A.
In evaluating plans for proposed subdivision and land
development, Borough Council shall apply the following principles, standards
and requirements. In addition, the standards set forth in the Ephrata Borough
Zoning Ordinance[1] for the particular district in which the subdivision or land development
is taking place shall govern the layout of lots and/or design of buildings,
parking lots and other facilities.
B.
The standards and requirements outlined herein shall
be considered minimum standards and requirements for the promotion of public
health, safety and general welfare.
A.
Land shall be suited to the purposes for which it is
to be subdivided or developed. Proposed land developments shall be coordinated
with existing nearby neighborhoods so that the community as a whole may develop
harmoniously.
B.
No land shall be developed for residential purposes unless
all hazards to life, health or property from flood, fire and disease shall
have been eliminated or unless the plans for the development shall provide
adequate safeguards against such hazards.
C.
No plan of subdivision or land development shall be approved
which would result in lots or land use or which would in any other way be
inconsistent with the Borough Zoning Ordinance then in effect for the zoning
district in which the land to be developed or subdivided is located.
D.
No plan of subdivision or land development shall be approved
which divides an existing building in order to separate a semidetached dwelling
or single-family attached dwelling from another dwelling along a common party
wall or walls unless each said dwelling or dwellings shall be separated by
a fire wall of at least a two hours' rating or in accordance with the most
recent firewall separation requirements of the Building Code Officials of
America (BOCA Code), as amended.
A.
The length, width and shape of blocks shall be determined
with due regard to:
B.
Blocks shall have a maximum length of 1,200 feet and,
as far as practicable, a minimum length of 400 feet. In the design of blocks,
special consideration should be given to access for fire protection, whether
by an easement for emergency access or sidewalk installation.
C.
Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots are employed.
D.
Blocks for commercial and industrial areas may vary from
the elements of design contained in this section if the nature of the use
requires other treatment. In such cases, off-street parking for employees
and customers may be required along with safe and convenient access to the
street system. Space for off-street loading may also be required with similar
access. Space for the extension of streets, access rights-of-way and utilities
shall be provided. The amount of off-street parking space shall be as set
forth in the Ephrata Borough Zoning Ordinance.[1]
A.
Lot dimensions and areas and minimum front yard setbacks
shall not be less than as required by the Ephrata Borough Zoning Ordinance.
B.
Frontage.
(1)
All lots shall have frontage along the right-of-way line
of a street and direct vehicular access to a street or alley, existing or
proposed. Each lot shall have, in addition to the required minimum width at
the front lot line, sufficient free and complete access to an existing street
cartway to avoid the need to cross any portion of another lot to reach such
street.
(2)
Lot frontage shall not be less than the minimum requirement
of the Ephrata Borough Zoning Ordinance, except that on the outside of a curved
residential street a minimum frontage of not less than 50 feet may be deemed
acceptable by Borough Council, provided that the required lot width is maintained
at the required building setback line in conformity with the Ephrata Borough
Zoning Ordinance.
C.
In general, side lot lines shall be substantially at
right angles or radial to street lines. Flexibility in lot layout is encouraged.
D.
Any proposed lots abutting an existing or proposed arterial
or major collector street in the borough shall be designed as reverse frontage
lots having direct access only to a minor collector or local street, as specified
in the Borough Zoning Ordinance. This requirement may be waived by Borough
Council if, in its judgment, the advantages to the borough of compliance with
this standard are outweighed by the applicant's resulting inability to meet
other requirements of this chapter or the Zoning Ordinance (minimum setbacks,
layout of lots, disturbance of slopes, etc.); or compliance would be unreasonable
or impractical due to the size of the proposed development or the configuration
of the site.
A.
Proposed streets shall be properly related to such street
plans or parts thereof as have been officially prepared and adopted by the
borough, including recorded subdivision plans and Official Map of the borough,
as adopted and amended, and shall be classified according to their function.
B.
Proposed streets shall further conform to such borough
and state road and highway plans as have been prepared, adopted and filed
as prescribed by law.
C.
Streets shall be logically related so as to produce usable
lots, promote the borough's traditional street grid pattern, reasonable grades,
proper alignment and drainage and adequate vision and to encourage access
to alleys and service streets within the borough.
D.
Local streets shall be laid out so as to discourage through
traffic, but the borough may require provisions for street connections into
and from adjacent areas.
E.
Whenever lots resulting from original subdivision are
large enough to permit resubdivision, or if a portion of the tract is not
subdivided, adequate street rights-of-way to permit further subdivision shall
be provided as necessary, to be not less than the rights-of-way then required
for the continuation of said streets. Remnants, reserve strips and landlocked
areas shall not be created.
F.
Additional right-of-way and improvements.
(1)
Where a subdivision or land development abuts or contains
an existing or proposed collector or arterial street, Borough Council may
require dedication of additional right-of-way to provide the minimum right-of-way
specified hereinafter, as well as marginal access streets, rear service alleys,
reverse frontage lots or such other treatment as will provide protection for
abutting properties, reduction in the number of intersections with the major
street and separation of local and through traffic.
(2)
Where warranted because of additional traffic, drainage
or comparable problems or conditions, both sides of said major street shall
be improved by the developer, or by means of sufficient funds escrowed for
use by the borough to complete such improvement.
G.
Half or partial streets.
(1)
New half or partial streets shall not be permitted except
where essential to reasonable development of a tract in conformance with the
other requirements and standards of this chapter and where, in addition, the
dedication of the remaining part of the street has been secured.
(2)
Where new half or partial streets are proposed, the acceptance
of final plans shall be conditioned upon the provision of guarantees providing
for the construction or completion of such streets to borough standards.
H.
Dead-end streets shall be prohibited, except as stubs
improved at their termini with temporary turnarounds to permit future street
extension into adjoining tracts or when designed as cul-de-sac streets.
I.
Continuations of existing streets shall be known by the
same street name. Names for new streets shall not duplicate or closely resemble
names for existing streets in the region. All new street names are subject
to the approval of Lancaster County-Wide Communications. Notice that the proposed
new street names are acceptable shall be submitted prior to final plan approval.
All street names shall conform, where applicable, to the borough's plan for
street names. The provisions of this section shall apply to both public and
private streets.
J.
Where streets continue into adjoining municipalities,
evidence of compatibility of design, particularly with regard to street widths,
shall be submitted. The applicant shall coordinate such designs with both
municipalities to avoid abrupt changes in cartway width or in improvements
provided.
K.
New streets shall be laid out to continue existing streets at equal or greater width, with regard to both cartway and right-of-way, where such continuations are reasonable and practical. Minimum widths shall be as set forth in § 281-34 below.
L.
Streets shall be designed with drainage grates which
are safe for crossing by bicycles and horse-drawn vehicles.
A.
Single-access (including cul-de-sac) streets permanently
designed as such may serve a maximum of 24 residential lots or 50 multifamily
dwelling units. Cul-de-sac streets shall be provided at the closed end with
a paved turnaround having a minimum diameter to the outer pavement edge of
100 feet and a minimum diameter of 120 feet to the right-of-way line.
B.
The turnaround right-of-way of a cul-de-sac street shall
be placed adjacent to the tract boundary with a fifty-foot right-of-way width
provided along the boundary line to permit extension of a street at full width,
unless future expansion of a cul-de-sac street is clearly impractical or undesirable.
The small triangles of land beyond the cul-de-sac to the boundary shall be
so deeded that maintenance of these corners of land will be the responsibilities
of the adjoining owners until the roadway is continued.
C.
The turnaround portion of a cul-de-sac street shall have
a maximum slope of 5% across the diameter in any direction.
D.
Cul-de-sac streets with center line slopes less than
2%, which are level or nearly so across the diameter perpendicular to the
center line, must be graded so that there is a minimum two-percent fall in
all drainage swales around the cul-de-sac.
E.
Cul-de-sac streets are not permitted where through streets
are feasible.
F.
Cul-de-sac streets shall have a minimum length of 250
feet and a maximum length of 800 feet.
A.
The minimum right-of-way and cartway widths for all new
streets in the borough shall be as follows:
|
Type of Street
|
Right-of-Way
(feet)
|
Cartway
(feet)
| |
|---|---|---|---|
|
Arterial
|
PennDOT standard
|
PennDOT Standard
| |
|
Collector
|
80
|
36
| |
|
Local
|
50
|
36
| |
|
Private
|
50
|
20
|
B.
Additional right-of-way and cartway widths may be required
by Borough Council for the following purposes:
(1)
To promote public safety and convenience.
(2)
To provide parking space in commercial districts and
in areas of high-density residential development.
(3)
To accommodate special topographic circumstances which
may result in cut/fill slopes extending beyond the standard right-of-way width.
These should be included within the right-of-way in all circumstances to assure
accessibility for maintenance operations.
C.
Rights-of-way of lesser width than prescribed in this
section shall not be permitted unless otherwise approved by Council.
D.
Development abutting existing streets shall provide for
dedication the minimum right-of-way widths for those streets in accordance
with the provisions of this section.
E.
Development along existing arterial and collector streets
shall maintain the existing right-of-way.
A.
All deflection of street lines shall be connected by
use of horizontal curves.
C.
A tangent shall be required between curves; however,
a long radius curve shall be preferred in all cases to a series of curves
and tangents. Tangents of 100 feet shall be required between reverse curves.
D.
Superelevation (commonly known as "banking a curve")
shall be required when curve radii are less than 600 feet on arterial or collector
streets.
A.
Center line grades shall be not less than 1%.
B.
Center line grades shall not exceed 7%, except that a
maximum grade of 10% on local streets may be permitted for short lengths where
natural contours provide conditions for minimal grading at the steeper grade.
C.
Vertical curves shall be used at changes of grade exceeding
1%. The minimum lengths (in feet) in vertical curves shall be 15 times the
algebraic difference in grade. For example, if a three-percent upgrade is
followed by a four-percent downgrade, the algebraic difference in grade is
7 [+3-(-4)=7]; therefore, the minimum length of the vertical curve would be
105 feet [15x7=105].
D.
Vertical curves shall not produce excessive flatness
in grade. There shall be no dips, cross gutter bumps or humps in the paving.
E.
Under no conditions will maximum grades be permitted
with minimum curve radii.
F.
Where the grade of any street at the approach to an intersection
exceeds 4%, a leveling area shall be provided having not greater than four-percent
grades for a distance of 40 feet measured from the nearest right-of-way line
in the intersecting street.
A.
Right-angle intersections shall be used whenever practicable,
especially when local residential streets empty into collector or arterial
streets. There shall be no intersection angle of less than 60º, measured
at the center line.
B.
No more than two streets shall cross at the same point.
C.
To the fullest extent possible, intersections with arterial
streets shall be located not less than 1,000 feet apart, measured from center
line to center line. Exceptions shall be those cases deemed by Borough Council
to permit closer spacing without endangering the public's safety.
D.
Streets entering from opposite sides of another street
shall either be directly across from each other or offset by at least 200
feet on local and collector and 400 feet on arterial streets measured from
center line to center line.
E.
Corner curb radii shall be according to the following
schedule of minimum lengths: local and collector streets, 25 feet; arterial
streets, 35 feet. Where streets of different functional classification intersect,
the requirements for the higher classification shall prevail.
F.
The right-of-way line for corner curbs shall be an arc,
concentric with the curbline, with a minimum radius of 20 feet, or shall be
a triangle constructed by drawing the chord of an arc concentric with the
curbline with a minimum radius of 15 feet.
G.
Minimum paving radius of 25 feet shall be provided at all intersections. Borough Council may increase the required radii where it considers such design advisable at intersections involving arterial streets in accordance with the provisions of Subsection E hereof.
H.
All necessary street name signs and traffic control signs
shall be the responsibility of the applicant to provide and erect. The street
signs shall be of the type existing in the neighborhood and shall be subject
to approval by Borough Council. Street signs shall be erected before the borough
accepts dedication of the street and before the issuance of any certificates
of occupancy for any building on that street.
I.
At all intersections where stop signs or other control
devices are not proposed, sight triangle easements or dedicated rights-of-way
shall be required and shall include the area on each street corner that is
bounded by the line which connects the sight or connecting points located
on each of the right-of-way lines of the intersecting street. The planting
of trees or other plantings or the location of structures exceeding 30 inches
in height that would obstruct the clear sight across the area of the easements
or rights-of-way shall be prohibited; and a public right of entry shall be
reserved for the purpose of removing any object, material or otherwise, that
obstructs the clear sight area.
J.
Intersections shall be controlled by stop signs, except that one through street may be designated for each intersection, or by traffic signals as may be required under § 281-32D, hereinabove.
K.
In designing street intersections, the following sight
distance dimensions shall be used:
|
Posted Speed of Intersected Street
(mph)
|
Sight Distance*
(feet)
| |
|---|---|---|
|
Stop condition (all streets)
|
75
| |
|
25
|
175
| |
|
35
|
300
| |
|
45
|
450
| |
|
55
|
600
| |
|
*NOTE:
|
Measured from a point set back 15 feet from the intersected pavement
edge on the street controlled by a stop sign or signal.
|
L.
Greater sight distance dimensions imposed by PennDOT for intersections with the state highway system shall supersede the provisions of Subsection K above.
M.
Branching of trees shall not interfere with any required
clear sight triangle. Typical branching shall not be within 10 feet of ground
elevation after 10 years of growth.
A.
Deceleration or turning lanes may be required by the
borough along existing and proposed streets whenever such lanes are required
to meet reasonable safety needs, as determined by a traffic impact study or
otherwise determined by Borough Council.
B.
Deceleration lanes shall be designed to the following
standards:
(1)
The lane shall have a minimum width of 12 feet or, in
the case of intersections with state highways, such width as is required by
the applicable regulations and standards of PennDOT.
(2)
The lane shall be provided for the full required lane
width for its entire length, which shall be measured from the center line
of the intersection road. In addition, there shall be a seventy-five-foot
taper provided at the beginning of the lane so that traffic can conveniently
exit the main traveled lane.
(3)
The minimum lane length shall be as follows:
|
Design Speed of Road
(mph)
|
Minimum Deceleration Lane Length
(feet)
| |
|---|---|---|
|
30
|
165
| |
|
40
|
275
| |
|
50
|
300
|
C.
Acceleration lanes are required only when the need is
indicated by a traffic impact study. The design shall be as recommended by
the Borough Engineer. A paved taper shall be provided for right-hand turns,
as necessary.
A.
The developer shall provide a traffic impact study in
order to identify traffic and transportation problems associated with the
adequacy of the existing transportation network and facilities to provide
access to and from and through the site in light of the character and volume
of traffic expected to be generated by the proposed subdivision and/or land
development and to delineate solutions to such problems or facilities, including
the prescription of improvements to be provided by or at the expense of the
applicant.
B.
A traffic impact study shall be submitted regarding subdivisions
and land developments which meet the following criteria:
(1)
Residential: involving 25 or more dwelling units.
(2)
Commercial: involving 25,000 or more feet of gross floor
space.
(3)
Industrial: involving 50,000 or more square feet of gross
floor space.
(4)
Other: whenever the borough shall find that there are
reasonable grounds to believe that the existing transportation network may
be inadequate to handle the volume or character of traffic likely to result
from the proposed subdivision or land development.
C.
A professional engineer registered in the Commonwealth
of Pennsylvania who shall be mutually agreed upon by the developer and the
borough shall prepare the study. The study preparer shall have sufficient,
documented prior traffic study experience to qualify him to perform the study
and render any opinions and recommendations set forth therein. The cost to
prepare the study shall be borne entirely by the developer.
D.
The developer's traffic engineer shall review the study
area with the borough prior to beginning work. The study shall be based upon
the standard practices and methods used by ITE (Institute of Transportation
Engineers), Highway Capacity Manual, Special Report 209, Third Edition, Transportation
Research Board, Washington DC, 1998, and related software and shall contain
information, analyses and conclusions regarding the following:
(1)
General site description. The site description shall
include the size, location, proposed land uses, construction staging and completion
date of the proposed land development. If the development is residential,
types of dwelling units and number of bedrooms shall also be included. A brief
description of other major existing and proposed land developments within
the study area shall be provided. The general site description shall also
include probable socioeconomic characteristics of potential site uses to the
extent that they may affect the transportation needs of the site (i.e., number
of senior citizens).
(2)
Transportation facilities description.
(a)
Proposed internal transportation system. This description
shall show proposed vehicular, bicycle and pedestrian circulation, all proposed
ingress and egress locations, all existing or proposed internal roadways,
including the widths of paved cartways and rights-of-way, parking conditions,
traffic channelizations and any other traffic signals or other intersection
control devices, within or near the site of the subdivision or land development.
(b)
External transportation system. This report shall describe
the entire external roadway system within the study area of the proposed subdivision
or land development. Major intersections in the study area shall be identified
and sketched. All existing and proposed public transportation services and
facilities within a one-mile radius of the site shall also be documented.
All future highway improvements, including proposed construction and traffic
signalization, shall be noted. This information shall be obtained from PennDOT
or the borough as appropriate. Any proposed roadway improvements resulting
from proposed surrounding developments shall also be recorded.
(c)
Existing traffic conditions. Existing traffic conditions
shall be measured and documented for all roadways and intersections in the
study area. Accident data, including both PennDOT and local sources, shall
be provided. Existing traffic volumes for average daily traffic, peak highway
hour(s) traffic and peak development-generated hour(s) traffic shall be recorded.
In order to determine the impact of commercial/retail projects, Saturday traffic
counts and analysis shall be required in addition to weekday counts and analysis.
Manual traffic counts at major intersections in the study area shall be conducted,
encompassing the peak highway and development-generated hour(s) and documentation
shall be included in the report. A volume-capacity analysis based upon existing
volumes shall be performed during the peak highway hour(s) and the peak development-generated
hour(s) for all roadways and major intersections in the study area. Levels
of service shall be determined for each location. This analysis will determine
the adequacy of the existing roadway system to serve the current traffic demand.
(d)
Transportation impact. An estimate of vehicular trips
resulting from the proposal shall be completed for the average daily peak
highway hour(s) and peak development-generated hour(s). Vehicular trip generation
rates to be used for this calculation shall be obtained from Trip Generation
Rates Tables found in the latest edition of the Institute of Transportation
Engineers' Trip Generation Manual. These development-generated traffic volumes
shall be provided for the inbound and outbound traffic movements as estimated,
and the reference source(s) and methodology followed shall be documented.
All turning movements shall be calculated. These generated volumes shall be
distributed to the study area and assigned to the existing roadways and intersections
throughout the study area.
(e)
Design year. Traffic projections and analyses shall be
prepared for a design year which is five years after the initial construction
of the project. Projection of existing traffic volume to the design year traffic
shall be based upon PADOT's Traffic Data, latest edition, Adjustment Factors.
(f)
Consideration of pass-by trips. If pass-by trips 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)
Documentation of all assumptions. Documentation of all
assumptions used in the distribution and assignment phase shall be provided.
Traffic volumes shall be assigned to individual access points. Pedestrian
volumes shall also be calculated, if applicable. If school crossings are to
be used, pedestrian volumes shall be assigned to each crossing. Any characteristics
of the site that will cause particular trip generation problems shall be noted.
(h)
Conclusions and recommended improvements. Levels of service
for all roadways, intersections and intersection approaches shall be listed
for the design year. All roadways and/or intersections and intersection approaches
showing a level of service of "D" or below for signalized or unsignalized
intersections shall be considered deficient, and specific recommendations
for the elimination of these problems shall be listed. This listing of recommended
improvements shall include, but not be limited to, the following elements:
internal circulation design, site access location and design, external roadway
and intersection design and improvements, traffic signal installation and
operation, including signal timing and transit design improvements. All physical
roadway improvements shall be shown on the preliminary plan. Existing and/or
future public transportation service shall also be addressed. A listing of
all actions to be undertaken to increase present public transportation usage
and improve service, if applicable, shall be included.
(3)
Modified study. Whenever a study is required solely because of the findings of the borough as provided in Subsection B(4) above, or if the borough shall conclude that certain of the required information, analyses or conclusions are unnecessary for an identification of the traffic problems or finding solutions therefor, the borough shall delineate the scope and contents of the study so as to include only those matters it deems appropriate to aid in the identification and solution of anticipated traffic problems.
(4)
Whenever the subdivision or land development proposes
to access a state highway, the study shall be completed in accordance with
PennDOT Publication 201, Title 67, PA Code, Chapter 201; PennDOT Publication
282, Highway Occupancy Permit Handbook, Chapter 2, Section 2, Traffic Impact
Studies; and ITE standards.
A.
All materials utilized in the construction of streets
and all methods of construction and drainage utilized in the construction
of streets shall be in accordance with the applicable requirements of the
PennDOT Specifications, Publication 408, or the latest revision thereof. All
construction details shall conform to the standards section set forth in Appendix
E.[1]
[1]
Editor's Note: Appendix E is located at the end of this chapter.
B.
Subgrade.
(1)
The area within the limits of the proposed road surface
shall be shaped to conform to the line, grade and cross section of the proposed
road.
(2)
All unsuitable subgrade materials shall be removed.
(3)
Encroachment into wet or swampy areas shall be minimized;
where unavoidable, such areas shall be permanently drained and stabilized.
(4)
Fill material shall be suitable and thoroughly compacted
for its full width in uniform layers of not more than eight inches thickness.
(5)
The subgrade shall be thoroughly compacted by rolling
with a minimum ten-ton roller.
(6)
Backfill of trenches within the cartway and curb area
shall be thoroughly compacted prior to application of the base course.
C.
Base course.
(1)
Base course shall consist of three inches compacted depth
of PA No. 2A crushed stone rolled uniformly and thoroughly with a minimum
ten-ton vibratory roller. Rolling shall continue until the material does not
creep or wave ahead of the roller wheels.
(2)
After compaction of the base stone, vibratory rolling
shall continue until all voids are filled. Small areas around inlets and manholes
that cannot be reached by the vibratory roller shall be compacted with a mechanical
tamper or whacker.
(3)
No base material shall be placed on a wet or frozen subgrade.
D.
Bituminous surface.
(1)
Bituminous material shall consist of 5 1/2 inches
compacted depth of bituminous concrete base course (BCBC) and 1 1/2 inches
compacted depth of ID-2 wearing course.
(2)
The completed road surface shall have a uniform slope
of 1/4 inch per foot from edge to center line, except that on superelevated
curves, this slope shall not be less than � inch per foot or as determined
by the Borough Engineer and shall extend up from the inside edge to the outside
edge of the paving.
E.
Grading and shoulders. Roadways shall be graded for not
less than eight feet beyond the edge of the proposed paving on each side.
This grading width shall be increased as necessary where sidewalks and/or
planting strips are to be provided. Shoulders shall be graded with a slope
of one inch per foot. Beyond the limits of this grading, banks shall be sloped
and planted with an approved vegetative ground cover to prevent erosion. Such
slopes shall not exceed one vertical to 1.5 horizontal, with tops of slope
in cuts rounded.
Borough Council, under the following circumstances, may permit private
streets:
A.
There is a recorded agreement between the applicant and
the borough specifying that said streets will not be offered for dedication
and will not be accepted by the borough unless constructed to borough standards
then existing at the time of offer of dedication.
B.
The design of private streets may vary from borough standards otherwise applicable to the construction of streets to be dedicated to the borough only in respect to minimum cartway width, which shall be as specified in § 281-34A hereof. Type of paving, grades, sight distances, horizontal curve limitations, stormwater drainage facilities and other elements of street design shall be in accordance with the standards contained in this chapter and the Borough Stormwater Management Ordinance or as modified by Borough Council.
C.
Lots fronting on private streets shall meet the requirements
of the Borough Zoning Ordinance, as amended, with regard to lot width and
setback.
D.
A private street shall provide access to three or more
lots.
E.
Access to and occupancy of highways by driveways and
local roads when constructing driveways adjacent to PennDOT highways shall
be in accordance with the provisions of the Pa. Code, Title 67, Transportation,
Chapter 441.
A.
Private driveways shall be constructed in accordance
with the regulations of this section in locations which assure maximum pedestrian
and vehicle safety and in order to provide safe access to borough and state
roads, to eliminate problems of stormwater runoff and to assure sufficient
area for and access to off-street parking.
B.
All driveways shall contain a straight length of at least
40 feet or a distance of not less than the building setback on the lot providing
access, measured from the cartway edge of the intersecting street and extending
inside the lot. The full length of this segment shall be paved with a base
of 2A stone compacted to six inches and either a bituminous surface of two-inch
compacted depth of ID-2 binder or a minimum 1 1/2 inches IS-2A bituminous
concrete, and an additional one-and-one-half-inch compacted depth of ID-2A
wearing course.
C.
Within the legal right-of-way of the intersected street
or for a distance of at least 14 feet from the edge of the cartway, whichever
is greater, the driveway shall have a grade of 5% or less. The remainder of
the driveway shall have a grade of 16% or less.
D.
Driveways to single-family residences shall intersect
streets at angles of no less than 60º. All other driveways shall intersect
streets at right angles, where practicable, and in no case less than 75º.
(The angle of intersection is the acute angle made by the intersection of
the center line of the driveway with the center line of the road.)
E.
The width of a single-family dwelling driveway within
the legal right-of-way of a street or when carried by a bridge shall be a
minimum of 12 feet; the width shall be a minimum of eight feet at all other
points within the property line except where Borough Council determines that
limitations of lot size or lot configuration require lesser widths.
F.
A common driveway, as defined by this chapter, shall
be of sufficient width to provide safe passage of two vehicles or shall have
a sufficient number of pull-over areas to provide safe passage of two vehicles.
G.
Driveway entrances into all nonresidential, single-use
properties shall be not less than 20 feet in width, shall not exceed 36 feet
in width at the street line unless provided with a median divider and shall
be clearly defined by use of curbing. The curbs of these driveway entrances
shall be rounded with a minimum radius of 15 feet where they intersect a street.
H.
The edge of any driveway shall be at least 40 feet from
the nearest end of the paving radius at a street intersection.
I.
Clear sight triangles shall be provided at all driveway
entrances and shall be shown on plans. Within such triangles, no object greater
than two feet in height and no other object that would obscure the vision
of the motorist shall be permitted. The legs of such triangles shall be at
least 75 feet in either direction for residential driveways and at least 250
feet for nonresidential driveways, measured from a point 12 feet back from
the edge of the cartway of the intersecting street. Greater distances may
be required if warranted by specific circumstances or when required by PennDOT.
Whenever a portion of the line of such triangles occurs within any proposed
building setback line, such portion shall be shown on the final plan of the
subdivision or land development and shall be considered a building setback
line.
J.
Driveways shall be graded so that, wherever reasonably
possible, surface drainage will be discharged to the owner's property; otherwise,
adequately sized pipes, inlets and/or headwalls shall be installed and gutter
improvements shall be made to direct surface drainage into the road drainage
system and not onto the paving of the intersection road.
A.
Where alleys and service streets are permitted in residential
developments, they shall have a minimum right-of-way width of 20 feet and
shall be paved for a width of at least 16 feet and shall be curbed whenever
the Borough Engineer determines that curbing is necessary to abate or control
surface water or to promote public safety.
B.
Alleys and service streets serving commercial and industrial
establishments may be required if the borough deems it necessary. Such alleys
shall have a paved cartway of at least 20 feet and right-of-way width of 30
feet. Where necessary, corners shall have a radius of 20 feet or a triangle
using the chord of a fifteen-foot radius, cut back to permit safe use by large
vehicles. If it is impossible for an alley to go through a block, the alley
shall be provided with a turnaround at its closed end of a design approved
by the Borough Engineer.
Parking areas shall be provided for all uses as required by the Borough
Zoning Ordinance.[1]
A.
Sidewalks shall be required on both sides of the street.
Borough Council may waive the requirement that sidewalks be installed where
such installation would serve no necessary or convenient public purpose.
B.
When provided, sidewalks shall be constructed of concrete
with a minimum twenty-eight-day strength of 4,000 pounds per square inch (psi),
with a minimum width of five feet, and a thickness of four inches except at
driveway crossings when the sidewalk thickness shall be increased to six inches
with reinforcement. Borough Council may require wider pavements in high-density
areas and in commercial areas. The location of sidewalks relative to planting
strips shall be at the discretion of the borough.
C.
The borough may request, upon the recommendations from
the Planning Commission, a system of bicycle, equestrian and/or pedestrian
paths for public use generally unrelated to and separate from streets, which
system shall be established and secured by dedication or easement. Such paths
shall be consistent with any existing plans specified by the borough so as
to encourage the formation of an interconnecting trail network both within
and beyond the borough. Such paths normally shall not exceed 10 feet in width
and, at the option of the applicant, shall be located adjacent to existing
or proposed lots lines, or in such manner as to minimize any obstruction to
the development. Existing paths may be relocated if a connection with a path
on an adjoining property is thereby established.
D.
To facilitate circulation, pedestrian walkways may be
required to serve the interior of developments. Such walkways shall be a minimum
of four feet in width and shall be constructed of a durable surface acceptable
to the Borough Engineer. Where the walks are not within a street right-of-way,
a separate right-of-way at least 10 feet wide shall be designated on the development
plan. As appropriate, the walks shall be maintained by the homeowners' association
(when the walks traverse common areas) or by the abutting property owners
(when the walks traverse existing lots).
A.
Curbs shall be provided along all streets and at the
intersections thereof.
B.
Handicapped access ramps shall be provided at all street
intersections.
C.
All curbs and handicapped access ramps shall be constructed
of concrete in accordance with applicable standards and specifications of
the borough for construction of concrete curbs and ramps.
A.
Permanent monuments shall be accurately placed at the
intersection of all lines forming angles and at changes in direction of lines
in the boundary (perimeter) of the property being subdivided. The applicant,
or his representative, shall be responsible for notifying the Borough Engineer
in order that he may inspect the placement of the monuments before they are
covered.
B.
All monuments shall be placed by a registered professional
land surveyor so that the scored (by an indented cross or drill hole of not
more than 1/4 inch diameter in the top of the monument) point shall coincide
exactly with the point of intersection of the lines being monumented.
C.
The tops of monuments shall be set level with the finished
grade of the surrounding ground, except:
(1)
Monuments which are placed within the lines of existing
or proposed sidewalks shall be located (preferably beneath the sidewalks)
so that their tops will not be affected by lateral movements on the sidewalks.
(2)
Where monuments are located beneath a sidewalk, proper
access to them shall be assured.
D.
All streets shall be monumented at range line, on the
right-of-way lines of the street at the following locations:
(1)
At least one monument at each intersection.
(2)
At changes in direction of street lines, excluding curb
arcs at intersections.
(3)
At each end of each curbed street line, excluding curb
arcs at intersections.
(4)
At such places where topographical or other conditions
make it impossible to sight between two otherwise required monuments, intermediate
monuments shall be placed.
(5)
At such place along the line of streets as may be determined
by the Borough Engineer so that any street may be readily defined for the
future.
E.
All lot corners shall be clearly identified by either
a monument or an iron pin. Where iron pins are used, they shall be minimum
of one-half-inch-diameter solid bar or reinforced rod, shall be a minimum
of 30 inches in length and shall be driven level with finished grade.
A.
General requirements.
(1)
All properties with buildings and improvements thereon
and having a public sanitary sewer available within 200 feet of a building
or improvement shall be required to connect that building or improvement to
the public sewer system.
(2)
Sanitary sewers shall not be used to carry stormwater.
(3)
If on-site sanitary sewage disposal facilities are to
be utilized, the Borough Planning Commission may require that the applicant
submit a feasibility report. Such report shall compare the cost of providing
on-site facilities and the cost of a community or public sanitary sewer system
with sewage treatment plan. Based on the analysis of this report, the borough
may require the installation of a community or public sanitary sewer system
or capped sewer.
(4)
Where on-site sanitary sewage facilities are to be utilized,
each lot so served shall be of a size and shape to accommodate the necessary
length of the fields a safe distance from, and at a lower elevation than,
the proposed building(s) to facilitate gravity flow in accordance with borough
and state regulations and shall be so plotted.
(5)
The proposed method of sanitary sewage disposal shall
be in accordance with the borough's officially adopted Act 537 Sewage Facilities
Plan.
(6)
When in accord with Title 25, Chapter 71, § 71.16,
Rules and Regulations of the Pennsylvania Department of Environmental Protection
Facilities Plan Revision, the procedure set forth in §§ 71.15
through 71.17 of those Rules and Regulations shall be followed.
B.
Sanitary sewage disposal system(s).
(1)
All lots which cannot be connected to a public or community sanitary sewage disposal system in operation at the time of construction of a principal building shall either be provided with an on-site sanitary sewage disposal system meeting the design standards of Title 25, Chapter 73, Rules and Regulations of the Pennsylvania Department of Environmental Protection, and borough standards, or the applicant shall guarantee (by deed restriction or otherwise), as a condition of the sale of each lot or parcel within the subdivision, that such facilities can be installed by the purchaser of such lot or parcel.
(2)
In all other cases, the applicant shall provide a complete
community or public sanitary sewage disposal system. The design and installation
of any public system shall be subject to the approval of the Borough Engineer,
the Borough Planning Commission and the Borough Council. The design and installation
of any community system shall be subject to the approval of the Pennsylvania
Department of Environmental Protection, and such systems shall be further
subject to satisfactory provisions for the maintenance thereof. A copy of
the approval of such system, where applicable, shall be submitted with the
final plan.
(3)
Where temporary on-site sewage disposal facilities are
to be utilized, an application for temporary on-lot self-contained sanitary
sewerage facilities shall be made to Borough Council.
(a)
Upon approval, the following note shall be placed on
the approved final plan:
|
The owner, his heirs, successors in interest and assigns of any temporary on-site sewage disposal system shall comply with all requirements of Chapter 281, § 281-49B(3)(b)[1] through [10] of the Code of the Borough of Ephrata.
|
(b)
In determining whether or not an on-site system is appropriate,
Council shall consider and require where applicable the following:
[1]
Connection to the municipal system is not available.
[2]
The holding tank shall have a minimum capacity of 1,000
gallons and otherwise be of sufficient size to receive at least a two-week
estimated discharge of the sewage system.
[3]
The proposed system conforms to the standards of the
Pennsylvania Department of Environmental Protection, the regulations of the
borough and approved engineering practices and which shall be inspected and
approved by the borough.
[4]
The owner agrees to allow the borough's Sewage Facilities
Officer to perform the necessary site investigation, percolation test and
soil analysis.
[5]
After connection to a public system, the owner agrees
to disconnect the on-lot sewer system and connect to the municipal system
within 120 days after receipt of notice of Borough Council to connect.
[6]
The owner agrees to remove any tank buried as part of
the on-lot system or cause the same to be filled with solid material and have
the work inspected and approved.
[7]
The owner agrees to have the holding tank pumped out
as often as may be necessary to prevent the contents from being septic but
not less than once in every 10 days.
[8]
The owner agrees to maintain the system in good operating
order free from drainage seepage to the surface and free from any health and
safety hazards.
[9]
The owner agrees to pay to the borough all costs of the
Sewage Enforcement Officer, the normal connection fee and inspection service,
and the regular monthly or quarterly rate for service.
[10]
The owner agrees to extend the sanitary sewer lateral
to a point inside the structure or to a suitable location outside the structure
that will facilitate the connection to the municipal system.
A.
The provisions of this section are intended to ensure
that:
(1)
Each dwelling unit and each commercial or industrial
building in all subdivisions and land developments hereafter granted approval
shall have an adequate supply of potable water for domestic use;
(2)
Each unit or building shall have an adequate supply of
water for purposes of fire protection; and
(3)
In each case where water is to be supplied to a subdivision
or land development by means of a central water supply system, such system
meets minimum standards controlling water storage and production capabilities
for domestic and fire use for the protection of the health, safety and welfare
of all borough residents affected.
B.
All properties shall be connected to a public water system
pursuant to the rules and regulations of the Ephrata Area Joint Authority.
C.
Where a public water system is not accessible pursuant
to the rules and regulations of the Ephrata Area Joint Authority, and the
applicant proposes that individual on-site water supply systems be utilized
within the subdivision, he shall be responsible either to install such facilities
or to guarantee (by deed restriction or otherwise), as a condition of the
sale of each lot or parcel within the subdivision, that the facilities can
be installed by the purchaser of such lot or parcel. Individual water supply
systems shall be designed and installed in accordance with all applicable
standards of the Pennsylvania Department of Environmental Protection.
D.
The design and installation of a public water system
shall be subject to the approval of the Ephrata Area Joint Authority, and
such system shall be further subject to satisfactory provision for the maintenance
thereof. Standards and materials for the construction of any central water
supply system shall meet or exceed those requirements described in the Public
Water Supply Manual of the Pennsylvania Department of Environmental Protection
and shall be subject to the approval of the Borough Engineer.
(1)
Where a permit is required by said Department, it shall
be presented as evidence for such review and approval before construction
commences.
E.
Each central water supply system shall be either municipally
owned or under the regulations of the Pennsylvania Public Utilities Commission
(PUC).
F.
In all subdivisions and land developments served by a
central water system, the following water pressure and gallon requirements
shall apply:
(1)
Residential use. A minimum domestic pressure of 30 pounds
per square inch shall be provided at each house to be connected to the water
supply main. The system to which the residential unit is connected shall have
sufficient capacity to supply a minimum of 300 gallons of water per residential
unit per day within the subdivision or land development.
(2)
Commercial or industrial use. A minimum domestic pressure
of 30 pounds per square inch shall be provided at each commercial or industrial
building connected to the water supply main. When a building wishes to connect
to a central water system, a study will be made to determine if there is adequate
water supply in the system to supply the building and use.
G.
Wherever a public water system is provided, fire hydrants
suitable for the coupling of equipment serving the borough shall be installed
and located pursuant to the rules and regulations of the Ephrata Area Joint
Authority.
(1)
Generally, all fire hydrants will be located on an eight-inch
line or a looped six-inch line. All dead-end lines 200 feet or greater in
length shall have a fire hydrant at the terminus of the line that shall serve
the purpose of a blow-off valve. 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 be an 8-inch minimum diameter.
(2)
Fire hydrants shall be spaced in a development so that
all proposed building(s) will be no more than 500 feet from the hydrant measured
along traveled ways.
H.
If the applicant proposes that the subdivision or land
development be served by a central water supply system, the applicant shall
submit a proposed public water supply study as evidence of sufficient water
supply quality and quantity. The contents of this study shall include those
specific items as described in the Public Water Supply Manual of the Pennsylvania
Department of Environmental Protection. Where the water supply system occurs
under the jurisdiction of the Pennsylvania Public Utilities Commission, the
water supply study also shall include those items of information required
by the PUC.
A.
All other utility lines, including but not limited to
electric, gas, streetlight supply, cable television and telephone shall be
placed underground. Installation of all utilities shall be in strict accordance
with the engineering standards and specifications of the borough, municipal
authority or other public utility concerned. All such underground utilities
shall be put in place, connected and approved before the streets are constructed,
where such utilities lie under the proposed cartway, and before any person
is permitted to occupy any building to be served by such utilities.
B.
In accordance with the provisions of Act 287, any applicant
shall contact all applicable utilities and accurately determine the locations
and depths of all underground utilities within the boundaries of the tract
proposed for development, prior to excavation. A list of the applicable utilities
and their phone numbers shall appear on the plans submitted for review, and
proof of contract shall be presented to the borough prior to final plan approval.
A.
In reviewing a sketch plan for subdivision or land development,
the Borough Planning Commission shall consider the open space and recreational
needs of the additional residents and/or employees proposed by the development
and shall discuss its findings and the further requirements of this section
with the applicant as it deems necessary in the public interest.
B.
In residential subdivisions or land developments proposed to contain 25 or more dwellings in which the average lot size is one acre or less, the applicant shall set aside one acre per 25 units, or the proportional equivalent thereof, for open space and recreational purposes. Alternatively, Borough Council may require a fee-in-lieu, pursuant to Subsection D herein, if the set-aside requirement, as applied to a particular tract of land, is illogical or impractical in terms of the criteria and standards in Subsection E herein.
C.
In residential subdivisions or land developments proposed to contain fewer than 25 dwellings, or 25 or more dwellings with an average lot size exceeding one acre, the borough's general policy shall be to require a fee in lieu of the minimum acreage otherwise required to help the borough defray the eventual costs of providing public open space and recreational facilities to serve the residents of the borough. Where Borough Council determines that open space needs of these residents might be better served by setting aside land within the tract, it may exercise that option consistent with the minimum acreage requirements of Subsection B and the criteria in Subsection E.
D.
Fee-in-lieu.
(1)
The amount of any fee in lieu of land for open space shall be equal to the average fair market value of the land otherwise required by Subsection B, i.e., one acre per 25 units, or the proportional equivalent thereof. The formula to be used in computing the fee shall be:
|
n/25 x average F.M.V. of 1 acre = Fee
| |
|
(NOTE: n = number of dwelling units; F.M.V = fair market value.)
|
(2)
Determination of the value of the land shall be the responsibility
of the applicant and shall result in a reasonable value acceptable to Borough
Council.
(3)
All moneys collected in lieu of land shall be kept in
a borough open space capital reserve fund, which shall be used only for the
acquisition of open space land or capital improvements for open space and
park and recreation purposes within the borough at locations consistent with
the open space plans of the borough.
E.
Open space characteristics and design standards. The
following criteria and standards shall be adhered to by the applicant in designing
areas for open space and recreation within a subdivision or land development
plan. Open space areas shall be:
(1)
Consistent with the borough's Comprehensive Plan.
(2)
Suitable for active recreational uses to the extent deemed
necessary by the borough without interfering with adjacent dwelling units,
parking, driveways and roads.
(3)
Comprised of not more than 30% environmentally sensitive
lands (including floodplains, woodlands, slopes exceeding 15% and surface
waters).
(4)
Comprised of areas not less than 75 feet in width and
not less than 15,000 square feet of contiguous area, except when part of a
trail system of pathway network.
(5)
Interconnected with common open space areas on abutting
parcels wherever possible, including provisions for pedestrian pathways for
general public use to create linked pathway systems within the borough.
(6)
Provided with sufficient perimeter parking when necessary,
and with safe and convenient access by adjoining street frontage or other
rights-of-way or easements capable of accommodating pedestrian, bicycle and
maintenance and vehicle traffic, and containing appropriate access improvements.
(7)
Undivided by any public or private streets, except where
necessary for proper traffic circulation, and then only upon recommendation
of the Borough Engineer and Planning Commission.
(8)
Free of all structures, except those related to outdoor
recreational use.
(9)
Suitably landscaped either by retaining existing natural
cover and wooded areas and/or by a landscaping plan for enhancing open space
areas through plantings which are consistent with the purposes of this section
and which minimize maintenance costs.
(10)
Made subject to such agreement with the borough and such
deed restrictions duly recorded in the office of the Lancaster County Recorder
of Deeds as may be required by Borough Council for the purpose of preserving
the common open space for such use.
F.
Ownership and maintenance. The open space shall be owned
and maintained by the borough or by a not-for-profit organization or association
created and organized pursuant to the laws of the Commonwealth of Pennsylvania.
A.
Where water and/or sewer facilities are intended for
dedication, the requirements for easement shall be determined by Borough Council.
Easements shall be similarly established as necessary for other utilities,
road construction and maintenance.
(1)
Except for driveways serving single-family or two-family
dwellings, nothing shall be constructed, placed, planted, set or installed
within the area of an easement which would restrict, impair or in any manner
be contrary to the purpose for which the easement was created. Generally,
the area within an easement shall be kept as lawn or vegetative buffer.
(2)
The owner of any lot, upon written request from the borough,
and at the owner's sole expense, shall remove anything placed, planted or
installed within the area of any easement which would restrict, impair or
in any manner be contrary to the purpose for which the easement was created.
(3)
Easements shall, to the extent possible, be located adjacent
to lot lines.
(4)
The required minimum setback and yard dimensions for
any lot shall be measured from the lot line, except where Borough Council
shall determine that the specific nature of an easement requires that such
setback distance be measured from the edge of that easement.
B.
Storm drainage easements shall be provided in accordance with the provisions of §281-54 of this chapter.
C.
Borough Council may require easements as prerequisites
to its approval of common driveways or other accessways or as a condition
of its approval of common open space areas.
D.
No right-of-way or easement for any purpose whatsoever
shall be recited or described in any deed unless the same has been shown on
the approved plan, and any easement required herein shall be made part of
the deeds of all affected properties. The developer shall be solely responsible
to the buyer for any failure to record an accurately described easement in
accordance with the approved plan, and the failure to record said easement
shall not prevent its use for its intended purpose.
A.
It is the purpose of this section to regulate stormwater
runoff, erosion and sedimentation, to protect and preserve surface and groundwaters
and to protect the health, safety and general welfare of borough residents
by:
(1)
Maintaining or improve year-round flows and water quality
in all streams and watercourses of the borough.
(2)
Controlling runoff, erosion and sedimentation through
measures that are on-site or situated as close as possible to where stormwater
falls on the land.
(3)
Maximizing recharge of groundwater and encouraging storage
of rainfall to sustain groundwater supplies and stream flows.
(4)
Limiting the use of stormwater structures that will present
maintenance problems.
(5)
Restricting the encroachment of stormwater management
structures and facilities into existing wetland areas.
(6)
Meeting the requirements of the National Pollutant Discharge
Elimination System (NPDES).
(8)
Meeting the requirements of the Pennsylvania Department
of Environmental Protection, Chapter 102, as set forth in the Erosion and
Sediment Pollution Control Manual of 1970, as amended.
B.
The management of stormwater on the site, both during
and upon completion of the disturbances associated with the proposed subdivision
or land development, the design of any temporary or permanent facilities and
structures and the utilization of any natural drainage systems shall be accomplished
in accordance with the standards and criteria of this section. In addition,
the issuance of a building permit for any approved lot created by a subdivision
or land development under the terms of this chapter shall be conditioned upon
compliance with the terms of this section.
(1)
All stormwater management plans shall be designed and
sealed by individuals registered in the Commonwealth of Pennsylvania to perform
such duties.
(2)
Where applicable, stormwater management facilities shall
comply with the requirements of Chapter 105 (Water Obstructions and Encroachments)
of Title 25, Rules and Regulations of the Pennsylvania Department of Environmental
Resources.
(3)
Stormwater management facilities which involve a state
highway shall be subject to the approval of the Pennsylvania Department of
Transportation.
(4)
Stormwater management facilities located within or affecting
the floodplain of any watercourse shall also be subject to the requirements
of the Zoning Ordinance of Ephrata Borough, as amended, or any future Zoning
Ordinance of the Borough of Ephrata, regulating construction and development
within areas of the borough subject to flooding.
(5)
Stormwater runoff from a project site shall flow directly
into a natural watercourse or into an existing storm sewer system or onto
adjacent properties in a manner similar to the runoff characteristics of the
predevelopment flow. The applicant shall provide evidence to the Borough Engineer
demonstrating that he or his agent has informed the immediate downstream property
owner of the effects of the stormwater discharge from the proposed development.
(6)
Stormwater runoff shall not be transferred from one watershed
to another unless:
(7)
All stormwater runoff flowing over the project site shall
be considered in the design of the stormwater management facilities.
(8)
Innovative methods for the detention and control of stormwater
runoff may be used when approved by the borough. Various combinations of methods
should be tailored to suit the particular requirements of the type of development
and the topographic features of the project site. The following is a partial
listing of detention and control methods which can be utilized in stormwater
management systems where appropriate:
(a)
Detention basins and retention basins. (The use of wet
ponds and retention basins requires prior borough approval.)
(b)
Roof-top storage.
(c)
Parking lot ponding.
(d)
Seepage pits, seepage trenches or other infiltration
structures.
(e)
Concrete lattice block surfaces.
(f)
Grassed channels and vegetated strips.
(g)
Cisterns and underground reservoirs.
(h)
Routed flow over grass.
(i)
Decreased impervious surface coverage.
(9)
Runoff calculations for the predevelopment and postdevelopment
comparison shall consider five different storm frequencies (two- , ten- ,
twenty-five- , fifty- and one-hundred-year storm events).
C.
All subdivision and land development activities involving
an increase in impervious or semiimpervious cover in excess of 4,000 square
feet (or such lesser area whenever stormwater runoff from the improvement
may adversely affect other property), diversion or piping of any natural or
man-made stream channel or any other activities where the borough determines
said activities may adversely affect any existing watercourse, stormwater
management or conveyance facilities or stormwater drainage patterns shall
be conducted in conformance with the following performance standards:
(1)
Permanent stormwater management controls after development.
After installation of postdevelopment activities, peak stormwater runoff discharges
from the site for all storm events shall not exceed the predevelopment peak
stormwater runoff water event. Peak discharges for design storms shall not
exceed the predevelopment peak stormwater runoff discharges from the site
of the same storm event before disturbance. The methods of computation used
to determine peak discharge and runoff shall be:
(a)
The United States Department of Agriculture Soil Conservation
Service (SCS) Soil-Cover-Complex Method as set forth in the latest edition
of Urban Hydrology for Small Watersheds, Technical Release No. 55, as published
by SCS; or
(b)
The Rational Method of "Q = CIA" where "Q" is the peak
discharge of the watershed in cubic feet per second, "C" is the coefficient
of runoff, "I" is the intensity of rainfall in inches per hour, and "A" is
the area of the watershed in acres.
(2)
Runoff calculations shall include a hydrologic and hydraulic
analysis indicating volume and velocities of flow and the grades, sizes and
capacities of water-carrying structures, sediment basins, retention and detention
structures and sufficient design information to construct such facilities.
Runoff calculations shall also indicate both predevelopment and postdevelopment
rates for peak discharge of stormwater runoff from the project site.
(3)
For predevelopment computations, all runoff coefficients
within the project shall be based on actual land use assuming summer or good
land cover conditions. Off-site land use conditions used to determine storm
flows for designing storm facilities shall be based on existing land uses
assuming winter or poor land cover conditions.
(4)
Any method approved by the Pennsylvania Department of
Transportation and/or Environmental Protection may be used to design the waterway
areas of bridges.
(5)
Borough Council, upon recommendation by the Borough Engineer,
may require that all stormwater facilities be based upon the following downstream
impact evaluation requirements. Hydraulic capacity analysis shall be conducted
in accordance with the following criteria to determine if adequate hydraulic
capacity exists:
(a)
The developer shall submit to the municipality an analysis
of the impacts of stormwater flows downstream in the watershed. The analysis
shall include hydrologic and hydraulic calculations necessary to determine
the impact of hydrograph timing modifications of the proposed development
upon a dam, highway, structure or natural point of restricted stream flow,
established with the concurrence of the municipality, downstream of a tributary
of the following size:
[1]
The first downstream tributary whose drainage area equals
or exceeds the drainage area contributing to the detention basin; or
[2]
The first downstream tributary whose peak discharge exceeds
the largest designed discharge rate of the detention basin.
[3]
The designated release rate of the structure shall be
modified if any increase in flooding or stream channel erosion would result
at a downstream dam, highway, structure or point of restricted stream flow.
The discharge rate of the detention facility shall:
(b)
If the first downstream tributary is situated in another
municipality other than the municipality where the land development activity
occurs, the land developer shall inform the affected municipality of the downstream
capacity analysis and shall provide a copy of the drainage plan to that municipality
containing the proposed capacity improvements for its review.
(c)
When any downstream capacity improvements are proposed
to occur in a municipality other than the municipality where the land development
activity will occur, the municipality, at its discretion, may request the
municipality where the development activity is occurring to incorporate its
comments into the subdivision plan. Upon receipt of such a request, the municipality
where the land development activity will occur shall furnish a written response
to the other municipality within 30 days of the receipt of the request stating
its decision.
(6)
For any development site, the developer has the option
of discharging post development runoff at a higher rate than predevelopment
runoff if the developer can prove that no harm would be caused to any person
or property located upstream or downstream of the development site. The developer
must assume that the entire watershed basin in which the site is located is
developed. The type and amount of development that the developer must consider
shall be either based on current zoning or established by the municipality,
whichever results in a greater amount of imperviousness. Proof of no harm
must demonstrate conformance with the hydraulic capacity criteria specified
in this chapter. Areas that drain through documented drainage problem areas
would be precluded from any no-harm-based peak runoff increases, except where
hydraulic capacity improvements would be provided, consistent with this chapter.
(7)
Methods.
(a)
All plans and designs for stormwater management systems
and facilities submitted to the Borough Engineer for approval shall determine
stormwater peak discharge and runoff based upon the following methods:
[1]
Modified Rational Method for the design of all collection,
conveyance and retention facilities, when drainage areas are less than 1.5
square miles or where the period of concentration is less than 60 minutes.
[2]
SCS TR-55 Tabular Hydrograph Method (1986 or latest revision)
for the design of all collection, conveyance and retention facilities, when
drainage areas are greater than 1.5 square miles.
(b)
The borough must approve any other proposed method.
(8)
In order to improve the quality and general utility of
stormwater management plans, subdivision and land development and building
construction shall be planned, designed and constructed in conformance with
the following principles:
(a)
Erosion and sediment control and stormwater management
control facilities shall be incorporated into all building site designs and
the overall design of any subdivision or land development or improvement in
such ways that they may serve multiple purposes such as wildlife areas, recreational
areas, fire prevention ponds, etc.
(b)
The natural infiltration and water recourse potentials
shall guide design, construction and vegetation decisions. Runoff in excess
of natural conditions from roofs and other surfaces which are unlikely to
contain pollutants shall be recharged to the groundwater table or stored for
non-potable water uses to the maximum extent possible.
(c)
All natural streams, channels, drainage swales and areas
of surface water concentration shall be maintained in their existing condition
except where changes can be justified to the satisfaction of the Borough Engineer.
(d)
Erosion and sediment control and stormwater management
control facilities shall not be constructed in a manner which results in an
encroachment into existing wetland areas.
D.
Storm sewers, culverts, bridges and related installations
shall be provided:
(1)
To permit unimpeded flow of natural watercourses, such
flow may be redirected as required, subject to the approval of Pennsylvania
Department of Environmental Protection.
(2)
To ensure adequate drainage of all low points along the
line of streets.
(3)
To intercept stormwater runoff along streets at intervals
reasonably related to the extent and grade of the area drained and to prevent
the flow of water across intersections which is 1.5 inches or more in depth.
(4)
To ensure adequate and unimpeded flow of stormwater under
driveways in, near or across natural watercourses or drainage swales. Suitable
pipes or other waterway openings shall be provided as necessary to convey
a twenty-five-year storm event.
E.
Design of storm sewers and related installations.
(1)
The design of stormwater management collection facilities
that service drainage areas within the site shall be based upon a twenty-five-year
storm frequency event. Stormwater management facilities that convey off-site
stormwater through the site must be designed to convey a fifty-year event.
(2)
The calculated peak rate of stormwater runoff from the
project site after development shall not exceed the peak rate of runoff from
the project site prior to development activities. Runoff calculations for
the predevelopment and postdevelopment comparison shall consider five different
storm frequencies (two- , ten- , twenty-five- , fifty- and one-hundred-year
storm events).
(3)
All storm sewer pipes, culverts, manholes, inlets, endwalls
and end sections shall be constructed in accordance with Pennsylvania Department
of Transportation, Publication 408, as amended.
(4)
Storm sewer pipes, culverts, manholes, inlets, endwalls
and end sections proposed for dedication or located along streets shall conform
to the requirements of the Pennsylvania Department of Transportation, Bureau
of Design, Standards for Roadway Construction, Publication No. 72, in effect
at the time the design is submitted, as modified by the adopted borough construction
standards.
(5)
Storm sewer pipes and culverts, other than those used
as basin outlets, which are intended to be dedicated to the borough shall
be made of reinforced concrete, galvanized or aluminized corrugated metal
or corrugated polyethylene. Such pipes and culverts shall have a minimum diameter
of 15 inches and shall be installed on sufficient slope to provide a minimum
velocity of three feet per second (3 fps) when flowing full.
(6)
All storm sewer pipe shall be laid to a minimum depth
of one foot from subgrade to the crown of pipe. Where one foot cannot be obtained,
the pipe shall conform to its manufacturer's requirements for design load
conditions.
(7)
Endwalls and end sections shall be used where stormwater
runoff enters or leaves the storm sewer horizontally from a natural or man-made
channel.
(8)
Inlets shall be placed on both sides of the street at
low spots, at a maximum of 600 feet apart along a storm sewer pipe, at points
of abrupt changes in the horizontal or vertical directions of storm sewers,
and at points where the flow in gutters exceeds three inches. Inlets shall
normally be along the curb line at or beyond the curb radius points. For the
purpose of inlet location at corners, the depth of flow shall be considered
for each gutter. At intersections, the depth of flow across the through streets
shall not exceed 1 1/2 inches. Inlets shall be depressed two inches below
the grade of the gutter or ground surface. Manholes may be substituted for
inlets at locations where inlets are not required to handle surface runoff.
(9)
All existing and natural watercourses, channels, drainage
systems and areas of surface water concentration shall be maintained in their
existing condition unless an alteration is approved by the borough.
(10)
Flow velocities from any storm sewer may not result in
a deflection of the receiving channel.
(11)
Energy dissipators shall be placed at the outlets of
all storm sewer pipes where flow velocities exceed maximum permitted channel
velocities.
(12)
The capacities of open channels shall be computed from
the Manning Equation. Permissible open channel velocities and design standards
shall be in accordance with good engineering practice as documented in the
Engineering Field Manual for Conservation Practices, USDA, SCS or in Design
Charts for Open-Channel Flow, Hydraulic Design Series No. 3, United States
Department of Transportation.
F.
Bridges and culverts (excluding detention and retention
basin outfall structures) conveying water originating only from within the
boundaries of the project site shall have ample waterway to carry expected
flows, based upon a minimum storm frequency of 25 years. All bridges and culverts
(excluding detention and retention basin outfall structures) conveying water
originating off site of the project site shall have ample waterway to carry
expected flows, based upon a minimum storm frequency of 50 years. Bridge and/or
culvert construction shall be in accordance with PennDOT specifications and
shall meet the requirements of the Pennsylvania Department of Environmental
Protection. Culverts shall be provided with wing walls and constructed for
the full width of the right-of-way. The cartway area over the bridge shall
be 24 inches wider, on either side, than the road connecting with the bridge,
or, if the character of the road is expected to change for future planning,
the cartway of the bridge shall be made to anticipate this condition. On either
side of the bridge cartway, the bridge railing must be set back from the edge
of the final cartway a minimum of eight feet, and this area may be used to
place sidewalks, present or future.
G.
Stormwater management basins for the control of stormwater
peak discharges shall meet the following requirements:
(1)
Stormwater management facilities shall be provided so
that the peak discharge of the calculated postdevelopment runoff to an adjacent
property does not exceed the peak discharge of the calculated predevelopment
runoff.
(a)
Runoff calculations for the predevelopment and postdevelopment
comparison shall consider five different storm frequencies (two- , ten- ,
twenty-five- , fifty- and one-hundred-year storm events)
(b)
The developer's engineer shall show to the satisfaction
of the borough that the peak discharge can be properly handled by the existing
or proposed facilities and the peak discharge will not be detrimental to the
downstream areas.
(2)
Permanent detention and retention basins shall be designed
to store the stormwater runoff of the one-hundred-year postdevelopment storm
event minus the water discharged from the basin by any primary and/or secondary
outlets. The storage volume shall be calculated from the beginning of the
storm event until such time as the inflow rate equals the outflow rate which
is discharged through outlets from the basin.
(3)
All basins shall be structurally sound and shall be constructed
of sound and durable materials as determined by the borough. The completed
structure and the foundation of all basins shall be stable under all probable
conditions of operation and shall be capable of discharging the peak discharge
of a postdevelopment one-hundred-year storm event through the emergency spillway
facilities and all other outlets combined in a manner which will not damage
the integrity of the facility or the downstream drainage areas.
(4)
The effect on downstream areas if the basin embankment
fails shall be considered in the design of all basins. Where possible, the
basin shall be designed to minimize the potential damage caused by such failure
of the embankment.
(5)
All basins shall include an outlet structure to permit
draining the basin to a completely dry condition within 24 hours.
(6)
All outlet structures and emergency spillways shall include
a satisfactory means of dissipating the energy of flow at its outlet to assure
conveyance of flow without endangering the safety and integrity of the basin
and the downstream drainage area.
(7)
Detention basins and/or retention basins which are designed
with earth fill dams shall incorporate the following minimum standards:
(a)
The maximum water depth shall not exceed six feet, unless
approved by waiver of the borough.
(b)
The minimum top width of all dams shall be five feet.
(c)
The side slopes of earth fill dams shall not be less
than three horizontal to one vertical.
(d)
A cutoff trench of impervious material shall be provided
under all dams.
(e)
All pipes and culverts through dams shall have properly
spaced concrete cutoff collars or factory-welded antiseep collars.
(f)
A minimum one-foot freeboard above the maximum design
water surface elevation at the emergency spillway shall be provided.
(g)
Minimum finished floor elevations for all structures
that would be affected by a basin, other temporary impoundments or open conveyance
systems where ponding may occur shall be two feet above the Q100-year water
surface. If basement or underground facilities are proposed, detailed calculations
addressing the effects of stormwater ponding on the structure and waterproofing
and/or floodproofing design information shall be submitted for approval.
(8)
Where retention basins, seepage pits, seepage tanks,
seepage trenches and/or french drains are proposed, the applicant shall include
an analysis of the potential for accelerated sinkhole development in the specific
geology of the site due to the concentration of water introduction to the
subsurface.
(a)
The developer shall submit a seepage report containing a test pit soils analysis, prepared by a soil scientist, and percolation test results in accordance with Pennsylvania Department of Environmental Resources regulations (Chapter 73, Section 15). The bottom of the test pits shall be not less than 30 inches below the elevation at which the soil/seepage interface is designed (i.e., the bottom of the trench, pit, etc.).
(b)
Retention basins must provide enough capacity to store
the entire runoff volume created by a one-hundred-year, twenty-four-hour storm
event. If supporting documentation, as stated above, is provided to the Borough
Engineer, the developer may reduce the required volume by 20%; or determine
the volume required using 20% of the percolation rate to perform routing calculations,
whichever volume is greater.
(9)
Retention basins shall incorporate the following minimum
design standards:
(a)
Infiltration systems greater than three feet deep shall
be located not less than 30 feet from basement walls.
(b)
Infiltration systems designed to handle runoff from commercial
or industrial impervious parking areas shall be no closer than 100 feet from
any water supply well.
(c)
Infiltration systems may not receive runoff until the
entire contributory drainage area to the infiltration system has received
final stabilization.
(d)
The stormwater management facility design shall provide
an emergency overflow system with measures to provide a nonerosive velocity
of flow along its length and at the outfall.
(e)
Some means of prefiltering paved areas shall be provided
and the method for such shall be reviewed and approved by the borough. These
systems may include, but are not limited to, grass strips of 20 feet in width
or greater or oil-grit separators.
(10)
Detention basins with side slopes steeper than 3 to 1,
or so constructed that a child cannot easily walk out of, shall be enclosed
with a five-foot-high childproof fence.
(11)
A liner of impervious material must be provided in all
wet ponds. In lieu of an impervious liner, the developer may supply sufficient
evidence to the borough prepared by a soil scientist, which includes an analysis
of the potential for sinkhole development and demonstrates to the borough
and their representatives that sinkholes will not develop.
H.
Design of seepage pits and trenches for infiltration
of runoff.
(1)
Seepage pits and trenches shall be designed to recharge
the predevelopment volume of rainfall for a two-year storm.
(2)
A seepage pit or trench connected to a roof drain shall
be located at least 10 feet from the foundation of any structure and generally
downhill in the direction of groundwater flow.
(3)
The storage capacity of a stone seepage pit or trench
shall be calculated using a void ratio of 0.40. Infiltration over the bed
bottom area may be used in the calculations for the total amount of storage
provided in the event that standard percolation testing is done at the elevation
of the bed bottom and a perc rate is established.
(4)
The bottom of any seepage bed or trench must be above
any seasonal and/or permanent water table and above bedrock or be shown to
be otherwise capable of handling required design volumes.
(5)
The rock in seepage pits shall be covered on the top
and all four sides with a geotextile fabric appropriate for such application.
(6)
Seepage pits and trenches shall be kept away from steep
man-made slopes.
(7)
In all cases, an overflow system should be provided to
accommodate flows in excess of design criteria. Borough Council, upon the
recommendation of the Borough Engineer, shall approve design of the overflow
system.
(8)
Seepage pits or the drains to them must contain a sediment
trap which can be maintained regularly. All downspouts discharging to seepage
beds or trenches shall have leaf strainers or grates to retain debris.
(9)
Where seepage pits are designed to contain cisterns or
pipe storage of runoff, access shall be controlled by bar screens spaced to
preclude entry of children and most small animals. All such facilities shall
have one or more securable means of access for clean out.
(10)
All water storage facilities shall be designed to divert
flows in excess of their holding capacity to appropriate areas of discharge
without damage to property.
(11)
In addition to seepage beds and trenches, other forms
of stormwater management that result in groundwater recharge are encouraged
such as the use of lattice blocks for light-duty drive areas or porous paving
where appropriate. The design for the use of such materials should be discussed
with the Borough Engineer.
I.
Notwithstanding the above, all requirements of the Lancaster
County Conservation District, Pennsylvania Department of Environmental Protection,
and the Soil Conservation Service, USDA, shall be met, and evidence of approvals
by those agencies shall be submitted to the borough.
J.
For all proposed developments, plans for erosion and sedimentation control and stormwater management shall be submitted to the borough for review and approval by the Borough Engineer as part of the subdivision and land development approval process, in accordance with §§ 281-26E and 281-27E of this chapter.
K.
Formal maintenance guarantees, established in accordance with § 281-82 of this chapter, shall be required for all stormwater management facilities.
L.
In addition to the water quantity requirements of this
chapter, the land developer shall conform with the following:
(1)
The water quality objectives may be achieved through
a combination of Best Management Practices (BMP's), including but not limited
to infiltration structures, detention/retention basins, vegetation filter
strips and buffers or any combination of BMP's listed in Appendix D.[3]
[3]
Editor's Note: Appendix D is located at the end of this chapter.
A.
Conservation of surface and groundwater resources.
(3)
In addition, the following regulations shall apply:
(a)
Borough Council may, when it is deemed necessary for
the health, safety or welfare of the present and future population of the
borough, and/or necessary to the conservation of water, drainage and sanitary
facilities, prohibit subdivision or development of any portion of the property
which lies within the floodplain of any stream or drainage course.
(b)
All floodplain areas shall be preserved from any and
all destruction or damage by clearing, grading or dumping of earth, waste
material, stumps or other material of any kind.
B.
Conservation of woodlands.
(1)
During the site preparation and development process,
disturbance to the following shall be minimized:
(a)
Healthy, well-stocked woodlands. In instances where disturbance
or tree cutting is unavoidable, an effort shall be made, with consultation
from a forester or other qualified professional, to retain as much of the
woodland as possible, of a size and configuration which would promote its
growth and natural regeneration.
(b)
Vegetation, other than woodlands, providing wildlife
food and cover of visual amenity. These areas may include but not necessarily
be limited to single or groups of specimen trees, hedgerows and other vegetation
not considered as woodland.
(2)
Whenever a proposed subdivision or land development would
result in streets which would unnecessarily destroy existing tree growth,
whether by reason of street alignment, grading or otherwise, the Planning
Commission shall:
(a)
Refuse to recommend approval of the preliminary plan;
(b)
Suggest an alternative method of subdivision which would
preserve as many of the existing trees as possible which measure six inches
in caliper or greater; or
(c)
Recommend to Borough Council that, as a condition of
its approval, the developer be required to plant one new tree of not less
than two inches in caliper for each tree of two inches in caliper to less
than six inches in caliper which would be destroyed, and to plant two new
trees of not less than two inches in caliper for every tree of six inches
in caliper or more which would be destroyed. Such new trees shall be planted
on the lots in accordance with a plan and not as street trees.
(3)
Disturbance to or removal of vegetation occupying environmentally
sensitive areas shall be undertaken only when necessary and on a limited,
selective basis to minimize the adverse impacts of such actions. This shall
include, but not necessarily be limited to, vegetation performing important
soil-stabilizing functions on floodplains, streams and pond banks, and sloping
lands.
C.
Conservation practices during site preparation.
(1)
Protection of vegetation from mechanical damage.
(a)
All woody vegetation to be retained within 25 feet of
a building site, parking area or other proposed improvement shall be protected
from equipment damage by snow fencing or other effective barriers.
(b)
Operators of heavy equipment shall minimize damage to
existing root systems and shall not damage tree trunks. Roots shall not be
cut or disturbed within the area circumscribed by the drip line of any tree.
(c)
Exposed roots damaged during construction shall be protected
from further damage by fencing or other structural barrier. Treatment of damaged
trees shall be dictated by the nature of the injury. Any trees whose trunks
are damaged during construction shall be replaced on the basis of one two-inch
caliper of tree for each 6 inches in caliper of tree mass damaged.
(d)
Trees shall not be used for roping, cables, signs or
fencing. Nails and spikes shall not be driven into trees.
(e)
The area around the base of existing woody vegetation
shall be left open. No storage of equipment, material debris or fill shall
be allowed within the drip line of any existing tree.
(2)
Protection of vegetation from grading change. Grade changes
to occur at any location on the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing vegetation
to be retained following site disturbance, unless adequate provisions are
made to protect such vegetation and its root systems.
(3)
Protection of vegetation from excavations.
(a)
When digging trenches for utility lines or similar uses,
disturbance to the root zones of all woody vegetation shall be minimized.
(b)
If trenches must be excavated in the root zone, all disturbed
roots shall be cut as cleanly as possible. The trench shall be backfilled
as quickly as possible, avoiding soil compaction.
(4)
Protection during cleanup. Fences and barriers placed
around woody vegetation during construction shall be removed if they could
impede the growth and maintenance of such vegetation.
A.
Shade trees shall be provided pursuant to § 281-55C, above.
(1)
Planting areas should be selected and designed to reflect
the landscape characteristics as well as those environmental conditions to
be created following site disturbance by the applicant.
(2)
The locations, dimensions and spacing of required shade
trees should be adequate for their proper growth and maintenance, taking into
account the size of such planting at maturity and their present and future
environmental requirements, such as moisture and sunlight. In selecting locations
for shade trees, consideration also shall be given to aesthetic quality of
the site and to the protection of solar access.
B.
Street trees shall be planted by the developer outside
the street right-of-way but as close to the street line as practical to avoid
conflicts with the right-of-way functions and with required site distances
and clear sight triangles, while still permitting clear orientation of the
trees to the street. Such trees shall be spaced 40 to 60 feet apart, staggered
along both sides of all streets. Any tree to be installed shall be a minimum
of two inches in caliper and a minimum of six feet in height.
C.
Species for street and on-lot shade trees shall be selected
with particular emphasis on hardiness, minimal need for maintenance and compatibility
with other features of the site and surrounding environs and shall be acceptable
to Borough Council. Use of native species is required.
