[Ord. 599, 7/10/2000, § 501]
The following principles, standards and requirements will be
applied by the Borough Council of the Borough of Wellsboro and Planning
Commission to evaluating plans for proposed subdivision or land developments.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety, morals and general welfare. Where literal compliance
with the standards herein specified is clearly impractical, the Borough
Council of the Borough of Wellsboro may modify or adjust the standards
to permit reasonable utilization of property while securing substantial
conformance with the objectives of this chapter.
[Ord. 599, 7/10/2000, § 502]
1.
Land shall be suited to the purposes for which it is to be subdivided
or developed.
2.
Land which is unsuitable for development because of hazards to life,
safety, health or property shall not be subdivided or developed until
such hazards have been eliminated or unless adequate safeguards against
such hazards are provided for in the subdivision and land development
plan. Land included as having unsuitable characteristics would include,
but not be limited to, the following:
A.
Land subject to flooding or which has a high ground water table.
B.
Land which, if developed, will crate or aggravate a flooding condition
upon other land.
C.
Land subject to subsidence.
D.
Land subject to underground fires.
E.
Land containing significant areas of slopes greater than 10%.
F.
Land which, because of topography or means of access, is considered
hazardous by the Borough Council of the Borough of Wellsboro.
G.
Land which is subject to ground pollution or contamination.
3.
Proposed subdivision of land developments shall be coordinated with
existing nearby neighborhoods so that the community as a whole may
develop harmoniously.
[Ord. 599, 7/10/2000, § 503]
1.
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially prepared and adopted by the
Borough of Wellsboro and shall be coordinated with existing or proposed
street in adjoining subdivisions or land developments.
2.
Proposed streets shall further conform to such county and state road
and highway plans as have been prepared, adopted or filed as prescribed
by law.
3.
Streets shall be related to the topography so as to produce usable
lots and acceptable grades.
4.
Access shall be given to all lots and portions of the tract in the
subdivisions or land development and to adjacent unsubdivided territory
unless the topography clearly indicates that such connection is not
feasible. Streets giving such access shall be improved to the limits
of the subdivision or land development and shall be improved to Borough
of Wellsboro specifications. Reserve strips and land-locked areas
shall not be created.
5.
Streets shall be laid out to preserve the integrity of their design.
Local access streets shall be laid out to discourage their use by
through traffic and, where possible, arterial streets shall be designed
for use by through traffic.
6.
Where the proposed subdivision or land development contains or is
adjacent to an existing or proposed arterial street or highway designated
as a limited access highway by the appropriate highway authorities,
provisions shall be made for marginal access streets at a distance
acceptable for the appropriate use of the land between the arterial
street or limited access highway and the marginal access streets.
The Borough Council of the Borough of Wellsboro may also require rear
service areas, double frontage lots or such other treatment as will
provide protection for abutting properties, reduction in the number
of intersections with primary streets and separation of local and
through traffic.
7.
Half or partial streets will not be permitted in new subdivisions
or land developments except where essential to reasonable subdivision
or development of a tract in conformance with other requirements and
standards of this chapter and where, in addition, satisfactory assurance
for dedication of the remaining part of the street can be secured.
8.
Wherever a tract to be subdivided or developed boards an existing
half or partial street, the entire street shall be shown on the plan.
9.
Dead-end streets shall be prohibited, except as stubs (with adequate
turning capability) to permit future street extension into adjoining
tracts, or when designed as culs-de-sac.
10.
New reserve strips, including those controlling access to streets,
shall be forbidden.
11.
Where adjoining areas are not subdivided, the arrangement of streets
in a proposed subdivision or land development shall be made to provide
for the proper projection of streets into the unsubdivided land.
12.
Street names shall be coordinated with existing or platted street
names, and if a new street is a continuation of or is aligned with
an existing or platted street, it shall bear the same name as the
existing or platted street.
13.
No street shall be laid out or opened which extends to or crosses
any boundary between the Borough of Wellsboro and any other municipality
except with the specific approval of the Borough Council of the Borough
of Wellsboro and upon such condition as the Borough Council of the
Borough of Wellsboro may impose. If the street is proposed to serve
a commercial area, an industrial area or a residential area of 50
dwelling units or more, located in another municipality, the street
shall not be approved unless the area is also served by a street in
the other municipality and unless the relevant traffic facilities
of the Borough of Wellsboro are adequate to handle the anticipated
volume.
[Ord. 599, 7/10/2000, § 504]
1.
Street Classifications. Three functional classifications are hereby
established for the streets and roads in the Borough of Wellsboro:
A.
Arterial. This classification includes highways which provide intra-county
or inter-municipal traffic of substantial volumes where the average
trip lengths are usually five miles or greater. Generally, these highways
should accommodate operating speeds of 35 to 55 miles per hour.
B.
Collector. This classification is intended to include those highways
which connect local access highways to arterial highways. They may
serve as traffic corridors connecting residential areas with industrial,
shopping and other service. They may penetrate residential areas.
Generally, these highways will accommodate operating speeds of 35
miles per hour.
C.
Local Access. This classification is intended to include streets
and roads that provide direct access to abutting land and connections
to higher classes of roadways. Traffic volumes will below and travel
distances generally short. These streets and roads should be designed
for operating speeds of 25 miles per hour or under.
2.
Right-of-Way Widths.
A.
Minimum widths for each type of public street shall be as follows:
|
Type of Street
|
Right-of-Way Width
|
Cartway Width
| |
|---|---|---|---|
|
Arterial
|
80'-120'
|
46'
| |
|
Collector
|
60'
|
34'
| |
|
Local Access
|
50'
|
22'
|
B.
Where a proposed subdivision abuts or contains existing public street
or road having a right-of-way width less than would be required if
said street or road were created under this chapter, sufficient additional
width for right-of-way shall be provided and dedicated to meet the
foregoing standards.
C.
Additional right-of-way and cartway widths may be required by the
Borough Council of the Borough of Wellsboro to promote public safety
and convenience when special conditions require it and to provide
parking space in areas of intensive use.
3.
Cul-de-Sac Streets.
A.
Cul-de-sac streets, whether permanent or temporary, shall be provided
at the closed end with a turnaround having a minimum radius to the
edge of the finished street or curbline of not less than 50 feet.
B.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to a property line
and a right-of-way of the same width as the street shall be carried
to the property line in such a way as to permit future extension of
the street into the adjoining tract. At such time as such a street
is extended, the overage created by the turnaround outside the boundaries
of the extended street shall revert in ownership to the property owners
front on the cul-de-sac turnaround.
C.
Commercial and industrial culs-de-sac shall be reviewed for adequacy
by the Borough of Wellsboro Engineer. His recommendations will be
given to the Borough Council of the Borough of Wellsboro who shall
have final authority in this matter.
D.
Permanent culs-de-sac shall be kept to a minimum and shall not exceed
1,000 feet in length.
4.
Street Alignment.
A.
Whenever street lines are deflected by more than 5°, connection
shall be made by horizontal curves.
B.
The minimum radius at the center line for horizontal curves on collector
and arterial streets shall be 300 feet and for local streets the minimum
radius shall be 100 feet.
C.
On local access streets, the minimum tangent between reverse curves
shall be at least 100 feet; on collector and arterial streets the
minimum tangent shall be at least 250 feet.
D.
Minimum vertical sight distance measured four feet above grade shall
be 300 feet for collector and arterial streets and 100 feet for local
access streets.
6.
Street Intersections.
A.
Local streets shall not intersect with collector or arterial streets
on the same side at intervals of less than 800 feet as measured from
center line to center line.
B.
The distance between center lines of streets opening onto the opposite
side of a proposed or existing street shall be not less 150 feet unless
the streets are directly opposite each other.
C.
Multiple intersections involving the junction of more than two streets
shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular
safety.
D.
Streets shall be all laid out to intersect as nearly as possible
at right angles. Local streets shall not intersect collector or arterial
streets at an angle of less than 75°. The intersection of two
local streets shall be at an angle of less than 60°.
E.
Minimum curb radius at the intersection of two local streets shall
be at least 20 feet; and minimum curve radius at an intersection of
a local street and a collector or arterial street shall be at least
25 feet.
F.
There shall be provided and maintained at all intersections clear
sight triangles 75 feet in all directions measured along the center
line from the point of intersection. Nothing which obstructs the vision
of a motorist shall be permitted in this area.
G.
Intersections shall be designed with a flat grade wherever practical.
Where the grade of any street at the approach to an intersection exceed
7%, a leveling area shall be provided having a grade of not greater
than 4% for a distance of 25 feet measured from the nearest right-of-way
line of the intersecting street.
7.
Pavement Design.
A.
All components of the pavement structure shall be designed and constructed
in accordance with Pennsylvania Department of Transportation Specifications,
Form 408.
B.
Minimum Requirements. The following shall be considered to be minimum
standards for street construction in the Borough of Wellsboro:
|
Alternates
|
Type
|
Local Access Streets
|
Collector and Arterial Streets
| |
|---|---|---|---|---|
|
Rigid
|
Plain Cement
|
6 inches
|
6 inches
| |
|
Pavement
|
Concrete
|
6 inches
|
6 inches
| |
|
Flexible Pavements
| ||||
|
Surface
|
ID-2
|
1 1/2 inches
|
1 1/2 inches
| |
|
Base
|
Bituminous
|
4 inches
|
6 inches
| |
|
Subbase
|
2A Subbase
|
6 inches (if req.)
|
6 inches (if req.)
| |
|
Surface Base
|
ID-2 Crushed
|
3 inches
|
3 inches
| |
|
Aggregate (regular or dense grade)
|
6 inches
|
10 inches
| ||
|
Subbase
|
6 inches (if req.)
|
9 inches (if req.)
| ||
|
Surface Base
|
ID-2 Modified Stone
|
3 inches
|
3 inches
| |
|
Agg.
|
8 inches
|
10 inches
| ||
|
Subbase
|
6 inches (if req.)
|
6 inches (if req.)
|
[Ord. 599, 7/10/2000, § 505]
1.
Curbs.
A.
Curbs shall be provided on all streets and parking compounds located
within multifamily and apartment building developments. Curbs shall
also be required on new streets in subdivisions or land developments
in which the average lot width of interior lots at the required building
setback line of 100 feet or less. Curbs may also be required in any
subdivision m which the lot areas or lot widths exceed the above minimum,
when the center line street grade of any street exceed 3%. In such
cases curbs or other drainage controls shall be installed to properly
control surface drainage and protect the streets from erosion. The
requirements of the curbs may be waived at the discretion of the Borough
Council of the Borough of Wellsboro.
B.
All curbs shall be depressed at intersections to sufficient width
to accommodate wheelchairs. Depression shall be in line with sidewalks
where provided.
C.
Curbs may be either the vertical type or rolled curb and gutter type.
Rolled curb and gutter shall not be used on collector streets. The
transition from one type of curb to another shall occur only at street
intersections.
D.
All curbs shall be constructed of Portland cement concrete with expansion
joints every 20 feet and shall follow PennDOT standards were applicable.
2.
Sidewalks.
A.
Sidewalks shall be provided on all streets and parking compounds
located within multifamily and apartment building developments. Sidewalks
shall also be required on new streets in subdivisions or land developments
in which average lot width of interior lots at the required building
line is 100 feet or less. The requirement of sidewalks may be waived
at the discretion of the Borough Council of the Borough of Wellsboro.
B.
Minimum widths for sidewalks along each type of public street shall
be four feet and shall follow PennDOT specifications where applicable.
[Ord. 599, 7/10/2000, § 506]
1.
Lots shall be laid out and graded to provide positive drainage away
from buildings. The Borough Council of the Borough of Wellsboro may
require a grading and drainage plan for individual lots indicating
a buildable area within each lot, complying with the setback requirements
for which positive drainage is assured.
2.
No person, corporation or other entity shall block, impede the flow
of, alter, construct any structure or deposit any material or thing,
or commit any act which will affect normal or flood flow in any communal
stream or watercourse without having obtained prior approval from
the Borough of Wellsboro or Department of Environmental Protection,
whichever is applicable.
3.
Where a subdivision or land development is traversed by a natural
watercourse, there shall be provided a drainage easement or right-of-way
conforming substantially with the line of such watercourse and of
such width as will be adequate to preserve natural drainage.
4.
The Borough of Wellsboro will assure that all permanent streams,
not under the jurisdiction of other official agencies, are maintained
open and free flowing.
5.
The subdivider or developer and each person, corporation or other
entity which makes any surface changes shall be required to:
A.
Collect onsite surface runoff and dispose of it to the point of discharge
into the common natural watercourse of the drainage area.
B.
Design drainage facilities to handle runoff from upstream areas,
assuming full development of those areas based upon the Comprehensive
Plan for the Borough of Wellsboro.
C.
Design, construct and/or install such drainage structures and facilities
as are necessary to prevent erosion damage to the subdivision or land
development, adjunct property and downstream property. Such structures
and facilities shall satisfactorily convey such surface waters to
the nearest practical street, storm drain, detention pond or natural
watercourse.
6.
Storm sewers, culverts and related installations shall be provided
to permit unimpeded flow of natural watercourses, to drain all low
points along streets and to intercept stormwater runoff along streets
at intervals reasonably related to the extent and grade of the area
drained.
7.
Storm sewers, as required, shall be placed in front of the curb or
curbline when located in a street right-of-way. When located in undedicated
land, they shall be placed within an easement not less than 15 feet
wide, as approved by the Borough of Wellsboro Engineer, who may require
additional width of easement as circumstances warrant.
8.
Street drainage will not be permitted to cross intersections or the
crown of the road.
A.
Maximum spacing of street inlets shall not exceed 600 feet.
B.
All street inlets shall be PennDOT type C or M. Inlet tops shall
be cast in place reinforced concrete or precast concrete.
C.
All culvert ends shall be provided with either reinforced concrete
headwalls or pipe end sections.
D.
Minimum pipe size shall be fifteen-inch diameter.
E.
When material for storm drain systems is not specified, PennDOT specifications
will govern.
9.
All springs and sump pump discharges shall be collected so as not
to flow in the streets.
10.
Stormwater roof drains shall not discharge water directly over a
sidewalk.
11.
Stabilized outlets shall be provided for footer drains, floor drains
and downspouts.
12.
The soils cover complex method of the Soil Conservation Service of
the U.S. Department of Agriculture shall be used as the primary means
of estimating stormwater runoff.
13.
The rational method may be used for analysis of storm sewer systems
and for stormwater management facilities in minor subdivisions.
14.
Where the estimated runoff based upon the above methods is doubtful,
several recognized methods should be studied and compared.
15.
The minimum design criteria shall be a ten-year storm. Higher frequency
conditions shall be used in sensitive areas and where an overflow
would endanger public or private property.
16.
Runoff calculations must include complete hydrologic and hydraulic
design and analysis of all control facilities.
17.
Control Facilities.
A.
Permanent control measures/facilities shall be designed to assure
that the maximum rate of stormwater runoff is not greater after development
than prior to development for a two-, ten- and twenty-five-year storm
frequency. More stringent criteria may be required in sensitive areas
where stormwater problems currently exist.
B.
Control facilities shall be designed to meet, as a minimum, the design
standards and specifications of the "Erosion and Sedimentation Control
Handbook for Tioga County."
(1)
Detention ponds may be waived by the Borough Council of the
Borough of Wellsboro on the recommendation of the Borough of Wellsboro
Engineer at sites in close proximity to the major streams. This is
to facilitate drainage prior to stream flooding.
(2)
In areas underlain with limestone geology, ponds shall be limited
to the detention (dry) type unless the developer can show a special
need for a retention pond, in which case it shall have a lining. Detention
ponds shall be prohibited in areas of known sinkholes unless the pond
is lined. If a sinkhole develops in a pond or channel before acceptance
by the Borough, a lining shall be required.
(3)
Any ponds with slopes steeper than three to one shall be fenced
with a six-foot fence with a type subject to the approval of the Borough.
C.
A maintenance program for control facilities must be included as
part of the grading and drainage plan.
(1)
Maintenance during development activities of a project shall
be the responsibility of the contractor, developer and owner.
(2)
Arrangement for maintenance of permanent control facilities
after completion of development activities shall be made before approval
of final plans is given by the Borough Council of the Borough of Wellsboro.
(a)
In cases where permanent control facilities are owned by an
entity, it shall be the responsibility of that entity to maintain
control facilities (e.g., homeowners' association). In such cases
a legally binding agreement between the owner and the Borough of Wellsboro
shall be made providing for maintenance of all permanent erosion control
facilities, including the inspection by the Borough of Wellsboro.
[Ord. 599, 7/10/2000, § 507]
1.
Blocks and lots shall be graded to provide proper drainage away from
buildings and to prevent the collection of stormwater in pools. Minimum
2% slopes away from structures shall be required.
2.
Lot grading shall be of such design as to carry surface waters to
the nearest practical street, storm drain or natural watercourse.
Where drainage swales are used to deliver surface waters away from
buildings, their grade shall not be less than 1% nor more than 4%.
The swales shall be sodded, planted or lined as required. A grading
and draining plan shall be required for all subdivisions and land
developments, except minor subdivision.
3.
No final grading shall be permitted with a cut face steeper in slope
than two horizontal to one vertical except under one or more of the
following conditions:
A.
The material in which the excavation is made is sufficiently stable
to sustain a slope of steeper than two horizontal to one vertical,
and a written statement of a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, to that effect
is submitted to the Borough of Wellsboro Engineer and approved by
him. The statement shall state that the site has been inspected and
that the deviation from the slope specified hereinbefore will not
result in injury to persons or damage to property.
B.
A concrete or stone masonry wall constructed according to sound engineering
standards for which plans are submitted to the Borough of Wellsboro
Engineer for review and approval is provided.
4.
No final grading shall be permitted which creates any exposed surface
steeper in slope than two horizontal to one vertical except under
one or more of the following conditions:
A.
The fill is located so that settlement, sliding or erosion will not
result in property damage or be hazardous to adjoining property, streets,
alley or building.
B.
A written statement from a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, certifying that
he has inspected the site and that the proposed deviation from the
slope specified above will not endanger any property or result in
property damage is submitted to and approved by the Borough of Wellsboro
Engineer.
C.
A wall is constructed to support the face of the fill.
5.
The top or bottom edge of slopes shall be a minimum of three feet
from property or right-of-way lines of street or alleys in order to
permit the normal rounding of the edge without encroaching on the
abutting property. All property lines where walls or slopes are steeper
than one horizontal to one vertical and five feet or more in height
shall be protected by a protective fence no less than three feet in
height approved by the Borough of Wellsboro Engineer.
6.
All lots must be kept free of any debris or nuisances whatsoever.
[Ord. 599, 7/10/2000, § 508]
1.
The length, width, shape and design of blocks shall be determined
with due regard to the provision of adequate sites for buildings of
the type proposed, to the land use and/or zoning requirements of the
Borough of Wellsboro, the topography of the land being subdivided
and the requirements for safe and convenient vehicular and pedestrian
circulation.
2.
Unless the topography of the land being subdivided or the existing
pattern of development in the immediately adjacent area shall be otherwise
than herein required, the following minimum standards for the design
and size of blocks and lots shall prevail:
A.
Blocks shall not exceed 1,600 feet in length nor be less than 500
feet in length.
B.
Residential blocks shall generally be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots bordering an
arterial or collector street are used or, where due to the contour
of the land, or the necessary layout of the subdivision, there is
sufficient depth between intersecting streets for such two-tier design.
C.
Crosswalks or interior pedestrian walks shall be required in blocks
exceeding 1,000 feet in length to provide for pedestrian circulation
or access to community facilities. Such walks shall be paved for width
of not less than four feet, shall be located in easements not less
than 10 feet in width and shall, insofar as possible, be located in
the center of any such block.
D.
Blocks for commercial and industrial areas may vary from the elements
of design contained in this section if the nature of the use requires
other treatment. In such cases, off-street parking for employees and
customers shall be provided along with safe and convenient limited
access to the street system. Space for off-street loading shall also
be provided with limited access to the street system. Extension of
streets, railroad access right-of-way and utilities shall be provided
as necessary.
E.
Lot lines intersection street lines shall be substantially at right
angles or radial to street lines.
F.
Lots shall, in general, front on a street which has already been
dedicated to the Borough of Wellsboro or which the subdivider or developer
proposes to dedicate to the Borough of Wellsboro in connection with
approval of the final plan. In commercial or industrial subdivisions
or land developments where access is proposed to be provided by private
streets within the subdivision or land development, this requirement
may be waived by the Borough Council of the Borough of Wellsboro.
G.
The Borough of Wellsboro shall assign house numbers to each lot within
a subdivision.
H.
Minimum lot sizes shall be in accordance with the Borough of Wellsboro
Zoning Ordinance.
I.
Remnants of land, smaller than required for a lot, shall not be permitted
within any subdivision. Such remnants shall be incorporated in existing
or proposed lots, or dedicated to public use of acceptable to the
Borough Council of the Borough of Wellsboro.
J.
Double frontage lots are prohibited
except in accordance with Subsection 2B, above.
[Ord. 599, 7/10/2000, § 509]
1.
It is the policy of the Borough of Wellsboro that all subdivided
lands shall have immediate access to a public street. Because of unique
property configuration and location, the Borough of Wellsboro recognized
the need for limited exceptions to the foregoing general policy.
2.
No subdivision will be approved on a private street or road if more
than two lots already front on such street or road or if after subdivision
more than two lots will front on such private street or road.
[Ord. 599, 7/10/2000, § 510]
1.
In order to promote the highest environmental quality possible, the
degree to which the applicant of a subdivision or land development
plan has preserved existing salient natural features and land forms
intrinsic to the site shall be assessed. Terms of approval of a plat
may be subject to the manner in which the layout or design of the
plan has preserved existing natural features such as, but not limited
to, trees, wooded areas and watercourse.
2.
Open Space. Where the applicant is offering for dedication, or is
required by ordinance to establish a reservation of open space or
preserve an area of scenic or historic importance, a "limit of work,"
which will confine excavation, earth moving procedures and other changes
to the landscape, may be required to ensure preservation and prevent
despoliation of the character of the area in open space.
3.
Tree Preservation. Whenever possible, trees shall not be removed
unless they are located within the proposed street right-of-way, within
the proposed building area or within utility locations and equipment
access areas In areas where trees are retained, the original grade
level shall be maintained, if possible, so as not to disturb the trees.
4.
Topsoil Preservation. All of the topsoil from areas where cuts and
fills have been made should be stockpiled and redistributed uniformly
after grading. All areas of the site shall be stabilized by seeding
or planting on slopes of less than 10% and shall be stabilized by
sodding on slopes 10% or more and planted in ground cover on slopes
20% or greater.
5.
Landscaping. For all multifamily, apartment, office, commercial and
industrial subdivisions or land developments, a Landscaping plan shall
be provided and shall include sufficient plantings for the required
open space, planting strips, screenings, formal gardens, shade trees
and natural bathers.
6.
Buffer Planting Requirements. Buffer yard requirements should be
as specified in the Borough of Wellsboro Zoning Ordinance.
7.
Preserved Landscaping. When there is a conscientious effort to preserve
the existing natural integrity and character of a site and where such
preservation effectuates areas of woodland and trees comparable to
required planting improvements, i.e., landscaping and buffer screening,
the plan may be received in lieu of additional landscaping requirements.
8.
Trees. The developer shall seed the planting strip between the curb
and sidewalk, if either or both are required. Street trees of a caliper
not less than 1 1/4 inches shall be provided and planted 40 feet
to 60 feet apart. The type and spacing of the trees shall be approved
by the Shade Tree Commission and the Borough Council of the Borough
of Wellsboro. The required trees shall be planted between the sidewalk
and the building line and shall be a minimum of five feet from the
sidewalk.
9.
Watercourse Protection. Where a subdivision or land development is traversed by a natural watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage. Such easement shall be in addition to the open space required by Subsection 2, above.
[Ord. 599, 7/10/2000, § 511]
1.
It is the policy of the Borough of Wellsboro to provide municipal
open spaces for all of the residents of the Borough of Wellsboro.
Developers causing increase in population by new residences must share
in the cost of providing new municipal open spaces.
2.
Each developer may be required to provide in its sketch, preliminary
and final plan appropriate municipal open spaces of 10% to 20% of
the area of the subdivision. Ownership of such open space shall be
retained by the developer unless the Borough of Wellsboro specifically
agrees to accept ownership.
[Ord. 599, 7/10/2000, § 512]
1.
General Purpose.
A.
The Borough Council of the Borough of Wellsboro finds that the minimization
of erosion and control of sedimentation in connection with land development
and subdivision are in the public interest, affecting public health,
safety and welfare, and, therefore, those regulations governing erosion
control and sedimentation control are necessary for the Borough of
Wellsboro.
B.
No changes shall be made in the contour of the land, no grading,
excavating, removal or destruction to the topsoil, trees or other
vegetative cover of the land shall be commenced until such time that
a plan for minimizing erosion and sedimentation has been processed
with and reviewed by the Borough of Wellsboro Engineer and/or Tioga
County Soil and Water Conservation District, or there has been a determination
by the above entities that such plans are not necessary.
C.
No subdivision or land development plan shall be approved unless:
(1)
There has been an erosion and sedimentation control plan approved
by the Borough Council of the Borough of Wellsboro that provides for
minimizing erosion and sedimentation consistent with this section,
and an improvement bond or other acceptable securities are deposited
with the Borough of Wellsboro in the form of an escrow guarantee which
will ensure installation and completion of the required improvements.
(2)
There has been a determination by the Borough Council of the
Borough of Wellsboro that a plan for minimizing erosion and sedimentation
is not necessary.
D.
Where not specified in this chapter, measures used to control erosion
and reduce sedimentation shall as a minimum meet the standards and
specifications of the Tioga County Soil and Water Conservation District.
The Borough of Wellsboro Engineer, or other official as designated,
shall ensure compliance with the appropriate specifications, copies
of which are available from the Soil and Water Conservation District.
2.
Performance Principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
A.
Stripping of vegetation, regrading or other development shall be
done in such a way that will prevent all but minor erosion.
B.
Development plans shall preserve alien natural features, keep cut-fill
operations to a minimum and ensure conformity with topography so as
to create the least erosion potential and adequately handle the volume
and velocity of surface water runoff.
C.
Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
D.
The disturbed area and the duration of exposure shall be kept to
a practical minimum.
E.
Disturbed soils shall be stabilized as quickly as practicable.
F.
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
G.
The permanent final vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
H.
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 will
be structurally retarded.
I.
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basin, silt
traps or similar measures.
3.
Grading for Erosion and Other Environmental Controls. In order to
provide suitable sites for building and other uses, improve surface
drainage and control erosion, the following requirements shall be
met:
B.
Provisions shall be made to prevent surface water from damaging the
cut face of excavations or the sloping surfaces of fills, by installation
of temporary or permanent drainage across or above these areas.
C.
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
D.
Fills placed adjacent to watercourses shall have suitable protection
against erosion during periods of flooding.
E.
During grading operations, necessary measures for dust control will
be exercised.
F.
Grading equipment will not be allowed to enter into flowing streams.
Provisions will be made for the installation of temporary or permanent
culverts or bridges.
4.
Responsibility.
A.
Whenever sedimentation damage is caused by stripping vegetation,
grading or other development, it shall be the collective responsibility
of the land developer and subdivider and of the contractor, person,
corporation and other entity causing such sedimentation to remove
it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense as quickly as possible.
B.
Maintenance of all erosion and sedimentation control facilities during
the construction and development period is the responsibility of the
land developer or subdivider.
C.
It is the responsibility of any developer or subdivider and any person,
corporation or other entity doing any act on or across a communal
stream, watercourse or swale, or upon the floodplain or right-of-way,
to maintain as nearly as possible in its present state the stream,
watercourse, swale, floodplain or right-of-way during the pendency
of the activity to return it to its original or equal condition after
such activity is completed.
D.
The subdivider or land developer shall provide and install, at his
expense, in accordance with the Borough of Wellsboro requirements,
all drainage and erosion control improvements (temporary or permanent)
shown on the erosion and sediment control plan.
5.
6.
Stream Channel Construction. Stream channel construction on watersheds
with drainage areas in excess of 1/2 square mile, or in those cases
where downstream hazards exist, will conform to criteria established
by the Pennsylvania Department of Environmental Protection.
[Ord. 599, 7/10/2000, § 513]
1.
Purpose. The specific purposes of these special provisions are:
A.
To regulate the subdivision or development of land within any designated
floodplain area in order to promote the general health, welfare and
safety of the community.
B.
To require that each subdivision lot in flood prone areas be provided
with a safe building site with adequate access; and, that public facilities
which serve such uses be designed and installed to preclude flood
damage at the time of initial construction.
C.
To prevent individuals from buying lands which are unsuitable for
use because of flooding by prohibiting the improper subdivision or
development of unprotected lands within the designated floodplain
districts.
2.
Abrogation and Greater Restrictions. To the extent that this section
imposes greater requirements or more complete disclosure than any
other provision of this chapter, in any respect, or to the extent
that the provisions of this section are more restrictive than other
provisions, it shall control such other provisions of this chapter.
3.
Disclaimer of Borough Liability. The grant of a permit or approval
of a plan for any proposed subdivision or land development to be located
within any designated floodplain area shall not constitute a representation,
guarantee or warranty of any kind by the Borough of Wellsboro or by
any official or employee thereof of the practicability or safety of
the proposed use and shall create no liability upon the Borough of
Wellsboro, its officials, employees or agents.
4.
Application Procedures and Requirements.
A.
Preapplication Procedures.
(1)
Prior to the preparation of any plans, it is suggested that
prospective developers consult with the Department of Environmental
Protection concerning soil suitability when onsite sewage disposal
facilities are proposed.
(2)
Prospective developers shall consult the County Conservation
District representative concerning erosion and sediment control and
the effect of geologic conditions on the proposed development. At
the same time, a determination should be made as to whether or not
any flood hazards either exist or will be created as a result of the
subdivision or development.
B.
Preliminary Plan Requirements. The following information shall be
required as part of the preliminary plan and shall be prepared by
a registered engineer or surveyor:
(1)
Name of engineer, surveyor or other qualified person responsible
for providing the information required in this section.
(2)
A map showing the location of the proposed subdivision or land
development with respect to any designated floodplain area including
information on, but not limited to, the one-hundred-year flood elevations,
boundaries of the floodplain area or areas, proposed lots and sites,
fills, flood or erosion protective facilities and areas subject to
special deed restrictions.
(3)
Where the subdivision or land development lies partially or
completely within any designated floodplain area, or where the subdivision
of land development borders on a floodplain area, the preliminary
plan map shall include detailed information giving the location and
elevation of proposed roads, public utilities and building sites.
All such maps shall also show contours at intervals of five feet and
shall identify accurately the boundaries of the floodplain areas.
(4)
Such other information as is required by this chapter.
C.
Final Plan Requirements. The following information shall be required
as part of the final plan and shall be prepared by a registered engineer
or surveyor:
(1)
All information required for the submission of the preliminary
plan incorporating any changes requested by the Borough Council of
the Borough of Wellsboro.
(2)
A map showing the exact location and elevation of all proposed
buildings, structures, roads and public utilities to be constructed
within any designated floodplain area. All such maps shall show contours
at intervals of five feet within the floodplain area and shall identify
accurately the boundaries of the floodprone areas.
(3)
Submission of the final plan shall also be accompanied by all
required permits and related documentation from the Department of
Environmental Protection and any other commonwealth agency or local
municipality where any alteration or relocation of a stream or watercourse
is proposed. In addition, documentation shall be submitted indicating
that all affected adjacent municipalities have been notified in advance
of the proposed alteration or relocation. The Department of Community
and Economic Development and the Federal Insurance Administration
shall also be notified in advance of any such proposed activity and
proof of such notification shall be submitted in advance of the Planning
Commission meeting at which such plan is to be considered.
5.
Design Standards and Improvements in Designated Floodplain Areas.
A.
General.
(1)
Where not prohibited by this or any other laws or ordinances,
land located in any designated floodplain area may be platted for
development with the provision that the developer construct all buildings
and structures to preclude flood damage in accordance with this and
any other laws and ordinances regulating such development.
(2)
No subdivision or land development, or part thereof, shall be
approved if the proposed development or improvements will individually
or collectively increase the one-hundred-year flood elevation more
than one foot at any point.
(3)
Building sites for residences or any other type of dwelling
or accommodation shall not be permitted in any floodway area. Sites
for these uses may be permitted outside the floodway area in a floodplain
area if the lowest floor (including basement) is elevated to the regulatory
flood elevation. If fill is used to raise the elevation of a site,
the fill shall extend laterally for a distance of at least 15 feet
beyond the limits of the proposed structures and access shall meet
the requirements of Subsection 5C, herein below.
(4)
Building sites for structures or buildings other than for residential uses shall not be permitted in any floodway area. Sites for such structures or buildings outside the floodway in a floodplain area shall be protected as provided for in Subsection 5A(3), above. However, the Borough Council of the Borough of Wellsboro may allow the subdivision or development of areas or sites for commercial and industrial uses at an elevation below the regulatory flood elevation if the developer otherwise protects the area to that height or assures that the buildings or structures will be floodproofed to the regulatory flood elevation.
(5)
If the Wellsboro Borough Council determines that only a part
of the proposed plat can be safely developed, it shall limit development
to that part and shall require that development proceed consistent
with this determination.
(6)
When a developer does not intend to develop the plat himself
and the Wellsboro Borough Council determines that additional controls
are required to insure safe development, they may require the developer
to improve appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded plat.
B.
Drainage Facilities.
(1)
Storm drainage facilities shall be designed to convey the flow
of surface waters without damage to persons or property. The system
shall insure drainage at all points along streets and provide positive
drainage away from buildings and on-site waste disposal sites.
(2)
Plans shall be subject to the approval of the Wellsboro Borough
Council. The Borough Council may require a primary underground system
to accommodate frequent floods and a secondary surface system to accommodate
larger, less frequent floods. Drainage plans shall be consistent with
local, county and regional drainage plans. The facilities shall be
designed to prevent the discharge of excess runoff onto adjacent properties.
C.
Streets and Driveways. The finished elevation of proposed streets
and driveways shall not be more than one foot below the regulatory
flood elevation. Profiles and elevations of streets and driveways
to determine compliance with this requirement and as required by other
provisions of this chapter shall be submitted with the final plan.
Drainage openings shall be sufficient to discharge flood flows without
unduly increasing flood heights.
D.
Sewer Facilities. All sanitary sewer systems located in any designated
floodplain area, whether public or private, shall be floodproofed
up to the regulatory flood elevation.
E.
Water Facilities. All water systems located in any designated floodplain
area, whether public or private, shall be floodproofed up to the regulatory
flood elevation.
F.
Other Utilities and Facilities. All other public or private utilities
and facilities, including gas and electric, shall be elevated or floodproofed
up to the regulatory flood elevation.
