[Ord. No. 2002-196, 9/30/2002]
1. Monuments and markers must be placed so that the scored or marked
point coincides exactly with the point of intersection of the lines
being monumented. They must be set so that the top of the monument
or marker is level with the finished grade of the surrounding ground.
A. Monuments. Monuments shall be set:
(1)
At the intersection of lines forming angles in the tract boundaries
of the development at all by corners.
B. Corner Markers. Corner markers are required on all lot corners other
than those requiring monuments, including:
(1)
The intersections of all right-of-way lines.
(2)
At such intermediate points as may be required by the Borough
Engineer.
C. Removal. Any monuments or markers that are removed must be replaced
by a registered engineer or surveyor at the expense of the person
moving them.
[Ord. No. 2002-196, 9/30/2002]
1. Streets shall be graded to street profile grades and cross sections
as established on and presented with the preliminary plats and as
approved by the Borough Council. Street cross sections shall be in
accordance with standards and specifications established by the Borough.
2. Land within a street right-of-way, beyond the curb or edge of pavement,
shall be graded to the full width of the street right-of-way and slopes
shall be of a minimum of two feet of horizontal measurement to one
foot vertical measurement in the case of cuts and a minimum of three
feet of horizontal measurement to one foot of vertical measurement
in the case of fills.
3. Subgrade of streets shall be brought to the proper grade and contour,
and shall be rolled, and cross rolled using compaction equipment meeting
the requirements of Form 408 or an acceptable alternative. Compaction
of the subgrade shall also meet the density requirements of Form 408
or an acceptable alternative. Where subgrades displaying pronounced
elasticity or deformation under rolling equipment is found and stability
cannot be obtained, the unsuitable material shall be removed and replaced
until the subgrade is suitability stabilized.
4. No base course shall be placed until the street subgrade has been inspected and approved by the Borough Engineer. Said inspections shall be paid for as specified in Part
8 of this chapter.
[Ord. No. 2002-196, 9/30/2002]
1. Streets must be surfaced to the grades and dimensions drawn on the
plans, profiles and cross sections submitted by the developer and
approved by the Borough. Before paving the street surface, the developer
must install the required utilities and provide, where necessary,
adequate stormwater drainage for the streets, as acceptable to the
Borough. All streets shall be lined or striped to include appropriate
center line striping, berm striping, crosswalk striping and stop-line-designation
striping. Such striping shall conform to existing Pennsylvania Department
of Transportation and Borough specifications then in effect. All streets
shall conform to the following specifications except where modified
on a case-by-case basis because of the intensity, nature, size and
location of the development.
A. Minor Streets and Collector Streets. On a properly rolled and crowned
subgrade, there shall be constructed an eight-inch, when compacted,
waterbound stone base course conforming to all existing Pennsylvania
Department of Transportation specifications then in effect. On the
base course shall be placed a three-inch binder using No. 2 stone
placed through the use of a paving machine followed by the application
of a two-inch wearing course conforming to the then existing standards
of the Pennsylvania Department of Transportation. Concrete may be
substituted upon prior approval of the Borough.
B. Arterial Streets.
(1)
For the construction of arterial roads or highways, the developer
shall consult with and be governed by the Pennsylvania Department
of Transportation for the method of construction to be used.
(2)
The Council shall decide if a collector or arterial street is
required as a direct result of the construction of the subdivision
or land development, in which case the subdivider or developer is
responsible for paving the additional width required.
(3)
Berms. All berms required under the terms of this chapter, or
at the direction of the Council, shall be properly graded, placed
and rolled stone three inches in depth.
(4)
Private Streets. All private streets shall be constructed in accordance with this section, or bonded in accordance with §
22-518 of this chapter prior to approval of the final plan.
(5)
Street Lights. Depending on location, traffic pattern, pedestrian
usage and other relevant factors, the Council may require placement
of streetlights at each corner of every intersection.
(6)
Street Signs. Street name signs shall be placed at one corner
of every intersection. The design must be according to Borough specifications.
(7)
Street Trees. The Planning Commission or Council may require
planting of shade trees to conform to the following specifications:
(a)
The trees shall be located between the sidewalk and building
setback line and at least five feet from the sidewalk. Trees shall
be planted between the sidewalk and curb only if the curb and the
sidewalk are at least 10 feet apart.
(b)
Each tree shall be at least eight feet in height and have a
diameter of at least 1 1/2 inches.
(8)
Pipe Underdrain and Pavement Base Drain. Pipe underdrains and pavement base drains, as deemed necessary by the Borough, and as per the specifications of §
22-605 of this chapter. Unless the developer proves to the satisfaction of the Borough Council that pipe underdrains and/or pavement base drains are not necessary, the same shall be provided on the upper side of all streets. The specifications for such pipe underdrains and pavement base drains are found in Appendix "A".
[Ord. No. 2002-196, 9/30/2002]
Depending upon location, traffic pattern(s), projected traffic
volume(s), pedestrian usage and other relevant factors, the Planning
Commission or Council may require the placement of mechanical or automatic
traffic control devices at proposed intersections within the subdivision
and/or at intersections of proposed subdivision streets and other
Borough streets or, with the approval of the Pennsylvania Department
of Transportation, at intersections of proposed subdivision streets
and state-controlled streets.
[Ord. No. 2002-196, 9/30/2002]
1. In areas where springs, poor soil drainage conditions, wet-weather
springs or where conditions exist that underground drainage is necessary
to properly protect the proposed street pavement, there shall be constructed
pipe underdrain, stone underdrain or subgrade drains according to
current Pennsylvania Department of Transportation specifications,
subject to approval of drawings by the Borough Engineer.
2. If during construction unknown poor drainage conditions are encountered
by the owner, he/she shall notify the Borough Engineer and correct
such conditions encountered at the direction of the Borough Engineer
to his complete satisfaction.
3. Permanent pipe underdrain of a size, depth, width and slope as determined
by the Borough Engineer shall be installed on the upper or high side,
and all cut areas where they are required or necessary to prevent
the infiltration of water under the paved roadway.
[Ord. No. 2002-196, 9/30/2002]
1. In any proposed subdivision or land development with an average lot
size or area per dwelling unit of 15,000 square feet, or less, or
where any subdivision is immediately adjacent to or within 1,000 feet
of any existing or recorded subdivision having curbs, curbs shall
be installed on each side of the street, unless the developer can
establish specific facts which obviate the need for curbs in the particular
development or subdivision.
2. Curbs shall be required along any existing or proposed street regardless
of lot size where curbs are necessary to control the flow of surface
water and regulate traffic, and/or where lot widths are 80 feet or
less. In no case will curbs be excused where a hazard or safety factor
shall be created by the elimination of the curbing requirement.
3. Curbs shall be provided in all streets and parking compounds located
within multifamily development projects.
4. In areas where curbing is not required, berm and suitable gutters
shall be installed to avoid erosion.
5. All curbs shall be designed and constructed of portland cement concrete
as per current standards of the Pennsylvania Department of Transportation,
or bituminous concrete (as per Appendix "A", Standards for Bituminous
Curbing).
[Ord. No. 2002-196, 9/30/2002; as amended by Ord. No.
2023-282, 3/7/2023]
1. In any proposed subdivision or land development in the B-1 and B-2
Districts, sidewalks shall be on a side of the street in those districts
in accordance with the Borough's specifications, unless the developer
can establish specific facts which obviate the need for sidewalks
in the particular development or subdivision.
2. Sidewalks shall be within the right-of-way of the street and shall
extend in width from the right-of-way line toward the curbline.
3. Sidewalks must be at least four feet wide. In the vicinity of shopping
centers, schools, recreation areas and other such facilities, sidewalks
must be at least five feet wide and located within the street right-of-way.
4. Sidewalks shall be constructed according to Pennsylvania Department
of Transportation standards.
[Ord. No. 2002-196, 9/30/2002]
1. The base course shall be constructed to lines, grades and cross sections,
as approved, with all materials used and all construction requirements
performed in conformity with the latest edition of the Pennsylvania
Department of Transportation Form 408 and consist of a subbase course
and a bituminous concrete base course as follows:
A. A crushed aggregate subbase course with a compacted thickness of
not less than eight inches in depth, all in accordance with Section
350, "Subbase," of Form 408.
B. A bituminous concrete base course with a compacted thickness of not
less than three inches in depth, all in accordance with Section 305,
"Bituminous Concrete Base Course," of Form 408, shall be constructed
on the subbase course.
C. A bituminous seal course using FJ-1 bituminous material with a compacted
depth of 1/2 inch, all in accordance with Pennsylvania Department
of Transportation Form 408, current edition, Section 422, "Bituminous
Wearing Course FJ-1," shall be installed on the bituminous concrete
base course for use during construction phase of development.
2. The base course shall be installed and constructed in accordance
with standards and specifications established by the Borough.
[Ord. No. 2002-196, 9/30/2002]
1. The pavement wearing course shall not be installed until 90% of the
dwellings in the approved subdivision or land development are completed
or until all parking areas have been improved with a base course in
a land development, and construction equipment is not using the street
or access drive. All damaged base and subbase shall be removed and
replaced with clean material, stabilized and repaired as required
by the Borough and as directed by the Borough Engineer. Any undamaged,
stabilized, but uneven base course shall be leveled with a bituminous
leveling course. All repairs shall be completed and approved by the
Borough Engineer prior to the placement of the final wearing course.
2. The pavement wearing course shall be constructed to lines, grades
and cross sections, as approved, with all materials used and all construction
requirements performed in conformity with the latest editions of the
Pennsylvania Department of Transportation Form 408 as follows:
A. A bituminous wearing course (ID-2) with a compacted thickness of
not less than one inch and two inches in depth, all in accordance
with the latest edition of the Pennsylvania Department of Transportation,
Section 420, of Form 408, shall be constructed on the bituminous concrete
base course.
3. The pavement wearing course shall be installed and constructed in
accordance with standards and specifications established by the Borough.
[Ord. No. 2002-196, 9/30/2002]
1. Street name signs shall be installed at each street intersection
in accordance to type of materials, design and standards established
by the Borough Council prior to the occupancy of any dwellings.
2. A traffic control signage plan and supporting documentation shall
be submitted for approval and shall be installed prior to occupancy
of any dwellings.
3. All traffic control, no parking and speed limit signs shall meet
PennDOT standards and locations for such signs or, where applicable,
shall be determined by the Borough Council.
[Ord. No. 2002-196, 9/30/2002]
1. Private and On-Site Sewer Systems.
A. All properties shall be connected to a public sanitary sewer system
if possible.
B. Where a public sanitary sewer system is not accessible but is proposed
for extension within five years to the development or exists to within
1,000 feet of the development, the developer shall install sewer lines,
including lateral connections, to provide adequate service to each
lot when connection with the public system is made. The sewer lines
shall be capped at the street right-of-way line. When capped sewers
are provided, on-site disposal facilities shall also be provided.
A public sanitary sewer shall be deemed to have been proposed if the
Council, a sewage authority, the Pennsylvania Department of Environmental
Protection or other similar body working in conjunction with the Borough
has considered providing such service to the location in light of
the sewer needs of the area. No binding agreements or actual funding
applications shall be deemed to have been proposed if the Council
has not considered providing service to the area prior to the developer's
application.
C. If no public system is either proposed within five years or exists
within 1,000 feet of the development, the Council may require that
a study be prepared to determine the feasibility of constructing a
separate private system or treatment facility, or connecting to an
existing private system over 1,000 feet away.
D. Upon completion of any sanitary sewer system installation, the plan
for the system as built shall be filed with the Borough and the appropriate
sewage authority.
E. Where none of the above alternatives is possible or feasible, an
individual, approved sewage disposal system shall be provided for
each lot at the time improvements are erected or installed thereon.
All such individual sewage disposal systems shall be constructed in
accordance with the Pennsylvania Department of Environmental Protection
regulations.
2. Private and On-Site Water Systems.
A. All subdivisions or land developments shall provide a reliable, safe
and adequate water supply to support the intended uses of the development
within the capacity of available resources. Where a water main supply
system is within 1,000 feet of, or where plans exist for the installation
of, public water facilities, the developer shall provide the development
with a complete water supply system to be connected to the existing
or proposed water main supply system in accordance with the applicable
specifications of the Municipal Authority of Westmoreland County.
B. If connection to a public water supply system is not possible, a
report on the feasibility of constructing a private water supply system
may be required by the Council and a report shall be submitted setting
forth the findings.
C. The plans for installation of a private water supply system shall
be prepared by the land developer and approved by the Pennsylvania
Department of Environmental Protection. Upon completion of any water
supply system, the plan for the system as built shall be filed with
the Borough and Municipal Authority.
D. Where none of the above alternatives is possible or feasible, an
individual water supply system shall be installed.
(1)
The water supply yield shall be adequate for the type of development
proposed as certified by a registered engineer.
(2)
The installation of such systems shall not endanger or decrease
groundwater supplies of adjacent properties.
(3)
Any such individual system shall meet any applicable Pennsylvania
Department of Environmental Protection regulations.
[Ord. No. 2002-196, 9/30/2002]
1. Fire hydrants shall be provided as an integral part of any public
water supply system.
A. Fire hydrants shall be installed if their water supply source is
capable to serve them in accordance with the requirements of the Municipal
Authority of Westmoreland County.
B. Fire hydrants shall be placed at intervals of not more than 600 feet
or as specified by the Middle Association of Fire Underwriters.
[Ord. No. 2002-196, 9/30/2002]
1. The source of floodplain delineation shall be the Flood Insurance
Study (FIS) for the Borough of New Stanton, Westmoreland County, Pennsylvania,
as prepared by the United States Department of Housing and Urban Development,
Federal Flood Insurance Administration (FIA), as shown on a map entitled
"Flood Boundary and Floodway Map"; said map is hereby incorporated
as a part of this chapter.
2. All floodplain regulations as apply to and are set forth in Chapter
27, Zoning, or other ordinances of the Borough are hereby adopted by reference as if fully set forth at length herein.
3. Whenever a floodplain is located within or along a proposed subdivision
or land development, the plan shall include the location of the floodplain
with a conspicuously plain note that the floodplain shall be kept
free of structures, fill and other encroachments.
4. All floodplain lands shall be excluded in the minimum lot area calculations.
Additionally, the floodplain area shall be identified by elevation
or by approximate distance from the center line of the stream channel.
Floodplain lines need not be identified by distances and bearings.
5. No subdivision or land development, or part thereof, shall be approved
if the proposed development and/or improvements will, individually
or collectively, increase the 100-year flood elevation more than one
foot at any point.
6. If it is determined that only a part of a proposed subdivision or
land development can be safely developed, the Planning Commission
or Council shall limit development to that part and shall require
that development proceed consistent with this determination, or in
the absence of agreement by the developer with such determination,
the subdivision or land development shall be denied approval.
[Ord. No. 2002-196, 9/30/2002]
Electric, telephone and all other utility facilities shall be
installed underground. The developer shall be required to obtain proof
from the appropriate utility company confirming that the developer
has entered into an agreement to provide for an underground electric
and telephone system.
[Ord. No. 2002-196, 9/30/2002]
1. Purpose. These regulations are designed to achieve the following
general purposes and objectives:
A. To manage and control stormwater runoff resulting from land alteration
and disturbance activities in accordance with the watershed stormwater
management plans adopted pursuant to the Pennsylvania Storm Water
Management Act (Act 167 of 1978, as amended).
B. To utilize and preserve the desirable existing natural drainage systems
and to preserve the flood-carrying capacity of streams.
C. To encourage natural infiltration of rainfall to preserve groundwater
supplies and stream flows.
D. To provide for adequate maintenance of all permanent stormwater management
structures in the Borough.
2. Applicability. The provisions of this section shall apply to all
subdivisions and land development activity within New Stanton Borough.
3. Liability Disclaimer. Neither the granting of any approval under
the stormwater management provisions of this chapter, nor the compliance
with the provisions of this section, or with any condition imposed
by a Borough official hereunder shall relieve any person from any
responsibility for damage to persons or property resulting therefrom,
or as otherwise imposed by law, nor impose any liability upon the
Borough for damages to persons or property.
A. The granting of a permit which includes any stormwater management
facilities shall not constitute a representation, guarantee or warranty
of any kind by the Borough, or by an official or employee thereof,
of the practicability or safety of any structures, use or other plan
proposed, and shall create no liability upon or cause of action against
such public body, official or employee for any damage that may result
pursuant thereto.
4. General Standards.
A. The following provisions shall be considered the overriding performance
standards against which all proposed stormwater control measures shall
be evaluated and shall apply throughout the Borough of New Stanton.
(1)
Any landowner and any person engaged in the alteration or development
of land which may affect stormwater runoff characteristics shall implement
such measures as are reasonably necessary to prevent injury to health,
safety or other property. Such measures shall include such actions
as are required:
(a)
To assure that the maximum rate of stormwater runoff is no greater
after development than the release rate percentage provided in this
chapter; or
(b)
To manage the quantity, velocity and direction of resulting
stormwater runoff in a manner which otherwise adequately protects
health and property from possible injury and does not exceed the release
rate percentage provided in this chapter.
B. The stormwater management plan for the development site must consider
all the stormwater runoff flowing over the site.
C. No discharge of toxic materials shall be permitted into any stormwater
management system.
5. Watershed Standards. Sewickley Creek Stormwater Management District.
A. The stormwater performance standards in this Part are intended to
implement the provisions, standards and criteria contained in the
Pennsylvania Storm Water Management Act. If there is any discrepancy between the provisions of
this Part and the provisions, standards and criteria of the Act, or
if the stormwater management plan is subsequently approved and adopted
by the appropriate governmental agency or body, then the provisions,
standards and criteria of the current watershed plan shall govern.
B. Storm Frequencies. Stormwater management facilities on all development
sites shall control the peak stormwater discharge for the two-, ten-,
twenty-five- and 100-year storm frequencies. The SCS twenty-four-hour,
Type II rainfall distribution shall be used for analyzing stormwater
runoff for both predevelopment and post-development conditions. The
twenty-four-hour total rainfall for these storm frequencies in the
watershed are:
Storm Frequency
|
Rainfall Depth
(inches)
|
---|
2-year
|
2.7
|
10-year
|
4.0
|
25-year
|
4.6
|
100-year
|
5.4
|
(For additional information or data on other storm return periods,
consult the "Erosion and Sediment Pollution Control Program Manual,"
produced by Pennsylvania Department of Environmental Protection, Division
of Waterways, Wetland and Erosion Control, Harrisburg, March 2000).
|
C. Calculation Methods.
(1)
Development Sites. For the purpose of computing peak flow rates
and runoff hydrographs from development sites, calculations shall
be performed using one of the following: SCS publications, Technical
Release (TR) 55 or 20, HEC I, or Penn State Runoff Model.
(2)
Stormwater Collection/Conveyance Facilities. For the purposes
of designing storm sewers, open swales and other stormwater runoff
collection and conveyance facilities, any of the above listed calculation
methods or the Rational Method may be used. Rainfall intensities for
design should be obtained from the Pennsylvania Department of Transportation
rainfall charts.
(3)
Predevelopment Conditions. Predevelopment conditions shall be
assumed to be those which exist on any site at the time of adoption
of the Turtle Creek Stormwater Management Plan. Hydrologic conditions
for all areas with pervious cover (i.e., fields, woods, lawn areas,
pastures, cropland, etc.) shall be assumed to be in "good" condition,
and the lowest recommended SCS runoff curve number (CN) shall be applied
for all pervious land uses within the respective range for each land
use and hydrologic soil group.
(4)
Routing of hydrographs through detention/retention facilities
for the purpose of designing those facilities shall be accomplished
using the Modified-Puls or Storage-Indication Method or recognized
reservoir routing method subject to the approval of the Borough and
Westmoreland County.
D. Release Rate Percentage.
(1)
Definition. The release rate percentage defines the percentage
of the predevelopment peak rate of runoff that can be discharged from
an outfall on the site after development. It applies uniformly to
all land development or alterations which are subject to the provisions
of this Part. The release rate for the Borough shall be 80%.
(2)
Procedure for Use.
(a)
Compute the predevelopment and post-development runoff hydrographs
for each stormwater outfall on the development site using an acceptable
calculation method for the two-, ten-, twenty-five- and 100-year storms.
Apply no on-site detention for stormwater management, but include
any techniques to minimize impervious surfaces and/or increase the
time of concentration for stormwater runoff flowing from the development
site. If the post-development peak runoff rate and the runoff volume
are less than or equal to the predevelopment peak runoff rate and
volume, then additional stormwater control shall not be required at
that outfall. If the post-development peak runoff rate and volume
are greater than the predevelopment peak runoff rate and volume, then
stormwater detention will be required, and the capacity of the detention
facility must be calculated in the manner prescribed below.
(b)
Multiply the release rate percentage by the predevelopment rate
of runoff from the development site to determine the maximum allowable
release rate from any detention facility for the four prescribed storm
events.
(c)
Design the outlet control facilities and size the volume of
the detention facility using the calculated post-development hydrograph
and accepted hydrograph routing procedures in consideration of the
maximum allowable release rate.
E. A no-harm evaluation will not be an acceptable solution to stormwater
runoff created by development in New Stanton.
6. Design Criteria for Stormwater Management Controls. General Criteria:
A. Applicants may select runoff control techniques, or a combination
of techniques, which are most suitable to control stormwater runoff
from the development site. All controls must be subject to approval
of the Borough Engineer. The Borough Engineer may request specific
information on design and/or operating features of the proposed stormwater
controls in order to determine their suitability and adequacy in terms
of the standards of this chapter.
B. The applicant should consider the effect of the proposed stormwater
management techniques on any special soil conditions or geological
hazards which may exist on the development site. In the event such
conditions are identified on the site, the Borough Engineer may require
in-depth studies by a competent geotechnical engineer. Not all stormwater
control methods may be advisable or allowable at a particular development
site.
C. The stormwater management practices to be used in developing a stormwater
management plan for a particular site shall be selected according
to the following order of preference:
(1)
Decreased impervious area coverage.
(2)
Infiltration of runoff on site.
(3)
Flow attenuation by use of open vegetated swales, natural depressions,
porous pavement and concrete lattice block surface.
(4)
Stormwater detention/retention structures, such as ponds, cisterns
and underground reservoirs, rooftop storage or parking lot ponding.
D. Infiltration practices shall be used to the extent practicable to
reduce volume increases and promote groundwater recharge. A combination
of successive practices may be used to achieve the applicable minimum
control requirements. Justification shall be provided by the applicant
for rejecting each of the preferred practices based on actual site
conditions.
7. Criteria for Infiltration Systems.
A. Infiltration systems shall be sized and designed based upon local
soil and groundwater conditions.
B. Infiltration systems shall be designed on the basis of actual percolation
or absorption test results and shall be located at least 10 feet from
basement walls.
C. Infiltration systems shall not be used to handle runoff from commercial
or industrial working or parking areas. This prohibition does not
extend to roof areas which are demonstrated to be suitably protected
from the effects of the commercial/industrial activities.
D. Infiltration systems may not receive runoff until the entire drainage
area to the system has received final stabilization.
E. The stormwater infiltration facility design shall provide an overflow
system with measures to provide a nonerosive velocity of flow along
its length and at the outfall. If the overflow is found to be operating
repeatedly, indicating a failure of the infiltration system, responsibility
for maintenance, repair or replacement remains with the landowner.
8. Criteria for Stormwater Detention Facilities.
A. If detention facilities are utilized for the development site, the
facility(ies) shall be designed such that post-development peak runoff
rates from the developed site are controlled to the 80% release rate
defined in this Part for the two-, ten-, twenty-five- and 100-year
storm frequencies.
B. All detention facilities shall be equipped with outlet structures
to provide discharge control for the four designated storm frequencies.
Provisions shall also be made to safely pass, at minimum, the post-development
100-year-storm runoff without breaching or otherwise damaging (i.e.,
impairing the continued function of) the facilities.
C. Shared-storage facilities which provide detention of runoff for more
than one development site within a single subarea may be considered
and are encouraged. Such facilities shall meet the criteria contained
in this section. In addition, runoff from the development sites involved
shall be conveyed to the facility in a manner that avoids adverse
impacts (such as flooding or erosion) to channels and properties located
between the development site and the shared-storage facilities.
D. Where detention facilities will be utilized, multiple-uses facilities,
such as wetlands, lakes, ball fields or similar recreational/open
space uses are encouraged wherever feasible, subject to the approval
of the Borough and the Pennsylvania Department of Environmental Protections
Chapter 105 regulations.
E. Other considerations which should be incorporated into the design
of the detention facilities include:
(1)
Inflow and outflow structures shall be designed and installed
to prevent erosion. Slope and bottoms of impoundment-type structures
should be protected from soil erosions.
(2)
Control and removal of debris both in the storage structure
and in all inlet or outlet devices shall be a design consideration.
(3)
Inflow and outflow structures, pumping stations, and other structures
shall be designed and protected to minimize safety hazards.
(4)
Access shall be restricted as specified by the provisions for fencing swimming pools as found in Chapter
27, Zoning, and in appropriate instances, such restriction of access shall include fencing at a minimum height of six feet.
(5)
Side slope of storage ponds shall not exceed a ratio of 2.5
to one, horizontal to vertical dimension.
(6)
Landscaping shall be provided for the facility which harmonizes
with the surrounding area.
(7)
Facility shall be located to facilitate maintenance, considering
the frequency and type of equipment that will be required.
9. Criteria for Collection/Conveyance Facilities.
A. All stormwater runoff collection or conveyance facilities, whether
storm sewers or other open or closed channels, shall be designed in
accordance with the following basic standards:
(1)
All sites shall be graded to provide drainage away from and
around the structure in order to prevent any potential flooding damage.
(2)
Lots located on the high side of streets shall extend roof and
french drains to the curbline storm sewer (if applicable) or disbursed
on lawn areas where sewers are not provided. Low side lots shall extend
roof and french drains to stormwater collection/conveyance/control
system or natural watercourse in accordance with the approved stormwater
management plan for the development site.
(3)
Collection/conveyance facilities should not be installed parallel
and close to the top or bottom of a major embankment to avoid the
possibility of failing or causing the embankment to fail.
(4)
All collection/conveyance facilities shall be designed to convey
the twenty-five-year-storm peak flow rate from the contributing drainage
area and to carry it to the nearest suitable outlet, such as a stormwater
control facility, curbed street, storm sewer or natural watercourse.
(5)
Where drainage swales or open channels are used, they shall
be suitably lined to prevent erosion and designed to avoid excessive
velocities.
B. Wherever storm sewers are proposed to be utilized, they shall comply
with the following criteria:
(1)
Where practical, designed to traverse under seeded and planted
areas. If constructed within 10 feet of road paving, walks or other
surfaced areas, drains shall have a narrow trench and maximum compaction
of backfill to prevent settlement of the superimposed surface or development.
Storm sewers shall be located in the right-of-way or in a drainage
easement.
(2)
Preferably installed after excavating and filling in the area
to be traversed is completed, unless the drain is installed in the
original ground with a minimum of three feet cover and/or adequate
protection during the fill construction.
(3)
Designed with cradle when traversing fill areas of indeterminate
stability, with anchor when gradient exceeds 20%, and with encasement
or special backfill requirements when traversing under a paved area.
(4)
Designed to adequately handle the anticipated stormwater flow
and be economical to construct and maintain. The minimum pipe size
shall be 15 inches in diameter.
(5)
Drain pipe, trenching, bedding and backfilling requirements
shall conform to the requirements of the Borough and/or applicable
PennDOT Specifications Form 408.
(6)
All corrugated metal pipe shall be polymer coated, and with
asbestos bonding and paved inverts where prone to erode. Corrugated
polyethylene pipe (PE) is an acceptable substitute. Pipe within a
Borough right-of-way shall be reinforced concrete pipe with a minimum
diameter of 15 inches or approved equal. Minimum grade shall be 0.50%.
(7)
Storm inlets and structures shall be designed to be adequate,
safe, self-cleaning and unobtrusive and consistent with Borough standards.
Inlets may be substituted for manholes when approved by the Borough
Council. Inlets (of size and design specified by the Borough Council)
shall be constructed as required to intercept stormwater runoff along
streets at intervals reasonably related to the extent and grade of
the areas to be drained.
(8)
Appropriate grates conforming to Pennsylvania Department of
Transportation Specifications Form 408 and shall be provided for all
catch basins, stormwater inlets and other entrance appurtenances.
Bicycle-safe grates required applicable.
(9)
Manholes shall be designed so that the top shall be at finished
grade and sloped to conform to the slope of the finished grade. Top
castings of structures located in roads or parking areas shall be
machined or installed to preclude rattling. Manholes shall be spaced
not more than 300 feet apart unless otherwise approved by the Borough
Council. Manholes may be required at all changes in alignment and
at all changes in grade.
(10)
Where proposed sewer connects with an existing storm sewer system,
the applicant shall demonstrate that sufficient capacity exists in
the downstream system to handle the additional flow.
(11)
Storm sewer outfalls shall be equipped with energy-dissipation
devices to prevent erosion and conform with applicable requirements
of the Pennsylvania DEP for stream encroachments (Chapter 105 of Pennsylvania
DEP rules and regulations).
(12)
In the design of storm drainage installations, special consideration
shall be given to the avoidance of problems which may arise from concentration
of stormwater runoff over adjacent properties. The landowner/developer
shall remain responsible for future damage caused to lands of others
by discharges from his development.
(13)
Bridges and culverts shall be designed to support the expected
loads, to carry expected flows, and be constructed the full width
of the right-of-way where deemed necessary by the Borough Council.
10. Erosion and Sedimentation Controls:
A. Erosion/sedimentation plan shall be provided in accordance with the
Pennsylvania Erosion/Sedimentation Regulations (25 Pa. Code Chapter
102) and the standards and guidelines of the Westmoreland County Conservation
District.
B. As a minimum, all erosion and sedimentation submittals shall include
an erosion and sedimentation control plan drawing, an engineer's narrative
describing the plan, a construction implementation schedule, and a
maintenance plan.
C. Proposed erosion/sedimentation measures shall be submitted with the
stormwater management plan as part of the preliminary and final applications.
11. Maintenance of Stormwater Management Controls.
A. Maintenance Responsibilities.
(1)
The stormwater management plan for the development shall contain
an operation and maintenance plan prepared by the applicant and approved
by the Borough Engineer. The operation and maintenance plan shall
outline required routine maintenance actions schedules necessary to
ensure proper operation of the facility(ies).
(2)
The stormwater management plan for the development site shall
establish responsibilities for the continuing operation and maintenance
of all proposed stormwater control facilities, consistent with the
following principals:
(a)
If a development consists of structures or lots which are to
be separately owned and in which streets, sewers and other public
improvements are to be dedicated to the Borough, stormwater control
facilities should also be dedicated to and maintained by the Borough.
(b)
If a development site is to be maintained in single ownership
of if sewers and other public improvements are to be privately owned
and maintained, then the ownership and maintenance of stormwater control
facilities should be the responsibility of the owner or private management
entity.
(c)
The Borough Council, upon recommendation of the Borough Engineer,
shall make the final determination on the continuing maintenance responsibilities
prior to final approval of the stormwater management plan. The Borough
Council reserves the right to accept the ownership and operating responsibility
for any of all of the stormwater management controls.
B. Maintenance Agreement for Privately Owned Stormwater Facilities.
(1)
Prior to final approval of the site's stormwater plan, the property
owner shall sign and record a maintenance agreement covering all stormwater
control facilities which are to be privately owned. The agreement
shall stipulate that:
(a)
The owner shall maintain all facilities in accordance with the
approved maintenance schedule and shall keep all facilities in a safe
and attractive manner.
(b)
The owner shall convey to the Borough easements and or rights-of-way
to assure access for periodic inspections by the Borough and maintenance
if required.
(c)
The owner shall keep on file with the Borough the name, address
and telephone number of the person or company responsible for maintenance
activities; in the event of a change, new information will be submitted
to the Borough within 10 days of the change.
(d)
If the owner fails to maintain the stormwater control facilities
following due notice by the Borough to correct the problem(s), the
Borough may perform the necessary maintenance work or corrective work,
and the owner shall reimburse the Borough for all costs.
(2)
Other items may be included in the agreement where determined
necessary to guarantee the satisfactory maintenance of all facilities.
The maintenance agreement shall be subject to the review and approval
of the Borough Solicitor and the Borough Council and shall be in a
form as may be recorded in the office of the Recorder of Deeds in
Westmoreland County.
12. Borough Stormwater Maintenance Fund.
A. Persons installing stormwater storage facilities shall be required
to pay a specified amount to the Borough Stormwater Maintenance Fund
to help defray costs of periodic inspections and maintenance expenses.
The amount of the deposit shall be determined as follows:
(1)
If the storage facility is to be privately owned and maintained,
the deposit shall cover the cost of periodic inspections performed
by the Borough for a period of 10 years, as estimated by the Borough
Engineer. After that period of time, inspections will be performed
at the expense of the Borough.
(2)
If the storage facility is to be owned and maintained by the
Borough, the deposit shall cover the estimated costs for maintenance
and inspections for 10 years. The Borough Engineer will establish
the estimated costs utilizing information submitted by the applicant.
(3)
The amount of the deposit to the fund shall be converted to
present worth of the annual series values. The Borough Engineer shall
determine the present worth equivalents, which shall be subject to
the approval of the Borough Council.
B. If a storage facility is proposed that also serves as a recreation
facility (e.g., ball field, lake), the Borough may reduce or waive
the amount of the maintenance fund deposit based upon the value of
the land for public recreation purposes.
C. If at some future time a storage facility (whether publicly or privately
owned) is eliminated due to the installation of storm sewers or other
storage facility, the unused portion of the maintenance fund deposit
will be applied to the cost of abandoning the facility and connecting
to the storm sewer system or other facility. Any amount of the deposit
after costs of abandonment are paid will be returned to the depositor.
13. Stormwater Plan Requirements.
A. General Requirements. No final subdivision or land development plan
shall be approved, no permit authorizing construction issued, or any
earthmoving or land disturbance activity initiated until the final
stormwater management plan for the development site is approved in
accordance with the provisions of this section.
B. Exemptions for Neighborhood Scaled Land Developments.
(1)
At the time of application, the Borough shall determine if the
subdivision/land development qualifies as a minor land development
and, therefore, is eligible for a simplified stormwater plan submission.
For the purposes of this Part, a "minor land development" is any subdivision
or land development which results (or will result when fully constructed)
in the creation of 5,000 or less square feet of impervious area and
one acre or less of any land cover change.
(2)
Any subsequent development on the same parcel, or on adjoining
parcels in common ownership, which, when combined with the prior development,
exceeds the 5,000 square feet of impervious area or one acre of land
cover change shall require the new and prior development to comply
with all requirements of this section.
(3)
Applications for minor land developments shall include a plan
which describes the type and location of proposed on-site stormwater
management techniques or the proposed connection to an existing storm
sewer system. The plan should show drainage facilities or structures.
The Borough reserves the right to require that the plan be prepared
by a registered professional engineer, surveyor or landscape architect.
(4)
Nothing in this section shall relieve the developer from the
responsibility of providing adequate stormwater controls to meet the
spirit and intent of this section. Regardless of size, all development
shall provide adequate on-site stormwater controls to protect neighboring
properties from harm, as determined by the Borough.
(5)
The Borough Engineer shall review and approve the proposed provisions
for stormwater management in accordance with the standards and requirements
of this section.
C. Stormwater Plan Contents.
(1)
General Format. The stormwater plan shall be prepared using
the general requirements for plan format contained this Part with
the following additions:
(2)
Existing and Proposed Features. The plan shall show the following:
(a)
Watershed Location. Provide a key map showing all the location
of the development site within the watershed(s) and watershed subarea(s).
On all site drawings, show the boundaries of the watershed(s) and
subarea(s) as they are located on the development site and identify
watershed name(s) and subarea number(s).
(b)
Floodplain Boundaries. Identify 100-year floodplains on the
development site (as appropriate) based on the Borough Flood Insurance
Study maps.
(c)
Natural Features. Show all bodies of water (natural or artificial),
watercourses (permanent and intermittent), swales, wetlands and other
natural drainagecourses on the development site, or which will be
affected by runoff from the development.
(d)
Soils. Provide an overlay showing soil types and boundaries
within the development site (consult county, SCS and United States
Geological Survey for information).
(e)
Contours. Show existing land contours at intervals of two feet;
in areas with slopes greater than 50%, five-foot contour intervals
may be used.
(f)
Land Cover. Show existing and final land cover classifications
as necessary to support and illustrate the runoff calculations performed.
(g)
Drainage Area Delineations. Show the boundaries of the drainage
areas employed in the runoff calculations performed.
(h)
Stormwater Management Controls. Show any existing stormwater
management or drainage controls and/or structures, such as sanitary
and storm sewers, swales, culverts, etc., which are located on the
development site, or which are located off site but will be affected
by runoff from the development.
(3)
Professional Certification. The stormwater management plan (including
all calculations) must be prepared and sealed by a registered professional
engineer, surveyor or landscape architect with training and expertise
in hydrology and hydraulics. Documentation of qualifications may be
required by the Borough.
(4)
Runoff Calculations. Calculations for determining predevelopment
and post-development discharge rates and for designing proposed stormwater
control facilities must be submitted with the stormwater management
plan. All calculations shall be prepared using the methods and data
prescribed by this section.
(5)
Stormwater Controls. All proposed stormwater runoff control
measures must be shown on the plan, including methods for collecting,
conveying and storing stormwater runoff on site, which are to be used
both during and after construction. Erosion and sedimentation controls
shall be shown in accordance with applicable Borough and Westmoreland
County Conservation District requirements. The plan shall provide
information on the exact type, location, sizing, design and construction
of all proposed facilities and their relationship to the existing
watershed drainage system.
(a)
If the development is to be constructed in stages, the applicant
must demonstrate that stormwater facilities will be installed to manage
stormwater runoff safely during each stage of development.
(b)
A schedule for the installation of all temporary and permanent
stormwater control measures and devices shall be submitted.
(c)
If appropriate, a justification should be submitted as to why
more preferred stormwater management techniques were passed over in
favor of the one selected.
(6)
Easements, Rights-of-Way, Deed Restrictions. All existing and
proposed easements and rights-of-way for drainage and/or access to
stormwater control facilities shall be shown and the proposed owner
identified. Show any areas subject to special deed restrictions relative
to or affecting stormwater management on the development site.
(7)
Other Permits/Approvals. A list of any approvals/permits relative
to stormwater management required from other governmental agencies
(including DEP Chapter 105 and 106 permits) and anticipated dates
of submission/receipt should be included with the stormwater plan
submission. Copies of permit applications may be requested by the
Borough where they may be helpful for the plan review.
D. Maintenance Program. The application shall contain a proposed maintenance
plan for all stormwater control facilities in accordance with the
following:
(1)
Identify the proposed ownership entity (e.g., municipality,
property owner, private corporation, homeowners' association, or other
entity.
(2)
Include a maintenance program for all facilities, outlining
the type of maintenance activities, probable frequencies, personnel
and equipment requirements and estimated annual maintenance costs.
(3)
Identify method of financing continuing operation and maintenance
if the facility is to be owned by other than the Borough.
(4)
Submit any legal agreements required to implement the maintenance
program and copies of the maintenance agreement as required by this
Part.
E. Financial Guarantees. Submit financial guarantees in accordance with
the provisions of this chapter and Section 509 of the Pennsylvania
Municipalities Planning Code.
14. Plan Review Procedures:
A. Preapplication Phase.
(1)
Before submitting the stormwater plan, applicants are urged
to consult with the Borough and County Conservation District on the
requirements for safely managing stormwater discharge from the development
site in a manner consistent with the Borough ordinances and Department
of Environmental Protection regulations. These agencies may also be
helpful in providing necessary data for the stormwater management
plan.
(2)
Applicants are encouraged to submit a sketch plan with a narrative
description of the proposed stormwater management controls for general
guidance and discussion with the Borough and other agencies.
(3)
The preapplication is not mandatory; any review comments provided
by the Borough or other agencies are advisory only and do not constitute
any legally binding action on the part of the Borough or any county
agency.
B. Stormwater Plan Reviews.
(1)
Submission of Plans. Stormwater plan applications shall be submitted
with the preliminary and final subdivision/land development applications.
(2)
Notification of Affected Municipalities. The Borough shall notify
municipalities upstream and downstream of the development site which
may be affected by the stormwater runoff and proposed controls for
the site. Copies of the plans will be made available to the municipalities
upon request. Comments received from any affected municipality will
be considered by the Borough Engineer and county agencies in their
reviews.
(3)
Review by Borough Engineer and Westmoreland County Conservation
District. Stormwater plans shall be reviewed by the Borough Engineer
and Westmoreland County Conservation District. At its discretion,
the Borough and/or Westmoreland County Conservation District may also
engage other specialists in hydrology or hydraulics to assist with
the stormwater plan review. The Westmoreland County Conservation District
will review the plan for general compliance with the watershed plan
standards and criteria and watershed-wide impacts and, where appropriate,
may consult with adjacent counties for their comments. If the Conservation
District's review identified the improper application of the watershed
standards and criteria or the possibility of harmful impacts downstream
from the development site's proposed stormwater management system,
the applicant and Borough Engineer will be so notified so that the
necessary modifications can be made to promote safe stormwater management.
(4)
Borough Engineer's Review. The Borough Engineer shall approve
or disapprove the stormwater management plan based on the requirements
of the Borough ordinances, the standards and criteria of the watershed
plan and good engineering practice. The Engineer shall submit a written
report, along with supporting documentation, stating their reasons
for approval or disapproval.
(5)
Status of the Engineer's Determination. The approval/disapproval
of the site's stormwater management plan by the Borough Engineer shall
be submitted to the Borough Council for final determination. The Engineer's
determination approving or disapproving the site's stormwater management
plan shall be deemed approved by Borough Council unless a majority
comprised of at least 2/3 of the members casting votes reject said
determination. In the event that a determination of the Borough Engineer
is rejected by Borough Council, the developer's engineer shall prepare
modifications or alternative approaches to the stormwater management
plan for resubmission to Council.
(6)
Permits Required from Other Governmental Agencies. Where the
proposed development requires an encroachment permit for the Pennsylvania
Department of Environmental Protection or an erosion/sedimentation
permit from the Westmoreland County Conservation District, final stormwater
management plan approval shall be conditional upon receipt of such
permits. However, no building permit shall be issued, nor construction
started, until the permits are received and copies filed with the
Borough.
15. Status of the Stormwater Plan After Final Approval.
A. Upon final stormwater plan approval and receipt of all necessary
permits, the applicant may commence to install or implement the approved
stormwater management controls.
B. If site development or building construction does not begin within
two years of the date of final approval of the stormwater management
plan, then before beginning, the applicant shall resubmit the stormwater
management plan to verify that no condition has changed within the
watershed that would affect the feasibility or effectiveness of the
previously approved stormwater management controls. Further, if for
any reason development activities are suspended for two or more years,
then the same requirement for resubmission of the stormwater management
plan shall apply.
16. Stormwater Plan Modifications.
A. If the request for a plan modification is initiated before construction
begins, the stormwater plan must be resubmitted and reviewed according
to the procedures contained in this section.
B. If the request for a plan modification is initiated after construction is underway, the Borough Engineer shall have the authority to approve or disapprove the modification based on field inspection, provided the requested changes in stormwater controls do not result in any modifications to other approved Borough land use/development requirements (e.g., building setbacks, yards, etc.) and the performance standards enumerated in Chapter
27, Zoning, are met. Notification of the Engineer's action shall be sent to the Borough Council, which may issue a stay of the plan modification and within five days require the permittee to resubmit the plan modification for full stormwater plan review in accordance with this section.
17. Inspections of Stormwater Management Controls.
A. The Borough Engineer or designated representative shall inspect the
construction of the temporary and permanent stormwater management
system for the development site. The permittee shall notify the Engineer
48 hours in advance of the completion of the following key development
phases:
(1)
At the completion of preliminary site preparation, including
stripping of vegetation, stockpiling of topsoil and construction of
temporary stormwater management and erosion control facilities.
(2)
At the completion of rough grading but prior to placing topsoil,
permanent drainage or other site development improvements and ground
covers.
(3)
During construction of the permanent stormwater facilities at
such times as specified by Borough Engineer.
(4)
Completion of permanent stormwater management facilities, including
established ground covers and plantings.
(5)
Completion of final grading, vegetative control measure of other
site restoration work done in accordance with the approved plan and
permit.
B. No work shall commence on any subsequent phase until the preceding
one has been inspected and approved. If there are deficiencies in
any phase, the Borough Engineer shall issue a written description
of the required corrections and stipulate the time by which they must
be made.
C. If, during construction, the contractor or permittee identifies any
site condition, such as subsurface soil condition, alterations in
surface or subsurface drainage, which could affect the feasibility
of the approved stormwater facilities, he/she shall notify the Borough
Engineer within 24 hours of the discovery of such condition and request
a field inspection. The Borough Engineer shall determine if the condition
requires a stormwater plan modification.
D. In cases where stormwater facilities are to be installed in areas
of landslide-prone soils or other special site conditions exist, the
Borough may require special precautions, such as soil tests and core
borings, full-time inspectors and/or similar measures. All costs of
any such measure shall be borne by the applicant.
18. There shall be reserved in all residential subdivision of more than
three acres, including more than five building lots, one or more areas
for the temporary detention of overland stormwater runoff. Said common
detention area shall be identified on the preliminary plat and shall
be incorporated as described in a covenant and deed restrictions document
to be filed with the final subdivision plat. The covenants and deed
restrictions document shall also include:
A. A mechanism for the transfer of title to all homeowners of the subdivision
of that area upon which the common temporary detention facility is
situate.
B. Provisions for the collection of monthly of annual fees for the maintenance
of the common temporary detention facilities.
C. A procedure for the deposition of fees collected into an account
from which payment for maintenance is withdrawn.
D. A procedure for the designation of an individual or individuals responsible
for the monitoring of said account and for the collection and dispersal
of fees.
E. A minimum twenty-foot access easement shall be provided to a public
right-of-way for service by maintenance vehicles and equipment.
F. A statement of nonliability shall be included on the final plat for
recording which indemnifies New Stanton Borough from maintenance responsibilities
or damages occurring because of the negligence of the homeowners responsible
for maintenance of the temporary detention facilities.
G. Provisions for transfer of maintenance responsibilities to the Borough
in the event that the homeowner fails to provide such maintenance
as per the Pennsylvania Municipalities Planning Code and amendments
thereto (Section 705).
[Ord. No. 2002-196, 9/30/2002]
Should the developer plan to provide trees, their proposed locations,
spacing and species must be submitted for approval by the Planning
Commission and Borough Council. On narrow rights-of-way or where the
planting strip between sidewalk and the curb is less than five feet
wide, trees will not be permitted, but are to be placed inside the
property lines.
[Ord. No. 2002-196, 9/30/2002]
1. Easements, adequate for all utilities and drainage characteristics.
2. Buffer area or planting screen minimum width: 10 feet, where required.
3. When adequate public play space does not exist, in the opinion of
the Borough Council, within 1/2 miles of the site, the Council will
request the developer of residentially zoned property to provide recreational
space on a pro rata schedule based on minimum recreation needs as
defined by the New Stanton Borough Council. A fee in lieu of dedication
of open space may be accepted by the Council at its sole discretion
and based upon a formula developed to assess minimum Borough recreation
land or facility needs in relation to the size and location of the
development being considered for approval. Procedures for collection
of fees in lieu of dedication shall conform to Section 503, Subsection
11 of the Pennsylvania Municipalities Planning Code, as amended.
[Ord. No. 2002-196, 9/30/2002]
In wooded areas or where other natural conditions exist in such
a manner that their presence adds to the desirability of a subdivision,
the Borough Council shall require that the subdivider preserve as
much of the original trees and natural conditions as is economically
feasible and require that a minimum of grading be done other than
the grading and excavating which is required for the construction
of the improvements in accordance with the improvement standards included
herein and approved by the Borough Council.
[Ord. No. 2002-196, 9/30/2002]
1. At the time of submission of a subdivision plan or development plan
for preliminary approval, a grading plan shall be presented for review.
The grading plan shall identify the existing and proposed grade contours
at two-foot intervals with sufficient elevations to show proposed
grading of streets, lots, drainage ways, stormwater detention ponds
and any other proposed grading activity.
2. Topsoil Preservation. No topsoil shall be removed from the site or used as spoil. Topsoil must be removed from the areas of construction and stored in accordance with the approved erosion and sedimentation control plan as required in this Part. Upon completion of the construction, the topsoil must be redistributed on the site uniformly. All areas of the site shall be stabilized by seeding, both temporary and permanent, or planted in accordance with the approved erosion and sedimentation control plan as required under §
22-615 of this chapter.
[Ord. No. 2002-196, 9/30/2002]
After completion of all required improvements, the developer
shall have his engineer or surveyor prepare and submit for Borough
approval plans and profiles showing the exact location, elevation,
grade, size stormwater detention pond volumes and material used to
install all facilities. Said plans shall be dated, signed and sealed
by the person preparing plan and be submitted on reproducible linen
or Mylar prior to the Borough's acceptance of any public improvements.