Borough of Hamburg, PA Part 5 DESIGN STANDARDS

§ 22-501 Application and General Standards.

[Ord. 614, 12/29/1992, § 501; as amended by Ord. 680, 12/28/1998]

1. The standards and requirements contained in this Part and Part 6 are intended as the minimum for the promotion of the public health, safety and general welfare and shall be applied as such by the Borough Planning Commission and Borough Council in reviewing all subdivision and land development plans.

2. Whenever other Borough ordinances and/or regulations impose more restrictive standards and requirements than those contained herein, such other ordinances and/or regulations shall be observed; otherwise, the standards and requirements of this chapter shall apply.

3. The standards and requirements of this chapter may be modified by the Borough Council in the case of complete communities, neighborhood units or other large scale developments upon the recommendation of the Borough Planning Commission where such modifications achieve substantially the objectives of this chapter and which are further protected by such covenants or other legal provisions as will assure conformity to and achievement of the subdivision/land development plan.

4. Land subject to hazards to life, health or property such as may arise from fire, floods, disease or other causes shall not be subdivided for building purposes unless such hazards have been eliminated or unless the subdivision plan shall show adequate safeguards against them which shall be approved by the appropriate regulatory agencies.

5. Subdivision/land development plans shall give due recognition to the official plans of the Borough and of the County or to such parts thereof as may have been adopted pursuant to statute.

6. Land proposed for subdivision shall not be developed or changed by grading, excavating or by the removal or destruction of the natural topsoil, trees or other vegetative cover unless adequate provisions for minimizing erosion and sediment are provided under Title 25, Chapter 102, Rules and Regulations, PennDEP and § 22-508 of this chapter.

§ 22-502 Streets.

[Ord. 614, 12/29/1992, § 502]

1. General Standards.

A. The location and width of all streets shall conform to the official plans or to such parts thereof as may have been adopted by the Borough Planning Commission and/or the Borough Council.

B. The proposed street system shall extend existing or proposed streets on the official plans at the same width or larger, but in no case at less than the required minimum width in subsection (3).

C. Where, in the opinion of the Borough Planning Commission, it is desirable to provide for street access to adjoining property, street stubs shall be extended, by dedication, to the boundary of such property.

D. New minor streets shall be so designed as to discourage through traffic but the subdivider shall give adequate consideration to provision for the extension and continuation of major and collector streets into and from adjoining properties.

E. Where a subdivision abuts or contains an existing street of improper width or alignment, the Borough Planning Commission may require the dedication of land sufficient to widen the street or correct the alignment.

F. Private streets (streets not to be offered for dedication) are prohibited unless they meet the design and improvement standards of this chapter.

G. All design elements of all streets, including horizontal and vertical alignment, sight distance and superelevation, are subject to review and approval by the Borough. When reviewing the design of streets, in addition to the standards in this chapter, the Rural Design Criteria in the Pennsylvania Department of Transportation "Design Manual, Part 2, Highway Design," January 1990 edition, and "A Policy on Geometric Design of Highways and Streets," AASHTO, 1984 edition, shall be consulted to assure that the road design is in accordance with acceptable engineering practice.

H. For certain aspects of vertical and horizontal alignment discussed below standards are determined by design speed of the road involved. For all proposed streets the subdivider shall indicate the proposed design speed. The designated design speed is subject to the approval of the Borough. In general, the design speed on major streets shall be considered as 55 miles per hour (to be determined in each individual case), on collector streets a minimum of 35 miles per hour (to be determined in each individual case) and on minor streets 35 miles per hour, unless a lesser design speed is permitted by the Borough.

2. Partial and Half Streets. New half or partial streets shall be prohibited except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be obtained. Subdivider shall provide the entire required cartway width within his property.

3. Street Widths. Minimum street right-of-way and pavement widths shall be as shown on the official plans or if not shown on such plans shall be as follows:

	Street Type		Required Widths (in feet)
	Minor Street
		Right-of-way	50
		Cartway	26
	Collector Street
		Right-of-way	80
		Cartway	50
	Major Street
		Right-of-way	See subsection (B)
		Cartway	See subsection (B)
	Permanent Cul-de-Sac Street
		Right-of-way	See § 22-501(10)
		Cartway	See § 22-501(10)
	Marginal Access Street (A)
		Right-of-way	See subsection (C)
		Cartway	26

4. Restriction of Access.

A. The location and number of access points to a subdivision or land development shall be adequate for and appropriate to the size and nature of the development and surrounding roads and land uses.

B. For all subdivisions and land developments for which one means of ingress and egress is proposed the Planning Commission may require, where deemed necessary in the public interest and for the public safety, the provision of additional accessways or the provision of an alternate means of ingress and egress which could be used by emergency vehicles if the primary means of ingress and egress were rendered unusable. Such alternate means of ingress and egress shall be of such width and improved to such an extent to be usable by emergency vehicles and shall not be used for structures, trees or similar obstructions.

C. Whenever a subdivision abuts or contains an existing or proposed street with an ultimate right-of-way of 80 feet or more or contains or abuts an existing or proposed collector street, the Borough Planning Commission or the Borough Council may require restriction of access to said street by:

(1) Provision of reverse frontage lots.

(2) Provision of service streets along the rear of the abutting lots, together with prohibition of private driveways intersecting the major or collector streets.

(3) Provision of marginal access streets, provided that the reserve strips establishing such marginal access streets shall be definitely placed within the jurisdiction of the Borough under an agreement meeting the approval of the Borough.

D. Except as specified in subsection (3) above, reserve strips shall be prohibited.

4 . Street Grades.

A. There shall be a minimum centerline grade of 3/4%.

B. Centerline grades shall not exceed the following:

(1) Minor street: 10%.

(2) Collector street: 6%.

(3) Major street: 6%.

(4) Street intersection: 5%.

C. Grades up to 12% may be permitted on a through minor street where access to the street is possible over streets with grades of 10% or less.

6. Horizontal Curves.

A. Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.

B. Minimum sight distance shall be provided as follows:

	Design Speed (in miles per hour)	Minimum Sight Distance (in feet)
	20	125
	25	150
	30	200
	35	250
	40	325
	45	400
	50	475
	55	550

C. Minimum centerline radii for horizontal curves shall be as follows:

	Design Speed (in miles per hour)	Minimum Centerline Radius (in feet)
	20	100
	25	150
	30	230
	35	310
	40	430
	45	550
	50	700
	55	850

The Borough may permit smaller centerline radii than required above when the subdivider substantiates that the minimum sight distance as required above will be provided.

D. A tangent of at least 100 feet shall be introduced between all horizontal curves on collector and major streets.

E. To the greatest extent possible combinations of the minimum radius and maximum grade shall be avoided.

7. Vertical Curves. At all changes in street grades where the algebraic difference in grade exceeds 1%, vertical curves shall be provided. The minimum sight distance provided shall be as follows for both crest and sag vertical curves.

	Design Speed (in miles per hour)	Minimum Required Sight Distance (in feet)
	20	125
	25	150
	30	200
	35	250
	40	325
	45	400
	50	475
	55	550

8. Intersections.

A. Streets shall intersect as nearly as possible at right angles and no street shall intersect another at an angle of less than 60° or more than 120°.

B. No more than two streets shall intersect at the same point.

C. Streets intersecting another street shall either intersect directly opposite to each other or shall be separated by at least 200 feet between centerlines measured along the centerline of the street being intersected.

D. Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 5% within 50 feet of the intersection of the nearest right-of-way lines.

E. Intersections with major streets shall be located not less than 1,000 feet apart measured from centerline to centerline along the centerline of the major street.

F. Street curb intersections shall be rounded by a tangential arc with a minimum radius of:

(1) Twenty feet for intersections involving only minor streets.

(2) Thirty-five feet for all intersections involving a collector street.

(3) Fifty feet for all intersections involving a major street.

(4) Ten feet for all intersections involving only service streets.

G. Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.

9. Sight Distance at Intersections.

A. Clear sight triangles shall be provided at all street intersections, Within such triangles, no vision obstruction object other than utility poles, street lights, street sighs or traffic signs shall be permitted which obscures vision above the height of 30 inches and below 10 feet measured from the centerline grade of intersecting streets. Such triangles shall be established from a distance of:

(1) Seventy-five feet from the point of intersection of the centerlines, except that:

(2) Clear sight triangles of 150 feet shall be provided for all intersections with collector or major streets.

B. Wherever a portion of the line of such triangles occurs behind (i.e., from the street) the building reserve (setback) line, such portion shall be shown on the final plan of the subdivision and shall be considered a building setback (reserve) line.

C. Sight distance at street intersections shall be such to provide the following minimum stopping distance for a vehicle traveling on an approaching street which has no stop or signal control:

	Design Speed of Approaching Street with No Stop or Signal Control (in miles per hour)	Minimum Stopping Distance (in feet) Required Unless Alternative Permitted by Borough	Alternative Stopping Distance (in feet) Permissible at Discretion of Borough Only on Lightly Traveled Highways Where the Removal of Sight Obstructions would be Costly
	20	125	90
	25	150	110
	30	200	130
	35	250	155
	40	325	180
	45	400	200
	50	475	220
	55	550	240

D. Street intersections shall be located and designed to provide the following minimum sight distance for a vehicle traveling on an approaching street which has a stop control:

	Design Speed of Street Being Approached by Vehicle on Stop Control Street (in miles per hour)	Minimum Sight Distance Required (in feet)
	20	200
	25	250
	30	300
	35	350
	40	400
	45	450
	50	500
	55	550

For calculating sight distance as required above, refer to "A Policy on Geometric Design of Highways and Streets," AASHTO, 1984 edition.

10. Cul-de-Sac Streets.

A. Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.

B. Any temporarily dead-ended street shall be provided with a temporary all-weather turnaround, within the subdivision, and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.

C. Cul-de-sac streets, permanently designed as such, shall not exceed 500 feet in length and shall not furnish access to more than 20 dwelling units except where ridge lines, steep valleys or other physical features allow no alternative road system cul-de-sac lengths may be increased where a permanent easement for emergency vehicle exit is provided and maintained from the end of the cul-de-sac to another street.

D. All cul-de-sac street, whether permanently or temporarily designed a such, shall be provided at the closed end with a fully paved turnaround. The minimum radius of the pavement edge or curb line shall be 50 feet and the minimum radius of the right-of-way line shall be 60 feet.

E. Drainage of cul-de-sac streets shall preferably be towards the open end. If drainage is toward the closed end it shall be conducted away in an underground storm sewer.

F. The centerline grade on a cul-de-sac street shall not exceed 10% and the grade of the diameter of the turnaround shall not exceed 5%.

11. Street Names.

A. Proposed streets which are obviously in alignment with others already existing and named shall bear the names of the existing streets.

B. In no case shall the name of a proposed street be the same as or similar to an existing street name in the Borough and in the same postal district, irrespective of the use of the suffix street, road, avenue, boulevard, driveway, place, court, lane, etc.

C. All street names shall be subject to the approval of the Borough Council.

12. Service Streets (Alleys).

A. Service streets may be permitted provided that the subdivider produces evidence satisfactory to the Borough Planning Commission or Borough Council of the need for such service streets.

B. Dead-end service streets shall be avoided but where this proves impossible dead-end service streets shall terminate with a paved circular turnaround with a minimum radius to the outer pavement edge (curb line) of 50 feet.

C. Service street intersections and sharp changes in alignment shall be avoided but, where necessary, corners shall be rounded as required in § 22-502(6) and deflections in alignment in excess of 5° shall be made by horizontal curves.

13. Access.

A. The location and number of access points to a subdivision or land development shall be adequate for and appropriate to the size and nature of the development and surrounding roads and land uses.

B. For all subdivisions and land developments for which only one means of ingress and egress is proposed, the Planning Commission may require, where deemed necessary in the public interest and for the public safety, the provision of additional accessways or the provision of an alternate means of ingress and egress which could be used by emergency vehicles if the primary means of ingress and egress were rendered unusable. Such alternate means of ingress and egress shall be of such width and improved to such an extent to be usable by emergency vehicles and shall not be used for structures trees or similar obstructions.

C. Driveways shall be installed in accordance with any other Borough ordinances, regulations and resolutions.

§ 22-503 Blocks.

[Ord. 614, 12/29/1992, § 503]

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

A. Provision of adequate sites for buildings of the type proposed.

B. Zoning requirements [Chapter 27].

C. Topography.

D. Requirements for safe and convenient vehicular and pedestrian circulation including the reduction of intersections with major streets.

2. Length.

A. Blocks shall have a maximum length of 1,600 feet and a minimum length of 500 feet; provided, however, that the Borough Planning Commission or Borough Council may increase the maximum and/or decrease the minimum lengths of blocks if, in the opinion of either body topography of the land in question and/or surface water drainage conditions warrant such a change.

B. In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.

C. Where practicable, blocks along major and collector streets shall not be less than 1,000 feet long.

3. Crosswalks.

A. Crosswalks shall be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities as well as in blocks of over 1,000 feet in length.

B. Such crosswalks shall have a width of not less than 10 feet and a paved walk of not less than four feet.

4. Depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where prevented by the size, topographical conditions or other inherent conditions of the property, in which case the Borough Planning Commission or Borough Council may approve a single tier of lots.

5. Commercial and Industrial Blocks. Blocks in commercial and industrial areas may vary from the elements of design detailed above as required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.

§ 22-504 Lots and Parcels.

[Ord. 614, 12/29/1992, § 504; as amended by Ord. 680, 12/28/1998]

1. General Standards.

A. Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.

B. Where feasible, lot lines shall follow municipal boundaries rather than cross them in order to avoid jurisdictional problems.

C. Generally, the depth of residential lots shall be not less than one nor more than three times their width.

D. Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for onsite parking, loading and unloading, setbacks, landscaping, etc.

E. If, after subdividing, there exists remnants of land they shall be either:

(1) Incorporated in existing or proposed lots; or,

(2) Legally dedicated to public use if acceptable to the Borough.

F. Flag lots are prohibited unless permission is granted by the Borough. The Borough may grant permission to utilize flag lots when it deems flag lots appropriate because of topographical or other conditions unique to the site. The access strip portions of a flag lot must be wide enough to permit the construction of a road with a right-of-way meeting the requirements of this chapter when required by the Borough and shall not be used for building purposes.

2. Lot Frontage.

A. All lots shall front on a public street, existing or proposed, or on a private street if it meets the requirements of these regulations.

B. Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major streets or to overcome specific disadvantages of topography or orientation.

C. All residential reverse frontage lots shall have a rear yard with a minimum depth of 75 feet measured in the shortest distance from the proposed dwelling unit to the ultimate right-of-way and shall have within such rear yard and immediately adjacent to the right-of-way a planting screen easement of at least 10 feet in width across which there shall be no right of access.

D. After consideration of street speeds, traffic volumes, projected traffic generated at a proposed land use and the location and arrangement of existing and proposed driveways and intersections, the Borough may require the subdivider to install at his expense an acceleration or deceleration lane, or both, to serve a proposed driveway or street. If additional street right-of-way is required to construct the acceleration or deceleration lane, the additional right-of-way shall be provided by the subdivider. When required by the Borough, the subdivider shall furnish a study to the Borough which will provide the information necessary to permit the determination as to whether an acceleration or deceleration land is required.

E. For all subdivisions and land developments for which only one means of ingress and egress is proposed, the Borough may require, where deemed necessary in the public interest and for the public safety, the provision of additional accessways or the provision of an alternate means of ingress and egress which could be used by emergency vehicles if the primary means of ingress and egress were rendered unusable. Such alternate means of ingress and egress shall be of such width and improved to such an extent to be usable by emergency vehicles and shall not be used for structures, trees or similar obstructions.

3. Lot Size. Lot dimensions and areas shall not be less than specified by the provisions of the Borough Zoning Ordinance [Chapter 27] and shall further conform to the rules and regulations of the Pennsylvania of Environmental Protection and § 22-506 of this chapter.

§ 22-505 Sanitary Sewage Disposal.

[Ord. 614, 12/29/1992, § 505; as amended by Ord. 680, 12/28/1998]

1. Each property shall be connected to the Borough's sewer system, if accessible. Where the Borough's sewer is not yet accessible, but is planned for extension to the subdivision, the subdivider shall install sewer lines, including lateral connections as may be necessary to provide adequate service to each lot when connection with the sewer system is made. The sewer lines shall be suitably capped at the limits of the subdivision and the laterals shall be capped at the street right-of-way line. When capped sewers are provided onsite disposal facilities shall also be provided. Design of capped sewer system shall be subject to approval by the Borough.

2. Sanitary sewers shall be designed and constructed in strict accordance with Pennsylvania Department of Environmental Protection standards and Borough standards. A copy of the approval of such system shall be submitted with the final plan.

3. Sanitary sewers shall not be used to carry stormwater.

4. All lots which cannot be connected to a Borough sanitary sewage disposal system in operation at the time of construction of a principal building shall be provided with an onsite sanitary sewage disposal system consisting of a septic tank(s) connected with a tile disposal field and which shall, as a minimum requirement, meet the design standards of the rules and regulations of the Pennsylvania Department of Environmental Protection and Borough standards.

5. If onsite sanitary sewage disposal facilities are to be utilized, the Borough Planning Commission may require that the subdivider submit a feasibility report. Such report shall compare the cost of providing onsite facilities and the cost of extending the public sewer system. Based on the analyses of this report the Planning Commission may require the installation of a public sewer system.

6. Where onsite sanitary sewage facilities are to be utilized, each lot so served shall be of a size and shape to accommodate the necessary length of tile fields at a safe distance from, and at a lower elevation than, the proposed building(s) in accordance with Borough or State regulations.

7. The proposed method of sanitary sewage disposal shall be in accordance with the Borough's officially adopted Act 537 Sewage Facilities Plan.

8. When the rules and regulations of the Pennsylvania Department of Environmental Protection determines the necessity for an Act 537 Sewage Facilities Plan Revision, the procedure set forth in those rules and regulations shall be followed.

§ 22-506 Soil Percolation and Test Requirements.

[Ord. 614, 12/29/1992, § 506; as amended by Ord. 680, 12/28/1998]

1. Soil percolation tests shall be performed for all subdivision wherein building(s) at the time of construction will not be connected to a public sanitary sewage disposal system in operation.

2. Soil percolation tests shall be made in accordance with the procedure required by the Pennsylvania Department of Environmental Protection.

3. The sewage enforcement officer shall enter the results of the test and all other information on five copies of the subdivision sewage disposal report form and shall submit these with the preliminary plans; provided, however, that where the approval of the proposed sanitary sewage disposal facilities is otherwise required by the Pennsylvania Department of Environmental Protection, two copies of the report of investigation and approval may be submitted in lieu of the subdivision sewage disposal report.

4. Where possible soil percolation tests shall be performed near the site of the proposed onsite sanitary sewage disposal facilities and spaced evenly throughout the property.

5. The results of the soil percolation tests shall be analyzed by the Borough in relation to the physical characteristics of the tract being subdivided and of the general area surrounding the tract.

§ 22-507 Water Supply.

[Ord. 614, 12/29/1992, § 507]

New subdivision and developments shall incorporate adequate provisions for a reliable, safe and adequate water supply to support intended uses within the capacity of available resources.

A. Each property shall be connected to the Borough's water system. The distribution system shall be designed to furnish an adequate supply of water to each lot with adequate main sizes, appurtenances and fire hydrants located to meet the specifications of the Borough.

B. If for any reason an individual onsite water supply system(s) is permitted each lot so served shall be of a size and shape to allow safe location of such a system on each lot and wells shall be placed uphill from sewage disposal systems and shall not be within 100 feet of any part of the absorption (tile) field of any onsite sanitary sewage disposal system nor within 50 feet from lakes, streams, ponds, quarries, etc.

C. If for any reason an individual onsite water supply system(s) is permitted, the subdivider shall provide at least one test well for each 10 proposed dwelling units. Such wells should be drilled, cased and grout sealed into bedrock at least 50 feet deep having a production capacity of at least five gallons per minute of safe potable drinking water as certified by State or Borough health officer.

D. If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Borough Council that the subdivision or development is to be supplied by a certified public utility 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 or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.

§ 22-508 Stormwater Management.

[Ord. 614, 12/29/1992, § 508; as amended by Ord. 680, 12/28/1998]

1. General Principles for Storm Drainage Systems. Storm sewers, culverts, endwalls, inlets and related installations and improvements shall be provided in order to:

A. Permit unimpeded flow of natural watercourses.

B. Insure adequate drainage of all streets.

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

D. Provide positive drainage away from onsite sewage disposal facilities and buildings.

E. Accommodate runoff so that there shall be no increase in rate of stormwater peak discharge leaving the subdivision during or after construction based on the design rainfall frequency established in this chapter in accordance with § 22-508(1)(A).

F. Insure adequate drainage in intersections of driveways with streets.

2. Design of Storm Drainage Systems.

A. Complete stormwater calculations in accordance with the design standards and Appendices of this chapter and all designs for drainage facilities shall be submitted to the Borough for review.

B. Where existing storm sewers are reasonably accessible and of adequate capacity, subdivisions and land developments shall connect to the existing storm sewers.

C. Stormwater runoff shall discharge to an existing watercourse with defined bed and barriers or an existing storm drainage system. It shall not be concentrated onto adjacent properties nor shall the velocity of flow be increased beyond that existing prior to subdivision or land development unless written approval is given by the adjacent property owners to the proposed discharge of surface runoff and the written agreements are approved by the Borough.

D. When storm drainage will be directed into an adjacent municipality all provisions for accommodating such storm drainage shall be submitted to the governing body of that municipality for review.

E. Stormwater runoff shall not be concentrated nor shall natural drainage water be diverted as to overload or further overload, as the case may be, existing drainage systems, create flooding or create the need for additional drainage structures on other private or public lands unless adequate provisions approved by the Borough and the owners of the other affected private or public lands are made for taking care of these conditions.

F. All provisions which shall be made to implement this chapter are subject to approval by the Borough.

G. Where a subdivision or land development is traversed by or contains a pond, lake, watercourse, drainageway, channel, storm drainage system or stream there shall be provided a drainage easement that conforms substantially with the line of such pond, lake, watercourse, drainageway, channel, storm drainage system or stream of such width as will be adequate to preserve the unimpeded flow of drainage and to provide for widening, deepening, relocating, improving or protecting such features or drainage facilities. Minimum easement width shall be 10 feet from each side of the watercourse, water body, stream, pond, lake or drainage facility but the Borough may require a greater easement when necessary. When required by the Borough, bearings and distances shall be provided for the boundaries of easements. Any changes in an existing drainageway shall be subject to the approval of the Pennsylvania Water and Power Resources Board, Division of Dams and Encroachments, Department of Environmental Protection; the Army Corps of Engineers or the Federal Emergency Management Agency when each or all have jurisdiction. The subdivider shall properly grade and seed slopes and fence open ditches when a safety hazard can result. Areas within easement shall be kept as lawn or in natural conditions to allow maintenance and entrance.

H. All drainage facilities shall be designed to adequately handle surface runoff and carry it to suitable outlets and shall be designed in accordance with the minimum design standards in the Appendices of this chapter.

(1) Subsurface drainage systems shall have manholes spaced at intervals not exceeding 400 feet and located wherever branches are connected or sizes are changed and wherever there is a change in alignment or grade. Inlets or other means of interconnection may be used instead of manholes when approved by the Borough.

(2) For drainage lines of 36 inch diameter or greater, manholes may be spaced at intervals greater than 400 feet with the approval of the Borough.

(3) Storm sewer lines within street rights-of-way shall be placed at locations acceptable to the Borough.

(4) Drainage structures that are to be located within State highway rights-of-way shall be approved by the Pennsylvania Department of Transportation and a letter from that department indicating such approval shall be submitted to the Borough.

(5) Subsurface storm drainage systems shall have PennDOT approved inlets located as may be required by the Borough to intercept runoff. Design and location of inlets shall be in accordance with Pennsylvania Department of Transportation Design Manual, Part 2, and be approved by the Borough. Inlets shall be designed and located to prevent hazard to vehicles, bicycles and pedestrians.

(6) PennDOT approved endwalls shall be used in lieu of inlets where feasible to minimize clogging of grates with leaves, debris, etc.

(7) Reinforced concrete culvert pipe shall be used for all storm sewer lines to be constructed within street rights-of-way. Polymer coated C.M.P. may be used at the option of the subdivider for lines to be located on private property.

(8) All drainage facilities to be owned by the developer or his assigns shall be maintained to retain their design capacity.

(9) Provisions shall be made to minimize erosion within watercourses and at point of discharge from storm drainage facilities through the use of proper ground dover, rip-rap or root-reinforcing systems.

(10) Where there is a change in pipe size through an inlet, the top inside elevation of the outlet pipe shall be at or below the elevations of all incoming pipes.

3. Standards for Drainage of Streets.

A. All streets shall be designed as to provide for the discharge of surface water from their rights-of-way.

B. The typical pavement cross slope on proposed streets shall not be less than 1/4 inch per foot and not more than 1/2 inch per foot. The typical slope of the shoulder areas shall not be less than 3/4 inch per foot and not more than one inch per foot.

C. Cross drainage in intersections or in tangent sections of roadway will not be permitted.

D. Gutter flow shall not exceed 1/2 travel lane width.

E. To ensure adequate drainage at low points along the line of streets, overflow swales shall be designed to convey the full one-hundred-year storm flows away from all street low points. These swales shall be located to prevent flooding of the downslope lots.

4. Design of Retention and Detention Facilities.

A. General Requirements.

(1) Where retention and detention basins are permitted by the Borough, adequate assurances of maintenance, indemnification, liability insurance and security shall be provided and approved by the Borough.

(2) Retention and detention facilities shall be designed and located so as to not present a hazard to the public health or safety. Their design shall be approved by the Borough.

(3) Such facilities shall be designed so that no adverse effects will result from backwater flooding.

B. General Design Considerations.

(1) In the design of detention and retention facilities the tributary watershed within the subdivision or land development in a fully developed state and the tributary watershed outside the subdivision or land development in its present condition. The Borough shall require developers of upper portions of the watershed to also maintain zero increase in runoff.

(2) The number and location of detention facilities are subject to the approval of the Borough.

(3) For dry bottom water storage areas a method of carrying low flow through the pond area shall be provided and the areas shall be provided with a positive gravity outlet to a natural channel or storm sewer of adequate capacity.

(4) If percolation of runoff is considered as a method of runoff abatement, percolation tests shall be taken at the site of proposed detention facilities and the results submitted to the Borough for review.

(5) The storage duration resulting from the combination of storage of water from the design storm and the design release rate shall be approved by the Borough. Detention areas shall be designed so that they return to normal condition within approximately 24 hours after the termination of the storm unless the Borough Engineer finds that downstream conditions may warrant other design criteria for stormwater release. The Borough may require the fencing of water storage areas when deemed necessary for the public safety.

(6) Every stormwater storage area shall be provided with an emergency spillway with its design based upon a one-hundred-year frequency rainfall. The spillway shall either be placed in undisturbed earth or be of concrete construction and shall be designed to function without attention.

(7) The pipe spillway outletting from the stormwater storage area into a subsurface piped drainage system shall be designed on the basis of a rainfall frequency that is consistent with the requirements of this chapter which shall be approved by the Borough. Stormwater runoff velocities and quantities shall be consistent with the need to protect the public health, safety and welfare and to prevent turbulent conditions and erosion. Peak discharge shall be no greater than predicted for predevelopment conditions.

(8) Minimum grades for turf areas inside detention basins shall be 1% and maximum side slopes of retention/detention basins shall be 33% (three units horizontally to one unit vertically). Depending upon the location and the intended use of the detention facilities during nonfunctioning times, a side slope of less than 33% for one or both slopes may be required by the Borough Council. Side slopes shall be kept as close to the natural land contours as practical but when a detention basin is to be maintained by a future residential lot owner the maximum side slope shall be 25% (four units horizontally to one unit vertically).

(9) Paved surfaces that are to serve as stormwater storage areas shall have minimum grades of 1/2% and shall be restricted to storage depths of 1/2 feet maximum.

(10) If a portion of an area within a stormwater storage area is to be paved for parking or recreational purposes, the paved surface shall be placed at the highest elevation within the storage area as possible.

(11) The following additional conditions shall be complied with for wet bottom stormwater storage areas.

(a) Water surface area shall not exceed 1/10 of the tributary drainage area.

(b) Shoreline protection shall be provided to prevent erosion from wave action.

(c) Minimum normal water depth shall be four feet. If fish are to be used to keep the pond clean, a minimum of 1/4 of the pond area shall be a minimum of 10 feet deep.

(d) Facilities shall be provided to allow the pond level to be lowered by gravity flow for cleaning purposes and shoreline maintenance.

(e) Aeration facilities as may be required to prevent pond stagnation shall be provided. Design calculations to substantiate the effectiveness of these aeration facilities shall be submitted with final engineering plans. Agreements for the perpetual operation and maintenance of aeration facilities shall be prepared to the satisfaction of the Borough.

(f) In the event that the water surface of the pond is to be raised for the purposes of storing water for irrigation or in anticipation of the evapotranspiration demands of dry weather, the volume remaining for storage of excess stormwater runoff shall still be sufficient to contain the design year storm runoff.

C. Specific Design Considerations for Stormwater Detention Basins.

(1) The design of stormwater detention basins shall be according to the methods in the U.S. Department of Agriculture, Soil Conservation Service Technical Release No. 55, "Urban Hydrology for Small Watersheds."

(a) After installation of imperious cover, peak discharges from the site shall not exceed the before construction peak discharge rate from a two year, twenty-four-hour storm for all storms up to a ten-year, twenty-five-hour storm. Peak discharges for any storms of greater than ten-year frequency up to and including a one-hundred-year storm shall not exceed the peak discharges from the site of such storms before development, including twenty-five-, fifty- and one-hundred-year storms.

(b) Design storm rainfall. Stormwater runoff shall be based on the following twenty-four-hour storm events:

	Storm Event	Inches of Rainfall
	2 years	3.0
	10 years	4.6
	25 years	5.6
	50 years	6.6
	100 years	7.5

(2) All lands within the subdivision which are farm fields shall be considered as pasture with good ground cover.

(3) Retention and detention basins shall be designed to safely discharge the peak discharge of a postdevelopment one-hundred-year frequency storm event through an emergency spillway and all other outlets combined in a manner which will not damage the integrity of the basin or the downstream drainage area. The emergency spillway shall be designed by routing the one-hundred-year inflow hydrograph through the spillway assuming no storage volume below the spillway invert.

(4) Retention and/or detention basins which are designed with earth fill dams shall incorporate the following minimum standards:

(a) The height of the dam shall not exceed 15 feet unless approved by the Borough and the Pennsylvania Department of Environmental Protection.

(b) The minimum top width of dams up to 15 feet in height shall be equal to 2/3 of the dam height but in no case shall the top width be less than eight feet.

(c) The side slopes of the settled earth fill shall not be less than three horizontal to one vertical.

(d) A key trench at least two feet deep or extending down to stable subgrade, whichever is deeper, of compacted relatively impervious material (Unified Soil Classification CL or ML). Minimum bottom width for the key trench shall be four feet. Maximum side slopes for the key trench shall be one horizontal to one vertical. A compacted impervious core at least eight feet wide at the top having a maximum side slope of one horizontal to one vertical shall extend for the full length of the embankment and the top elevation shall be set at the design year water surface elevation.

(e) All pipes and culverts through dams shall have properly spaced anti-seep collars (minimum six inches thick).

(f) A minimum of one foot above the design elevation of the water surface to the invert of emergency spillway shall be provided. A minimum of six inches shall also be provided above the design elevation of the emergency spillway to allow for settlement of the embankment.

(g) The emergency spillway shall be constructed in undisturbed earth or be of concrete construction along its bottom and sides.

(h) Whenever a basin will be located in an area underlain by limestone, a geological evaluation of the proposed location shall be conducted to determine susceptibility to sinkhole formations. The design of all facilities over limestone formations shall include measures to prevent groundwater contamination and, where necessary, sinkhole formation. Soils used for the construction of basins shall have low erodibility factors ("K" factors). The Borough may require the installation of an impermeable liner in detention basins.

5. Design Submission Requirements.

A. The following stormwater management data are required submittals:

(1) All calculations, assumptions and criteria used in the design of stormwater management facilities and in the establishment of the calculated pre-development and postdevelopment peak discharge. Drainage areas contributing to and calculations of peak rates of runoff for all points of runoff concentration.

(2) All plans and profiles of proposed stormwater management facilities including horizontal and vertical location, size and type of material. This information shall provide sufficient information required for the construction of all facilities.

(3) For all detention and retention basins a plotting or tabulation of storage volumes with corresponding water surface elevations and of the outflow rates for those water surfaces.

(4) For all detention and retention basins the design inflow and outflow hydrographs and routing calculations to determine the function of the basin. The storage-indication routing method shall be used.

(5) For all retention basins which hold 2 1/2 acre feet or more of water and have an embankment that is 10 feet or more in height, soil structures and characteristics shall be investigated. Plans and data prepared by a registered professional, experienced and educated in soil mechanics, shall be submitted.

6. Maintenance of Stormwater Management Facilities. Proposals for the ownership and maintenance responsibilities for all proposed storm drainage and erosion and sediment control facilities shall be submitted to the Borough for review and approval at preliminary plan state. The Borough shall be satisfied that sufficient provision has been made for adequate and perpetual maintenance of all such facilities.

7. Erosion and Sediment Controls and Plan Requirements.

A. Land shall not be developed or changed by grading, excavation or the removal or destruction of natural topsoil, trees or other vegetative cover unless adequate provisions of minimizing erosion and sedimentation are provided.

B. A plan for erosion and sediment control shall be prepared and submitted to the Borough by the subdivider as required by this chapter. The plan shall meet all requirements of and be approved by the County Conservation District, the Borough and the Pennsylvania Department of Environmental Protection when applicable. In lieu of an erosion and sediment control plan the Borough may, when deemed appropriate by the Borough and when no earthmoving will be done at the direction of the subdivider, permit the subdivision plan to contain a note that individual lot purchasers are responsible for preparing an erosion and sediment control plan prior to the commencement of earthmoving activities. The Borough may further require a note indicating that as a condition to the issuance of a building permit for a lot and erosion and sediment control plan for that lot shall be submitted to and approved by the Borough.

C. The erosion and sediment control plan shall be submitted at final plan submission and shall contain two parts: (1) a map or maps describing the topography of the area within the subdivision or development, the proposed alterations of the area and the erosion and sediment control measures and facilities which are proposed; and (2) a narrative report describing the project and giving the purpose, engineering assumptions and calculations for control measures and facilities. A map or maps shall show:

(1) The topographical features of the project area and immediate surrounding area.

(2) The types, depth, slope and areal extent of the soils within the subdivision or development.

(3) The proposed alteration to the area including:

(a) Changes to land surface and vegetative cover.

(b) Areas of cuts and fills exceed five inches in vertical difference (three feet if sidewalks are to be constructed).

(c) Structures, roads, paved areas, buildings.

(d) Stormwater control facilities.

(e) Existing contours on the site at intervals required by this chapter and, where required by the Borough, finished contours at the same intervals.

(4) The narrative report shall contain:

(a) A general statement of the project which shall contain:

1) A general description of the project.

2) A general description of stormwater control methods.

3) A general description of accelerated erosion control.

4) A general description of sedimentation control.

(5) A description of the amount of runoff in the project area and the upstream watershed including method of calculation and factors considered. Calculations for runoff before, during and after construction shall be submitted. These calculations shall be in conformance with the Soil Cover Complex Method set forth in the USDA Technical Release No. 55.

(6) A maintenance program for the control facilities including:

(a) Frequency of inspection of control facilities.

(b) Method of disposal of materials removed from the control facilities of the project area.

(c) The methods, frequency and ultimate disposal site for solid waste material.

(7) The staging of earth disturbance activities in relation to the implementation of control measures and construction of control facilities.

(8) The following items shall be shown on a map and also described in the narrative report:

(a) Temporary control measures and facilities for use during earth disturbance activities including:

1) Purpose.

2) Types of measures and facilities.

3) Location of measures and facilities.

4) Dimensioned construction details of facilities. Design considerations and calculations.

(9) Permanent control measures and facilities for long-term site stabilization and watercourse channel stabilization including:

(a) Purpose.

(b) Types of measures and facilities.

(c) Location of measures and facilities.

(d) Dimensioned construction details of the facilities.

(e) Design considerations and calculations.

D. All erosion and sediment control facilities shall be periodically inspected and checked for adequacy and compliance with the approved erosion and sediment control plan by the Borough and its authorized representatives. The approved erosion and sediment control plan shall be maintained at the site of earthmoving at all times.

E. All control facilities shall be maintained for their designed operation to ensure adequate performance.

F. The following guidelines shall be followed as needed in developing erosion and sediment control measures:

(1) Stripping of vegetation, grading, filling, excavating or other alteration of the landscape shall be kept to a minimum and shall be done in such a way that will minimize erosion.

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

(3) The disturbed area and the duration of exposure shall not exceed 20 days.

(4) Disturbed soils shall be stabilized as quickly as practicable.

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

(6) The permanent vegetation and mechanical erosion control and drainage measures shall be installed prior to development.

(7) Both permanent and temporary provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff shall be mechanically retarded.

(8) Until disturbed areas are stabilized, sediment in runoff water shall be trapped by the sue of debris basins, sediment basins, silt traps or similar measures approved in the erosion and sediment control plan.

G. The following guidelines shall be applied as needed in excavation and fills as part of erosion and sediment controls:

(1) All lots, tracts or parcels shall be graded to provide positive drainage away from buildings without ponding.

(2) Grading and cut-fill operations shall be kept to a minimum to ensure conformity with the natural topography, to minimize the erosion hazards and to adequately handle surface runoff.

(3) Natural drainage patterns shall be preserved wherever possible and desirable.

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

(5) Cut and fills shall to endanger adjoining property.

(6) Fill shall be placed and mechanically compacted to minimize sliding and erosion of the soil.

(7) Fills shall not encroach on natural watercourses, floodplains or constructed channels.

(8) Grading shall not be done in such a way so as to divert water onto the property of another landowner without the written agreement of the adjoining landowner and the approval by the Borough Council and the Borough Solicitor of all written agreements.

(9) During grading operations necessary measures for dust control shall be exercised.

(10) Grading equipment shall not cross live streams. Provisions must be made for the installation of culverts or bridges.

H. Control measures and facilities shall be in accordance with the regulations of the Pennsylvania Department of Environmental Protection.

I. Whenever sedimentation is caused by stripping vegetation, regrading or other development or earthmoving it shall be the responsibility of the person, corporation or other entity causing such sedimentation, at his expense, to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage which was caused within 72 hours of such sedimentation or damage. The Borough may require a note to this effect to be placed on the final subdivision or land development plan.

§ 22-509 Public Use and Service Areas.

[Ord. 614, 12/29/1992, § 509; as amended by Ord. 680, 12/28/1998]

1. Public Open Spaces.

A. The subdivider shall dedicate suitable open space for recreation. The minimum standards to be used in the reservation of open space shall be as follows:

	Gross Density of Tract in Dwelling Units per Acres	% of Tract
	1-3	5%
	3.1-6	10%
	6.1-10	15%
	10.1-15	20%
	Over 15	25%

B. In lieu of reserving open areas for recreation and, upon agreement between the Borough Council and the subdivider, the subdivider shall pay the Borough an amount established by resolution of Borough Council for each dwelling unit.

C. Areas reserved for recreation purposes shall meet the following standards:

(1) The land shall be readily accessible to residents of the subdivision or land development.

(2) Provision shall be made for access to the land by maintenance equipment where such access will be necessary.

(3) The size, surface conditions, shape, topography and location of the parcels shall be suitable for active recreational purposes such as athletic fields, hard-surfaced courts and apparatus areas. Land shall be suitable or development as a particular type of active recreation facility as categorized by the National Recreation and Park Association's "National Park Recreation and Open Space Standards and Guidelines," 1983, as amended.

(4) Those recreation areas not to be dedicated shall be designed and developed according to the standards established by the National Recreation and Park Association upon agreement between the Borough Council and the developer.

(5) The subdivider shall make arrangements for the perpetual ownership and maintenance of recreation areas which will not be dedicated to the Borough.

2. Community Assets. Consideration shall be shown for all natural features such as large trees, watercourses, historic areas and structures and similar community assets which, if preserved, will add attractiveness and value to the remainder of the subdivision.

3. Utility and Drainage Easements.

A. On July 8, 1970, the Pennsylvania Utility Commission issued an order requiring all electric distribution lines to be installed underground in residential developments of five or more family units. This also applies to mobile home parks, apartment houses and row houses. In compliance with these regulations and with the cooperation of local utility companies the following procedure will be followed in reviewing plans subject to underground electric service:

(1) Upon filing a preliminary plan or an official sketch plan for review the subdivider will forward a copy to the appropriate utility company if the development would fall subject to the order. This would apprise the utility company of the project status and indicate that the subdivider would be contacting them in the near future.

(2) Upon receipt and review of preliminary plans the subdivider is directed to contact the utility company and secure an approval of plans for underground electric system. Receipt of a letter from the utility company indicating receipt of plans will be required prior to Borough endorsement of any plan for recording. The responsibility for securing this approval and coordinating the plan with the utility company would be the subdivider's or his representative's.

B. Easements with a minimum width of 20 feet shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to service the abutting lots. No structures, trees or other large plantings shall be placed within such easements.

C. Easements shall be centered on or adjacent to rear or side lot lines.

D. Subdividers and developers are urged to avail themselves of the services provided by the various public utility companies in determining the proper locations for utility easements.

E. Utility service for residential development not subject to the abovementioned Pennsylvania Public Utility Commission's order is recommended to be provided through the use of underground facilities in accord with the standards and approval of the utility company having appropriate jurisdiction.

F. The following guidelines shall be applied as needed in establishing easements as part of erosion and sediment controls:

(1) Nothing shall be permitted to be placed, planted, set or put within the area of easement. The area should be kept as lawn.

(2) Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 20 feet or as may be required or directed by the Department of Environmental Protection. The owner shall properly grade and seed slopes and fence.

(3) Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the applicant or owner shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for such discharge of drainage and for the carrying off of such water and for the maintenance, repair and reconstruction of the same, including the right of passage over and upon the same by vehicles, machinery and other equipment for such purposes and which shall be of sufficient width for such passage and work. The owner shall convey, free of charge or cost, such easements to the Borough upon demand.

4. Required Studies to be Submitted by the Developer.

A. A traffic impact study shall be submitted in the following instances:

(1) A residential subdivision or land development of 50 or more lots and/or dwelling units.

(2) A nonresidential subdivision of five or more lots.

(3) A nonresidential land development containing 40,000 square feet or more of gross floor area.

(4) Any nonresidential land development within 1/4 mile of an intersection involving an arterial road or two collector roads. Provided, that the Borough Council reserves the right to require a traffic study for any subdivision or land development when the Borough Council deems such a study necessary to adequately review the impact of the subdivision or land development on existing and proposed roads.

(a) The traffic impact study shall be prepared by a qualified professional traffic engineer or traffic planner with verifiable experience in preparing such studies.

(b) The study area for the traffic study shall be based on engineering judgment and an understanding of existing traffic conditions at the site and represent the are which is likely to be affected by the development. The study limits shall be initially agreed upon by the developer, his engineer and the Borough.

(c) The traffic impact study shall contain the following elements:

1) The study area boundary and identification of the roadways included within the study area.

2) A general site description including:

a) Size, location, existing and proposed land uses and dwelling types, construction staging and completion date of proposed development.

b) Existing land uses, approved and recorded subdivision and land developments and subdivisions and land developments proposed but not yet approved and recorded in the study area that are agreed upon by the Borough, developer and traffic engineer as having bearing on the development's likely impact shall be described and considered.

c) Within the study area the applicant must describe existing roadways and intersections (geometries and traffic signal control) as well as improvements contemplated by government agencies or private parties.

3) Analysis of existing conditions including:

a) Daily and Peak Hour(s) Traffic Volumes. Schematic diagrams depicting daily and peak hour(s) traffic volumes shall be presented for roadways within the study area. Turning movement and mainline volumes shall be presented for the three peak hour conditions (AM, PM and site generated) while only mainline volumes are required to reflect daily traffic volumes. The source and/or method of computation for all traffic volumes shall be included.

b) Volume/Capacity Analyses at Critical Points. Utilizing techniques described in the "Highway Capacity Manual Transportation Research Board Special Report 209" (1985 or latest edition) or derivative nomographs, an assessment of the relative balance between roadway volumes and capacity are to be described. The analysis shall be performed for existing conditions (roadway geometry and traffic signal control) for the appropriate peak hours.

c) Level of Service at Critical Points. Based on the results obtained in the previous section levels of service (A through F) shall be computed and presented. Included in this section shall also be a description of typical operating conditions at each level of service.

d) A tabulation of accident locations during the most recent three year period shall be provided.

4) Analysis of Future Conditions Without the Proposed Development. The future year(s) for which projections are made will be specified by the Borough and will be dependent on the timing of the proposed development. The following information shall be included:

a) Daily and Peak Hour(s) Traffic Volumes. This section shall clearly indicate the method and assumptions used to forecast future traffic volumes. The schematic diagrams depicting future traffic volumes shall be similar to those described in § 22-509(5) in terms of location and times (daily and peak hours).

b) Volume/Capacity Analyses at Critical Locations. The ability of the existing roadway system to accommodate future traffic (without site development) shall be described in this Section. If roadway improvements or modifications are committed for implementation the volume/capacity analysis shall be presented for these conditions.

c) Levels of Service at Critical Points. Based on the results obtained in the previous section, levels of service (A through F) shall be determined.

5) Trip Generation. The amount of traffic generated by the site shall be presented in this section for daily and the three peak hour conditions. The trip generation rates used in this phase of the analysis shall be justified and documented to the satisfaction of the Borough Council. "Trip Generation" (Fourth or latest edition) published by the Institute of Transportation Engineers shall be used unless the Borough Council approves other studies.

6) Trip Distribution. The direction of approach for site generated traffic shall be presented in this section for the appropriate time periods. As with all technical analysis steps the basic method and assumptions used in this work shall be clearly stated in order that the Borough can replicate these results.

7) Traffic Assignment. This section shall describe the utilization of study area roadways by site generated traffic. The proposed traffic volumes shall then be combined with anticipated traffic volumes from § 22-509(5) to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.

8) Analysis of Future Conditions with Development. This section shall describe the adequacy of the roadway system to accommodate future traffic with development of the site. Any unique characteristics of the site or within the study are (i.e., holiday shopping) affecting traffic shall be considered. If staging of the proposed development is anticipated analysis for each stage of completion shall be made. The following information shall be included:

a) Daily and peak hour(s) traffic volumes, mainline and turning movement volumes shall be presented for the highway network in the study area as well as driveways and internal circulation roadways for the appropriate time periods.

b) Volume/Capacity Analysis at Critical Points. Similar to § 22-509(5), a volume/capacity analysis shall be performed for the appropriate peak hours for future conditions with the site developed as proposed.

c) Levels of Service at Critical Points. As a result of the volume/capacity analysis, the level of service on the study area roadway system shall be computed and described in this Section.

9) Recommended Improvements. In the event that the analysis indicates unsatisfactory levels of service (levels of service D, E or F) as described in "Highway Capacity Manual, Transportation Research Board Special Report 209" (1985 or latest edition) will occur on study area roadways, a description of proposed improvements to remedy deficiencies shall be included in this Section. These proposals would not include omitted projects by the Borough and State which were described in § 22-509(5) and reflect in the analysis contained in § 22-509(5). The following information shall be included:

a) Proposed Recommended Improvements. This Section shall describe the location, nature and extent of proposed improvements to assure sufficient roadway capacity. Accompanying this list of improvement shall be preliminary cost estimates.

b) Volume/Capacity Analysis at Critical Points. Another iteration of the volume/capacity analysis shall be described which demonstrates the anticipated results of making these improvements.

c) Levels of Service at Critical Points. As a result of the revised volume/capacity analysis presented in the previous subsection, levels of service for the highway system with improvements shall be presented.

10) Conclusion. The last section of the report shall be a clear, concise description of the study findings. The concluding section shall serve as an executive summary.

B. The impact studies listed below shall be submitted to the Borough in the following instances:

(1) A residential subdivision or land development of 50 or more lots and/or dwelling units.

(2) A nonresidential subdivision of five or more lots.

(3) A nonresidential land development containing 40,000 square feet or more of gross floor area. Provided that the Borough Council reserves the right to require impact studies for any subdivision or land development when the Borough Council deems such a study necessary to adequately review the impact of the subdivision or land development.

(a) Utilities Impact Study. A study shall be prepared by a registered professional engineer indicating the impact of the proposed development on the existing sanitary sewer, water, solid waste and drainage systems serving the Borough. Said impact analysis shall identify the existing capacity of facilities which would serve the development, the prospects of those facilities being able to provide service to it and any improvements that might be required as a direct result of the proposed development. Additionally, the study shall identify the likely ability of sanitary sewer, water, solid waste and drainage systems to continue to provide efficient and economic service to existing residents and businesses within the Borough considering added service requirements of the proposed development.

(b) Recreation Impact Study. The study shall analyze the demand for recreational facilities which the proposed development will generate and determine whether adequate facilities exist or are planned or proposed. As a minimum, the study shall include the following:

1) A description of the projected age breakdown of the residents of the proposed development.

2) A description of any recreational facilities to be provided by the developer.

3) A description of existing municipal recreational facilities and the impact of the proposed development on these facilities. Accepted national standards for required recreation shall be used in the analysis.

4) Discussion of potential for any recreational facilities to be provided by the developer to compensate for any anticipated deficiencies of the Borough's recreational facilities.

5) A description of any contributions the developer plans to make for Borough recreation to compensate for expected impacts.

(c) Fiscal Impact Analysis. A fiscal impact analysis shall be prepared identifying the likely impact of the development on the Borough and School District's tax structure and expenditure patterns. Included shall be a determination of the revenues to accrue to the Borough and School District as a result of a proposed development as well as an identification of the cost associated with delivering services to the proposed development. The fiscal impact analysis shall deal with the impact of the proposed development on the ability of the Borough to deliver fire, police, administrative, public works and utility services to the development and on the Borough's economy. In order to prepare the analysis the applicant shall utilize a methodology from "The New Guide to Fiscal Impact Analysis" (Rutgers Center for Urban Policy Research, 1985, as modified from time to time), adapted as appropriate and to the Borough's satisfaction. Particular aspects of the Borough's service delivery capability to be analyzed shall include:

1) Public Works. This includes potential effects on the maintenance, repair and upkeep of roads, signal systems, sanitary sewer, water and drainage systems, open space and recreation areas or any other applicable function. This study shall address projected cost increases for the above-mentioned items in terms of administration, personnel, equipment and materials.

2) Administration. This includes time that would be required by the Borough Council, Manager and other staff to process the application and handle the project during construction as well as long-term administration demands. This should include, but not be limited to, the handling of plans, contracts, various legal instruments or agreements, permits, special problems and escrow. Added demands on the code administration staff also shall be projected.

3) Fire and Emergency Services. The analysis shall incorporate the development's impact on fire company capabilities including, but not limited to, municipal water supply, pumping capacity, specialized equipment and training requirements.

4) Police. The study shall project the overall effects of the proposed development on existing Borough police personnel numbers, equipment, vehicles and working space. The study shall include whatever facilities or assistance the development will provide to handle emergencies, criminal investigation, armed robbery or other security related problems.

(d) Historic and Archeological Resources Impact Study. All historic and archaeological resources which have been identified and/or inventoried by the Borough, the Berks County Planning Commission and/or the Pennsylvania Historical Museum Commission located within the tract shall be identified and the impact on such resources detailed.

(e) Environmental Impact Study. The study shall include the following impacts:

1) Habitats of threatened and endangered species of special concern in Pennsylvania within the tract, as established by the Pennsylvania Biological Survey and/or Pennsylvania Natural Diversity Inventory, shall be identified and the impact on such resources detailed. If such habitats exist on the tract the measures proposed to protect the habitats shall be indicated.

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

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

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

(f) Hydrogeologic Impact Study. Such study shall be conducted by a qualified hydrogeologist and consist of the following minimum considerations:

1) A map showing the location of the site.

2) A description of the geologic conditions on and around the site. Site geology, including stratigraphy, structure and soils shall be analyzed. Hydrogeology, including aquifer characteristics, groundwater movement, local water use, aquifer yield and water quality shall be analyzed. Groundwater impacts, availability of groundwater, well interference, water quality and yield availability shall be analyzed.

3) Should it be determined that the proposed use(s) would result in a degradation of groundwater quality or eliminate the potential groundwater use at nearby properties, the study shall present measures that will be employed to prevent these adverse impacts.

§ 22-510 Consideration for Solar Access.

[Ord. 614, 12/29/1992, § 510]

1. When maximal provision is to be made for the use of solar energy by structures, in general, streets toward which buildings are to be oriented should run in an east-west direction.

2. Section 504(1)(A) indicates that insofar as practical, side lot lines shall be at right angles to straight street lines and radial to curved street lines. The Borough may allow variation from this requirement where provision is to be made for maximal use of solar energy, in which case, side lot lines generally may run from due north to due south or with slight variation east or west of this axis.

A. When lot lines will not be provided, consideration should be given to orienting buildings to maximize solar access. Generally, buildings should be located with their long axes running east to west, though in some high density or townhouse developments a north-south orientation for the long axes may be desirable.

B. Consideration should be given to locating structures and open spaces such that buildings will not cast shadows on other buildings.

3. Consideration should be given to reserving solar easements within lots for protection of solar access.

§ 22-511 Shade Trees.

[Ord. 614, 12/29/1992, § 511]

Within the right-of-way of streets adjacent to or in new subdivisions, the subdivider shall plant shade trees meeting the specifications found in these regulations. Site locations, land use, topography, natural and historical features shall be considered by the subdivider and the Hamburg Planning Commission in selecting and approving species.

A. Species of Trees Permitted. Trees within street rights-of-way shall be deciduous hardwood types of the following varieties (including hybrids thereof) or other species approved by the Hamburg Planning Commission.

		Mature Height
	ACER RUBRUM — Red Maple	120 feet
	ACER SACCHARUM — Sugar Maple	120 feet
	ACER CAMPESTR — Hedge Maple	25 feet
	GLEDITSIA TRIACANTHOS INERMIS — Thornless Honey Locust	135 feet
	PLANTANUS ACERIFOLIA — London Plane	100 feet
	GINKGO BILOBA — Maidenhair Tree (Males only)	120 feet
	QUERCUS BOREALIS — Red Oak	75 feet
	QUERCUS COCCINEA — Scarlet Oak	75 feet
	QUERCUS IMBRICARIA — Shingle Oak	75 feet
	TILLIA CORDATA — Little Leaf European Linden	90 feet
	TILLIA EUCHLORA — Crimean Linden	60 feet
	NUSSA SYLVATICA — Sour Gum (Black Tupelo, Black Gum)	90 feet
	PYRMS CALLERYANA — Bradford Pear	50 feet

B. Tree Specifications.

(1) Trees shall be of nursery stock quality, grown under the same climatic conditions as at the location of the development.

(2) All planting shall be done in conformance with good nursery and landscape practice and to the standards established by the Hamburg Planning Commission.

(3) Trees permitted shall be of symmetrical growth, free of insect pests and disease.

(4) Tree Size. The trunk diameter measured at a height of six inches above ground level shall be a minimum of 1 1/2 — 2 1/2 inches. Trees shall have a minimum of a seven-foot single straight stem to first lateral branches above ground level. Depending on good planting practice with reference to the particular species to be planted the Hamburg Planning Commission may modify the size requirements of trees.

C. Tree Location.

(1) In all subdivisions trees shall be planted within the street rights-of-way at uniform intervals of between 30 and 40 feet. The location of shade trees will be subject to the approval of the Hamburg Planning Commission and the Hamburg Borough Council. If acceptable to the above two Boards, trees may be planted midway between curb and sidewalks providing the planting strip is a minimum of five feet in width or between the sidewalks and building line at least three feet from the sidewalk.

(2) In order to facilitate planting within street rights-of-way, the developer shall indicate grades on his final subdivision plans and shall grade each street right-of-way according to § 22-602(A), thereby providing a twenty-three-foot or fifteen-foot width (whichever is applicable), at a slope of 3/8 inches per foot in order that a sufficient grade will exist for the planting of required shade trees.

D. Maintenance. An agreement between the subdivider and the Borough Council and approved by the Hamburg Planning Commission shall be required to provide for the maintenance of all such trees planted.

(1) The terms of the maintenance agreement shall be 24 months from the day the Borough Engineer and Borough Secretary give the developer the final approval on all required improvements identified in the subdivision improvements agreement. During this term the developer shall:

(a) Replace dead trees.

(b) Control insects and diseases.

(c) Repair mechanical injury.

(d) Remove all dead branches.

(2) Upon the expiration of the maintenance agreement the responsibility of maintenance of said trees shall fall upon the individual property owner(s) or management company whose property, if property lines extended to the paved roadway, include shade trees. The Borough will not be responsible for maintenance of these trees.

§ 22-512 Solid Waste Management.

[Ord. 614, 12/29/1992, § 512]

1. Provision shall be made in developments containing apartments and townhouses and in commercial and industrial developments to adequately store within containers all solid waste generated between collections.

2. All storage containers shall be located to permit efficient depositing of wastes in the containers and efficient collection from the containers and all solid waste containers shall be accorded their own areas on a development plan in a manner that will not interfere with pedestrian traffic, vehicular traffic and vehicular parking.

3. Debris, rubbish or other waste material resulting from grading or construction activities on the lot shall be removed from the lot prior to the issuance of a certificate of use and occupancy for the lot. No debris, rubbish or waste material shall remain within the area of an improvement covered by a performance guaranty upon expiration of the guaranty or completion of the improvement, whichever is sooner.

§ 22-513 Floodplains.

[Ord. 614, 12/29/1992, § 513]

1. Floodplains shall be calculated using the method established in "Determination of Floodplains" in the Appendices of this chapter and shown on all subdivision and land development plans. The floodplain controls established within the Borough Zoning Ordinance [Chapter 27] or an ordinance enacted in accordance with the National Flood Insurance Program shall be applied to those floodplains when such controls have been enacted.

2. The Planning Commission may require that vehicular access be provided to each dwelling unit within a subdivision or land development over a street or other approved means of access which is elevated above the level of the one-hundred-year flood.

3. All Federal, State and local permits required to engage in activities within a floodplain shall be obtained prior to a preliminary plan review.

4. The following controls shall apply to the floodplains:

A. No watercourse shall be altered or relocated unless approved by the Planning Commission and, where applicable, the appropriate State and Federal agencies.

B. No watercourse shall be altered or relocated unless the person proposing the alteration or relocation submits calculations assuring that the flood-carrying capacity within the altered or relocated portion of the watercourse shall be designed to be no less than the flood-carrying capacity of the watercourse prior to the proposed alteration or relocation.

C. No encroachment shall be made on a floodplain or watercourse which will increase flood levels within the Borough during the occurrence of the one-hundred-year flood discharge. With any proposal for an encroachment, calculations which will indicate compliance with this requirement shall be submitted to the Borough. All encroachments are subject to Planning Commission approval.

D. Any fill permitted by the Planning Commission subject to the following:

(1) Fills shall consist of soil or rock materials only. Sanitary landfills shall not be permitted.

(2) Adequate provisions shall be made to prevent surface water from damaging the sloping surfaces of fills.

(3) Fills shall be placed and mechanically compacted to minimize sliding and erosion of soil.

(4) Fill slopes shall be no steeper than one vertical unit to two horizontal units.

E. When there are no floodplain controls established within the Borough Zoning Ordinance [Chapter 27] or an ordinance enacted in accordance with the National Flood Insurance Program, the following controls shall apply to the floodplains.

(1) Buildings shall be constructed within the floodplains.

(2) No outside storage of materials is permitted within floodplains.

(3) No more than 10% of the floodplain shall be covered with impervious surfaces.