[Ord. 465, 1/8/1979]
The design standards and requirements outlined in this Part
will be applied by the Borough in evaluating plans for all proposed
subdivisions.
[Ord. 465, 1/8/1979; as amended by Ord. 521, 11/15/1982; and by Ord. 825, 10/3/2016]
1. The design
and development of a subdivision shall preserve, insofar as is possible,
the natural terrain, natural drainage, existing topsoil, and trees.
2. Land shall be subdivided for uses in conformance with the Comprehensive Plan, Zoning Ordinance [Chapter
27], and other ordinances and regulations in effect in the Borough.
3. Where it has been determined that the land is subject to flooding as a result of stream overflow or from other sources and designated as a Floodplain District in the Borough Zoning Ordinance [Chapter
27], subdivision plans shall be reviewed to assure the following:
A. All
such proposals are consistent with the need to minimize flood damage.
B. All
public utilities and facilities, such as sewer, gas, electrical and
water systems, are located, elevated and constructed to minimize or
eliminate flood damage caused by a 100-year flood.
C. Adequate
drainage is provided so as to reduce exposure to flood hazards.
D. Where
not prohibited by this or any other law or ordinance, land located
in any designated Floodplain District may be platted for development
with the provision that the developer construct all buildings and
structures to preclude flood damage in accordance with this and any
other laws and ordinances regulating such development.
E. Building
sites for residences or any other type of dwelling or accommodation
shall not be permitted in any floodway area. Sites for these uses
may be permitted outside the floodway area 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.
F. Building
sites for structures or buildings other than for residential uses
shall also not be permitted in any floodway area. Also, such sites
for structures or buildings outside the floodway shall be protected
as provided for in Paragraph E above. However, the Borough Council
may allow the subdivision and/or development of areas or sited for
commercial and industrial uses at an elevation below the regulatory
flood elevation if the developer otherwise protects the area to that
height or assures that the buildings or structures will be flood-proofed
at least up to that height.
G. If the
Selinsgrove 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.
H. When
a developer does not intend to develop the plat himself and the Selinsgrove
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.
I. Under
no circumstances shall any use, activity and/or development adversely
affect the capacity of the channels or floodways of any watercourse,
drainage ditch, or any other drainage facility or system.
J. Prior
to any proposed alteration or relocation of any portion of any watercourse,
stream, etc., within the Borough; a permit shall be obtained from
the Department of Environmental Protection, Dams and Waterways Management
Bureau. Further notification of the proposal shall be given to all
affected adjacent municipalities. Copies of such notifications shall
be forwarded to both the Federal Insurance Administration and the
Department of Community Affairs and Economic Development.
K. 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.
Before undertaking any excavation or grading, the developer shall
obtain a grading and excavation permit if such is required by the
Borough.
4. Land
subject to other hazardous conditions shall not be subdivided for
residential purposes unless adequate safeguards against such hazards
are provided for or the hazardous condition can be eliminated.
[Ord. 465, 1/8/1979]
On lot sewage and/or water supply systems will not be approved
for any proposed subdivisions within the Borough. Connections are
to be made to the public systems in accordance with existing contractual
policy.
[Ord. 465, 1/8/1979; as amended by Ord. 650, 11/30/1995]
1. Whenever
the evidence available to the Borough Council or recommendation of
the Planning Commission indicates that natural surface drainage is
inadequate, the subdivider shall install storm sewers, culverts and
facilities, as necessary:
A. To permit
unimpeded flow of natural water courses.
B. To insure
adequate drainage of all low points along the line of streets.
C. To intercept
stormwater run-off along streets at intervals reasonably related to
the extent and grade of the area drained, and at all intersection
streets.
2. Abutting
Properties. In the design of storm drainage facilities, special consideration
must be given to preventing excess run-off onto adjacent developed
or undeveloped properties. In no case may a change be made in the
existing topography which would:
A. Result
in increasing any portion of the slope steeper than one foot of vertical
measurement for three feet of horizontal measurement for fills, or
one foot of vertical measurement for two feet of horizontal measurement
for cuts within a distance of 20 feet from the property line unless
an adequate retaining wall or other structure is provided.
B. Result
in a slope which exceeds the normal angle of slippage of the material
involved. All slopes must be protected against erosion.
3. Drainage
upon and on Streets.
A. Upon
Streets. In order to give proper surface water drainage upon streets,
a structure on a lot must be at a grade in satisfactory relationship:
(1) With the established street grade.
(2) With the existing street grade where none is established.
B. On Streets.
(1) A street must be designed so as to provide for the discharge of surface
water from its right-of-way. The slope of the crown on a street cartway
shall not be less than ¼ of an inch per foot and not more than
_ of an inch per foot. Adequate facilities must be provided at low
points along the street and other points necessary to intercept runoff.
The slope of the street from the property line to the curb shall not
be less than ¾ of an inch per foot.
4. Storm
Drainage System Design.
A. Complete
drainage systems for the entire subdivision area shall be shown graphically.
All existing drainage features which are to be incorporated in the
design shall be so identified. If the final plat is to be presented
in sections, a general drainage plan for the entire area shall be
indicated.
B. The
drainage system shall be designed to accommodate not only the runoff
from the subdivision area but also where applicable the system shall
be designed to accommodate the runoff from those areas adjacent to
and upstream from the subdivision itself.
C. The
quantity of stormwater runoff for areas of less than five square miles
shall be determined by the Rational Method.
D. Area
determinations and the boundaries of all watersheds for each element
of the system shall be shown.
E. Runoff
coefficients shall be selected in accordance with existing and proposed
local conditions. The following table may be used as a guide in the
selection of the applicable coefficient:
Description of Area
|
Runoff Coefficients
|
---|
Business:
|
|
Downtown areas
|
0.70 to 0.95
|
Neighborhood areas
|
0.50 to 0.70
|
Residential:
|
|
Single-family areas
|
0.30 to 0.50
|
Multi-units, detached
|
0.40 to 0.60
|
Multi-units, attached
|
0.60 to 0.75
|
Residential (suburban)
|
0.25 to 0.40
|
Apartment dwelling areas
|
0.50 to 0.70
|
Industrial:
|
|
Light areas
|
0.50 to 0.80
|
Heavy areas
|
0.60 to 0.90
|
Parks, cemeteries
|
0.10 to 0.25
|
Playgrounds
|
0.20 to 0.35
|
Railroad yard areas
|
0.20 to 0.40
|
Unimproved areas
|
0.10 to 0.30
|
F. Rainfall
intensity factors are to be determined based on the following:
(1) Average frequency of occurrence:
(a) For storm sewers in residential areas–five years.
(b) For storm sewers in commercial and other high value districts–10
to 50 years depending upon economic justification.
G. Intensity
duration characteristics shall be based on “Varnell’s”
curves or other previously approved methods.
H. Time
of concentration shall be determined in accordance with standard practice,
however, care should be taken that the time of concentration is related
to the period of peak intensity and not from the beginning of rainfall.
I. The
quantity of stormwater runoff for areas of five square miles or greater
shall be determined by previously approved methods.
J. All
proposed surface-drainage structures shall be indicated.
K. Interceptors
for stormwater runoff along streets shall be so spaced and so designed
as to intercept 80% of the peak runoff from the design storm.
L. All
appropriate design, details, and dimensions necessary to clearly explain
proposed construction materials and elevations shall be included in
the drainage plan.
[Ord. 465, 1/8/1979; as amended by Ord. 801, 3/4/2013]
1. Standards.
A. 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 Snyder County Conservation District, or there has been a determination
by the Soil Conservation District that such plans are not necessary,
all as provided in this Section.
B. Where
earth disturbance exceeds one acre, a National Pollutant Discharge
Elimination System (“NPDES”) permit shall be required
prior to any earth moving activities and any and all other appropriate
earth-moving permits from the Pennsylvania Department of Environmental
Protection shall be acquired. All applicable Borough, Conservation
District, and State fees shall be paid.
C. Based
upon 25 Pa.Code, Chapter 102, “Erosion and Sediment Control
Requirements,” §102.4, a developer shall provide documentation
of approval of an erosion and sedimentation control plan from the
Snyder County Conservation District if there is an earth disturbance
of 5,000 square feet or more, as part of land development or subdivision
plan.
D. An earth
disturbance of less than 5,000 square feet may require both an erosion
and sedimentation control best management practices (“BMP”)
and a small projects erosion and sedimentation control plan (“SPESCP”)
as part of any zoning permit application pending a review by the Zoning
Officer who would decide if the BMP and/or the SPESCP are necessary
based on the size, scope, topography, and placement of the proposed
disturbance. Examples of an earth disturbance that would not require
either a BMP or a SPESCP include, but are not limited to, a small
flower or vegetable garden, a small backyard storage shed, a small
patio, or other minor improvements. A form for a small project erosion
control plan may be developed and used by the Borough under this Section.
E. No subdivision
or land development plan shall be approved unless 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 shall ensure installation
and completion of the required improvements; or there has been a determination
by the Borough Council that a plan for minimizing erosion and sedimentation
is not necessary.
F. Measures
used to control erosion and reduce sedimentation shall as a minimum
meet the standards and specifications of the Snyder County Conservation
District. The Borough Engineer and the Conservation District shall
ensure compliance with the applicable specifications and standards,
copies or which are available from the Conservation District or the
Borough.
2. Guidelines.
The following measures are effective in minimizing erosion and sedimentation
and shall be included where applicable in the control plan:
A. Stripping
of vegetation, regrading, or other development shall be done in such
a way that will minimize erosion. For that area of land which must
be cleared of trees and other vegetation to allow construction of
buildings and other improvements, the limits of clearing shall include
only:
(1) Dedicated streets and public service or utility easements.
(2) Building roof coverage area plus 15 feet on all sides for construction
activity.
(3) Driveways, alleyways, walkways and ancillary structures such as patios.
(4) Parking lots, except that the area subtracted for park in space shall
not include any trees which are unique by reason of size, age or some
other outstanding quality, such as rarity or status as a landmark
or species specimen.
(5) Other land area reasonably necessary to construction of the proposed
buildings, and other improvements.
B. 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 run-off.
C. Whenever
feasible, natural vegetation shall be retained, protected and supplemented.
D. The
disturbed area and the duration of exposure shall be kept to a practical
minimum.
E. Disturbed
soils shall be stabilized as quickly as practical.
F. Temporary
vegetation and/or mulching shall be used to protect exposed critical
areas during development.
G. The
permanent (final) vegetation and structural erosion control and drainage
measures shall be installed as soon as practical in the development.
H. Provisions
shall be made to effectively accommodate the increased run-off caused
by changed soil and surface conditions during and after development.
Where necessary the rate of surface run-off will be structurally retarded.
I. Sediment
in the runoff water shall be trapped until the disturbed area is stabilized
by the use of debris basins, sediment basins, silt traps, or similar
measures.
J. 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 Borough Council
after recommendations from the Planning Commission.
K. 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 established by
this Chapter.
L. Concentration
of surface water runoff shall only be permitted in swales or watercourses.
M. Cut
and fill slopes shall not be steeper than 50% unless stabilized by
a retaining wall or cribbing except as approved by the Council when
handled under special conditions. Minimum grades are not to be less
than 1.5%.
N. Adequate
provisions shall be made to prevent surface water from damaging the
cut face of excavations of the sloping surfaces of fills.
O. Cut
and fills shall not endanger adjoining property.
P. Fill
shall be placed and compacted so as to minimize sliding or erosion
of the soil.
Q. Fills
shall not encroach on natural watercourses or constructed channels.
R. Fills
shall not be placed adjacent to natural watercourses or construction
channels.
S. Grading
will not be done in such a way as to divert water onto the property
of another landowner without the expressed consent of the Council
and other landowners.
T. During
grading operations, necessary measures for dust control will be exercised.
U. Grading
and construction equipment will not be allowed to cross live streams.
Provisions will be made for the installation of culverts or bridges.
3. Responsibilities.
A. 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.
B. 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.
C. 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.
D. Maintenance
of drainage facilities or watercourses originating and completely
on private property is the responsibility of the owner to their point
of open discharge at the property line or at a communal watercourse
within the property.
E. No person,
corporation or other entity shall block, impede the flow of, alter,
construct and 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.
F. 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.
G. Each
person, corporation or other entity which makes any surface changes
shall be required to:
(1) Collect on-site surface runoff and dispose of it to the point of
discharge into the common natural watercourse of the drainage area.
(2) Handle existing and potential off-site runoff through his development
by designing to adequately handle storm runoff from a fully developed
drainage area.
(3) Pay the total cost of off-site improvements including easement cost,
if applicable, to the common natural watercourse, based on a fully
developed drainage area.
(4) Provide and install at his expense, in accordance with Borough requirements,
all drainage and erosion control improvements (temporary and permanent).
[Ord. 465, 1/8/1979; as added by Ord. 521, 11/15/1982]
The finished elevation of the centerline of proposed streets
shall not be more than one foot below the regulatory flood elevation.
The Selinsgrove Borough Council may require, where necessary, profiles
and elevations of streets to determine compliance with the requirement.
Drainage openings shall be sufficient to discharge flood flows without
unduly increasing flood heights.
[Ord. 465, 1/8/1979; as amended by Ord. 825, 10/3/2016]
1. Individual
lots for commercial or industrial purposes shall be avoided in favor
of a comprehensive design of the land to be used for such purposes.
2. Additional
width of streets adjacent to areas proposed for nonresidential use
may be required as deemed necessary by the Planning Commission to
assure the free flow of through-traffic from vehicles entering or
leaving parking areas.
3. When
adjacent lots proposed for nonresidential uses front on a minor arterial
street, the owner shall be required to provide a service road for
ingress and egress.
4. Alleys
or service streets shall be required in commercial and industrial
districts, except where other adequate provisions are made for off-street
loading and parking consistent with the uses proposed.
5. Dead-end
alleys shall be avoided.
6. Adjacent
residential areas shall be protected from potential nuisance of the
proposed nonresidential developments, including the provisions of
extra depths in parcels backing up on existing or potential residential
developments. Provisions shall be made for a permanently landscaped
evergreen buffer strip.
7. Streets
carrying nonresidential traffic shall not normally be extended to
the boundaries of the adjacent existing or potential residential areas,
nor connected to streets intended for predominantly residential traffic.
8. Parking
areas shall be located or designed in such a manner that they are
visibly secluded from eye level in the surrounding area. Grading to
depress the parking area, raised beams, landscaping or fencing are
satisfactory methods to create seclusion.
9. All area, design and parking requirements shall conform to the Borough Zoning Ordinance [Chapter
27].
10. Outdoor
collection stations shall be provided for garbage and trash removal
when indoor collection is not provided. Collection stations shall
be located so as to avoid being offensive and shall be screened from
view and landscaped. The storage, collection and disposal of refuse
in the nonresidential development shall be so managed as to create
no health hazard or air pollution. All refuse shall be stored in flytight,
watertight, rodent proof containers. Containers shall be provided
in sufficient number and capacity to properly store all refuse as
required by the Pennsylvania Department of Environmental Resources Protection. Rubbish shall be collected
and disposed of as frequently as may be necessary to insure that the
containers shall not overflow.
[Ord. 465, 1/8/1979; as added by Ord. 650, 11/30/1995; and amended by Ord.
745, 4/3/2006]
1. General.
A. The
management of stormwater on the site, both during and upon the completion
of construction, shall be accomplished in accord with this Section.
Temporary or permanent facilities or structures and the utilization
of a natural drainage system shall be in full compliance with this
Section.
B. Subdividers
are urged to consider alternative solutions for stormwater management
and to select the most appropriate and economical system for their
development project. Applicants are urged to consult with the County
Soil Conservation District for guidance in preparing the stormwater
management plan.
C. All
stormwater management facilities including detention basins, sewers,
and culverts shall be designed by an individual qualified or experienced
in their design.
D. The
anticipated peak rate of stormwater run-off from the site during and
after full development shall not exceed the peak rate of runoff from
the site prior to development activities, measured in accordance with
the standards and criteria of this Section. This rule may be waived
for locations within a watershed where retention of stormwater would
be harmful to the overall control of stormwater in that watershed.
2. Purposes.
Storm sewers, swales, culverts, bridges, and related facilities shall
be provided to:
A. Permit
the unimpeded flow of natural water courses.
B. Insure
the drainage of all points along the line of streets.
C. Intercept
stormwater runoff along streets at reasonable intervals related to
the extent and grade of the area drained, and to prevent the flooding
of intersections and the undue concentration of stormwater.
D. Insure
unrestricted flow of stormwater at driveways, and at natural watercourses
or drainage swales.
3. Criteria.
The following criteria shall be utilized for computing runoff.
A. The U.S. Department of Agriculture Soil Cover Complex Method shall be utilized to compute runoff for the design of stormwater runoff rate reduction facilities. The peak runoff rates and volumes shall be determined by using Chapter
2 of the
Engineering Field Manual. August 1989 Edition, USDA, SCS, and by using Technical Release No.
55,
Urban Hydrology for Small Watersheds, USDA, SCS,
June 1986, as supplemented, amended and changed from time to time.
To compute design flows for the sizing of storm sewers, inlets,
and swales, the Rational Method may be used in lieu of the Soil Cover
Complex Method. The Borough may also permit the use of the Rational
Method for calculation of runoff from sites of 10 acres or less. Any
method approved by the Pennsylvania Department of Transportation of
the Pennsylvania Department of Environmental Protection may be used
to design the waterway areas of bridges.
B. For
pre-development computations, all runoff coefficients within the project
shall be based on meadow use. Off-site land use conditions used to
determine storm flows for designing storm facilities shall be based
on existing land uses.
C. Where
farm fields or disturbed earth is the existing natural condition,
meadowland shall be used as the starting base for calculations instead
of the natural condition.
D. Storm
frequencies for two- , ten- , fifteen- , fifty- , and 100-year storm
events shall be evaluated and no greater runoff rate shall be permitted
after development than what existed prior to development for any of
these events. Rainfall frequency date is available from the U. S.
Department of Commerce, National Weather Service, and the Department
of Environmental Protection, Research Publication Number 70.
4. Connection
to Existing Facilities. When existing storm sewers or drainage swales
are accessible, the subdivider must connect his stormwater drainage
system to the existing facilities provided that the Borough approves
the connection.
5. Design
Considerations.
A. All
storm sewers shall be constructed using PennDOT Form 408 specifications,
as amended, unless otherwise dictated by the Borough.
B. Stormwater
roof drains shall not discharge into any Borough sanitary sewer line
or over a sidewalk.
C. The
minimum pipe size is public rights-of-way shall have a waterway opening
of 1.23 square feet (fifteen-inch diameter or equivalent arch pipe).
D. Inlets
shall be placed at the curb line where a curbed section is installed.
E. The
inlet capacity shall be designed to accommodate the hydraulic loading
without overtopping one-half of the cartway for a twenty-five-year
storm.
6. Bridge
and Culvert Construction. Bridge and culvert construction shall be
in accordance with the Pennsylvania Department of Transportation specifications
and shall meet the requirements of the Pennsylvania Department of
Environmental Protection.
7. Detention
Basin Criteria. Detention basins for stormwater peak discharge storage
shall comply with the following criteria.
A. Temporary
debris basins shall be installed prior to any earthmoving or land
disturbance which they will serve. The phasing of their construction
shall be noted in a narrative and on the plan.
B. Whenever
a basin will be located in an area underlain by limestone, a geologic
evaluation of the proposed location may be required to determine susceptibility
to sinkhole formations. The design of all facilities over limestone
formations shall include measures to prevent ground water contamination
and, where necessary, sinkhole formation.
C. Soils
used for construction of basins shall have low erodibility factors
(“K factors”).
D. The
minimum storage capacity for a detention basin shall be determined
by acceptable routing calculations.
E. Energy
dissipaters or level spreaders, or both, shall be installed at points
where pipes or drainage ways discharge to or from basins. Discharge
from basins shall be into a natural waterway or drainage way where
feasible.
F. Exterior
slopes of compacted soil shall not exceed one foot vertical in three
feet horizontal and may be further reduced if the soil has unstable
characteristics.
G. Interior
slopes of the basin shall not exceed one foot vertical in three feet
horizontal except with the approval of the Borough. Where concrete,
stone, or brick walls are used for steeper interior slopes, the basin
shall be fenced with a permanent wire fence at least 48 inches in
height, and a ramp of durable, non-slip materials for maintenance
vehicles shall be provided for basin access.
H. Outlet
structures within basins which will control peak discharge flows and
distribute the flows by pipes to discharge areas shall be constructed
of HDPE, concrete, polymer-coated steel or aluminum and shall have
childproof, non-clogging trash racks over all design openings exceeding
12 inches in diameter, except those openings used to carry perennial
stream flows. Small outlet structures may be constructed of Schedule
40 PVC. Where spillways will be used to control peak discharges in
excess of the ten-year storm, the control weirs shall be constructed
of concrete of sufficient mass and structural stability to withstand
the pressures of impounded waters and outlet velocities. Concrete
outlet aprons shall be designed as level spreaders and shall extend
at a minimum to the toe of the basin slope. The incorporation of any
large stone found on the site into the concrete apron to provide a
more natural appearance is suggested. Construction shall comply with
PennDOT Form 408 specifications.
I. Inlet
and outlet structures shall be located at maximum distance from each
other. The Borough may require a rock filler berm or rock-filled gabions
between inlet and outlet areas when the distance is deemed insufficient
for sediment trappings.
J. Temporary
and permanent grasses or stabilization measures shall be established
on the sides of all earthen basins within 20 days of initial construction,
weather conditions permitting.
K. All
outlet structures for stormwater detention facilities shall be equipped
with a device that will permit the Borough to adjust the actual discharge
rate to coincide with the calculated discharge rate for all design
rainfall intensities.
L. Maintenance.
Provisions shall be required to insure the maintenance of stormwater
management facilities. An agreement, suitable for recording, shall
be entered into between the subdivider and the Borough specifying:
(1) The subdivider, his successors and assigns, shall be responsible
for maintaining the stormwater management system.
(2) The stormwater management structures shall be maintained in proper
working order.
(3) Provisions ensuring that the maintenance shall be done.