B.
Whenever other Borough regulations impose more restrictive standards
and requirements than those contained herein, such other regulations
shall prevail; otherwise, the standards and requirements of these
regulations shall apply.
C.
The standards and requirements of these regulations may be modified
by the Borough Planning Commission if, in the judgment of the Borough
Planning Commission, the proposed plan achieves substantially the
objectives of these regulations and is further protected by such covenants
or other legal provisions as will assure conformity to and achievement
of the subdivision plan.
D.
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.
E.
Subdivision plans shall give due recognition to the official plan
of the Borough or to parts of the official plans which have been adopted
pursuant to statute.
F.
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 of the Pennsylvania Department of Environmental
Protection,[1] and § 410-25E of these regulations.
[1]
Editor's Note: See 25 Pa. Code Ch. 102, Erosion and Sediment
Control.
A.
General standards.
(1)
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
and/or the county.
(2)
The proposed street system shall extend existing or recorded streets at the same width as the existing or recorded streets if these streets meet the standards of § 410-19C. If the existing or recorded streets do not meet the standards of § 410-19C, the proposed street extensions shall meet the standards of § 410-19C.
(3)
Where, in the opinion of the Borough Planning Commission, it is desirable
to provide for street access to adjoining property, streets shall
be extended by dedication to the boundary of such property.
(4)
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.
(5)
Where a subdivision abuts 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.
(6)
Private streets (streets not to be offered for dedication) are prohibited,
unless they meet the design standards of these regulations for public
streets.
B.
Partial and half streets. New half or partial streets will not be
permitted.
C.
Street widths.
(1)
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:
|
Street Type
|
Required Widths
(feet)
| ||
|---|---|---|---|
|
Minor street
| |||
|
Right-of-way
|
50
| ||
|
Cartway
|
30
| ||
|
Collector street
| |||
|
Right-of-way
|
60
| ||
|
Cartway
|
16
| ||
|
Major street
| |||
|
Right-of-way
|
See Note (a)
| ||
|
Cartway
|
See Note (b)
| ||
|
Permanent cul-de-sac
| |||
|
Right-of-way
|
50
| ||
|
Cartway
|
30
| ||
|
Marginal access street
| |||
|
Right-of-way
|
See Note (b)
| ||
|
Cartway
|
24
| ||
|
Service street
| |||
|
Right-of-way
|
34
| ||
|
Cartway
|
24
| ||
|
NOTES:
| ||
|---|---|---|
|
(a)
|
As specified in the official plans, or Comprehensive Plan, or
as determined after consulting with the Borough, the County Planning
Commission, and the Pennsylvania Department of Transportation.
| |
|
(b)
|
Variable, depending on the width of the adjacent right-of-way
but not less than 36 feet.
| |
(2)
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.
D.
Restriction of access.
(1)
Whenever a subdivision abuts or contains an existing or proposed
street with an ultimate right-of-way of 80 feet or more, the Borough
Planning Commission may require restriction of access to the major
street by:
(a)
Provision of reverse frontage lots;
(b)
Provision of service streets along the rear of the abutting
lots, together with prohibition of private driveways intersecting
the major streets; or
(c)
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.
(2)
Except as specified by § 410-19D(1)(c), reserve strips shall be prohibited.
E.
F.
Horizontal curves.
(1)
Whenever street lines are deflected in excess of two degrees, connection
shall be made by horizontal curves.
(3)
A tangent of at least 100 feet shall be introduced between all horizontal
curves on collectors and major streets.
(4)
To the greatest extent possible, combinations of the minimum radius
and maximum grade shall be avoided.
H.
Intersections.
(1)
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°.
(2)
No more than two streets shall intersect at the same point.
(3)
Streets intersecting another street shall either intersect directly
opposite to each other, or shall be separated by at least 150 feet
between center lines, measured along the center line of the street
being intersected.
(4)
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.
(5)
Intersections with major 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 street.
(7)
Street right-of-way lines shall be parallel to (concentric with)
curb arcs at intersections.
I.
Sight distances at intersections.
(1)
Clear sight triangles shall be provided at all street intersections.
Within such triangles, no vision-obstructing object shall be permitted
which obscures vision above the height of 30 inches and below 10 feet
measured from the center-line grade of intersecting streets. Such
triangles shall be established from a distance of 75 feet from the
point of intersection of the center lines, except that clear sight
triangles of 150 feet shall be provided for all intersections with
major streets.
(2)
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 subdivision and shall be considered
a building setback line.
J.
Cul-de-sac streets.
(1)
Dead-end streets are prohibited unless designed as cul-de-sac streets
or designed for future access to adjoining properties.
(2)
Any street dead-ended for access to an adjoining property or because
of authorized stage development shall be provided with a temporary,
paved turnaround within the subdivision, and the use of such turnaround
shall be guaranteed to the public until such time as the street is
extended.
(3)
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.
(4)
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to the tract boundary
with sufficient additional width provided along the boundary line
to permit extension of the street at full width.
(5)
All cul-de-sac streets, whether permanently or temporarily designed
as such, shall be provided at the closed end with a fully paved turnaround:
minimum radius to the pavement edge or curbline shall be 50 feet,
and minimum radius of the right-of-way line shall be 60 feet. The
sidewalk area within the right-of-way line should conform to the straightway
portion of the street and the curvature of the street.
(6)
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.
(7)
The center line grade on a cul-de-sac street shall not exceed 8%
and the grade of the diameter of the turnaround shall not exceed 5%.
K.
Street names.
(1)
Proposed streets which obviously are in alignment with other streets
already existing and named, shall bear the names of the existing streets.
(2)
In no case shall the name of a proposed street duplicate an existing
street name in the Borough or postal district, irrespective of the
use of the suffix "street," "road," "avenue," "boulevard," "drive,"
"way," "place," "court," "lane," etc.
(3)
All street names shall be subject to the approval of the Borough,
the postmaster having jurisdiction, and the Berks County Department
of Emergency Services 911 Coordinator having jurisdiction in the area
in which the subdivision or land development is located.
L.
Service streets (alleys).
(1)
Service streets are prohibited in subdivisions for single-family
detached residences, except where required to avoid direct driveway
access to major streets.
(2)
Service streets may be permitted in other types of residential development,
provided that the subdivider produces evidence satisfactory to the
Borough Planning Commission or Borough Council of the need for such
service streets, provided such are not the primary means of access.
(3)
Where permitted, service streets in residential developments shall
have a minimum paved width of 24 feet except that, where service streets
serve dwellings on only one side, the Borough Planning Commission
may permit a paved surface of not less than 12 feet.
(4)
No part of any dwelling garage or other structure shall be located
within 22 feet of the center line of a service street.
(5)
Except where other adequate provisions are made for off-street loading
and parking consistent with the use proposed, service streets shall
be required in commercial and industrial districts and shall have
a minimum paved width of 24 feet.
(6)
Dead-end service streets shall be avoided, but where this proves
impossible, dead-end service streets shall be terminated with a paved
circular turnaround with a minimum radius to the outer pavement edge
(curbline) of 50 feet.
(7)
Service street intersections and sharp changes in alignment shall
be avoided, but where necessary, comers shall be rounded or cut back
sufficiently to permit safe vehicular circulation.
A.
Layout. The length, width and shape of blocks shall be determined
with due regard to:
B.
Length.
(1)
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 decrease the maximum and/or minimum lengths
of blocks if in the opinion of either body, the topography of the
land in question and/or surface water drainage conditions warrant
such a decrease.
(2)
In the design of blocks longer than 1,000 feet, special consideration
shall be given to the requirements of satisfactory fire protection.
(3)
Where practicable, blocks along major and collector streets shall
not be less than 1,000 feet long.
C.
Crosswalks.
(1)
Crosswalks may be required wherever necessary to facilitate pedestrian
circulation and to give access to community facilities. A minimum
of one crosswalk is required in blocks of over 1,000 feet in length.
(2)
Such crosswalks shall have a width of not less than 10 feet and a
paved walk of not less than four feet.
(3)
Curb cuts at crosswalks with ramps to the sidewalks should be designed
to meet applicable Americans With Disabilities Act requirements.
D.
E.
Depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except:
F.
Commercial and industrial blocks. Blocks in commercial and industrial
areas may vary from the elements of design detailed above 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.
A.
General standards.
(1)
The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated, and in accordance with the provisions of Chapter 475, Zoning.
(2)
Insofar as practical, side lot lines shall be at right angles to
straight street lines or radial to curved street lines.
(3)
Where feasible, lot lines shall follow municipal boundaries rather
than cross them, in order to avoid jurisdictional problems.
(4)
Generally, the depth of residential lots shall be not less than one
nor more than 2 1/2 times their width.
(5)
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.
(7)
Where extra width has been dedicated for widening of existing streets,
lots shall begin at such extra width line, and all setbacks shall
be measured from such line.
(8)
Where access to land within a subdivision or land development will
be solely by proposed roads within an adjoining municipality, the
Borough Council may require assurance from the adjoining municipality
that adequate provisions have been made to ensure construction of
the proposed access roads.
(9)
When the rear wall of a building will face a public street, the Borough
Council may require a landscape screen, fence, earth mounding or similar
screening device subject to the Borough approval between the building
and the public street.
B.
Lot frontage.
(1)
All lots shall have direct access to an existing or proposed public
street, or to a private street, if it meets the requirements of these
regulations.
(2)
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.
(3)
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,
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.
(4)
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
Council may require the developer 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 developer. When required by the Borough Council, the developer
shall furnish a study to the Borough which will provide the information
necessary to permit the determination as to whether an acceleration
or deceleration lane is required.
(5)
Subdivision and land developments shall be provided with internal
streets to which the lots will have driveway access in order to minimize
the number of driveway intersections with existing public streets.
This reduction in driveway intersection will lessen interruptions
to traffic flow and accident hazards and minimize sedimentation and
runoff problems onto existing public streets.
C.
Building reserve (setback) lines.
(1)
All building reserve (setback) lines shall be as required by Chapter 475, Zoning, or other regulations, and be measured from the ultimate right-of-way line of all abutting streets.
(2)
On any lot abutting a railroad, no dwelling shall be placed within
75 feet of any portion of the railroad right-of-way line.
D.
Driveways and off-street parking.
(1)
Each off street parking space shall contain a minimum of 200 square
feet. This shall be in addition to adequate aisles for maneuvering
and movement of vehicles. The grade of such parking areas shall not
exceed 5%.
(2)
Each proposed dwelling unit in a subdivision shall be provided with at least two off-street parking spaces per family, or the requirements of Chapter 475, Zoning, whichever is stricter.
(a)
In the case of single-family or two-family dwelling buildings,
such off-street parking space(s) shall be provided behind the street
right-of-way line and may be as an attached or separate garage(s),
carport(s) or driveway(s).
(b)
In the case of multiple-family dwelling buildings, such off-street
parking space may be provided in the form of a parking compound(s)
located adjacent to or near the multifamily building, providing at
least two off street parking spaces per unit.
(3)
Commercial and industrial subdivisions shall meet the off-street parking requirements of Chapter 475, Zoning.
(4)
Private driveways on corner lots shall be located at least 40 feet
from the point of intersection of the nearest street curblines.
(5)
In order to provide a safe and convenient means of access, grades
on private driveways should not exceed 15%. Driveways shall be paved.
(6)
In order to provide safe and convenient ingress and egress, private driveway entrances should be rounded at a minimum radius of three feet, or should have a flare constructed that is equivalent to this radius, at the point of intersection with the cartway edge (curbline). Where necessary, a clear sight triangle shall be established in accord with § 410-19I(1).
A.
As part of all subdivision and land development plan applications,
the applicant shall develop a plan for the collection, conveyance
and treatment of wastewater considering the following criteria:
(1)
Each property shall connect with the Borough sanitary sewer system.
(2)
The plan for sewage disposal shall be consistent with all pertinent
design requirements specified by the Borough, the City of Reading
and Pennsylvania Department of Environmental Protection.
(3)
The plan for sewage disposal shall be prepared to consider all pertinent
local, regional, state and federal permitting requirements.
B.
Unless otherwise permitted by the Borough, all proposed land uses
shall be required to connect to the City of Reading's sewage
disposal system, subject to the following provisions:
(1)
The City of Reading shall review all such subdivision or land development
plan applications, which shall review the adequacy of the proposed
sanitary sewer improvements. The Borough Council shall not approve
a proposed subdivision or land development plan until the City of
Reading has issued a letter of adequacy for the proposed sanitary
sewer improvements.
(2)
All proposed sanitary sewage disposal facilities shall be located,
designed, constructed and installed in accordance with the standards
and specifications of the City of Reading and Kenhorst Borough Code.
(3)
The applicant shall be responsible for any required off-site sanitary
sewage disposal improvements that may be necessary to accommodate
the wastewater flow from the development. All such off-site improvements
shall be coordinated with the City of Reading.
(4)
When required, the appropriate planning modules or exemption requests
shall be submitted to Kenhorst Borough and the Pennsylvania Department
of Environmental Protection for review and consideration.
A.
As part of all subdivision and land development plan applications,
the applicant shall develop a plan for water supply considering the
following criteria:
(1)
Each property shall connect with the Borough water system.
(2)
The water distribution system shall be designed to furnish an adequate
supply of water to each lot, with adequate main sizes and fire hydrants
locations to meet the specifications of the Middle Department Association
of Fire Underwriters. A copy of approval of such system by the appropriate
public agency or utility company shall be submitted with the final
plan. Suitable agreement shall also be established for the ownership
and maintenance of such distribution system.
(3)
The plan for water supply shall be consistent with all pertinent
design requirements specified by the Reading Area Water Authority
or PA American Water Company and Pennsylvania Department of Environmental
Protection.
(4)
The plan for water supply shall be prepared to consider all pertinent
local, regional, state and federal permitting requirements.
(5)
A fire hydrant shall be located within 400 feet of all new lots and
buildings.
(6)
Where modifications to an existing lot or structure are proposed
that require a land development plan under this chapter, a fire hydrant
shall be located within 400 feet of the lot and building unless a
waiver from the Fire Marshal is obtained.
B.
Unless otherwise permitted by the Borough, all proposed land uses
shall be required to connect to the Reading Area Water Authority or
PA American Water Company water supply system, subject to the following
provisions:
(1)
The Reading Area Water Authority or PA American Water Company shall
review all such subdivision or land development plan applications,
which shall review the adequacy of the proposed water supply improvements.
The Board of Commissioners shall not approve a proposed subdivision
or land development plan until the Reading Area Water Authority or
PA American Water Company has issued a letter of adequacy for the
proposed water supply improvements.
(2)
All proposed water supply facilities shall be located, designed,
constructed and installed in accordance with the standards and specifications
of the Reading Area Water Authority or PA American Water Company and
the Kenhorst Borough Code.
(3)
The applicant shall be responsible for any required off-site water
supply improvements that may be necessary to provide a reliable supply
of water to the development. All such off-site improvements shall
be coordinated with the Reading Area Water Authority or PA American
Water Company.
A.
Chapter 398, Stormwater Management, of the Code of the Borough of Kenhorst shall govern all storm drainage and conveyance. Storm sewers, culverts and related installations shall be provided as necessary to:
(1)
Permit unimpeded flow of natural watercourses;
(2)
Ensure adequate drainage of all low points along the line of streets;
(3)
Intercept stormwater runoff along streets at intervals related to
the extent and grade of the area drained;
(4)
Ensure adequate drainage at intersections of driveways with streets.
B.
Storm sewers and related installations shall be required only when
the runoff of stormwater cannot be satisfactorily handled within the
street cartway. The Borough Engineer shall determine whether the runoff
can be or cannot be satisfactorily handled within the street cartway.
C.
Where existing storm sewers are reasonably accessible, and of adequate
capacity, proposed subdivisions shall, if necessary, connect to the
existing storm sewers.
D.
In the design of storm drainage facilities, special consideration
shall be given to avoidance of problems which may arise from the concentration
of stormwater runoff onto adjacent developed or undeveloped properties.
E.
Storm drainage facilities shall be designed not only to handle the
anticipated peak discharge from the property being subdivided, but
also the anticipated increased runoff that will occur when all the
property at a higher elevation in the same watershed is fully developed.
F.
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 (one-hundred-year
flow) 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. Bearing and distances shall be
provided for the boundaries of easement.
(1)
Any changes in an existing drainageway shall be subject to the approval
of the Pennsylvania Department of Environmental Protection, the Army
Corps of Engineers or the Federal Emergency Management Agency when
each or all have jurisdiction. All permits and approvals shall be
issued prior to construction or storm-drainage-related improvements.
(2)
The developer shall properly grade and seed slopes and fence open
ditches when a safety hazard can result. Areas within easements shall
be kept as lawn or in natural conditions to allow maintenance and
entrance.
G.
All drainage facilities shall be designed to adequately handle surface runoff and carry it to suitable outlets and shall be designed in accordance with Chapter 398, Stormwater Management.
H.
All streets shall be so designed as to provide for the discharge
of surface water from their rights-of-way.
J.
Adequate facilities shall be provided at low points along streets
and at street intersections where necessary to intercept runoff. Crossing
gutters will not be permitted.
K.
Where downspouts are directed to the curb, the bottom of the opening
within the curb shall be a minimum of one inch above the finished
grade of the street.
A.
Public grounds.
(1)
In reviewing subdivision 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 subdivision, and shall make such report thereon as it deems
necessary in the public interest.
(2)
Subdividers shall give earnest consideration to the desirability
of providing or reserving areas for facilities normally required in
residential neighborhoods, including churches, libraries, schools
and other public buildings; parks, playgrounds and playfields; shopping
and local business centers. 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 uses proposed. Prior
to the preparation of plans, subdividers of large tracts should review
with the staff of the Borough Planning Commission the minimum standards
for various community facilities applicable to the tract being subdivided.
(3)
The Borough Planning Commission shall consider the need for suitable
open areas for recreation and establish requirements for the subdivider.
The minimum standards to be used by the Commission in requiring the
reservation of open space shall be as follows (du/ac is dwelling units
per acre):
|
Density
(du/ac)
|
% of Tract
| |
|---|---|---|
|
1 to 3
|
5%
| |
|
3.1 to 6
|
10%
| |
|
6.1 to 10
|
15%
| |
|
10.1 to 15
|
20%
| |
|
Over 15
|
25%
|
(a)
The above figures shall apply in land subdivisions or land developments
which intend to provide housing for the following number of families
by unit type.
|
Unit Type
|
Open Pace Required
| |
|---|---|---|
|
Single family
|
50 units or more
| |
|
Townhouse and multifamily
|
Densities in excess of 4.0 and/or involving 20 or more units
| |
|
Mobile home park
|
Always required
|
(b)
When mixed unit types are proposed within a development (e.g.,
single-family and townhouses), open space shall be required where
there are 50 or more total units and/or a density in excess of 4.0.
(c)
When the developer provides open space as required, he shall
include appropriate recreation facilities for utilization of the open
space and satisfactory assurance for maintenance of the open space.
(d)
Undevelopable land (slopes in excess of 25%, marsh land, etc.)
shall not comprise more than 50% of the required open space.
(4)
The Borough Council may by resolution prohibit the subdivider from
erecting any structure on, removing or destroying any trees or topsoil
on, doing any grading on, and making any use of any land in his subdivision
which is designated for street, park, or other public use on the Official
Map of the Borough. The resolution may prohibit the subdivider from
engaging in such actions for a period of one year after the subdivider
has submitted a written notice to the Borough Council announcing his
intentions to develop the land designated for public use, or has made
formal application for an official permit to build a structure for
private use The reservation for public grounds shall lapse at the
end of one year unless the Borough Council shall have acquired the
property or begun condemnation proceedings to acquire such property
before the end of the year.
B.
Community assets. Consideration shall be shown for all natural features,
such as large trees, which if preserved, will add attractiveness and
value to the remainder of the subdivision. Trees shall be preserved
wherever possible.
C.
Utility easements.
(1)
Easements with a width of 15 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
or trees shall be placed within such easements.
(2)
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
(3)
There shall be a minimum distance of 20 feet from the right-of-way
line, measured in the shortest distance, between any proposed dwelling
unit and any petroleum, petroleum products or natural gas transmission
line which traverses the subdivision.
(4)
Where gas or petroleum transmission lines are a part of the proposed
development, either existing within or requiring relocation, construction
shall occur within a right-of-way of 50 feet minimum and shall comply
to the applicable requirements of the Pennsylvania Public Utilities
Commission Regulations.
(5)
Underground electric distribution lines are to be installed in all
new subdivisions of five lots or more. Underground telephone lines
and television cable lines shall be installed in all new subdivisions.
In existing subdivisions with five or more unimproved lots, any extensions
of the electric distribution lines shall be placed underground. It
is desirable that all new service laterals from existing overhead
distribution lines shall be placed underground. An approved plan for
the utilization of an electric distribution system shall be submitted
to the Borough prior to the recording of a final plan.
D.
Utilities.
(1)
All basic utility services lines for electric, natural gas, cable
television and telephone shall be placed underground.
(2)
The installation of all utilities shall be in strict accordance with
the engineering standards and specifications of the public utility
company.
(3)
Where such underground utilities are located under the proposed cartway,
they shall be put in place, connected, and approved before the streets
are constructed and before any person is permitted to occupy any building
to be served by such utilities.
(4)
Prior to approval, the applicant shall be responsible for contacting
all utility companies to determine the locations and depths of all
underground utilities within the tract of land being subdivision or
developed.
(5)
A complete list of the applicable utility companies and their phone
numbers shall appear on the approved subdivision plan or land development
plan.
E.
Erosion and sediment controls.
(1)
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 by the plan.
(2)
An approved plan for erosion and sediment control shall be prepared
and installations necessary to implement this plan shall be made by
the developer as required improvements.
(3)
The plan for erosion and sediment control shall meet the standards
and specifications of the Berks County Conservation District and Pennsylvania
Department of Environmental Protection.
(4)
The following guidelines shall be applied as needed in developing
erosion and sediment control measures:
(a)
Stripping of vegetation, grading, filling, excavating or other
alteration of the landscape shall be done in such a way that will
minimize erosion.
(b)
Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
(c)
The disturbed area and the duration of exposure shall be kept
to a practical minimum.
(d)
Disturbed soils shall be stabilized as quickly as practicable.
(e)
Temporary vegetation and/or mulching shall be used to protect
exposed critical areas during development.
(f)
The permanent vegetation and mechanical erosion control and
drainage measures shall be installed as soon as practical in the development.
(g)
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.
(h)
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps or similar measures.
(5)
The following guidelines shall be applied as needed in excavation
and fills as part of erosion and sediment controls:
(a)
All lots, tracts, or parcels shall be graded to provide positive
drainage away from the building without ponding.
(b)
Grading and cut-fill operations shall be kept to a minimum to
ensure conformity with the natural topography, to minimize the erosion
hazard, and to adequately handle the surface runoff.
(c)
Cut and fill slopes shall not be steeper than 2:1 unless stabilized
by a retaining wall or cribbing, except as approved by the Borough
Council when handled under special conditions.
(d)
Adequate provisions shall be made to prevent surface water from
damaging the cut face of excavations or the sloping surfaces of fills.
(e)
Cut and fills shall not endanger adjoining property.
(f)
Fill shall be placed and mechanically compacted to minimize
sliding or erosion of the soil.
(g)
Fills shall not encroach on natural watercourses or constructed
channels.
(h)
Fills placed adjacent to natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding.
(i)
Grading will not be done in such a way so as to divert water
onto the property of another landowner without the expressed consent
of the Borough Council and the adjoining landowner.
(j)
During grading operations, necessary measures for dust control
shall be exercised.
(k)
Grading equipment will not be allowed to cross live streams.
Provision will be made for the installation of culverts or bridges.
(6)
The period of storage on the land being developed of materials used
in grading operations shall be kept to minimum. Such storage shall
not be continued after the completion of all grading activities and
may be stored for only short periods before the commencement of grading
activities.
F.
Standards for mobile home parks.
