[Ord. 614, 12/29/1992, § 501; as amended by Ord.
680, 12/28/1998]
1.
The standards and requirements contained in this Part and Part 6
are intended as the minimum for the promotion of the public health,
safety and general welfare and shall be applied as such by the Borough
Planning Commission and Borough Council in reviewing all subdivision
and land development plans.
2.
Whenever other Borough ordinances and/or regulations impose more
restrictive standards and requirements than those contained herein,
such other ordinances and/or regulations shall be observed; otherwise,
the standards and requirements of this chapter shall apply.
3.
The standards and requirements of this chapter may be modified by
the Borough Council in the case of complete communities, neighborhood
units or other large scale developments upon the recommendation of
the Borough Planning Commission where such modifications achieve substantially
the objectives of this chapter and which are further protected by
such covenants or other legal provisions as will assure conformity
to and achievement of the subdivision/land development plan.
4.
Land subject to hazards to life, health or property such as may arise
from fire, floods, disease or other causes shall not be subdivided
for building purposes unless such hazards have been eliminated or
unless the subdivision plan shall show adequate safeguards against
them which shall be approved by the appropriate regulatory agencies.
5.
Subdivision/land development plans shall give due recognition to
the official plans of the Borough and of the County or to such parts
thereof as may have been adopted pursuant to statute.
6.
Land proposed for subdivision shall not be developed or changed by grading, excavating or by the removal or destruction of the natural topsoil, trees or other vegetative cover unless adequate provisions for minimizing erosion and sediment are provided under Title 25, Chapter 102, Rules and Regulations, PennDEP and § 22-508 of this chapter.
[Ord. 614, 12/29/1992, § 502]
1.
General Standards.
A.
The location and width of all streets shall conform to the official
plans or to such parts thereof as may have been adopted by the Borough
Planning Commission and/or the Borough Council.
B.
The proposed street system shall extend existing or proposed streets on the official plans at the same width or larger, but in no case at less than the required minimum width in subsection (3).
C.
Where, in the opinion of the Borough Planning Commission, it is desirable
to provide for street access to adjoining property, street stubs shall
be extended, by dedication, to the boundary of such property.
D.
New minor streets shall be so designed as to discourage through traffic
but the subdivider shall give adequate consideration to provision
for the extension and continuation of major and collector streets
into and from adjoining properties.
E.
Where a subdivision abuts or contains an existing street of improper
width or alignment, the Borough Planning Commission may require the
dedication of land sufficient to widen the street or correct the alignment.
F.
Private streets (streets not to be offered for dedication) are prohibited
unless they meet the design and improvement standards of this chapter.
G.
All design elements of all streets, including horizontal and vertical alignment, sight distance and superelevation, are subject to review and approval by the Borough. When reviewing the design of streets, in addition to the standards in this chapter, the Rural Design Criteria in the Pennsylvania Department of Transportation "Design Manual, Part 2, Highway Design," January 1990 edition, and "A Policy on Geometric Design of Highways and Streets," AASHTO, 1984 edition, shall be consulted to assure that the road design is in accordance with acceptable engineering practice.
H.
For certain aspects of vertical and horizontal alignment discussed
below standards are determined by design speed of the road involved.
For all proposed streets the subdivider shall indicate the proposed
design speed. The designated design speed is subject to the approval
of the Borough. In general, the design speed on major streets shall
be considered as 55 miles per hour (to be determined in each individual
case), on collector streets a minimum of 35 miles per hour (to be
determined in each individual case) and on minor streets 35 miles
per hour, unless a lesser design speed is permitted by the Borough.
2.
Partial and Half Streets. New half or partial streets shall be prohibited
except where essential to reasonable subdivision 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 street can be obtained. Subdivider shall provide the entire
required cartway width within his property.
3.
Street Widths. Minimum street right-of-way and pavement widths shall
be as shown on the official plans or if not shown on such plans shall
be as follows:
|
Street Type
|
Required Widths
(in feet)
| ||
|---|---|---|---|
|
Minor Street
| |||
|
Right-of-way
|
50
| ||
|
Cartway
|
26
| ||
|
Collector Street
| |||
|
Right-of-way
|
80
| ||
|
Cartway
|
50
| ||
|
Major Street
| |||
|
Right-of-way
|
See subsection (B)
| ||
|
Cartway
|
See subsection (B)
| ||
|
Permanent Cul-de-Sac Street
| |||
|
Right-of-way
|
See § 22-501(10)
| ||
|
Cartway
|
See § 22-501(10)
| ||
|
Marginal Access Street (A)
| |||
|
Right-of-way
|
See subsection (C)
| ||
|
Cartway
|
26
| ||
4.
Restriction of Access.
A.
The location and number of access points to a subdivision or land
development shall be adequate for and appropriate to the size and
nature of the development and surrounding roads and land uses.
B.
For all subdivisions and land developments for which one means of
ingress and egress is proposed the Planning Commission may require,
where deemed necessary in the public interest and for the public safety,
the provision of additional accessways or the provision of an alternate
means of ingress and egress which could be used by emergency vehicles
if the primary means of ingress and egress were rendered unusable.
Such alternate means of ingress and egress shall be of such width
and improved to such an extent to be usable by emergency vehicles
and shall not be used for structures, trees or similar obstructions.
C.
Whenever a subdivision abuts or contains an existing or proposed
street with an ultimate right-of-way of 80 feet or more or contains
or abuts an existing or proposed collector street, the Borough Planning
Commission or the Borough Council may require restriction of access
to said street by:
(1)
Provision of reverse frontage lots.
(2)
Provision of service streets along the rear of the abutting
lots, together with prohibition of private driveways intersecting
the major or collector streets.
(3)
Provision of marginal access 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.
D.
Except as specified in subsection (3) above, reserve strips shall
be prohibited.
4 .
6.
Horizontal Curves.
A.
Whenever street lines are deflected in excess of 5°, connection
shall be made by horizontal curves.
B.
Minimum sight distance shall be provided as follows:
|
Design Speed
(in miles per hour)
|
Minimum Sight Distance
(in feet)
| |
|---|---|---|
|
20
|
125
| |
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
325
| |
|
45
|
400
| |
|
50
|
475
| |
|
55
|
550
|
C.
Minimum centerline radii for horizontal curves shall be as follows:
|
Design Speed
(in miles per hour)
|
Minimum Centerline Radius
(in feet)
| |
|---|---|---|
|
20
|
100
| |
|
25
|
150
| |
|
30
|
230
| |
|
35
|
310
| |
|
40
|
430
| |
|
45
|
550
| |
|
50
|
700
| |
|
55
|
850
|
|
The Borough may permit smaller centerline radii than required
above when the subdivider substantiates that the minimum sight distance
as required above will be provided.
|
D.
A tangent of at least 100 feet shall be introduced between all horizontal
curves on collector and major streets.
E.
To the greatest extent possible combinations of the minimum radius
and maximum grade shall be avoided.
7.
Vertical Curves. At all changes in street grades where the algebraic
difference in grade exceeds 1%, vertical curves shall be provided.
The minimum sight distance provided shall be as follows for both crest
and sag vertical curves.
|
Design Speed
(in miles per hour)
|
Minimum Required Sight Distance
(in feet)
| |
|---|---|---|
|
20
|
125
| |
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
325
| |
|
45
|
400
| |
|
50
|
475
| |
|
55
|
550
|
8.
Intersections.
A.
Streets shall intersect as nearly as possible at right angles and
no street shall intersect another at an angle of less than 60°
or more than 120°.
B.
No more than two streets shall intersect at the same point.
C.
Streets intersecting another street shall either intersect directly
opposite to each other or shall be separated by at least 200 feet
between centerlines measured along the centerline 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 5% within 50 feet of the
intersection of the nearest right-of-way lines.
E.
Intersections with major streets shall be located not less than 1,000
feet apart measured from centerline to centerline along the centerline
of the major street.
F.
Street curb intersections shall be rounded by a tangential arc with
a minimum radius of:
G.
Street right-of-way lines shall be parallel to (concentric with)
curb arcs at intersections.
9.
Sight Distance at Intersections.
A.
Clear sight triangles shall be provided at all street intersections,
Within such triangles, no vision obstruction object other than utility
poles, street lights, street sighs or traffic signs shall be permitted
which obscures vision above the height of 30 inches and below 10 feet
measured from the centerline grade of intersecting streets. Such triangles
shall be established from a distance of:
B.
Wherever a portion of the line of such triangles occurs behind (i.e.,
from the street) the building reserve (setback) line, such portion
shall be shown on the final plan of the subdivision and shall be considered
a building setback (reserve) line.
C.
Sight distance at street intersections shall be such to provide the
following minimum stopping distance for a vehicle traveling on an
approaching street which has no stop or signal control:
|
Design Speed of Approaching Street with No Stop or Signal
Control (in miles per hour)
|
Minimum Stopping Distance (in feet) Required Unless Alternative
Permitted by Borough
|
Alternative Stopping Distance (in feet) Permissible at
Discretion of Borough Only on Lightly Traveled Highways Where the
Removal of Sight Obstructions would be Costly
| |
|---|---|---|---|
|
20
|
125
|
90
| |
|
25
|
150
|
110
| |
|
30
|
200
|
130
| |
|
35
|
250
|
155
| |
|
40
|
325
|
180
| |
|
45
|
400
|
200
| |
|
50
|
475
|
220
| |
|
55
|
550
|
240
|
D.
Street intersections shall be located and designed to provide the
following minimum sight distance for a vehicle traveling on an approaching
street which has a stop control:
|
Design Speed of Street Being Approached by Vehicle on
Stop Control Street
(in miles per hour)
|
Minimum Sight Distance Required
(in feet)
| |
|---|---|---|
|
20
|
200
| |
|
25
|
250
| |
|
30
|
300
| |
|
35
|
350
| |
|
40
|
400
| |
|
45
|
450
| |
|
50
|
500
| |
|
55
|
550
|
|
For calculating sight distance as required above, refer to "A
Policy on Geometric Design of Highways and Streets," AASHTO, 1984
edition.
|
10.
Cul-de-Sac Streets.
A.
Dead-end streets are prohibited unless designed as cul-de-sac streets
or designed for future access to adjoining properties.
B.
Any temporarily dead-ended street shall be provided with a temporary
all-weather turnaround, within the subdivision, and the use of such
turnaround shall be guaranteed to the public until such time as the
street is extended.
C.
Cul-de-sac streets, permanently designed as such, shall not exceed
500 feet in length and shall not furnish access to more than 20 dwelling
units except where ridge lines, steep valleys or other physical features
allow no alternative road system cul-de-sac lengths may be increased
where a permanent easement for emergency vehicle exit is provided
and maintained from the end of the cul-de-sac to another street.
D.
All cul-de-sac street, whether permanently or temporarily designed
a such, shall be provided at the closed end with a fully paved turnaround.
The minimum radius of the pavement edge or curb line shall be 50 feet
and the minimum radius of the right-of-way line shall be 60 feet.
E.
Drainage of cul-de-sac streets shall preferably be towards the open
end. If drainage is toward the closed end it shall be conducted away
in an underground storm sewer.
F.
The centerline grade on a cul-de-sac street shall not exceed 10%
and the grade of the diameter of the turnaround shall not exceed 5%.
11.
Street Names.
A.
Proposed streets which are obviously in alignment with others already
existing and named shall bear the names of the existing streets.
B.
In no case shall the name of a proposed street be the same as or
similar to an existing street name in the Borough and in the same
postal district, irrespective of the use of the suffix street, road,
avenue, boulevard, driveway, place, court, lane, etc.
C.
All street names shall be subject to the approval of the Borough
Council.
12.
Service Streets (Alleys).
A.
Service streets may be permitted provided that the subdivider produces
evidence satisfactory to the Borough Planning Commission or Borough
Council of the need for such service streets.
B.
Dead-end service streets shall be avoided but where this proves impossible
dead-end service streets shall terminate with a paved circular turnaround
with a minimum radius to the outer pavement edge (curb line) of 50
feet.
13.
Access.
A.
The location and number of access points to a subdivision or land
development shall be adequate for and appropriate to the size and
nature of the development and surrounding roads and land uses.
B.
For all subdivisions and land developments for which only one means
of ingress and egress is proposed, the Planning Commission may require,
where deemed necessary in the public interest and for the public safety,
the provision of additional accessways or the provision of an alternate
means of ingress and egress which could be used by emergency vehicles
if the primary means of ingress and egress were rendered unusable.
Such alternate means of ingress and egress shall be of such width
and improved to such an extent to be usable by emergency vehicles
and shall not be used for structures trees or similar obstructions.
C.
Driveways shall be installed in accordance with any other Borough
ordinances, regulations and resolutions.
[Ord. 614, 12/29/1992, § 503]
1.
Layout. The length, width and shape of blocks shall be determined
with due regard to:
2.
Length.
A.
Blocks shall have a maximum length of 1,600 feet and a minimum length
of 500 feet; provided, however, that the Borough Planning Commission
or Borough Council may increase the maximum and/or decrease the minimum
lengths of blocks if, in the opinion of either body topography of
the land in question and/or surface water drainage conditions warrant
such a change.
B.
In the design of blocks longer than 1,000 feet, special consideration
shall be given to the requirements of satisfactory fire protection.
C.
Where practicable, blocks along major and collector streets shall
not be less than 1,000 feet long.
3.
Crosswalks.
4.
Depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except where prevented by the size, topographical
conditions or other inherent conditions of the property, in which
case the Borough Planning Commission or Borough Council may approve
a single tier of lots.
5.
Commercial and Industrial Blocks. Blocks in commercial and industrial
areas may vary from the elements of design detailed above as 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.
[Ord. 614, 12/29/1992, § 504; as amended by Ord.
680, 12/28/1998]
1.
General Standards.
A.
Insofar as practical, side lot lines shall be at right angles to
straight street lines or radial to curved street lines.
B.
Where feasible, lot lines shall follow municipal boundaries rather
than cross them in order to avoid jurisdictional problems.
C.
Generally, the depth of residential lots shall be not less than one
nor more than three times their width.
D.
Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for onsite parking, loading and unloading, setbacks, landscaping,
etc.
F.
Flag lots are prohibited unless permission is granted by the Borough.
The Borough may grant permission to utilize flag lots when it deems
flag lots appropriate because of topographical or other conditions
unique to the site. The access strip portions of a flag lot must be
wide enough to permit the construction of a road with a right-of-way
meeting the requirements of this chapter when required by the Borough
and shall not be used for building purposes.
2.
Lot Frontage.
A.
All lots shall front on a public street, existing or proposed, or
on a private street if it meets the requirements of these regulations.
B.
Double or reverse frontage lots shall be avoided except where required
to provide separation of residential development from major streets
or to overcome specific disadvantages of topography or orientation.
C.
All residential reverse frontage lots shall have a rear yard with
a minimum depth of 75 feet measured in the shortest distance from
the proposed dwelling unit to the ultimate right-of-way and shall
have within such rear yard and immediately adjacent to the right-of-way
a planting screen easement of at least 10 feet in width across which
there shall be no right of access.
D.
After consideration of street speeds, traffic volumes, projected
traffic generated at a proposed land use and the location and arrangement
of existing and proposed driveways and intersections, the Borough
may require the subdivider to install at his expense an acceleration
or deceleration lane, or both, to serve a proposed driveway or street.
If additional street right-of-way is required to construct the acceleration
or deceleration lane, the additional right-of-way shall be provided
by the subdivider. When required by the Borough, the subdivider shall
furnish a study to the Borough which will provide the information
necessary to permit the determination as to whether an acceleration
or deceleration land is required.
E.
For all subdivisions and land developments for which only one means
of ingress and egress is proposed, the Borough may require, where
deemed necessary in the public interest and for the public safety,
the provision of additional accessways or the provision of an alternate
means of ingress and egress which could be used by emergency vehicles
if the primary means of ingress and egress were rendered unusable.
Such alternate means of ingress and egress shall be of such width
and improved to such an extent to be usable by emergency vehicles
and shall not be used for structures, trees or similar obstructions.
[Ord. 614, 12/29/1992, § 505; as amended by Ord.
680, 12/28/1998]
1.
Each property shall be connected to the Borough's sewer system,
if accessible. Where the Borough's sewer is not yet accessible,
but is planned for extension to the subdivision, the subdivider shall
install sewer lines, including lateral connections as may be necessary
to provide adequate service to each lot when connection with the sewer
system is made. The sewer lines shall be suitably capped at the limits
of the subdivision and the laterals shall be capped at the street
right-of-way line. When capped sewers are provided onsite disposal
facilities shall also be provided. Design of capped sewer system shall
be subject to approval by the Borough.
2.
Sanitary sewers shall be designed and constructed in strict accordance
with Pennsylvania Department of Environmental Protection standards
and Borough standards. A copy of the approval of such system shall
be submitted with the final plan.
3.
Sanitary sewers shall not be used to carry stormwater.
4.
All lots which cannot be connected to a Borough sanitary sewage disposal
system in operation at the time of construction of a principal building
shall be provided with an onsite sanitary sewage disposal system consisting
of a septic tank(s) connected with a tile disposal field and which
shall, as a minimum requirement, meet the design standards of the
rules and regulations of the Pennsylvania Department of Environmental
Protection and Borough standards.
5.
If onsite sanitary sewage disposal facilities are to be utilized,
the Borough Planning Commission may require that the subdivider submit
a feasibility report. Such report shall compare the cost of providing
onsite facilities and the cost of extending the public sewer system.
Based on the analyses of this report the Planning Commission may require
the installation of a public sewer system.
6.
Where onsite sanitary sewage facilities are to be utilized, each
lot so served shall be of a size and shape to accommodate the necessary
length of tile fields at a safe distance from, and at a lower elevation
than, the proposed building(s) in accordance with Borough or State
regulations.
7.
The proposed method of sanitary sewage disposal shall be in accordance
with the Borough's officially adopted Act 537 Sewage Facilities
Plan.
8.
When the rules and regulations of the Pennsylvania Department of
Environmental Protection determines the necessity for an Act 537 Sewage
Facilities Plan Revision, the procedure set forth in those rules and
regulations shall be followed.
[Ord. 614, 12/29/1992, § 506; as amended by Ord.
680, 12/28/1998]
1.
Soil percolation tests shall be performed for all subdivision wherein
building(s) at the time of construction will not be connected to a
public sanitary sewage disposal system in operation.
2.
Soil percolation tests shall be made in accordance with the procedure
required by the Pennsylvania Department of Environmental Protection.
3.
The sewage enforcement officer shall enter the results of the test
and all other information on five copies of the subdivision sewage
disposal report form and shall submit these with the preliminary plans;
provided, however, that where the approval of the proposed sanitary
sewage disposal facilities is otherwise required by the Pennsylvania
Department of Environmental Protection, two copies of the report of
investigation and approval may be submitted in lieu of the subdivision
sewage disposal report.
4.
Where possible soil percolation tests shall be performed near the
site of the proposed onsite sanitary sewage disposal facilities and
spaced evenly throughout the property.
5.
The results of the soil percolation tests shall be analyzed by the
Borough in relation to the physical characteristics of the tract being
subdivided and of the general area surrounding the tract.
[Ord. 614, 12/29/1992, § 507]
New subdivision and developments shall incorporate adequate
provisions for a reliable, safe and adequate water supply to support
intended uses within the capacity of available resources.
A.
Each property shall be connected to the Borough's water system.
The distribution system shall be designed to furnish an adequate supply
of water to each lot with adequate main sizes, appurtenances and fire
hydrants located to meet the specifications of the Borough.
B.
If for any reason an individual onsite water supply system(s) is
permitted each lot so served shall be of a size and shape to allow
safe location of such a system on each lot and wells shall be placed
uphill from sewage disposal systems and shall not be within 100 feet
of any part of the absorption (tile) field of any onsite sanitary
sewage disposal system nor within 50 feet from lakes, streams, ponds,
quarries, etc.
C.
If for any reason an individual onsite water supply system(s) is
permitted, the subdivider shall provide at least one test well for
each 10 proposed dwelling units. Such wells should be drilled, cased
and grout sealed into bedrock at least 50 feet deep having a production
capacity of at least five gallons per minute of safe potable drinking
water as certified by State or Borough health officer.
D.
If water is to be provided by means other than by private wells owned
and maintained by the individual owners of lots within the subdivision
or development, applicants shall present evidence to the Borough Council
that the subdivision or development is to be supplied by a certified
public utility or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate or
a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable evidence.
[Ord. 614, 12/29/1992, § 508; as amended by Ord.
680, 12/28/1998]
1.
General Principles for Storm Drainage Systems. Storm sewers, culverts,
endwalls, inlets and related installations and improvements shall
be provided in order to:
A.
Permit unimpeded flow of natural watercourses.
B.
Insure adequate drainage of all streets.
C.
Intercept stormwater runoff along streets at intervals related to
the extent and grade of the area drained.
D.
Provide positive drainage away from onsite sewage disposal facilities
and buildings.
E.
Accommodate runoff so that there shall be no increase in rate of
stormwater peak discharge leaving the subdivision during or after
construction based on the design rainfall frequency established in
this chapter in accordance with § 22-508(1)(A).
F.
Insure adequate drainage in intersections of driveways with streets.
2.
Design of Storm Drainage Systems.
A.
Complete stormwater calculations in accordance with the design standards and Appendices of this chapter and all designs for drainage facilities shall be submitted to the Borough for review.
B.
Where existing storm sewers are reasonably accessible and of adequate
capacity, subdivisions and land developments shall connect to the
existing storm sewers.
C.
Stormwater runoff shall discharge to an existing watercourse with
defined bed and barriers or an existing storm drainage system. It
shall not be concentrated onto adjacent properties nor shall the velocity
of flow be increased beyond that existing prior to subdivision or
land development unless written approval is given by the adjacent
property owners to the proposed discharge of surface runoff and the
written agreements are approved by the Borough.
D.
When storm drainage will be directed into an adjacent municipality
all provisions for accommodating such storm drainage shall be submitted
to the governing body of that municipality for review.
E.
Stormwater runoff shall not be concentrated nor shall natural drainage
water be diverted as to overload or further overload, as the case
may be, existing drainage systems, create flooding or create the need
for additional drainage structures on other private or public lands
unless adequate provisions approved by the Borough and the owners
of the other affected private or public lands are made for taking
care of these conditions.
F.
All provisions which shall be made to implement this chapter are
subject to approval by the Borough.
G.
Where a subdivision or land development is traversed by or contains
a pond, lake, watercourse, drainageway, channel, storm drainage system
or stream there shall be provided a drainage easement that conforms
substantially with the line of such pond, lake, watercourse, drainageway,
channel, storm drainage system or stream of such width as will be
adequate to preserve the unimpeded flow of drainage and to provide
for widening, deepening, relocating, improving or protecting such
features or drainage facilities. Minimum easement width shall be 10
feet from each side of the watercourse, water body, stream, pond,
lake or drainage facility but the Borough may require a greater easement
when necessary. When required by the Borough, bearings and distances
shall be provided for the boundaries of easements. Any changes in
an existing drainageway shall be subject to the approval of the Pennsylvania
Water and Power Resources Board, Division of Dams and Encroachments,
Department of Environmental Protection; the Army Corps of Engineers
or the Federal Emergency Management Agency when each or all have jurisdiction.
The subdivider shall properly grade and seed slopes and fence open
ditches when a safety hazard can result. Areas within easement shall
be kept as lawn or in natural conditions to allow maintenance and
entrance.
H.
All drainage facilities shall be designed to adequately handle surface runoff and carry it to suitable outlets and shall be designed in accordance with the minimum design standards in the Appendices of this chapter.
(1)
Subsurface drainage systems shall have manholes spaced at intervals
not exceeding 400 feet and located wherever branches are connected
or sizes are changed and wherever there is a change in alignment or
grade. Inlets or other means of interconnection may be used instead
of manholes when approved by the Borough.
(2)
For drainage lines of 36 inch diameter or greater, manholes
may be spaced at intervals greater than 400 feet with the approval
of the Borough.
(3)
Storm sewer lines within street rights-of-way shall be placed
at locations acceptable to the Borough.
(4)
Drainage structures that are to be located within State highway
rights-of-way shall be approved by the Pennsylvania Department of
Transportation and a letter from that department indicating such approval
shall be submitted to the Borough.
(5)
Subsurface storm drainage systems shall have PennDOT approved
inlets located as may be required by the Borough to intercept runoff.
Design and location of inlets shall be in accordance with Pennsylvania
Department of Transportation Design Manual, Part 2, and be approved
by the Borough. Inlets shall be designed and located to prevent hazard
to vehicles, bicycles and pedestrians.
(6)
PennDOT approved endwalls shall be used in lieu of inlets where
feasible to minimize clogging of grates with leaves, debris, etc.
(7)
Reinforced concrete culvert pipe shall be used for all storm
sewer lines to be constructed within street rights-of-way. Polymer
coated C.M.P. may be used at the option of the subdivider for lines
to be located on private property.
(8)
All drainage facilities to be owned by the developer or his
assigns shall be maintained to retain their design capacity.
(9)
Provisions shall be made to minimize erosion within watercourses
and at point of discharge from storm drainage facilities through the
use of proper ground dover, rip-rap or root-reinforcing systems.
(10)
Where there is a change in pipe size through an inlet, the top
inside elevation of the outlet pipe shall be at or below the elevations
of all incoming pipes.
3.
Standards for Drainage of Streets.
A.
All streets shall be designed as to provide for the discharge of
surface water from their rights-of-way.
B.
The typical pavement cross slope on proposed streets shall not be
less than 1/4 inch per foot and not more than 1/2 inch per foot. The
typical slope of the shoulder areas shall not be less than 3/4 inch
per foot and not more than one inch per foot.
C.
Cross drainage in intersections or in tangent sections of roadway
will not be permitted.
D.
Gutter flow shall not exceed 1/2 travel lane width.
E.
To ensure adequate drainage at low points along the line of streets,
overflow swales shall be designed to convey the full one-hundred-year
storm flows away from all street low points. These swales shall be
located to prevent flooding of the downslope lots.
4.
Design of Retention and Detention Facilities.
A.
General Requirements.
(1)
Where retention and detention basins are permitted by the Borough,
adequate assurances of maintenance, indemnification, liability insurance
and security shall be provided and approved by the Borough.
(2)
Retention and detention facilities shall be designed and located
so as to not present a hazard to the public health or safety. Their
design shall be approved by the Borough.
(3)
Such facilities shall be designed so that no adverse effects
will result from backwater flooding.
B.
General Design Considerations.
(1)
In the design of detention and retention facilities the tributary
watershed within the subdivision or land development in a fully developed
state and the tributary watershed outside the subdivision or land
development in its present condition. The Borough shall require developers
of upper portions of the watershed to also maintain zero increase
in runoff.
(2)
The number and location of detention facilities are subject
to the approval of the Borough.
(3)
For dry bottom water storage areas a method of carrying low
flow through the pond area shall be provided and the areas shall be
provided with a positive gravity outlet to a natural channel or storm
sewer of adequate capacity.
(4)
If percolation of runoff is considered as a method of runoff
abatement, percolation tests shall be taken at the site of proposed
detention facilities and the results submitted to the Borough for
review.
(5)
The storage duration resulting from the combination of storage
of water from the design storm and the design release rate shall be
approved by the Borough. Detention areas shall be designed so that
they return to normal condition within approximately 24 hours after
the termination of the storm unless the Borough Engineer finds that
downstream conditions may warrant other design criteria for stormwater
release. The Borough may require the fencing of water storage areas
when deemed necessary for the public safety.
(6)
Every stormwater storage area shall be provided with an emergency
spillway with its design based upon a one-hundred-year frequency rainfall.
The spillway shall either be placed in undisturbed earth or be of
concrete construction and shall be designed to function without attention.
(7)
The pipe spillway outletting from the stormwater storage area
into a subsurface piped drainage system shall be designed on the basis
of a rainfall frequency that is consistent with the requirements of
this chapter which shall be approved by the Borough. Stormwater runoff
velocities and quantities shall be consistent with the need to protect
the public health, safety and welfare and to prevent turbulent conditions
and erosion. Peak discharge shall be no greater than predicted for
predevelopment conditions.
(8)
Minimum grades for turf areas inside detention basins shall
be 1% and maximum side slopes of retention/detention basins shall
be 33% (three units horizontally to one unit vertically). Depending
upon the location and the intended use of the detention facilities
during nonfunctioning times, a side slope of less than 33% for one
or both slopes may be required by the Borough Council. Side slopes
shall be kept as close to the natural land contours as practical but
when a detention basin is to be maintained by a future residential
lot owner the maximum side slope shall be 25% (four units horizontally
to one unit vertically).
(9)
Paved surfaces that are to serve as stormwater storage areas
shall have minimum grades of 1/2% and shall be restricted to storage
depths of 1/2 feet maximum.
(10)
If a portion of an area within a stormwater storage area is
to be paved for parking or recreational purposes, the paved surface
shall be placed at the highest elevation within the storage area as
possible.
(11)
The following additional conditions shall be complied with for
wet bottom stormwater storage areas.
(a)
Water surface area shall not exceed 1/10 of the tributary drainage
area.
(b)
Shoreline protection shall be provided to prevent erosion from
wave action.
(c)
Minimum normal water depth shall be four feet. If fish are to
be used to keep the pond clean, a minimum of 1/4 of the pond area
shall be a minimum of 10 feet deep.
(d)
Facilities shall be provided to allow the pond level to be lowered
by gravity flow for cleaning purposes and shoreline maintenance.
(e)
Aeration facilities as may be required to prevent pond stagnation
shall be provided. Design calculations to substantiate the effectiveness
of these aeration facilities shall be submitted with final engineering
plans. Agreements for the perpetual operation and maintenance of aeration
facilities shall be prepared to the satisfaction of the Borough.
(f)
In the event that the water surface of the pond is to be raised
for the purposes of storing water for irrigation or in anticipation
of the evapotranspiration demands of dry weather, the volume remaining
for storage of excess stormwater runoff shall still be sufficient
to contain the design year storm runoff.
C.
Specific Design Considerations for Stormwater Detention Basins.
(1)
The design of stormwater detention basins shall be according
to the methods in the U.S. Department of Agriculture, Soil Conservation
Service Technical Release No. 55, "Urban Hydrology for Small Watersheds."
(a)
After installation of imperious cover, peak discharges from
the site shall not exceed the before construction peak discharge rate
from a two year, twenty-four-hour storm for all storms up to a ten-year,
twenty-five-hour storm. Peak discharges for any storms of greater
than ten-year frequency up to and including a one-hundred-year storm
shall not exceed the peak discharges from the site of such storms
before development, including twenty-five-, fifty- and one-hundred-year
storms.
(b)
Design storm rainfall. Stormwater runoff shall be based on the
following twenty-four-hour storm events:
|
Storm Event
|
Inches of Rainfall
| |
|---|---|---|
|
2 years
|
3.0
| |
|
10 years
|
4.6
| |
|
25 years
|
5.6
| |
|
50 years
|
6.6
| |
|
100 years
|
7.5
|
(2)
All lands within the subdivision which are farm fields shall
be considered as pasture with good ground cover.
(3)
Retention and detention basins shall be designed to safely discharge
the peak discharge of a postdevelopment one-hundred-year frequency
storm event through an emergency spillway and all other outlets combined
in a manner which will not damage the integrity of the basin or the
downstream drainage area. The emergency spillway shall be designed
by routing the one-hundred-year inflow hydrograph through the spillway
assuming no storage volume below the spillway invert.
(4)
Retention and/or detention basins which are designed with earth
fill dams shall incorporate the following minimum standards:
(a)
The height of the dam shall not exceed 15 feet unless approved
by the Borough and the Pennsylvania Department of Environmental Protection.
(b)
The minimum top width of dams up to 15 feet in height shall
be equal to 2/3 of the dam height but in no case shall the top width
be less than eight feet.
(c)
The side slopes of the settled earth fill shall not be less
than three horizontal to one vertical.
(d)
A key trench at least two feet deep or extending down to stable
subgrade, whichever is deeper, of compacted relatively impervious
material (Unified Soil Classification CL or ML). Minimum bottom width
for the key trench shall be four feet. Maximum side slopes for the
key trench shall be one horizontal to one vertical. A compacted impervious
core at least eight feet wide at the top having a maximum side slope
of one horizontal to one vertical shall extend for the full length
of the embankment and the top elevation shall be set at the design
year water surface elevation.
(e)
All pipes and culverts through dams shall have properly spaced
anti-seep collars (minimum six inches thick).
(f)
A minimum of one foot above the design elevation of the water
surface to the invert of emergency spillway shall be provided. A minimum
of six inches shall also be provided above the design elevation of
the emergency spillway to allow for settlement of the embankment.
(g)
The emergency spillway shall be constructed in undisturbed earth
or be of concrete construction along its bottom and sides.
(h)
Whenever a basin will be located in an area underlain by limestone,
a geological evaluation of the proposed location shall be conducted
to determine susceptibility to sinkhole formations. The design of
all facilities over limestone formations shall include measures to
prevent groundwater contamination and, where necessary, sinkhole formation.
Soils used for the construction of basins shall have low erodibility
factors ("K" factors). The Borough may require the installation of
an impermeable liner in detention basins.
5.
Design Submission Requirements.
A.
The following stormwater management data are required submittals:
(1)
All calculations, assumptions and criteria used in the design
of stormwater management facilities and in the establishment of the
calculated pre-development and postdevelopment peak discharge. Drainage
areas contributing to and calculations of peak rates of runoff for
all points of runoff concentration.
(2)
All plans and profiles of proposed stormwater management facilities
including horizontal and vertical location, size and type of material.
This information shall provide sufficient information required for
the construction of all facilities.
(3)
For all detention and retention basins a plotting or tabulation
of storage volumes with corresponding water surface elevations and
of the outflow rates for those water surfaces.
(4)
For all detention and retention basins the design inflow and
outflow hydrographs and routing calculations to determine the function
of the basin. The storage-indication routing method shall be used.
(5)
For all retention basins which hold 2 1/2 acre feet or
more of water and have an embankment that is 10 feet or more in height,
soil structures and characteristics shall be investigated. Plans and
data prepared by a registered professional, experienced and educated
in soil mechanics, shall be submitted.
6.
Maintenance of Stormwater Management Facilities. Proposals for the
ownership and maintenance responsibilities for all proposed storm
drainage and erosion and sediment control facilities shall be submitted
to the Borough for review and approval at preliminary plan state.
The Borough shall be satisfied that sufficient provision has been
made for adequate and perpetual maintenance of all such facilities.
7.
Erosion and Sediment Controls and Plan Requirements.
A.
Land shall not be developed or changed by grading, excavation or
the removal or destruction of natural topsoil, trees or other vegetative
cover unless adequate provisions of minimizing erosion and sedimentation
are provided.
B.
A plan for erosion and sediment control shall be prepared and submitted
to the Borough by the subdivider as required by this chapter. The
plan shall meet all requirements of and be approved by the County
Conservation District, the Borough and the Pennsylvania Department
of Environmental Protection when applicable. In lieu of an erosion
and sediment control plan the Borough may, when deemed appropriate
by the Borough and when no earthmoving will be done at the direction
of the subdivider, permit the subdivision plan to contain a note that
individual lot purchasers are responsible for preparing an erosion
and sediment control plan prior to the commencement of earthmoving
activities. The Borough may further require a note indicating that
as a condition to the issuance of a building permit for a lot and
erosion and sediment control plan for that lot shall be submitted
to and approved by the Borough.
C.
The erosion and sediment control plan shall be submitted at final
plan submission and shall contain two parts: (1) a map or maps describing
the topography of the area within the subdivision or development,
the proposed alterations of the area and the erosion and sediment
control measures and facilities which are proposed; and (2) a narrative
report describing the project and giving the purpose, engineering
assumptions and calculations for control measures and facilities.
A map or maps shall show:
(1)
The topographical features of the project area and immediate
surrounding area.
(2)
The types, depth, slope and areal extent of the soils within
the subdivision or development.
(3)
The proposed alteration to the area including:
(a)
Changes to land surface and vegetative cover.
(b)
Areas of cuts and fills exceed five inches in vertical difference
(three feet if sidewalks are to be constructed).
(c)
Structures, roads, paved areas, buildings.
(d)
Stormwater control facilities.
(e)
Existing contours on the site at intervals required by this
chapter and, where required by the Borough, finished contours at the
same intervals.
(4)
The narrative report shall contain:
(5)
A description of the amount of runoff in the project area and
the upstream watershed including method of calculation and factors
considered. Calculations for runoff before, during and after construction
shall be submitted. These calculations shall be in conformance with
the Soil Cover Complex Method set forth in the USDA Technical Release
No. 55.
(7)
The staging of earth disturbance activities in relation to the
implementation of control measures and construction of control facilities.
(8)
The following items shall be shown on a map and also described
in the narrative report:
(9)
Permanent control measures and facilities for long-term site
stabilization and watercourse channel stabilization including:
D.
All erosion and sediment control facilities shall be periodically
inspected and checked for adequacy and compliance with the approved
erosion and sediment control plan by the Borough and its authorized
representatives. The approved erosion and sediment control plan shall
be maintained at the site of earthmoving at all times.
E.
All control facilities shall be maintained for their designed operation
to ensure adequate performance.
F.
The following guidelines shall be followed as needed in developing
erosion and sediment control measures:
(1)
Stripping of vegetation, grading, filling, excavating or other
alteration of the landscape shall be kept to a minimum and shall be
done in such a way that will minimize erosion.
(2)
Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
(3)
The disturbed area and the duration of exposure shall not exceed
20 days.
(4)
Disturbed soils shall be stabilized as quickly as practicable.
(5)
Temporary vegetation and/or mulching shall be used to protect
exposed critical areas during development.
(6)
The permanent vegetation and mechanical erosion control and
drainage measures shall be installed prior to development.
(7)
Both permanent and temporary provisions shall be made to effectively
accommodate the increased runoff caused by changed soil and surface
conditions during and after development. Where necessary, the rate
of surface water runoff shall be mechanically retarded.
(8)
Until disturbed areas are stabilized, sediment in runoff water
shall be trapped by the sue of debris basins, sediment basins, silt
traps or similar measures approved in the erosion and sediment control
plan.
G.
The following guidelines shall be applied as needed in excavation
and fills as part of erosion and sediment controls:
(1)
All lots, tracts or parcels shall be graded to provide positive
drainage away from buildings without ponding.
(2)
Grading and cut-fill operations shall be kept to a minimum to
ensure conformity with the natural topography, to minimize the erosion
hazards and to adequately handle surface runoff.
(3)
Natural drainage patterns shall be preserved wherever possible
and desirable.
(4)
Adequate provisions shall be made to prevent surface water from
damaging the cut face of excavations and the sloping surfaces of fills.
(5)
Cut and fills shall to endanger adjoining property.
(6)
Fill shall be placed and mechanically compacted to minimize
sliding and erosion of the soil.
(7)
Fills shall not encroach on natural watercourses, floodplains
or constructed channels.
(8)
Grading shall not be done in such a way so as to divert water
onto the property of another landowner without the written agreement
of the adjoining landowner and the approval by the Borough Council
and the Borough Solicitor of all written agreements.
(9)
During grading operations necessary measures for dust control
shall be exercised.
(10)
Grading equipment shall not cross live streams. Provisions must
be made for the installation of culverts or bridges.
H.
Control measures and facilities shall be in accordance with the regulations
of the Pennsylvania Department of Environmental Protection.
I.
Whenever sedimentation is caused by stripping vegetation, regrading
or other development or earthmoving it shall be the responsibility
of the person, corporation or other entity causing such sedimentation,
at his expense, to remove it from all adjoining surfaces, drainage
systems and watercourses and to repair any damage which was caused
within 72 hours of such sedimentation or damage. The Borough may require
a note to this effect to be placed on the final subdivision or land
development plan.
[Ord. 614, 12/29/1992, § 509; as amended by Ord.
680, 12/28/1998]
1.
Public Open Spaces.
A.
The subdivider shall dedicate suitable open space for recreation.
The minimum standards to be used in the reservation of open space
shall be as follows:
|
Gross Density of Tract in Dwelling Units per Acres
|
% of Tract
| |
|---|---|---|
|
1-3
|
5%
| |
|
3.1-6
|
10%
| |
|
6.1-10
|
15%
| |
|
10.1-15
|
20%
| |
|
Over 15
|
25%
|
B.
In lieu of reserving open areas for recreation and, upon agreement
between the Borough Council and the subdivider, the subdivider shall
pay the Borough an amount established by resolution of Borough Council
for each dwelling unit.
C.
Areas reserved for recreation purposes shall meet the following standards:
(1)
The land shall be readily accessible to residents of the subdivision
or land development.
(2)
Provision shall be made for access to the land by maintenance
equipment where such access will be necessary.
(3)
The size, surface conditions, shape, topography and location
of the parcels shall be suitable for active recreational purposes
such as athletic fields, hard-surfaced courts and apparatus areas.
Land shall be suitable or development as a particular type of active
recreation facility as categorized by the National Recreation and
Park Association's "National Park Recreation and Open Space Standards
and Guidelines," 1983, as amended.
(4)
Those recreation areas not to be dedicated shall be designed
and developed according to the standards established by the National
Recreation and Park Association upon agreement between the Borough
Council and the developer.
(5)
The subdivider shall make arrangements for the perpetual ownership
and maintenance of recreation areas which will not be dedicated to
the Borough.
2.
Community Assets. Consideration shall be shown for all natural features
such as large trees, watercourses, historic areas and structures and
similar community assets which, if preserved, will add attractiveness
and value to the remainder of the subdivision.
3.
Utility and Drainage Easements.
A.
On July 8, 1970, the Pennsylvania Utility Commission issued an order
requiring all electric distribution lines to be installed underground
in residential developments of five or more family units. This also
applies to mobile home parks, apartment houses and row houses. In
compliance with these regulations and with the cooperation of local
utility companies the following procedure will be followed in reviewing
plans subject to underground electric service:
(1)
Upon filing a preliminary plan or an official sketch plan for
review the subdivider will forward a copy to the appropriate utility
company if the development would fall subject to the order. This would
apprise the utility company of the project status and indicate that
the subdivider would be contacting them in the near future.
(2)
Upon receipt and review of preliminary plans the subdivider
is directed to contact the utility company and secure an approval
of plans for underground electric system. Receipt of a letter from
the utility company indicating receipt of plans will be required prior
to Borough endorsement of any plan for recording. The responsibility
for securing this approval and coordinating the plan with the utility
company would be the subdivider's or his representative's.
B.
Easements with a minimum width of 20 feet shall be provided for poles,
wires, conduits, storm and sanitary sewers, gas, water and heat mains
and/or other utility lines intended to service the abutting lots.
No structures, trees or other large plantings shall be placed within
such easements.
C.
Easements shall be centered on or adjacent to rear or side lot lines.
D.
Subdividers and developers are urged to avail themselves of the services
provided by the various public utility companies in determining the
proper locations for utility easements.
E.
Utility service for residential development not subject to the abovementioned
Pennsylvania Public Utility Commission's order is recommended
to be provided through the use of underground facilities in accord
with the standards and approval of the utility company having appropriate
jurisdiction.
F.
The following guidelines shall be applied as needed in establishing
easements as part of erosion and sediment controls:
(1)
Nothing shall be permitted to be placed, planted, set or put
within the area of easement. The area should be kept as lawn.
(2)
Where a subdivision or land development is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse and of such width
as will be adequate to preserve natural drainage but not less than
20 feet or as may be required or directed by the Department of Environmental
Protection. The owner shall properly grade and seed slopes and fence.
(3)
Where stormwater or surface water will be gathered within the
subdivision or land development and discharged or drained in volume
over lands within or beyond the boundaries of the subdivision or land
development, the applicant or owner shall reserve or obtain easements
over all lands affected thereby, which easements shall be adequate
for such discharge of drainage and for the carrying off of such water
and for the maintenance, repair and reconstruction of the same, including
the right of passage over and upon the same by vehicles, machinery
and other equipment for such purposes and which shall be of sufficient
width for such passage and work. The owner shall convey, free of charge
or cost, such easements to the Borough upon demand.
4.
Required Studies to be Submitted by the Developer.
A.
A traffic impact study shall be submitted in the following instances:
(1)
A residential subdivision or land development of 50 or more
lots and/or dwelling units.
(2)
A nonresidential subdivision of five or more lots.
(3)
A nonresidential land development containing 40,000 square feet
or more of gross floor area.
(4)
Any nonresidential land development within 1/4 mile of an intersection
involving an arterial road or two collector roads. Provided, that
the Borough Council reserves the right to require a traffic study
for any subdivision or land development when the Borough Council deems
such a study necessary to adequately review the impact of the subdivision
or land development on existing and proposed roads.
(a)
The traffic impact study shall be prepared by a qualified professional
traffic engineer or traffic planner with verifiable experience in
preparing such studies.
(b)
The study area for the traffic study shall be based on engineering
judgment and an understanding of existing traffic conditions at the
site and represent the are which is likely to be affected by the development.
The study limits shall be initially agreed upon by the developer,
his engineer and the Borough.
(c)
The traffic impact study shall contain the following elements:
1)
The study area boundary and identification of the roadways included
within the study area.
2)
A general site description including:
a)
Size, location, existing and proposed land uses and dwelling types,
construction staging and completion date of proposed development.
b)
Existing land uses, approved and recorded subdivision and land developments
and subdivisions and land developments proposed but not yet approved
and recorded in the study area that are agreed upon by the Borough,
developer and traffic engineer as having bearing on the development's
likely impact shall be described and considered.
c)
Within the study area the applicant must describe existing roadways
and intersections (geometries and traffic signal control) as well
as improvements contemplated by government agencies or private parties.
3)
Analysis of existing conditions including:
a)
Daily and Peak Hour(s) Traffic Volumes. Schematic diagrams depicting
daily and peak hour(s) traffic volumes shall be presented for roadways
within the study area. Turning movement and mainline volumes shall
be presented for the three peak hour conditions (AM, PM and site generated)
while only mainline volumes are required to reflect daily traffic
volumes. The source and/or method of computation for all traffic volumes
shall be included.
b)
Volume/Capacity Analyses at Critical Points. Utilizing techniques
described in the "Highway Capacity Manual Transportation Research
Board Special Report 209" (1985 or latest edition) or derivative nomographs,
an assessment of the relative balance between roadway volumes and
capacity are to be described. The analysis shall be performed for
existing conditions (roadway geometry and traffic signal control)
for the appropriate peak hours.
c)
Level of Service at Critical Points. Based on the results obtained
in the previous section levels of service (A through F) shall be computed
and presented. Included in this section shall also be a description
of typical operating conditions at each level of service.
d)
A tabulation of accident locations during the most recent three year
period shall be provided.
4)
Analysis of Future Conditions Without the Proposed Development.
The future year(s) for which projections are made will be specified
by the Borough and will be dependent on the timing of the proposed
development. The following information shall be included:
a)
Daily and Peak Hour(s) Traffic Volumes. This section shall clearly
indicate the method and assumptions used to forecast future traffic
volumes. The schematic diagrams depicting future traffic volumes shall
be similar to those described in § 22-509(5) in terms of
location and times (daily and peak hours).
b)
Volume/Capacity Analyses at Critical Locations. The ability of the
existing roadway system to accommodate future traffic (without site
development) shall be described in this Section. If roadway improvements
or modifications are committed for implementation the volume/capacity
analysis shall be presented for these conditions.
c)
Levels of Service at Critical Points. Based on the results obtained
in the previous section, levels of service (A through F) shall be
determined.
5)
Trip Generation. The amount of traffic generated by the site
shall be presented in this section for daily and the three peak hour
conditions. The trip generation rates used in this phase of the analysis
shall be justified and documented to the satisfaction of the Borough
Council. "Trip Generation" (Fourth or latest edition) published by
the Institute of Transportation Engineers shall be used unless the
Borough Council approves other studies.
6)
Trip Distribution. The direction of approach for site generated
traffic shall be presented in this section for the appropriate time
periods. As with all technical analysis steps the basic method and
assumptions used in this work shall be clearly stated in order that
the Borough can replicate these results.
7)
Traffic Assignment. This section shall describe the utilization
of study area roadways by site generated traffic. The proposed traffic
volumes shall then be combined with anticipated traffic volumes from
§ 22-509(5) to describe mainline and turning movement volumes
for future conditions with the site developed as the applicant proposes.
8)
Analysis of Future Conditions with Development. This section
shall describe the adequacy of the roadway system to accommodate future
traffic with development of the site. Any unique characteristics of
the site or within the study are (i.e., holiday shopping) affecting
traffic shall be considered. If staging of the proposed development
is anticipated analysis for each stage of completion shall be made.
The following information shall be included:
a)
Daily and peak hour(s) traffic volumes, mainline and turning movement
volumes shall be presented for the highway network in the study area
as well as driveways and internal circulation roadways for the appropriate
time periods.
b)
Volume/Capacity Analysis at Critical Points. Similar to § 22-509(5),
a volume/capacity analysis shall be performed for the appropriate
peak hours for future conditions with the site developed as proposed.
c)
Levels of Service at Critical Points. As a result of the volume/capacity
analysis, the level of service on the study area roadway system shall
be computed and described in this Section.
9)
Recommended Improvements. In the event that the analysis indicates
unsatisfactory levels of service (levels of service D, E or F) as
described in "Highway Capacity Manual, Transportation Research Board
Special Report 209" (1985 or latest edition) will occur on study area
roadways, a description of proposed improvements to remedy deficiencies
shall be included in this Section. These proposals would not include
omitted projects by the Borough and State which were described in
§ 22-509(5) and reflect in the analysis contained in § 22-509(5).
The following information shall be included:
a)
Proposed Recommended Improvements. This Section shall describe the
location, nature and extent of proposed improvements to assure sufficient
roadway capacity. Accompanying this list of improvement shall be preliminary
cost estimates.
b)
Volume/Capacity Analysis at Critical Points. Another iteration of
the volume/capacity analysis shall be described which demonstrates
the anticipated results of making these improvements.
c)
Levels of Service at Critical Points. As a result of the revised
volume/capacity analysis presented in the previous subsection, levels
of service for the highway system with improvements shall be presented.
10)
Conclusion. The last section of the report shall
be a clear, concise description of the study findings. The concluding
section shall serve as an executive summary.
B.
The impact studies listed below shall be submitted to the Borough
in the following instances:
(1)
A residential subdivision or land development of 50 or more
lots and/or dwelling units.
(2)
A nonresidential subdivision of five or more lots.
(3)
A nonresidential land development containing 40,000 square feet
or more of gross floor area. Provided that the Borough Council reserves
the right to require impact studies for any subdivision or land development
when the Borough Council deems such a study necessary to adequately
review the impact of the subdivision or land development.
(a)
Utilities Impact Study. A study shall be prepared by a registered
professional engineer indicating the impact of the proposed development
on the existing sanitary sewer, water, solid waste and drainage systems
serving the Borough. Said impact analysis shall identify the existing
capacity of facilities which would serve the development, the prospects
of those facilities being able to provide service to it and any improvements
that might be required as a direct result of the proposed development.
Additionally, the study shall identify the likely ability of sanitary
sewer, water, solid waste and drainage systems to continue to provide
efficient and economic service to existing residents and businesses
within the Borough considering added service requirements of the proposed
development.
(b)
Recreation Impact Study. The study shall analyze the demand
for recreational facilities which the proposed development will generate
and determine whether adequate facilities exist or are planned or
proposed. As a minimum, the study shall include the following:
1)
A description of the projected age breakdown of the residents
of the proposed development.
2)
A description of any recreational facilities to be provided
by the developer.
3)
A description of existing municipal recreational facilities
and the impact of the proposed development on these facilities. Accepted
national standards for required recreation shall be used in the analysis.
4)
Discussion of potential for any recreational facilities to be
provided by the developer to compensate for any anticipated deficiencies
of the Borough's recreational facilities.
5)
A description of any contributions the developer plans to make
for Borough recreation to compensate for expected impacts.
(c)
Fiscal Impact Analysis. A fiscal impact analysis shall be prepared
identifying the likely impact of the development on the Borough and
School District's tax structure and expenditure patterns. Included
shall be a determination of the revenues to accrue to the Borough
and School District as a result of a proposed development as well
as an identification of the cost associated with delivering services
to the proposed development. The fiscal impact analysis shall deal
with the impact of the proposed development on the ability of the
Borough to deliver fire, police, administrative, public works and
utility services to the development and on the Borough's economy.
In order to prepare the analysis the applicant shall utilize a methodology
from "The New Guide to Fiscal Impact Analysis" (Rutgers Center for
Urban Policy Research, 1985, as modified from time to time), adapted
as appropriate and to the Borough's satisfaction. Particular
aspects of the Borough's service delivery capability to be analyzed
shall include:
1)
Public Works. This includes potential effects on the maintenance,
repair and upkeep of roads, signal systems, sanitary sewer, water
and drainage systems, open space and recreation areas or any other
applicable function. This study shall address projected cost increases
for the above-mentioned items in terms of administration, personnel,
equipment and materials.
2)
Administration. This includes time that would be required by
the Borough Council, Manager and other staff to process the application
and handle the project during construction as well as long-term administration
demands. This should include, but not be limited to, the handling
of plans, contracts, various legal instruments or agreements, permits,
special problems and escrow. Added demands on the code administration
staff also shall be projected.
3)
Fire and Emergency Services. The analysis shall incorporate
the development's impact on fire company capabilities including,
but not limited to, municipal water supply, pumping capacity, specialized
equipment and training requirements.
4)
Police. The study shall project the overall effects of the proposed
development on existing Borough police personnel numbers, equipment,
vehicles and working space. The study shall include whatever facilities
or assistance the development will provide to handle emergencies,
criminal investigation, armed robbery or other security related problems.
(d)
Historic and Archeological Resources Impact Study. All historic
and archaeological resources which have been identified and/or inventoried
by the Borough, the Berks County Planning Commission and/or the Pennsylvania
Historical Museum Commission located within the tract shall be identified
and the impact on such resources detailed.
(e)
Environmental Impact Study. The study shall include the following
impacts:
1)
Habitats of threatened and endangered species of special concern
in Pennsylvania within the tract, as established by the Pennsylvania
Biological Survey and/or Pennsylvania Natural Diversity Inventory,
shall be identified and the impact on such resources detailed. If
such habitats exist on the tract the measures proposed to protect
the habitats shall be indicated.
2)
The suitability of the site for the intensity of use proposed
by the intensity of use proposed by the site's soils, slopes,
woodlands, wetlands, floodplains, aquifers, natural resources and
other natural features.
3)
The impact of the proposed use on the site's soils, slopes,
woodlands, wetlands, floodplains, natural resources and natural features,
the degree to which these are protected or destroyed, the tolerance
of the resources to development and any adverse environmental impacts.
4)
The impact of the proposal on the preservation of agriculture
and other land uses which are essential to public health and welfare.
(f)
Hydrogeologic Impact Study. Such study shall be conducted by
a qualified hydrogeologist and consist of the following minimum considerations:
1)
A map showing the location of the site.
2)
A description of the geologic conditions on and around the site.
Site geology, including stratigraphy, structure and soils shall be
analyzed. Hydrogeology, including aquifer characteristics, groundwater
movement, local water use, aquifer yield and water quality shall be
analyzed. Groundwater impacts, availability of groundwater, well interference,
water quality and yield availability shall be analyzed.
3)
Should it be determined that the proposed use(s) would result
in a degradation of groundwater quality or eliminate the potential
groundwater use at nearby properties, the study shall present measures
that will be employed to prevent these adverse impacts.
[Ord. 614, 12/29/1992, § 510]
1.
When maximal provision is to be made for the use of solar energy
by structures, in general, streets toward which buildings are to be
oriented should run in an east-west direction.
2.
Section 504(1)(A) indicates that insofar as practical, side lot lines
shall be at right angles to straight street lines and radial to curved
street lines. The Borough may allow variation from this requirement
where provision is to be made for maximal use of solar energy, in
which case, side lot lines generally may run from due north to due
south or with slight variation east or west of this axis.
A.
When lot lines will not be provided, consideration should be given
to orienting buildings to maximize solar access. Generally, buildings
should be located with their long axes running east to west, though
in some high density or townhouse developments a north-south orientation
for the long axes may be desirable.
B.
Consideration should be given to locating structures and open spaces
such that buildings will not cast shadows on other buildings.
3.
Consideration should be given to reserving solar easements within
lots for protection of solar access.
[Ord. 614, 12/29/1992, § 511]
Within the right-of-way of streets adjacent to or in new subdivisions,
the subdivider shall plant shade trees meeting the specifications
found in these regulations. Site locations, land use, topography,
natural and historical features shall be considered by the subdivider
and the Hamburg Planning Commission in selecting and approving species.
A.
Species of Trees Permitted. Trees within street rights-of-way shall
be deciduous hardwood types of the following varieties (including
hybrids thereof) or other species approved by the Hamburg Planning
Commission.
|
Mature Height
| ||
|---|---|---|
|
ACER RUBRUM — Red Maple
|
120 feet
| |
|
ACER SACCHARUM — Sugar Maple
|
120 feet
| |
|
ACER CAMPESTR — Hedge Maple
|
25 feet
| |
|
GLEDITSIA TRIACANTHOS INERMIS — Thornless Honey Locust
|
135 feet
| |
|
PLANTANUS ACERIFOLIA — London Plane
|
100 feet
| |
|
GINKGO BILOBA — Maidenhair Tree (Males only)
|
120 feet
| |
|
QUERCUS BOREALIS — Red Oak
|
75 feet
| |
|
QUERCUS COCCINEA — Scarlet Oak
|
75 feet
| |
|
QUERCUS IMBRICARIA — Shingle Oak
|
75 feet
| |
|
TILLIA CORDATA — Little Leaf European Linden
|
90 feet
| |
|
TILLIA EUCHLORA — Crimean Linden
|
60 feet
| |
|
NUSSA SYLVATICA — Sour Gum (Black Tupelo, Black Gum)
|
90 feet
| |
|
PYRMS CALLERYANA — Bradford Pear
|
50 feet
|
B.
Tree Specifications.
(1)
Trees shall be of nursery stock quality, grown under the same
climatic conditions as at the location of the development.
(2)
All planting shall be done in conformance with good nursery
and landscape practice and to the standards established by the Hamburg
Planning Commission.
(3)
Trees permitted shall be of symmetrical growth, free of insect
pests and disease.
(4)
Tree Size. The trunk diameter measured at a height of six inches
above ground level shall be a minimum of 1 1/2 — 2 1/2
inches. Trees shall have a minimum of a seven-foot single straight
stem to first lateral branches above ground level. Depending on good
planting practice with reference to the particular species to be planted
the Hamburg Planning Commission may modify the size requirements of
trees.
C.
Tree Location.
(1)
In all subdivisions trees shall be planted within the street
rights-of-way at uniform intervals of between 30 and 40 feet. The
location of shade trees will be subject to the approval of the Hamburg
Planning Commission and the Hamburg Borough Council. If acceptable
to the above two Boards, trees may be planted midway between curb
and sidewalks providing the planting strip is a minimum of five feet
in width or between the sidewalks and building line at least three
feet from the sidewalk.
(2)
In order to facilitate planting within street rights-of-way,
the developer shall indicate grades on his final subdivision plans
and shall grade each street right-of-way according to § 22-602(A),
thereby providing a twenty-three-foot or fifteen-foot width (whichever
is applicable), at a slope of 3/8 inches per foot in order that a
sufficient grade will exist for the planting of required shade trees.
D.
Maintenance. An agreement between the subdivider and the Borough
Council and approved by the Hamburg Planning Commission shall be required
to provide for the maintenance of all such trees planted.
(1)
The terms of the maintenance agreement shall be 24 months from
the day the Borough Engineer and Borough Secretary give the developer
the final approval on all required improvements identified in the
subdivision improvements agreement. During this term the developer
shall:
(2)
Upon the expiration of the maintenance agreement the responsibility
of maintenance of said trees shall fall upon the individual property
owner(s) or management company whose property, if property lines extended
to the paved roadway, include shade trees. The Borough will not be
responsible for maintenance of these trees.
[Ord. 614, 12/29/1992, § 512]
1.
Provision shall be made in developments containing apartments and
townhouses and in commercial and industrial developments to adequately
store within containers all solid waste generated between collections.
2.
All storage containers shall be located to permit efficient depositing
of wastes in the containers and efficient collection from the containers
and all solid waste containers shall be accorded their own areas on
a development plan in a manner that will not interfere with pedestrian
traffic, vehicular traffic and vehicular parking.
3.
Debris, rubbish or other waste material resulting from grading or
construction activities on the lot shall be removed from the lot prior
to the issuance of a certificate of use and occupancy for the lot.
No debris, rubbish or waste material shall remain within the area
of an improvement covered by a performance guaranty upon expiration
of the guaranty or completion of the improvement, whichever is sooner.
[Ord. 614, 12/29/1992, § 513]
1.
Floodplains shall be calculated using the method established in "Determination of Floodplains" in the Appendices of this chapter and shown on all subdivision and land development plans. The floodplain controls established within the Borough Zoning Ordinance [Chapter 27] or an ordinance enacted in accordance with the National Flood Insurance Program shall be applied to those floodplains when such controls have been enacted.
2.
The Planning Commission may require that vehicular access be provided
to each dwelling unit within a subdivision or land development over
a street or other approved means of access which is elevated above
the level of the one-hundred-year flood.
3.
All Federal, State and local permits required to engage in activities
within a floodplain shall be obtained prior to a preliminary plan
review.
4.
The following controls shall apply to the floodplains:
A.
No watercourse shall be altered or relocated unless approved by the
Planning Commission and, where applicable, the appropriate State and
Federal agencies.
B.
No watercourse shall be altered or relocated unless the person proposing
the alteration or relocation submits calculations assuring that the
flood-carrying capacity within the altered or relocated portion of
the watercourse shall be designed to be no less than the flood-carrying
capacity of the watercourse prior to the proposed alteration or relocation.
C.
No encroachment shall be made on a floodplain or watercourse which
will increase flood levels within the Borough during the occurrence
of the one-hundred-year flood discharge. With any proposal for an
encroachment, calculations which will indicate compliance with this
requirement shall be submitted to the Borough. All encroachments are
subject to Planning Commission approval.
D.
Any fill permitted by the Planning Commission subject to the following:
(1)
Fills shall consist of soil or rock materials only. Sanitary
landfills shall not be permitted.
(2)
Adequate provisions shall be made to prevent surface water from
damaging the sloping surfaces of fills.
(3)
Fills shall be placed and mechanically compacted to minimize
sliding and erosion of soil.
(4)
Fill slopes shall be no steeper than one vertical unit to two
horizontal units.
