Borough of Chester Heights, PA
Delaware County
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Table of Contents
Table of Contents
The following standards shall be complied with in all subdivisions and land developments. If a developer, however, can clearly show to the satisfaction of Borough Council that, because of peculiar conditions pertaining to his land, the literal enforcement of these standards would cause undue hardship, such variations from their literal interpretation may be permitted as may be reasonable and consistent with the purpose and intent of this chapter.
A. 
All proposed subdivisions and land development shall comply fully with the existing zoning regulations applicable to the land, and no parcel of land shall be created, either by inclusion or exclusion from a proposed subdivision, which cannot be properly utilized for a permitted use under the existing zoning regulations.
B. 
Land subject to hazards to life, health, or property, such as may arise from fire, floods, disease, or other cause, shall not be subdivided for building purposes or developed unless the hazards have been eliminated or unless the plans show adequate safeguard against them.
C. 
No on-site sewage disposal facility shall be permitted to be installed unless applicable Borough, state and/or Delaware County standards are fully satisfied.
D. 
No structure shall be constructed in a flood hazard area.
E. 
Proposed developments shall be coordinated with existing nearby neighborhoods with particular reference to street layout and the provision of sanitary sewage and water facilities so that the community as a whole may develop harmoniously.
F. 
Standards for private streets serving more than two residences shall be subject to approval by the Fire Marshal, Borough Council and the Borough Engineer.
A. 
The location and width of all public streets shall conform to the "Official Plan" or to such parts thereof as may have been adopted by the Borough and/or the county.
B. 
The proposed public street system shall extend existing or recorded streets at the same or greater width, but in no case at less than the required minimum width.
C. 
Where, in the opinion of the Borough Planning Commission, it is desirable to provide for public street access to adjoining property, public streets shall be extended by dedication to the boundary of such property.
D. 
New minor public streets shall be so designed as to discourage through-traffic, but the developer shall give adequate consideration to provision for the extension and continuation of major and collector streets into and from adjoining properties.
A. 
New half or partial streets will not be permitted, except where essential to the reasonable development of a tract in conformance with the other requirements and standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining part of the public street can be obtained.
B. 
The developer shall provide the entire required right-of-way or as much thereof as lie within his property, along all existing public streets which traverse or abut his property.
A. 
Minimum street right-of-way and cartway pavement widths shall be as shown on the "Official Plans" or Comprehensive Plan, or if not shown on such plans, shall be as follows:
Required Width (in feet) With Curbs
Street Type
Width
(feet)
Collector street
Right-of-way
60
Cartway
36
Major street
Right-of-way
See Note (a)
Cartway
See Note (a)
Marginal access street
Right-of-way
See Note (b)
Cartway
24
Minor street
Right-of-way
50
Cartway
30
Permanent cul-de-sac street
Right-of-way
50
Cartway
30
NOTES:
(a) As specified in the "Official Plans," or Comprehensive Plan, or as determined after consulting with the Borough and County Planning Commission, and the Pennsylvania Department of Transportation.
(b) Variable, depending on use requirements.
(c) Additional right-of-way and cartway widths may be required by the Borough Planning Commission for the purpose of promoting the public safety and convenience or to provide parking in commercial and industrial areas and in areas of high-density residential development.
B. 
All streets shall be paved in accordance with Borough specifications.
A. 
On public streets there shall be a minimum center-line grade of 1%.
B. 
Center-line grades shall not exceed the following:
(1) 
Minor street: 10%;
(2) 
Collector street: 6%;
(3) 
Major street: 6%;
(4) 
Street intersection: 4%.
A. 
Whenever public street lines are deflected in excess of 5º, connections shall be made by horizontal curves.
B. 
To ensure adequate sight distance, minimum center-line radii for horizontal curves shall be as follows:
(1) 
Minor streets: 150 feet;
(2) 
Collector streets: 300 feet;
(3) 
Major streets: 500 feet;
C. 
A tangent of at least 100 feet shall be introduced between all horizontal curves on collector and major public streets.
At all changes of public street grades where the algebraic difference exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:
A. 
Minor streets: 200 feet;
B. 
Collector streets: 300 feet;
C. 
Major streets: 400 feet;
A. 
Public streets shall intersect as nearly as possible at right angles but in no event at an angle of less than 60º.
B. 
No more than two streets shall intersect at the same point.
C. 
A public street intersecting another street shall either intersect directly opposite to it or shall be separated by at least 150 feet between center lines, measured along the center line of the street being intersected.
D. 
Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 4% within 100 feet of the intersection of the nearest right-of-way lines.
E. 
Intersections with major public streets shall be located not less than 1,000 feet apart, measured from center line to center line, along the center line of the major public street.
F. 
Public street curb intersection shall be rounded by a tangent arc with a minimum radius of:
(1) 
Twenty feet for intersections involving only minor streets;
(2) 
Thirty feet for all intersections involving a collector street;
(3) 
Forty feet for all intersections involving a major street.
G. 
Public street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.
H. 
Street name signs shall be installed at all street intersections. The design and placement of such signs and the names of the streets shall be subject to the approval of Borough Council.
A. 
Clear sight triangles shall be provided at all public and private street intersections. Within such triangles, no vision obstructing object shall be permitted which obscures vision above the heights of 30 inches and below 10 feet measured from the center line grade of intersecting public streets. Such triangles shall be established from a distance of: 200 feet from the point of intersection of the center lines, except that, clear sight triangles of 400 feet shall be provided for all intersections with major public streets.
B. 
Wherever a portion of the line of such triangles occurs behind (i.e., from the street) the building setback line such portion shall be shown on the final plan of the development, and shall be considered a building setback line.
A. 
Wherever a development abuts or contains an existing or proposed public street with an ultimate right-of-way of 60 feet or more, the Borough Planning Commission shall require restrictions of access to the major street by:
(1) 
Provision of reverse frontage lots, or
(2) 
Provision of public service streets along the rear of the abutting lots, together with prohibition of private driveways intersecting the major streets, or
(3) 
Provision of public marginal streets, provided that the reserve strips establishing such marginal access streets shall be definitely placed within the jurisdiction of the Borough under an agreement meeting the approval of the Borough. Except as specified above, reserve strips shall be prohibited.
B. 
Dead-end public streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.
C. 
Any public street dead-ended for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all-weather turnaround, within the development, and the use of such turnaround shall be guaranteed to the public until such time as the public street is extended.
D. 
Unless future extension is clearly impractical or undesirable the turnaround right-of-way shall be placed adjacent to the tract boundary line to permit extension of the street at full width.
E. 
All cul-de-sac public streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turnaround. The minimum radius to the pavement edge or curb line shall be 40 feet, and the minimum radius of the right-of-way shall be 50 feet. Cul-de-sac streets, whether public or private shall not exceed 600 feet in length, nor serve more than 30 dwelling units.
F. 
Drainage of cul-de-sac public streets shall preferably be towards the open end.
G. 
The center-line grade on a cul-de-sac public street shall not exceed 7%, and the grade of the diameter of the turnaround shall not exceed 4%.
Curbs shall be required on all streets; sidewalks may be required to be installed at the discretion of Borough Council.
A. 
Curbs shall be the vertical type. Rolled curb-and-gutter type may be installed only upon the approval of Borough Council except that rolled curbs shall not be used on streets whose grade exceeds 6%, or on any collector or major streets. The transition from one type to another shall be made only at a street intersection, and adequate provision shall be made for driveway entrances.
B. 
Where required, sidewalks shall be a minimum of four feet in width. Where required, snow strips shall be three feet in width and shall be grassed.
A. 
Proposed public streets which are obviously in alignment with other already existing and named shall bear the names of the existing streets.
B. 
In no case shall the name of a proposed street duplicate an existing public street name in the Borough or in the postal district, irrespective of the use of street, road, avenue, boulevard, drive, etc.
C. 
All public street names shall be subject to the approval of Borough Council upon recommendation of the Planning Commission.
The lengths, width and shape of blocks shall be determined with due regard to provision of adequate sites for buildings of the type proposed; zoning requirements; topography; and requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with major public streets.
A. 
Blocks shall have a minimum length of 600 feet.
B. 
In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection and pedestrian access.
C. 
Where practicable, blocks along major and collector streets shall not be less than 1,000 feet long.
A. 
Interior walks may be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities as well as in blocks of over 1,000 feet in length.
B. 
Such interior walks shall have a width of not less than 10 feet and a paved walk of not less than four feet.
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots are required along a major public street, or where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Borough Planning Commission may approve a single tier of lots.
Blocks in commercial and industrial areas may vary from the elements of design detailed in § 162-36 if required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.
General standards.
A. 
The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated;
B. 
Insofar as practical, side lot lines shall be at right angles to straight public street lines or radial to curved public street lines;
C. 
Wherever feasible, lot lines shall follow Borough boundaries rather than cross them, in order to avoid jurisdictional problems;
D. 
Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, etc.;
E. 
If, after subdivision, there exist substandard remnants of land, they shall be either incorporated in existing or proposed lots, or legally dedicated to public use, if acceptable to the Borough.
A. 
Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major public streets or to overcome specific disadvantages of topography or orientation.
B. 
All residential reverse frontage lots shall have a rear yard with a minimum depth of 60 feet, measured in the shortest distance from the proposed dwelling unit to the ultimate right-of-way, and shall, within such rear yard and immediately adjacent to the right-of-way, have a planting screen easement of at least 10 feet in width, across which there shall be no right of access.
A. 
The minimum building setback line shall be in accordance with Chapter 185, Zoning, of the Code of the Borough of Chester Heights.
B. 
On any lot abutting a railroad, no dwelling shall be placed within 75 feet of the nearest existing track, nor within 25 feet of any portion of the right-of-way line.
Driveways constructed within street rights-of-way serving one house shall be subject to the following requirements:
A. 
Private driveways on corner lots shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines;
B. 
In order to provide a safe and convenient means of access, grades on private driveways should not exceed 10%;
C. 
In order to provide safe and convenient ingress and egress, private driveway entrances should be rounded at a minimum radius of five feet, or should have a flare constructed that is equivalent to this radius, at the point of intersection with the cartway edge (curbline);
D. 
All driveways to be paved. (See Appendix "Residential Driveway Detail")[1]
[1]
Editor's Note: Said appendix is located at the end of this chapter.
Lot dimensions and areas shall not be less than specified by the provisions of Chapter 185, Zoning, of the Code of the Borough of Chester Heights for the area in which the development is located.
A. 
The developer shall provide the highest type of sanitary sewage disposal facility consistent with existing physical, geographical and geological conditions and in conformance with all applicable Borough ordinances and state, county, and federal regulations.
B. 
Wherever approval by the Pennsylvania Department of Environmental Protection or by the federal government is required for the water supply or sanitary sewage disposal system(s) for a proposed development, the Planning Commission shall require that a copy of such approval certification be submitted with both the preliminary and the final plan. Where a package plant is contemplated, such system or systems shall be demonstrated to be fully operable before any certificate of occupancy is granted.
A. 
Wherever an existing public or approved community water system is geographically and economically accessible to a proposed development, a distribution system shall be designed to furnish an adequate supply of water to each lot, with adequate main sizes and fire hydrant locations to meet the specifications of the Middle States Department Associations of Fire Underwriters. A copy of the approval shall be submitted establishing the ownership and maintenance of such distribution system.
B. 
Where individual on-site water supply system(s) are to be utilized, each lot so served shall be of a size and shape to allow safe location of such a system.
C. 
Where individual on-site water supply system(s) are to be utilized, it is required that the developer provide at least one test well for each 10 lots or fraction thereof. Such wells should be drilled, double cased, grout sealed into bed rock, at least 50 feet deep, and shall have a reliable yield of at least five gallons per minute, based on a twenty-four-hour pump test of potable drinking water, as certified by a state or county health officer and in accordance with the Borough regulations. The developer shall submit evidence of the required approval before any certificate of occupancy is issued.
A. 
General regulations.
(1) 
All storm drains and drainage facilities such as pipes, gutters, inlets, catch basins, culverts and other proposed structures necessary for the collection, retention and conveyance of stormwater runoff shall be delineated, depicted and otherwise noted at the time of preliminary plan submission as provided in this chapter.
(2) 
Suitable storm drainage facilities shall be provided in order to maintain or lessen the existing rate of flow from the tract without damage to land or structures within and adjacent to the subdivision or land development.
(3) 
Storm sewers, culverts, bridges and related drainage installations shall be provided:
(a) 
To permit unimpeded flow of natural watercourses. Such flow may be redirected as required, subject to the approval of the Pennsylvania Department of Environmental Protection, Army Corps of Engineers or any other applicable government agency;
(b) 
To insure adequate drainage of all low points as may be related to streets;
(c) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained, to prevent flow of stormwater across intersections, and to prevent the flooding of intersections during the design storm;
(d) 
To insure adequate and unimpeded flow of stormwater under streets and/or driveways in, near, or across natural watercourses or drainage swales. Properly sized pipes or other conduits shall be provided as necessary;
(e) 
To prevent excessive flow on or across streets, sidewalks, drives, parking areas, and any other paved surface or accessway;
(f) 
Intercept and properly drain springs.
(4) 
The stormwater management plan for each subdivision and/or land development shall take into account and provide for upstream area within the entire watershed in computing discharge quantities, sizing of pipes, inlets and other structures. The runoff from any proposed development shall be subject to evaluation which includes the anticipated runoff from other existing or proposed development within the same watershed.
(5) 
All natural streams, channels, swales, drainage systems and/or areas of concentration of surface water shall be maintained in their existing condition unless alteration is approved by the Borough and all other required governmental agencies. In any event, all encroachment activities and drainage facilities for drainage areas in excess of 1/2 square mile or 320 acres shall conform to the most current requirements of, and be approved by, the Pennsylvania Department of Environmental Protection Division of Dams and Encroachments.
(6) 
Any drainage facility crossing a state road shall conform to all applicable Pennsylvania Department of Transportation design standards.
(7) 
Man-made structures shall be kept to a minimum and bridges, culverts or rip-rap shall be constructed to maintain the natural characteristics of the stream and shall meet the approval of the Borough.
(8) 
Retention/detention basins shall be designed to utilize the natural contours of the land whenever possible. When such design is impracticable, the construction of basin shall utilize slopes as shallow as possible to blend the structures into the terrain.
(9) 
Any subdivision and/or land development within a flood control district shall comply with all of the provisions of the Flood Control Ordinance as provided in the Zoning and Building Ordinance,[1] and the rules and regulations of Pennsylvania Department of Environmental Protection.
[1]
Editor's Note: See Ch. 185, Zoning.
(10) 
All areas containing lakes, ponds, wetlands and watercourses shall be reserved for permanent open space. Any alteration, development, filling, piping or diverting of such water resources shall be in strict compliance with the provisions of Chapter 185, Zoning, of the Code of the Borough of Chester Heights, especially those pertaining to the Flood Zone, and all prevailing rules and regulations of the state and federal government.
(11) 
Any water originating from nonnatural sources, such as swimming pools, air-conditioning units, sump pumps, roof drains, or other similar flow, shall be properly discharged into natural watercourses or storm drains.
(12) 
For the purpose of this section, streams and intermittent streams are defined as those watercourses depicted on the Borough Map, the USGS maps of the area, and/or determined as such pursuant to an on-site survey by the Borough or its representative.
B. 
Specific design standards.
(1) 
Design flow rate. The storm sewer system shall be designed to carry a ten-year peak flow rate, with a twenty-five-year peak flow rate at all low points. The peak flow rate into each inlet shall be indicated on the stormwater drainage plan. The design flow rate shall be determined by the rational formula, Q = CIA.
Where:
Q
=
Peak runoff rate, cubic feet per second (CFS).
C
=
Runoff coefficient equal to the ratio of the peak runoff rate to the average rate of rainfall over a time period equal to the time of concentration.
I
=
Average rainfall intensity in inches per hour for a time equal to the time of concentration.
A
=
Drainage area in acres.
(2) 
Appropriate values for the runoff coefficient and rainfall intensity shall be taken from the following source: Commonwealth of Pennsylvania Department of Transportation Design Manual, Part 2 Highway Design August 1981 (or the latest revisions thereto).
(3) 
Storm sewer system design.
(a) 
The storm sewer system shall be designed to the more restrictive of the following: to collect stormwater at any point where three to five cubic feet per second is accumulated during the design storm; and/or inlets/manholes shall not be spaced more than 300 feet apart on pipe sizes up to 24 inches in diameter and not more than 400 feet apart on greater sizes.
(b) 
Inlets, manholes, grates, covers, frames, and the like, shall conform to the Pennsylvania Department of Transportation Roadway Construction Standards (Publication No. 72) and Form 408, Specifications, and all amendments, revisions or updated therein.
(4) 
Bridge/culvert/channel design.
(a) 
Bridges and culverts shall have ample waterway to carry expected flows, based on minimum storm frequency of 25 years. Bridge and/or culvert designs shall be in accordance with the Pennsylvania Department of Transportation and/or the Pennsylvania Department of Environmental Protection requirements. All culverts shall be provided with concrete end sections unless approved otherwise by the Borough.
(b) 
All drainage channels shall be designed to carry a flow rate equal to a one-hundred-year, twenty-four-hour storm.
(c) 
All drainage channels shall be designed to prevent the erosion of the bed and bank areas. The flow velocity in all vegetated drainage channels shall not exceed the maximum permissible velocity to prevent erosion. Suitable bank stabilization shall be provided where required to prevent erosion of the drainage channels. Where storm sewers discharge into existing drainage channels at an angle greater than 30º from parallel with the downstream channel flow, the far side bank shall be stabilized by the use of rip-rap, masonry, and/or concrete walls. The stabilization shall be designed to prevent erosion and frost heave under and behind the stabilizing media.
(d) 
Any vegetated drainage channel requiring mowing of the vegetation shall have a maximum slope of three horizontal to one vertical on those areas to be mowed.
(e) 
The design of all channels shall, as a minimum, conform to the design procedures outlined in:
[1] 
The U.S. Department of Transportation Federal Highway Administration Roadside Drainage Channels Hydraulic Design Series No. 4.
[2] 
The U.S. Department of Transportation Federal Highway Administration Design Chart for Open Channel Flow Hydraulic Design Series No. 3.
[3] 
Standards and Specifications for Soil Erosion and Sediment Control in Developing Areas, U.S. Department of Agriculture, Soil Conservation Service, College Park, Maryland.
(5) 
Overflow system. An overflow system shall be provided to carry flow to the detention basin when the capacity of the storm drainpipe system is exceeded, The overflow system shall be sufficient capacity to carry the difference between the one-hundred-year and the ten-year peak flow rates.
(6) 
Inlet capacity.
(a) 
All inlets must be designed to accommodate the ten-year peak flow rate except at low points where they shall accommodate the twenty-five-year peak flow rate. The capacity of Type C, M, or S inlets shall be determined from the following source: Commonwealth of Pennsylvania Department of Transportation Design Manual, Part 2 Highway Design, August 1981, (or the most recent revisions thereto) Chapter 10.
(b) 
The capacity of each inlet shall be indicated on the stormwater drainage plan. All stormwater management plans shall indicate that inlet grades be installed in such a manner that the roadway stormwater will be directed into the inlet and away from the roadway. At curbed street/driveway intersections, inlets shall be placed on the tangent section and not in the curved portion of the curbing.
(7) 
Straight pipe sections. Wherever possible, all storm sewers shall be designed to follow straight courses. No angular deflections of storm sewer pipe sections in excess of 5º shall be permitted. No vertical curves shall be permitted in the storm sewer system.
(8) 
Minimum grade and size. All storm drainpipes shall be designed to maintain a minimum grade of 1%. All storm sewer pipes shall have a minimum inside diameter of 15 inches.
(9) 
Pipe capacity. The capacity of all pipe culverts shall, as a minimum, provide the required carrying capacity as determined by the following sources:
(a) 
The United States Department of Transportation Federal Highway Administration Hydraulic Engineering Circular No. 5, Hydraulic Charts for the Selection of Highway Culverts.
(b) 
The United States Department of Transportation Federal Highway Administration Hydraulic Design Series No. 3, Design Charts for Open-Channel Flow.
(c) 
The United States Department of Transportation Bureau of Public Roads Hydraulic Engineering Circular No. 10, Capacity Charts for the Hydraulic Design of Highway Culverts.
(10) 
Pipe arches. Where headroom is restricted, equivalent pipe arches may be used in lieu of circular pipes.
(11) 
Pipe material and gage thickness. All storm sewers shall be either reinforced cement concrete, corrugated aluminum or corrugated galvanized steel pipe. Storm sewers shall be of the proper class and thickness to support the cover material. Pipe class and gage or thickness shall be noted on the plans.
(12) 
Allowable headwater depth. At all inlets or manholes, the maximum allowable headwater depth shall be one foot below the top of the inlet grate or the manhole cover.
(13) 
Horizontal pipe deflections. A manhole or inlet shall be provided at all horizontal deflections in the storm pipe system exceeding 5º.
(14) 
Minimum and maximum cover. A minimum of 18 inches of cover shall be maintained over all storm drainpipes. The top of storm drainpipes shall be a least 1/2 foot below subgrade elevation. The maximum cover over storm drainpipes shall be 10 feet unless approved otherwise by the Borough.
(15) 
Storm sewer system outlets. Storm sewer system outlet pipes shall extend to proposed stormwater management facilities, natural watercourses, and the like. A concrete endwall shall be required on all storm sewer system outlet pipes.
(16) 
Roof drains. Stormwater roof drains shall not discharge water directly over a sidewalk, into any sanitary sewer line, or into a street or paved area without a straight curbed gutter.
(17) 
Drainage easements.
(a) 
All storm sewer easements through undedicated land shall be a minimum of 20 feet in width.
(b) 
Where a site is traversed by a watercourse, a drainage easement or right-of-way conforming substantially with the line of such watercourse and/or such width as will be adequate to preserve natural drainage and provide sufficient width for maintenance shall be created, as determined by the Borough.
(18) 
Diversion of runoff. All storm sewers and/or drainage swales shall be designed to carry the runoff into a detention basin or similar facility utilized to control the rate of runoff, unless approved otherwise by the Borough.
(19) 
Runoff control measures.
(a) 
Runoff control. The rate and quantity of stormwater runoff from any proposed subdivision and/or land development shall not exceed the rate and quantity of runoff prior to development (i.e., zero increase runoff). This standard shall be maintained for all storms (i.e., both high-frequency and low-frequency).
(b) 
Runoff control devices. The increased runoff which may result from subdivisions and/or land developments shall be controlled by permanent runoff control measures that will provide the required runoff control specified above. All runoff control devices will be evaluated for their effectiveness to maintain the above-mentioned standard for all storms with a return period of up to 100 years.
(c) 
Detention basin vs. other available methods. Detention basins are the most desirable technique for controlling the rate of runoff from a subdivision and/or land development, however, the use of other available runoff control measures is allowable. Runoff control measures other than detention basins may include on-lot berms and on-lot or centralized seepage beds. All pertinent detention basin design standards shall be applicable to any on-lot facilities.
(d) 
Groundwater recharge. In general, all runoff control measures shall be designed to encourage groundwater recharge and shall be permitted only if suitable surface conditions are present. Soils testing and certification by a registered professional engineer, geologist, soils scientist, or the like, shall be required before any groundwater recharge system will be allowed.
(20) 
Detention/retention basins.
(a) 
Detention basins shall be designed in accordance with the Soil Cover Complex Method and the procedures developed by the U.S. Department of Agriculture, Soil Conservation Service, as outlined in their Technical Release No. 55, Urban Hydrology for Small Watersheds, with specific attention given to antecedent moisture conditions, flood routing and peak discharge and Hydrology National Engineering Handbook Section 4; however, for development areas of less than five acres, the rational method may be used to compute the sizing of basins.
(b) 
Basins shall be designed to detain the quantity of water resulting from a one-hundred-year, twenty-four-hour storm (7.2 inches of rainfall) under full development conditions. Stormwater management calculations shall insure that the predeveloped discharge from the site for the following storms is not exceeded after development:
[1] 
Two-year, twenty-four-hour: 3.3 inches of rainfall.
[2] 
Ten-year, twenty-four-hour: 5.0 inches of rainfall.
[3] 
Twenty-five-year, twenty-four-hour: 5.7 inches of rainfall.
[4] 
Fifty-year, twenty-four-hour: 6.4 inches of rainfall.
[5] 
One-hundred-year, twenty-four-hour: 7.2 inches of rainfall.
(c) 
The following criteria shall apply in the calculation of stormwater runoff values: The time of concentration method shall be utilized in the development of the runoff hydrographs and peak discharges. Storage discharge curves shall be provided for all basins.
[1] 
Meadow condition shall be used as the basis for establishing the predeveloped runoff values for all areas other than woodland, including areas which are presently covered by impervious surfaces except as stated below.
[2] 
In the case of an expansion of an existing development, a waiver may be requested from the Borough Council to exclude only existing impervious areas from the requirements of Subsection B(20)(c)[1] above, provided that the existing development does not presently contribute to an existing drainage problem downstream.
[3] 
Average antecedent moisture conditions.
[4] 
A Type II distribution storm.
(d) 
Outlet control structures.
[1] 
All outlet control structures shall be constructed of galvanized steel, aluminum or concrete, properly anchored to prevent flotation, and equipped with childproof, nonclogging trash racks over all design openings 12 inches or greater in diameter, except those openings designed to carry perennial stream flows.
[2] 
Temporary sedimentation controls shall be provided during construction to prevent the flow of sediment through the basin outlet pipe. Such measures may include temporary riser pipes, rock-filled gabions, plywood stand-boxes, silt fences, and the like.
(e) 
Emergency spillways. Whenever possible, the emergency spillway for basins shall be constructed on undisturbed ground. Emergency spillways shall be constructed of reinforced concrete, vegetated earth, concrete rubble, and the like. All emergency spillways shall be constructed so that the basin berm is protected against erosion. The minimum capacity of all emergency spillways shall be such that the combined capacity of the emergency spillway and the principal outlet shall equal the one-hundred-year design storm after development. Emergency spillways shall extend along the upstream and downstream berm embankment slopes. The emergency spillway shall not discharge stormwater over earthen fill and/or easily erodible material without adequate protection against erosion.
(f) 
Freeboard. The minimum freeboard shall be two feet. (Freeboard is the difference between the design flow elevations in the emergency spillway and the top of the settled basin embankment.)
(g) 
Antiseep collars. Antiseep collars shall be installed around the principal pipe barrel within the normal saturation zone of the basin berms. The antiseep collars and their connection to the pipe barrel shall be watertight. The antiseep collars shall extend to a minimum of two feet beyond the outside of the principal pipe barrel. The maximum spacing between collars shall be 14 times the minimum projection of the collar measured perpendicular to the pipe.
(h) 
Basin outlets. Energy dissipating devices (rip-rap, stilling basin, concrete aprons, and the like) shall be placed at all basin outlets. Rock level spreader berms shall be required where basins do not discharge into an existing drainage swale, ditch or channel. Concrete endwalls shall be placed at all basin outlets. All basin outlet pipes 12 inches in diameter or greater, shall be equipped with childproof devices.
(i) 
Slope of detention basin embankment. The maximum slope of earthen basin embankments shall be three to one. The top or toe of any slope shall be located a minimum of 15 feet from adjacent property lines with the exception of the downstream property line where the toe of the embankment shall be placed a sufficient distance to allow for energy dissipating devices but in no case less than 30 feet unless approved otherwise by the Borough. Whenever possible, the side slopes and basin shape shall blend with the natural topography.
(j) 
Width of berm. The minimum top width of detention basin berms shall be 10 feet.
(k) 
The maximum depth of the basin shall not exceed 10 feet.
(l) 
Construction specifications. The plans shall indicate the construction specifications and compaction requirements for all detention/retention basins.
(m) 
Slope of basin bottom. In order to insure proper drainage of detention basins, a minimum grade of 2% shall be maintained for all sheet flow. A minimum grade of 1% shall be maintained for all channel flow.
(n) 
Cut-off trench. A cut-off trench shall be excavated along the center line of the dam on earth fill embankments. The minimum depth shall be three feet. The minimum bottom width shall be 10 feet or wide enough to permit operation of compaction equipment. The side slopes shall be no steeper than 1:1. The trench shall be kept free from standing water during the backfilling operations.
(o) 
Grading and landscaping of basins.
[1] 
Cuts and fills. No excavation or fill shall be made with a cut or fill slope steeper than three horizontal to one vertical, except where the excavation or fill is sufficiently stable to prevent sliding or erosion and will not result in property damage or personal injury. A written statement shall be required from a civil engineer licensed by the Commonwealth of Pennsylvania having experience in soils engineering certifying that he has inspected the site and that any proposed deviation from the slope specified above should not endanger any property or result in personal injury. Retaining walls will be required if a stable slope cannot be maintained. Any retaining wall design must be designed by an experienced structural engineer licensed by the Commonwealth of Pennsylvania and approved by the Borough. The toe of any cut or fill slope must be located a minimum of 15 feet from adjacent property lines with the exception stated in Subsection B(20)(i) above.
[2] 
Landscaping.
[a] 
A minimum of six inches of topsoil shall be placed on all areas affected by the basin construction (bottom of basin, side slopes, top of berm, and the like);
[b] 
All earthen basins shall be stabilized with temporary and permanent grasses or other approved ground cover within 15 days after initial construction;
[c] 
Fencing and a suitable vegetation screening shall be provided around all detention/retention basins unless the Borough Council determines that such screening is not necessary;
[d] 
A landscape plan at a minimum scale of one inch equals 30 feet of the basin plans shall be submitted with each application. Such plan must be sealed by a landscape architect registered in the commonwealth;
[e] 
At the completion of construction an as-built plan signed and sealed by a registered engineer or surveyor shall be submitted for Borough records.
[3] 
Basins shall be installed prior to any earthmoving or land disturbances which they will serve.
(21) 
Subsurface disposal of stormwater.
(a) 
Subsurface disposal of stormwater shall be allowed only where natural, well-drained soils exist only after on-site soil percolation tests certified by a registered professional engineer experienced in soils engineering, geologist, qualified soils scientist, and the like, are performed.
[1] 
Soils testing to determine percolation rates shall be performed at several locations where the subsurface facility is proposed and also at the proposed invert elevation of the subsurface facility.
[2] 
All percolation tests shall be conducted in accordance with the rules, regulations and procedures of the Pennsylvania Sewage Facilities Act (Act 537)[2] as required by the Pennsylvania Department of Environmental Protection.
[2]
Editor's Note: See 35 P.S. § 750.1 et seq.
[3] 
Various methods of subsurface disposal may be employed. The effectiveness and applicability of each should be evaluated at each location. Acceptable methods include, but are not limited to, infiltration basins and/or berms, seepage beds and/or trenches, and the like.
[4] 
The design and construction of all subsurface facilities shall provide proper procedures to prevent silt from clogging the aggregate backfill.
[5] 
The following procedures and materials shall be required for all subsurface facilities:
[a] 
Excavation for the infiltration facility shall be performed with equipment that will not compact the bottom of the seepage bed/trench, or like facility;
[b] 
The bottom of the bed and/or trench shall be scarified prior to the placement of aggregate;
[c] 
Only clean aggregate, free of fines, shall be allowed;
[d] 
The top and sides of all seepage beds, trenches, or like facilities shall be covered with drainage filtration fabric;
[e] 
Perforated distribution pipes connected to centralized catch basins and/or manholes with provisions for the collection of debris shall be provided in all facilities. The perforated pipes shall distribute stormwater through the entire seepage bed/trench, or like facility;
[f] 
A positive outlet pipe placed at or near the bottom of the seepage bed and/or trench, or like facility shall be provided;
[6] 
The landowner or developer shall be responsible for the proper installation, operation and maintenance of all subsurface stormwater management facilities. If, in the opinion of the Borough, the underground system is not functioning properly, the landowner or developer shall be required to make the necessary improvements/corrections to the system or provide an alternate stormwater management facility which is functional.
(b) 
Maintenance of facilities.
[1] 
All stormwater management facilities, including retention and detention basins designed and constructed for the purposes specified under this chapter shall be maintained in proper working order in accordance with those design plans filed with the Borough and shall be the responsibility of the property owner(s) upon whose property the facilities are located. In the case of a homeowners' association or other entity approved by the Borough, the homeowners' association or other entity shall be considered the responsible owner of all stormwater management facilities located in the area of development.
[2] 
In order to insure proper maintenance and function of stormwater management facilities, the Borough or its designee shall perform inspections, carried out on a random basis.
[3] 
If, at any time, the Borough, or its designee, discovers any violation or condition not conforming with those designs and plans filed with the Borough in regard to the operation of a stormwater management facility, it shall notify the responsible owners of the violation, informing them of the nature of such violation and the manner in which it can be corrected.
[4] 
Under no conditions shall any person be allowed to modify, alter, or change a previously approved stormwater management facility unless an approved alternate facility is approved by the Borough.
[5] 
Under no conditions shall any person be allowed to modify, alter, or change a previously approved stormwater management facility unless approved by the Borough.
[6] 
In the event the landowner, developer, occupant, or homeowners' association, as the case may be, shall refuse or neglect to comply with the provisions of the chapter as interpreted by the Borough, the Borough may direct the work to correct any violation or noncompliance with the terms of this chapter and other applicable ordinances.
[7] 
Maintenance of all drainage facilities and watercourses within any subdivision and/or land development is the responsibility of the landowner or developer until they are accepted by the Borough.
[8] 
It is the responsibility of any landowner or developer 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 for the duration of the construction activity and to return it to its original or equal condition after such activity is completed.
[9] 
Maintenance of drainage facilities or watercourses originating on private property is the responsibility of the property owner to their point of open discharge at the property line or at a communal watercourse within the property.
[Amended 7-2-2001 by Ord. No. 162]
A. 
The purpose of this section of the chapter shall be to control accelerated erosion and the resulting sediment pollution to the waters of the commonwealth that occur on earthmoving sites within the Borough of Chester Heights.
B. 
It shall be unlawful for any person, landowner, developer, business, or corporation to undertake any earthmoving activities without developing and implementing measures to control erosion and sedimentation. For disturbances of 3,500 square feet or more, a land disturbance permit issued by the Borough Engineer is required. The erosion and sedimentation control plan must accompany all land-disturbing activities relating to construction, farming operations, nursery and sod operations and logging operations. The following should be noted:
(1) 
Ongoing agricultural activities, including farming operations and nursery and sod operations performed in accordance with an approved soil conservation plan prepared by a Delaware County agent of the USDA Soil Conservation Service (NRCS) and/or staff of the Delaware County Soil and Water Conservation District which takes into consideration the Borough's ordinance requirements and which plan has been provided to the Borough Engineer for any additional comment, are exempt from permitting.
(2) 
All logging operations which involve activity of less than 25 acres of earth disturbance shall obtain a land disturbance permit by presenting to the Borough Engineer a plan of the proposed timber harvesting activities. The plan will be reviewed for compliance with the Borough's erosion and sedimentation control requirements and, upon recommendation from the Engineer, a permit will be issued.
(3) 
All other nonexempt land disturbance activities that are not ancillary to a subdivision or land development or to building construction are required to comply with the performance standards for erosion and sedimentation as set forth herein. If the proposed activities consist of nonexempt farming activities, the Delaware County agent of the USDA Soil Conservation Service (NRCS) and/or staff of the Delaware County Soil and Water Conservation District should be consulted for possible assistance with plan preparation. Any such plan shall be reviewed and approved by the Borough Engineer.
C. 
The applicant shall use techniques and specifications for erosion and sedimentation control plan preparation and implementation which are approved by the Delaware County Conservation District and prescribed by the Pennsylvania Department of Environmental Protection set forth in Title 25, Chapter 102, or superseding regulations. The plan shall include a site specific, detailed, construction sequence relating to erosion and sedimentation control. Alternative techniques may be proposed, but the applicant must demonstrate his efficacy to the satisfaction of the Delaware County Conservation District and the Borough Engineer.
D. 
Prior to the granting of a land disturbance permit by the Chester Heights Borough Engineer, an erosion and sedimentation control plan must be submitted and approved. All erosion and sedimentation control plans for major subdivisions and land development will require the approval of the Borough Engineer and the Delaware County Conservation District. The Borough Engineer may require additional control measures, techniques, and specifications beyond the Delaware County Conservation District's approval.
E. 
For all major subdivisions and land development and/or any earthmoving activity requiring additional permits from state or federal agencies, a preconstruction meeting shall be held prior to granting of a land disturbance permit. The applicant must provide the Borough Engineer with a copy of all permits from the state or federal agencies and copies of the application materials which were submitted to obtain the permits. Those in attendance at the preconstruction meeting shall include the applicant or his representative, Borough Engineer or designee, and Borough Building Inspector. A member of the County Conservation District will be encouraged to attend. Any work requiring a permit shall be indicated on the final, approved plans, and the area to which the permit pertains shall be delineated on the plans. A copy of all permits shall be available on the site. The outcome of a preconstruction meeting wherein all requirements of the chapter have been met shall be the issuance of the land disturbance permit signed by the Borough Engineer.
F. 
For all earthmoving activities which do not constitute a major subdivision, the Borough Building Inspector may request the presence of the Borough Engineer, or designee, or a representative of the Delaware County Conservation District at the preconstruction meeting. The outcome of a preconstruction meeting wherein all requirements of the chapter have been met shall be the issuance of a land disturbance permit signed by the Borough Engineer.
G. 
The maintenance of erosion and sediment pollution control measures and facilities by the applicant is required. Inspection, and if necessary, repairs of the erosion and sediment pollution control measures and facilities by the applicant or agents for the applicant are required with four days following any storm event. The latest revision of the approved plan shall be available on the site.
H. 
Both during and after construction, clearing of the vegetation, earthmoving, or other disturbance activities, the total amount of sediment leaving the site, and/or entering a watercourse within the site, shall not exceed the amount of sediment which would have naturally left the site prior to earthmoving activities. On sites which are experiencing accelerated erosion resulting in sediment pollution to waters of the commonwealth due to prior land use practices, the Delaware County Conservation District or Borough Engineer, or designee, may require site stabilization adequate to prevent sediment pollution to the waters of the commonwealth prior to the beginning of earthmoving activities.
I. 
During construction, the deposition of mud on existing roads shall be minimized by the implementation of a stabilized construction entrance with a length of drive up to a maximum of 100 feet for individual lots with a width equal to the proposed entrance (15 foot minimum) and with flare to meet with the existing road.
J. 
All surface-disturbed areas shall be seeded and mulched within 20 days after earthmoving activities have ceased. Stabilization of slopes greater than 15% shall require stricter measures and shall be specified on the erosion and sedimentation control plan.
K. 
Where drainage swales are used to convey concentrated runoff, an erosion control blanket, depending on the type of flow, shall be specified and implemented.
L. 
Sediment-laden runoff shall be trapped on site until the area is stabilized by the use of debris basins, sediment basins, silt traps or similar measures as noted in the § 162-45, as amended. Sediment basins shall be desilted as needed, and upon the stabilization of the site/watershed, the basin(s) shall be desilted and/or removed and the area shall be stabilized.
M. 
The area(s) to be disturbed during earthmoving activities shall be staked out on the site prior to said earthmoving activities beginning. Area(s) which are not to be disturbed, including septic or infiltration beds will be staked out on the site with a different color stake prior to earthmoving activities beginning.
N. 
In no event shall the natural ground cover at the site be disturbed between October 15 and February 15 of the succeeding year, other than that necessary for preparation of sites for building foundations, stormwater and sediment control devices and on-site sewage disposal systems. In order for a building site to be disturbed during the referenced period, it must have access from a street which has been graded and stabilized with a minimum of pavement base material in place and protected against contamination by dirt or silt. The Borough Council will consider any waiver requests after recommendation by the Borough Engineer.
O. 
The fees for the review of the erosion and sedimentation control plan that will be charged by the Delaware County Conservation District and the Borough Engineer are the responsibility of the applicant. The fees for the inspection of sedimentation and control measures by the Borough Engineer or his designee shall be the responsibility of the applicant. The Borough Council shall, by resolution, establish a schedule of inspection fees. These fees shall be paid prior to the granting of a land disturbance permit for a minor subdivision or land development or deposited in an escrow account prior to the granting of a land disturbance permit for a major subdivision or land development.
P. 
Chester Heights Borough, authorized by the Municipalities Planning Code,[1] and the Delaware County Conservation District, authorized by Title 25 Chapter 102, are directed to conduct both routine and emergency site inspections of ongoing earthmoving operations, without the requirement of prior notification to establish compliance with the approved erosion and sedimentation control plan.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
Q. 
All violations of the approved erosion and seditmentation control plan determined during a site inspection shall be listed on an inspection report which itemizes the following items for each violation:
(1) 
Specific type of violation, including location and scope.
(2) 
A period of time during which the person(s) responsible for the earthmoving activity may correct the violation(s) without the assessment of any penalties.
R. 
The Borough Engineer shall sign the completed inspection report. The Borough will provide no other written notification of the violation(s) or deadline for correcting same.
S. 
Should the person(s) responsible for undertaking the earthmoving operations fail to meet the deadline for correcting violations of this chapter, as specified in the official inspection report, Chester Heights Borough shall issue a notice of violation (NOV) to said person(s). The notice will list for each violation that has occurred, a penalty of not less than $600, and not more than the maximum provided under Sections 515.3 and 617.2 of the Municipalities Planning Code, as amended,[2] for allowable civil proceedings. Additionally, violations of this chapter may result in the issuance of a cease and desist order by the Borough or the institution of any appropriate actions or proceedings to prevent or restrain, building, construction, or conduct of business and to correct or abate accelerated erosion and the resulting sediment pollution to the waters of the commonwealth on the site identified in the notice of violation (NOV).
[2]
Editor's Note: See 53 P.S. §§  10515.3 and 10617.2, respectively.
A. 
In reviewing subdivision and development plans, the Borough Planning Commission shall consider whether community facilities, especially schools, in the area are adequate to serve the needs of the additional dwellings proposed by the development and shall make such report thereon as it deems necessary in the public interest.
B. 
Developers shall give earnest consideration to the desirability of providing or reserving areas for facilities normally required in residential neighborhoods such as schools and other public buildings, parks, playgrounds and playfields. Areas provided or reserved for such community facilities should be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed. Prior to the preparation of plans, developers of tracts of larger than 20 acres should review with the staff of the County Planning Commission the minimum standards for various community facilities applicable to the tract being developed.
C. 
In subdivisions which are intended to provide housing for more than 50 families the Borough Planning Commission shall consider the need for suitable open areas for recreation and shall make recommendation thereon. The Borough Council shall require, as a minimum, that the following amount of playground and neighborhood park acreage be provided; however, in no case shall the amount required be more than 10% of the total area of the subdivision. Such area or areas may be dedicated to the Borough by the subdivider if Borough Council approves such dedication.
Families to be Served
Acreage to be Recommended
(acres)
50 to 174
3.0
175 to 374
5.5
375 to 624
6.5
625 to 800
8.0
For each additional 175 families:
1.5
D. 
All public facilities and open space development shall comply with Section 503(11) and Article 503-A of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
E. 
All residential subdivisions or land development plans submitted shall provide for suitable open space and/or recreation land in the Borough to ensure open space and adequate recreational areas and facilities to serve future residents of the Borough, to maintain compliance with the Borough's recreational standards, to ensure all present and future residents have the opportunity to engage in many and varied recreational pursuits and to protect stream corridors, natural areas and open space corridors for the benefit of the environment and enjoyment of Borough residents.
[Added 5-7-2012 by Ord. No. 191]
F. 
Any residential subdivision or land development plan, whether single- and/or multifamily, that contains fewer than 25 dwelling units may be exempted by Council from dedicating open space or land for recreational purpose, but shall pay a fee in lieu of land as provided in this section. Any nonresidential land development plan may be exempted by Council from dedicating open space or land for recreational purpose but shall pay a fee in lieu of land as provided in this section. Any request for the exemption of land dedications shall be in writing to Council.
[Added 5-7-2012 by Ord. No. 191]
G. 
Council for the Borough of Chester Heights shall determine whether the land to be dedicated for public use is suitable for public dedication and use. In addition to Subsection C herein, prior to Council's approval of public recreation and open space areas to be dedicated to the Borough, the Borough Planning Commission shall make its recommendation in writing to Council as to whether the dedication should be accepted by the Borough. Land dedicated to the Borough shall serve a valid public purpose and shall be suitable for recreational purposes by reason of size, shape, location, topography and access.
[Added 5-7-2012 by Ord. No. 191]
H. 
Where Council agrees with the developer that because of the size, shape, location, access, topography or other physical features of the land that it is impractical to dedicate land to the Borough or set aside area as required by this section, Council shall agree on a payment of a fee in lieu of dedication of such land which shall be payable to the Borough. The amount of fee in lieu shall be set from time to time by resolution of Council. Payment shall be due and payable at the time of final plan approval of the application for subdivision and/or land development or, if as a condition of final plan approval, shall be included in the required development agreement together with posting of financial security in accordance with Section 509 of the Pennsylvania Municipalities Code[2] or within Council's discretion. However, all such payments shall be made by the time of application for the first building permit.
[Added 5-7-2012 by Ord. No. 191]
[2]
Editor's Note: See 53 P.S. § 10509.
I. 
The amount and location of land to be dedicated or the fees to be paid are to be used for the purpose of providing park or recreational purposes, including facilities accessible to the subdivision and/or land development, consistent with the Borough's Recreation Plan and within the discretion of Council and shall bear a reasonable relationship to the use of the park or recreational facilities. Nothing contained herein shall prohibit the person or entity who paid the fee and the Borough from agreeing that the original recreation facility as proposed by Council has been superseded or made unnecessary and reallocating the fee and any interest accumulated to such other project as the parties agree; provided, however, that it meets the above standards with regard to a reasonable relationship to the parcel in question.
[Added 5-7-2012 by Ord. No. 191]
J. 
All monies paid to the Borough pursuant to the provisions of this section shall be placed in an interest-bearing account, Borough Park and Recreation Development Fund, to be established by Council. Said fund shall be used by the Borough for the acquisition, maintenance or improvement of park, open space or recreational sites in existence or for future expansion and land consistent with the Borough's Recreation Plan. Upon request of any person who paid any fee under this section, the Borough shall refund such fee, plus interest accumulated thereon, from the date of payment, if the Borough has failed to utilize the fee paid for the purposes set forth in this section within three years from the date such fee was paid.
[Added 5-7-2012 by Ord. No. 191]
K. 
Land to be publically dedicated to the Borough shall be by fee-simple deed, free and clear of all encumbrances. The executed deed shall be delivered to the Borough for recording at the time of final plan approval and prior to signing of the approved plan by Council.
[Added 5-7-2012 by Ord. No. 191]
L. 
The determination of suitability of land which is acceptable for dedication or use for park or recreational purposes shall be based on the following additional criteria, any exceptions subject to a conditional use hearing before Council:
[Added 5-7-2012 by Ord. No. 191]
(1) 
The land must be readily accessible to all residents or expected users of the development by virtue of at least one side of each site abutting a public street for a minimum distance of 50 feet.
(2) 
The land shall be located so that it equally serves all residents or expected users of the subdivision and/or land development.
(3) 
The shape of the land shall be suitable to accommodate those park or recreational activities appropriate to the location and needs of the residents or expected users of the development.
(4) 
Soil and drainage shall be suitable for the intended park or recreational uses.
(5) 
The intended land shall be contiguous, except that noncontiguous lands may be accepted for dedication to permit off-road trails where roads and other rights-of-way separate open space recreational land.
(6) 
Such land shall have an average slope of less than 7% and shall have no more than 30% of the land contained within the boundaries of a floodplain, or steep slope area greater than 15% or a combination of floodplain and steep slope.
(7) 
Provisions shall be made for vehicular parking so that any site can be adequately served and accessed pursuant to the applicable provisions of the Borough Subdivision and Land Development Code.
A. 
Consideration shall be shown for all natural features such as large trees, water courses, steep or wooded slopes, historic areas and structures and similar community assets which, if preserved, would add attractiveness and value to the remainder of the subdivision. Trees and ornamentals shall be preserved wherever possible.
B. 
Whenever such natural features may be more effectively preserved by development of tracts in accordance with the "lot averaging" provisions of Chapter 185, Zoning, of the Code of the Borough of Chester Heights than with the zoning provisions otherwise applicable thereto, developers shall give full consideration to development in accordance with lot averaging.
A. 
Where easements are required they shall be a minimum width of 20 feet. Only structures related to the easement shall be placed within such easements.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
There shall be a minimum distance of 50 feet, measured in the shortest distance, between any proposed dwelling unit and any petroleum products or natural gas transmission line which traverses the subdivision.