylvania registered landscape architect.
4. 
Methods of Detention and Flow Delay. The following methods of detention or flow delay devices may be found to be acceptable by the Borough Engineer:
A. 
Wet or dry ponds and detention basins.
B. 
Roof storage and increased roof roughness.
C. 
Parking lot detention.
D. 
Infiltration trenches.
E. 
Porous pavements, grassed channels and vegetated strips.
F. 
Cisterns, underground reservoirs or covered ponds.
G. 
Increasing the roughness coefficients on the development's surface area.
H. 
Decreasing the percentage of impervious area.
I. 
Promoting groundwater recharge.
J. 
Routing flow over lawns in swales within stormwater easements.
K. 
Detention storage within the storm sewer.
L. 
Another method that may be approved by the Borough Engineer.
5. 
Groundwater Recharge. In general, all runoff control measures should be designed to encourage groundwater recharge if suitable subsurface conditions are present. However, in any such recharge, proper precautions shall be taken to prevent pollution of the groundwater and the formation of sinkholes and to promote safety.
6. 
Detention Basins Standards.
A. 
Perforated risers, staggered orifices, V notch weirs or other outlet structures, as approved by the Borough Engineer, may be required for outlet control.
B. 
All detention basins shall be designed with an emergency spillway.
(1) 
The emergency spillway shall be able to pass the one-hundred-year postdevelopment peak discharge at a height of 75 feet.
(2) 
The emergency spillway shall be a minimum of two feet below the adjacent berm elevation. The emergency spillway shall convey the one-hundred-year storm at a maximum depth of one foot over spillway. The downstream slope of the spillway shall as a minimum extend to the toe of the berm embankment. The edge of the basin grading shall be within the subject property.
(3) 
All detention basin outflow structures shall be designed with trash racks over the outflows.
C. 
The emergency spillway and the outfall of the detention basin shall be lined with mortared rip rap and shall meet requirements of PennDOT Publication 408.
D. 
The minimum top width of a detention basin berm shall be 10 feet, unless the Borough Engineer determines that a differing width is needed for maintenance and structural purposes.
E. 
In order to provide proper drainage, a minimum grade of one and 1.5%, directed toward the outlet structure, shall be maintained across the basic floor. A lesser grade may be permissible; provided, that a concrete low flow channel is provided.
F. 
Slopes of Basin. The maximum inside slope of earth detention basin embankments shall be three horizontal to one vertical. The maximum outside slope shall be three to one.
G. 
Outfall. Where no existing point of concentration exists, the outfall from a detention basin shall not discharge closer than 30 feet from the adjoining property line, unless permission is given, in writing, by said adjacent property owner.
H. 
Where discharge from the detention basin is to be spread into sheet flow, the allowable flow shall be determined by the predevelopment flow rate for a two year storm, across the length of the spreader.
I. 
Antiseep collars and a cutoff trench shall be required on basins having a berm height exceeding five feet. Watertight antiseep collars shall be installed around the discharge pipe at intervals not to exceed 24 feet or as approved by the Borough Engineer. Such collar shall extend a minimum of two feet beyond the outside of the pipe.
J. 
Basins not having direct access to a public street shall have a twenty-five-foot wide, usable access easement to a public street for the purpose of maintenance.
K. 
The design engineer shall verify that the operation of the detention facility will not significantly increase downstream peaking conditions.
L. 
For the purpose of this Section, a retention basin shall be required to meet the same standards as a detention basin.
M. 
Landscaped Screening of Detention Basins.
(1) 
A detention basin with a basin depth of greater than 20 inches shall be screened from view of existing dwellings, a residential zoning district or a public street, unless the basin would meet all of the following conditions:
(a) 
It would have an average slope of less than four to one on the inside of the berm of the basin.
(b) 
Either: (i) both the inside and outside of the basin would be planted in grass and intended to be mowed or planted in other attractive vegetative ground cover; or (ii) would be designed to closely resemble a natural pond.
(c) 
The basin would not be surrounded by a primarily metal fence.
(2) 
Any required screening shall be approved by the Commission. This landscaping shall not be required along an area where natural vegetation will be maintained that will completely fulfill this purpose.
(3) 
Thorny and prickly shrubs (that are also attractive) are encouraged to be used around detention basins to discourage entry by children.
N. 
Areas of stormwater basins that are visible from streets and dwellings shall be attractively maintained.
O. 
All outflow structures from storage facilities shall be equipped with a regulatory device that will permit modification to regulate the amount of outflow. Suitable antivortex and/or velocity retarders shall be used.
(1) 
Entrances to stormwater pipes, including outflow pipes in detention basins, shall have childproof grates or similar devices.
P. 
Retention Basins. Aeration devices may be required, dependent upon the quality of the influent and detention time.
Q. 
Recreation. When reasonable, efforts should be made to allow suitable recreational uses of portions of detention areas. This might include designing a detention basin with a low-flow channel so that only a portion would be wet after a minor storm and the remainder would be well drained during all, except the most serious storms. These areas may be acceptable at the discretion of the Borough as part of any Borough requirement to provide recreation land.
7. 
Construction Standards.
A. 
Standards. Construction and materials of storm drainage and control facilities (including pipes) and erosion control facilities shall be in accordance with the approved plans and any accompanying specifications. The construction details and standards of the following publications, or their successor publications, in their most recent revision shall be used:
(1) 
County Erosion and Sedimentation Control Handbook.
(2) 
PennDOT, Form 408, specifications.
(3) 
PennDOT, RC Series, roadway construction standards.
(4) 
In cases where the above documents conflict with Borough specifications, the Borough's specifications shall supersede, except in areas of PennDOT jurisdiction.
B. 
Pipe Materials. All pipe materials shall meet PennDOT standards. Drainage pipes may be constructed out of corrugated metal, aluminized corrugated metal, corrugated polyethylene plastic, bituminous coated corrugated metal or reinforced concrete, plastic pipe as approved by PennDOT or closely similar materials pre-approved by the Borough Engineer. However, only reinforced concrete shall be used for drainage pipes under the structure of streets, unless a material with similar characteristics is determined to be acceptable by the Borough Engineer.
8. 
Drainage Pipe, Culvert and Catch Basin Design.
A. 
Open pipe ends must be fitted with concrete end walls, prefabricated end sections, rip-rap and/or energy dissipaters, as deemed appropriate by the Borough Engineer.
B. 
Drainage pipes shall have a minimum slope of 0.5% and drainage swales and gutters 2.0%. As a minimum, the tops of all pipes should be at the same elevation when changing pipe sizes.
C. 
Manholes or inlets shall be used at all changes in horizontal alignment, at changes of vertical grade and at all pipe intersections. No run of pipe shall exceed 400 feet in length, without appropriate measures to allow clean-out. Trash racks shall be placed on all stormwater entrance structures.
D. 
Bridges and culverts shall meet PennDOT construction standards. DEP shall be contacted to determine if a dams and waterways permit is required.
E. 
Grating. Appropriate safety grates shall be attached to all catch basins, stormwater inlets, pipe openings and other stormwater receiving structures as needed to ensure that maximum openings do not exceed 25 square inches. Along streets and pedestrian areas, bicycle safe grates shall be used as needed.
F. 
Storm Sewer Outfall. Storm sewer outfalls shall be designed, with respect to the elevation of the invert or other features, that when the receiving watercourse is within a twenty-five-year storm, the storm sewer will continue to drain the area it is designed to serve.
G. 
"V" shaped swales shall not be permitted.
9. 
Stormwater Easements.
A. 
Where Required. Where a subdivision or development is traversed by a watercourse, drainageway, channel or stream that the Borough Engineer determines is subject to significant stormwater flows, there shall be provided a drainage easement established along the following:
(1) 
The one-hundred-year floodway, where that is defined.
(2) 
Where a one-hundred-year floodway is not defined, the one-hundred-year floodplain.
(3) 
Where a one-hundred-year floodplain is not defined, a width shall be used that includes a minimum of 25 feet on each side of the top of the primary bank of the waterway.
B. 
The drainage easements required by the above subsection are intended to preserve the unimpeded flow of natural drainage and to provide for future possible widening, deepening, relocating, improving or protecting of such drainage facilities. The Borough Engineer may require up to a 0.5 foot freeboard and/or an additional 10 feet building setback if deemed necessary along newly constructed watercourses.
C. 
Structures that could obstruct stormwater flow shall be prohibited within stormwater easements. Such easements shall grant the Borough the right, at its option, to enter the easement to accomplish maintenance and channel improvement work, although the Borough assumes no responsibility to accomplish such work.
D. 
It shall be the responsibility of the applicant to obtain all stormwater easements on, over or through other properties that are needed to carry out the proposed storm management plan.
E. 
Areas where stormwater easements have or will be granted shall not be obstructed during or after construction.
F. 
See also the easement requirements in § 22-1011 of this Chapter.
10. 
Surface Waters.
A. 
All natural streams, channels, swales, drainage systems and/or areas of concentration of surface water shall be maintained in their existing condition, unless alteration is approved by the Borough Engineer. The applicant shall be responsible to obtain all necessary DEP permits (see Chapter 105 of Title 25 of the State regulations).
B. 
Creek Alignments. Any change to the alignment of a watercourse or any blocking, impeding or redirecting of a watercourse shall only occur with written approval of DEP and the Borough Engineer.
11. 
Ownership and Maintenance of Stormwater Facilities. A system for the ownership and maintenance responsibilities of all temporary and permanent stormwater facilities and erosion and sedimentation control facilities that is satisfactory to the Commission shall be established prior to final plan approval including:
A. 
Description of temporary and permanent maintenance requirements.
B. 
Identification of responsible individual, corporation, association or other entity for ownership and maintenance of both temporary and permanent stormwater management and erosion and sedimentation control facilities.
C. 
Establishment of suitable easements for access to all facilities for maintenance.
D. 
The Borough may, at the complete discretion of Borough Council, decide not to accept an offer by the applicant for Borough ownership of stormwater facilities.
E. 
Stormwater facilities shall be designed to require minimal maintenance.
F. 
All storm drainage facilities shall be properly maintained by the party designated as responsible on the final subdivision plan, unless Borough Council agrees to accept a change in the party responsible or the party owning the facility.
G. 
Should a facility not be maintained in proper working order, Borough Council may, after due notice to the responsible party, arrange for the needed maintenance to be accomplished with all such expenses charged to the responsible party. These expenses shall be collectible as municipal claims are now collected by law.
H. 
The Borough Engineer and Code Enforcement staff shall have the right to enter private property to inspect storm drainage facilities, after making reasonable efforts to contact the property owner prior to any such inspection.
[Ord. 1223-99, 4/12/1999, § 1009]
1. 
In General.
A. 
All subdivisions and land developments shall be served with, an approved and adequate sewage disposal system that will meet State and Borough regulations.
B. 
Public Sewage Connections. All principal building or use within a subdivision or land development that generates wastewater and that in the determination of the Commission, based upon the advice of any applicable municipal authority and the Borough Engineer, could reasonably connect into a public sewage system shall be required to connect into that system. Each individually owned or occupied parcel shall have its own sewer connection. The applicant shall be responsible to pay such reasonable capital expenses that are necessary for such connection.
2. 
Central Sewage Service. If a municipality or a municipal authority is to provide the central sewage service, such agency shall have the authority to approve or reject the proposed sewage collection system for just cause.
3. 
Laterals. Each lot with central sewage service shall be served by a separate sewage lateral.
[Ord. 1223-99, 4/12/1999, § 1010]
1. 
In General.
A. 
All subdivisions and land developments shall be served with an adequate water supply system that will meet DEP and Borough requirements.
B. 
Required Connections to Central Water Systems. The Commission, after requesting any recommendations of the Borough Engineer and the appropriate water supplier, shall require all lots and principal uses within a subdivision or land development to be connected to an existing public central water system where the Commission determines that such connection would be feasible, cost effective and reasonable, considering the distances that the lines would need to be extended and the average cost per dwelling or lot.
2. 
Central Water Supply System; Water Supplier Approval. Proposed extensions of central water systems shall meet all applicable procedures, reviews and requirements of any appropriate municipal authority or water company. Such extension shall be approved by such agency prior to final plan approval, although specific detailed service agreements are not required to be signed until prior to recording.
3. 
Fire Hydrants. All subdivisions and land developments that will be served by central water service shall provide fire hydrants as needed with appropriate water pressure so that all dwelling units and principal buildings are within 600 feet of an active fire hydrant.
[Ord. 1223-99, 4/12/1999, § 1011]
1. 
Utilities. All electric power, telephone, cable television (where available) and natural gas service lines within a new subdivision or land development shall: (i) be placed underground, except where the Commission determines it is not feasible; and (ii) be installed in accordance with the current standards of the utility serving the subdivision or land development.
2. 
Dumpsters. All apartment developments shall include conveniently located refuse collection facilities for the residents. All uses within non-residential land developments and subdivisions shall include appropriate refuse collection facilities. All bulk refuse collection dumpsters shall be screened on three or four sides by walls or evergreen landscaping from view of existing dwellings, adjacent undeveloped residentially zoned lots and public streets.
3. 
Easements. Easements shall be provided as follows:
A. 
Drainage, sanitary sewage and central water easements shall be provided as determined to be needed by the Borough and as indicated on the plans.
B. 
Locations. Unless waived or modified by the Borough Engineer, all lots shall include a drainage and utility easement around the perimeter of each lot, including adjacent to the street right-of-way. However, such easements shall not be required where buildings (such as townhouses) are to be attached at a lotline.
C. 
Width. The minimum width of easement shall be 15 feet, which may be reduced to 10 feet for each lot if a 10 feet minimum easement exists on the abutting side of the abutting lot.
D. 
See also drainage easement provisions in § 22-1008 of this Chapter.
E. 
Additional width of easements shall be provided for additional utilities if required by the water or sanitary sewage supplier or the Commission, based upon advice of the Borough Engineer. The easement widths along side lot lines may be reduced if the Zoning Ordinance [Chapter 27] allows a principal building setback that is more narrow than the width of the easement that would otherwise be required.
F. 
Separation. Minimum separation distances between utility lines shall be as required by the applicable utility or as deemed necessary by the Commission based upon advice of the Borough Engineer.
G. 
Pipelines. If any activity is proposed within the right-of-way of an underground fuel or gas pipeline, the applicant shall provide written evidence from the operator of such pipeline that such activity is acceptable under their safety standards and the terms of that right-of-way.
H. 
Easements shall be placed along lot lines or street rights-of-way, to the maximum extent possible, as opposed to the center of a lot.
[Ord. 1223-99, 4/12/1999, § 1012]
1. 
Construction Standards for Access Drives. See § 22-1004.
2. 
State Roads. A state highway occupancy permit is required for all access onto or work within the right-of-way of a State road.
3. 
Separation Distances. The minimum distance between an access drive or driveway to a street intersection right-of-way line shall be 50 feet.
4. 
Visibility at Intersections of Driveways or Access Drives with Streets. (See Zoning Ordinance [Chapter 27].)
5. 
Driveway Slopes. Grades of access drives or driveways shall not exceed 12% for any horizontal distance longer than 25 feet, except that a driveway or access that:
A. 
Enters onto an arterial street, the first 20 feet from such right-of-way shall have a maximum slope of 4% and the next 80 feet shall have a maximum slope of 7%.
B. 
Enters onto any other street, the first 20 feet shall have a maximum slope of 7%.
6. 
Drainage. The developer shall make adequate provisions to maintain uninterrupted parallel drainage along a street where intersected by an access drive or driveway. Access drives and aisles within parking lots shall be graded and drained to keep the primary travel lane free of stormwater.
7. 
Emergency Access. Driveways shall be designed to be accessible to emergency vehicles. Driveways shall have a 10 feet minimum horizontal clearance, a 12 feet minimum vertical clearance and be designed to support the weight of a loaded fire engine pumper truck.
[Ord. 1223-99, 4/12/1999, § 1014]
1. 
Sidewalks shall be required for safe pedestrian movement and they shall be built to Borough specifications.
2. 
Location and Width of Sidewalks.
A. 
Sidewalks shall be located within the street right-of-way or other locations approved by the Borough.
B. 
Any required sidewalks shall have a minimum width of: (i) five feet along arterial streets; and (ii) four feet along collector or local streets.
3. 
Construction.
A. 
Sidewalks at locations other than driveway crossings shall consist of a minimum of four inches of Portland cement concrete underlain with a minimum of four inches of compacted gravel or crushed stone (see detail in § 1020).
B. 
The ground shall be compacted to form a solid base.
C. 
The sidewalk shall be made of 3,000 P.S.I. Class "H" air entrained concrete.
D. 
The sidewalk shall be finished by steel trowel followed by light brushing.
E. 
The finished walk shall have a three fall per foot toward the curb line.
F. 
The sidewalk must be smooth and comply with the grade established by the Borough.
G. 
Where appropriate, the Borough may require and/or approve other sidewalk construction materials and specifications.
H. 
Sidewalks at driveway crossings shall consist of a minimum of six inches wire mesh reinforced Portland cement concrete underlain with a minimum of four inches of compacted gravel or crushed stone.
I. 
Sidewalks and pathways shall be constructed of one of the following, at a minimum: (i) four inches of Portland cement concrete underlain by four inches of compacted gravel or crushed stone; or (ii) brick on a suitable base approved by the Borough Engineer.
4. 
Handicapped Access. All sidewalks and curbs at the intersection of two or more public streets shall include a sloped curb cut suitable for use by wheelchairs.
5. 
Maintenance. It shall be the responsibility of adjacent landowners to maintain, plow snow and remove ice off of and repair sidewalks.
[Ord. 1223-99, 4/12/1999, § 1015]
1. 
Street lights shall be placed along streets within and abutting a proposed subdivision or land development where the Commission deems them necessary to provide safe traffic or pedestrian circulation. If required, street lights should be provided at street intersections, curves in streets and the more isolated areas of a development.
2. 
Such lights shall meet lamp and wiring standards established by the applicable electric company. Pole types and lamp types shall be consistent with historic character of the Borough and shall be acceptable to the Borough.
3. 
Where street lights are required on a public street, the public utility in most cases will be responsible for installing cabling, poles, fixtures and all other equipment required for a complete street lighting system. The developer is responsible to complete all excavation and other work that is not the responsibility of the utility and to fund all reasonable costs that may be levied by the public utility for such work.
4. 
Private Lighting. On all private streets, parking areas and other areas requiring lighting, the developer shall provide materials, installation, energizing and power for all lighting systems necessary for security and public safety. A system acceptable to the Commission shall be established for the maintenance of such lights.
[Ord. 1223-99, 4/12/1999, § 1016]
Street names are subject to the approval of Borough Council, and shall:
A. 
Continue the name of any street with the same or similar alignment.
B. 
Not duplicate or be closely similar to the name of another street within the Borough, the same fire company or ambulance service district or the same five digit zip code area.
[Ord. 1223-99, 4/12/1999, § 1017]
The developer shall reimburse the Borough for the costs of supplying and installing needed traffic regulatory signs and street name identification signs on public streets. The developer shall be responsible to provide and install signs on private streets. All traffic regulatory signs shall meet current standards of PennDOT.
[Ord. 1223-99, 4/12/1999, § 1018]
1. 
Buffer Yards. See the requirements for buffer yards in the Borough Zoning Ordinance [Chapter 27].
2. 
Preservation of Existing Trees. Existing trees shall be maintained and preserved in accordance with the provisions of the Borough of Gettysburg Shade Tree Ordinance [Chapter 25].
3. 
Natural and Historic Feature Preservation.
A. 
Historic structures and important archaeological sites worthy of protection, as determined by Borough Council upon the advice of the HARB, shall be respected, incorporated into the design of and reasonably protected in any subdivision or land development.
B. 
These features include, but are not limited to, natural drainage channels, waterways, large trees, highly scenic views and important landmarks.
C. 
See Gettysburg Historic District Ordinance [Chapter 11].
[Ord. 1223-99, 4/12/1999, § 1019]
1. 
Monuments.
A. 
Location. Permanent reference monuments shall be located at each intersection of rights-of-way of street(s) constructed by the developer at the beginning and ending of all street curves and at exterior corners of the subdivision or land development, unless an alternate arrangement is approved by the Borough Engineer that still permits a surveyor to stake out accurately any building lot shown on the record plan.
B. 
Type. Reference monuments shall be constructed of steel reinforced Portland cement concrete or to other materials pre-approved by the Borough Engineer, and should have a minimum size of four by four inches at the ground level and shall have the top flush with the grade level.
C. 
Placement. Reference monuments shall be placed so that the top of the monument is as shown in the accompanying sketch.
2. 
Lot Pins. All lot corner markers shall be permanently located and shall be at least a 3/4 inch metal pin or pipe with a minimum length of 20 inches, located in the ground to existing grade.
[Ord. 1223-99, 4/12/1999, § 1020]
1. 
Curbs shall be provided along both sides of all public and private streets, unless deemed not necessary by Borough Council or the Commission.
2. 
If curbs not provided, appropriate stabilized drainage channels designed to handle a twenty-five-year storm shall be required along all streets, within the street right-of-way, or drainage easements.
3. 
All required curbs shall meet the following specifications:
A. 
Only straight curbs shall be provided. Such curbs shall be of Portland cement concrete and be 18 inches deep, five inches wide at the top, six inches wide at the bottom and have an exposed face between six and eight inches (see sketch below).
B. 
Such concrete shall be made of Class "A" entrained concrete meeting a minimum 3,000 P.S.I.
C. 
The curb shall be finished by steel trowel followed by light brushing.
D. 
Expansion joints shall be provided a minimum of every 30 feet. Each expansion joint shall contain 1/2 inch premolded bituminous expansion joint materials. Contraction joints shall be provided a minimum of every 10 feet.
E. 
Where appropriate, the Commission may approve other construction materials and specifications.
[Ord. 1223-99, 4/12/1999, § 1021]
1. 
Ground Cover and Top Soil. After completion of construction on a lot, all exposed ground surfaces that are not paved and that are not covered by approved gravel areas or decorative stones or similar material shall be covered by a minimum of four inches of topsoil and an attractive nonpoisonous vegetative ground cover that will prevent soil erosion and the raising of dust.
2. 
Erosion Control.
A. 
All earthmoving activities within the Borough shall be conducted in such a way as to prevent accelerated erosion and the resulting sedimentation. To accomplish this, a landowner or person engaged in earthmoving activities shall develop, implement and maintain erosion and sedimentation control measures which effectively minimize accelerated erosion and sedimentation. These erosion and sedimentation measures shall be in accordance with all applicable DEP and County Conservation District regulations and specifications in effect at the time of the plan preparation.
(1) 
A soil erosion and sedimentation control plan is required for all activities which propose earthmoving.
(a) 
For earth disturbances larger than one acre, the Adams County Conservation District shall review and approve the erosion and sedimentation control plan.
(b) 
For earth disturbances of less than one acre, the Borough Planning Commission shall determine if the County Conservation District review and approval is necessary.
(2) 
Compliance with such plan shall be an automatic condition of any approval or permit under this Chapter.
(3) 
Borough permits may be suspended if earth disturbance does not comply with such approved plan.
B. 
Both the owner of the property at the time of any earth disturbance and the person(s)/company accomplishing the work shall be responsible to ensure that adequate erosion control measures are used.