The purpose of this article is to provide design, improvement, and construction standards for subdivision and land development proposed within the Borough of Mount Holly Springs, Cumberland County, Pennsylvania. These standards shall be the basis for judging the adequacy of subdivision and land development plan submittals to the Borough. The Borough Council and Borough Planning Commission are hereby authorized to solicit reviews, reports, and studies from other municipalities and governmental agencies that may be affected by subdivision or land development application within the Borough.
A.
The applicant shall design and construct all improvements required by this chapter and any other applicable state or federal regulation at no expense to the Borough.
B.
The standards and requirements contained herein shall be considered the minimum for the promotion of the public health, safety, convenience, and general welfare.
C.
No land shall be subdivided or developed for residential purposes unless all known hazards to life, health or property have been eliminated or unless the adequate safeguards against such hazards have been provided.
D.
To the maximum extent practicable, development shall be located to preserve natural features of the site; to avoid areas of environmental sensitivity; to minimize negative impacts and alteration of natural features; and to avoid areas unfavorable for development. Areas unfavorable for development shall include, but not be limited to:
E.
Where literal compliance with the standards and requirements contained herein is clearly impractical, the Borough of Mount Holly Springs may modify the requirements in accordance with the process set forth in Article IX of this chapter.
F.
Subdivision and land development plans shall give due consideration to the Borough of Mount Holly Springs Comprehensive Plan and other "Official Plans" of the Borough of Mount Holly Springs or to such parts thereof as may be approved. Additionally, new developments shall be coordinated with existing nearby neighborhoods and uses so the community may develop in a harmonious manner.
H.
The applicant shall not begin work on any occupied structures, either permanent or temporary, in any part of a subdivision or land development until the streets intended to serve those structures have been improved with a continuous wearing course extending to a connecting street that is already in service.
I.
All improvements, utilities, and facilities required by this chapter shall be subject to inspection by Borough officials or appointed designee during the process of construction.
B.
Lots.
(1)
All lots shall front on an existing or proposed public street, or on a private street where permitted by the Borough, and where street ownership and maintenance provisions have been made in conformance with Article VI of this chapter.
(2)
Double frontage, or through lots, are to be avoided and generally will not be permitted except along existing interstate, arterial, and collector roads. Double frontage residential lots shall be accessed by driveways entering the street having the lower traffic volume use classification.
(3)
The minimum lot size, dimensional requirements, and lot density shall conform with the requirements of Chapter 500, Zoning. Areas of wetland, floodway, and underground or overhead utility transmission line rights-of-way shall be excluded from the calculation of minimum required lot area.
(4)
Lots shall be graded to a sufficient elevation to ensure positive drainage away from proposed buildings. Topsoil stripped from lots shall be stockpiled and replaced to a minimum depth of eight inches over all nonpaved and hardscaped surfaces.
(5)
Lot lines shall be at right angles to straight street lines or radial to curved street lines unless unreasonably shaped lots result.
C.
Flag lots.
(1)
"Flag-shaped" or panhandle lots shall have a minimum of 50 feet of frontage. The area of the panhandle or flag pole portion of the lot shall not be included in the calculation of required minimum lot area.
(2)
No more than two flag lots may be located adjacent to one another. No more than two tiers of flag lots shall be permitted. Flag lots shall not be permitted to access the turnaround or bulb area of a cul-de-sac.
(3)
Building setbacks shall begin beyond the terminus of the pole or handle. A driveway setback of six feet shall be required within the pole or handle. Driveways shall also be set back a minimum of 20 feet from any adjacent existing structure and shall incorporate adequate turnaround area to allow for egress from the lot in the forward direction.
(4)
Shared access shall be required for any two flag lots placed side by side. The driveway shall be subject to a common access easement between the two users and an agreement to this effect shall be reviewed and approved by the Borough Solicitor prior to approval of the preliminary plan. The approved agreement shall be recorded with the final plan.
(5)
Flag lots shall be permitted for single-family detached dwellings only. Only one such dwelling shall be permitted for a single flag lot. Flag lots shall be permitted in the RL, R-1, or R-2 Zoning Districts as defined in Chapter 500, Zoning.
(6)
Requirements for the flag pole or panhandle.
(a)
The flag pole or panhandle shall be used exclusively for access and shall not be used for other purposes including, but not limited to, buildings, wells, or septic systems.
(b)
The maximum flag pole or panhandle length shall be 500 feet.
(c)
The pole shall have a minimum continuous width of 20 feet.
(d)
Flag poles accessing streets shall be separated by a distance equal to two lots of minimum width for flag lots located along the same side of the street. Said separation shall be measured at the street frontage.
D.
House numbers shall be assigned to each new lot by the Borough upon approval by the U.S. Postmaster.
E.
Each new lot created in the Borough shall be designed for environmental self-sufficiency in such a manner that both water supply and adequate sewage disposal are addressed by on-lot or community systems or be connected to available public water and sewer facilities.
A.
General street layout.
(1)
The proposed street layout shall be integrated with existing and/or officially planned streets and shall consider topographic limitations to produce usable lots and reasonable street grades. Streets in bordering subdivision or land developments shall also be considered new streets and shall be of widths, grades, and layout deemed necessary by the Borough to accommodate prospective traffic and facilitate fire protection. Streets shall be designed according to their principal use for the zoning district in which they are proposed.
(2)
The Borough may, as a prerequisite to final plan approval, require the applicant to repave portions of previously constructed streets that are proposed for extension in the phase of development under consideration for approval.
(3)
Proposed streets shall be properly related to county, regional or state transportation plans as have been prepared and adopted.
(4)
Where practicable, proposed streets shall be laid out to continue existing streets at no reduction in widths. However, greater street widths may be required at the recommendation of the Borough Engineer.
(5)
The arrangement of streets in new developments shall make provisions for the continuation of existing streets into adjoining areas and undeveloped or unplanned areas, and the continuation of proposed streets to the boundaries of the tract being subdivided.
(6)
New streets shall be connected to existing streets on properties that adjoining the proposed subdivision or land development at the discretion of the Borough.
B.
Road and street classification. All roadways within the Borough, existing and proposed, shall be classified in accordance with the following system.
Functional Classification of Mount Holly Springs Borough Roadways | ||
|---|---|---|
Classification | Class Description | Roads in Class |
Arterial | Provides inter-county connectivity | State Route 34 |
Trip lengths of 5 miles or greater | State Route 94 | |
Minimize local access points | ||
Higher operation speeds | ||
Collector | Connects local roads to arterials | Mill Street |
Provides intra-county connectivity | ||
Connect villages and small boroughs | ||
Local roads | Connect residences and commercial/industrial properties to higher order roads | All other Borough roads |
Alley or service drive | A secondary access, publicly or privately owned, primarily for service access to the rear of a property and not intended for general traffic circulation | |
C.
The following minimum right-of-way and street widths shall be required.
Street Classification | Right-of-way Width (feet) | Paved Cartway (feet) | Paved Shoulders (feet) |
|---|---|---|---|
Arterial | PennDOT Standards | PennDOT Standards | PennDOT Standards |
Collector | 60 | 24 | 8 each side |
Local roads | 50 | 24 | 4 each side |
Residential cul-de-sac turnaround (diameter) | 100 | 80 | — |
Nonresidential and mixed-use cul-de-sac turnaround (diameter) | 150 | 130 | — |
Alley and service drive | 20 | 20 | — |
D.
Street names and signs.
(1)
Continuations of existing streets shall be known by the same street name. Names chosen for new streets shall not duplicate or closely resemble names of existing streets in the Borough. All street names shall be coordinated with the Borough Master Street and Address Guide (MSAG) Coordinator and Cumberland County Geographic Information System (GIS) Department MSAG Coordinator.
(2)
It shall be the responsibility of the developer to provide street name signs and traffic control signs for the proposed development.
(3)
At least one street-name sign pole shall be placed at each intersection identifying all crossing street names. Signs shall be placed so that they do not obstruct sight distances and shall be under light standards, if present. The design of street-name signs shall be consistent, of a style appropriate to the community, of a uniform size and color, and erected in accordance PennDOT standards.
(4)
At signalized intersections, street signs shall be located on the overhead arm supporting the traffic signal; otherwise suitably suspended over the intersection. Street clearance shall be a minimum of 16 feet and six inches from the bottom of any sign or supporting equipment and the top of the paved surface.
E.
Access.
(1)
Any residential development proposing more than 15 dwelling units, or any development that would increase the total number of dwelling units to 15 or more on a single access, shall provide a minimum of two separate street access points to an existing public road or roads. For nonresidential or mixed-use developments, the threshold for providing two separate street access points to existing public roads shall be based upon the equivalent peak hour trips that would be generated by 15 residential dwellings as determined by the Institute of Transportation Engineers Trip Generation Manual, latest edition.
(2)
Shared driveways may be used to provide required vehicular access between two single-family detached dwellings and a street. The use of a shared driveway shall only be approved when cross-access easements ensure common use, access, and maintenance of the shared driveway for each property owner relying upon said shared driveway. The existence of such cross-access easements shall be clearly noted on the subdivision or land development plan and shall be recorded on the deeds for all affected lots. Shared driveways shall not exceed 500 feet in length and shall be a minimum of 20 feet in width.
(3)
The Borough may, at its discretion, require additional means of access to any development for emergency purposes where it is in the interest of public safety. The design, location, rights-of-way, ownership, and maintenance requirements of said access shall be subject to approval by the Borough in consultation with emergency services providers on a case-by-case basis.
F.
Cul-de-sac or dead-end streets.
(1)
Dead-end streets, whether public or private, are prohibited unless constructed as a cul-de-sac not exceeding 500 feet in length, with a turnaround having a minimum right-of-way and a pavement diameter conforming with the specifications in this section. The minimum cul-de-sac length shall be 250 feet. The length of a cul-de-sac shall be measured from its center line intersection point to the center point of the turnaround.
(2)
A cul-de-sac shall not be approved where a through street or loop is practicable, but only where the cul-de-sac is clearly the only practical design for the subdivision or land development.
(3)
A maximum of four lots shall be permitted to access the turnaround area of a cul-de-sac. Any lot designed with frontage on both the turnaround and the street leading to it shall be designed such that the driveway accesses the street frontage and not the turnaround frontage. Flag lots shall not be permitted to access the turnaround.
(4)
Where the turnaround right-of-way of a cul-de-sac street approaches or abuts the tract boundary, a fifty-foot right-of-way shall be extended to the adjacent property to permit future extension of the street at full width, unless future extension is not possible.
(5)
Temporary cul-de-sac streets shall be constructed at street terminations in phased developments. If approved of the Borough, a temporary cul-de-sac may be constructed without asphalt base or wearing course, but they shall conform with the dimensional requirements that apply to a permanent cul-de-sac. A temporary cul-de-sac shall be removed by the developer and replaced with the permanent street upon extension of the existing street.
(6)
Cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided with a snow removal easement located at the terminus of the cul-de-sac street for plowed snow during the winter months. A snow dump area shall be provided within the turnaround right-of-way and delineated on the subdivision and land development plan. Snow dump areas shall be a minimum of 30 feet in width and shall extend to the full depth of the cul-de-sac right-of-way from the curb or edge of the cartway. A snow dump area shall not encroach on driveways, trees, fire hydrant, water or gas shutoff valves, mailbox, streetlight, utility pole, or similar encroachments.
G.
Clear sight distance. Clear sight distance for all street intersections in accordance with Pennsylvania Department of Transportation Specifications Publication 408, PENNDOT Publication 72M or latest edition.
H.
Directional changes. Changes in street direction shall be made by horizontal curves with a minimum radius of 500 feet for arterial streets, 300 feet for collector streets, and 150 feet for local roads. These radii are to be measured at the center line. Shorter radii may be permitted on recommendation of the Borough Engineer.
I.
Street grades.
(1)
Proposed longitudinal street grades shall not exceed the following minimum and maximum limitations:
Street Classification | Minimum Grade | Maximum Grade |
|---|---|---|
Arterial | As determined by Borough Council in consultation with Planning Commission and PennDOT | |
Collector | 1% | 7% |
Local road | 0.75% | 10% |
Alley/service drive | 0.75% | 12% |
(2)
Intersection grade. Intersections shall be approached in all directions by leveling areas. Where grades exceed 8%, such leveling areas shall have a minimum length of 60 feet, measured from the intersection of roadway center lines, within which no grade shall exceed 4%.
J.
Vertical curves. Changes in grade shall be joined by vertical curves, and the maximum rate of change of grade shall be 5% per 100 feet of road, provided that the clear sight distances specified above are maintained at all points.
K.
Crown. The slope of the road surface crown (or cross slope) on collector and local roads shall be in accordance with Drawing Number CD-1 as found herein, or as directed by the Borough and the Borough Engineer. An inverted crown may be permitted on alleys and service drives at the discretion of the Borough and the Borough Engineer. The minimum and maximum cross slopes of the inverted crown shall be the same as those specified for a normal crown.
L.
Side slopes. Streets, cuts, and fills shall be provided with side slopes no steeper than one foot vertical to three feet horizontal unless approved by the Borough Engineer. All slopes shall by suitably planted with perennial grasses, vegetation, or other approved stabilized surface to prevent erosion.
M.
Materials and construction standards. Materials and construction standards for streets shall conform with the following table:
Materials and Standards | |
|---|---|
Arterial | PennDOT shall govern the construction of arterial streets |
Collector and local roads, and alleys | As specified on Drawing CD-1 as found herein |
N.
Storm drainage. All roads shall be designed and constructed to promote positive drainage off the road surface in conformance with the Borough's Stormwater Management Ordinance and any other local, state or federal requirements.
O.
Intersections.
(1)
No more than two streets shall intersect at the same point. Street intersections shall be at right angles wherever possible. Intersections of less than 70° (measured at the center lines of the streets) will not be permitted.
(2)
Intersecting streets shall not enter the same side of collector streets or arterial highways at intervals of less than 800 feet. Minor streets entering another street from opposite sides should be directly opposite each other; or if necessary, they shall be separated by at least 150 feet between center lines measured along the center line of the cross street.
(3)
Curb radii at intersections shall be according to the following schedule of minimum lengths: 15 feet for intersections of alley/service drives; 20 feet for local roads; and 30 feet for collector roads. Where streets of different categories intersect, requirements for the larger radius shall govern. At the street right-of-way line, a diagonal cut-off may be employed, provided sidewalk width and corner visibility are unimpaired.
(4)
A seventy-five-foot clear sight triangle shall be provided, in which no building or structure, wall, fence, hedge, tree, shrub, or other growth shall be placed except for utility poles, light standards, street signs, mailboxes, and fire hydrants. The Borough reserves the right to use posted speed limits or actual speed, determined by traffic study, and road grades to modify the calculation of the required sight triangle.
P.
Curbs and sidewalks.
(1)
Curbing and sidewalk shall be constructed for the full length and on both sides of all proposed streets.
(2)
General. All work and materials shall be in accordance with Pennsylvania Department of Transportation Specifications Publication 408, PennDOT Publication 72M or latest edition.
(3)
Excavation. Excavate to the required depth, then compact materials upon which the curb is to be contracted to a firm, even surface. No partial breaking of any existing curb or sidewalk shall be permitted without approval by the Borough Engineer or the Borough's designated agent.
(4)
Forms. Use acceptable metal forms, except on sharp curves and short tangent sections, where wood forms may be used. Use forms that will not discolor the concrete. Wood forms must be treated with liquid membrane to prevent excessive water absorption from the concrete. Forms shall be of wood or metal, straight, free from warp, and of sufficient strength when staked to resist the pressure of the concrete without springing. If wood, they shall be nominal two-inch planks surfaced on the inside and the top; if of metal, they shall be of approved section. Forms shall have a depth equal to the depth of the concrete and shall be thoroughly cleaned and oiled before the concrete is placed against them. Forms that are worn, bent, or damaged shall not be used.
(5)
Placing and finishing concrete for curbs and sidewalks. Place the concrete in the forms in layers not exceeding five inches in depth when spading, or layers not exceeding 15 inches in depth when using a vibrator to eliminate voids. Smoothly and evenly finish the top surface of the curb, using a float. While the concrete is still plastic, round the edges of the face and back of the curb. Place depressed curbs for drives or curb cut ramps where indicated or directed. The aggregate shall be spread on the prepared foundation to form a compacted bed four inches in depth. This material shall be thoroughly compacted. Satisfactory outlets for draining the bed shall be provided.
(6)
Slabs.
(a)
Sidewalks shall be constructed in separate slabs 20 feet in length, except for closures. These slabs shall be separated by transverse premolded expansion-joint filler, 1/4 inch in thickness for the full depth of the concrete. Transverse premolded expansion-joint filler shall also be placed adjacent to existing structures where directed. The slabs between expansion joints shall be divided into blocks five feet in length, by scoring transversely. Where the slabs are more than five feet in width, they shall be scored longitudinally in the center. Transverse and longitudinal scoring shall extend for a depth of at least 1/4 of the thickness of the concrete slab.
(b)
Premolded expansion-joint filler, 1/4 inch in thickness for the full depth of the concrete, shall be placed longitudinally where the sidewalk slab is to be constructed in contact with curbs. Where existing light standards, poles, fire hydrants, and similar structures are within the limits of the sidewalk area, the concrete around such structures shall be scored in a block eight inches wider than the maximum dimension of the structure at the sidewalk elevation. Prior to placing the concrete around such structures, premolded expansion-joint filler, 1/4 inch in thickness, shall be placed around the structure for the full depth of the concrete in the sidewalk.
(7)
Handicapped ramps. All handicap ramps will be installed at every intersection or where a sidewalk meets any path where a vehicle can travel. All ramps shall be constructed in conformance with PennDOT Publication 72M, latest edition.
(8)
Driveways. When curbing is to be removed to construct a driveway, the removal shall be done on the complete curb section. The length of curbing to be removed shall be carried to the nearest expansion joint or saw cut if the joint is located more than five feet from the end of the curb removal. Curb replacement shall be formed and shaped to the required driveway width. The driveway shall be depressed to a height of 1 1/2 inches above the finished paving grade of the street.
(9)
Curb machine. The concrete curb may be placed with an acceptable, self-propelled machine. Uniformly feed the concrete to the machine so the concrete maintains the shape of the section, without slumping after extrusion. Voids or honeycombs on the surface of the finished curb will not be allowed. Immediately after extrusion, perform any additional surface finishing required.
(10)
Joints. Form or saw contraction joints 3/16-inch wide and two inches deep. Saw as soon as possible after the concrete has set sufficiently to preclude reveling during the sawing and before any shrinkage cracking occurs in the concrete. The depth of saw cut may be decreased at the edge adjacent to the pavement to obtain a maximum depth without pavement damage. Tool the edges of construction joints to a 1/4-inch radius. Place 3/4 inch premolded expansion joint material, cut to the cross-sectional area of the curb, at structures, and at the end of the work day. All joints will be sealed as specified in PennDOT Publication 408, latest edition.
(11)
Removal of forms. Do not remove forms until such time as it will not be detrimental to the concrete. Correct irregular surfaces by rubbing with a carborundum stone. Brush finishing or plastering will not be permitted. Fill minor defects with mortar.
(12)
Backfilling and embankment. Backfill must be placed within 48 hours after form removal, and this backfill shall be compacted in place along the rear face to within six inches of the top of the curb. Complete embankments in back of raised curbs, as indicated, except compact the embankment by means of mechanical tampers, or roller, if permitted, not exceeding eight tons. Dispose of unsuitable and surplus material.
(13)
Inspection required. Curbs shall be inspected by the Borough Engineer or the Borough's designated agent after the forms have been placed, just prior to the pouring of the concrete and after completion of all work.
(14)
Detail drawings. To the extent not otherwise specified herein, all curbs shall be installed in accordance with the specifications contained in PennDOT Form 408 and PennDOT Publication 72M, latest versions.
(15)
Sign sleeves. All constructed sidewalks shall have sleeves installed for the replacement of street sign posts and for any signs proposed by the development. In addition, at the request of the Borough, sleeves should be installed where additional new signs are proposed.
(16)
Prohibited. Monolithic pouring of sidewalks and curbs are hereby prohibited. Rolled curb will not be acceptable for curb construction or replacement.
(17)
Disclaimer. To the extent not otherwise specified herein, all concrete sidewalk and curb shall be designed, constructed, and installed in accordance with the specifications contained in PennDOT Form 405 Publication and PennDOT Publication 72M, latest versions.
Q.
Private streets.
(1)
The Borough recognizes health, safety, and general welfare concerns that are unique to private streets related to emergency management services, utilities, delivery services, and private landowner and maintenance issues. All of these concerns shall be considered by the Borough in any decisions related to private streets, and shall be adequately addressed by the applicant.
(2)
Only one private street shall be permitted for any property as it existed on the date of adoption of this chapter.
(3)
Private streets shall have direct access to a public street, serve as an access for the development only, and shall not be intended for general public use or thoroughfare.
(4)
Private streets for residential subdivisions of more than three dwelling units, and private streets for nonresidential developments shall conform with the design and construction standards for public streets as specified in this chapter.
(5)
Borough Council may, at its discretion, approve private streets for residential subdivisions of three or fewer dwelling units that comply with the following minimum construction standards. The applicant shall not consider the following standards to be "by right" standards. The Borough Council shall have full authority to require any street to be designed and constructed to the standards for public streets as specified in this chapter.
(6)
Said private streets shall:
(a)
Be located continuously in the center of a right-of-way having a minimum width equal to 25 feet;
(b)
Have a minimum cartway width of 16 feet;
(c)
Be constructed of a base course consisting of a minimum of eight inches of 2A stone or similar material. Measurement applies after compaction.
(d)
Be improved as per Borough street specifications for a minimum distance of 50 feet from the edge of the existing public street cartway, when constructed with a downward slope toward the intersecting public street.
(7)
Private streets shall be limited to a length of 500 feet. Minimum turning radii shall be 36 feet inside and 52 feet outside. Trees, landscaping, lamp posts, signs, and other vertical obstructions more than seven feet tall shall not be placed within 10 feet of the outside turning radius.
(8)
Dead-end streets shall be constructed as culs-de-sac, including a turnaround built to Borough specifications.
(9)
The construction and inspection of private streets shall be included in any improvement guarantee required by Article VI of this chapter.
(10)
Unobstructed horizontal clearance for the entire width of the cartway and unobstructed vertical clearance of 13 feet, six inches shall be maintained throughout the length of the private street. Road construction shall be such to allow two-way vehicular traffic and transit by normal emergency management, utility, and delivery vehicles throughout its length.
(11)
Where subdivision plans with private streets are approved by the Borough, the following text shall be included in its entirety on the plan in the form of a note, and the private streets on such plans shall be subject to the provisions specified thereby:
(a)
Private street restrictions and conditions. Each deed prepared and recorded for the conveyance of any lot depicted on the accompanying plat shall contain the following restrictions and conditions, which shall be deemed as covenants running with the land in perpetuity: 1) The private street shown on the plat depicting the subject lot shall remain a private street. The Borough of Mount Holly Springs shall have no responsibility or obligation under any circumstances to accept dedication of the private street for public use; 2) The purchasers and/or owner of subject lot, their heirs, successors, assigns, and personal representatives shall be responsible for the construction, operation, maintenance (including snow removal), and repair of said private street; 3) The Borough of Mount Holly Springs shall have no duty, responsibility, or liability for said private street relative to its construction, operation, maintenance (including snow removal), or repair; 4) No further subdivision of any of the lots served by said private street shall be permitted until and unless said private street has been constructed or improved such that it complies in all ways with the prevailing standards of the Borough for public streets, has been offered for dedication to the Borough for public use by at least 80% of the owners or purchasers of the lots abutting the private street, and has been accepted by the Borough for dedication as a public street of the Borough.
(12)
A private street maintenance agreement shall be required for any plan depicting properties served by a private street. Included as part of this agreement shall be all of the provisions of the Private Street Restrictions and Conditions plan note required by this section and any other provisions deemed appropriate by the Borough. Said agreement shall be provided to the Borough as part of the plan application and shall be reviewed and approved by the Borough Solicitor. A reference to the private street maintenance agreement shall appear on the subject subdivision or land development plan, and on all newly created deeds for the subject properties.
R.
Driveways.
(1)
Individual driveways within any subdivision or land development shall be separated from each other by a minimum distance of 10 feet from the nearest driveway pavement edges.
(2)
Private driveways on corner lots shall be located at least 40 feet from the point of intersection of the nearest street edge of pavement — unless redevelopment of an existing lot with a driveway within 40 feet from the point of intersection of the nearest street edge of pavement — in which case the closest edge of the existing driveway shall be the maximum extent of any redeveloped driveway. Private driveways shall be setback a minimum of five feet from side property lines unless a joint use driveway is proposed.
S.
Islands or medians. No island or median shall be permitted within the cartway or turnaround of any street that is proposed for dedication to the Borough.
A.
Monuments and markers must be placed by a registered professional engineer or professional land surveyor 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. Monuments must be marked on top with a copper or brass plate or dowel set in the concrete.
B.
Location of monuments.
(1)
At least two corners of the boundary of the original tract of the development or subdivision shall be monumented.
(2)
A minimum of two monuments shall be set on the street right-of-way lines of each street. Monuments shall be set on the same street right-of-way line.
(3)
On the street right-of-way lines, monuments may be set at the following locations:
(a)
At the intersection of street right-of-way lines.
(b)
At the intersection of a street right-of-way line and the side line of an interior lot.
(c)
At either or both ends of curved street right-of-way lines.
(d)
At such other points along the street right-of-way lines as may be determined by the Borough Engineer so that any street may be readily defined in the future.
(4)
A monument shall be set at the primary control point determined for the development or subdivision.
C.
Construction of monuments and markers.
(1)
Monuments shall be four inches in diameter and shall be 30 inches long. Monuments shall be made of concrete, stone, or by setting a four-inch cast iron or steel pipe filled with concrete.
(2)
Markers shall be 3/4-inch square or 3/4-inch in diameter and 24 inches long. Markers shall be made of iron pipes or iron or steel bars.
D.
Bonding and inspection. Monuments required by this chapter to be set at locations shown on the approved final plan shall be bonded in accordance with Article VI herein at the rate determined by an engineering estimate, but at a minimum fee as set from time to time by resolution of the Borough Council.. Monument placement shall be inspected by the Borough Engineer prior to releasing the bond.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
E.
Replacement. Any monuments or markers that are discovered to have been removed must be replaced by a professional land surveyor at the expense of the developer and/or owner.
A.
Telephone, electric, gas, TV cable, and such other utilities shall be installed underground and shall be provided with easements to be dedicated for such utilities and in accordance with plans approved by the Borough and the applicable utility company.
B.
Lots which abut existing easements or public rights-of-way where aboveground utility lines have been previously installed may be supplied with electric and telephone service from those overhead lines, but service connections from the utilities overhead lines shall be installed underground.
C.
Where road widening and other conditions resulting from subdivision and land development necessitate replacement or relocation of overhead utility lines, new facilities shall be installed underground. Costs of any relocation of public utilities shall be the responsibility of the developer.
D.
Underground installation of the utility distribution and service lines shall meet the prevailing standards and practices of the company providing the service and shall be completed prior to street paving and gutter, curbing, and sidewalk installation.
E.
Where overhead lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen their visual impact.
F.
Underground utility notifications. In accordance with the provisions of PA Act 38,[1] as amended, the applicant shall contact all applicable utilities and accurately determine and show the location and depths of all underground utilities within the boundaries of the tract proposed for development and in the vicinity of any proposed off-site improvement, prior to excavation.
[1]
Editor's Note: See the Underground Utility Line Protection Law, 73 P.S. § 176.
A.
All residential subdivisions or land development plans submitted after the effective date of this chapter shall provide for suitable and adequate recreation to:
(1)
Ensure adequate recreational areas and facilities to serve the future residents of the Borough.
(2)
Maintain compliance with recreational standards as developed by the National Recreation and Parks Association.
(3)
Reduce increasing usage pressure on existing recreational areas and facilities.
(4)
Ensure that all present and future residents can engage in many and varied recreational pursuits.
(5)
Reduce the possibility of the Borough becoming overburdened with the development and maintenance of many very small, randomly placed, and widely separated recreation areas.
B.
Requirements.
(1)
The amount of land required to be provided for recreational purposes for residential subdivisions or land development plans shall be as follows:
(2)
A maximum of 25% of the total land area required by this section to be provided for recreation may consist of floodplain areas, steep slopes or stormwater management facilities.
(3)
Such land set aside shall be suitable to serve the purpose of active and/or passive recreation by reason of its size, shape, location, and topography and shall be subject to the approval of the Borough Council.
(4)
The applicant shall satisfy the Borough Council that there are adequate provisions to assure retention and all future maintenance of such recreation areas by maintaining ownership or by providing for and establishing an organization for the ownership and maintenance of the recreation area, and such organization shall not be dissolved, nor shall it dispose of the recreation area by sale or otherwise, except to an organization conceived and established to own and maintain the recreation area without first offering to dedicate the same to the Borough.
(5)
Recreation area location criteria. The Planning Commission and the Borough Council, in exercising their duties regarding the approval of subdivision and land development plans, shall consider the following criteria in determining whether to approve the proposed location of recreation areas in the applicant's subdivision or land development plan:
(a)
Site or sites shall be easily and safely accessible from all areas of the development to be served, have good ingress and egress and have access to a street; however, no street shall traverse the site or sites.
(b)
Site or sites shall have suitable topography and soil conditions for use and development as a recreation area.
(c)
Size and shape for the site or sites shall be suitable for development as a park.
(d)
When designing and developing these recreation areas, it shall be done according to the standards established by the National Recreation and Parks Association.
(e)
Site or sites shall, to the greatest extent practical, be easily accessible to essential utilities, water, sewer, power, and site maintenance.
C.
Dedication to municipality.
(1)
In a case where the applicant does not wish to retain the required recreation area, an applicant may request that such area be dedicated to the Borough for public use prior to final plan approval.
(2)
In addition to approving the site of recreation areas to be dedicated to the Borough, the Planning Commission shall make its recommendation to the Borough Council as to whether the dedication should be accepted by the Borough.
(3)
Such area dedicated to the Borough for public use shall be suitable for recreational purposes by reason of size, shape, location, topography, and access.
(4)
The Borough Council may find dedication to be impractical because of the size, shape, location, access, topography, drainage, or other physical features of the land and that such dedication would adversely affect the subdivision or land development and its future residents or occupants or that there is no land area within the proposed subdivision that is practical for dedication to the public because of size, access, topography, or other physical characteristics.
(5)
When the Borough Council deems it to be in the public interest to accept dedicated land, such acceptance shall be by means of a deed of dedication, which shall include the description of the dedicated recreation area.
D.
Fee in lieu of dedication.
(1)
Where the Borough Council determines that because of the size, shape, location, access, topography, or other physical features of the land that it is impractical to dedicate land to the Borough or set aside a recreation area as required by this article, the Borough shall require a payment of a fee in lieu of dedication of such land, which shall be payable to the Borough prior to approval of each final section of the plan by the Borough Council.
(2)
The amount of the fee shall be as indicated in the Mount Holly Springs Borough Subdivision and Land Development Booklet.
(3)
The land or fees, or combination thereof, are to be used only for providing park or recreational facilities accessible to the development.
(4)
A fee authorized under this subsection shall, upon its receipt by the Borough, be deposited in an interest-bearing account, clearly identifying the specific recreation facilities for which the fee was received. Interest earned on such accounts shall become funds of that account. Funds from such accounts shall be expended only in properly allocable portions of the cost incurred to construct the specific recreation facilities for which the funds were collected.
(5)
Upon request of any person who paid any fee under this subsection, the Borough shall refund such fee, plus interest accumulated thereon from the date of payment, if the Borough had failed to use the fee paid for the purposes set forth in this section within three years from the date such fee was paid.
(6)
No municipality shall have the power to require the construction of recreational facilities or the dedication of land or fees in lieu thereof or private reservation, except as may be provided by statute.
A.
Service utilities. Easements shall be provided for poles, wires, conduits, storm and sanitary sewer lines, gas, water and heat mains, and other utilities intended to serve the abutting lots and for access to facilities. The minimum width of utility easements shall be 20 feet. Wherever possible such easements shall be centered on the side or rear lot lines, or along the front lot lines.
B.
Stormwater, sanitary sewage, and clear water collection or transmission systems. Where a subdivision and/or land development is traversed by stormwater, sanitary sewage, or clear water collection system facilities, a utility easement shall be provided. In no case shall the easement be less than 30 feet in width. Additional width may be required by the Borough depending on the purpose and use of the easements. All stormwater easements are to be dedicated to private property owners unless the easement is designed to carry stormwater away from stormwater infrastructure already owned by the Borough.
C.
Stream, watercourse, drainage channel, pond, or lake. Where a subdivision and/or land development is traversed by a watercourse, drainage way, channel, or stream, there shall be provided a drainage easement conforming substantially with its location for widening, deepening, relocating, improving, or protecting such watercourses; providing proper maintenance; or for installing a stormwater or clear water system. The following standards shall apply:
(1)
Perennial streams: 25 feet from the stream bank.
(2)
Intermittent stream, natural drainage way, channel, or swale: 25 feet from the edge of the watercourse.
In no case shall any drainage easement be less than 25 feet in width or less than the one-hundred-year floodplain (whichever is greater).
(3)
An access easement shall be provided to the drainage easement. The width of such access points shall not be less than 20 feet.
D.
Conservation. In all subdivision and land developments, a twenty-five-foot conservation easement shall be provided around all delineated wetland areas to ensure minimal disturbance and encroachment in these areas.
A.
Landscaping. It is the intent of this section to provide a set of minimum standards for landscaping to improve and maintain community appearance, the environment, and value of properties within the Borough.
(1)
Minimum landscaping requirements.
(a)
Five deciduous shrubs or hedges may be substituted for one deciduous tree for a maximum of 20% of the tree requirement.
(b)
The preservation of existing deciduous or evergreen trees of four-inch caliper or greater within the net lot area may be substituted for 50% of the tree requirement. The number of existing trees must meet or exceed 50% of the number of trees required.
(c)
The remaining area required to be landscaped shall be ground cover.
(d)
All trees, shrubs, hedges, or ground cover that is severely damaged shall be replaced by the current property owner as soon as is practical considering growing seasons, within a maximum of 150 days.
(2)
Street trees. Street trees shall be planted in accordance with Chapter 500, Zoning, and as not to interfere with utilities, roadways, sidewalks, street signs, streetlights, clear sight triangles, and safe sight distance.
(3)
Minimum planting specifications at the time of planting.
(a)
Trees with less than three inches in caliper shall be properly staked or trees with more than three inches in caliper shall be guyed and be properly protected for a period of one year from the date of planting.
(b)
Any nylon rope used in balling the tree must be cut and removed from the root ball.
(c)
Trees and shrubs shall be hardy, not prone to disease or pests, and suitable for use as a screening hedge, including dense foliage.
(d)
Stabilization measures shall include erosion control blankets or mats as specified in PennDOT Publication Number 408 (latest version) for slopes steeper than 3:1.
(4)
Landscape plan. The landscape plan should include the following information:
(a)
An on-site inventory identifying type, size, and height of existing plant materials.
(b)
A plant schedule describing plant materials, including names (common and botanical), location, caliper sizes, heights, spread, and spacing at installation.
(c)
A plan for maintenance of landscaping.
(d)
Location, height, and type of plant material proposed for buffer yards, screening, and fencing.
(e)
The manner in which trees and shrubs are to be planted shall be indicated on a tree and shrub planting detail.
(f)
The manner in which lawn areas and ground cover are to be planted shall be indicated on a ground cover detail.
(g)
A description of how existing healthy trees are proposed to be retained and protected from damage during construction should be described in the construction detail.
(h)
Size, height, location, and material of proposed seating, lighting, planters, sculptures, and water features.
(i)
Location and dimension of clear sight triangles.
(j)
Location of any overhead obstacles such as utilities, signs, lights, etc. Plan shall provide evidence that proposed trees will not interfere with such obstacles.
(5)
Native plant requirements. www.plantnative.org has released a list of tree and shrub species that are native to Pennsylvania, New York, and Northern New Jersey. These plant species are recommended by the Borough of Mount Holly Springs for use to satisfy any ordinance requirement. A complete listing of recommended native plants is included in Chapter 500, Zoning.
A Traffic impact study shall be performed, concurrent with a preliminary plan submission, for all developments that generate, individually or cumulatively, total traffic volumes of 800 or greater trips per day as determined by the trip generation rates published by the Institute of Traffic Engineers (ITE). The Borough Council may also require a traffic impact study when, in its opinion, the following conditions exist: 1) Current traffic problems exist in the local area (e.g., high-accident location, confusing intersection, congested intersection), or 2) The capability of the existing road system to handle increased traffic is questionable. The study shall be prepared by a traffic engineer licensed in the Commonwealth of Pennsylvania. The cost of the study and its review by the Borough shall be borne by the applicant. The traffic impact study shall conform to the following:
A.
Area of traffic impact study. The traffic impact study area shall be based on the characteristics of the surrounding area. The intersections to be included in the study shall be adjacent to the site or have direct impact upon the access to the site, including corridor considerations. The intersections shall be mutually agreed upon by the Borough Engineer and the traffic engineer preparing the study. The Borough Council shall resolve any dispute between the Borough Engineer and the traffic engineer.
B.
Preparation by transportation engineer required. Traffic impact studies shall be prepared under the supervision of qualified and experienced transportation engineer with a Professional Engineer Certification.
C.
Horizon year. The traffic forecasts shall be prepared for the anticipated opening year of the development, assuming full buildout and occupancy. This year shall be referred to as the "horizon year" in the chapter.
D.
Non-site traffic estimates. Estimates of non-site traffic shall be made and will consist of through-traffic and traffic generated by all other developments within the study area for which preliminary or final plans have been approved. Non-site traffic may be estimated using any one of the following three methods: "Build-up" technique, area transportation plan data or modeled volumes, and trends or growth rates.
E.
Trip generation rates required. The traffic impact study report shall include a table showing the categories and quantities of land uses, with the corresponding trip generation rates or equations (with justification for selection of one or the other), and resulting number of trips. The trip generation rate used must be either from the latest edition of Trip Generation by ITE, or from a local study of corresponding land uses and quantities. All sources must be referenced in the study.
F.
Consideration of pass-by trips. If pass-by trips, including goods movement, or shared trips are a major consideration for the land use in question, studies and interviews at similar land uses must be conducted or referenced.
G.
Rate sums. Any significant difference between the sums of single-use rates and proposed mixed-use estimates must be justified in the study report.
H.
Explanations required. The reasoning and data used in developing a trip generation rate for special or unusual generators must be justified and explained in the report.
I.
Definition of influence area.
(1)
Prior to trip distribution of site-generated trips, an influence area must be defined that contains 80% or more of the trip ends that will be attracted to the development. A market study can be used to establish the limits of an influence area, if available. If no market study is available, an influence area should be estimated based on a reasonable documented estimate. The influence area can also be based on a reasonable convenient travel time to the site, or delineating area boundaries based on locations of competing developments and industrial or commercial operations.
(2)
Other methods, such as using trip data from an existing development with similar characteristics or using an existing origin-destination survey of trips within the area can be used in place of the influence area to delineate the boundaries of the impact.
J.
Estimates of trip distribution required.
(2)
Whichever method is used, trip distribution must be estimated and analyzed for the horizon year. A multi-use development may require more than one distribution and coinciding assignment for each phase (for example, residential and retail phases on the same site). Consideration must also be given to whether inbound and outbound trips will have similar distribution.
K.
Trip assignments.
(1)
Assignments must be made considering logical routings, available roadway capacities, left turns at critical intersections, and projected (and perceived) minimum travel times. In addition, multiple paths should often be assigned between origins and destinations to achieve realistic estimates, rather than assigning all the trips to the route with the shortest travel time. The assignments must be carried through the external site access points and in large projects (those producing 500 or more additional peak direction trips to or from the site during the development's peak hour) through the internal roadways. When the site has more than one access driveway, logical routing and possibly multiple paths should be used to obtain realistic driveway volumes. The assignment should reflect conditions at the time of the analysis. Assignments can be accomplished either manually or with applicable computer models.
(2)
If a thorough analysis is required to account for pass-by trips, the following procedures should be used:
(3)
Upon completion of the initial site traffic assignment, the results should be reviewed to see if the volumes appear logical given characteristics of the road system and trip distribution. Adjustments should be made if the initial results do not appear to be logical or reasonable.
L.
Total traffic impacts. Traffic estimates for any site with current traffic activity must reflect not only new traffic associated with the site's development, but also the trips subtracted from the traffic stream because of the removal of a land use. The traffic impact study should clearly depict the total traffic estimate and its components.
M.
Capacity analysis.
(1)
Capacity analysis must be performed at each of the major street and project site access intersection locations (signalized and unsignalized) within the study area. In addition, analyses must be completed for roadway segments deemed sensitive to site traffic within the study area. These segments may include weaving sections, ramps, internal site roadways, parking facility access points, and reservoirs for vehicles queuing off-site and on-site. Other locations may be deemed appropriate depending on the situation.
(2)
The recommended level of service analysis procedures detailed in the most recent edition of the Highway Capacity Manual must be followed. The Borough considers the overall Level of Service Ratings A, B, and C to be acceptable for signalized intersection; Ratings D, E, or F are unacceptable. (On state highways, PennDOT criteria is Rating D or above as acceptable in urban areas, and Rating C or above in rural areas).
(3)
The operational analyses in the Highway Capacity Manual should be used for analyzing existing traffic impacts, access requirements, or other future conditions for which traffic, geometric, and control parameters can be established.
N.
Required levels of service. The traffic impact study shall identify the improvements necessary to meet the goals of the study. The applicant shall be responsible for the improvements required to meet goals of the study. The off-site improvements are required if the Borough has a Traffic Impact Ordinance. The goals of the study are to:
(1)
Provide safe and efficient movement of traffic within the site and on surrounding roads;
(2)
Minimize the impact of the project upon non-site trips;
(3)
Not allow the levels of service at intersections currently rated A or B to be worse than C; and
(4)
Not reduce the current levels of service at intersections with ratings of C or lower
O.
Documentation required. A traffic impact study report shall be prepared to document the purpose, procedures, findings, conclusions, and recommendations of the study.
(1)
The documentation for a traffic impact study shall include, at a minimum:
(a)
Study purpose and objectives.
(b)
Description of the site and study area.
(c)
Existing conditions in the area of the development.
(d)
Recorded or approved nearby development.
(e)
Trip generation, trip distribution, and modal split (passenger and goods movement).
(f)
Projected future traffic volumes.
(g)
An assessment of the change in roadway operating conditions resulting from the development traffic.
(h)
Recommendation for site access and transportation improvements needed to maintain traffic flow to, from, within, and past the site at an acceptable and safe level of service.
(2)
The analysis shall be presented in a straightforward and logical sequence. It shall lead the reader step-by-step through the various stages of the process and resulting conclusions and recommendations.
(3)
The recommendations shall specify the period within which the improvements should be made (particularly if the improvements are associated with various phases of the development construction), and any monitoring of operating conditions and improvements that may be required.
(4)
Data shall be presented in tables, graphs, maps, and diagrams wherever possible for clarity and ease of review.
(5)
To facilitate examination by the Planning Commission and the Borough Council, an executive summary of one or two pages shall be provided, concisely summarizing the purpose, conclusions, and recommendations.
(6)
The report documentation outlined above provides a framework for site traffic access or impact study reports. Some studies will be easily documented using this outline. However, the specific issues to be addressed, local study requirements, and the study results may warrant additional sections.
A.
Any subdivision or land development proposing earth disturbance shall design, implement, and maintain erosion and sediment pollution controls in conformance with 25 Pa. Code Chapter 102.
B.
It shall be the responsibility of the applicant to determine the rules and regulations that are applicable to the proposed earth disturbance, and to secure all necessary approvals and authorizations including, but not limited to:
C.
The applicant shall submit all applicable plans and computations to the County Conservation District for approval as applicable pursuant to 25 Pa. Code Chapter 102.
D.
The applicant shall provide confirmation to the Borough that all required approvals, authorizations, or permits have been secured prior to the Borough releasing any final subdivision or land development plan for recording.
To provide more suitable sites for building and other uses, improve surface drainage, and control erosion, the following requirements shall be met:
A.
All lots, tracts, or parcels shall be graded to provide proper drainage away from buildings and dispose of drainage without ponding, and all land within a development shall be graded to drain and dispose of surface water without ponding.
B.
All drainage provisions shall be of such design to adequately handle the surface runoff and carry it to the nearest suitable outlet, such as a 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.
C.
Concentration of surface water runoff shall only be permitted in swales loading to natural watercourses.
D.
Excavations and fills:
(1)
Cut and fill slopes shall not be steeper than 2:1 unless stabilized by a retaining wall or cribbing, except as approved by the Borough Council when handled under special conditions.
(2)
Adequate provisions shall be made to prevent surface water from damaging the outface of excavations or the sloping surfaces of fills.
(3)
Cut and fills shall not endanger adjoining property.
(4)
Fill shall be placed and compacted to minimize sliding or erosion of the soil.
(5)
Fills shall not encroach on natural watercourses or construction channels.
(6)
Fills placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.
(7)
Grading will not be done in such a way to divert water onto the property of another landowner without the expressed consent of the Borough Council and the landowner.
(8)
During grading operations, necessary measures for dust control will be exercised.
(9)
Grading equipment will not be allowed to cross streams or watercourses; provisions will be made for the installation of culverts or bridges.
A.
All subdivision and land development plans shall identify the location of existing wetland as determined by the standards of either the U.S. Army Corps of Engineers (USACOE), U.S. Environmental Protection Agency, Pennsylvania Department of Environmental Protection (DEP), or the U.S. Soil Conservation Service. Wetland areas are not limited to those areas delineated on wetland maps prepared by the U.S. Fish and Wildlife Service. Any proposed encroachment into the wetland shall include a copy of the permit or approval from the applicable state and federal agencies. No action by the Borough shall be relied upon in lieu of a permit issued by the appropriate agency.
B.
The applicant must determine if wetlands exist on the property in the proposed subdivision or land development. The applicant must also determine if any wetlands will be impacted off site from the property. This determination shall be made in accordance with the current requirements of the DEP and the USACOE.
C.
D.
The following certification notes shall be placed on the subdivision or land development plan sheet that will be recorded, and the notes shall also be placed on the plan included in the wetlands study:
"I, (signature of consultant and date), hereby certify that a wetlands study was conducted in accordance with Borough, state, and federal wetlands requirements."
E.
Any approval by the Borough shall be contingent on full compliance with any requirements of any regulatory agency, and no action by the Borough shall be relied on in lieu of a permit issued by the appropriate agency.
A.
Each new structure or dwelling created in Mount Holly Springs Borough shall be individually self-sufficient for water supply and the water supply system. The applicant shall provide an adequate and potable water supply and distribution system to service the proposed subdivision or land development, which shall be: 1) individual, 2) public, or 3) private community and maintained and operated in accordance with the DEP. The purpose of these provisions is to ensure that each dwelling unit and each commercial and industrial building in all subdivisions hereafter granted approval shall have an adequate supply of potable water for domestic use and for fire protection.
B.
Hydrogeologic/water supply study. Hydrogeologic/water supply study for groundwater supply shall be required for greater than 25 residential dwellings (single or cumulative) or commercial, industrial, or recreational uses that propose the single or cumulative groundwater system greater than 7,500 gallons per day in or near the proposed subdivision or land development.
(1)
The hydrogeologic/water supply study shall be prepared by a professional engineer or hydrogeologist experienced in the field and procedures involved. Two copies of the report shall be submitted in conjunction with preliminary and final plans for review by the Municipal Engineer.
(2)
The hydrogeologic/water supply study shall be prepared as a written report and shall include the following basic data in textual and tabular form:
(a)
A project narrative describing the overall project.
(b)
Study area. The study shall focus on the development site and an area of 1/4-mile buffer surrounding the site.
(c)
An examination of the possible use of on-site water supply systems and the impact of such systems on groundwater supply, connection to an existing water supply system, or the construction of a central community system.
(d)
A complete geologic profile and plan and a discussion of the effect of the proposed development and construction activity on the groundwater supply.
(e)
A statement and justifiable analysis by the professional firm as to the sufficiency of the subsurface aquifers to support on-lot water systems for the proposed development, verified by well testing and other appropriate means, as well as analyzing the impact on existing sources.
(f)
Description of the distance from the nearest public water supply system and the capacity of the system to accommodate the proposed subdivision and/or land development.
(g)
Where a central community water system is proposed, evidence that the system will have an adequate supply of potable water for domestic or other proposed use and that each unit or building will have adequate supply for fire protection.
C.
On-lot water supply.
(1)
Where there is no existing public water supply and the hydrogeologic/water facilities study indicates that connection to a public water supply system or central community system is not feasible, each lot in the development must be provided with an individual on-lot water supply system in accordance with the standards required by the DEP. The Mount Holly Springs Borough shall approve the use of individual on-lot water supply systems (wells) when:
(a)
The hydrogeologic/water feasibility study indicates that justification of the project necessitates the use of this type of water supply;
(b)
The anticipated water supply yield is adequate for the type of development proposed;
(c)
The installation of an on-lot system(s) will not endanger or decrease the groundwater supplies to adjacent properties.
(d)
Construction of wells for individual small water supplies shall conform to DEP's Construction Standards for Individual Water Supplies, as revised from time to time.
D.
Public water supply. Where there is an existing public water supply system within 1,000 feet from a proposed subdivision and development, and such system has adequate planned capacity and is willing to serve that subdivision or land development, a complete water supply system connected to the existing water supply system must be provided and fire hydrants shall be installed in accordance with § 450-516 of this chapter.
(1)
Where plans approved by a public water supplier provide for the installation of such public water supply system within four years, the developer shall provide a complete water system for connection to the planned water main supply system.
(2)
Where connection to a public water supply is possible or feasible, the plan for the installation of such water supply system must be prepared for the development with cooperation of the appropriate water utility company and reviewed by the Borough Engineer.
(3)
Where a public water supply system is not feasible for the proposed development as evidenced in the hydrogeology/water facilities study, the developer shall provide information related to the construction and installation of a central community water supply system.
E.
Central community water supply system. The design and installation of a central community water supply system shall be subject to the approval of the Mount Holly Springs Borough and the DEP.
(1)
Standards and materials for the construction of any central community water supply system shall meet or exceed those requirements described in the Public Water Supply Manual of the DEP and shall be subject to approval by the Borough Engineer. Where a permit is required by DEP, it shall be presented as evidence of such review and approval before construction of the system will commence.
(2)
Where the central community water supply system is proposed under the jurisdiction of the Pennsylvania Public Utilities Commission (P.U.C.), the water supply study shall also incorporate those items of information required by the P.U.C.
(3)
The central community water system shall be designed to furnish an adequate supply of water to each lot, with adequate water main sizes and fire hydrant locations to meet the specifications of the Middle States Department Association of Fire Underwriters. A technical study shall be submitted to the Borough for review by the Borough Engineer and Fire Marshal. Fire hydrants shall be placed and constructed in accordance with § 450-517 of this chapter.
(4)
All suitable agreements, including financial guarantees, shall be established for the ownership and maintenance of the system. Ownership and maintenance of the central community water system shall be the responsibility of an organization formed and operated in accordance with § 450-518 of this chapter. Such a system shall be designed and constructed in a manner that would permit adequate connection to a public water supply system in the future.
(5)
All water systems located in flood-prone areas, whether public or private, shall be flood proofed to a point 1 1/2 feet above the one-hundred-year flood elevation.
(6)
Groundwater for central community water systems. Groundwater for community water systems must conform to the DEP requirements and standards. A minimum of two sources of groundwater must be provided for each community water system. Each groundwater source shall be capable of supplying the average daily demand of the proposed dwelling units.
A.
Each new dwelling created in the Borough shall be self-sufficient for sewage disposal and the sewage disposal system shall be publicly owned, community owned, or individually owned, maintained, and operated.
B.
As specified in Article IV, all plan submissions must be accompanied by the appropriate Sewage Facilities Planning Module for subdivision land development provided by the DEP. All planning module reviews shall conform to the Pennsylvania Sewage Facilities Act of 1965, P.L. 1535, No. 537, as amended; DEP's Chapter 71 regulations, Administration of Sewage Facilities; the Municipality's Act 537 Plan; and this and any other Borough ordinances.
C.
Individual (on-lot) sewage disposal.
(1)
Where public sanitary sewers are not feasible, the use of on-lot sewage disposal systems shall be permitted. The use of such on-lot systems is governed by regulations of the DEP and enforced by the Borough sewage enforcement officer (SEO).
(2)
Prior to approval of any plan depicting on-lot sewage disposal systems, the developer shall have had soils testing performed on each lot to determine the suitability for such systems and shall have secured the approval of the Borough SEO and/or DEP using a Planning Module for Land Development. Each on-lot sewage disposal system must be approved by the Borough SEO and DEP.
(3)
An individual sewage disposal system shall be located on the lot that it serves, or within adjacent open space that is designated for that purpose.
D.
Public sewage systems.
(1)
Where a public sanitary sewage system exists within 1,000 feet of the development site, the applicant must install a complete sanitary sewage system within the development as required to connect the site to the available sanitary sewage system unless a waiver is granted via hardship by the Borough Council.
(2)
Where a public sanitary sewage system does not currently exist within 1,000 of the development site, but is identified in the Municipal 537 plan and, in the opinion of the Borough Council, will become available within five years, the applicant shall install a complete sanitary sewage collection system in accordance with the following requirements unless a waiver is granted via hardship by the Borough Council:
(a)
A collector main installed in the street or approved right-of-way;
(b)
Lateral installations to the right-of-way lines of streets, lot, or parcel property lines or sewer easement right-of-way lines, whichever pertains to the individual situation;
(c)
All termini shall be capped in a manner that will ensure that all collector mains, laterals, and house connections shall be watertight pending connections with the public sanitary sewage system.
(3)
Design and construction.
(a)
The construction of the system, including all service connections, pumping stations, and interceptors shall be constructed at the developer's expense and shall not commence until written authorization to proceed with construction has been obtained from the Borough and DEP.
(b)
The system shall be designed by a registered professional engineer and approved by the Borough Engineer.
(c)
When a public sanitary sewage system is installed and capped by the Developer, the applicant may also install temporary on-site sewage disposal facilities, provided that the system is designed to provide connection to the public sewer when it becomes operable. At that time the temporary on-site system shall be disconnected.
(d)
Sanitary sewers and sewage disposal systems shall not be combined with stormwater sewers, and they shall not be constructed to receive effluent from any stormwater collection system.
(e)
Pipe sizes for sanitary sewer mains and sewer laterals and locations for manholes shall meet the Borough "Standard Material and Construction Specifications for Public Improvements" if established, otherwise with PennDOT Publications 408 and 72 Standards or latest edition. The Borough Engineer shall inspect the sewer line before it is backfilled.
E.
Central community sanitary sewage facilities.
(1)
A central community sanitary sewage facility shall be permitted if it can be shown that such an approach would provide more reliable and effective treatment of waste than individual on-lot systems or if a central community system is required as part of cluster or open-space development.
(2)
The design and installation of a central community sanitary sewage facility shall be subject to the approval of the Borough Council and the DEP.
(3)
The system shall be designed by a registered professional engineer and approved by the Municipal Engineer. The construction of the system, including all pumping stations, interceptors, drainage fields, and treatment plants shall be at the developer's own expense.
(4)
All suitable agreements, including financial guarantees, shall be established for the ownership and maintenance of the system. Ownership and maintenance of the central community sanitary sewage system shall be the responsibility of an established homeowners' association or condominium agreement as approved by the Borough Council.
(5)
Central community sanitary sewage facilities shall be located on a separate lot under the ownership of an organization approved by the Borough. The lot shall be used solely for the central community sanitary sewage facility. The area of the lot shall be of sufficient size to accommodate the system, the required area for a complete alternate or replacement system, and all required setbacks.
(6)
The Borough shall have the right to inspect and test community service systems at any time. The Borough may require the owner to provide the results of regular professional testing of the system when the Borough deems necessary. The cost of inspections and testing shall be the responsibility of the owner.
A.
Where public and central community water systems are provided for subdivision and land development, fire hydrants suitable for coupling with fire equipment serving the Borough shall be installed as specified by the Insurance Services Offices of Pennsylvania. The fire-protection system shall be designed by a registered professional engineer and approved by the Borough Engineer. The construction of the system shall be at the developer's own expense.
B.
The location standards for fire hydrants shall meet the following standards and shall be approved by the Mount Holly Springs Borough Council upon review and recommendation by the Borough Engineer and Fire Marshal:
(1)
All fire hydrants will be located on an eight-inch line or a looped six-inch line. Where a dead-end line is required to contain a fire hydrant, the portion of the line between the main loop and the hydrant shall have a minimum diameter of eight inches.
(2)
Fire hydrants shall be spaced in a development so that all proposed buildings will be no more than 400 feet from the hydrant measured along traveled ways.
(3)
All central community water systems must provide a minimum of 500 gallons per minute at a residential pressure of 20 pounds per square inch for a two-hour period.