[Ord. 946, 1/14/1999, § 5.10]
1.
The standards and requirements contained in Parts 5 and 6 are intended
as the minimum for the promotion of the public health, safety and
general welfare, and shall be applied as such by the Borough Planning
Commission and Borough Council in reviewing all subdivision and land
development plans.
2.
Whenever other Borough regulations impose more restrictive standards
and requirements than those contained herein, such other regulations
shall prevail; otherwise, the standards and requirements of this chapter
shall apply.
3.
The layout or arrangement of the subdivision or land development
shall conform to the comprehensive plan, any regulations or maps adopted
in furtherance thereof, and any other official plans of the Borough
which have been adopted.
4.
The plan of the proposed subdivision or land development shall be
coordinated with existing adjacent development in order to provide
for harmonious development of the area as a whole.
5.
Land shall be suited to the purpose for which it is to be subdivided
or developed. Lands subject to hazards to life, health, or property
such as may result from fire, flood, disease or other causes shall
either be made safe for the purpose for which such land is proposed
to be used, or such land shall be set aside for uses which shall not
endanger life or property or further aggravate or increase the existing
menace.
6.
All subdivisions and land developments shall be reviewed to assure
that all such proposals are consistent with the need to minimize flood
damage, that all utilities and facilities, such as sewer, gas, electrical
and water systems are located and constructed to minimize or eliminate
flood damage, and that adequate drainage is provided so as to reduce
exposure to flood hazards.
[Ord. 946, 1/14/1999, § 5.20]
1.
General Standards.
A.
All design elements of all streets, including horizontal and vertical alignment, sight distance, and super-elevation, are subject to review and approval by the Borough Council. When reviewing the design of streets, in addition to the standards in this chapter, the "Rural Design Criteria" in the Pennsylvania Department of Transportation, Design Manual, Part 2, Highway Design, January 1990 edition, and A Policy on Geometric Design of Highways and Streets, AASHTO, 1990 edition, shall be consulted to assure that the road design is in accordance with acceptable engineering practice.
B.
For certain aspects of vertical and horizontal alignment discussed
below, standards are determined by design speed of the road involved.
For all proposed streets, the developer shall indicate the proposed
design speed. The designated design speed is subject to the approval
of the Borough Council. In general, the design speed on arterial streets
shall be considered as 55 mph (to be determined in each individual
case), on collector streets a minimum of 35 mph (to be determined
in each individual case) and on minor streets 35 mph unless a lesser
design speed is permitted by the Borough Council.
C.
The speed limit proposed to be posted for streets shall not exceed
the design speed.
D.
Streets in and bordering a subdivision or land development shall
be coordinated, and be of such widths and grades and in such locations
as deemed necessary to accommodate prospective traffic, and facilitate
fire protection.
E.
The location and width of all proposed streets shall conform to the
official plans which have been adopted by the Borough and shall be
properly related to all existing streets, recorded streets, and official
plans which have been adopted or approved by the Borough, county,
or state.
F.
Streets within the subdivision or land development and adjacent roads
which will receive traffic from and distribute traffic to the subdivision
or land development shall be adequate in construction, grade, width
and capacity to accommodate traffic generated by the subdivision or
land development.
G.
The proposed street system shall extend existing or recorded streets at the same width as the existing or recorded streets if these streets meet or exceed the standards of § 22-502, Subsection 3. If the existing or recorded streets do not meet or exceed the standards of § 22-502, Subsection 3, the proposed street extensions shall meet the standards of § 22-502, Subsection 3.
H.
Where, in the opinion of the Borough Council, it is desirable to
provide for street access to adjoining property, streets shall be
extended by dedication to the boundary of such property. The location
and number of access points to adjoining properties are subject to
Borough Council approval.
I.
When streets will be extended to the boundaries of the subdivision
or land development to provide for access to potentially developable
tracts and sanitary sewer and/or water lines will be constructed in
the streets within the developer's tract, the Borough Council
may require extension of the sanitary sewer and/or water lines to
the tract boundary in order to facilitate future extensions to abutting
land.
J.
If a subdivision proposes lots, all of which front on existing public
roads, the Borough Council may require the developer to reserve land
adequate to provide for future street access from the public roads
on which the lots front to the land to the rear of the proposed lots.
Such reserved areas shall be of such dimensions to permit the construction
of streets meeting the standards of this chapter.
(1)
When reservations for future streets will adjoin lots to be
developed prior to the construction of the streets, the developer
shall establish the proposed grades of the future streets and the
extent of the area necessary for the construction of those streets.
If the area necessary for the construction of the streets extends
beyond the proposed street right-of-way lines, all excavation and
grading necessary for the roads beyond the right-of-way lines shall
be done as required improvements in conjunction with the subdivision
which contains the adjoining lots or else construction easements shall
be provided on the adjoining lots, sufficient to permit construction
of the future street.
K.
If lots or parcels in the subdivision are large enough for resubdivision,
or if a portion of the developer's property is not proposed to
be subdivided but could be subdivided in the future, the Borough Council
may require the reservation of land adequate to provide for future
street access to land which could be resubdivided or subdivided in
the future and require that the location of land reserved for future
streets be coordinated with the street system shown on the subdivision
plan.
L.
Connections shall be provided between streets within the subdivision
or land development to provide adequate access for emergency vehicles,
other vehicles, and pedestrians.
M.
New minor streets shall be so designed as to discourage through traffic,
but the developer shall provide for the extension and continuation
of arterial and collector streets into and from adjoining properties
when required by the Borough Council. Minor streets shall be extended
and continued into and from adjoining properties when necessary for
the proper development of and traffic circulation in the Borough.
N.
Where a subdivision or land development abuts an existing street
which does not meet the standards of this chapter, the Borough Council
may require the dedication of land sufficient to widen the street
to meet the standards of this chapter.
O.
Where a subdivision or land development fronts on and will provide
for vehicular access to and from an existing Borough road which does
not meet the minimum cartway width requirements of this chapter, the
Borough Council may require the developer to improve at his expense
the Borough road cartway to meet those requirements. Pavement shall
be constructed in accordance with the requirements of this chapter.
In addition, provision shall be made for adequate drainage along the
sides of the roads. Such drainage provisions shall be approved by
the Borough Council.
P.
Private streets (streets not to be offered for dedication) shall
be designed and constructed in accordance with the requirements of
this chapter and other Borough regulations.
Q.
Where streets and other public improvements continue into adjoining
municipalities, evidence of compatibility of design, particularly
with regard to street widths, shall be submitted. The applicant shall
coordinate such design with both municipalities to avoid abrupt changes
in cartway width or in improvements provided.
R.
The street system shall be designed with regard to:
(1)
Consideration of existing topographical considerations.
(2)
Providing buildable lots.
(3)
Minimizing the number of street intersections, through encouraging
the use of three-way rather than four-way intersections when intersections
of minor streets are involved.
(4)
Avoiding excessive lineal footage of street.
S.
All drives within multiple-family and nonresidential developments
which are intended for circulation within the development shall be
designed to the horizontal and vertical alignment standards for streets
contained within this chapter.
2.
Partial and Half Streets. New half or partial streets will not be
permitted, but wherever a tract to be subdivided borders an existing
recorded half or partial street, the Borough Council may require the
developer to provide adjacent to such half or partial street a reservation
of land adequate to allow the construction of a road meeting the standards
of this chapter.
3.
Street Widths.
A.
Minimum street right-of-way and cartway (pavement) widths shall be
as follows:
|
Street Type
|
Required Widths
(feet)
| ||||
|---|---|---|---|---|---|
|
Minor Streets and Permanent Culs-de-Sac
| |||||
|
Parking Permitted One Side
| |||||
|
Right-of-way
|
50
| ||||
|
Cartway
|
30
| ||||
|
Parking Permitted Both Sides
| |||||
|
Right-of-way
|
60
| ||||
|
Cartway
|
36
| ||||
|
Collector Street
| |||||
|
Right-of-way
|
60
| ||||
|
Cartway
| |||||
|
Parking Permitted
|
40
| ||||
|
Arterial Street
| |||||
|
Right-of-way
|
As determined after consultation with the Borough and PennDOT
| ||||
|
Cartway
| |||||
|
Marginal Access Street
| |||||
|
Right-of-way
|
As determined after consultation with the Borough and PennDOT
| ||||
|
Cartway
|
As specified for minor streets
| ||||
|
Service Street
| |||||
|
Right-of-way
|
20
| ||||
|
Cartway
|
20
| ||||
B.
Additional right-of-way widths may be required by the Borough Council
for the purpose of promoting the public safety and convenience and
for providing for proposed traffic volumes.
C.
The designation of streets as "minor," "collector," and "arterial"
and as to "parking permitted one side," and "parking permitted both
sides" is subject to Borough Council approval. The Borough Council
may prohibit parking along collector streets.
4.
Restriction of Access.
A.
Whenever a subdivision or land development abuts or contains an existing
or proposed arterial or collector street the Borough Council may require
restriction of access to the street by:
(1)
Provision of reverse frontage lots.
(2)
Provision of service streets along the rear of the abutting
lots, together with prohibition of private driveways intersecting
the arterial or collector street.
(3)
Provision of marginal access streets, provided that the reserve
strips establishing such marginal access streets shall be placed within
the jurisdiction of the Borough under an agreement meeting the approval
of the Borough.
(4)
Provision of a system of minor streets which intersect the arterial
or collector street and on which lots would front.
5.
6.
Horizontal Curves.
A.
Whenever street lines are deflected in excess of 2°, connection
shall be made by horizontal curves.
B.
Minimum sight distance shall be provided as follows:
|
Design Speed
(miles per hour)
|
Minimum Sight Distance
(feet)
| |
|---|---|---|
|
20
|
125
| |
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
325
| |
|
45
|
400
| |
|
50
|
475
| |
|
55
|
550
|
C.
Minimum center line radii for horizontal curves shall be as follows:
|
Design Speed
(miles per hour)
|
Minimum Center line Radius
(feet)
| |
|---|---|---|
|
20
|
125
| |
|
25
|
150
| |
|
30
|
230
| |
|
35
|
310
| |
|
40
|
430
| |
|
45
|
550
| |
|
50
|
700
| |
|
55
|
850
|
D.
A straight section of road of at least 100 feet shall be provided
between all horizontal curves on collector streets. A straight section
of road of at least 200 feet shall be provided between all horizontal
curves on arterial streets.
E.
Combinations of the minimum radius and maximum grade are prohibited.
7.
Vertical Curves.
A.
At all changes in street grades where the algebraic difference in
grade exceeds 1%, vertical curves shall be provided. The minimum sight
distance provided shall be as follows for both crest and sag vertical
curves.
|
Design Speed
(miles per hour)
|
Minimum Sight Distance
(feet)
| |
|---|---|---|
|
20
|
125
| |
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
325
| |
|
45
|
400
| |
|
50
|
475
| |
|
55
|
550
|
8.
Intersections.
A.
Streets shall intersect as nearly as possible at right angles, and
no street shall intersect another at an angle of less than 75°
(measured at the intersection of the street center lines) nor more
than 105°. The angle of intersection with an arterial street shall
be 90°.
B.
No more than two streets shall intersect at the same point.
C.
Streets intersecting another street shall either intersect directly
opposite to each other or be separated by at least 150 feet between
center lines, measured along the center line of the street being intersected.
D.
Intersections shall be approached on all sides by a straight area
at least 50 feet in length, the grade of which shall not exceed 5%
within 50 feet of the intersection of the nearest right-of-way lines.
E.
Intersections, with arterial streets shall be located not less than
500 feet apart, measured from center line to center line along the
center line of the arterial streets.
F.
Street curb intersections shall be rounded by a tangential arc with
a minimum radius of:
G.
Street right-of-way lines shall be parallel to (concentric with)
curb arcs at intersections.
9.
Sight Distances at Intersections.
A.
Clear sight triangles shall be provided at all street intersections,
shall be reserved as such, and shall be drawn on the plan. Within
such triangles, no vision-obstructing object shall be permitted which
obscures vision above the height of 30 inches and below the height
of 10 feet, measured from the center line grade of intersecting streets.
Such triangles shall be established, at a minimum, from a distance
of:
B.
Whenever a portion of the line of such clear sight triangles occurs
behind the required building setback line, such portion shall be considered
a building setback line.
C.
Sight distance at street intersections shall be such to provide the
following minimum stopping distance for a vehicle traveling on an
approaching street which has no stop or signal control:
|
Design Speed of Approaching Street with No Stop or Signal
Control
(miles per hour)
|
Minimum Stopping Distance (In Feet) Required Unless Alternative
Permitted by Borough Council
|
Alternative Stopping Distance (In Feet) Permissible at
Discretion of Borough Council Only on Lightly Traveled Highways Where
the Removal of Sight Obstructions Would Be Costly
| |
|---|---|---|---|
|
20
|
125
|
90
| |
|
25
|
150
|
110
| |
|
30
|
200
|
130
| |
|
35
|
250
|
155
| |
|
40
|
325
|
180
| |
|
45
|
400
|
200
| |
|
50
|
475
|
220
| |
|
55
|
550
|
240
|
D.
Street intersections shall be located and designed to provide the
following minimum sight distance for a vehicle traveling on an approaching
street which has a stop control:
|
Design Speed of Street Being Approached by Vehicle on
Stop Control Street
(miles per hour)
|
Minimum Sight Distance Required
(feet)
| |
|---|---|---|
|
20
|
200
| |
|
25
|
250
| |
|
30
|
300
| |
|
35
|
350
| |
|
40
|
400
| |
|
45
|
450
| |
|
50
|
500
| |
|
55
|
550
|
|
For calculating sight distance, refer to "A Policy on Geometric
Design of Highways and Streets," AASHTO, 1990 edition.
|
10.
Cul-de-Sac Streets.
A.
Dead-end streets are prohibited unless designed as cul-de-sac streets,
provided that in the case of streets which are planned for future
extension into adjoining tracts and will not be the primary means
of access to any lot or dwelling unit, a turnaround is not required.
B.
Except as provided in § 22-502, Subsection 10A, any street dead-ended for access to an adjoining property or because of authorized stage development shall be provided with a turnaround within the subdivision or land development and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.
(1)
If a cul-de-sac turnaround is offset, it shall not be offset
to the right.
(2)
Should a temporary cul-de-sac be proposed, arrangements satisfactory
to the Borough Council and Borough Solicitor shall be made for construction
and installation responsibilities of all improvements when the temporary
cul-de-sac is abandoned and the street is extended.
(3)
In the event that the Borough Council shall not consider development
of adjoining property to be imminent, the Council may require that
a permanent curbed cul-de-sac be constructed.
C.
Cul-de-sac streets shall be at least 250 feet from the right-of-way
line of the street intersected to the center of the turnaround. Cul-de-sac
streets shall not exceed 1,000 feet in length as defined in this chapter
and shall not furnish access to more than 20 dwelling units. The Borough
Council may permit temporary culs-de-sac longer than 1,000 feet at
its discretion if future extension of the cul-de-sac is likely in
the opinion of the Council. At its discretion, the Council may permit
culs-de-sac to serve more than 20 dwelling units when it believes
adequate provision will be made for vehicular circulation and parking.
D.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to the tract boundary
with sufficient additional right-of-way width provided along the boundary
line to permit extension of the street at full width.
E.
All cul-de-sac streets, whether permanently or temporarily designed
as such, shall be provided at the closed end with a fully paved turnaround.
Minimum radius to the pavement edge or curb line shall be 50 feet,
and minimum radius to the right-of-way line shall be 60 feet.
F.
Drainage of cul-de-sac streets shall preferably be toward the open
end. If drainage is toward the closed end, water shall be conducted
away in an underground storm sewer or by other means approved by the
Borough Council.
G.
The center line grade on a cul-de-sac street shall not exceed 10%
and the grade and cross slope of the turnaround shall not exceed 5%.
11.
Street Names.
A.
Proposed streets which are in alignment with others already existing
and named shall bear the names of the existing streets.
B.
In no case shall the name of a proposed street duplicate an existing
street name in the Borough and the postal district, irrespective of
the use of the suffix (street, road, avenue, boulevard, drive, way,
place, court, lane, etc.)
C.
All street names shall be subject to the approval of the Borough
Council and postmaster having jurisdiction.
12.
Service Streets (Alleys).
A.
Service streets are prohibited in residential subdivisions except
where required by the Borough Council to avoid direct driveway access
to arterial or collector streets.
B.
Service streets may be permitted by the Borough Council in other
types of development, provided that the developer produces evidence
satisfactory to the Council of the need for such service streets,
and provided that the service streets are not the primary means of
access.
C.
Dead-end service streets are prohibited unless permitted at the discretion
of the Borough Council. Dead-end service streets shall be terminated
with a paved circular turnaround with a minimum radius, to the outer
pavement edge (curb line) of 40 feet.
D.
Parking is prohibited along service streets.
[Ord. 946, 1/14/1999, § 5.30]
1.
Streets shall be designed to preclude or minimize the need for guide
rail. The Borough Council may require guide rail to be placed for
protection on embankments when a barrier is required in Design Manual,
Part 2 Highway Design, by the Pennsylvania Department of Transportation,
January 1990 edition.
2.
Fixed obstructions along streets which would require guide rail shall
be precluded or minimized. The Borough Council may require guide rail
to be placed when a barrier is indicated as required for fixed objects
in Design Manual, Part 2 Highway Design, by the Pennsylvania Department
of Transportation, January 1990 edition.
3.
The design and selection of guide rail shall be in accordance with
the standards in Design Manual, Part 2 Highway Design, January 1990
edition, however, the Borough Council shall approve all guide rail
systems.
[Ord. 946, 1/14/1999, § 5.40]
1.
Layout. The length, width and shape of blocks shall be determined
with due regard to the provision of adequate sites for buildings of
the type proposed, zoning requirements, topography, and requirements
for safe and convenient vehicular and pedestrian circulation, including
the reduction of intersections with arterial and collector streets.
2.
Length.
A.
Blocks shall have a maximum length of 1,600 feet and a minimum length
of 500 feet. The Borough may decrease the permitted maximum and/or
minimum lengths of blocks if the topography of land, proposed lot
sizes, or surface water drainage conditions warrant such a decrease.
B.
Blocks along arterial streets shall not be less than 1,000 feet.
3.
Depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots are required
or where prevented by the size, topographical conditions or other
inherent conditions of the property.
4.
Nonresidential Blocks. Blocks in nonresidential areas may vary from
the elements of design detailed above if required by the nature of
the use. In all cases, however, adequate provisions shall-be made
for off-street parking and loading areas and pedestrian and vehicular
circulation.
5.
Crosswalks. Crosswalks may be required by the Borough Council whenever
necessary to facilitate pedestrian circulation and to give access
to community facilities. Such crosswalks shall have a minimum width
of 10 feet and contain a walkway, constructed of a material approved
by the Borough Council, with a minimum width of four feet.
[Ord. 946, 1/14/1999, § 5.50]
1.
General Standards.
A.
The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated, and be in accordance with the provisions of the Borough Zoning Ordinance [Chapter 27]. Lots shall be capable of being built upon in accordance with the provisions of the Borough Zoning Ordinance [Chapter 27].
B.
Side lot lines shall be at right angles to straight street lines
and radial to curved street lines. Lot lines shall follow municipal
boundaries rather than cross them.
C.
The depth of residential lots shall not be less than one nor more
than three times their width at the street line.
D.
Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, buffer
yards and landscaping, etc.
E.
Subdivisions shall be designed to avoid the creation of remnants
of land. If remnants of land would result after subdividing, adequate
provision, which shall be approved by the Borough, shall be made for
the disposition and maintenance of those remnants.
F.
Where an ultimate right-of-way line has been provided, all setbacks
and lot areas shall be measured from such ultimate right-of-way line.
G.
Wherever feasible, lots shall be designed so that buildings can be
constructed above street grade. Where this is not possible, the developer
shall indicate what measures are to be taken to assure proper drainage
away from the buildings.
H.
When only a portion of a tract is designed at a time and there exists
the potential for development of the remainder of the tract, lots
shall be designed such that they do not restrict access to the remainder
of the tract, do not unduly restrict the potential development of
the remainder of the tract, nor result in the creation of awkward
or difficult-to-develop parcels in the remainder of the tract.
I.
The maximum slope utilized when grading lots or streets along an
adjoining tract of land not owned by the developer shall be a four
to one slope ratio of horizontal distance to vertical distance.
2.
Lot Frontage and Access.
A.
All lots shall abut and have direct driveway access to an existing
or proposed public street or private street meeting the requirements
of this chapter.
B.
Reverse frontage lots shall be avoided except where required by the
Borough Council to restrict access to existing streets or to overcome
specific disadvantages of topography or orientation. All residential
reverse frontage lots shall contain a barrier to prevent vehicular
access, subject to Borough Council approval, within the rear yard.
C.
Where access to land within a subdivision or land development will
be solely by proposed roads within an adjoining municipality, the
Borough Council may require assurance from the adjoining municipality
that adequate provisions have been made to insure construction of
the proposed access roads.
D.
When the rear wall of a building will face a public street, the Borough
Council may require a landscape screen, fence, earth mounding, or
similar screening device, subject to Borough Council approval, between
the building and the public street.
E.
After consideration of street speeds, traffic volumes, projected
traffic generated at a proposed land use, and the location and arrangement
of existing and proposed driveways and intersections, the Borough
Council may require the developer to install at his expense an acceleration
or deceleration lane, or both, to serve a proposed driveway or street.
If additional street right-of-way is required to construct the acceleration
or deceleration lane, the additional right-of-way shall be provided
by the developer.
F.
When required by the Borough Council, the developer shall furnish
a study to the Borough which will provide the information necessary
to permit the determination as to whether an acceleration or deceleration
lane is required.
3.
Lot Size. The minimum lot size and width requirements set forth in the Borough Zoning Ordinance [Chapter 27] shall be met.
4.
Off-Street Parking.
A.
Each proposed dwelling unit in a subdivision or land development
shall be provided with a minimum of two off-street parking spaces.
(1)
In the case of single-family or two-family dwellings and townhouses
with on lot parking, such off-street parking spaces shall be provided
behind the street right-of-way line and may be provided in an attached
or separate garage, carport, or driveway. The spaces shall not be
located within any clear sight triangle required by this chapter.
(2)
In the case of multiple-family dwellings, such off-street parking
spaces shall be provided in parking facilities located adjacent to,
within or near the multiple family dwellings. Spaces shall not be
located within a street right-of-way nor within any clear sight triangle
required by this chapter. Each off-street parking space shall contain
a minimum of nine feet by 18 feet. In addition, adequate aisles with
a minimum width of 24 feet for maneuvering and movement of vehicles
shall be provided. The grade of areas used for parking shall not exceed
6%. The grade of areas used only for access shall not exceed 10%.
5.
Driveways.
A.
Subdivisions and land developments shall be provided with internal
streets to which the lots will have driveway access in order to minimize
the number of driveway intersections with existing public streets.
This reduction in driveway intersections will minimize driveway intersections
with existing Borough streets (thus lessening interruptions to traffic
flow and accident hazards and minimizing sedimentation and runoff
problems onto existing public streets).
B.
All driveways which provide access to arterial and collector streets,
if such driveways are permitted by the Borough Council, shall be designed
with turnaround areas so that cars will not back onto the arterial
and collector streets.
C.
Provision shall be made at all intersections of driveways with streets
to ensure adequate stormwater drainage and erosion and sediment control.
The Borough Council may require subdivision and land development plans
to show a typical treatment of the construction of driveways and handling
of storm drainage where the driveways intersect a street. The Council
may require as a condition to approval of a plan that prior to the
issuance of zoning or building permits the specific proposals for
the construction of a driveway and treatment of storm drainage and
erosion and sediment control for that driveway be submitted to the
Borough for approval.
D.
Driveways shall be placed at locations at which sight distance is
adequate to safely allow each permitted movement to be made into or
out of the driveways; such that the free movement of normal street
traffic is not impaired; such that the driveways will not create a
hazard; and such that the driveways will not create an area of undue
traffic congestion on streets. Applicable safe sight distance as established
in the regulations of the Pennsylvania Department of Transportation
shall be provided.
(1)
The Borough Council may require the driveway to a lot which
abuts two or more streets to be restricted to that street which can
more safely accommodate its traffic. The Borough Council may also
require a driveway to be located directly across from a street or
driveway on the opposite side of the street the driveway intersects
if the Council judges that offset driveways will create a safety hazard.
(2)
The Borough Council may require the permissible location of
a driveway for a lot to be shown on the subdivision or land development
plan, and further require that driveway locations be subject to approval
of the Council.
(3)
A clear sight triangle shall be provided at the intersection
of a driveway with a Borough Street.
(4)
The clear sight triangle shall be established by connecting
points a distance of 15 feet from the point of intersection of cartway
or curb lines.
(5)
Within such clear sight triangles, no vision obstructing object
shall be permitted which obscures vision above the height of 30 inches,
measured from the center line grades of the intersecting driveway
and street.
E.
The following standards shall apply to residential driveways:
(1)
Driveway entrances or exits into a street from a corner lot
on which a single family or two family dwelling is constructed shall
be located at least 40 feet from the intersection of any street cartway
lines.
(2)
No driveway serving a dwelling shall be located within two feet
of any side lot line, except in the case of driveways which adjoin
one another or shared driveways.
(3)
Minimum driveway width shall be 10 feet, the maximum driveway
width shall be 20 feet, and radius of the driveway apron shall be
no less than two feet and no more than 10 feet.
F.
The following standards shall apply to nonresidential driveways:
(1)
No use shall have more than two accessways to any one street
for each 500 feet of frontage.
(2)
The width, excluding radii, of entrances to and exits from parking
areas, measured at the street line, shall conform to the following
schedule:
|
Width in Feet
| |||
|---|---|---|---|
|
Minimum
|
Maximum
| ||
|
One Way
|
12
|
24
| |
|
Two Way
|
24
|
36
| |
(a)
Each lane provided shall be a minimum of 12 feet in width.
(b)
The radius of the edge of the driveway apron shall be at least
15 feet and no more than 35 feet, unless otherwise required by Borough
ordinance.
(c)
Provided, that along state legislative routes, if these standards
are in conflict with Pennsylvania Department of Transportation requirements,
driveways shall be designed to conform as closely as possible to the
requirements of this chapter, while conforming to the requirements
of the Pennsylvania Department of Transportation.
(3)
Driveway entrances or exits into a street from a corner lot
shall be located at least 60 feet from the intersection of any street
cartway lines.
G.
The angle of a driveway as it intersects a street shall be such that
a vehicle entering the driveway may do so in an orderly and safe manner
with a minimum of interference to through street traffic and such
that a vehicle leaving the driveway may enter safely into the lane
of traffic moving in the desired direction. Driveways shall intersect
streets as nearly as possible at right angles, and in no case at an
angle of less than 60° or more than 120°. Provided, that the
Borough Council may permit the use of one-way driveways on a property,
and such one-way driveways may intersect streets at an angle of not
less than 45°.
H.
Private driveways shall have such grades as to furnish safe and convenient
parking spaces and to provide a safe and convenient means of access.
The grades and construction materials of driveways shall be such that
the materials of the driveway will not wash onto public streets. The
maximum permissible grade shall be 15% on residential driveways and
10% on all other driveways, except that driveway grades shall not
exceed 5% within 20 feet of street cartway lines. The area between
the right-of-way line of the street and the cartway shall be paved.
The Borough Council may require the entire length of driveways to
be paved when grades exceed 8% on residential driveways and 5% on
all other driveways. The Borough Council may require the developer
to submit with his subdivision or land development plans evidence
that the above, and the other standards for driveways established
in this section, can be met for each lot where doubt exists as to
the feasibility of meeting the standards.
I.
The center line of entrances to private driveways serving residential
dwellings shall be located at least 40 feet from the point of intersection
of the nearest street cartway lines. The center line of entrances
to private driveways serving nonresidential buildings shall be located
at least 60 feet from the point of intersection of the nearest street
cartway lines.
J.
The standards for driveway widths shall be as established in Borough
ordinances.
[Ord. 946, 1/14/1999, § 5.60; as amended by Ord.
1025, 10/14/2004]
1.
Each property shall connect to a public sanitary sewer system.
2.
All sanitary sewer systems shall conform in all respects to the requirements
of the Pennsylvania Department of Environmental Protection, the Borough
and applicable authorities.
3.
Whenever approval by the Pennsylvania Department of Environmental
Protection or an Authority is required for the sanitary sewer system
for a proposed subdivision or land development, the developer shall
submit a copy of such approval to the Borough prior to final approval
of a plan.
4.
New and replacement sanitary sewer systems shall be designed to minimize
or eliminate infiltration of flood waters into the systems and discharges
from the systems into flood waters.
[Ord. 946, 1/14/1999, § 5.70; as amended by Ord.
1025, 10/14/2004]
1.
New subdivisions and developments shall incorporate adequate provisions
for a reliable, safe and adequate water supply to support intended
uses within the capacity of available resources.
2.
Each property shall connect to a public water supply.
3.
All water supply and distribution systems shall be constructed in
full compliance with Pennsylvania Department of Environmental Protection
specifications, and all ordinances, rules, and regulations of the
Borough and applicable Authorities. Minimum water supply recognized
by the Insurance Services Office shall be provided.
4.
Applicants shall present evidence to the Borough Council at preliminary
plan stage that the subdivision or development is to be supplied by
a certified public utility, a bona fide cooperative association of
lot owners, or by a municipal corporation, authority or utility. A
copy of a "certificate of public convenience" from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
5.
Whenever approval by an authority or other public agency, a utility
company, or the Pennsylvania Department of Environmental Protection
is required for the water supply and distribution system for a proposed
subdivision or land development, the developer shall submit a copy
of such approval to the Borough prior to approval of a final plan.
6.
New and replacement water supply systems shall be designed to minimize
or eliminate infiltration of flood waters into the systems.
[Ord. 946, 1/14/1999, § 5.80; as amended by Ord.
1025, 10/14/2004]
1.
General Principles for Storm Drainage Systems. Storm sewers, culverts,
endwalls, inlets, and related installations and improvements shall
be provided in order to:
A.
Permit unimpeded flow of natural watercourses.
B.
Ensure adequate drainage of all streets.
C.
Intercept stormwater runoff along streets at intervals related to
the extent and grade of the area drained.
D.
Provide positive drainage away from on-site sewage disposal facilities
and buildings.
E.
Accommodate runoff so that there shall be no increase in rate of
stormwater peak discharge leaving the subdivision or land development
during or after construction based on the design rainfall frequency
established in this chapter. Pre-and post-development runoff shall
be evaluated for all drainage areas discharging from the site.
F.
Ensure adequate drainage at intersections of driveways with streets.
G.
Provide that where existing storm sewers are accessible in the opinion
of the Borough and of adequate capacity, or capable of being made
of adequate capacity in the opinion of the Borough, subdivisions and
land developments shall connect to the existing storm sewers.
H.
Provide that when no existing storm sewer system is accessible and
of adequate capacity, stormwater runoff shall discharge to an existing
watercourse with defined bed and barriers. Runoff shall not be increased
or concentrated onto adjacent properties, nor shall the velocity of
flow be increased beyond that existing prior to subdivision or land
development unless written approval is given by the adjacent property
owners to the proposed discharge of surface runoff and the written
agreements are approved by the Borough Council. The applicant shall
analyze the effects of runoff from the site on downstream properties
and demonstrate that adequate downstream capacity exists or will exist
to accommodate runoff from the site.
I.
Provide that when storm drainage will be directed into an adjacent
municipality, all provisions for accommodating such storm drainage
shall be submitted to the governing body of that municipality for
review.
2.
Design of Storm Drainage Systems.
A.
Complete stormwater calculations in accordance with the design standards
and Appendices of this chapter and all designs for drainage facilities
shall be submitted to the Borough for review.
B.
Where a subdivision or land development is traversed by or contains
a pond, lake, watercourse, drainage way, channel, storm drainage system,
or stream, there shall be provided a drainage easement that conforms
substantially with the line of such pond, lake, watercourse, drainage
way, channel, storm drainage system, or stream of such width as will
be adequate to preserve the unimpeded flow of drainage (one-hundred-year
flow) and to provide for widening, deepening, relocating, improving
or protecting such features or drainage facilities. Minimum easement
width shall be 10 feet from each side of the watercourse, water body,
stream, pond, lake or drainage facility, but the Borough may require
a greater easement when necessary. Bearings and distances shall be
provided for the boundaries of easements.
C.
Any changes in an existing drainage way shall be subject to the approval
of the Pennsylvania Department of Environmental Protection, the Army
Corps of Engineers, and/or the Federal Emergency Management Agency
when each or all have jurisdiction. All permits and approvals shall
be issued prior to construction of storm drainage related improvements.
D.
The developer shall properly grade and seed slopes, and fence open
ditches when a safety hazard can result. Areas within easements shall
be kept as lawn or in natural conditions to allow maintenance and
entrance.
E.
All drainage facilities shall be designed to adequately handle surface
runoff and carry it to suitable outlets and shall be designed in accordance
with the minimum design standards in the Appendices of this chapter.
(1)
Subsurface drainage systems shall have manholes spaced at intervals
not exceeding 400 feet and located wherever branches are connected
or sizes are changed and wherever there is a change in alignment or
grade. Inlets or other means of interconnection may be used instead
of manholes when approved by the Borough Council.
(2)
For drainage lines of 36 inches diameter or greater, manholes
may be spaced at intervals greater than 400 feet with the approval
of the Borough Council.
(3)
Storm sewer lines within street rights-of-way shall be placed
immediately in front of the curb when parallel to the right-of-way.
Locating storm sewers under curbs in curves or at street intersections
will not be permitted.
(4)
Drainage structures that are to be located within state highway
rights-of-way shall be approved by the Pennsylvania Department of
Transportation, and a letter from that Department indicating such
approval shall be submitted to the Borough.
(5)
Subsurface storm drainage systems shall have PennDOT approved
inlets located as required by this chapter to intercept runoff. Inlets
shall be designed and located to prevent hazards to vehicles, bicycles,
and pedestrians.
(6)
PennDOT approved endwalls or end sections shall be used in lieu
of inlets where feasible to minimize clogging of grates with leaves,
debris, etc.
(7)
Reinforced concrete pipe shall be used for all storm sewer lines,
including retention/detention facilities. Alternate pipe materials
may be used with Borough Council approval; however, alternate materials
shall be backfilled with select granular (2-RC) material, solidly
compacted in six-inch lifts. All pipe materials shall meet PennDOT
requirements, and shall have a minimum diameter of 15 inches.
(8)
Provisions shall be made to minimize erosion within watercourses
and at points of discharge from storm drainage facilities through
the use of proper ground cover, riprap, or root reinforcing systems.
F.
Storm sewers, culverts, swales, channels, and related facilities
shall be designed to accommodate and discharge all runoff from adjacent
upstream drainage areas, assuming the upstream area is fully developed.
3.
Standards for Drainage of Streets.
A.
All streets shall be designed to provide for the discharge of surface
water from their rights-of-way. The design storm shall be a ten-year
frequency for residential subdivisions with a gross density less than
six units per acre, and a twenty-five-year frequency for all other
subdivisions or land developments. The design storm shall be a one-hundred-year
frequency for sections conveying runoff directly to detention facilities
and in other instances when required by the Borough.
B.
The pavement cross slope on streets shall not be less than 1/4 inch
per foot and not more than 1/2 inch per foot. The slope of the shoulder
areas shall not be less than 3/4 inch per foot and not more than one
inch per foot.
C.
Surface cross drainage at intersections or other roadway sections
will not be permitted.
D.
Inlets shall be spaced to limit the gutter flow spread into the travel
lanes to 1/2 the lane width during, the design storm.
E.
Inlet efficiency and bypass flows, per PennDOT design charts, shall
be considered in the design of storm sewer systems.
F.
To ensure adequate drainage at low parts along the line of streets,
overflow swales shall be designed to convey the full one-hundred-year
storm flows away from all street low points. These swales shall be
located to prevent flooding of the developed lots.
4.
Design of Retention and Detention Facilities.
A.
General Requirements.
(1)
Where retention (permanent pool) and detention (dry bottom)
basins are required by the Borough Council, adequate assurances of
maintenance, indemnification, liability insurance, and security shall
be provided and approved by the Council.
(2)
Retention and detention facilities shall be designed and located
so as to not present a hazard to the public health or safety. Their
design shall be approved by the Borough Council.
(3)
Such facilities shall be designed so that no adverse effects
will result from backwater flooding.
B.
General Design Considerations.
(1)
The number and location of retention/detention facilities are
subject to the approval of the Borough Council.
(2)
For detention basins, a method of carrying low flow through
the basin area shall be provided and the basin shall be provided with
a positive gravity outlet to a natural channel or storm sewer of adequate
capacity.
(3)
If percolation of runoff is considered as a method of runoff
abatement, percolation tests shall be taken at the site of the proposed
detention facilities and the results submitted to the Borough for
review. At the discretion of the Borough Council, percolation facilities
may be prohibited.
(4)
The storage of stormwater runoff duration shall not exceed 24
hours after rainfall has ceased. The Borough Council may require the
fencing of retention/detention basins when deemed necessary for the
public safety.
(5)
The pipe spillway outwitting from the retention/detention basin
shall be designed on the basis of a rainfall frequency that is consistent
with the requirements of this chapter. Basin discharge velocities
and quantities shall be consistent with the need to protect the public
health, safety, and welfare and to prevent turbulent conditions and
erosive velocities in a receiving watercourse.
(6)
Minimum grades for turf areas inside detention basins shall
be 1% and maximum side slopes of retention/detention basins shall
be 33% (three units horizontally to one unit vertically). Depending
upon the location and the intended use of the detention facilities
during non-functioning times, a side slope of less than 33% for one
or both slopes maybe required by the Borough Council. Side slopes
shall be kept as close to the natural land contours as practical,
but when a detention basin is to be maintained by a future residential
lot owner, the maximum side slope shall be 25% (four units horizontally
to one unit vertically).
(7)
Paved surfaces that are to serve as stormwater storage areas
shall have minimum grades of 1/2% and shall be restricted to storage
depths of six inches maximum.
(8)
If a portion of an area within a stormwater storage area is
to be paved for parking or recreational purposes, the paved surface
shall be placed at the highest elevation possible within the storage
area.
(9)
The following additional conditions shall be complied with for
retention basins:
(a)
Water surface area shall not exceed one tenth of the tributary
drainage area.
(b)
Facilities shall be provided to allow the pond level to be lowered
by gravity flow for cleaning purposes.
(c)
Aeration facilities as may be required to prevent pond stagnation
shall be provided. Design calculations to substantiate the effectiveness
of these aeration facilities shall be submitted with final engineering
plans. Agreements for the perpetual operation and maintenance of aeration
facilities shall be prepared to the satisfaction of the Borough Council.
C.
Specific Design Considerations for Retention/Detention Basins.
(1)
Retention/detention basins shall be designed according to the
methods outlined in US. Department of Agriculture, Soil Conservation
Service Technical Release No. 55, Urban Hydrology for Small Watersheds,
latest edition.
(a)
Design Storm. Storage volume for all subdivision and land development
retention/detention facilities shall be based on a twenty-five-year
storm event.
(b)
Where deemed necessary in the public interest and for the public
safety by the Borough Council, the Council may require volume and
allowable discharge to be calculated based on a fifty-year or one-hundred-year
storm.
(c)
Design Storm Rainfall. Stormwater runoff shall be based on the
following twenty-four-hour Type II distribution storm events:
|
Storm Event
|
Inches Rainfall
| |
|---|---|---|
|
2-year
|
3.1
| |
|
10-year
|
4.9
| |
|
25-year
|
5.5
| |
|
50-year
|
6.5
| |
|
100-year
|
6.9
|
(2)
The facilities shall be designed such that the peak discharge
from the site after development does not exceed the peak pre-development
discharge for the two-, ten-, and twenty-five-year storm events.
(3)
The pre-development ground condition for all lands within the
subject property which are farm fields shall be considered as pasture
with good ground cover.
(4)
Retention/detention basins shall be designed to safely discharge
the peak discharge of a post-development one-hundred-year frequency
storm event through an emergency spillway in a manner which will not
damage the integrity of the basin or the downstream drainage area.
The emergency spillway shall be designed by routing the one-hundred-year
inflow hydrograph through the spillway assuming the storage volume
below the spillway invert.
(5)
Retention/detention basins which are designed as earth fill
dams shall incorporate the following minimum standards:
(a)
The height of the dam shall not exceed 15 feet, unless approved
by the Borough Council and the Pennsylvania Department of Environmental
Protection.
(b)
The minimum top width of dams up to 15 feet in height shall
be equal to three quarters of the dam height, but in no case shall
the top width be less than eight feet.
(c)
The side slopes of the settled earth fill shall not be steeper
than three horizontal to one vertical.
(d)
A key trench at least two feet deep or extending down to stable
subgrade, whichever is deeper, of compacted relatively impervious
material (Unified Soil Classification CL or ML). Minimum bottom widths
for the key trench shall be four feet. Maximum side slopes for the
key trench shall be one horizontal to one vertical. A compacted impervious
core at least eight feet wide at the top, having a maximum side slope
of one horizontal to one vertical, shall extend for the full length
of the embankment, and the top elevation shall be set at the twenty-five-year
design water surface elevation.
(e)
All pipes and culverts through dams shall have properly spaced
concrete anti-seep collars (minimum six-inch thick). Design calculations
shall be submitted for review.
(f)
The top of berm shall be constructed at least six inches above
the design elevations to allow for settlement of the embankment.
(g)
The emergency spillway shall be constructed in undisturbed earth,
or be of concrete construction along its bottom and sides.
(h)
Whenever a basin will be located in an area underlain by limestone,
a geological evaluation of the proposed location shall be conducted
to determine susceptibility to sinkhole formations. The design of
all facilities over limestone formations shall include measures to
prevent ground water contamination and, where necessary, sinkhole
formation. Soils used for the construction of basins shall have low
erodibility factors ("K" factors). The Borough may require the installation
of an impermeable liner in detention basins.
5.
Design Submission Requirements. The following stormwater management
data are required submittals:
A.
All calculations, assumptions, and criteria used in the design of
stormwater management facilities and in the establishment of the calculated
pre-development and post-development peak discharge.
B.
All plans and profiles (including cross country systems) of proposed
stormwater management facilities (storm sewers, swales, etc.), including
horizontal and vertical location, size, and type of material. This
information shall provide sufficient information required for the
construction of all facilities.
C.
A map(s) clearly delineating and labeling all drainage areas used
in the design of stormwater management facilities.
D.
For all retention/detention basins, a plotting or tabulation of storage
volumes, with corresponding water surface elevations and outflow rates
for those water surfaces.
E.
For all retention/detention basins, the design inflow and outflow
hydrographs and routing calculations to determine the function of
the basin. The storage indication routing method shall be used.
F.
For all retention basins which hold 2 1/2 acre feet or more
of water during the twenty-five-year design storm and have an embankment
that is 10 feet or more in height, soil structures and characteristics
shall be investigated. Plans and data prepared by a registered professional,
experienced and educated in soil mechanics, shall be submitted.
G.
A map(s) clearly delineating any existing wetlands as classified
by a qualified environmental scientist experienced in wetland determination.
Wetland determination shall be performed in accordance with U.S. Army
Corps of Engineers procedures as outlined in publication TRY-87-1,
Wetlands Delineation Manual, latest edition.
H.
No construction or development shall be permitted in wetlands without
approval from the U.S. Army Corps of Engineers and the Pennsylvania
Department of Environmental Protection, Bureau of Dams and Waterway
Management.
6.
Maintenance of Stormwater Management Facilities. Proposals for the
ownership and maintenance responsibilities for all proposed storm
drainage facilities shall be submitted to the Borough for review and
approval at preliminary plan stage. The Borough Council shall be satisfied
that sufficient provision has been made for adequate and perpetual
maintenance of all such facilities. All drainage facilities to be
owned by the developer or his assigns shall be maintained to retain
their design capacity.
7.
Groundwater Recharge. The ability to retain and maximize the ground
water recharge capacity of the area being developed is encouraged.
Design of the stormwater management facilities shall give consideration
to providing ground water recharge to compensate for the reduction
in the percolation that occurs when the ground surface is paved and
roofed over.
8.
Erosion and Sediment Controls and Plan Requirements. Land shall not
be developed or changed by grading, excavation or the removal or destruction
of natural topsoil, trees or other vegetative cover unless adequate
provisions for minimizing erosion and sedimentation are provided.
A.
A plan for erosion and sediment control shall be prepared and submitted
to the Borough as required by this section. The plan shall meet all
requirements and be approved by the County Conservation District,
the Borough, and the Pennsylvania Department of Environmental Protection
(Chapter 102 of Title 25, latest revision), when applicable.
B.
The erosion and sediment control plan shall be submitted at final
plan submission for a subdivision or land development. The plan shall
contain two parts:
(1)
A map(s) describing the topography of the area within the subdivision
or development, the proposed alterations of the area, and the erosion
and sediment control measures and facilities which are proposed.
(2)
A narrative report describing the project and giving the purpose,
engineering assumptions, and calculations for control measures and
facilities.
C.
The map(s) shall show:
(1)
The types, depth, slope, and areal extent of the soils on the
site.
(2)
The proposed alteration to the area, including:
(a)
Arrows indicating existing and proposed runoff flow direction
when contours do not adequately describe flow paths.
(b)
Areas of cuts and fills exceeding five feet in vertical difference.
(c)
Structures, roads, paved areas, buildings.
(d)
Stormwater and erosion and sediment control facilities.
(e)
Existing contours on the site (including individual lots) at
intervals required by this chapter and finished contours at the same
interval.
(3)
The following certification statements:
(a)
"I CERTIFY TO THE BEST OF MY KNOWLEDGE AND BELIEF THAT THE PLAN
OF DEVELOPMENT AND THE PLAN FOR SOIL EROSION AND SEDIMENT CONTROL
MEET THE REQUIREMENTS, STANDARDS AND SPECIFICATIONS OF THE COUNTY
CONSERVATION DISTRICT."
|
|
| |
|---|---|---|
|
Surveyor/Engineer for developer
|
Date
|
(b)
"I CERTIFY TO THE BEST OF MY KNOWLEDGE AND BELIEF THAT ALL CONSTRUCTION
AND/OR DEVELOPMENT WILL BE DONE AS DESCRIBED BY THIS PLAN OF DEVELOPMENT
AND THE PLAN FOR SOIL EROSION AND SEDIMENT CONTROL, INCLUDING THE
NARRATIVE REPORT."
|
|
| |
|---|---|---|
|
Developer
|
Date
|
D.
The narrative report shall contain:
E.
The staging of earthmoving activities, including cover removal, control
facility installation, installation of improvements, and program of
operations.
F.
A maintenance program for the control facilities, including:
(1)
Frequency of inspection of control facilities.
(2)
Method of disposal of materials removed from the control facilities
of the project area.
(3)
The methods, frequency, and ultimate disposal site for solid
waste material. Construction waste shall be removed from the site
and disposed of in an approved landfill. Construction waste shall
not be buried on the site.
G.
A specification for both temporary and permanent seeding, including
preparation of the seed bed. Application rates for seed, fertilizer
and mulch shall be provided, and shall comply with the specifications
and standards established by the County Conservation District.
9.
All erosion and sediment control facilities shall be periodically
inspected and checked for adequacy and compliance with the approved
erosion and sediment control plan by the Borough. The approved erosion
and sediment control plan shall be maintained at the site of earthmoving
at all times.
10.
All control facilities shall be maintained for their designed operation
to ensure adequate performance.
11.
The following guidelines shall be followed as needed in developing
erosion and sediment control measures:
A.
Stripping of vegetation, grading, filling, excavating or other alteration
of the landscape shall be kept to a minimum and shall be done in such
a way that will minimize erosion.
B.
Whenever feasible, natural vegetation shall be retained, protected,
and supplemented.
C.
The disturbed area and the duration of exposure shall not exceed
20 days, except in the case of building construction.
D.
Disturbed soils shall be stabilized as quickly as practicable.
E.
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
F.
Erosion control and drainage measures shall be installed prior to
earthmoving activities.
G.
Both permanent and temporary provisions shall be made to effectively
accommodate the increased runoff caused by changed soil and surface
conditions during and after development. Where necessary, the rate
of surface water runoff shall be mechanically retarded.
H.
Until disturbed areas are stabilized, sediment in runoff water shall
be trapped by the use of debris basins, sediment basins, silt traps,
or other similar approved measures.
12.
The following guidelines shall be applied as needed in excavation
and fills as part of erosion and sediment controls:
A.
All lots, tracts, or parcels shall be graded to provide positive
drainage away from buildings, without ponding.
B.
Grading and cut-fill operations shall be kept to a minimum to ensure
conformity with the natural topography, to minimize the erosion hazard,
and to adequately handle surface runoff.
C.
Natural drainage patterns shall be preserved wherever possible and
desirable.
D.
Adequate provisions shall be made to prevent surface water from damaging
the cut face of excavations and the sloping surfaces of fills.
E.
Cut and fills shall not endanger adjoining property.
F.
Fill shall be placed and mechanically compacted to minimize sliding
and erosion of the soil.
G.
Fills shall not encroach on natural watercourses, floodplains, or
constructed channels.
H.
During, grading operations, necessary measures for dust control shall
be exercised.
I.
Grading equipment shall not cross live streams. Provisions must be
made for the installation of culverts or bridges.
13.
Whenever sedimentation is caused by stripping vegetation, regrading,
or other development or earthmoving, it shall be the responsibility
of the person, corporation, or other entity causing such sedimentation,
at his expense, to remove it from all adjoining surfaces, drainage
systems, and watercourses and to repair any damage which was caused
within 72 hours of such sedimentation or damage. The Borough Council
may require a note to this effect to be placed on the final plan.
[Ord. 946, 1/14/1999, § 5.90]
1.
Subdivisions and land developments shall be designed to preserve
natural features such as trees greater than one foot in diameter,
watercourses, rock outcroppings, wooded areas, natural watercourses
and bodies of water.
2.
Topsoil shall not be removed from the subdivision site nor used as
structural fill without the permission of the Borough Council. Topsoil
may be removed from areas of earthmoving activity, but shall be stored
elsewhere within the subdivision or land development and stabilized
to minimize erosion. Upon completion of construction, the topsoil
shall be redistributed on the site.
3.
Street and lot designs of tracts shall be such to minimize alterations
of the natural landscape.
[Ord. 946, 1/14/1999, § 5.91; as amended by Ord.
1025, 10/14/2004]
1.
Floodplains shall be calculated using the method established in Appendix
IV of this chapter and shown on all subdivision and land development
plans. The floodplain controls established within Borough ordinances
shall be applied to those floodplains.
2.
The Borough Council may require that vehicular access be provided
to each dwelling unit within a subdivision or land development over
a street or other approved means of access which is elevated above
the level of the one-hundred-year flood.
3.
The following controls shall apply to the floodplains:
A.
No watercourse shall be altered or relocated unless approved by the
Borough Council and, where applicable, the Pennsylvania Department
of Environmental Protection, Bureau of Dams and Waterway Management
and FEMA.
B.
No watercourse shall be altered or relocated unless the person proposing
the alteration or relocation submits calculations assuring that the
flood carrying, capacity within the altered or relocated portion of
the watercourse shall be designed to be not less than the flood carrying
capacity of the watercourse prior to the proposed alteration or relocation.
C.
No encroachment shall be made on a floodplain or watercourse which
will increase flood levels within the Borough during the occurrence
of the one-hundred-year flood discharge. With any proposal for an
encroachment, calculations which will indicate compliance with this
requirement shall be submitted to the Borough. All encroachments are
subject to Borough Council approval. Encroachments into the one-hundred-year
floodway must be reviewed and approved by the Pennsylvania Department
of Environmental Protection and FEMA.
D.
No construction or development shall be permitted within the floodplain
without approval from the U.S. Corps of Engineers and the Pennsylvania
Department of Environmental Protection.
[Ord. 946, 1/14/1999, § 5.92]
1.
Easements shall be provided for electric, telephone, and television
cables, wires and conduits, storm and sanitary sewers, drainage swales,
gas, water and heat mains and other utility lines. No structures shall
be placed within such easements. No trees or shrubs shall be placed
within easements unless approved by the Borough Council. The Borough,
applicable authorities and municipalities, and local utility companies
shall be consulted when locating utilities and easements, and all
utilities and easements shall be located in accordance with their
standards.
2.
Easements abutting street rights-of-way shall be a minimum of 10
feet in width. Other easements shall be a minimum of 20 feet in width.
3.
There shall be a minimum distance of 50 feet, measured in the shortest
distance, between any proposed dwelling unit and any petroleum products
or natural gas transmission line which traverses the subdivision or
land development.
4.
Where gas or petroleum transmission lines are a part of the proposed
development, either proposed or requiring relocation, construction
of the transmission line shall occur within a right-of-way of fifty-foot
minimum and shall comply with the applicable requirements of the Pennsylvania
Public Utilities Commission.
5.
Underground electric distribution lines shall be installed in all
new subdivisions and land developments of five dwelling units or more.
In existing subdivisions with five or more unimproved lots any extensions
of the electric distribution lines shall be placed underground.
6.
All telephone and television distribution lines shall be placed underground
when electric distribution lines are placed underground.
7.
When required by the Borough Council, the location of utility easements
and rights-of-way shall be marked in the field.
[Ord. 946, 1/14/1999, § 5.93]
All subdivisions and land developments shall be designed to meet the requirements of the Borough's Zoning Ordinance [Chapter 27], except as may be otherwise provided in this chapter.
[Ord. 946, 1/14/1999, § 5.94]
1.
The location and number of access points to a subdivision or land
development shall be adequate for and appropriate to the size and
nature of the development and surrounding roads and land uses.
2.
All subdivisions and land developments containing more than 20 dwelling
units shall have at least two means of ingress and egress via streets
or access drives meeting the design and construction standards of
the Borough.
3.
For all subdivisions and land developments for which only one means
of ingress and egress is proposed, the Borough Council may require,
where deemed necessary in the public interest and for the public safety,
the provision of additional street or access drive areas meeting Borough
standards, or the provision of an alternate means of ingress and egress
meeting Borough standards which could be used by emergency vehicles
if the primary means of ingress and egress were rendered unusable.
Such alternate means of ingress and egress shall be of such width
and improved to such an extent to be usable by emergency vehicles,
and shall not be used for structures, trees, or similar obstructions.
[Ord. 946, 1/14/1999, § 5.96]
1.
Provision shall be made in developments containing apartments and
townhouses and in nonresidential developments to adequately store
within containers all solid waste generated between collections.
2.
All storage containers shall be located to permit efficient depositing
of wastes in the containers and efficient collection from the containers.
3.
Debris, rubbish, or other waste material resulting from grading or
construction activities on the lot shall be removed from the lot prior
to the issuance of a certificate of use and occupancy for the lot.
No debris, rubbish, or waste material shall remain within the area
of an improvement covered by a performance guarantee upon expiration
of the guarantee or completion of the improvements, whichever is sooner.
[Ord. 946, 1/14/1999, § 5.97]
1.
When maximal provision is to be made for the use of solar energy
by structures, in general streets toward which buildings are to be
oriented should run in an east-west direction.
2.
Section 22-505, Subsection 1B, indicates that side lot lines shall be at right angles to straight street lines and radial to curved street lines. The Borough Council may allow variation from this requirement where provision is to be made for maximal use of solar energy, in which case side lot lines generally may run from due north to due south or with slight variation east or west of this axis.
A.
When lot lines will not be provided, consideration should be given
to orienting buildings to maximize solar access. Generally, buildings
should be located with their long axes running east to west, though
in some high density or townhouse developments a north-south orientation
for the long axes may be desirable.
B.
Consideration should be given to locating structures and open spaces
such that buildings will not cast shadows on other buildings.
3.
Consideration should be given to reserving solar easements within
lots for protection of solar access.
[Ord. 946, 1/14/1999, § 5.98]
1.
Designation of Area.
A.
Areas subject to this section shall include all areas of Duffield
(DfA, DfB2, DfC2 and DfD2), Duffield and Hagerstown (DhC3 and DhE3),
Fogelsville (FoA, FoB2 and FoC2), Hagerstown (HaB2 and HaC2), Murrill
(MrA3, MuA, MuB2, MuC2, MvB and MvC), and Washington (WaA2, WaB2 and
WaC2) soils.
B.
In carbonate areas, alteration and development of land may be hazardous with respect to foundation safety of structures, the creation of unstable land as a result of changes in drainage, and the contamination of ground and surface waters. Within the limitations of the information available at the time of review of individual applications, the Borough shall attempt to make reasonable judgments as to the applicant's compliance with the standards of § 22-516, Subsection 2. Under no circumstances shall the Borough or any officer or employee of the Borough assume any liability for any damages that may result from an applicant's or any interested party's reliance upon the regulations of § 22-516, Subsection 2, or any decisions made by the Borough in the administration of such regulations.
2.
Standards.
A.
Land grading or construction of buildings or other site improvements
shall not directly or indirectly diminish the flow of natural springs
or contaminate existing or potential water supplies. If warranted,
as determined by the Borough Council, water table data from observation
wells shall be provided by the applicant.
B.
All buildings, structures, roads and other impervious surfaces and
storm drainage facilities and other utilities shall be so situated,
designed and constructed as to minimize the risk of structural damage
from existing or future sinkholes. A recognized professional with
competence in the field shall demonstrate that a minimal risk of structural
damage due to sinkholes will exist or indicate mitigating measures
to be taken to minimize the risk of structural damage.
C.
Whenever a detention or retention basin for the control of stormwater
will be located in a carbonate area, a geological evaluation of the
proposed location shall be conducted to determine susceptibility to
sinkhole formation. The design of all facilities over limestone formations
shall include measures to prevent ground water contamination and,
where necessary, sinkhole formation. Soils used for the construction
of basins shall have low-erodibility factors ("K" factors). The Borough
may require the installation of an impermeable liner in basins. All
detention facilities shall be above ground unless otherwise approved
by the Borough Council.
D.
The following guidelines shall be considered during construction
activities.
(1)
Care should be taken to prevent collection and drainage of surface
water into excavated or low-lying areas of the site during excavation
and construction.
(2)
Soft and wet conditions should be located wherever they may
exist or be encountered.
(3)
Soft areas should be removed and replaced with suitable fill
compacted in accordance with recognized standards, such as ASTM.
(4)
The bottom of all excavations should be inspected for soft or
unusually moist conditions. A visual inspection of the excavated bearing
surface, together with soundings or probes of the soil at regular
intervals, should be done.
(5)
Any soft or unusually moist soil should be further excavated
and a determination made of the extent of the problem. Remedial measures
should be adopted as necessary.
(6)
The low points of swales and outlet locations for drainage pipes
should be lined with impermeable liners instead of stone rip-rap in
order to prevent infiltration of runoff.
(7)
Excavation should be kept to a practical minimum.
(8)
Water from roof drains or other drainage systems should be collected
and conveyed away from structures to prevent infiltration near foundations.
If possible, roof drains should discharge directly into a storm sewer
system or the street gutter.
(9)
Subsoil erosion/sinkholes that occur during the construction
of a project should be corrected as quickly as possible under the
supervision of a qualified geotechnical engineer.
(10)
Blasting should be avoided.
E.
Should the Borough Council find that an applicant may create a significant
risk to the public's health or safety, in spite of taking all
reasonable actions to minimize such risks, or should the Council determine
that the applicant has not taken all reasonable actions to minimize
such risks, the Council may deny the application.
3.
Submission Requirements. The following information shall be submitted:
A.
For areas proposed for grading, construction of buildings and other
improvements, the applicant shall indicate the presence of any of
the following carbonate features:
(1)
Depressions.
(2)
Fissures, lineaments, faults or air phote.
(3)
Fracture traces.
(4)
"Ghost lakes" occurring after rainfall events.
(5)
Outcrops of bedrock.
(6)
Seasonal high water tables.
(7)
Sinkholes.
(8)
Soil mottling, as defined by a soil scientist.
(9)
Springs.
(10)
Surface drainage entering the ground.
B.
Such information shall be supported by an explanation of its source,
including the qualifications of the individuals directly responsible
for preparing such information.
C.
The applicant shall furnish a plan indicating existing and proposed
drainage conditions, existing and proposed grading, the locations
of existing private and public wells on adjoining properties and the
locations and extent of all proposed uses and improvements.
D.
An environmental assessment report containing the following information:
(1)
Description of Existing Conditions. This section shall present
a description of existing characteristics of the property with respect
to geology, topography, ground and surface water hydrology, soils,
vegetation, and existing improvements and uses.
(2)
Description of the Proposed Action. This section shall describe
the proposed action including: types, locations and phasing of proposed
site disturbances and construction, as well as proposed future ownership
and maintenance of the property and the proposed improvements.
(3)
Proposed Measures to Control Potential Adverse Environmental
Impacts. This section shall describe all measures proposed by the
applicant to control all adverse impacts which may occur as a result
of the proposed action.
(4)
List and Qualifications of Preparers. The names, addresses,
telephone numbers and qualifications of persons directly responsible
for preparing the environmental assessment shall be provided.
[Ord. 946, 1/14/1999, § 5.99]
1.
A traffic impact study shall be submitted in the following instances:
A.
A residential subdivision or land development of 20 or more lots
and/or dwelling units.
B.
A nonresidential subdivision of three or more lots.
C.
A nonresidential land development containing 20,000 square feet or
more of gross floor area.
D.
Any nonresidential land development within 1/4 mile of an intersection
involving an arterial road or two collector roads.
E.
Provided that the Borough Council reserves the right to require a traffic study for any subdivision or land development other than a minor residential subdivision, lot annexation, abbreviated residential subdivision, and plan for revision to lot lines when the Borough Council deems such a study necessary to adequately review the impact of the subdivision or land development on existing and proposed roads in accordance with § 22-502, Subsection 1D and F.
(1)
The traffic impact study shall be prepared by a qualified professional
traffic engineer or traffic planner with verifiable experience in
preparing such studies.
(2)
The study area for the traffic study shall be based on engineering
judgment and an understanding of existing traffic conditions at the
site and represent the area which is likely to be affected by the
development. The study limits shall be initially agreed upon by the
developer, his engineer, and the Borough.
(3)
The traffic impact study shall contain the following elements:
(a)
The study area boundary and identification of the roadways included
within the study area.
(b)
A general site description, including:
1)
Size, location, existing and proposed land uses and dwelling
types, construction staging, and completion date of the proposed development.
2)
Existing land uses, approved and recorded subdivision and land
developments and subdivisions and land developments proposed but not
yet approved and recorded in the study area that are agreed upon by
the Borough, developer, and traffic engineer as having bearing on
the development's likely impact shall be described and considered.
3)
Within the study area, the applicant must describe existing
roadways and intersections (geometrics and traffic signal control)
as well as improvements contemplated by government agencies or private
parties.
(c)
Analysis of existing conditions, including:
1)
Daily and Peak Hour(s) Traffic Volumes. Schematic diagrams depicting
daily and peak hour(s) traffic volumes shall be presented for roadways
within the study area. Turning movement and mainline volumes shall
be presented for the three peak hour conditions (a.m., p.m. and site
generated) while only mainline volumes are required to reflect daily
traffic volumes. The source and/or method of computation for all traffic
volumes shall be included.
2)
Volume/Capacity Analyses at Critical Points. Utilizing techniques
described in the Highway Capacity Manual Transportation Research Board
Special Report 209 (1985 or latest edition) or derivative nomographs,
an assessment of the relative balance between roadway volumes and
capacity are to be described. The analysis shall be performed for
existing conditions (roadway geometry and traffic signal control)
for the appropriate peak hours.
3)
Level of Service at Critical Points. Based on the results obtained
in the previous section, levels of service (A through F) shall be
computed and presented. Included in this section shall also be a description
of typical operating conditions at each level of service.
4)
A tabulation of accident locations during the most recent three-year
period shall be provided.
(d)
Analysis of future conditions without the proposed development.
The future year(s) for which projections are made will be specified
by the Borough and will be dependent on the timing of the proposed
development. The following information shall be included:
1)
Daily and Peak Hour(s) Traffic Volumes. This section shall clearly indicate the method and assumptions used to forecast future traffic volumes. The schematic diagrams depicting future traffic volumes shall be similar to those described in § 22-517, Subsection 1E(3)(c)1), in terms of location and times (daily and peak hours).
2)
Volume/Capacity Analyses at Critical Locations. The ability
of the existing roadway system to accommodate future traffic (without
site development) shall be described in this section. If roadway improvements
or modifications are committed for implementation, the volume/capacity
analysis shall be presented for these conditions.
3)
Levels of Service at Critical Points. Based on the results obtained
in the previous section, levels of service (A through F) shall be
determined.
(e)
Trip Generation. The amount of traffic generated by the site
shall be presented in this section for daily and the three-peak hour
conditions. The trip generation rates used in this phase of the analysis
shall be justified and documented to the satisfaction of the Borough
Council. Trip Generation, (Fourth or latest edition) published by
the Institute of Transportation Engineers shall be used unless the
Borough Council approves other studies.
(f)
Trip Distribution. The direction of approach for site generated
traffic shall be presented in this section for the appropriate time
periods. As with all technical analysis steps, the basic method and
assumptions used in this work shall be clearly stated in order that
the Borough can replicate these results.
(g)
Traffic Assignment. This section shall describe the utilization of study area roadways by site generated traffic. The proposed traffic volumes shall then be combined with anticipated traffic volumes from § 22-517, Subsection 1E(3)(d)2), to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.
(h)
Analysis of Future Conditions with Development. This section
shall describe the adequacy of the roadway system to accommodate future
traffic with development of the site.
1)
Any unique characteristics of the site or within the study are
(i.e., weekend tourists and antique sales, or holiday shopping) affecting
traffic shall be considered. If staging of the proposed development
is anticipated, analysis for each stage of completion shall be made.
2)
The following information shall be included:
[a]
Daily and Peak Hour(s) Traffic Volumes. Mainline
and turning movement volumes shall be presented for the highway network
in the study area as well as driveways and internal circulation roadways
for the appropriate time periods.
[b]
Volume/Capacity Analysis at Critical Points. Similar to § 22-517, Subsection 1E(3)(c)2) and (d)2), a volume/capacity analysis shall be performed for the appropriate peak hours for future conditions with the site developed as proposed.
[c]
Levels of Service at Critical Points. As a result
of the volume/capacity analysis, the level of service on the study
area roadway system shall be computed and described in this section.
(i)
Recommended Improvements. In the event that the analysis indicates unsatisfactory levels of service (levels of service D, E or F) as described in Highway Capacity Manual, Transportation Research Board Special Report 209 (1985 or latest edition) will occur on study area roadways, a description of proposed improvements to remedy deficiencies shall be included in this section. These proposals would not include committed projects by the Borough and state which were described in § 22-517, Subsection 1C, and reflected in the analysis contained in § 22-517, Subsection 1D and E. The following information shall be included:
1)
Proposed Recommended Improvements. This section shall describe
the location, nature and extent of proposed improvements to assure
sufficient roadway capacity. Accompanying this list of improvements
shall be preliminary cost estimates.
2)
Volume/Capacity Analysis at Critical Points. Another iteration
of the volume/capacity analysis shall be described which demonstrates
the anticipated results of making these improvements.
3)
Levels of Service at Critical Points. As a result of the revised
volume/capacity analysis presented in the previous subsection, levels
of service for the highway system with improvements shall be presented.
(j)
Conclusion. The last section of the report shall be a clear
concise description of the study findings. This concluding section
shall serve as an executive summary.
2.
The impact studies listed below shall be submitted to the Borough
in the following instances:
A.
A residential subdivision or land development of 20 or more lots
and/or dwelling units.
B.
A nonresidential subdivision of three or more lots.
C.
A nonresidential land development containing 20,000 square feet or
more of gross floor area.
|
Provided, that the Borough Council reserves the right to require
impact studies for any subdivision or land development other than
a minor residential subdivision, lot annexation, abbreviated residential
subdivision, and plan for revision to lot lines when the Borough Council
deems such a study, necessary to adequately review the impact of the
subdivision or land development.
|
(1)
Utilities Impact Study. A study, shall be prepared by a registered
professional engineer indicating the impact of the proposed development
on the existing sanitary sewer, water, solid waste, and drainage systems
serving the Borough. Said impact analysis shall identify the existing
capacity of facilities which would serve the development, the prospects
of those facilities being able to provide service to it, and any improvements
that might be required as a direct result of the proposed development.
Additionally, the study shall identify the likely ability of sanitary
sewer, water, solid waste, and drainage systems to continue to provide
efficient and economic service to existing residents and businesses
within the Borough considering added service requirements of the proposed
development.
(2)
Fiscal Impact Analysis. A fiscal impact analysis shall be prepared
identifying the likely impact of the development on the Borough and
school district's tax structure and expenditure patterns. Included
shall be a determination of the revenues to accrue to the Borough
and school district as a result of a proposed development, as well
as an identification of the costs associated with delivering services
to the proposed development. The fiscal impact analysis shall deal
with the impact of the proposed development on the ability of the
Borough to deliver fire, police, administrative, public works and
utility services to the development on the Borough's economy.
In order to prepare the analysis, the applicant shall utilize a methodology
from The New Guide to Fiscal Impact Analysis (Rutgers Center for Urban
Policy Research, 1985, as modified from time to time), adapted as
appropriate and to the Borough satisfaction. Particular aspects of
the Borough's service delivery capability to be analyzed shall
include:
(a)
Public Works. This includes potential effects on the maintenance,
repair and upkeep of roads, signal systems, sanitary sewer, water
and drainage systems, open space and recreation areas or any other
applicable function. This study shall address projected cost increases
for the above mentioned items in terms of administration, personnel,
equipment and materials.
(b)
Administration. This includes time that would be required by
the Borough Council, Manager, and other staff to process the application
and handle the project during construction, as well as long term administration
demands. This should include, but not be limited to, the handling
of plans, contracts, various legal instruments or agreements, permits,
special problems, and escrow. Added demands on the code administration
staff also shall be projected.
(c)
Fire and Emergency Services. The analysis shall incorporate
the development's impact on fire company capabilities, including
but not limited to, municipal water supply, pumping capacity, specialized
equipment and training requirements.
(d)
Police. The study shall project the overall effects of the proposed
development on existing Borough police personnel numbers, equipment,
vehicles and working space. The study shall include whatever facilities
or assistance the development will provide to handle emergencies,
criminal investigation, armed robbery, or other security-related problems.
(3)
Historic and Archeological Resources Impact Study. All historic
and archaeological resources which have been identified and/or inventoried
by the Borough, the Berks County Planning Commission, and/or the Pennsylvania
Historical Museum Commission located within the tract shall be identified
and the impact on such resources detailed.
(4)
Environmental Impact Study. The study shall include the following
impacts:
(a)
Habitats of threatened and endangered species of special concern
in Pennsylvania within the tract, as established by the Pennsylvania
Biological Survey and/or Pennsylvania Natural Diversity Inventory,
shall be identified and the impact on such resources detailed. If
such habitats exist on the tract, the measures proposed to protect
the habitats shall be indicated.
(b)
The suitability of the site for the intensity of use proposed
by the site's soils, slopes, woodlands, wetlands, floodplains,
aquifers, natural resources and other natural features.
(c)
The impact of the proposed use on the site's soils, slopes,
woodlands, wetlands, floodplains, natural resources and natural features,
the degree to which these are protected or destroyed, the tolerance
of the resources to development and any adverse environmental impacts.
(d)
The impact of the proposal on the preservation of agriculture
and other land uses which are essential to public health and welfare.
(5)
Hydrogeologic Impact Study. Those applications proposing the
use of a well shall require the preparation of hydrogeologic study.
Such study shall be conducted by a qualified hydrogeologist and consist
of the following minimum considerations:
(a)
A map showing the location of the site and proposed wells.
(b)
A description of the geologic conditions on and around the site,
including factors which would affect the groundwater recharge rate
and the degree of groundwater renovation. Site geology, including
stratigraphy, structure, and soils, shall be analyzed. Hydrogeology,
including aquifer characteristics, groundwater movement, local water
use, aquifer yield, and water quality, shall be analyzed. Groundwater
impacts, availability of groundwater, well interference, water quality,
and yield availability shall be analyzed.
(c)
Should it be determined that the proposed use(s) would result
in a degradation of groundwater quality, or eliminate the potential
groundwater use at nearby properties, the study shall present measures
that will be employed to prevent these adverse impacts.
(d)
Results of a test well, including quality of water and flow
rate.
