A.
Minimum standards. The standards and requirements contained in this
article shall apply as minimum design standards for subdivision and/or
land developments in the Borough.
B.
Compliance with zoning ordinance and Zoning Hearing Board decisions. Whenever Chapter 320, Zoning, provides that the use proposed by the applicant for subdivision or land development approval shall constitute a use by special exception or conditional use, or when a variance from the terms of Chapter 320, Zoning, is required to develop in accordance with the plan, the applicant shall obtain such special exception, variance or conditional use approval from the Borough Zoning Hearing Board or Borough Council, as applicable, prior to the submission of the preliminary plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such special exception, variance or conditional use by the Borough Zoning Hearing Board or Borough Council, as applicable.
C.
Whenever all or a portion of the land contained within an application
for subdivision or land development approval constitutes all or a
portion of land included in a prior subdivision or land development
plan approved by the Borough or the Lancaster County Planning Commission
and recorded in the Office of the Recorder of Deeds in and for Lancaster
County, Pennsylvania, the plan shall comply with all conditions, restrictions
and notes imposed on the prior approval and/or included upon the recorded
subdivision or land development plan. The applicant shall identify
all prior recorded subdivision and/or land development plans of which
all or a portion of the land contained in the plan was a part and
all conditions, restrictions and notes which affect the current application.
Failure to identify all applicable conditions, restrictions and notes
of record on prior plans constitutes a violation of this article.
The applicant shall submit with the application for preliminary plan
approval a statement identifying the prior plans reviewed, the conditions,
restrictions and notes which would impact development in accordance
with the plan for which approval has been requested and an explanation
of the manner in which the proposed plan has been designed to comply
with such conditions, restrictions and notes. This information shall
be signed by the applicant or the applicant's engineer, surveyor
or landscape architect.
A.
General.
(1)
Proposed streets shall conform to Borough and state street and highway
plans as have been prepared, adopted and/or filed as prescribed by
law.
(2)
Streets shall be designed with consideration to both existing and
planned streets. All streets shall be arranged to conform as closely
as possible to the original topography. New streets shall be connected
with streets of similar function to form continuations thereof. Local
streets shall be laid out to discourage use by through traffic. Streets
shall be laid out to provide convenient and safe access to the property.
The rigid rectangular street pattern need not be adhered to; the use
of curvilinear streets may be provided when their use will result
in a more desirable layout. Where a development abuts an existing
or proposed arterial or collector street, the Borough Council may
require the use of reverse frontage lots or such other treatment that
will provide protection for abutting properties, reduce the number
of intersections with the major street and separate the local and
through traffic.
(3)
Streets shall be logically related to the topography so as to produce
satisfactory drainage and suitable building sites.
(4)
Half streets or streets centered upon a boundary line of a tract
to be subdivided are prohibited. All plans shall be designed to provide
for the entire right-of-way and cartway widths.
(5)
When existing stub streets, temporary cul-de-sac streets or dedicated
or platted areas reserved for future street usage join the tract to
be developed, they shall be extended into the site and made part of
the proposed street layout. Where a temporary cul-de-sac is being
extended, the bulb shall be reconstructed to Borough street specifications,
any existing sidewalk extended through the area and the remaining
areas shall be regraded and seeded.
(6)
The extension of existing streets which are presently constructed
with a cartway different from current Borough standards shall be provided
with a transition area, the design of which is subject to Borough
approval.
(7)
All existing streets at the perimeter and/or through the development
shall be reconstructed according to Borough or PennDOT specifications:
a) if an existing street lies at the perimeter of the development,
it shall be reconstructed to the center line of the street; and b)
if an existing street lies through the development, it shall be reconstructed
to the full width of the street as required by Borough or PennDOT
specifications and design standards.
(8)
When the proposed development requires construction within an existing
street right-of-way, such as sewer, water or stormwater lines, the
Borough may require construction of a new wearing course along the
frontage and/or disturbed area.
(9)
If lots resulting from original subdivision are large enough to permit
resubdivision or if a portion of the tract is not subdivided, adequate
rights-of-way for streets and other required improvements shall be
reserved as necessary to permit further subdivision and be reflected
in the Borough Official Map.
(10)
As a minimum, all new streets shall be graded to the right-of-way
line. All cut and fill banks shall not exceed a maximum of 3:1 slope.
(11)
Streets shall be designed to preclude or minimize the need for
guide rail. The Borough may, however, require guide rail to be placed
for protection on embankments when a barrier is indicated as warranted
in Design Manual Part 2 Highway Design by PennDOT, January 1990, edition,
as amended. The design and selection of guide rail shall generally
be in accordance with the standards in Design Manual Part 2 Highway
Design, January 1990, edition, as amended; however, the Borough shall
approve all guide rail systems.
(12)
Streets that are extensions of or obviously in alignment with
existing streets shall bear the names of the existing streets. Street
names shall not be repeated within the Borough, and all street names
shall be subject to the approval of the Borough and Lancaster County-Wide
Communications. Notice that the proposed new street names are acceptable
shall be submitted prior to final plan approval (see Appendix No.
22[1]).
[1]
Editor's Note: The Appendixes of the Subdivision and Land
Development Ordinance are on file in the Borough office.
(13)
Street name signs shall be installed at all intersections, and
their design shall be approved by the Borough. All signing shall identify
both intersecting streets. Regulatory signs shall be installed at
all locations identified by a traffic circulation study prepared by
the developer. Standard traffic signs shall be approved by the Borough
and shall be supplied and installed in accordance with Borough regulations;
PennDOT Publication 68, Official Traffic Devices and the MUTCD, Manual
on Uniform Traffic Control Devices – FHWA.
B.
Horizontal alignment.
(1)
Horizontal street alignments shall be measured along the center line.
Horizontal curves shall be used at all angle changes greater than
one degree.
(2)
The center line of the street cartway shall correspond with the center
line of the street right-of-way.
(3)
Plans with street locations along the perimeter of a property shall
be required to show building setback lines and clear site triangles
within the adjacent properties. Written permission from the effected
adjacent landowner shall be provided prior to preliminary plan approval.
(4)
There shall be a tangent of at least 100 feet between reverse curves
for all local and collector streets.
(5)
Horizontal curve center-line radii shall be designed in coordination
with vertical geometry, subject to the approval of the Borough Engineer.
Generally, however, the minimum acceptable center-line radii shall
be 150 feet.
C.
Vertical alignment.
(1)
Vertical curves shall be used in all changes of grade in excess of
1%.
(2)
The following minimum and maximum vertical grades shall be used:
|
Maximum
|
Minimum
| ||
|---|---|---|---|
|
Arterial street
|
State highway standards
|
1%
| |
|
Collector street
|
7%
|
1%
| |
|
Local street
|
8%
|
1%
| |
|
Access drives
|
8%
|
1%
| |
|
Lanes
|
8%
|
1%
| |
|
At all intersections, 50 feet each side
|
4%
|
1%
|
(3)
The minimum length of vertical curve for all streets shall be 75
feet.
(4)
Notwithstanding the above minimum length of vertical curve, the actual
length of vertical curve shall be based on the formula L = KA; where
"L" is the minimum length of curve in feet, "K" is the length of vertical
curve per percent change in "A," and "A" is the algebraic difference
in grade (in percent). Values for "K" shall be based on the following
criteria:
|
Design Speed
(in miles per hour)
|
"K" Crest Vertical Curves
|
"K" Sag Vertical Curves
| |
|---|---|---|---|
|
20
|
10
|
20
| |
|
25
|
20
|
30
| |
|
30
|
30
|
40
| |
|
35
|
45
|
50
| |
|
40
|
70
|
70
| |
|
45
|
100
|
90
| |
|
50
|
150
|
110
| |
|
55
|
220
|
130
|
(5)
All sag vertical curves shall be designed to incorporate underdrains
along both sides of the street. Underdrain shall be provided in accordance
with PennDOT Publication 70, as amended.
D.
Culs-de-sac.
(1)
The center-line distance of permanent cul-de-sac streets shall be
greater than 250 feet in length and shall not exceed 600 feet in length.
The length of the cul-de-sac street shall be measured from the center-line
intersection of the intersecting street to the center of the cul-de-sac
turnaround. Permanent cul-de-sac streets must be provided with a paved
turnaround with a minimum diameter of 100 feet to the outside curb
and of 120 feet to the street right-of-way.
(2)
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to the tract boundary
with sufficient additional width provided along the boundary line
to permit extension of the street at full width.
(3)
Temporary cul-de-sac streets shall not exceed 2,000 feet in length.
(4)
Where an adjacent stub street in an existing development is not proposed
for extension as a through street, a cul-de-sac shall be constructed
in compliance with Borough standards.
(5)
Drainage of cul-de-sac streets shall preferably be toward the open
end. If drainage is toward the closed end, water shall be conveyed
away in an underground storm sewer or by other means approved by the
Borough. The minimum grade on culs-de-sac shall be designed to ensure
a minimum of 1% along the curbline to the designed low points.
(6)
Temporary culs-de-sac shall be constructed within the right-of-way
for a future street extension.
(7)
All permanent culs-de-sac shall be designed with a snow removal easement
at the terminus. The easement shall extend outward from the street
right-of-way and be a minimum of 50 feet in width and 10 feet in depth.
The easement shall be centered on the projected center line of the
street. The final plan shall contain a note stating that the easement
shall be maintained as open space and no improvements or obstructions
such as driveways, mailboxes, fences, hydrants or landscaping shall
be permitted.
(8)
Culs-de-sac shall also be designed to accommodate the future extension
of water and sewer lines.
E.
Street intersections.
(1)
Intersections involving the junction of more than two streets are
prohibited.
(2)
The center line of streets opening onto the opposite sides of existing
or proposed streets shall be directly opposite from each other. When
this is physically impossible, the distance between center lines shall
be no less than 150 feet between center lines, measured along the
center line of the street being intersected.
(3)
Intersections with arterial or collector streets shall be located
not closer than 1,000 feet, measured from center line to center line,
along the center line of the arterial or collector street being intersected.
(4)
Right angle intersections shall be used.
(5)
The cartway edge at street intersections shall be rounded by a tangential
arc with a minimum radius of 30 feet for local streets or lanes and
50 feet for intersections involving arterial and collector streets.
The right-of-way radii at intersections shall be substantially concentric
with the edge of the cartway. The Borough may require larger radii
based on the largest design vehicle using the intersection.
(6)
All streets intersecting a state highway shall be subject to the
approval of PennDOT. A PennDOT highway occupancy permit will be required
prior to any construction involving a PennDOT right-of-way.
(7)
There shall be provided and maintained at all intersections a clear
sight triangle with a line of sight between points of 100 feet from
the intersection of the center lines for collectors and 75 feet for
local roads. Clear sight triangles shall be indicated on all plans.
No building or other obstruction that would obscure the vision of
a motorist shall be permitted within these areas.
(8)
Proper safe stopping sight distance shall be provided with respect
to both horizontal and vertical road alignments at all intersections.
Sight distance at street intersections shall be such to provide the
sight distance in accordance with current PennDOT criteria.
(a)
Appendix No. 21[2] depicts stopping sight distance for selected speeds. The
sight distances in Appendix No. 21 apply for roadway grades in whole
numbers from +13% to -13% along with speeds from 15 to 60 miles per
hour in increments of five miles per hour. The designer may use this
table in lieu of the above formula.
[2]
Editor's Note: The Appendixes of the Subdivision and Land
Development Ordinance are on file in the Borough office.
(b)
Inadequate sight distance remedies. If it is impossible to achieve
required safe stopping sight distance in both directions the Borough
may:
[1]
Prohibit left turns by entering or exiting vehicles.
[2]
Require alteration of the horizontal or vertical geometry of
the roadway or access; all such work shall be at the expense of the
applicant.
[3]
Require removal of physical obstruction from the line of sight,
at the expense of the applicant.
[4]
Require installation of a separate left-turn standby lane.
[5]
Deny access to the roadway.
F.
Future rights-of-way.
(1)
Future rights-of-way are rights-of-way reserved for future street
extension into adjoining tracts. They shall be designed in conformance
with the design requirements of a street, and the contiguous parcels
must contain proper setbacks and sight distances.
(a)
The area within the future right-of-way shall be included within
the deeds to the abutting lots with an easement in favor of the Borough
and landowners of the land into which the future right-of-way will
extend to permit the use of the future right-of-way for public street
purposes should the adjoining lands be developed. Reserved rights-of-way
are permitted only when they will be no longer than the depth of one
lot. For lengths longer than one lot, a fully constructed stub street
and temporary cul-de-sac will be required.
(b)
The landowners of the lots in which the future right-of-way
is included shall have the duty to maintain the area included within
the future right-of-way, and this duty shall be indicated in a note
on the final plan and in all deeds to such lots.
(c)
The landowners of the lots in which the future right-of-way
is included shall have no obligation concerning the improvement of
such future right-of-way for street purposes.
(d)
Landowners adjacent to rights-of-way reserved for future use
shall not provide primary access to their property from the future
right-of-way. Structure frontage and primary access shall be from
the adjacent street.
G.
Right-of-way and cartway widths.
(1)
The minimum street rights-of-way and cartway widths for new streets
shall be as follows:
|
Street Classification
|
Minimum Cartway
|
Minimum Right-of-Way
| ||
|---|---|---|---|---|
|
Arterial street (highway)
|
As determined after consultation with the Borough and PennDOT
| |||
|
Collector street
|
40 feet with curb
|
66 feet
| ||
|
Local street
|
34 feet with curb
|
50 feet
| ||
|
Cul-de-sac streets:
| ||||
|
Cartway
|
In accordance with collector street or local street above
| |||
|
Turnaround
|
100 feet in diameter
|
120 feet in diameter
| ||
|
Alleys
|
24 feet with curb
|
N/A
| ||
H.
Private streets. Private streets shall meet all the design standards
for public streets as required by this chapter. Applications which
propose a private street shall be by an agreement, which shall be
recorded with the Recorder of Deeds as part of the final plan. This
agreement shall establish the conditions under which the street will
be constructed and maintained, as well as conditions controlling an
offer of dedication, and shall stipulate:
(1)
That the street shall be constructed and maintained to conform to
the provisions of this chapter.
(2)
The method of assessing maintenance and repair costs.
(3)
That an offer for dedication of the street shall be made only for
the street as a whole.
(4)
That the owners of the abutting lots will include with any offer
of dedication sufficient funds, as estimated by the Borough, to restore
the street to the prevailing standards.
(5)
That an agreement by the owners of 51% of the front footage thereon
shall be binding on the owners of the remaining lots.
I.
Driveways.
(1)
Driveways shall be located as to provide minimum safe stopping sight distance at intersections with streets and shall not be located within any required clear sight triangle in accordance with § 265-39E. Access shall be provided to the street of lesser classification when there is more than one street classification involved. Driveways shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance and drainage of the street. Driveway locations shall be delineated on all plans.
(2)
Single-family residential driveways shall have a minimum width at
the street right-of-way of 10 feet and a maximum width at the street
right-of-way of 20 feet. The number of driveway entrances per dwelling
shall be one. The Borough Council may grant additional driveway entrances
if severe topographic conditions exist and the width of the lot exceeds
150 feet at the street right-of-way.
(3)
Common driveways are prohibited.
(4)
When a proposed driveway has access to an arterial or collector street,
the Borough may require the use of a turnaround area to prevent vehicles
from backing onto the street.
(5)
All private driveways shall have, for a distance of 30 feet from
the street right-of-way, a maximum gradient of 8%.
J.
Access drives.
(1)
The cartway of all access drives shall be constructed in accordance with § 265-40A(9).
(2)
Access drives do not require a specific right-of-way; however, the
following standards for cartway width shall apply:
|
Number of Lanes
|
Cartway Width
(feet)
| |
|---|---|---|
|
Three lanes
|
36
| |
|
Two lanes
|
24
| |
|
One lane
|
12
|
(4)
Access drive intersections shall conform to the specifications for streets as stated in § 265-39E.
(5)
Access drives shall be located a minimum of 10 feet from side or
rear property lines and a minimum of 20 feet from buildings/structures.
K.
Alleys.
(1)
Alleys shall have the following characteristics:
(a)
A property which utilizes an alley shall maintain frontage along
a public or private street.
(b)
An application that proposes alleys shall be accompanied by
an agreement which shall be recorded with the final plan and which
shall establish the conditions under which the alleys will be maintained.
(c)
The final plan, for recordation with the Recorder of Deeds shall
include a plan note which identifies: 1) the specific alleys; 2) the
recorded maintenance agreement; and 3) a notification that the alleys
do not qualify for dedication to the Borough and that the Borough
will not assume any responsibility for their maintenance.
(2)
The cartway of all alleys shall be constructed in accordance with § 265-40A(8) of this article.
(a)
No part of any structure shall be located within 30 feet from
the cartway edge of an alley.
(d)
Alleys which form a cul-de-sac shall not exceed 400 feet in
length, measured from the center-line intersection of a street or
private street which is not a cul-de-sac. Alley culs-de-sac which
do not terminate in a parking compound shall be provided at the terminus
with a fully paved turnaround. The turnaround shall be designed in
accordance with one of the following methods:
(e)
All alleys shall be privately maintained. The plan shall contain
a note which shall state that the alley shall not be offered for dedication
and shall be privately maintained.
[1]
If a alley is to be for the common use of two or more properties,
the applicant shall provide for the maintenance of such alley. The
applicant shall provide for private maintenance through the formation
of a homeowners' association or through the setting forth of
the maintenance responsibilities in easements in the deeds to the
lots which have the right to use the alley. If a homeowners'
association is formed, a document setting forth the maintenance responsibilities
of such association and the right of such association to assess lots
within the development shall be recorded at the same time as the final
plan is recorded. All such documents shall be in a form acceptable
to the Borough Solicitor.
[2]
All persons who shall purchase a lot abutting or having the
right to use an alley shall be given a copy of the final plan and,
if a homeowners' association has been formed, shall be given
a copy of all such documents relating to the maintenance responsibilities
of such homeowners' association.
(f)
All alleys and associated parking areas shall be located outside
the minimum required rear-yard and side-yard setbacks.
L.
Emergency access requirements. All subdivisions or land developments
containing 25 or more dwelling units or nonresidential buildings or
buildings containing 15,000 or greater square feet of gross floor
area shall be provided with at least two separate and distinct means
of access to the subdivision or land development.
(1)
Access may be provided through the location of two or more streets,
each of which intersects with an existing public street. Such streets
shall meet all the requirements of this chapter concerning design
and construction.
(2)
Access for a land development may be provided through two or more access drives into the land development. Such access drives shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter and Chapter 320, Zoning.
(3)
If the applicant is unable to provide access to the subdivision or
land development through two or more streets or access drives, an
emergency access shall be provided.
(a)
The emergency access shall be improved so that emergency vehicles
may safely transverse it and shall be indicated on the plans.
(b)
The emergency access shall be acceptable to the providers of
emergency services within the Borough. Applicants proposing to provide
emergency access shall submit evidence of such approval.
(c)
The emergency access may be located so that access to the subdivision
or land development is gained from a public street at a location unsuitable
for regular access with an existing public street.
(d)
The emergency access may be located so that access is gained
from an adjacent tract. For example, a subdivision or land development
adjoining a parking lot of another use may provide emergency access
through a point with a break chain. Applicants with plans indicating
emergency access through an adjoining private tract shall provide
evidence that the adjoining property owner has consented to such emergency
access location.
M.
Streetlights.
(1)
Poles or standards for streetlights, with underground "parkway cable"
service lines, shall be installed by the subdivider when required
by the Borough Council, located in the right-of-way and shall be approved
by the Borough Council as to type and location along each right-of-way
not more than 250 feet apart and at all intersections.
A.
Parking areas. Off-street vehicular parking facilities shall be provided in accordance with Chapter 320, Zoning.
(2)
Buffer planting shall be provided for parking compounds and access drives which are adjacent to residential properties and public rights-of-way. The buffer planting area shall be at least 15 feet wide. Buffer planting shall be installed in accordance with § 265-46A. Buffer plantings shall not restrict sight distances.
(3)
Where parking compounds are designed for more than 10 spaces, no less than 5% of the total area must be landscaped and continually maintained. Planting along the perimeter of a parking compound, whether for required screening or general beautification, will not be considered as part of the five-percent parking area landscaping. The internal planting areas shall contain appropriate natural ground cover and a minimum of one tree, as specified in § 265-46D, for each 10 parking spaces or portion thereof. The Borough may reduce the required minimum internal planting area where the proposed overall landscape contains additional perimeter and/or internal trees.
(4)
No portion of a parking compound will be permitted within 10 feet
of side or rear property lines and 20 feet from street right-of-way
lines.
(5)
Not less than a five-foot radius of curvature shall be permitted
for horizontal curves in parking areas.
(6)
All dead-end parking lots shall be designed to provide sufficient
backup area for all end stalls.
(7)
Painted lines, arrows and dividers shall be provided and maintained
to control parking when necessary to direct vehicular circulation.
(8)
Parking areas, main entrances and exits which are open to the public
shall be lighted to a minimum average of two footcandles at an elevation
of three feet above the surface. All lighting shall be so arranged
as to reflect the light away from adjoining premises and public rights-of-way.
(9)
All parking compounds and access drives shall be paved to meet the
following minimum standards:
(a)
Crushed aggregate base course with a minimum thickness of six
inches, as specified in PennDOT Specifications, Form 408, and its
latest revisions.
(b)
The bituminous surface shall consist of a minimum of 1 1/2
inches of ID-2 binder course and one inch of ID-2 wearing course.
Material shall be equal or superior to PennDOT Specifications Publication
408/90, as amended, and shall be applied in accordance with those
same specifications.
B.
Sidewalks.
(1)
The Borough shall require installation of curbs and sidewalks in
any subdivision and land development as provided herein. Sidewalks
are required to provide access to and/or within a commercial, industrial
or community facility. Sidewalks which are provided as part of such
nonresidential facilities shall be designed and constructed to service
the projected pedestrian needs. All public areas shall be designed
barrier-free in accordance with applicable federal and state standards,
including, but not limited to, the Americans with Disabilities Act.
Appropriate details shall be provided on the plans.
(2)
Sidewalks shall be installed on both sides of all streets in residential
and nonresidential subdivisions and land developments as herein specified.
Sidewalks shall be located, if possible, within the street right-of-way
line.
C.
Curbs.
(1)
Curbs shall be required along all proposed streets in subdivisions,
along all proposed streets, access drives, alleys and parking compounds
in land developments, and along all existing streets in and abutting
both subdivisions and land developments. The developer shall submit
the location and grade of all curbs to the Borough for consideration.
(3)
Standard straight curb shall be required along all state highways
and along all Borough streets. Other types of curbing are not permitted
unless matching an existing condition or a waiver is requested and
granted by Borough Council.
A.
General configuration. The configuration of blocks and lots shall
be based upon the lot area requirements, the salient natural features,
the existing man-made features and the proposed type of structure.
Lot configurations should provide for flexibility in building locations
while providing safe vehicular and pedestrian circulation. Lots with
areas that are two or more times the minimum requirements shall, wherever
feasible, be designed with configurations which allow for additional
subdivision.
B.
Residential blocks. All blocks in a residential subdivision shall
have a maximum length of 20 times the minimum allowable lot width,
but not to exceed 1,200 feet.
C.
Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of § 265-41B when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic and pedestrian circulation.
D.
Lot and parcel configuration.
(1)
Whenever practical, side lot lines shall be radial to street lines.
(2)
In order to avoid jurisdictional problems, lot lines shall, wherever
feasible, follow municipal boundaries rather than cross them. Where
a lot is divided by a municipal boundary, the minimum standards of
both municipalities shall apply.
(3)
All lots with a width of 50 feet or more shall contain an average
depth not less than 1/2 nor more than 2 1/2 times their width.
(5)
All lots shall front on an approved public or private street (with the exception of lanes) and maintain a minimum lot width in accordance with Chapter 320, Zoning.
(6)
Double frontage lots are prohibited except where provided as reverse
frontage lots. Reverse frontage lots are only permitted when a reduction
of driveway intersections along a street with a high volume of vehicular
movements is desired. All reverse frontage lots shall include an identification
of the frontage for use as a road access.
(7)
All reverse frontage lots shall have a rear yard in accordance with Chapter 320, Zoning, measured at the shortest distance from the proposed dwelling unit to the street right-of-way, and shall, within each rear yard and immediately adjacent to the street right-of-way, have a buffer area and planting screen at least 10 feet in width, across which there shall be no vehicular access. The buffer and planting screen shall be in accordance with applicable provisions of Chapter 320, Zoning.
(8)
All remnants of land (areas remaining after subdivision) shall conform
to the lot area and configuration requirements.
F.
Flag lots. Flag lots shall not be created when lots can be designed
to provide full frontage along street. The Borough Council, at its
sole discretion, may approve the plotting of a limited number of flag
lots when:
(1)
The flag lot is being created to serve a home site in the back of
an existing tract of land where there is no potential of direct street
access to the proposed lot.
(2)
No more than two adjoining flag lots shall be permitted. Double tier
flag lot shall not be permitted.
(3)
The "flagpole" or access portion of the flag lot shall maintain a
minimum width of 25 feet and shall not change direction more than
once or not greater than a 45° angle. The area of the flagpole
shall not be included with the body (flag) of the lot for satisfying
the Borough zoning standards for minimum lot size.
(4)
The Borough Council may attach any reasonable conditions to the creation
of flag lots as it finds necessary or desirable to provide for the
orderly development of land and street systems.
(5)
Flag lots shall not be permitted to be accessed from the bulb portion
of a cul-de-sac.
A.
A building setback line shall be provided along each street and private street. The area in front of the building setback line shall be preserved in accordance with Chapter 320, Zoning.
C.
In the case of corner lots, the setback from each adjacent street
shall apply.
E.
On any lot abutting or traversed by a high-voltage transmission line,
no dwelling shall be placed within 75 feet of any portion of the right-of-way.
F.
Where application for a land development plan is made for the purpose
of erecting more than one principal structure on a single lot, the
appropriate setback and yard requirements shall be provided for each
structure as though it were on an individual lot. In each case, the
Borough shall require suitable provisions for utilities and access
in the event of potential subdivision of the tract.
Easements and rights-of-way for sanitary sewer facilities, stormwater
drainage facilities, public utilities or pedestrian access shall meet
the following standards:
A.
To the fullest extent possible, easements shall be adjacent to property
lines.
B.
Nothing shall be placed, planted, set or put within the area of an
easement that would adversely affect the function of the easement
or conflict with the easement agreement. This requirement shall be
noted on the final plan and shall be included in all deeds for lots
which contain an easement.
C.
Pedestrian walkways shall have a minimum right-of-way width of 10 feet and contain sidewalk in accordance with § 265-40B of this article.
D.
Utility easements shall have a minimum width of 20 feet and all utility
companies are encouraged to use common easements. Plans shall include,
by reference or detailed description, provisions to ensure compliance
with all authority or utility company restrictions.
E.
The applicant shall reserve easements where stormwater or surface
water drainage facilities are existing or proposed, whether located
within or beyond the boundaries of the property. Easements shall have
a minimum width of 20 feet and shall be adequately designed to provide
area for: 1) the collection and discharge of water; 2) the maintenance,
repair and reconstruction of the drainage facilities; and 3) the passage
of machinery for such work. The easements shall clearly identify who
has the right-of-access and responsibility of maintenance. This requirement
shall be noted on the final plan and shall be included in all deeds
for lots which contain an easement.
F.
Where any petroleum or petroleum product transmission line traverses
a subdivision or land development, the applicant shall confer with
the applicable transmission or distribution company to determine the
minimum distance which shall be required between each structure and
the center line of such petroleum or petroleum product transmission
line. Additionally, the Borough will require, with the final plan
application, a letter from the owner of the transmission line stating
any conditions on the use of the tract which shall contain the above.
G.
Where a subdivision or land development is adjacent to or traversed
by a watercourse, drainageway, channel or stream, there shall be provided
a drainage easement conforming substantially with the line of such
watercourse, drainageway, channel or stream of such width as will
be adequate to preserve the unimpeded flow from a one-hundred-year
design rainfall.
H.
When a subdivision proposes multifamily attached dwellings, such
as townhouses, the plans shall include an access easement along the
front and rear property lines of all units and the side property lines
of the end units, to allow all lot owners within the unit access to
front and rear yards. The access easement shall have a minimum width
of six feet. This requirement shall be noted on the final plan and
shall be included in all deeds for lots which contain the easement.
A.
Permanent concrete monuments shall be accurately placed along at
least one side of each street at the beginning and end of all curves
and at all angles.
B.
Markers shall be set at the points where lot lines intersect curves
and/or other property lines.
C.
Monuments shall be of concrete, with a flat top having a minimum
width or diameter of four inches and a minimum length of 30 inches.
Cast-in-place or precast concrete monuments shall be marked with center
punch mark in a three-fourth-inch copper or brass dowel. Metallic
markers shall consist of copper weld bars at least 30 inches along
and not less than 3/4 inch in diameter. Alternative monumentation
methods will be at the discretion of the Borough Engineer. All monuments
shall be inscribed with a proper inscription indicating the name of
the surveyor responsible for the survey.
D.
All monuments and markers shall be placed by a registered engineer
or surveyor so that the scored or marked point shall coincide exactly
with the point of intersection of the lines being monumented or marked.
E.
All existing and proposed monuments and lot line markers shall be
delineated on the final plan.
All stormwater management, collection, conveyance, erosion control,
and floodplain considerations shall be accomplished in accordance
with the following provisions:
A.
General requirements.
(1)
In the interest of: a) reducing the total area of impervious surface;
b) preserving existing features which are critical to stormwater management;
and c) reducing the concentration of stormwater flow, the design should
consider alternate design concepts and the flexibility provided by
the waiver process.
(2)
Maximum use should be made of the existing on-site natural and man-made
stormwater management facilities.
(3)
At the discretion of the Borough Engineer, the applicant shall submit
all stormwater design and analysis calculations on a computer diskette
for verification of those calculations by the Borough.
(4)
Innovative stormwater management and recharge facilities shall be
used whenever and wherever feasible or necessary to protect adjoining
properties, to control the volume of water leaving the site, to remove
pollutants from runoff leaving the site or to provide for recharge
of groundwater supplies. Such facilities may include rooftop storage,
dry wells, cisterns, diversion structures, aeration of lawns, holding
tanks, infiltration systems, stream channel storage, in-line storage
in storm sewers, and grading patterns. Applications including such
facilities shall be accompanied by detailed engineering plans and
performance capabilities for review by the Borough.
(5)
Post-development rates of runoff from any regulated activity shall not exceed 50% of the peak rates of runoff prior to development for all design storms (two-, five-, ten-, twenty-five-, fifty- and one-hundred-year storm events) unless the preexisting hydrograph is not exceeded at all points in time [see § 265-45H(1)].
[Amended 11-4-2003 by Ord. No. 310; 8-1-2006 by Ord. No. 329]
B.
General design requirements.
(1)
All stormwater management plans shall be designed and certified by
individuals registered in the Commonwealth of Pennsylvania and qualified
to perform such duties.
(2)
All stormwater runoff flowing over the project site shall be considered
in the design of the stormwater management facilities.
(3)
Stormwater management facilities located within or affecting the floodplain of any watercourse shall also be subject to the requirements of the Adamstown Borough Zoning Ordinance (Chapter 320), as amended or any future ordinances, regulating construction and development within areas of the Borough subject to flooding.
(4)
Stormwater runoff from a project site shall flow directly into a
natural watercourse or into an existing storm sewer system. If neither
of these is available, the applicant shall obtain an easement from
the downstream landowner to allow the runoff discharge from the ten-year
storm to be properly conveyed to a natural watercourse or existing
storm sewer system. Where the downstream owner will not grant such
an easement, the runoff from the applicant's site shall flow
onto the adjacent property in a manner similar to the runoff characteristics
of the predevelopment flow. Where such an easement is granted, the
twenty-five- through one-hundred-year discharge from the basin shall
flow onto the adjacent property in a manner similar to the runoff
characteristics of the predevelopment flow.
(5)
Stormwater management facilities shall be provided so that the peak rates of runoff for stormwater originating on the project site must meet the following conditions for all watersheds [as defined by § 265-45B(10)] within the site:
(a)
The two-, ten-, twenty-five-, fifty- and one-hundred-year post-development
peak flow must be less than or equal to the calculated two-, ten-,
twenty-five-, fifty- and one-hundred-year predevelopment peak flow,
respectively.
(6)
Stormwater management facilities shall be supplemented by BMPs as outlined in the Adamstown Borough BMP Design Standards, § 265-45G. Required storage volume shall be provided to minimize the impacts to water quality of receiving waters.
(7)
Runoff calculations for the predevelopment and post-development comparison
shall consider five different storm frequencies (two-, ten-, twenty-five-,
fifty- and one-hundred-year storm events).
(8)
When plan applications are submitted in sections, and if temporary
facilities are required for construction of a section, such facilities
shall be included in the submitted plans. In the event temporary measures
cannot adequately handle the stormwater runoff, the main outfall line
shall be included as part of the construction of the proposed section.
(9)
Consideration shall be given to the relationship of the subject property
to the drainage pattern of the watershed.
(10)
Stormwater shall not be transferred from one watershed to another,
unless: a) the watersheds are subwatersheds of a common watershed
which join together within the perimeter of the property; or b) the
effect of the transfer does not alter the peak discharge onto adjacent
lands.
(11)
A concentrated discharge of stormwater to an adjacent property
shall be within an existing watercourse or enclosed in an easement.
(12)
If the parent tract is located in areas of carbonate geology,
a registered professional geologist shall certify the following:
[Added 11-4-2003 by Ord.
No. 310; amended 8-1-2006 by Ord. No. 329]
(a)
No stormwater facilities shall be placed in, over or immediately
adjacent to the following features: sinkholes, closed depressions,
lineaments in carbonate areas, fracture traces, caverns, intermittent
streams, ephemeral streams, bedrock pinnacles (surface or subsurface).
It shall be the developer's responsibility to verify if the development
site is underlain by carbonate geology. Whenever a stormwater facility
will be located in an area underlain by carbonate geology, a geological
evaluation of the proposed location by a registered professional geologist
shall be conducted to determine susceptibility to sinkhole formation.
The developer shall include the following note on the stormwater management
plans which shall be signed and sealed by the developer's professional
geologist: "I, ____________________, certify that the proposed detention
basin (circle one) is/is not underlain by carbonate geology."
(b)
Stormwater management basins shall not be located closer than
100 feet from the rim of sinkholes or closed depressions, nor within
100 feet from disappearing streams; nor shall these basins be located
closer than 50 feet from lineaments or fracture traces; nor shall
these basins be located closer than 25 feet from surface or identified
subsurface pinnacles.
(c)
Stormwater resulting from land development activities shall
not be discharged into sinkholes.
C.
Methods for calculation of runoff.
(1)
Runoff calculations for on-site stormwater facilities shall be based
upon the following methods:
(a)
Rational Method. This method is recommended and preferred for
design of all collection, conveyance and retention facilities when
drainage areas are less than 1.5 square miles or where times of concentration
are less than 60 minutes.
(b)
SCS TR-55 tabular hydrograph method (1986, or latest revision).
This method is recommended and preferred for design of conveyance
and retention facilities when drainage areas are greater than 1.5
square miles.
(c)
Any other method must be approved by the Borough.
(2)
Criteria and assumptions to be used in the determination of stormwater
runoff and design of stormwater management facilities are as follows:
[Amended 11-4-2003 by Ord. No. 310]
(a)
Runoff coefficients shall be based on the land use coefficients
listed in Appendixes No. 27 and 28 of this chapter[1] and in conjunction with the criteria outlined by § 265-45C(3) of this chapter.
[1]
Editor's Note: The Appendixes of the Subdivision and Land
Development Ordinance are on file in the Borough office.
(b)
Times of concentration shall be based on the following design
parameters:
[1]
Overland flow. The maximum length of overland flow before shallow
concentrated swale and/or channel flow develops is 150 feet. The nomograph
in Appendix No. 29 shall be used for determination of the times of
concentration. Sheet flow may be determined using the nomograph in
Appendix No. 29 or the Manning's kinematic solution shown in
the sheet flow section of Worksheet No. 1 in Appendix No. 37.[2]
[2]
Editor's Note: The Appendixes of the Subdivision and Land
Development Ordinance are on file in the Borough office.
[2]
Concentrated flows. At points where shallow concentrated flows
concentrate in field depressions, swales, gutters, curbs or pipe collection
systems, the time of concentration between these design points shall
be based upon Manning's Equation and/or acceptable engineering
design standards as determined by the Borough Engineer. Manning "n"
values used for design of pipes and culverts shall be in accordance
with Appendix No. 39. Travel time for shallow concentrated flow shall
be determined using Figure 3-1 from TR-55, Urban Hydrology for Small
Watersheds, as shown in Appendix No. 38.[3]
[3]
Editor's Note: The Appendixes of the Subdivision and Land
Development Ordinance are on file in the Borough office.
(d)
If the Soil-Cover-Complex Method is used, stormwater runoff
shall be based on the following twenty-four-hour storm events:
|
Storm Event
|
Inches of Rainfall
| |
|---|---|---|
|
2 years
|
3.1
| |
|
5 years
|
4.1
| |
|
10 years
|
5.0
| |
|
25 years
|
5.5
| |
|
50 years
|
6.2
| |
|
100 years
|
7.0
|
(e)
Use of other criteria, assumptions, references, calculation
methods, and/or computer modeling may be utilized, provided detailed
design information and programming with references are submitted and
approved by the Borough.
(f)
Runoff calculations shall include a hydrologic and hydraulic
analysis indicating volume and velocities of flow and the grades,
sizes and capacities of water-carrying structures, sediment basins,
retention and detention structures and sufficient design information
to construct such facilities. Runoff calculations shall also indicate
both predevelopment and post-development rates for peak discharge
of stormwater runoff from the development site.
(3)
For the purpose of determining predevelopment and post-development
runoff coefficients, the following criteria shall be used:
(a)
Predevelopment runoff coefficients for all areas within the
site boundaries shall be based on a good grass cover unless portions
of the site contain wooded areas. When the site contains wooded areas,
runoff coefficients shall be based on forest/woodland cover.
(b)
Off-site land use conditions used to determine storm flows for
the predevelopment and post-development comparison shall be based
on existing land uses assuming summer or good conditions.
(c)
Off-site land use conditions used to determine storm flows for
collection and conveyance facilities shall be based on existing land
uses assuming winter or poor conditions.
D.
Design standards; detention facilities.
(1)
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. Where applicable, the emergency spillway shall be constructed
in undisturbed ground and not upon the embankment fill material. An
easement shall be provided from the spillway outfall to a natural
or artificial watercourse. Stormwater management control facilities
(i.e., detention and retention basins) shall be provided so that the
peak discharge of the calculated post-development runoff to an adjacent
property does not exceed 50% of the predevelopment peak discharge
for all design storms (two-, five-, ten-, twenty-five-, fifty- and
one-hundred-year storm events).
[Amended 11-4-2003 by Ord. No. 310; 8-1-2006 by Ord. No. 329]
(2)
Detention basins and water-carrying facilities shall be stabilized
in accordance with current engineering and United States Natural Resources
Conservation Service practices and the Adamstown Borough BMP Design
Standards.
(3)
Detention basins shall be designed and maintained to ensure the design
capacity after sedimentation has taken place.
(4)
Basins which are not designed to release stormwater (i.e., retention
basins) shall not be permitted except for basins designed for groundwater
recharge and/or water quality storage. All basins (other than groundwater
recharge and/or water quality storage basins) shall have provisions
for dewatering, particularly the bottom. Low-flow channels and tile
fields may be used to dewater the bottom of a basin. Discharge structures
shall be designed to eliminate the possibility of blockage during
operation. Retention or permanent bond basins shall be allowed only
for groundwater recharge and/or water quality storage purposes or
only when permitted by a waiver granted by Borough Council.
[Amended 11-4-2003 by Ord. No. 310; 8-1-2006 by Ord. No. 329]
(5)
Detention basins which are designed with earth-fill dams shall be
structurally sound and shall be constructed of sound and durable materials
and shall incorporate the following minimum standards:
[Amended 11-4-2003 by Ord. No. 310]
(a)
The maximum water depth shall not exceed five feet, unless approved
by waiver from Borough Council.
(b)
The minimum top width of all dams shall be five feet.
(c)
The side slopes of earth-fill dams shall not be less than three
horizontal to one vertical on the downstream side of the embankment.
(d)
Basins without restricted access shall have impoundment areas
with side slopes no greater than five horizontal to one vertical.
Basins with steeper side slopes shall be protected by fencing that
will discourage access.
(e)
A cutoff trench of impervious material shall be provided under
all dams.
(f)
All pipes and culverts through dams shall have properly spaced
concrete cutoff collars or factory-welded anti-seep collars.
(g)
A minimum one foot of freeboard above the maximum design water
surface elevation at the emergency spillway shall be provided. Where
practical, the emergency spillway shall be constructed in undisturbed
ground.
(h)
Minimum floor elevations for all structures that would be affected
by a basin, other temporary impoundments, or open conveyance systems
where ponding may occur shall be two feet above the one-hundred-year
water surface. If basement or underground facilities are proposed,
detailed calculations addressing the effects of stormwater ponding
on the structure and waterproofing and/or floodproofing design information
shall be submitted for approval.
(i)
Soils used for the construction of basins shall have low erodibility
factors.
(6)
The effect on downstream areas if the basin embankment fails shall
be considered in the design of all basins. Where possible, the basin
shall be designed to minimize the potential damage caused by such
failure of the embankment.
(7)
All groundwater recharge facilities shall be designed to empty in
48 hours subsequent to any storm event. All water quality facilities
shall be designed so that water is released slowly for a minimum of
24 hours subsequent to any storm event. All infiltration, detention
or retention facilities used for stormwater management (pre vs. post)
shall be designed to empty within 24 hours subsequent to any storm
event.
(8)
All outlet structures and emergency spillways shall include a satisfactory
means of dissipating the energy of flow at its outlet to ensure conveyance
of flow without endangering the safety and integrity of the basin
and the downslope drainage area.
(9)
No outflow from a detention basin shall discharge directly onto or
be conveyed onto a public road but shall discharge into a culvert
under or storm sewer along a public road.
(10)
Appropriate easements to enclose and permit access to all detention
and retention facilities shall be provided.
E.
Design standards –collection and conveyance facilities.
(1)
All storm sewer pipes, culverts and bridges (excluding detention
and retention basin outfall structures), gutters and swales conveying
water originating only from within the boundaries of the development
site shall be designed for a twenty-five-year storm event. All storm
sewer pipes, culverts and bridges (excluding detention and retention
basin outfall structures) conveying water originating from off site
shall be designed for a fifty-year storm event. Drainage easements
shall be provided to contain and convey the one-hundred-year frequency
flood throughout the development site. Easements shall begin at the
furthest upstream property line of the proposed development site in
a watershed.
[Amended 8-1-2006 by Ord.
No. 329]
(2)
All developments must also include design provisions that allow for
the overland conveyance of the post-one-hundred-year-storm flows through
the site without damage to any private or public property.
(3)
When the design of the overall stormwater management plan requires a transfer of watershed, as outlined by § 265-45B(10) of this article, the design shall illustrate that the facilities utilized to accomplish the transfer can safely convey the one-hundred-year storm event.
(4)
The capacities of the pipes, gutters, inlets, culverts, outlet structures
and swales shall consider all possible hydraulic conditions. The following
minimum design standards have been established by the Borough:
(a)
For grass swales and roadside gutters two design considerations
shall be met: the first shall consider channel velocity and stability
based upon a low degree of retardance ("n" of 0.03); the second shall
consider channel capacity based upon a high degree of retardance ("n"
of 0.05).
(b)
The "n" factors to be used for paved or riprap swales or gutters
shall be based on accepted engineering design practices.
(c)
The following chart shall be used to determine the "n" factors
for corrugated metal pipe:
|
"n" Factors
| |||||
|---|---|---|---|---|---|
|
Helical
|
Annular
| ||||
|
Pipe Diameter
(inches)
|
Capacity
|
Velocity
|
Capacity
|
Velocity
| |
|
Up to 18
|
0.017
|
0.014
|
0.026
|
0.024
| |
|
21 through 30
|
0.021
|
0.017
|
0.026
|
0.021
| |
|
Larger than 30
|
0.026
|
0.019
|
0.026
|
0.019
| |
(d)
The "n" factor for concrete or any other smooth pipe shall be
0.010 for velocity and 0.013 for capacity.
(e)
The velocity to be used in the design of any piped stormwater
conveyance system shall be based on the maximum velocity obtainable.
The capacity shall be based upon full flow conditions.
(f)
Inlets, culverts and basin discharge systems shall be designed
for the worst case condition. Inlet capacity shall be based on design
data provided by the manufacturers and accepted by the Borough Engineer.
If acceptable information is not available, inlets in nonponding areas
shall be designed for a maximum capacity of four cubic feet per second
(cfs). Where ponding occurs, inlet capacity shall be based on accepted
engineering design practices. Culvert design shall consider either
inlet/outlet control or a combination of hydraulic losses through
the system, whichever is greater. Basin discharge systems shall be
designed to the same standards as culverts. If it cannot be readily
determined which hydraulic condition controls, the basin discharge
rate shall be based on the highest possible discharge rating curve
with the basin capacity sized to store the excessive storm runoff
based on the lowest possible discharge rating curve.
(5)
Inlets shall be along the curbline and are not permitted along the
curb radius at an intersection. For the purpose of inlet placement,
curb, gutter or roadside swale depths shall not exceed three inches
along the roadway and 1.5 inches across streets and all other access
drives.
(6)
Manholes and inlets, when proposed, shall not be spaced more than
400 feet apart. Additionally, manholes shall be placed at points of
abrupt changes in the horizontal or vertical direction of storm sewers.
Inlets shall be substituted for manholes where they will serve a useful
purpose.
(7)
Curves in pipes or box culverts without an inlet or manhole are prohibited.
Tee joints, elbows and wyes are also prohibited.
(8)
Stormwater management pipe collection and conveyance systems shall
have a minimum diameter of 15 inches and shall be made of reinforced
concrete pipe, corrugated galvanized metal pipe, corrugated polyethylene
smooth-lined pipe (SLCPP) or approved equivalent. Where installation
conditions merit, structural calculations that address the actual
design requirements shall be required.
[Amended 11-4-2003 by Ord. No. 310]
(9)
All storm sewer pipe and culverts shall be laid to a minimum depth
of one foot from finished subgrade to the crown of pipe in paved areas
and one foot from finished grade to the crown of pipe in grassed areas.
(10)
All storm sewer pipes, culverts, manholes, inlets, endwalls
and end sections shall be constructed in accordance with Pennsylvania
Department of Transportation, Form 408, as amended.
(11)
Storm sewer pipes, culverts, manholes, inlets, endwalls and
end sections shall conform to the requirements of the Pennsylvania
Department of Transportation, Bureau of Design, Standards for Roadway
Construction, Publication No. 72, in effect at the time the design
is submitted, as modified by the adopted Borough construction standards.
(12)
All inlets used along existing and proposed curbed streets shall
include PennDOT Type "C" top units or approved equivalent.
(13)
Inlets shall be depressed two inches below the grade of the
street gutter or shoulder surface. Inlets used in grassed areas will
have their tops installed level. Inlets used along curbed streets
shall have their tops installed at a grade equal to the street or
curb grade.
(14)
Where storm sewers exceed fifteen-percent slope, properly spaced
concrete anchors will be used.
(15)
Stormwater roof drains, sump pumps and pipes, wherever possible,
shall discharge water into a stormwater runoff dispersion and infiltration
control device and not into storm sewers or street gutters.
(16)
All storm sewer crossings of streets shall be perpendicular
to the street center line unless otherwise approved by the Borough
Engineer.
(17)
All storm pipe, other than culverts for existing channels, which
discharge from residential lots to a street or from a street to residential
lots, shall extend from the street right-of-way a minimum distance
of 2/3 the length of the longest lot dimension adjacent to the street.
(18)
The proposed stormwater discharge at the perimeter of the site
shall not be beyond the capacity of any existing, immediately contiguous,
stormwater management facility into which it flows.
(19)
Storm pipes which discharge to a detention or retention basin
shall be located as to outlet directly to the basin floor.
(20)
Endwalls and end sections shall be used where stormwater runoff
enters or leaves the storm sewer horizontally from a natural or man-made
channel.
(21)
Storm facilities not located within a public right-of-way shall
be centered within an easement.
F.
Design standards – erosion and sedimentation control.
(1)
The applicant must comply with the erosion control rules and regulations
of Pa. Code Title 25, Rules and Regulations, Part I. Department of
Environmental Protection, Subpart C. Protection of Natural Resources,
Part 2. Water Resources, Chapter 102, Erosion Control, as amended
from time to time.
(2)
The design plan and construction schedule shall incorporate measures
to minimize soil erosion and sedimentation.
(3)
The following principles shall be applied to the design plan and
construction schedule to minimize soil erosion and sedimentation:
(a)
Erosion and sedimentation controls designed in conformance with
the Department of Environmental Protection Erosion and Sedimentation
Pollution Control Program Manual shall be implemented during the construction
and post-construction periods to prevent soil erosion, sedimentation
and other pollutants from entering streams, lakes, etc.
(b)
Whenever feasible, natural vegetation shall be retained and
protected.
(c)
The extent of the disturbed area and the duration of its exposure
shall be kept to a minimum. Stockpiles to remain in place longer than
20 days shall be seeded.
(d)
It shall be the contractor's responsibility during construction
to prevent soil pollution to neighboring property, public streets
and streams. Soil dropped from construction equipment and sedimentation
shall be immediately removed from roads, public and private property,
and streams.
(e)
Drainage provisions shall accommodate the stormwater runoff
both during and after construction.
(f)
Soil erosion and sedimentation facilities shall be installed
prior to any on-site earth disturbance.
(4)
The maximum swale, gutter or curb velocity of stormwater runoff shall
be maintained at levels which result in a stable condition both during
and after construction. The following are considered characteristics
of a stable condition:
(a)
It neither aggrades or degrades beyond tolerable limits.
(b)
The channel banks do not erode to the extent that the channel
cross section is changed appreciably.
(c)
Sediment bars do not develop.
(d)
Erosion does not occur around culverts and bridges or elsewhere.
(e)
Gullies do not form or enlarge due to the entry of uncontrolled
stormwater runoff.
(5)
Grass-lined channels shall be considered stable if the calculated
velocity does not exceed the allowable velocities shown below:
(a)
Three feet per second where only sparse vegetation can be established
and maintained because of shade or soil condition.
(b)
Four feet per second where normal growing conditions exist and
vegetation is to be established by seeding.
(c)
Five feet per second where a dense, vigorous sod can be quickly
established or where water can be temporarily diverted during establishment
of vegetation. Netting and mulch or other equivalent methods for establishing
vegetation shall be used.
(d)
Six feet per second where there exists a well-established sod
of good quality.
(6)
Swale bends.
(b)
These calculated grass-lined channel flows may be exceeded if
the designer can provide acceptable supportive design criteria as
proof of erosion prevention. Where the velocity of stormwater runoff
exceeds the allowable velocity, erosion protection must be provided.
The method of erosion protection proposed must be supported by the
appropriate design information and/or references.
(7)
Flow velocities from any storm sewer may not result in a deflection
of the receiving channel.
(8)
Energy dissipators shall be placed at the outlets of all storm sewer
pipes, culverts and bridges where flow velocities exceed maximum permitted
channel velocities.
G.
Best management practices (BMPs).
(1)
Best management practices (BMPs) should be implemented in Adamstown
Borough in order to protect the Borough's water quality. BMPs
should be applied to all subdivision and land development plans and
other activities regulated by the stormwater provisions of this chapter.
(See Appendix No. 34.[5])
[5]
Editor's Note: The Appendixes of the Subdivision and Land
Development Ordinance are on file in the Borough office.
(2)
The purpose of these design standards is to provide designers with
guidance to meet (BMP) requirements. This field is in its infancy
and modifications will be necessary as new methods become available.
Innovations are strongly encouraged in order to meet the objectives
at a reasonable cost.
(3)
The strategy employed avoids the use of performance standards related
to effluent standards. Instead, it establishes a suggested long-term
storage volume to be provided with any proposed land use. Other design
methods are available and may be utilized, provided documentation
is furnished and the Borough approves the design. Other measures of
control, including the use of natural open space, may be substituted
for structural measures. The use of nonstorage-related measures must
be carefully evaluated to ensure the water quality goals are being
met.
(4)
General conditions.
(b)
Maximize the amount of on-site drainage areas that are directed
to BMPs. Minimum accepted area is 70% of the site. Impervious areas
shall be directed to BMPs.
(d)
Minimize mixing of off-site and on-site runoff, unless the upstream
drainage area is insignificant in size.
(e)
Delay construction of BMPs until all other land-disturbing activities
are complete to minimize the potential for clogging and maintenance
or remedial action.
(f)
Incorporate the site's soil conditions to ensure the maximum
life of facility.
(g)
Use water-tolerant vegetation (orchard and bermuda grass, perennial
rye, fescue and reed canary grass,) in swales with slopes of 2% or
less and where swale dikes are utilized.
(h)
Provide a length-to-width ratio in basins/ponds of at least
2:1 and avoid short-circuiting. Maximize the distance between inflow
and outflow.
(i)
Provide proper erosion protection at all pipe outlets.
(j)
Utilize underdrains for all ponds; may be used as BMP outlet
if properly sized.
(k)
Size BMP outlets to release water at a rate producing approximately
a thirty-six-hour drawdown time. Orifices should be sized to accomplish
this (minimum one-half-inch-diameter holes). To prevent clogging around
a vertical riser, use a cone of gravel or a noncorrosive fine-mesh
screen.
(l)
Infiltration trenches provided for stormwater management do
not require additional storage volume calculations for BMP.
(m)
Minimize disturbed project area.
(5)
System of controls.
(a)
The Adamstown Borough approach to protect water quality is to
minimize the impact of pollutants in stormwater runoff through a system
of controls. These controls can be at the source, in the lot, at the
site or at some regional facility. Examples are listed below:
(c)
Lot controls. Minimize the potential for concentrating pollutants
and concentrating stormwater runoff.
H.
Groundwater recharge, water quality and stormwater management performance standards. Developers shall meet all of the standards set forth in this subsection in addition to all other requirements of this § 265-45. To the extent that a requirement of this subsection is more restrictive than a requirement of another subsection of this § 265-45 concerning the same item, the requirements of this subsection shall apply.
[Added 11-4-2003 by Ord.
No. 310; amended 8-1-2006 by Ord. No. 329]
(1)
Match preexisting hydrograph. Developers and/or landowners are encouraged
to provide infiltration facilities or utilize other techniques which
will allow the post-development hydrograph to match the preexisting
hydrograph along all parts of the hydrograph for the development site.
This option is most feasible for small subdivisions in areas of noncarbonate
geology. "Groundwater recharge" and "water quality" volumes as given
in this subsection below can be used as part of this option.
(2)
Groundwater recharge.
(a)
Developed areas shall maintain groundwater recharge consistent with predevelopment conditions, dependent on hydrologic soil groups and impervious cover, unless the developer can prove the inability of the development site to achieve recharge based on existing development site conditions. This volume of runoff is termed the "recharge volume" and is calculated in accordance with § 265-45H(4). The recharge volume must be infiltrated within 48 hours after the end of the design storm. Development sites where the post-developed impervious area is equal to or less than the predeveloped impervious area shall not be required to provide groundwater recharge volume.
(b)
Design of the stormwater management facilities shall provide
for groundwater recharge to compensate for the reduction in the percolation
that occurs when the ground surface runoff characteristics have been
altered. A detailed geologic evaluation of the development site shall
be performed to determine the suitability of recharge facilities.
The evaluation shall be performed by a registered professional geologist
and shall, at a minimum, address soil permeability, depth to bedrock,
susceptibility to sinkhole formation, and subgrade stability. Where
pervious pavement is permitted for parking lots, recreational facilities,
nondedicated streets or other areas, pavement construction specifications
shall be noted on the plan.
(c)
If the developer can prove through analysis by a professional
geologist that the development site is in an area underlain by carbonate
geology, and such geologic conditions may result in sinkhole formations,
then the development site is exempt from recharge requirements. The
development site shall still be required to meet all other hydrologic
and water quality management standards as found in this chapter.
(3)
Water quality. Developed areas will provide adequate storage and treatment facilities necessary to capture and treat a minimum of the runoff from the first 1.2 inches of rainfall. This volume of storage is the "water quality volume" and is calculated in accordance with § 265-45H(5). The recharge volume may be a component of the water quality volume. If the recharge volume is less than the water quality volume, the remaining water quality volume may be captured and treated by methods other than recharge/infiltration BMPs. The water quality volume must take a minimum of 24 hours to be discharged. Development sites where the post-developed impervious area is equal to or less than the predeveloped impervious area shall not be required to provide water quality volume unless required by NPDES Part II.
(4)
Groundwater recharge requirements. The groundwater recharge volume
(Rev) is the volume of stormwater runoff from
a developed site which shall be required to maintain existing predevelopment
groundwater recharge at the development site. It may be part of the
water quality volume and is calculated on the basis of treatment and
recharge by structural stormwater management practices, as follows:
|
Rev = [(S)(Rv)(A)]/12
|
|
Where:
| ||||
|
Rev
|
=
|
Recharge volume in acre-feet
| ||
|
A
|
=
|
Area of watershed in acres
| ||
|
Rv
|
=
|
0.05 + 0.9(I) where I = net increase in impervious area/Area
of watershed (A)
| ||
|
S is the soil-specific recharge factor and varies according
to soil type, as follows:
|
|
Hydrologic Soil Group
|
Soil-Specific Recharge Factor(s)
| |
|---|---|---|
|
A
|
0.32
| |
|
B
|
0.22
| |
|
C
|
0.10
| |
|
D
|
0.05
|
(a)
If more than one hydrologic soil group (HSG) is present at a
development site, a composite recharge volume shall be computed based
upon the proportion of total development site area within each HSG.
(b)
Infiltration BMPs intended to receive runoff from developed
areas shall be selected based on suitability of soils and development
site conditions and shall be constructed on soils that have the following
characteristics:
[1]
A minimum depth of 48 inches between the bottom of the facility
and the seasonal high-water table and/or bedrock (limiting zones).
[2]
An infiltration and/or percolation rate sufficient to accept
the additional stormwater load and drain completely as determined
by field tests conducted by the developer's professional designer.
(c)
Infiltration BMPs receiving only roof runoff may be placed in
soils having a minimum depth of 24 inches between the bottom of the
facility and the limiting zone.
(d)
The recharge volume provided at the development site shall be
directed to the most permeable HSG available.
(e)
Structural stormwater management facilities which provide treatment
and recharge of the required recharge volume will be designed as part
of a stormwater management facility which incorporates groundwater
recharge BMPs as a primary benefit of using that facility, in accordance
with design specifications contained in "Pennsylvania Handbook of
Best Management Practices for Developing Areas," 1998.
(f)
The groundwater recharge volume shall be infiltrated within
48 hours after the end of the design storm.
(g)
Development sites where the post-developed impervious area is
equal to or less than the predeveloped impervious area shall not be
required to provide groundwater recharge volume.
(5)
Calculation of water quality volume. The water quality volume (WQv) is the storage capacity needed to treat stormwater
runoff equivalent to a minimum of the first 1.2 inches of runoff from
the developed areas of the development site. The following calculation
is used to determine the storage volume, WQv, in acre-feet of storage:
|
WQv = [(1.2) (Rv)(A)]/12
|
|
Where:
| ||||
|
WQv
|
=
|
Water quality volume in acre-feet
| ||
|
A
|
=
|
Area of watershed in acres
| ||
|
Rv
|
=
|
0.05 + 0.9(I) where I = net increase in impervious area/Area
of watershed (A)
| ||
|
If the recharge volume is less than the water quality volume,
the remaining water quality volume may be captured and treated by
other than recharge/infiltration BMPs.
|
|
WQv shall be designed as part of a stormwater
management facility which incorporates water quality BMPs as a primary
benefit of using that facility, in accordance with design specifications
contained in "Pennsylvania Handbook of Best Management Practices for
Developing Areas," 1998. The water quality volume shall take a minimum
of 24 hours to be discharged from the basin. Development sites where
the post-developed impervious area is equal to or less than the predeveloped
impervious area shall not be required to provide water quality volume,
unless required by NPDES Part II.
|
(6)
Subregional (combined development site) storage. Runoff can be managed regionally by one or more developers, either on site or off site. The design and release rate shall be consistent with the applicable Act 167 plan. Groundwater recharge and water quality volumes as described in § 265-45H(4) and (5) will be a part of this option.
(7)
The "no harm" option does not apply to the water quality requirement described in § 265-45H(3) and (5) above. The no harm option does not apply to the groundwater recharge requirement described in §§ 265-45H(2) and (4) above, unless it can be shown that the development site is underlain by carbonate geology and infiltration cannot be safely accomplished.
(a)
For any proposed development, the developer has the option of using a less-restrictive runoff control if the developer can prove that no harm would be caused by discharging at a higher runoff rate than that specified by the applicable Act 167 plan. Proof of no harm would have to be shown from the development site through the remainder of the downstream drainage network until there is no additional flow increase. Proof of no harm must be shown using the capacity criteria specified in § 265-45E(1) if downstream capacity analysis is a part of the no harm justification.
(b)
Attempts to prove no harm, based upon downstream peak flow versus
capacity analysis, shall be governed by the following provisions:
[1]
The peak flow values to be used for downstream areas for the
design return period storms (two-, five-, ten-, twenty-five-, fifty-
and one-hundred-year) shall be the values from the calibrated TR-20
Model for the applicable Act 167 plan. These flow values are available
from the Lancaster County Engineer's office.
[2]
At peak flow, any available capacity in the downstream conveyance
system (as documented by a developer) may be used only in proportion
to the proposed development site acreage relative to the total upstream
undeveloped acreage (i.e., if the development site is 10% of the upstream
undeveloped acreage, the developer may use up to 10% of the documented
downstream available capacity at peak flow).
[3]
Developer-proposed runoff controls which would generate increased
peak flow rates at documented storm drainage problem areas would,
by definition, be precluded from successful attempts to prove no harm,
except in conjunction with proposed capacity improvements for the
problem areas consistent with this section.
(c)
Any no harm justifications shall be submitted by the developer
as part of the application.
I.
Stormwater management districts.
(1)
The Borough shall comply with the applicable provisions of the Lancaster
County Stormwater Management Plan upon adoption of said plan. If the
provisions of this chapter are sufficient to regulate development
within the Borough in a manner consistent with the Lancaster County
Stormwater Management Plan, this chapter shall be deemed to satisfy
the requirements of Section 11(b) of Act 167[6] without the necessity of reenactment.
[6]
Editor's Note: See 32 P.S. § 680.11(b).
J.
Floodplains.
(2)
Whenever a floodplain is located within or along a lot, the plan
shall include the boundary of the floodplain and the elevation or
locational dimensions from the center line of the watercourse; a plan
note that the floodplain shall be kept free of structures, fill and
other encroachments; and a plan note that floor elevations for all
structures adjacent to the floodplain shall be two feet above the
one-hundred-year flood elevation.
A.
Buffer planting. Buffer planting shall be provided along the rear
of reverse frontage lots. Parking and building are prohibited within
the buffer area. The use of the buffer area for accessways shall be
limited. Buffer areas shall include a suitable and uninterrupted evergreen
planting of a minimum height of 36 inches (at the time of planting)
and sufficient density to give maximum screening. Such screening shall
be permanently maintained and replaced where necessary to present
an attractive appearance.
B.
Commercial and industrial landscaping. A completely planted visual
barrier, designed to reach sufficient density within five years, shall
be provided between any commercial or industrial use and the contiguous
tracts.
(1)
An equivalent barrier shall be provided between residential uses
of differing density.
(2)
Any portion of the commercial or industrial tract which is not used
for buildings, structures, parking, etc., shall be planted or landscaped
in accordance with an overall plan to be approved by the Borough Council
and the Borough Engineer.
(3)
The perimeter of all commercial and industrial parking areas and
all mechanical equipment which is not enclosed shall be screened.
C.
Existing wooded areas. Existing wooded areas shall be protected to
prevent unnecessary destruction. A maximum of 50% of the number of
trees (minimum trunk caliper of five inches at 12 inches above ground)
that exist at that time of plan submission may be removed. At the
completion of construction, the minimum number of trees, existing
or replacement, shall equal or exceed 65% of the number of trees (of
the minimum size detailed above) existing at the time of plan submission.
Replacement trees shall be a minimum trunk caliper of two inches at
a height of six inches above finished grade and shall be located in
the area from which existing trees were removed.
D.
Shade trees. Shade trees shall be required by the Borough with the
following standards:
(1)
The trees shall be nursery grown in a climate similar to that of
the locality of the project. Varieties of trees shall be subject to
the approval of the Borough.
(2)
All trees shall have a normal habit of growth and shall be sound,
healthy and vigorous; they shall be free from disease, insects, insect
eggs and larvae.
(3)
The caliper of the trunk, measured at a height of six inches above
finished grade, shall be a minimum of two inches.
(4)
Trees shall be planted between the street right-of-way line and the
building setback line except where the Borough has authorized placement
of trees within the street right-of-way. The tree growth shall not
interfere with the street cartway, sidewalk or utility line.
(5)
All planting shall be performed in conformance with good nursery
and landscape practice including proper guying and staking.
(6)
Requirements for the measurements, branching, grading, quality, balling
and burlapping of trees shall follow the code of standards recommended
by the American Association of Nurserymen, Inc., in the American Standard
for Nursery Stock, ANSI Z60, 1-1973, as amended.
(7)
One street tree shall be provided for each building containing two
or less dwelling units and two trees for buildings containing three
or more dwelling units.
(8)
A minimum of one street tree shall be provided for each residential
lot and spaced not less than 40 feet nor more than 60 feet apart along
the entire length of each existing or proposed street. In commercial
and industrial zoning districts, street trees shall be provided with
each land development plan and spaced not less than 40 feet nor more
than 60 feet apart along each street frontage.
(9)
Street trees shall be subject to the review and approval of the Borough
of Adamstown.
(10)
Street trees shall be selected from the following species:
|
Acer rubrum cultivars
|
Red maple
| |
|
Aesculus x cornea
|
Red horsechestnut
| |
|
Cladrastus lutea
|
American yellowwood
| |
|
Fraximus pennsylvania cultivars
|
Green ash
| |
|
Ginkgo biloba (males only)
|
Gingko
| |
|
Gleditsia triancanthos inermis cultivars
|
Thornless honey locust
| |
|
Liquidambar styraciflua
|
Sweet gum
| |
|
Nyssa sylvatica
|
Black tupelo
| |
|
Quercus acutissima
|
Sawtooth oak
| |
|
Quercus phellos
|
Willow oak
| |
|
Quercus rubra
|
Red oak
| |
|
Sophora japonica
|
Japanese pagoda tree
| |
|
Tilia cordata
|
Littleleaf linden
| |
|
Tilia x euchlora
|
Crimean linden
| |
|
Tilia tomentosa
|
Silver linden
| |
|
Zelkova serrata cultivar
|
Japanese zelkova
| |
|
Pyrus calleryana "Redspire"
|
Redspire pear
|
E.
Ground cover. Ground cover shall be provided on all areas of the
project to prevent soil erosion. All areas which are not covered by
paving, stone or other solid material shall be protected with a maintained
vegetative growth. Ground cover shall conform to the standards and
recommendations of the American Association of Nurserymen, Inc., in
the American Standard for Nursery Stock, as amended.
A.
Sanitary sewage disposal. The applicant shall be required to extend
and/or connect to the public sewer system.
(1)
When the Borough, in accordance with the Pennsylvania Sewage Facilities
Act, Act 537 of 1966, as amended,[1] determines the necessity for a sewer facilities plan revision
(plan revision module for land development) or supplement, the Borough
Council shall require that notice of approval from DEP be submitted
as a condition of final plan approval.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
(2)
If the applicant proposes connection to the public sewer system,
the sewerage installation shall be in accordance with the specifications
of the Borough. The Borough shall establish requirements for the ownership
and maintenance of such system.
B.
Water supply.
(1)
The applicant shall extend and/or connect to the existing public
water system.
(2)
If the applicant proposes extension of and/or connection to the public
water system, the locations and kind of fire hydrants shall be in
accordance with the specifications of the Borough in concert with
the local fire department thread requirements.
(3)
If the applicant proposes extension of and/or connection to the public
water system, the installation and construction shall be in accordance
with the specifications of the Borough. The Borough shall establish
requirements for the ownership and maintenance of such system.
All residential subdivisions and land developments shall provide
park and open space land which shall be dedicated to the Borough.
The developer may request that the Borough not require the dedication
of land, and any such request should be accompanied by an offer to
pay a fee in lieu of dedication of the land, computed in accordance
with the guidelines provided herein, an offer to construct recreational
facilities, and/or an offer to privately reserve land for park or
recreation purposes.
A.
The land reserved for park and open space usage shall be a single lot which shall comply with applicable requirements of this chapter, Chapter 320, Zoning, and the following requirements:
(1)
The park and open space land shall be reasonably located so as to
serve all the residents of the subdivision or land development.
(2)
No stormwater management facilities designed to retain or detain
water from other portions of the development shall be permitted on
such land reserved for park and open space.
(3)
In the event that the tract contains natural features which are worthy
of preservation, the developer may request that the Borough Council
permit the provision of recreational land configured in such a manner
as to best preserve natural features.
(4)
The park and open space land shall be accessible from a public street
or shall adjoin and become part of an already existing public park
or open space area which is accessible from a public street.
(5)
The park and open space land shall be accessible to utilities such
as sewer, water and power that are provided with the subdivision,
and if so requested by the municipality that will accept dedication
of the land, the developer shall extend such utilities to the park
and open space land.
(6)
If the adjoining property has previously been developed and recreational
land has been provided at the boundary of that previously developed
property, the Borough Council shall require that the park and open
space land required of the development be located adjoining the previously
provided recreational land.
(7)
If the adjoining property is undeveloped land, the Borough Council
shall require that such land be provided at the property boundary
of the development in order that it may be added to land provided
for park and open space purposes on the adjoining tract at such time
that the adjoining property is developed.
B.
Consistent with the standards of the National Recreation and Park
Association (NRPA) and the Cocalico Region Recreation, Parks and Open
Space Plan, the amount of park and open space land required to be
dedicated shall equal at least one acre per 100 projected residents
or fraction thereof. The developer shall provide the Borough with
information concerning the estimated population density based upon
the number and type of dwelling units proposed. In the event of a
dispute as to the estimated population of the proposed residential
subdivision or land development, the determination of Borough Council
shall control.
C.
The developer may request that the Borough Council permit the provision
of park and open space land other than through public dedication of
land as set forth above. The developer shall set forth, in writing,
the means by which he will fulfill this requirement, which may include
the payment of a fee in lieu of dedication of all or a portion of
the amount of land required to be dedicated, construction of recreational
facilities, the private reservation of land or any combination of
dedication, fees, construction of recreational facilities, or private
reservation.
(1)
In-lieu fees.
(a)
If a fee in lieu of dedication is proposed by the developer
and approved by Borough Council, said fee shall be equal to the average
fair market value of the land otherwise required to be dedicated under
this section. The formula to be used in computing the fee based upon
fair market value shall be as follows:
|
N x (average FMV of 1 acre) = fee
|
|
Where:
| ||||
|---|---|---|---|---|
|
N
|
=
|
the number of acres required to be dedicated for park and open space purposes, calculated in accordance with § 265-48B; and
| ||
|
FMV
|
=
|
fair market value
| ||
(b)
The applicant shall provide the Borough Council with all information
necessary to determine the fair market value of the land, including,
but not limited to, the following:
[1]
If the applicant is the equitable owner or purchased the land
in fee simple less than two years prior to the preliminary or final
plan submission, a copy of the agreement of sale or real estate transfer
tax affidavit of value.
[2]
If the applicant is the equitable owner or purchased the land
in fee simple more than two years prior to the preliminary or final
plan submission, an opinion of value of the property by a state-certified
appraiser acceptable to Borough Council.
(c)
Any applicant aggrieved by the fee established shall have the
right to secure a second opinion of value of the property by a state-certified
appraiser acceptable to Borough Council. The two estimated values
shall be averaged, with the result being the amount upon which the
fee will be based.
(d)
Such fee shall be payable to the Borough prior to the recording
of each final phase of the plan and shall be in an amount equal to
the percentage of the total number of dwelling units in the phase.
(2)
If the developer proposes to construct recreational facilities, the
developer shall present a sketch plan of such facilities and an engineer's
estimate of the cost of construction.
(3)
If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a homeowners' association which shall meet the requirements for a unit owners' association contained in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. Such documentation shall be recorded, shall provide that the land cannot be further developed, and shall give the Borough the rights to maintain the land as set forth in Article VII of the Municipalities Planning Code dealing with the maintenance of common open space in planned residential developments. Notwithstanding the foregoing, the developer may request that the Borough Council approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Borough Solicitor.
(4)
The developer shall enter into an agreement with the Borough setting
forth the fees to be paid, the facilities to be constructed or the
land to be privately reserved, and the method of its maintenance.
All such agreements shall be in a form satisfactory to the Borough
Solicitor and shall be provided prior to final plan approval.
A.
Outdoor collection stations shall be provided for garbage and trash
removal when individual collection is not made and indoor storage
is not provided.
B.
Collection stations shall be located so as to be separated adequately
from habitable buildings to avoid being offensive, but at the same
time be convenient for both collectors and residents, and shall be
screened and/or landscaped adequately so as to continue the aesthetic
characteristics of the surrounding neighborhood. The Borough shall
determine if the proposed screening is adequate.
C.
Collection stations shall be so constructed as to prevent the escape
of refuse by wind, water or other natural elements and prevent animals,
rodents, etc., from entering.
A.
Initial construction on the subdivision site shall consist of stripping
and piling of topsoil from all areas planned to be disturbed. Upon
completion of other construction, the entire amount of topsoil stripped
shall be replaced on the subdivision site. No topsoil shall be disposed
of, by sale or otherwise, off the site of the subdivision. Subsoil
may be disposed of at the option of the subdivider.
