[Ord. 843, 6/19/2007, § 801]
1.
Frontage Required onto Improved Street. Each proposed new lot, each land development and each proposed principal building shall be on a lot which directly abuts a public street, a street proposed to be dedicated to the Borough by the subdivision plan which created or creates such lot, or a private street which meets all of the requirements of the Borough Subdivision and Land Development Ordinance [Chapter 22]. In the case of townhouses, manufactured/mobile home park, or apartments, each unit may have access onto a parking court which then has access onto a public or private street meeting Borough standards.
2.
Number of Principal Uses and Principal Buildings Per Lot.
A.
A lot in a commercial or industrial district may include more than
one permitted principal use per lot and/or more than one permitted
principal building per lot, provided that all of the requirements
are met for each use and each building. If differing dimensional requirements
apply for different uses on the lot, then the most restrictive requirement
shall apply.
(1)
For example, if use one requires a one acre lot area and use
two on the same lot requires a two-acre lot area, then the lot shall
have a minimum lot area of two acres.
(2)
The applicant shall submit a site plan that demonstrates that
each structure would meet the requirements of this chapter.
(3)
The uses and buildings shall be in common ownership. However,
a condominium form of ownership of individual buildings, with a legally
binding property owners association, may be established if the applicant
proves to the satisfaction of the Zoning Officer, based upon review
by the Borough Solicitor, that there will be appropriate legal mechanisms
in place.
B.
A lot within a residential district shall not include more than one
principal use and shall not include more than one principal building
unless specifically permitted by this chapter.
(1)
A manufactured/mobile home park, condominium residential development
or apartment development may include more than one principal building
per lot, provided all other requirements of this chapter are met.
A condominium form of ownership of individual dwelling units, with
a legally binding homeowners association, may be established if the
applicant proves to the satisfaction of the Zoning Officer, based
upon review by the Borough Solicitor, that there will be appropriate
legal mechanisms in place and compliance with applicable state law.
3.
Minimum Size of Dwellings. Each dwelling unit shall include a minimum
of 600 square feet of enclosed habitable, indoor, heated floor area,
which shall be primarily above the ground level.
4.
Maximum Occupancy. No recreational vehicle shall be occupied on a
lot for more than 30 days in a calendar year, except as may be approved
within a campground with suitable central water and sewage service.
No mobile/manufactured home shall be occupied on a lot as a dwelling
unless it meets all of the requirements for a dwelling.
[Ord. 843, 6/19/2007, § 802]
The maximum structure height specified for each district shall not apply to: antenna that meet the requirements of this chapter, water towers, clock or bell towers, steeples and religious symbols attached to places of worship, electrical transmission lines, elevator shafts, windmills, skylights, chimneys, heating/ventilation/air conditional equipment, industrial mechanical equipment areas that are not occupied by humans, or other appurtenances usually required to be and customarily placed above the roof level and not intended for human occupancy. See also definition of "height" in § 27-202 and provisions in § 27-307, Subsection 2.
[Ord. 843, 6/19/2007, § 803]
1.
In General.
A.
No lot, structure or use shall be created or developed in such a
way that it would result in another lot, building or use not being
able to meet the requirements of this chapter. This includes, but
is not limited to: setback areas, nonimpervious areas and off-street
parking areas.
B.
Emergency Access. All uses and structures shall have adequate provisions
for access by emergency vehicles and fire ladders. Such access shall
be maintained in a passable condition by the owner of the lot, or
where applicable by the property owner association.
2.
Exceptions to Minimum Lot Areas, Lot Widths and Yards.
A.
Corner Lots. For a corner lot, each yard that abuts a public street shall be considered a front yard and meet the requirements for minimum depth of a front yard. See definition of "lot, corner" in § 27-202.
B.
Projections into Required Yards.
(1)
Cornices, footers, eaves, roof overhangs, sills or other similar
architectural features, exterior stairways, unenclosed fire escapes
or other required means of egress, rain leads, chimneys, "Bilco"-type
doors for basement access, window awnings, chaise for heating pipes
or other similar structures that do not include space usable by persons
may extend or project into a required yard not more than three feet,
except as may be required within a drainage or utility easement.
(2)
Steps, stoops, fire escapes, handicapped ramps, and landings
necessary to provide entrance to a building may be located within
a required setback area.
C.
Lot Widths Around Curves. Around the bulb of a cul-de-sac street
or on the outside of the curve of a street with a radius of less than
150 feet, the minimum lot width at the minimum building setback line
may be reduced to 60% of the width that would otherwise be required.
3.
Sight Clearance at Intersections. At the intersection of two streets,
a clear sight triangle shall be provided. Within this triangle, no
visual obstructions shall be allowed between the height of three feet
and 10 feet above the ground level, except for utility posts, mailboxes,
single sign posts and the trunks of canopy trees. The triangle shall
be measured along the center line of the right-of-way line of the
streets. Each leg of the triangle shall be measured 75 feet from the
intersection of the center lines of the streets. A third longer leg
shall connect the two legs along the center lines, to form the triangle.
A.
However, in place of the above sight triangle, where a local street
intersects an arterial or collector street with a stop sign only at
the local street, the leg of the triangle along the arterial or collector
street shall be increased to 250 feet and the leg along the local
street shall be decreased to 20 feet beyond the right-of-way of the
arterial street.
B.
The clear sight triangle shall be kept free of such obstructions
in perpetuity.
4.
Buffer Yards. Buffer yards and plant screening complying with the
following standards shall be required under the following situations,
unless a more restrictive provision is established by another section
of this chapter:
A.
A minimum eight-foot wide buffer yard with plant screening shall
be required along the rear and side lot lines of any lot used principally
for principal nonresidential purposes that is contiguous to a lot
line of a residentially zoned lot occupied by an existing principal
dwelling.
(1)
If a principal business use will include areas used for manufacturing
or will have a loading dock that will be routinely serviced by two
or more tractor-trailer trucks or refrigerated trucks, then the minimum
buffer yard width along such manufacturing area and/or loading dock
shall be increased to 40 feet, and the minimum initial height of plantings
shall be increased to six feet.
(2)
If a dwelling will be on the same lot as a principal business
use, then a buffer yard shall not be required by this section.
(3)
A ten-foot minimum buffer yard with landscaped screening shall
be required where a subdivision or land development of new dwellings
will have rear yards abutting a public street.
(4)
A buffer yard is also required to be provided by the following
if they are abutting and visible from a public street:
(a)
Along lot lines and street rights-of-way of any newly developed
or expanded outdoor industrial storage or loading area.
(b)
Along lot lines and street rights-of-way of any newly developed
or expanded area routinely used for the overnight parking of two or
more tractor-trailer trucks or trailers of tractor-trailers.
B.
A required yard may overlap a required buffer yard, provided the
requirement for each is met. The buffer yard shall be measured from
the district boundary line, street right-of-way line or lot line,
whichever is applicable. Required plantings shall not be placed within
the right-of-way, except that the Borough may allow deciduous canopy
trees.
C.
The buffer yard shall be a landscaped area free of structures, dumpsters,
commercial or industrial storage or display, signs, manufacturing
or processing activity, materials, loading and unloading areas or
vehicle parking or display.
D.
Fence. The Borough may require the installation of a mostly solid
decorative fence in addition to the plantings. Any wall or fence in
a buffer yard shall be placed on the inside (nonresidential side)
of any required plant screening. If a fence in a buffer yard has one
side that is more finished or smoother than the other side, the more
finished or smoother side shall face the outside of the buffer yard.
E.
Each planting screen shall meet the following requirements:
(1)
Plant materials needed to form the visual screen shall have
a minimum height when planted of four feet. In addition, an average
of one deciduous shade tree, with a minimum trunk diameter of two
inches measured six inches above the finished ground level, shall
be placed for each 50 feet of length of the buffer yard. The shade
trees may be clustered or spaced unevenly.
(2)
Plants needed to form the visual screen shall be of such species,
spacing and size as can reasonably be expected to produce within three
years a mostly solid year-round visual screen at least six feet in
height.
(3)
The plant screen shall be placed so that at maturity the plants
will not obstruct a street or sidewalk.
(4)
The plant visual screen shall extend the full length of the
lot line, except for: (a) Borough-approved points of approximately
perpendicular vehicle or pedestrian ingress and egress to the lot,
(b) locations necessary to comply with safe sight distance requirements
where the plantings cannot feasibly be moved further back, and (c)
locations needed to meet other specific state, Borough and utility
requirements, such as stormwater swales.
(5)
American arborvitae and similar weak-stem plants shall not be
used to meet the buffer yard requirements. A monotonous straight row
of the same species is discouraged. A more naturalistic form of planting
is encouraged with a mix of species. If more than 20 evergreen plants
are proposed, no more than 50% shall be of one species.
(6)
Evergreen trees should be planted at diagonal off-sets so that
there is room for future growth of the trees.
(7)
The plant screening shall primarily use evergreen trees.
(8)
The Zoning Officer may also modify the buffer yard requirements
if necessary for fire safety reasons. The Zoning Hearing Board may
by special exception reduce the width of the buffer yard if the required
width is not feasible.
[Ord. 843, 6/19/2007, § 804]
1.
Any part of a commercial, industrial, institutional or apartment
lot which is not used for structures, loading areas, parking spaces
and aisles, sidewalks and designated storage areas shall be provided
with an all-season, well-maintained vegetative ground cover, and shall
be landscaped with trees and shrubs. Landscaped areas shall be kept
free of debris, rubbish and noxious weeds.
3.
Street Trees. As part of the creation of a new lot or the construction
of a new principal nonresidential building, or development of parking
area for six or more parking spaces, deciduous shade street trees
shall be planted between such lot lines, building and/or parking area
and any adjacent public street(s). This requirement shall not apply
along street segments where existing healthy trees will be preserved
and protected during construction that will serve the same purpose.
A.
Number. A minimum average of one such tree shall be planted for each
50 feet of length of street right-of-way around the lot.
B.
Location. Such trees may be placed immediately outside of the street
right-of-way, or an alternative location acceptable to the Borough
Council.
C.
Such street trees shall be planted in a manner approved by the Tree
Commission to avoid conflicts with sidewalks and utilities.
D.
Buffer. Where shade trees may be required under the buffer yard provisions,
the same tree may be used to count towards both requirements.
F.
This requirement for street trees shall not apply for an agricultural
or single-family detached residential lot of more than three acres.
4.
Parking Lot Landscaping.
A.
A minimum of one deciduous tree shall be required for every 15 new
off-street parking spaces.
B.
If a lot will include 30 or more new parking spaces, landscaped islands
shall be provided within auto parking areas. Otherwise, the trees
may be planted around the parking area.
C.
Deciduous trees required by this section shall meet the following
standards:
(1)
Type of Trees Permitted. Required trees shall be chosen from
the following list of approved street trees, unless the applicant
proves to the satisfaction of the Borough Shade Tree Commission or
Zoning Officer that another type of tree would shade paved areas,
be resistant to disease, road salt and air pollution and be attractive.
|
Types of Deciduous Trees Permitted to Meet Ordinance Requirements
| |||
|---|---|---|---|
|
Acer rubrum - Red Maple
|
Quercus - All species of oaks
| ||
|
Acer saccharum - Sugar Maple
|
Sophora japonica - Scholar Tree/Pagoda Tree
| ||
|
Carpinus betulus - European Hornbeam
|
Tilia americana - American Linden
| ||
|
Celtis occidentalis - Common Hackberry
|
Tilia cordata - Little Leaf Linden
| ||
|
Fagus sylvatica - European Beech
|
Tilia euchlora - Crimean Linden
| ||
|
Fraxinus americana - White Ash
|
Tilia petiolaris - Silver Linden
| ||
|
Fraxinus Pennsylvania - Green Ash
|
Ulmus hybrids - Homestead or Sapporo Autumn Gold
| ||
|
Ginko biloba fastigiata - Maiden Hair Tree (male only; female
has noxious odor)
|
Ulmus parviflora - Chinese or Lacebark Elm, not including Siberian
Elm
| ||
|
Gleditsia triacanthos - Thornless Locust
|
Zelkova serrata - Zelkova
| ||
|
Liriodendron tulipifera - Tulip Poplar
| |||
|
Ostrya virginiana - Hop Hornbeam
| |||
(2)
Quality of Trees. Required trees shall be of symmetrical growth
and free of insect pests and disease.
(3)
Minimum Size. The trunk diameter (measured at a height of six
inches above the finished grade level) shall be a minimum of two inches
or greater.
5.
Green Area Around Trees. A minimum vegetative area shall be provided
that includes at least a three-foot minimum radius around all sides
of the trunk of each required deciduous tree that is within or adjacent
to a parking lot. Where a tree is required to be planted abutting
a street, a minimum vegetative area shall be provided that is not
less than three feet wide and three feet long surrounding the tree.
In each case, a minimum land area of 12 square feet of vegetative
area shall be provided around each required tree.
6.
Review and Approval. Where landscaping is required by this chapter,
the applicant shall submit a landscaping plan, in addition to a site
plan, showing proposed initial sizes, locations and species of plantings.
7.
Landscape Maintenance. All shade tree, buffer yard and other landscaping
required by this chapter shall be perpetually maintained by the property
owner. Any landscaping needed to meet an ordinance requirement that
dies, is removed, or is severely damaged shall be replaced by the
current property owner, on a one-to-one basis, as soon as is practical
considering growing seasons, within a maximum of 150 days.
8.
Stormwater Basin Landscaping. The following requirements shall apply
to landscaping within and around stormwater management basins covering
more than 20,000 square feet in land area:
A.
All areas of stormwater management basins, including basin floors,
side slopes, berms, impoundment structures, or other earth structures,
shall be planted with suitable vegetation, such as meadow plantings
or grasses specifically suited for stormwater basins.
B.
Trees and shrubs shall be planted around stormwater basins that cover
more than 5,000 square feet of land and that are not designed to resemble
natural ponds. However, trees and shrubs shall not be planted in locations
that would interfere with the function of the basin. A minimum average
of two trees and 10 shrubs shall be required to be planted around
the basin for every 100 linear feet of basin perimeter. Trees shall
have an initial trunk diameter of two inches, measured six inches
above the ground. Shrubs shall have an initial height of four feet.
C.
Natural ground cover plant species shall be planted in the floors
and slopes of the basin. These ground covers may include wildflowers,
meadows or nonaggressive grasses. Species shall be chosen that are
suitable for the expected wetness of various portions of the basin.
The plantings shall provide a continuous cover over all earth areas
of the basin. The plantings shall not interfere with the proper functioning
of the basin, in the determination of the Borough Engineer.
[Ord. 843, 6/19/2007, § 805]
1.
Proof and Registration of Nonconformities. It shall be the responsibility
of, with the burden of proof upon, a party asserting a nonconformity
to provide the evidence that it is lawful. A property owner may request
a written statement of nonconformity from the Zoning Officer after
providing sufficient evidence.
2.
Continuation of Nonconformities.
A.
A lawful nonconforming use, structure or lot as defined by this chapter
may be continued and may be sold and continued by new owners.
B.
Any expansion of, construction upon or change in use of a nonconformity
shall only occur in conformance with this section.
C.
If an existing use was not lawfully established, it shall not have
any right to continue as a nonconforming use.
3.
Expansion of or Construction Upon Nonconformities. The following shall apply, unless the structure is approved under Subsection 4.
A.
Nonconforming Structure.
(1)
The Zoning Officer shall permit a nonconforming structure to
be reconstructed or expanded provided:
(a)
That such action will not increase the severity or amount of
the nonconformity (such as the area of the building extending into
the required yard) or create any new nonconformity.
(2)
In the case of a nonconforming structure which is used by a
nonconforming use, any expansion shall also meet the requirements
of this section regarding nonconforming uses.
(3)
As a special exception, the Zoning Hearing Board may approve
a reduction of up to 50% in a side or rear setback for an existing
dwelling if the applicant proves such setback is necessary to allow
a customary addition of such dwelling or a replacement of an existing
undersized dwelling with a new dwelling. This subsection shall not
allow a reduction in setback to increase the number of dwelling units
on the lot, except for a unit for care of relative.
B.
Nonconforming Lots.
(1)
Permitted Construction on a Nonconforming Lot. A single permitted
by right principal use and its customary accessory uses may be constructed,
reconstructed or expanded on a nonconforming lot provided all of the
following additional requirements are met:
(2)
Lot Width. The fact that an existing lawful lot of record does
not meet the minimum lot width requirements of this chapter shall
not by itself cause such lot to be considered to be a nonconforming
lot.
C.
Expansion of a Nonconforming Nonresidential Use. A nonconforming
use or a building used by a nonconforming use shall not be expanded,
except in accordance with the following provisions:
(1)
An expansion of more than 5% in total building floor area shall require special exception approval from the Zoning Hearing Board under Part 1.
(2)
Such reconstruction or expansion shall be only upon the same
lot that the nonconforming use was located upon at the time the use
became nonconforming.
(3)
The (a) total building floor area used by a nonconforming use
or the (b) total land area covered by the nonconforming use, whichever
is more restrictive, shall not be increased by greater than 50% beyond
what existed in the nonconforming use at the time the use first became
nonconforming.
(a)
The above maximum increase shall be measured in aggregate over
the entire life of the nonconformity. All expansions of the nonconforming
use and/or building(s) that occurred since the use originally became
nonconforming shall count towards the above maximum increase.
(4)
Any expansion of a nonconforming use shall meet the required
setbacks and other requirements of this chapter, unless the Zoning
Hearing Board grants a variance.
D.
Expansion of a Nonconforming Residential Use. An existing nonconforming
residential use may be expanded as a permitted by right use provided
that: (1) the number of dwelling units or rooming house units are
not increased, (2) the expansion meets all applicable setbacks, (3)
no new types of nonconformities are created and (4) a nonconformity
is not made more severe.
E.
Nonconforming Sign. The provisions of this chapter shall not provide
a right to expand or extend a nonconforming sign. Instead, any expansions
or extensions of a nonconforming sign shall comply with this chapter.
4.
Damaged or Destroyed Nonconformities. A nonconforming structure or
nonconforming use that has been destroyed, damaged or razed may be
rebuilt in a nonconforming fashion only if:
[Amended by Ord. No. 943, 9/19/2017]
A.
The property is in any residential zone of Huntingdon Borough and
was previously used as a residence;
B.
The foundation of the structure does not exceed the width or length
of the foundation which existed prior to the destruction, damage or
demolition;
C.
Construction begins in earnest after the building permit is issued,
and such construction is performed in conformance with all other nonconflicting
provisions of the Huntingdon Borough Code; and
D.
No nonconformity may be newly created or increased by any reconstruction.
5.
Abandonment of a Nonconformity.
A.
If a nonconforming use of a building or land is discontinued, razed,
removed or abandoned for 12 or more months, subsequent use of such
building or land shall conform with the regulations of the district
in which it is located, except:
B.
The applicant shall be responsible to provide clear and convincing
evidence that the nonconformity was not abandoned.
C.
An existing lawful separate dwelling unit may be unrented for any
period of time without being considered "abandoned" under this chapter.
6.
Changes from One Nonconforming Use to Another.
A.
Once changed to a conforming use, a structure or land shall not revert
to a nonconforming use.
B.
A nonconforming use may be changed to a different nonconforming use
only if approved as a special exception by the Zoning Hearing Board.
However, special exception approval is not needed for a simple change
within an existing building from one lawful nonconforming retail store
use to another retail store use or from one lawful nonconforming personal
service use to another personal service use provided that the new
use complies with any Zoning Hearing Board conditions that applied
to the previous use and is not more objectionable in external effects
than the previous use.
C.
Where special exception approval is required for a change of a nonconforming
use, the Board shall determine whether the applicant has provided
sufficient proof to show that the proposed new use will be equal or
less objectionable in external effects than the pre-existing nonconforming
use with regard to:
(1)
Traffic safety and generation (especially truck traffic).
(2)
Noise, dust, fumes, vapors, gases, odor, glare, vibration, fire,
hazardous substances, and explosive hazards.
(3)
Amount and character of outdoor storage.
(4)
Hours of operation if the use would be close to dwellings.
(5)
Compatibility with the character of the surrounding area.
D.
A nonconforming use shall not be changed to a nonconforming adult
use.
7.
District Changes. Any uses, structures or lots that become nonconforming
because of a zoning district change shall be regulated under this
section on nonconformities.
[Ord. 843, 6/19/2007, § 806]
1.
Site plans submitted to the Borough shall show the proposed location
of any garbage dumpsters. The Borough may require that such proposed
location be modified to provide compatibility with adjacent uses.
2.
Garbage dumpsters shall be surrounded on at least three of four sides
by a solid fencing, wall or landscaping if the dumpster would be visible
from a street or a residential lot. This section is not intended to
regulate temporary dumpsters for construction or renovation debris.
[Ord. 843, 6/19/2007, § 807; as amended by Ord.
858, 3/17/2009]
The fee for a building permit for the moving of a building from
one lot to another or to a new location shall be in an amount as established
from time to time by resolution. The route to be used to move the
building must be approved by the Borough Manager in writing in advance.
[Ord. 843, 6/19/2007, § 808]
1.
Description. This work shall consist of the total demolition or partial
demolition of all buildings and/or other structures designated on
the drawings and the subsequent removal of all materials and debris
from within the right-of-way lines as well as the refinishing or party
walls, including the exposed portion of party wall foundations, as
hereinafter provided or otherwise directed.
2.
Total Demolition. Designated buildings and other structures located
wholly within the right-of-way lines shall be totally demolished and
removed therefrom.
3.
Partial Demolition. Designated buildings and other structures partly
within the right-of-way lines shall be partially demolished and removed
only to the extent that they are within the right-of-way, unless the
owner of the uncondemned portion of the building and/or other structure
requests and authorizes its total demolition.
[Ord. 843, 6/19/2007, § 809]
1.
General. The contractor shall confine his movements and operations
to the limits of the existing right-of-way and shall not deposit materials,
junk, debris and rubbish or otherwise enter onto private property
without first obtaining the written consent of the property owner
or owners, and filing a copy of the consent authorization with the
Codes Enforcement Officer. All materials of any kind removed from
within the limits of the project, as well as debris and rubbish, but
excepting items of personal property belonging to owners or tenants
and materials to be used in backfilling, shall become the property
of the Borough and will be disposed by the contractor in accordance
with the current refuse ordinance.
2.
Safety Regulations.
A.
The contractor shall furnish, erect and maintain barricades, steady
burn lights, flashing warning lights and "warning" and "keep out"
signs at places and locations where the placing of such protective
devices is warranted or as directed by the Codes Enforcement Officer.
Suitable and acceptable barriers shall be erected and maintained by
the contractor around all operations and all openings in the ground,
so long as such operations and openings constitute a hazard or dangerous
condition.
B.
Footway shelter platforms and outlookers shall be erected, lighted
and maintained as required by law or directed, at the expense of the
contractor.
C.
The contractor shall prevent or control, to the satisfaction of the
Codes Enforcement Officer, any dust which may result from any demolition
operation, especially that which might result from the use of chutes.
3.
Utility Disconnections.
A.
Prior to the commencement of operations, the contractor shall make
all necessary arrangements with the proper authorities for the turning
off and the disconnection of all public utilities required in connection
with demolition operations, including electric, gas, telephone, sewer,
water and other facilities encountered, unless otherwise directed.
B.
Where special procedures for the relocation, disconnection and/or
removal of meters, sealing and/or plugging or service pipes, etc.,
are required by local authorities, the work shall be performed in
accordance with such requirements.
C.
When only a portion of an occupied structure is to be demolished,
the contractor shall conduct demolition and related operations in
such a manner as not to interrupt the service to the portion of the
structure which is not to be demolished. Where it is necessary to
reconnect any facilities to the undemolished portion of the structure,
such reconnection shall be made in permanent fashion.
D.
The contractor shall bear all costs, including fees to utility companies
and/or other agencies, resulting from this incidental work.
4.
Demolition.
A.
Before beginning demolition operations, the contractor shall pump out and clean, in a sanitary manner, all wells, cesspools and outbuildings within the area to be cleared and after disinfecting them as may be required by the appropriate health authorities, shall backfill them to the adjacent ground level, as specified in Subsection 5.
B.
The contractor shall leave contiguous buildings in a safe condition
and shall not deface, mar or jeopardize any of them, and any damage
done to them shall be repaired or restored by the contractor to the
satisfaction of the Borough Manager and at the expense of the contractor.
C.
A swinging ball will not be permitted immediately adjacent to any
public thoroughfare or in areas where its use may create a public
hazard.
D.
Under no circumstances shall any structure be set afire.
E.
Burning of debris or other matter shall not be permitted except by
written permission of local police or fire authorities, a copy of
same to be provided in advance to the Borough Manager and such burning
to be in conformity with the regulations of DEP.
F.
No methods of demolition will be permitted which will not ensure
all phases of such demolition being strictly confined within the limits
of the demolition areas and without hazard to adjacent properties
or to the public.
5.
Backfilling.
A.
All subsurface areas shall be backfilled with at least 4-inch topsoil
at grade level and then seeded.
B.
Before starting backfilling operations, the contractor shall submit
to the Borough Manager, in writing for approval, the method of compaction
to be used at the various locations.
C.
The contractor shall furnish, at his own expense, any additional
materials required for backfilling subsurface areas. The quality,
nature and source of any additional materials required for backfilling
shall be approved before use. No unstable material will be permitted
in the backfill, and materials encountered in the demolition which
the contractor proposes to use as backfill shall be stored until the
walls are down.
D.
All operations in connection with backfilling and grading shall be
performed and completed in such manner as will ensure proper drainage.
Prior to placing the first layer, existing cellar floors and other
surfaced areas shall be broken to ensure adequate drainage.
E.
Party wall foundations against which backfill material is to be placed
shall first be cleaned, pointed with selected materials and waterproofed
with two coats of emulsified asphalt.
F.
Cellars and all other subsurface space shall be carefully backfilled
and leveled to the adjacent ground elevation or as may be directed.
