A.
The purpose of this article is to establish and define the public
improvements and design standards which will be required by the City
in the review, approval and construction of any subdivision or land
development.
B.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety, morals and general welfare.
C.
Whenever City or other applicable regulations impose more restrictive
standards and requirements than those outlined herein, such other
regulations shall control.
D.
Where literal compliance with the standards and requirements specified
herein is clearly impractical, the City Council may modify or adjust
the standards to permit reasonable utilization of property while securing
substantial conformance with the objectives of these regulations.
A.
All portions of a tract being subdivided shall be taken up in lots,
streets, public lands or other proposed uses so that remnants and
landlocked areas shall not be created. In general, lot lines shall
follow municipal or City boundary lines rather than cross them. Wherever
possible, developers shall preserve trees, groves, waterways, scenic
points, historic spots and other community assets and landmarks. Subdivisions
and land developments shall be laid out so as to avoid the necessity
for excessive cut or fill.
B.
Land subject to flooding or other hazards to life, health or property
and land deemed to be topographically unsuitable shall not be designed
for residential occupancy or for such other uses as may increase danger
to health, life or property or aggravate existing erosion or flood
hazards. Floodplains are defined on Federal Emergency Management Agency
(FEMA) Flood Insurance Rate Maps. Such land within the subdivision
or land development shall be set aside on the plan for uses not endangered
by periodic or occasional inundation and shall not produce unsatisfactory
living or occupancy conditions. Where flooding is known to have occurred
within the area shown on the plan, such area shall be clearly marked
"subject to periodic flooding," and no building or streets shall be
permitted in this area. Floodplains are subject to the provisions
of Section 505.1 of the City of Pittston Zoning Ordinance.[1]
A.
Utility easements. All utilities, with the exception of on-site laterals,
shall be located in public rights-of-way. Where it is not possible
to locate in the public rights-of-way, utility easements shall be
located adjacent to rear or side lot lines. These easements shall
have the greater of a minimum width of 12 feet or 10 feet plus the
width of the required pipe or other improvement.
B.
Natural gaslines. Natural gaslines shall be installed in compliance
with the USAS Code B31.8, 1968, as amended.
C.
Sanitary sewage disposal. The applicant shall provide one of two
types of sanitary sewage disposal in compliance with the Pennsylvania
Water Quality Sewage Manual as listed below:
D.
Water supply. The land development will be served by a public or
private water supply. A letter from the appropriate utility company
indicating that service can be provided as shown on the submitted
drawings is required.
A.
For all subdivisions and land development proposals, a stormwater
management plan is required, showing all drainage within the watershed
affecting the subject property, all existing and proposed drainage
facilities, all grading proposed for the subject property and the
erosion and sediment control procedures and facilities to be utilized.
B.
All land areas shall be graded to secure proper drainage away from
buildings and to prevent the collection of stormwater in pools. Drainage
provisions shall be of such design as to carry surface waters to the
nearest practical and adequate street, storm drain or natural watercourse.
Developers must carry surface waters to the nearest practical storm
drain or natural watercourse. The developer shall construct and/or
install such drainage structures and/or pipes as are determined necessary
by the City Engineer to prevent erosion, damage, siltation and to
satisfactorily carry off surface waters. The proposed rate of stormwater
runoff from any subdivision or land development after full development
shall not exceed the runoff prior to development.
C.
Stormwater discharge shall be carried by conduit to prevent excessive
surface flow on or across streets, sidewalks, drives, parking areas
and any other paved surface or traveled way. Culverts or bridges shall
be required at all stream crossings of any street or roadway, using
design criteria for a fifty-year peak flow rate. Natural swales or
open drains of any type may be used only where there is no danger
to structures or abutting property.
D.
Identified natural watercourses (streams or creeks) which have continuous
flow shall remain open and shall not be piped or covered unless required
by the City Council as approved by the City Engineer.
E.
The stormwater management plan for each subdivision and land development
shall take into account and provide for upstream areas within the
entire watershed in computing discharge quantities, sizing of pipes,
inlets and other structures. The runoff from any proposed development
shall be subject to evaluation, which includes the anticipated runoff
from other existing or proposed developments within the same watershed.
Stormwater management facilities designed to serve more than one property
or development in the same watershed are encouraged, in which case
consultation with the City is required prior to design.
F.
The City Council may require, based upon the advice of the City Engineer,
stormwater retention devices, basins or other delayed-release devices
or designs to contain excess storm discharge and to prevent downstream
flow increases.
G.
Storm sewers (pipes or other structures) shall have a minimum grade
of 1/2% and a minimum inside diameter of 15 inches or a cross-sectional
area of 176 square inches. Roof drains or yard drains shall not connect
to any sanitary sewer and shall not discharge water directly over
any sidewalk. Storm drainage facilities should be located within the
paved areas of roadways. Where storm sewers discharge into existing
drainage channels at an angle greater than 30° with the downstream
channel flow, the far side bank shall be stabilized by the use of
riprap or masonry and/or concrete walls. The stabilization shall be
designed to prevent erosion and frost heave under and behind the stabilizing
media.
H.
Storm sewer systems shall be constructed in accordance with the City
specifications, which are approved by resolution of the City Council.
If a particular design or device is not specifically approved within
the City specifications, the City Engineer must review and approve
the same.
I.
Stormwater management plan.
(1)
General requirements. For all subdivisions and land development proposals,
a stormwater management plan and report shall be submitted, containing
but not limited to the following:
(a)
A suitable map of the total watershed (a United States Geological
Survey Quadrangle Map is sufficient) with predevelopment and post-development
areas outlined.
(b)
Suitable maps and drawings showing all existing and proposed
drainage facilities affecting the subject property.
(c)
A plan of the proposed stormwater drainage system attributable
to the subdivision or land development.
(d)
The design computations for the stormwater drainage systems,
including storm drain pipes and inlets, runoff control measures and
culverts and drainage channels.
(e)
A plan of the grading of the subject subdivision or land development.
(f)
A plan of the erosion and sedimentation procedures to be utilized.
(2)
Stormwater drainage plan. A complete plan of the stormwater drainage
system, showing all pipes, swales, channels, structures and detention
basins, shall be submitted as part of the stormwater management plan.
The drainage areas into each inlet or structure must be delineated
on the plan of the storm drainage system.
(3)
Storm drain pipes and inlets. All pipe and inlets shall meet material
capacity and construction specifications as outlined in the latest
revisions of PennDOT Publication 408 and the PennDOT Design Manual.
(a)
Design flow rate. The storm drain system shall be designed to
carry a twenty-five-year peak flow rate. The design twenty-five-year
peak flow rate into each inlet shall be indicated on the stormwater
drainage plan. The twenty-five-year flow rate shall be determined
by the Rational Formula as follows:
|
Q = CIA
|
|
Where:
| ||||
|
Q
|
=
|
Peak runoff rate in cubic feet per second (cfs).
| ||
|
C
|
=
|
Runoff coefficient equal to the ratio of the peak runoff rate
to the average rate of rainfall over a time period equal to the time
of concentration.
| ||
|
I
|
=
|
Average rainfall intensity in inches per hour for a time equal
to the time of concentration.
| ||
|
A
|
=
|
Drainage area in acres.
| ||
|
NOTE: Appropriate values for the runoff coefficient and rainfall intensity can be found in the Commonwealth of Pennsylvania Department of Transportation Design Manual, Part 2, Highway Design, Chapter 12.
|
(b)
Overflow system. An overflow system shall be provided to carry
flow to the detention basin when the capacity of the storm drain pipe
system is exceeded. The overflow system shall be of sufficient capacity
to carry the difference between the hundred-year and the fifty-year
peak flow rates.
(4)
Runoff control measures.
(a)
Runoff control. The rate of stormwater runoff from any proposed
subdivision or land development shall not exceed the rate of runoff
prior to development. Where, in the judgment of the City Engineer,
the quantity of stormwater runoff will cause detrimental downstream
impact, quantity will be a consideration in the method of stormwater
regulations. This standard shall be maintained for all storms, i.e.,
both high-frequency and low-frequency.
(b)
Runoff control devices. The increased runoff which may result
from subdivisions or land developments shall be controlled by permanent
runoff control measures that will provide the required runoff control
specified above. All runoff control devices will be evaluated for
the effectiveness to maintain the above-mentioned standard for all
storms with a return period of up to 100 years and reported at two-
, ten- , twenty-five- , fifty- and one-hundred-year storms.
(c)
Detention basin versus other available methods. In many respects,
the detention basin is the most desirable technique for controlling
the rate of runoff from subdivisions and land developments. However,
the use of other available runoff control is strongly encouraged.
Runoff control measures other than detention basins include seepage
or retention basins, pervious pavement and diversions. All pertinent
detention basin design standards shall be applicable to seepage and
retention basins.
(d)
Groundwater recharge. In general, all runoff control measures
shall be designed to encourage groundwater recharge and shall be permitted
only if suitable subsurface conditions are present. The on-site recharge
of all stormwater runoff shall be required if the City Council determines
that conditions so warrant.
(e)
Design of detention basins. All detention basins shall be designed
as per the procedures developed by the United States Department of
Agriculture, Natural Resources Conservation Service, as outlined in
its Technical Release No. 55, the Rational Method, or any method acceptable
to the City Engineer.
(f)
Basin design criteria. The following design criteria shall be
used in the design of all detention basins in the City. The basins
shall be designed to detain the quantity of water resulting from a
one-hundred-year, twenty-four-hour storm (see the Natural Resources
Conservation Service Technical Release No. 55) and must be designed
so the post-development runoff does not exceed the predevelopment
runoff for two- , ten- , twenty-five- , fifty- and one-hundred-year
storms. All flows in excess of the above-mentioned standard shall
flow over an emergency spillway.
(g)
Maximum depth of detention basins. In general, the maximum depth
of water in a detention basin shall not exceed five feet.
(h)
Emergency spillway. Whenever possible, the emergency spillway
for detention basins shall be constructed on undisturbed ground. Emergency
spillways shall be constructed of reinforced concrete, vegetated earth,
concrete rubble or other approved material. All emergency spillways
shall be constructed so that the detention basin berm is protected
against erosion. The emergency spillway shall be six inches above
the one-hundred-year stormwater elevation. The capacity of the emergency
spillway shall safely convey the one-hundred-year storm assuming all
other outlets are blocked and providing six inches of freeboard emergency
spillways shall discharge to maintain the intended watercourse of
the primary outlet.
(i)
Freeboard. Freeboard is the difference between the design flow
elevations and the top of the settled detention basin embankment.
(j)
Slope of detention basin embankment. The maximum slope of earthen
detention basin embankment shall be 3:1. The top or toe of any slope
shall be located a minimum of five feet from any property line. Whenever
possible, the side slopes and basin shape shall be amenable to the
natural topography. Straight side slopes and rectangular basins shall
be avoided whenever possible.
(k)
Width of berm. The minimum top width of detention basin berms
shall be six feet.
(l)
Slope of basin bottom. In order to ensure proper drainage of
the detention basin, a minimum grade of 2% shall be maintained for
all sheet flow. Minimum grade of 1/2% shall be maintained for all
channel flow.
(m)
Energy dissipaters. Energy-dissipating devices (riprap, end
sills, etc.) shall be placed at all basin outlets, and design calculations
shall be included in the stormwater control report.
(n)
All detention basins will be surrounded with appropriate fencing.
All fencing shall be at least six feet in height, include a gate for
maintenance, and shall be approved by the City Council.
(o)
Vegetative screening may be used in addition to the fencing.
If shrubs are used, they shall be placed in a continuous line, so
as to effectively grow together at maturity. If trees are used, they
shall be five feet to six feet in height, placed in a double, staggered
row, 10 feet on center. No shrubs shall be placed on top or inside
the basin. All screening shall allow for entrance at the gate for
maintenance and be approved by the City Council.
J.
A grading plan shall be required for all subdivisions and land development
plans, which shall be in conformance with the following criteria or
requirements:
(1)
Cuts. No excavation shall be made with a cut face steeper than 3:1,
horizontal to vertical, except under the condition in which the material
in which the excavation is made is sufficiently stable to sustain
a slope of steeper than three horizontal to one vertical. A written
statement to that effect is required from a licensed civil engineer
having experience in soils engineering and shall be submitted to the
City Planning Commission for review and approval. The statement shall
affirm that the site has been inspected and that the deviation from
the slope will not result in injury to persons or damage to property.
Retaining walls will be required if a stable slope cannot be maintained.
The toe of the slope or headwall of any cut must be located a minimum
of five feet from property lines. No excavation shall endanger adjoining
properties. All plans and additional materials must be submitted to
the Planning Commission for review.
(3)
Fills.
(a)
No fill shall be made which creates any exposed surface steeper
in slope than three horizontal to one vertical, except where the fill
is located so that settlement, sliding or erosion will not result
in property damage or be a hazard to adjoining property, streets or
buildings. A written statement from a civil engineer licensed by the
Commonwealth of Pennsylvania and having experience in soils engineering,
certifying that he has inspected the site and that any proposed deviation
from the slope specified above will not endanger any property or result
in property damage, must be submitted to and approved by the City
Planning Commission.
(b)
The top of any fill or top of the slope of any fill shall be
located five feet from any property line.
(4)
Fill placement and compaction. All fill shall be placed mechanically
and shall be free of any debris or organic material, roots and stumps.
Fill shall be placed in consecutive, maximum eight-inch layers and
compressed or compacted mechanically with equipment weighing not less
than 10 tons or with similar sheepsfoot roller or compactors having
equivalent compression capability. The City may require, at the owner's
expense, a test certifying the adequate compaction of fill materials
as required above or in accordance with the requirements of the City
Engineer if an on-site inspection was not performed at the time of
placement of the fill.
(5)
Fill in floodplain. If fill is used to raise the elevation of the site, the fill area shall extend out laterally for a distance of at least 15 feet beyond the limits of the proposed structures. Chapter 270, Floodplain Management, of this Code shall govern development in the floodplain. Fill in any floodplain, as defined in the City of Pittston Zoning Ordinance,[2] is prohibited.
(6)
Large-scale removal of topsoil. Permanent removal of topsoil shall
be prohibited in all subdivisions and land developments. The only
exception to this prohibition shall be under circumstance where design
of a large-scale development permits the removal of excess topsoil
in locations of large parking areas or large buildings where the topsoil
removed may be more appropriately used elsewhere on the site or on
a nearby site. A special permit for such topsoil removal is required,
as issued by the City Council.
K.
Erosion and sediment control. Prior to the commencement of any subdivision
or land development, the following criteria shall be met:
(1)
No changes shall be made in the contour of the land, and no grading,
excavating, removal or destruction of the topsoil, trees or other
vegetative cover of the land shall be commenced until such time as
a plan for minimizing soil erosion and sedimentation has been submitted
to and approved by the City Council and review by the Luzerne Soil
Conservation District, or there has been a written determination by
the City that such plans are not necessary.
A.
Streets proposed in any major subdivision or land development shall
be in accordance with the Comprehensive Plan and the Official Map
of the City of Pittston.
B.
Streets shall be carefully related to topography so as to produce
reasonable and minimum grades, satisfactory drainage and suitable
building sites.
C.
Residential streets shall be so laid out as to discourage through
traffic. However, the design of streets shall provide for continuation
of existing or recorded streets and for proper access to adjoining
undeveloped tracts suitable for future subdivision.
D.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts, or when designed as culs-de-sac.
Stub streets shall be designed with a temporary turnaround built to
the standard required for culs-de-sac.
E.
Streets that are extensions of or obviously in alignment with existing
streets shall bear the names of the existing streets. Street names
shall not be repeated within the City. The applicant/developer shall
obtain, in writing, a statement from the postmaster of the nearest
postal service area and a statement from an official of the nearest
fire company that proposed street names do not conflict with existing
street names.
F.
Private streets may be approved only if they are designed to meet
City street standards for right-of-way, paving width, drainage, curbs
and gutters.
G.
When street lines are deflected in excess of 3°, connection shall
be made by horizontal curves. A long-radius curve shall be preferred
in all cases to a series of curves and tangents.
H.
The approaches to any intersection shall follow a straight course
for at least 50 feet, as measured away from the intersecting lines
of rights-of-way.
I.
Except on residential and local minor collector streets, a minimum
tangent of 100 feet shall be required between curves.
K.
Street right-of-way and pavement standards. The following design
and construction requirements are subject to periodic review and approval
by the City Council:
|
Type of Street
|
Minimum Right-of-Way Required
|
Minimum Cartway or Paving Width
(feet)
| |
|---|---|---|---|
|
Local
|
40
|
30
| |
|
Minor collector
|
50
|
36
| |
|
Major collector
|
80
|
36 to 48
| |
|
*Major arterial
|
PennDOT standard
|
|
*
|
Major arterial will be determined on a case-by-case basis by
City Council in accordance with PennDOT standards.
|
|
Minimum Pavement Thickness
| ||||
|---|---|---|---|---|
|
Street
|
Subbase
(inches)
|
BCBC
(inches)
|
Wearing Surface
(inches)
| |
|
Arterial*
| ||||
|
Collector
|
8 of 2A modify
|
5
|
2 of bituminous surface course, ID-2*
| |
|
Local
|
8 of 2A modify
|
3 1/2
|
1 1/2 of bituminous surface course, ID-2*
| |
|
*
|
Determined on a case-by-case basis.
| |
|---|---|---|
|
NOTE: A cross section of a local street is demonstrated
in Figure 1 on the following page.[1]
| ||
|
Sidewalk Minimum Thickness
| |||
|---|---|---|---|
|
Sidewalks
|
Subbase
(inches)
|
Surface
(inches)
| |
|
Concrete sidewalks
|
4 of Asshto No. 57
|
5 of Class AA concrete
| |
[1]
Editor's Note: Figure 1 is included as an attachment to this chapter.
L.
Additional rights-of-way and cartway widths may be required by the
City Council in order to lessen traffic congestion; to secure safety
from fire, panic and other dangers; to facilitate the adequate provision
for transportation and other public requirements; and to promote the
general welfare. Short extensions of existing streets with lesser
rights-of-way and/or cartway widths than as prescribed above may be
permitted, provided that no section of new right-of-way shall be less
than 40 feet in width.
M.
Where a subdivision abuts or contains an existing street of inadequate
right-of-way width, additional right-of-way width shall be dedicated
or held for future dedication to conform to the standards set by the
City.
N.
New half or partial streets are not permitted, except where satisfactory
assurance for dedication of the remaining part of the street can be
secured. Wherever a tract to be subdivided borders an existing half
or partial street, the other part of the street shall be plotted within
such tract.
O.
Any applicant/developer who encroaches within the legal right-of-way
of a state highway is required to obtain a highway occupancy permit
from the Pennsylvania Department of Transportation Permit Office.
Q.
Where the grade of any street at the approach to an intersection
exceeds 6%, a leveling area of at least 75 feet, measured from the
edge of the pavement, shall be provided, having a grade of not greater
than 2%. Vertical curves shall be used at changes of grade exceeding
1% and shall be designed to provide the following minimum sight distances:
R.
For cul-de-sac streets, the following design shall be required:
(1)
A permanent or temporary cul-de-sac must be at least 250 feet in
length measured from the last intersection and must have at least
a forty-foot radius.
S.
Street intersections shall be designed to intersect at right angles.
New street intersections involving more than two streets shall be
prohibited. The minimum center-line offset between streets intersecting
another street is 150 feet. The minimum curb radii at street intersections
shall be 25 feet and 15 feet at the property line.
T.
A minimum clear sight triangle of 75 feet as measured from the center-line
intersections of two streets shall be provided at all intersections.
No physical obstruction, planting, berm or grade shall obscure vision
above a height of two feet in such triangle. Each leg of each triangle
shall be increased by one foot of each foot of right-of-way greater
than 50 for either intersecting street.
U.
Residential driveways shall be located not less than 50 feet from
the intersection of corner lots and shall, where appropriate, connect
to the street of lowest potential traffic if located on a corner lot.
V.
Access to individual commercial and industrial parking areas and
sites shall be controlled and shall be so located as to provide a
minimum of 150 feet between points of access.
W.
Bridges and culverts shall be designed to meet current PennDOT specifications.
They shall be constructed to the full width of the right-of-way or
to an adequate dimension to accommodate special grade conditions.
Approval of the Pennsylvania Department of Environmental Protection,
Division of Dams and Encroachments, is required when the area drained
upstream of the point under consideration exceeds an area of 1/2 square
mile.
X.
Street construction standards.
(1)
All street construction shall be in accordance with PennDOT Publication
408, including the maximum slope, except for extraordinary situations
approved by City Council.
(2)
Street cross sections for all streets shall be in accordance with
the standards established by City Council or elsewhere herein. All
details of cross sections, crowns, curb, pavement, subgrade and roadside
ditches shall conform to the designated cross section. (State approval
shall also be obtained where necessary.)
(3)
The subgrade shall be in accordance with PennDOT Publication 408.
(4)
Subbase.
(5)
Base course.
(a)
An ID-2 bituminous concrete base course, properly placed and
compacted to a minimum thickness according to road classification.
The material and installation to be in accordance with the specifications
of the Pennsylvania Department of Transportation, Publication 408.
The developer shall install said base before any excavation or construction
of dwelling units or building units is undertaken.
(6)
Wearing course.
(a)
After placing the ID-2 bituminous concrete base course (3 1/2
inches), the developer shall place ID-2 wearing surface course material
over the entire base or binder course (including curbs) and properly
compact to a minimum thickness of 1 1/2 inches.
(b)
After the home and other construction is 90% complete, the developer
shall place ID-2 wearing surface course material over the entire wearing
surface (including curbs) and properly compact to a minimum thickness
of one inch.
A.
Curbs shall be provided for all existing and proposed streets. Along
any existing street on which a subdivision or land development abuts,
curbs shall be constructed, and the existing paved cartway shall be
widened to the curb. The location of curbing along such existing street
shall be determined by the width of the required cartway of the road
as established by this chapter or by PennDOT standards in the case
of a state-maintained road. The specific type and design of curb shall
be in accordance with the design standards as established by the City
Engineer and Public Works Department.
B.
For commercial and industrial sites, curbs for internal access roads,
drives and parking areas shall be required.
C.
Sidewalks shall be required on both sides of all proposed streets
and on existing streets where they abut the subdivision.
D.
Sidewalks shall not exceed a grade of 8%. Steps or a combination
of steps and ramps shall be utilized to maintain the maximum grades,
where necessary. Sidewalks shall be laterally pitched at a slope of
not less than 1/4 inch per foot to provide for adequate surface drainage.
The grades and paving of sidewalks shall be continuous across driveways
except in certain nonresidential and high-density residential developments
and in certain other cases where heavy traffic volume dictates special
treatment.
E.
The minimum width of all sidewalks shall be four feet. At corners
and pedestrian street-crossing points, sidewalks shall be extended
to the curbline with an adequate apron area for anticipated pedestrian
traffic. The thickness and type of construction of all sidewalks shall
be in accordance with the standards established by the City. Where
sidewalks are required, a minimum four-foot-wide grass plot shall
be required between the sidewalk and the back of the curb. If the
provision of sidewalks requires the destruction or removal of valuable
trees, consideration shall be given to the retention of such valuable
trees. Where driveways cross sidewalks, a concrete apron shall be
provided from the sidewalk to the back of the curb. Sidewalks shall
be constructed of concrete at least five inches thick, underlain by
four inches of crushed stone.
F.
Street signs, as approved by the City of Pittston, shall be required
for all subdivision and land developments having existing or proposed
streets. The developer shall erect, on metal poles, at every street
intersection, a street sign or street signs having thereon the names
of the intersecting streets. At intersections where streets cross,
there shall be at least two such street signs, and at intersections
where one street ends or joins with another street, there shall be
at least one such street sign.
G.
Lighting requirements.
(1)
Streetlighting shall be required for all commercial and industrial
land developments, for all multifamily residential areas and, at the
discretion of the City Council, for all or portions of single-family
residential developments.
(2)
In single-family residential subdivision, appropriate conduit and
wiring shall be installed underground even though standards and lighting
fixtures may not be required or constructed immediately. In lieu of
conduit and wiring, a fee may be imposed by the City Council, at its
sole discretion, when it is deemed impractical or unnecessary for
such conduit and wiring to be installed at the time of the construction
of the residential subdivision. Such a fee shall be initially established
by the City Council by resolution. Such fee provisions may be changed
from time to time by the City Council.
(3)
Proposed intersections with any major collector or major arterial
street shall have streetlights.
H.
Where required above, the owner shall install or cause to be installed,
at the owner's expense, metal pole streetlights serviced by underground
conduit in accordance with a plan to be prepared by the owner's
engineer and approved by the City Engineer and the City Council. The
equipment of metal poles may be waived in such instances as approved
by the Council due to the existence of wooden poles already in place.
The owner shall be responsible for all costs involved in lighting
the streets from the date of first dwelling unit occupancy until such
time as the streets are accepted by the City.
