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.
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.
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.
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.
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);
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.
(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:
(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.
[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:
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
|
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.