B.
Whenever other Borough ordinances and/or regulations impose more
restrictive standard and requirements than those contained herein,
such other ordinances and/or regulations shall be observed; otherwise,
the standards and requirements of these regulations shall apply.
C.
The standards and requirements of these regulations may be modified
by the Borough Council in the case of complete communities, neighborhood
units or other large scale developments which, upon the recommendation
of the Borough Planning Commission, where such modifications achieve
substantially the objectives of these regulations and which are further
protected by such covenants or other legal provisions as will assure
conformity to and achievement of the subdivision plan.
D.
Land subject to hazards to life, health or property, such as may
arise from fire, floods, disease or other causes, shall not be subdivided
for building purposes unless such hazards have been eliminated or
unless the subdivision plan shall show adequate safeguards against
them, which shall be approved by the appropriate regulatory agencies.
E.
Subdivision plans shall give due recognition to the "official plans"
of the Borough and of the County or to such parts thereof as may have
been adopted pursuant to statute.
A.
General standards.
(1)
The location and width of all streets shall conform to the "official
plans" or to such parts thereof as may have been adopted by the Borough
Planning Commission and/or the Borough Council.
(2)
The proposed street system shall extend existing or proposed streets on the "official plans" at the same width or larger but in no case at less than the required minimum width in § 370-24C.
(3)
Where, in the opinion of the Borough Planning Commission, it is desirable
to provide for street access to adjoining property, street stubs shall
be extended by dedication to the boundary of such property.
(4)
New minor streets shall be so designed as to discourage through traffic,
but the subdivider shall give adequate consideration to provision
for the extension and continuation of major streets into and from
adjoining properties.
(5)
Where a subdivision abuts or contains an existing street or improper
width or alignment, the Borough Planning Commission may require the
dedication of land sufficient to widen the street or correct the alignment.
B.
Partial and half streets. The dedication of partial and half streets
at the edges of a new subdivision is prohibited. If circumstances
render this impracticable, adequate provision for concurrent dedication
of the remaining half or part of the street must be furnished by the
subdivider, developer or builder. When there exits a half street in
an adjoining subdivision, the remaining half shall be provided by
the proposed development.
C.
Street widths.
(1)
Minimum street right-of-way and pavement widths shall be as shown
on the "official plan" or, if not shown on such plans, shall be as
follows:
|
Street Type
|
Required Widths
(in feet)
|
|---|---|
|
Minor Street
| |
|
Right-of-way
|
53
|
|
Cartway
|
30
|
|
Collector Street
| |
|
Right-of-way
|
60
|
|
Cartway
|
36
|
|
Major Street
| |
|
Right-of-way
|
See note (a)
|
|
Cartway
|
See note (a)
|
|
Permanent Cul-de-sac Street
| |
|
Right-of-way
|
See § 370-24J
|
|
Cartway
|
See § 370-24J
|
|
Marginal Access Street
| |
|
Right-of-way
|
see note (b)
|
|
Cartway
|
26
|
|
Service Street
| |
|
Right-of-way
|
24
|
|
Cartway
|
24
|
|
NOTES:
| |
|---|---|
|
(a)
|
As specified in the "official plans," or as determined after
consulting with the Borough, the County Planning Commission and the
Pennsylvania Department of Transportation.
|
|
(b)
|
Variable, depending on the width of the adjacent right-of-way,
but no less than 33 feet.
|
(2)
Additional right-of-way pavement widths may be required by the Borough
Planning Commission or Borough Council for the purpose of promoting
the public safety and convenience or to provide parking in commercial
and industrial areas and in areas of high density residential development.
D.
Restriction of access. Whenever a subdivision abuts or contains an
existing or proposed street with an ultimate right-of-way of 80 feet
or more, or contains or abuts streets, existing or proposed, which
meet the requirements according to the Borough Planning Commission
to function as a collector street, or proposed collector street, the
Borough Planning Commission or Borough Council may require restriction
of access to said unit by:
E.
F.
Horizontal curves.
(1)
Whenever street lines are deflected in excess of 5°, connection
shall be made by horizontal curves.
(3)
A tangent of at least 100 feet shall be introduced between all horizontal
curves on collector and major streets.
(4)
To the greatest extent possible, combinations of the minimum radius
and maximum grade shall be avoided.
H.
Intersections.
(1)
Streets shall intersect as nearly as possible at right angles, and
no street shall intersect another at an angle of less than 60°
or more than 120°.
(2)
No more than two streets shall intersect at the same point.
(3)
Streets intersecting another street shall either intersect directly
opposite to each other or shall be separated by at least 150 feet
between center lines measured along the center line of the street
being intersected.
(4)
Intersections shall be approached on all sides by a straight leveling
area; the grade of which shall not exceed 3% within 50 feet of the
intersection of the nearest right-of-way lines.
(5)
Intersections with major streets shall be located not less than 1,000
feet apart measured from center line to center line along the center
line of the major street.
(6)
Street curb intersections shall be rounded by a tangential arc with
a minimum radius of:
(7)
Street right-of-way lines shall be parallel to (concentric with)
curb arcs at intersections.
I.
Sight distance at intersections.
(1)
Clear sight triangles shall be provided at all street intersections.
Within such triangles, no vision-obstructing object other than utility
poles, streetlights, street signs or traffic signs shall be permitted
which obscures vision above the height of 30 inches and below 10 feet
measured from the center line grade of intersecting streets. Such
triangles shall be established from a distance of:
(2)
Whenever a portion of the line of each triangle occurs behind (i.e.,
from the street) the building reserve (setback) line, such portion
shall be shown on the final plan of the subdivision and shall be considered
a building setback (reserve) line.
J.
Cul-de-sac streets.
(1)
Dead-end streets are prohibited unless designed as cul-de-sac streets
or designed for future access to adjoining properties.
(2)
Any temporarily dead-ended street shall be provided with a temporary
all-weather turnaround, within the subdivision, and the use of such
turnaround shall be guaranteed to the public until such time as the
street is extended.
(3)
Cul-de-sac streets, permanently designed as such, shall not exceed
500 feet in length and shall not furnish access to more than 20 dwelling
units.
(4)
Unless future extension if clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to the tract boundary
with sufficient additional width provided along the boundary line
to permit extension of the street at full width.
(5)
All cul-de-sac streets, whether permanently or temporarily designed
as such, shall be provided at the closed end with a fully paved turnaround.
The minimum radius to the pavement edge or curbline shall be 50 feet,
and the minimum radius of the right-of-way line shall be 60 feet.
(6)
Drainage of cul-de-sac streets shall preferably be toward the open
end. If drainage is toward the closed end it shall be conducted away
in an underground storm sewer.
(7)
The center line grade on a cul-de-sac street shall not exceed 10%,
and the grade of the diameter of the turnaround shall not exceed 5%.
K.
Street names.
(1)
Proposed streets which are obviously in alignment with others already
existing and named, shall bear the names of the existing streets.
(2)
In no case shall the name of a proposed street be the same as or
similar to an existing street name in the Borough, irrespective of
the use of the suffix street, road, avenue, boulevard, drive, way,
place, court, lane, etc.
(3)
All street names shall be subject to approval of the Borough Council.
L.
Service streets (alleys).
(1)
Service streets are prohibited in residential areas except as the
completion extension of one in existence. Service streets may be permitted
in commercial or industrial districts.
(2)
No part of any building, garage or other structure shall be located
within 10 feet of the cartway edge of a service street.
(3)
Dead-end service streets shall be avoided, but where this proves
impossible, dead-end service streets shall terminate with a paved
circular turnaround with a minimum radius to the outer pavement edge
(curbline) of 50 feet.
M.
Driveway.
(1)
Private driveways on corner lots shall be located at least 40 feet
from the point of intersection of the nearest street right-of-way
lines.
(2)
In order to provide a safe and convenient means of access, grades
on private driveways shall not exceed 7%. Entrances should be rounded
at a minimum radius of five feet, or should have flare construction
that is equivalent to this radius at the point of intersection with
the cartway edge (curbline).
A.
Layout. The length, width and shape of blocks shall be determined
with due regard to:
B.
Length.
(1)
Blocks shall have a maximum length of 1,200 feet and a minimum of
500 feet; provided, however, that the Borough Planning Commission
or Borough Council may decrease the maximum and/or minimum lengths
of blocks if in the opinion of either body, topography of the land
in question and/or surface water drainage conditions warrant such
a decrease.
(2)
In the design of blocks longer than 1,000 feet, special consideration
shall be given to the requirements of satisfactory fire protection.
(3)
Where practicable, blocks along major and collector streets shall
not be less than 1,000 feet long.
C.
Crosswalks.
D.
Depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except where prevented by the size, topographical
conditions or other inherent conditions or property, in which case
the Borough Planning Commission or Borough Council may approve a single
tier of lots.
E.
Commercial and industrial blocks. Blocks in commercial and industrial
areas may vary from the elements of design detailed above as required
by the nature of the use.
A.
General standards.
(1)
Insofar as practical, side lot lines should be at right angles to
straight street lines or radial to curved street lines.
(2)
Where feasible, lot lines should follow municipal boundaries, rather
than cross them in order to avoid jurisdictional problems.
(3)
Generally, the depth of residential lots should be not less than
one nor more than 2 1/2 times their width.
(4)
Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, landscaping,
etc.
B.
Lot frontage.
(1)
All lots shall have direct access to a public street, existing or
proposed.
(2)
Double or reverse frontage lots shall be avoided except where required
to provide separation of residential development from major streets
or to overcome specific disadvantage of topography or orientation.
(3)
All residential reverse frontage lots shall have a rear yard with
a minimum depth of 75 feet, measured in the shortest distance from
the proposed dwelling unit to the ultimate right-of-way, and shall
have within such rear yard and immediately adjacent to the right-of-way,
a planting screen easement of at least 10 feet in width, across which
there shall be no right of access.
Each property shall be connected with the public sewer system
subject to approval by the Green Lane-Marlborough Sewer Authority.
Each property shall be connected to the community water system.
A.
Whenever an existing public or approved community water system is
geographically and economically accessible to a proposed subdivision,
a distribution system shall be designed to furnish an adequate supply
of water to each lot, with adequate main sizes and fire hydrants located
to meet the specifications of the Middle Department Association of
the Fire Underwriters. Suitable agreement shall also be established
for the design, specifications, constructions, ownership and maintenance
of such distribution system.
B.
Where such systems are not accessible, a community water supply system
may be required. A community water supply system shall be approved
by the Pennsylvania Department of Conservation and Natural Resources,
and appropriate measures shall be provided to ensure adequate maintenance.
Suitable agreements shall also be established for the construction,
ownership and maintenance of such a distribution system. Community
water supply systems are prohibited unless both a certification from
a geological engineer and a recommendation from the Pennsylvania Department
of Conservation and Natural Resources - Water Quality approve that
the underground water supply and levels will not be appreciable altered
in such a way to endanger the water level and supply for other properties.
C.
Where individual on-site water supply systems are to be utilized,
each lot so served shall be of a size and shape to allow safe location
of such a system and wells shall not be placed within 50 feet of lakes,
streams, ponds, quarries, etc.
D.
Where individual on-site water supply system(s) are to be utilized,
the subdivider or land developer shall provide at least one test well
for each 10 proposed dwelling units. Such wells should be drilled,
cased and grout sealed into bedrock at least 50 feet deep, having
a production capacity of at least 50 feet deep, having a production
capacity of at least five gallons per minute of safe potable drinking
water as certified by State or Borough health officer. On-site water
supply systems are prohibited unless both a certification from a geological
engineer and a recommendation from the Pennsylvania Department of
Conservation and Natural Resources - Water Quality approve that the
underground water supply and levels will not be appreciably altered
in such a way as to endanger the water level and supply for other
properties.
A.
Storm sewers, culverts and related installations shall be provided,
as necessary, to:
B.
Storm sewer pipe shall be reinforced concrete cement pipe (RCCP).
C.
Where existing storm sewers are reasonably accessible, proposed subdivisions
shall be required, if necessary, to connect therewith.
D.
In the design of storm drainage facilities, special consideration
shall be given to avoidance of problems which may arise from the concentration
of stormwater runoff onto adjacent developed or undeveloped property.
E.
Storm drainage facilities should be designed not only to handle the
anticipated peak discharge from the property being subdivided, but
also the anticipated runoff in the near future.
F.
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a drainage easement conforming
substantially with the line of such watercourse, drainageway, channel
or stream and of such width as will be adequate to preserve the unimpeded
flow of natural drainage, or for the purpose of widening, deepening,
relocating, improving or protecting such drainage facilities. Any
changes in the existing drainage way shall be subject to the approval
of the Pennsylvania Water and Power Resources Board, where the Board
has jurisdiction and/or the Department of Conservation and Natural
Resources.
G.
All streets shall be so designed as to provide for the discharge
of surface water from their right-of-way.
H.
The slope of the crown on proposed streets shall be not less than
1/8 of an inch per foot and not more than 1/3 of an inch per foot.
I.
Adequate facilities shall be provided at low points along streets
and where necessary to intercept runoff.
A.
Public open spaces.
(1)
In reviewing subdivision plans, the Borough Planning Commission and
Borough Council shall consider whether community facilities, especially
schools, in the area are adequate to serve the needs of additional
dwellings proposed by the subdivision, and shall make such report
thereon as they deem necessary in the public interest.
(2)
Subdividers and the Borough Planning Commission shall give earnest
consideration to providing facilities or reserving areas for facilities
normally required in residential neighborhoods, including churches,
libraries, schools and other public buildings; parks, playgrounds
and play fields; shopping and local business centers. Areas provided
or reserved for such community facilities shall be adequate to provide
for building sites, landscaping and off-street parking as appropriate
to the use proposed, and shall be suitably prepared for this end use
at the expense of the subdivider. Prior to the preparation of plans,
subdividers of large tracts should review with the Borough Planning
Commission the minimum standards for various community facilities
applicable to the tract being subdivided.
(3)
In subdivisions which are intended to provide housing, the Borough
Planning Commission shall consider the need for suitable open areas
for recreation and shall make a recommendation thereon. Standards
to be used by the Borough Planning Commission and the Borough Council
in requesting the reservation of space for recreation shall be as
follows:
|
Families to be Served
|
Minimum Playground and Neighborhood Park Acreage to be Recommended
|
|---|---|
|
50 to 174
|
3.0
|
|
175 to 374
|
5.0
|
|
375 to 624
|
7.0
|
|
625 to 800
|
8.0
|
|
for each additional 100 families
|
1.0
|
B.
Community assets. Consideration shall be shown for all natural features
such as large trees, watercourses, historic areas and structures and
similar community assets which, if preserved, will add attractiveness
and value to the remainder of the subdivision.
C.
Utility easements.
(1)
Easements with a minimum width of 20 feet shall be provided for poles,
wires, conduits, storm and sanitary sewers, gas, water and heat mains
and/or other utility lines intended to service the abutting lots.
No structures or trees shall be placed within such easements.
(2)
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
(3)
There shall be a minimum distance of 50 feet, measured in the shortest
distance, between any proposed dwelling unit and any petroleum, petroleum
products or natural gas transmission line which traverses the subdivision.
(4)
Subdividers are urged to avail themselves of the services provided
by the various public utility companies in determining the proper
locations for utility line easements.
(5)
Utility service for residential development will be provided through
the use of underground facilities in accordance with the standards
and approval of the utility company having appropriate jurisdiction.
(6)
No company intending to install any petroleum products or natural
gas transmission line shall be allowed to construct the line on less
than a fifty-foot right-of-way, such line to be installed in the center
of the right-of-way. The subdivider shall provide a fifty-foot right-of-way
for all existing transmission lines within the subdivision.
[Amended 6-12-1995 by Ord. No. 95-4]
A.
General.
(1)
CUT
EROSION
EXCAVATION
FILL
LAND DEVELOPMENT
(a)
[1]
[2]
(b)
(c)
[1]
[2]
[3]
RUNOFF
RUNOFF FROM A FULLY DEVELOPED AREA UPSTREAM
SEDIMENTATION
SLOPE
SOIL STABILIZATION
SUBDIVISION
SWALE
TOP SOIL
WATERCOURSE
Definitions. Unless otherwise expressly stated, the following words
shall, for the purposes of this chapter, have the meaning herein stated.
Words in the singular number include the plural, and words in the
plural number include the singular. Present tense includes the future.
The word "building" shall be deemed to include the word "structure."
An excavation. The difference between a point on the original
ground and a designated point of lower elevation on the final grade.
Also, the material removed in excavation.
The removal of surface materials by the action of natural
elements.
Any act by which earth, sand, gravel, rock or any other similar
material is dug into, cut, quarried, uncovered, removed, displaced,
relocated or bulldozed and shall include the conditions resulting
therefrom.
Any act by which earth, sand, gravel, rock or any other materials
is placed, pushed, dumped, pulled, transported or moved to a new location
above the natural surface of the ground or on top of the stripped
surface and shall include the conditions resulting therefrom. The
difference in elevation between a point on the original ground and
a designated point of higher elevation on the final grade. The material
used to make a fill.
Any of the following activities:
The improvement of one lot or two or more contiguous lots, tracts
or parcels of land for any purpose involving:
A group of two or more residential or nonresidential buildings,
whether proposed initially or cumulatively, or a single nonresidential
building on a lot or lots regardless of the number of occupants or
tenure; or
The division or allocation of land or space, whether initially
or cumulatively, between or among two or more existing or prospective
occupants by means of, or for the purpose of streets, common areas,
leaseholds, condominiums, building groups or other features;
A subdivision of land.
"Land development" does not include development which involves:
The conversion of an existing single family detached dwelling
or single family semidetached dwelling into not more than three residential
units, unless such units are intended to be a condominium;
The addition of an accessory building, including farm building,
on a lot or lots subordinate to an existing principal building; or
The addition or conversion of buildings or rides within the
confines of an enterprise which would be considered an amusement park.
For the purposes of this subsection, an amusement park is defined
as a tract or area used principally as a location for permanent amusement
structures or rides. This exclusion shall not apply to newly acquired
acreage by an amusement park until initial plans for the expanded
area have been approved by the proper authorities.
The surface water discharge or rate of discharge of a given
watershed after a fall of rain or snow that does not enter the soil
but runs off the surface of the land.
The surface water runoff that can be reasonable anticipated
upon maximum development of that area of the watershed located upstream
from the subject tract, as permitted by prevailing zoning or the Borough
Comprehensive Plan.
The process by which mineral or organic matter is accumulated
or deposited by moving wind, water or gravity. Once this matter is
deposited (or remains suspended in water), it is usually referred
to as "sediment."
The face of an embankment or cut section; any ground whose
surface makes an angle with the plane of the horizon. Slopes are usually
expressed in a percentage based upon vertical difference in feet per
100 feet of horizontal distance.
Chemical or structural treatment of a mass of soil to increase
or maintain its stability or otherwise improve its engineering properties.
The division or redivision of a lot, tract or parcel of land
by any means into two or more lots, tracts, parcels or other divisions
of land, including changes in existing lot lines for the purpose,
whether immediate or future, of lease, partition by the court for
distribution to heirs or devisees, transfer of ownership or building
or lot development; provided, however, that the subdivision by lease
of land for agricultural purposes into parcels of more than 10 acres,
not involving any new street or easement of access or any residential
dwelling, shall be exempted.
A low lying stretch of land which gathers or carries surface
water runoff.
Surface soils and subsurface soils which presumably are fertile
soils and soil material, ordinarily rich in organic matter or humus
debris. Topsoil is usually found in the uppermost soil layer called
the "A" horizon.
A permanent stream, intermittent stream, river, brook, creek
or a channel or ditch for water, whether natural or man-made.
(2)
For qualifying tracts, no changes shall be made in the contour of
the land; no grading, excavating, removal or destruction of 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 Planning Commission,
or there has been a determination by the Commission that such plans
are not necessary.
(3)
No subdivision or land development plan shall be approved unless
(1) there has been a plan approved by the Borough Council that provides
for minimizing erosion and sedimentation consistent with this section,
and an improvement bond or other acceptable securities are deposited
with the Borough in the form of an escrow guarantee which will ensure
installation and completion of the required improvements; or (2) there
has been a determination by the Borough Council that a plan for minimizing
erosion and sedimentation is not necessary.
(4)
Measures used to control erosion and reduce sedimentation shall as
a minimum meet the standards and specifications of the Montgomery
County Soil and Water Conservation District. The Borough Engineer,
or other officials as designated, shall ensure compliance with the
appropriate specifications, copies of which are available from the
district or the municipal building of Green Lane Borough.
B.
Performance principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
(1)
Stripping of vegetation, regrading or other development shall be
done in such a way that will minimize erosion.
(2)
Development plans shall preserve salient 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.
(3)
Whenever feasible, natural vegetation shall be retwined, protected
and supplemented.
(4)
The disturbed area and the duration of exposure shall be kept to
a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as practicable.
(6)
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
(7)
The permanent (final) vegetation and structural erosion and control
and drainage measures shall be installed as soon as practicable in
the development.
(8)
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.
(9)
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps or similar measures.
C.
Grading for drainage. In order to provide more suitable sites for
building and other uses, improved surface drainage and control erosion,
the following requirements shall be met:
(1)
All lots, tracts or parcels shall be graded to provide proper drainage
away from buildings and dispose of it without ponding, and all land
within a development shall be graded to drain and dispose of surface
water without ponding, except where approved by the Council.
(2)
All drainage provisions shall be of such design to adequately handle
the surface runoff and carry it to the nearest suitable outlet such
as curbed street, storm drain, or natural watercourse. Where drainage
swales are used to divert surface waters away from buildings, they
shall be sodded or planted as required and shall be of such slope,
shape and size as to conform with the requirements of the Borough.
(3)
Concentration of surface water runoff shall only be permitted in
swales or watercourses.
(4)
Excavations and fills.
(a)
Cut and fill slopes shall not be steeper than two to one unless
stabilized by a retaining wall or cribbing, except as approved by
the Council when handled under special conditions.
(b)
Adequate provisions shall be made to prevent surface water from
damaging the cut face of excavations or the sloping surfaces of fills.
(c)
Cut and fills shall not endanger adjoining property.
(d)
Fill shall be placed and compacted so as to minimize sliding
or erosion of the soil.
(e)
Fills shall not encroach on natural watercourses or constructed
channels.
(f)
Fills placed adjacent to natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding.
(g)
Grading will not be done in such a way so as to divert water
onto the property of another landowner without the expressed consent
of the Council.
(h)
During grading operations, necessary measures for dust control
will be exercised.
(i)
Grading equipment will not be allowed to cross live streams.
Provisions will be made for the installation of culverts or bridges.
D.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation, regrading
or other development, it shall be the responsibility of the person,
corporation or 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.
(2)
Maintenance of all drainage facilities and watercourses within any
subdivision or land development is the responsibility of the developer
until they are accepted by the Borough or some other official agency,
after which they become the responsibility of the accepting agency.
(3)
It is the responsibility of 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 thereof, 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 and
to return it to its original or equal condition after such activity
is completed.
(4)
Maintenance or drainage facilities or watercourses originating and
completely on private property is the responsibility of the owner
to their place of open discharge at the property line or at a communal
watercourse within the property.
(5)
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 or the Department of Conservation and Natural Resources
whichever is applicable.
(6)
Where a subdivision is traversed by a 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.
(7)
Each person, corporation or other entity which makes any surface
changes shall be required to:
(a)
Collect on-site surface runoff and dispose of it to the point
of discharge into the common natural watercourse of the drainage area.
(b)
Handle existing and potential off-site runoff through his development
by designing to adequately handle storm runoff from a fully developed
drainage area.
(c)
Pay his proportionate share of the total cost of off-site improvements
to the common natural watercourse, based on a fully developed drainage
area.
(d)
Provide and install at his expense, in accordance with Borough
requirements, all drainage and erosion control improvements (temporary
and permanent) as required by the erosion and sediment control plan.
(8)
It is the responsibility of the Borough to keep all major streams,
not under the jurisdiction of any other official agency, open and
free flowing.
(9)
The Borough will assume the responsibility for maintaining an open
and free flowing condition in all minor streams, watercourses and
drainage systems, constructed or improved in accordance with Borough
design criteria, which are necessary for proper drainage in the discretion
of the Borough if adequate right-of-way exists or can be acquired.
(10)
The Borough shall be required to:
(a)
Assess and collect the cost of off-site improvements to the
common natural watercourse except those required to existing State
roads. Collection may be delayed until the assessed land is approved
for development.
(b)
Acquire easements for such common natural watercourse improvements.
(c)
Supervise such improvement to completion.
E.
Compliance with regulations and procedures.
(2)
Specific standards.
(a)
The installation and design of the required erosion and sediment
control measures shall be in accordance with the standard and specifications
on file with the Borough, including:
[1]
Temporary Cover on Critical Areas, Specification No. 342.
[2]
Permanent Grass and Legume Cover on Critical Areas on Prepared
Seedbed, Specification No. 342.
[3]
Permanent Grass and Legume Cover on Critical Areas on Unprepared
Seedbed, Specification No. 342.
[4]
Sodding, Specification No. 342.
[5]
Mulching, Specification No. 484.
[6]
Temporary Diversion, Specification No. 362-U.
[7]
Permanent, Diversion, Specification No. 362-U.
[8]
Grassed Waterway or Outlet, Specification No. 412.
[9]
Grade Stabilization Structure, Specification No. 410.
[10]
Debris Basin, Specification No. 350.
[11]
Drain, Specification No. 606.
[12]
Drainage - Main or Later, Specification No. 480-U-1.
(b)
NOTE: Specifications are contained within the Erosion and Sediment
Control Handbook available through the Montgomery County Soil and
Water Conservation District, Court House, Norristown, Pennsylvania.
(c)
Stream channel construction on watersheds with drainage areas
in excess of 320 acres, or in those cases where downstream hazards
exist, will conform to criteria established by the Power and Water
Resource Board, Pennsylvania Department of Conservation and Natural
Resources.
(4)
The approval plans and specifications for the control of erosion
and sedimentation shall be concurrent with the approval of the final
plats of subdivision or land development, and become a part thereof.
(5)
At the time that a building permit is applied for review shall be
conducted by the Borough Engineer to insure conformance with the plans
as approved. During the construction further consultative technical
assistance will be furnished., if necessary, by the Borough Engineer
and the Montgomery County Soil and Water Conservation District. During
this development phase, the Borough Engineer shall inspect the development
site and enforce compliance with the approved plans.
(6)
Permission for clearing and grading prior to recording of plats may
be obtained under temporary easements or other conditions satisfactory
to the Borough.
[Added 5-13-1981 by Ord.
No. 81-5; amended 6-12-1995 by Ord. No. 95-4]
A.
General.
(1)
Where not prohibited by this or any other laws or ordinances, land
located in any designated floodplain district may be platted for development
with the provision that the developer construct all buildings and
structures so to preclude flood damage in accordance with this and
any other laws and ordinances regulating such development.
(2)
Building sites for residences or any other type of dwelling or accommodation
shall not be permitted in any designated floodway district. Sites
for these uses maybe permitted outside the floodway district if the
sites or dwelling units are elevated up to the regulatory flood elevation.
If fill is used to raise the elevation of a site, the fill area shall
extend out laterally for a distance of at least 15 feet beyond the
limits of the proposed structures.
(3)
Buildings sites for structures or buildings other than for residential uses shall also be permitted in any designated floodway district. Also, such site for structures or buildings outside the floodway shall be protected as provided for in Subsection A(2), above. However, the Borough Council may allow the subdivision and/or development of areas or site for commercial and industrial uses at an elevation below the regulatory flood elevation if the developer otherwise protects the area to that height or ensures that the buildings or structures will be floodproofed at least up to that height.
(4)
If the Borough Council determines that only a part of a proposed
plat can be safely developed, it shall limit development to that part
and shall require that development proceed consistent with this determination.
(5)
When a developer does not intend to develop the plot himself and
the Borough Council determines that additional controls are required
to insure safe development, it may require the developer to impose
appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded plat.
B.
Excavation and grading. Where any excavation or grading is proposed
or where any existing trees, shrubs or other vegetative cover will
be removed, the developer shall consult the County Conservation District
representative concerning plans for erosion and sediment control and
to also obtain a report on the soil characteristics of the site so
that a determination can be made as to the type and degree of development
the site may accommodate.
C.
Drainage facilities.
(1)
Storm drainage facilities shall be designed to convey the flow of
stormwater runoff in a safe and efficient manner. The system shall
ensure 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 Borough Council. The
Borough Council may require a primarily underground system to accommodate
frequent floods and a secondary surface system to accommodate larger,
less frequent floods.
(3)
Drainage plans shall be consistent with local and regional drainage plans and shall, where applicable, be in strict conformity with the requirements of Chapter 351, Stormwater Management, the Code of the Borough of Green Lane. The facilities shall be designed to prevent the discharge of excess runoff onto adjacent properties.
D.
Streets. The finished elevation of proposed streets shall not be
more than one-foot below the regulatory flood elevation. The Borough
Council may require, where necessary, profiles and elevations of streets
to determine compliance with the requirements. Drainage openings shall
be sufficient to discharge flood flows without unduly increasing flood
heights.
E.
Sewer facilities. All sanitary sewer systems located in any designated
floodplain district, whether public or private, shall be floodproofed
up to the regulatory flood elevation.
(1)
Sewage disposal facilities requiring soil absorption systems shall
be prohibited where the Borough Engineer makes a determination that
such a system will not function due to high groundwater, flooding
or unsuitable soil characteristics or where such systems are proposed
for construction within a designated floodplain district. Where such
a prohibition exists the developer shall note on the face of the plat
and in any deed of conveyance that soil absorption fields are prohibited
in designated areas.
(2)
Where a situation such as that outlined in Subsection E(1) exists, the Borough Council, with the advice of the Borough Engineer, may prescribe adequate methods for waste disposal. If a sanitary sewer system is located on or near the proposed subdivision and/or land development, the developer shall be required to provide sewage facilities to connect to this system where practical, and shall adhere to the procedures prescribed by the Borough Engineer in connecting to the system.
(3)
Absent a finding by Borough Council that connection to the public
sewer system of the Green Lane-Marlborough Sewer Authority is cost
prohibitive, all properties shall be required to be connected to the
system.
F.
Water facilities. All water systems located in any designated floodplain
districts, whether public or private, shall be floodproofed up to
the regulatory flood elevation. If there is an existing public water
supply system on or near the subdivision, the developer shall be required
to connect to this system where practical and shall adhere to the
procedures prescribed by the Borough Engineer in connecting to the
system.
G.
Other utilities and facilities. All other public and private utilities
and facilities, including gas and electric, shall be elevated or floodproofed
up to the regulatory flood elevation.
