In addition to the standards in this Article
VI, residential subdivisions and land developments shall be designed in accord with the applicable requirements of Chapter
400, Zoning.
A. Application. The standards and requirements contained in this article
shall apply to all subdivisions and land developments and are intended
as the minimum for the preservation of the environment and promotion
of the public health, safety and general welfare and shall be applied
as such by the Borough Planning Commission in reviewing and evaluating
plans for all proposed subdivisions and/or land developments. Compliance
with all standards shall be documented by the applicant at the time
of preliminary plan application.
(1) Planning. The development shall conform to the proposals and conditions
shown in the Borough Comprehensive Plan and any local or regional
plans adopted by the municipality to which this chapter applies. The
streets, drainage, rights-of-way, school sites, public parks and playgrounds
shown on the officially adopted Comprehensive Plan or Official Map
shall be considered in the approval of all plans. In the case of major
subdivisions and land developments, the applicant shall submit a narrative
detailing how the development conforms to any applicable plan.
(2) Contiguous lands. Where the owner of the site under consideration
owns contiguous land suitable for development, the subdivision plan
shall cover all such contiguous lands. This provision, however, may
be waived in full, or in part, by the Borough if it is not considered
essential to the evaluation of the plans for the current development
tract; provided, however, that the developer shall be required to
submit not less than a prospective street layout and a topographic
map of the contiguous lands at a scale of one inch equals 200 feet
regardless of any such waiver.
(3) Improvements, specifications. Additional improvements or improvements
of more stringent specifications may be required in specific cases
where, in the opinion of the Borough, such specifications are necessary
to create conditions essential to the health, safety and general welfare
of the citizens of the Borough and/or to protect the environment of
the Borough.
(4) Hazard areas. Those areas which may present such hazards to life,
health or property as may arise from fire, flood or noise or are considered
to be uninhabitable for other reasons shall not be subdivided for
building purposes unless the hazards have been eliminated or the plans
show adequate safeguards against the hazards. Sources for determining
and evaluating potential hazards may include historical records, soil
evaluations, engineering studies, expert opinions, standards used
by licensed insurance companies and adopted regional, county or local
municipal policies.
(5) Development design, neighboring development. All portions of a tract
being subdivided shall be taken up in lots, streets, open lands, or
other proposed uses, so that remnants and landlocked areas shall not
be created. The layout of a subdivision shall also be planned with
consideration for existing nearby developments or neighborhoods so
that they are coordinated in terms of interconnection of open space,
traffic movement, drainage and other reasonable considerations.
(6) Natural features. Care shall be taken to preserve natural features,
such as agricultural land, woodland and specimen trees, wetlands,
watercourses and views, and historical features, such as buildings
and stone walls, which will maintain the attractiveness and value
of the land. Damming, filling, relocating or otherwise interfering
with the natural flow of surface water along any surface water drainage
channel or natural watercourse shall not be permitted except with
the approval of the Borough and, where appropriate, the local municipality,
the Pennsylvania Department of Environmental Protection and the United
States Army Corps of Engineers.
(a)
Groundwater resources. This section is intended to ensure that
the Borough's limited groundwater resources are protected for
purposes of providing water supplies for its residents and businesses
and to protect the base flow of surface waters. These regulations
shall be applied in conjunction with those provided for in other sections
of this chapter dealing with groundwater conservation and replenishment.
The proposed subdivision and land development of any tract shall be
designed to cause the least practicable disturbance to natural infiltration
and percolation of precipitation to the groundwater table, through
careful planning of vegetation and land disturbance activities, the
use of bioretention areas and infiltration trenches, and the placement
of streets, buildings and other impervious surfaces in locations other
than those identified on the existing resources and site analysis
plan as having the greatest permeability where precipitation is most
likely to infiltrate and recharge the groundwater.
(b)
Stream valleys, swales, springs and other lowland areas. Stream
valleys (which include stream channels and floodplains), swales, springs
and other lowland areas are resources that warrant restrictive land
use controls because of flooding hazards to human life and property,
groundwater recharge functions, importance to water quality and the
health of aquatic communities and wildlife habitats. Such areas are
generally poorly suited for on-site subsurface sewage disposal systems.
The following activities shall be minimized:
[1]
Disturbance to streams and drainage swales.
[2]
Disturbance to year-round wetlands, areas with seasonally high
water tables, and areas of surface water concentration.
[3]
Because of extreme limitations, stream valleys, swales and other
lowland areas warrant designation as conservation open space. They
may also require adjoining buffer lands to be included in the conservation
open space, to be determined by an analysis of the protection requirements
of such areas on a case-by-case basis. In certain instances, seasonal
high water table soils may be excluded from the conservation open
space where it can be demonstrated that they are suitable for low-density
residential uses and on-site sewage systems.
(c)
Woodlands. Woodlands occur extensively throughout the Borough,
often in association with stream valleys and wet areas, poor and erodible
agricultural soils, and moderate to steep slopes.
[1]
Woodland conditions within the Borough vary with respect to
species composition, age, stocking and health. They range from relatively
recent post-agricultural young stands to mature mixed-age forests.
Most woodlands in the Borough represent one or more of the following
resource values:
[a] As soil stabilizers, particularly on moderate to
steep slopes, thereby controlling erosion into nearby streams, ponds,
impoundments and roads. A closely related function is their enhancement
of groundwater recharge.
[b] As a means of ameliorating harsh micro-climatic
conditions in both summer and winter.
[c] As a source of wood products, i.e., poles, saw
timber, veneer and firewood.
[d] As habitats for woodland birds, mammals and other
wildlife.
[e] As recreation resources for walkers, equestrians,
picnickers and other related outdoor activities.
[f] As visual buffers between areas of development
and adjacent roads and properties.
[2]
Because of their resource values, all woodlands on any tract
proposed for subdivision or land development shall be evaluated by
the applicant to determine the extent to which such woodlands should
be designated partly or entirely as open lands or development lands.
Evaluation criteria shall include:
[b] Present conditions, i.e., stocking, health and
species composition.
[c] Site potential, i.e., the site's capabilities
to support woodlands, based upon its topographic, soil and hydrologic
characteristics.
[d] Ecological functions: i.e., in protecting steep
slopes, erodible soils, maintaining stream quality and providing for
wildlife habitats.
[e] Relationship to woodlands on adjoining and nearby
properties and the potential for maintaining continuous woodland areas.
(d)
Slopes. Moderately sloping lands (15% to 25%) and steeply sloping lands (over 25%) are prone to severe erosion if disturbed. Erosion and the resulting overland flow of soil sediments into streams, ponds and public roads are detrimental to water quality and aquatic life and a potential hazard to public safety. Areas of steep slope shall be governed by §
400-31 of Chapter
400, Zoning and the following:
[1]
All grading and earthmoving on slopes exceeding 15% shall be
minimized.
[2]
No site disturbance shall be allowed on slopes exceeding 25%,
except grading for a portion of a driveway accessing a single-family
dwelling when it can be demonstrated that no other routing which avoids
slopes exceeding 25% is feasible.
[3]
Roads and driveways shall follow the line of existing topography
to minimize the required cut and fill. Finished slopes of all cuts
and fills shall be as required to minimize disturbance of natural
grades.
(e)
Significant natural areas and features. Natural areas containing
rare or endangered plants and animals, as well as other features of
natural significance exist throughout the Borough. Some of these have
been carefully documented, e.g., by the Statewide Natural Diversity
Inventory, whereas for others only the general locations are known.
Subdivision applicants shall take all reasonable measures to protect
significant natural areas and features either identified by the Borough's
Map of Potential Conservation Lands or by the applicant's existing
resources and site analysis plan by incorporating them into proposed
conservation open space areas or avoiding their disturbance in areas
proposed for development.
(7) Historic structures and sites. The Borough's documented historical
resources begin with the Native Americans in the early 18th century
and extend through its colonial agricultural, residential and industrial
development in the late 18th and 19th centuries. Plans requiring subdivision
and land development approval shall be designed to protect existing
historic resources. The protection of an existing historic resource
shall include the conservation of the landscape immediately associated
with and significant to that resource to preserve its historic context.
Where, in the opinion of the Commission, a plan will have an impact
upon a historic resource, the developer shall mitigate that impact
to the satisfaction of the Commission by modifying the design, relocating
proposed lot lines, providing landscape buffers, or other approved
means. Borough participation, review and approval of the applicant's
interaction with the State Historical and Museum Commission with regard
to the preservation of historic resources, as required for DEP approval
of proposed sewage disposal systems, shall be required prior to preliminary
plan approval.
(8) Boundary lines and reserve strips. Lot lines should follow municipal
and county boundary lines, rather than cross them. Reserve strips
controlling access to lots, public rights-of-way, public lands or
adjacent private lands are prohibited.
(9) Trails. When a subdivision or land development proposal is traversed
by or abuts an existing trail customarily used by pedestrians and/or
equestrians, the Borough may require the applicant to make provisions
for continued recreational use of the trail.
(a)
The applicant may alter the course of the trail within the tract
for which development is proposed under the following conditions:
[1]
The points at which the trail enters and exits the tract remain
unchanged.
[2]
The proposed alteration exhibits quality trail design according
to generally accepted principles of landscape architecture. (For example:
Bureau of State Parks' publication "Non-Motorized Trails.")
[3]
The proposed alteration does not coincide with a paved road
intended for use by motorized vehicles.
(b)
When trails are intended for public or private use, they shall
be protected by a permanent conservation easement on the properties
on which they are located. The width of the protected area in which
the trail is located should be a minimum of 10 feet. The language
of the conservation easement shall be to the satisfaction of the Borough
upon recommendation of the Borough Solicitor.
(c)
The land area permanently designated for trails for public use may be credited toward the open land requirement of Chapter
400, Zoning.
(d)
An applicant may propose and develop a new trail. If said trail is available for use by the general public and connects with an existing trail, the land area protected for said trail may be credited toward the open space requirement of Chapter
400, Zoning.
(e)
Trail improvements shall demonstrate adherence to principles
of quality trail design in accord with specifications approved by
the Borough.
(f)
Trails shall have a vertical clearance of no less than 10 feet.
(g)
Width of the trail surface may vary depending upon type of use
to be accommodated, but in no case shall be less than three feet or
greater than six feet.
(h)
No trail shall be designed with the intent to accommodate motorized
vehicles.
(10)
Water frontage and surface drainage. The damming, filling, relocating
or otherwise interfering with the natural flow of surface water along
any surface water drainage channel or natural watercourse shall not
be permitted except with approval of the Borough and, where required
by state statute, the Pennsylvania Department of Environmental Protection
or other applicable state agencies.
(11)
Community facilities and Comprehensive Plan requirements. Where
a proposed park, playground, school or other public use is shown in
the Borough Comprehensive Plan and is located in whole or in part
in a proposed development, the Borough may require the reservation
of such area, provided that such reservation is acceptable to the
Borough and the developer.
(12)
Walkways. Pedestrian interior walks may be required where necessary
to assist circulation or provide access to community facilities (such
as a school).
(13)
Storm drainage. Lots and/or parcels shall be laid out and graded
to provide positive drainage away from buildings and to prevent damage
to neighboring lots, tracts or parcels. Where applicable,
detention basins or other water retention methods may be required
by the Borough.
B. Planned improvements. Physical improvements to the property being
subdivided and/or developed shall be provided, constructed and installed
as shown on the record plan.
C. Improvements specifications. All improvements installed by the developer
shall be constructed in accordance with the design specifications
and construction standards of the Borough and advice of the Borough
Engineer.
(1) Where there are no applicable Borough specifications, improvements
shall be constructed in accordance with specifications furnished by
the Borough Engineer, Lackawanna County, Pennsylvania Department of
Transportation, Pennsylvania Department of Environmental Protection,
Bureau of Forestry or such other county, state or federal agency as
may be applicable.
(2) If there are no applicable Borough or state regulations, the Borough
Planning Commission may authorize that such specifications be prepared
by the Borough Engineer or an engineering consultant.
D. Other ordinances. 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.
All preliminary plans for a conservation design development
shall include documentation of a four-step design process in determining
the layout of proposed conservation open space, house and development
sites, streets and lot lines, as described below.
A. Resource inventory and analysis. The tract's resources shall be delineated on an existing resources and site analysis plan, as required in §
300-21D.
B. Four-step design process.
(1) Step 1: Delineation of Conservation Open Space.
(a)
The minimum percentage and acreage of required conservation open space shall be calculated by the applicant and submitted as part of the sketch plan or preliminary plan in accord with the provisions of this chapter and §
400-19 of Chapter
400, Zoning. Conservation open space shall include all primary conservation areas and those parts of the remaining buildable lands with the highest resource significance, as described below and in §
300-37A and
B.
(b)
Proposed conservation open space shall be designated using the existing resources and site analysis plan as a base map and complying with §
400-19 of Chapter
400, Zoning and §§
300-36 and
300-37, dealing with resource conservation and conservation open space delineation standards. The Borough's Map of Potential Conservation Lands shall also be referenced and considered. Primary conservation areas shall be delineated, comprising floodplains, wetlands and slopes over 25%.
(c)
In delineating secondary conservation areas, the applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability for inclusion in the proposed conservation open space, in consultation with the Planning Commission and in accordance with §
300-37A and
B.
Step 1, Part 1 - Identifying Primary Conservation Areas
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Step 1, Part 2 - Identifying Secondary Conservation Areas
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Step 1, Part 3 - Identifying Potential Development Areas
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(d)
On the basis of those priorities and practical considerations
given to the tract's configuration, its context in relation to
resources areas on adjoining and neighboring properties, and the applicant's
subdivision objectives, secondary conservation areas shall be delineated
to meet at least the minimum area percentage requirements for conservation
open space and in a manner clearly indicating their boundaries as
well as the types of resources included within them.
(e)
Development areas constitute the remaining lands of the tract
outside of the designated open space areas.
(2) Step 2: Location of House Sites. Potential house sites shall be located,
using the proposed conservation open space as a base map as well as
other relevant data on the existing resources and site analysis plan
such as topography and soils. House sites should generally be located
not closer than 100 feet to primary conservation areas and 50 feet
to secondary conservation areas, taking into consideration the potential
negative impacts of residential development on such areas as well
as the potential positive benefits of such locations to provide attractive
views and visual settings for residences.
Step 2 - Locating Potential House Sites
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(3) Step 3: Alignment of Streets and Trails.
(a)
With house site locations identified, applicants shall delineate
a street system to provide vehicular access to each house in a manner
conforming to the tract's natural topography and providing for
a safe pattern of circulation and ingress and egress to and from the
tract.
(b)
Streets shall avoid or at least minimize adverse impacts on
the conservation open space areas. To the greatest extent practicable,
wetland crossings and new streets or driveways traversing slopes over
15% shall be avoided.
(c)
Street connections shall generally be encouraged to minimize
the number of new culs-de-sac and to facilitate easy access to and
from homes in different parts of the tract and on adjoining parcels.
(d)
A tentative network of trails shall also be shown, connecting
streets with various natural and cultural features in the conserved
conservation open space. Potential trail connections to adjacent parcels
shall also be shown in areas where a municipal trail network is envisioned.
Step 3 - Aligning Streets and Trail Links
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(4) Step 4: Drawing in the Lot/Development Lines. Upon completion of
the preceding three steps, boundaries are drawn as required to delineate
the boundaries of individual lots or development areas, following
the configuration of house sites and streets in a logical and flexible
manner.
Step 4 - Drawing in the Lot/Development Lines
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Conservation open space in conservation design subdivisions and developments shall be preserved in accord with §
300-33 of this chapter and Chapter
400, Zoning, and not less than 25% of the conservation open space shall be accessible to the residents of the subdivision or land development.
A. Prioritized list of resources to be conserved. The design of conservation open space in any subdivision or land development plan shall reflect the standards set forth in §
300-35, resources identified on the Map of Potential Conservation Lands and, to the fullest extent possible, incorporate any of the following resources if they occur on the tract (listed in order of significance):
(1) Stream channels, floodplains, wet soils, swales, springs and other
lowland areas, including adjacent buffer areas which may be required
to ensure their protection.
(2) Significant natural areas of species listed as endangered, threatened
or of special concern, such as those listed in the Statewide Natural
Diversity Inventory.
(3) Moderate to steep slopes, particularly those adjoining watercourses
and ponds, where disturbance and resulting soil erosion and sedimentation
could be detrimental to water quality.
(4) Healthy woodlands, particularly those performing important ecological
functions such as soil stabilization and protection of streams, wetlands
and wildlife habitats.
(5) Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
(6) Hedgerows, groups of trees, large individual trees of botanic significance,
and other vegetational features representing the site's rural
past.
(7) Class I, II and III agricultural soils as defined by the United States
Department of Agriculture Natural Resources Conservation Service.
(8) Historic structures and sites.
(9) Visually prominent topographic features such as knolls, hilltops
and ridges, and scenic viewsheds as seen from public roads (particularly
those with historic features).
(10)
Existing trails connecting the tract to other locations in the
municipality.
B. Other design considerations. The configuration of proposed conservation
open space set aside for common use in residential subdivisions and
conservation open space in noncommon ownership shall comply with the
following standards. Conservation open space shall:
(1) Be free of all structures except historic buildings, stone walls,
and structures related to conservation open space uses. The governing
body may grant approval of structures and improvements required for
storm drainage, sewage treatment and water supply within the conservation
open space, provided that such facilities would not be detrimental
to the conservation open space (and that the acreage of lands required
for such uses is not credited towards minimum conservation open space
acreage requirements for the tract, unless the land they occupy is
appropriate for passive recreational use).
(2) Generally not include parcels smaller than three acres, have a length-to-width
ratio of less than 4:1, or be less than 75 feet in width, except for
such lands specifically designed as neighborhood greens, playing fields
or trail links.
(3) Be directly accessible to the largest practicable number of lots
within the subdivision. Nonadjoining lots shall be provided with safe
and convenient pedestrian access to conservation open space.
(4) Be suitable for active recreational uses to the extent deemed necessary
by the governing body, without interfering with adjacent dwelling
units, parking, driveways and roads.
(5) Be interconnected wherever possible to provide a continuous network
of conservation open space within and adjoining the subdivision.
(6) Provide buffers to adjoining parks, preserves or other protected
lands.
(7) Except in those cases where part of the conservation open space is
located within private house lots, provide for pedestrian pathways
for use by the residents of the subdivision. Provisions should be
made for access to the conservation open space, as required for land
management and emergency purposes.
(8) Be undivided by public or private streets, except where necessary
for proper traffic circulation.
(9) Be suitably landscaped either by retaining existing natural cover
and wooded areas and/or according to a landscaping plan to protect
conservation open space resources.
(10)
Be made subject to such agreement with the Borough and such
conservation easements duly recorded in the office of the County Recorder
of Deeds as may be required by the Planning Commission for the purpose
of preserving the common open space for such uses.
(11)
Be consistent with the municipality's Comprehensive Plan.
Monuments and markers shall be placed so that the center or
scored or marked point shall coincide exactly with the intersection
of the lines being monumented or marked and shall conform to the following.
A. Monuments.
(1) Monuments shall consist of either:
(a)
Solid steel rods not less than one inch in diameter and not
less than 36 inches in length (preferred 42 inches to 48 inches).
(b)
A two-inch (inside diameter) galvanized pipe filled with concrete
at least 36 inches in length (preferred 42 inches to 48 inches).
(c)
A concrete cylinder four inches in diameter and at least 36
inches in length (preferred 42 inches to 58 inches).
(d)
Other types approved by the Borough.
(2) Monuments shall be set flush with the finish grade of the surrounding
ground.
(3) All monuments shall be placed under the direction of a registered
professional land surveyor, who will take full responsibility for
their accuracy and placement.
(4) Monuments shall be placed as follows:
(a)
At all exterior property corners where permanent corners do
not exist at the time of the perimeter survey. (Existing permanent
corners shall not be removed or replaced but shall be noted on the
plan as existing and described.)
(b)
One monument for every 10 lots proposed shall be placed at intersections
of rear lot lines, the location of which shall be proposed by the
developer and approved by the Borough. However, an adequate number
of monuments shall be provided so that in no case shall the distance
between monuments exceed 1,000 feet.
B. Markers.
(1) Lot markers shall consist of either:
(a)
Solid steel rods not less than 3/4 inch in diameter and not
less than 24 inches in length.
(b)
Steel pipes not less than 3/4 inch in diameter and not less
than 24 inches in length.
(c)
Other types approved by the Planning Commission.
(2) Markers normally shall be set two inches above the finish grade of
the surrounding ground.
(3) All markers shall be placed under the direction of a registered professional
land surveyor, who will take full responsibility for their accuracy
and placement.
(4) Markers shall not be placed until road grading has been completed.
(5) Lot markers shall be placed as follows:
(a)
At all points where lot lines intersect street right-of-way
lines.
(b)
At all points where lot lines intersect exterior property lines.
(c)
At all interior lot corners.
(d)
At such other lot corners and locations as the Borough may direct.
All soil erosion and sedimentation control plans shall meet
the specifications of and shall be approved by the Lackawanna County
Conservation District and PA DEP. Said plan shall comply with Commonwealth
of Pennsylvania, Title 25, Chapter 102, Department of Environmental
Protection regulations for soil erosion and sedimentation control.
Erosion and sedimentation controls shall be installed according to
the approved plan and shall be maintained by the developer in proper
functioning condition until stabilization of the area is completed
as determined by the Lackawanna County Conservation District. The
applicant shall submit the plan to the Borough at the time of preliminary
plan application. preliminary plan approval shall not be granted by
the Borough until all required approvals and any NPDES permits are
obtained from the Lackawanna County Conservation District and DEP.
Connection to the central water system serving the Borough and the Borough's central sewage collection and treatment system shall be required in accord with the requirements of the system operators. The applicant shall be required to provide all conveyance and collection lines in accord with system operator standards. In cases where such connections cannot be made, the other standards in this §
300-44 shall apply.
A. General standards.
(1) All subdivisions and land developments shall be served by an adequate
water supply and sewage disposal system, and the developer shall provide
evidence documenting said adequacy.
(2) All suppliers of nonmunicipally owned central water and/or sewer
services shall be organized in such a fashion as may be required by
the Pennsylvania Public Utility Commission, and the developer shall
provide for operation, maintenance and continuity of services in a
manner which is acceptable to the Borough.
(3) One copy of all correspondence, supporting documentation, applications
for permits and certificates for operation submitted to the Pennsylvania
Department of Environmental Protection and/or the Pennsylvania Public
Utilities Commission for the right to provide such services shall
be forwarded to the Borough as a part of the public record. One copy
of the permit and/or certificate of convenience issued by the Pennsylvania
Department of Environmental Protection and/or the Pennsylvania Public
Utilities Commission authorizing such services shall be forwarded
upon receipt to the Borough as a part of the public record.
(4) In the case of utilization of a publicly owned or other existing
central water supply and/or sewage disposal system, the developer
shall submit at the preliminary stage a letter from the operator of
such utility indicating the utility owner's willingness to supply
service to the development and including a verification of the adequacy
of the utility system to serve the proposed development. At the final
approval stage, an executed agreement with the service supplier shall
be submitted.
(5) All required certificates of convenience, approvals and permits shall
be obtained by the developer and/or the utility owner as a condition
of preliminary approval and shall be submitted with the final plan
application.
(6) All water supply and sewage disposal systems shall be designed and
certified by a registered professional engineer or other individual
otherwise certified for such design work, and all systems shall be
designed in accord with all applicable federal, state and local standards.
(7) Pressure testing of all collection/conveyance of any central water supply or central sewage disposal system lines shall be required as part of the inspections required in accord with Article
VI of this chapter. All such testing shall be conducted in accord with the procedures specified by the Borough Engineer.
(8) All sewage disposal systems shall be consistent with the Borough
Sewage Facilities Plan.
B. On-site water supply. All on-site water supply systems shall comply
with the requirements of the Pennsylvania Department of Environmental
Protection and/or applicable Borough ordinances. The requirement for
the installation of on-lot wells shall be noted on the development
plan and shall be required by restrictive covenant to be approved
by the Borough prior to preliminary plan approval.
C. Central water supply.
(1) Project supply. If the Borough water supply is not accessible and
water is to be furnished on a project basis, the applicant shall,
upon submission of the subdivision or land development plan, submit
written evidence that he has complied with all Borough, county and
state regulations, and that the proposed system to be installed meets
the requirements of the PA PUC, PA DEP, and any other applicable regulations.
(2) Deep well source.
(a)
Wells shall be sited, drilled and tested under the direct supervision
of a registered professional engineer and/or a professional groundwater
geologist.
(b)
Wells shall be located away from potential sources of pollution
on a reserved parcel of not less than 5,000 square feet in size.
(c)
The capacity of the well(s), as certified by a professional
engineer, shall be sufficient to produce at least 110 gallons per
capita per day and/or 400 gallons per day for each residential dwelling
unit to be served. Adequate capacity of any well(s) to service industrial
or commercial establishments shall be documented by the applicant
to the satisfaction of the Borough and the Borough Engineer.
(d)
Wells shall be pump-tested using a controlled step-drawdown
test to establish the specific capacity of each well and to establish
a long-term pumping rate. The well shall be pumped at the above-determined
long-term pumping rate for a sufficient period of time for stabilization
to occur and the recovery noted. In no case will a pumping rate greater
than the recharge rate be allowed.
(e)
Well construction shall be consistent with generally accepted
practice and the guidelines of the Pennsylvania Department of Environmental
Protection.
(f)
Documentation of the effect of the projected area-wide drawdown
of the water table may be required by the Borough if the anticipated
pumping of groundwater warrants such documentation.
(3) Water distribution system.
(a)
The system design shall follow good engineering practice and
the requirements of the PA DEP and/or the Public Utilities Commission.
The distribution system shall be designed and sized to provide the
design flows at a minimum pressure of 25 pounds per square inch at
curb stops.
(b)
Pipe classes shall be consistent with design pressures.
(c)
Before being placed into service, the system must be tested
and disinfected by procedures established by the Department of Environmental
Protection.
(d)
The proposed utility shall provide for adequate flow of water
for the subdivision supplied by interconnecting two or more wells
or by providing storage for a minimum or one day's demand.
(e)
Service connections shall be a minimum of three-fourths-inch
diameter.
(4) Flow rates.
(a)
Distribution systems serving residential developments shall
provide for a minimum flow rate of at least 1.25 gallons per minute
for each lot or proposed dwelling unit for domestic purposes only.
(b)
Distribution systems serving commercial or industrial developments
shall provide for a minimum flow rate of at least 25 times the projected
average daily flow rate.
(c)
Distribution systems intended to provide for fire flow shall
provide for minimum flow rates in accordance with the standards of
the National Fire Underwriters Association.
D. On-lot sewage disposal.
(1) Standards. All on-site sewage disposal systems shall comply with
the applicable PA DEP standards, the Borough Sewage Facilities Ordinance and all other applicable standards.
(2) Site suitability.
(a)
All residential lots in developments proposing the use of on-site
sewage disposal shall contain two areas suitable for such a disposal
system, with such areas indicated on the preliminary plan and final
plan. One area shall be used for installation of the system, and the
second area shall be reserved for future use should the constructed
sewage system fail beyond repair. All sewage disposal areas shall
remain undisturbed, and this shall be assured via a covenant placed
on the plan.
(b)
Prior to any action on the preliminary plan by the Planning Commission the applicant must document that all lots in subdivisions proposing on-site sewage disposal contain suitable area as tested by the Borough SEO in accord with DEP requirements and this §
300-44D or are already served by an adequate, existing sewage disposal system.
(c)
Should the applicant propose the use of individual systems which
do not require soil testing, documentation shall be provided that
the affected lots are suitable for the proposed system. In addition,
a note shall be placed on the preliminary plan and final plan detailing
the type of system(s) proposed and stating that the affected lots
have not been tested for a soil-based system.
(3) Conservation design subdivisions. In the case of conservation design
subdivisions, the primary and reserved on-site sewage disposal areas
may be located on common land, provided the necessary easements for
construction and maintenance of such systems are provided.
(4) System maintenance. In order to extend the useful life of on-site sewage disposal systems and minimize on-site disposal system problems, the developer shall, for all subdivisions of 10 lots or more, provide for on-site system maintenance via the creation of a property owners' association (POA). This requirement shall also apply to any subdivisions of less than 10 lots if a POA is otherwise required or proposed. Such POA shall be created in accord with §
300-32 of this chapter and shall provide for the inspection of the on-site systems and the pumping of septic tanks at intervals of not less than three years from the date of the operation of each system. The POA shall file with the Borough an annual report detailing which systems have been inspected and pumped, showing receipts for same from a septage hauler disposing of the septage at a DEP-licensed facility. Failure of the POA to comply with this Subsection
D(4) shall be considered a violation of this chapter.
E. Central sewage disposal system. All subdivisions and land developments
within the Borough sewer service area shall connect to the Borough
system. If a central sewage disposal system is proposed outside the
Borough sewer service area, such subdivision and land development
shall connect to the Borough system. In all cases, the construction
of conveyance lines and all connections shall be made in accord with
the Borough Sewage Facilities Ordinance and all other applicable standards.
F. Community system maintenance. In order to extend the useful life of community sewage disposal systems and minimize disposal system problems, the developer shall, for all subdivisions or land developments using a community system, provide for system maintenance via the creation of a property owners' association (POA). Such POA shall be created in accord with §
300-32 of this chapter and shall provide for the inspection of the community system each year and the pumping of septic tanks at intervals as required but not less once every three years from the date of the operation of each system. The POA shall file with the Borough an annual report detailing which systems have been inspected and pumped, showing receipts for same from a septage hauler disposing of the septage at a DEP-licensed facility. Failure of the POA to comply with this §
300-44F shall be considered a violation of this chapter.
All utility lines required to service the subdivision shall
be planned in cooperation with the respective utility companies. A
letter shall accompany the subdivision or land development plan, stating
that the utility plan has been reviewed by the applicable utility
company and that such plan is approved and that service will be available.
All cables, wires, conduits, pipes and lines servicing the development
shall be subject to the requirements set forth in this chapter.
Streetlights shall be required in all subdivisions in R-1 and
R-2 Zoning Districts and may be required in other subdivisions when
considered necessary by the Council. All streetlights shall be of
such design and spacing as required by the Council in accord with
PPL or other generally accepted lighting standards.
Traffic signs and traffic signals shall be required when considered
necessary by the Council to ensure safe traffic or pedestrian circulation.
All traffic signs and signals shall meet the most current requirements
of PennDOT. In the case of traffic signals, the developer, any subsequent
owner, or any subsequent property owners' association or similar entity
shall be responsible for the long-term operation, maintenance and
replacement of the traffic signal and all associated facilities, signs
and pavement markings.
In addition to the applicable requirements of this chapter, multifamily dwelling projects shall comply with Chapter
400, Zoning, and all other applicable requirements of the Borough Zoning Ordinance.
Each major subdivision or land development shall provide an adequate and reliable water source for firefighting purposes. The provisions for an adequate and reliable water source shall be submitted as part of the subdivision application. Such plans and installations shall be inspected by the Fire Department and shall be approved by the Borough Council. The developer may elect to provide this water source through the establishment of a pressurized water system, static water source, or combination thereof. When utilizing an off-site water source, the developer shall secure a permanent contract with the source owner to provide said water. Water sources shall conform to the requirements set forth in this §
300-52.
A. Pressurized system. When electing to use a pressurized water distribution
system, the developer may use a gravity, direct pumping or combination
system. Regardless of the type of pressurized system installed, the
system shall be installed in compliance with NFPA 24, unless the Borough
imposes other specific requirements.
(1) The flow capacity of the system shall be such that it will maintain
a delivery rate of 1,000 gallons per minute and 40 pounds per square
inch residual pressure for a two-hour duration. No piping shall be
used which is less than six inches in diameter.
(2) Hydrants shall be of the dry barrel type with two 2 1/2-inch
NST male discharges and one 4 1/2-inch male NST discharge. All
discharges shall have caps installed. Hydrants shall not be set more
than 10 feet from the road edge and shall have the 4 1/2-inch
connection facing the roadway. Each hydrant shall be equipped with
a curb stop to allow for isolation of the hydrant. Fire hydrants shall
be installed with a maximum spacing not to exceed 800 feet. The developer
shall provide the Fire Department with a key to operate the curb stops.
Hydrant bodies shall be painted bright yellow, with the bonnet and
caps painted bright green.
(3) When pumps are used as part of the distribution system, a reserve
power source shall be provided. This power source shall be designed
to automatically start when primary power is lost. The developer shall
be responsible to provide monthly maintenance and testing of the power
system.
B. Static water sources. When electing to use a static water source,
the developer shall ensure that access to the water source is provided
within 2,000 feet road distance (not point to point) of any buildable
point within the subdivision. This may be met either through the use
of ponds, cisterns, or a combination thereof. Regardless of the type
of static source provided, the system shall be installed in compliance
with NFPA 1231, unless the Borough imposes other specific requirements.
(1) Static water sources shall be of sufficient capacity to provide an
uninterrupted flow of at least 1,500 gallons per minute for a two-hour
duration. Dry hydrants shall be installed in static water sources
and located as required to meet the two-thousand-foot requirement.
(2) The dry hydrant shall be capable of supplying a one-thousand-five-hundred-gallons-per-minute
pumper operating at 100% capacity at 150 pounds per square inch through
10 feet of six-inch suction hose. Dry hydrants shall be terminated
with a forty-five-degree dry hydrant head with six-inch male NST threads
and a cap. The center line of the head shall be three feet from the
ground. All piping used in the dry hydrant shall be Schedule 80 PVC,
with a minimum diameter of eight inches. All exposed aboveground components
shall be primed with a PVC primer to prevent deterioration. The hydrant
head shall be connected to the piping with a tapered coupling.
(3) The piping for the dry hydrant shall be installed a minimum of three
feet below the frost line and average ice depth of the water source.
The strainer shall be located below the surface of the water at a
depth that is greater than three feet below the average ice depth
of the water (and the water surface) and no less than two feet from
the bottom of the water source. The strainer shall have a cleanout
cap installed for maintenance. The vertical distance from the water
surface to the center line of the hydrant head shall not exceed 10
feet.
(4) The access road to the dry hydrant shall meet the requirements for
minor roads contained in this chapter.