Part 4
Design Standards
§22-401 Application.
The design standards and requirements outlined in this Part will be applied by the Borough in evaluating plans for all proposed subdivisions.
(Ord. 465, 1/8/1979, §401)
§22-402 General Standards Applicable to All Types of Development.
1. The design and development of a subdivision shall preserve, insofar as is possible, the natural terrain, natural drainage, existing topsoil, and trees.
2. Land shall be subdivided for uses in conformance with the Comprehensive Plan, Zoning Ordinance [Chapter 27], and other ordinances and regulations in effect in the Borough.
3. Where it has been determined that the land is subject to flooding as a result of stream overflow or from other sources and designated as a Floodplain District in the Borough Zoning Ordinance [Chapter 27], subdivision plans shall be reviewed to assure the following:
A. All such proposals are consistent with the need to minimize flood damage.
B. All public utilities and facilities, such as sewer, gas, electrical and water systems, are located, elevated and constructed to minimize or eliminate flood damage caused by a 100-year flood.
C. Adequate drainage is provided so as to reduce exposure to flood hazards.
D. Where not prohibited by this or any other law or ordinance, land located in any designated Floodplain District may be platted for development with the provision that the developer construct all buildings and structures to preclude flood damage in accordance with this and any other laws and ordinances regulating such development.
E. Building sites for residences or any other type of dwelling or accommodation shall not be permitted in any floodway area. Sites for these uses may be permitted outside the floodway area if the sites or dwelling units are elevated up to the regulatory flood elevation. If fill is used to raise the elevation of a site, the fill area shall extend out laterally for a distance of at least 15 feet beyond the limits of the proposed structures.
F. Building sites for structures or buildings other than for residential uses shall also not be permitted in any floodway area. Also, such sites for structures or buildings outside the floodway shall be protected as provided for in paragraph .E above. However, the Borough Council may allow the subdivision and/or development of areas or sited for commercial and industrial uses at an elevation below the regulatory flood elevation if the developer otherwise protects the area to that height or assures that the buildings or structures will be flood-proofed at least up to that height.
G. If the Selinsgrove Borough Council determines that only a part of a proposed plat can be safely developed, it shall limit development to that part and shall require that development proceed consistent with this determination.
H. When a developer does not intend to develop the plat himself and the Selinsgrove Borough Council determines that additional controls are required to insure safe development, it may require the developer to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted in every deed and noted on every recorded plat.
I. Under no circumstances shall any use, activity and/or development adversely affect the capacity of the channels or floodways of any watercourse, drainage ditch, or any other drainage facility or system.
J. Prior to any proposed alteration or relocation of any portion of any watercourse, stream, etc., within the Borough; a permit shall be obtained from the Department of Environmental Protection, Dams and Waterways Management Bureau. Further notification of the proposal shall be given to all affected adjacent municipalities. Copies of such notifications shall be forwarded to both the Federal Insurance Administration and the Department of Community Affairs and Economic Development. [Ord. 825]
K. Where any excavation or grading is proposed or where any existing trees, shrubs or other vegetative cover will be removed, the developer shall consult the County Conservation District representative concerning plans for erosion and sediment control and to also obtain a report on the soil characteristics of the site so that a determination can be made as to the type and degree of development the site may accommodate. Before undertaking any excavation or grading, the developer shall obtain a grading and excavation permit if such is required by the Borough.
[Ord. 521]
4. Land subject to other hazardous conditions shall not be subdivided for residential purposes unless adequate safeguards against such hazards are provided for or the hazardous condition can be eliminated. [Ord. 521]
(Ord. 465, 1/8/1979, §402; as amended by Ord. 521, 11/15/1982, §3; and by Ord. 825, 10/3/2016, §7(B))
§22-403 Community Facilities and Comprehensive Plan Requirements.
The Planning Commission will consider the adequacy of the existing or proposed community facilities to serve the uses proposed in the subdivision. Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision, the Planning Commission may recommend that Borough Council require the provision or reservation of such area as may be deemed reasonable.
A. Areas provided or reserved for such community facilities should be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
B. The layout of the proposed subdivision shall be in general conformity with the features or developments proposed in the Comprehensive Plan.
(Ord. 465, 1/8/1979, §403)
§22-404 Blocks.
1. The length, width and shape of blocks shall be determined with due regard to the following:
A. Provisions of adequate sites for buildings of the type proposed.
B. Zoning requirements.
C. Topography.
D. Requirements for safe and convenient vehicular and pedestrian circulation.
2. Pedestrian interior walks may be required to assist circulation of provide access to community facilities in blocks over 1,000 feet or to provide pedestrian walk-way continuity within a given subdivision. Such crosswalks shall have a width of not less than 10 feet and a paved walk of not less than 4 feet.
(Ord. 465, 1/8/1979, §404)
§22-405 Easements.
1. Easements with a minimum width of 12 feet plus the width of any required pipe or other improvements shall be provided as necessary for utilities.
2. To the fullest extent possible, easements shall be centered or adjusted to rear or side lot lines.
3. Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-ways conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage.
(Ord. 465, 1/8/1979, §405)
§22-406 On-Lot Sewage and Water Supply Systems Prohibited.
On lot sewage and/or water supply systems will not be approved for any proposed subdivisions within the Borough. Connections are to be made to the public systems in accordance with existing contractual policy.
(Ord. 465, 1/8/1979, §406)
§22-407 Stormwater. [Ord. 650]
1. Whenever the evidence available to the Borough Council or recommendation of the Planning Commission indicates that natural surface drainage is inadequate, the subdivider shall install storm sewers, culverts and facilities, as necessary:
A. To permit unimpeded flow of natural water courses.
B. To insure adequate drainage of all low points along the line of streets.
C. To intercept stormwater run-off along streets at intervals reasonably related to the extent and grade of the area drained, and at all intersection streets.
2. Abutting Properties. In the design of storm drainage facilities, special consideration must be given to preventing excess run-off onto adjacent developed or undeveloped properties. In no case may a change be made in the existing topography which would:
A. Result in increasing any portion of the slope steeper than 1 foot of vertical measurement for 3 feet of horizontal measurement for fills, or 1 foot of vertical measurement for 2 feet of horizontal measurement for cuts within a distance of 20 feet from the property line unless an adequate retaining wall or other structure is provided.
B. Result in a slope which exceeds the normal angle of slippage of the material involved. All slopes must be protected against erosion.
3. Drainage upon and on Streets.
A. Upon Streets. In order to give proper surface water drainage upon streets, a structure on a lot must be at a grade in satisfactory relationship:
(1) With the established street grade.
(2) With the existing street grade where none is established.
B. On Streets.
(1) A street must be designed so as to provide for the discharge of surface water from its right-of-way. The slope of the crown on a street cartway shall not be less than ¼ of an inch per foot and not more than _ of an inch per foot. Adequate facilities must be provided at low points along the street and other points necessary to intercept runoff. The slope of the street from the property line to the curb shall not be less than ¾ of an inch per foot.
4. Storm Drainage System Design.
A. Complete drainage systems for the entire subdivision area shall be shown graphically. All existing drainage features which are to be incorporated in the design shall be so identified. If the final plat is to be presented in sections, a general drainage plan for the entire area shall be indicated.
B. The drainage system shall be designed to accommodate not only the runoff from the subdivision area but also where applicable the system shall be designed to accommodate the runoff from those areas adjacent to and upstream from the subdivision itself.
C. The quantity of stormwater runoff for areas of less than 5 square miles shall be determined by the Rational Method.
D. Area determinations and the boundaries of all watersheds for each element of the system shall be shown.
E. Runoff coefficients shall be selected in accordance with existing and proposed local conditions. The following table may be used as a guide in the selection of the applicable coefficient:
|
Description of Area |
Runoff Coefficients |
|---|---|
|
Business: |
|
|
Downtown areas |
0.70 to 0.95 |
|
Neighborhood areas |
0.50 to 0.70 |
|
Residential: |
|
|
Single-family areas |
0.30 to 0.50 |
|
Multi-units, detached |
0.40 to 0.60 |
|
Multi-units, attached |
0.60 to 0.75 |
|
Residential (suburban) |
0.25 to 0.40 |
|
Apartment dwelling areas |
0.50 to 0.70 |
|
Industrial: |
|
|
Light areas |
0.50 to 0.80 |
|
Heavy areas |
0.60 to 0.90 |
|
Parks, cemeteries |
0.10 to 0.25 |
|
Playgrounds |
0.20 to 0.35 |
|
Railroad yard areas |
0.20 to 0.40 |
|
Unimproved areas |
0.10 to 0.30 |
F. Rainfall intensity factors are to be determined based on the following:
(1) Average frequency of occurrence:
(a) For storm sewers in residential areas–5 years.
(b) For storm sewers in commercial and other high value districts–10 to 50 years depending upon economic justification.
G. Intensity duration characteristics shall be based on “Varnell’s” curves or other previously approved methods.
H. Time of concentration shall be determined in accordance with standard practice, however, care should be taken that the time of concentration is related to the period of peak intensity and not from the beginning of rainfall.
I. The quantity of stormwater runoff for areas of 5 square miles or greater shall be determined by previously approved methods.
J. All proposed surface-drainage structures shall be indicated.
K. Interceptors for stormwater runoff along streets shall be so spaced and so designed as to intercept 80 percent of the peak runoff from the design storm.
L. All appropriate design, details, and dimensions necessary to clearly explain proposed construction materials and elevations shall be included in the drainage plan.
(Ord. 465, 1/8/1979, §407; as amended by Ord. 650, 11/30/1995, §3(h))
§22-408 Erosion and Sediment Control.
1. Standards.
A. No changes shall be made in the contour of the land; no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced until such time that a plan for minimizing erosion and sedimentation has been processed with and reviewed by the Snyder County Conservation District, or there has been a determination by the Soil Conservation District that such plans are not necessary, all as provided in this Section.
B. Where earth disturbance exceeds 1 acre, a National Pollutant Discharge Elimination System (“NPDES”) permit shall be required prior to any earth moving activities and any and all other appropriate earth-moving permits from the Pennsylvania Department of Environmental Protection shall be acquired. All applicable Borough, Conservation District, and State fees shall be paid.
C. Based upon 25 Pa.Code, Chapter 102, “Erosion and Sediment Control Requirements,” §102.4, a developer shall provide documentation of approval of an erosion and sedimentation control plan from the Snyder County Conservation District if there is an earth disturbance of 5,000 square feet or more, as part of land development or subdivision plan.
D. An earth disturbance of less than 5,000 square feet may require both an erosion and sedimentation control best management practices (“BMP”) and a small projects erosion and sedimentation control plan (“SPESCP”) as part of any zoning permit application pending a review by the Zoning Officer who would decide if the BMP and/or the SPESCP are necessary based on the size, scope, topography, and placement of the proposed disturbance. Examples of an earth disturbance that would not require either a BMP or a SPESCP include, but are not limited to, a small flower or vegetable garden, a small backyard storage shed, a small patio, or other minor improvements. A form for a small project erosion control plan may be developed and used by the Borough under this Section.
E. No subdivision or land development plan shall be approved unless there has been a plan approved by the Borough Council that provides for minimizing erosion and sedimentation consistent with this Section, and an improvement bond or other acceptable securities are deposited with the Borough in the form of an escrow guarantee which shall ensure installation and completion of the required improvements; or there has been a determination by the Borough Council that a plan for minimizing erosion and sedimentation is not necessary.
F. Measures used to control erosion and reduce sedimentation shall as a minimum meet the standards and specifications of the Snyder County Conservation District. The Borough Engineer and the Conservation District shall ensure compliance with the applicable specifications and standards, copies or which are available from the Conservation District or the Borough.
[Ord. 801]
2. Guidelines. The following measures are effective in minimizing erosion and sedimentation and shall be included where applicable in the control plan:
A. Stripping of vegetation, regrading, or other development shall be done in such a way that will minimize erosion. For that area of land which must be cleared of trees and other vegetation to allow construction of buildings and other improvements, the limits of clearing shall include only:
(1) Dedicated streets and public service or utility easements.
(2) Building roof coverage area plus 15 feet on all sides for construction activity.
(3) Driveways, alleyways, walkways and ancillary structures such as patios.
(4) Parking lots, except that the area subtracted for park in space shall not include any trees which are unique by reason of size, age or some other outstanding quality, such as rarity or status as a landmark or species specimen.
(5) Other land area reasonably necessary to construction of the proposed buildings, and other improvements.
B. Development plans shall preserve salient natural features, keep cut-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water run-off.
C. Whenever feasible, natural vegetation shall be retained, protected and supplemented.
D. The disturbed area and the duration of exposure shall be kept to a practical minimum.
E. Disturbed soils shall be stabilized as quickly as practical.
F. Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.
G. The permanent (final) vegetation and structural erosion control and drainage measures shall be installed as soon as practical in the development.
H. Provisions shall be made to effectively accommodate the increased run-off caused by changed soil and surface conditions during and after development. Where necessary the rate of surface run-off will be structurally retarded.
I. 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.
J. All lots, tracts, or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding, and all land within a development shall be graded to drain and dispose of surface water without ponding, except where approved by the Borough Council after recommendations from the Planning Commission.
K. All drainage provisions shall be of such design to adequately handle the surface runoff and carry it to the nearest suitable outlet such as a curbed street, storm drain, or natural watercourse. Where drainage swales are used to divert surface waters away from buildings, they shall be sodded or planted as required and shall be of such slope, shape and size as to conform with the requirements established by this Chapter.
L. Concentration of surface water runoff shall only be permitted in swales or watercourses.
M. Cut and fill slopes shall not be steeper than 50 percent unless stabilized by a retaining wall or cribbing except as approved by the Council when handled under special conditions. Minimum grades are not to be less than 1.5 percent.
N. Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations of the sloping surfaces of fills.
O. Cut and fills shall not endanger adjoining property.
P. Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.
Q. Fills shall not encroach on natural watercourses or constructed channels.
R. Fills shall not be placed adjacent to natural watercourses or construction channels.
S. Grading will not be done in such a way as to divert water onto the property of another landowner without the expressed consent of the Council and other landowners.
T. During grading operations, necessary measures for dust control will be exercised.
U. Grading and construction equipment will not be allowed to cross live streams. Provisions will be made for the installation of culverts or bridges.
3. Responsibilities.
A. Whenever sedimentation is caused by stripping vegetation, regrading or other development, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible.
B. Maintenance of all drainage facilities and watercourses within any subdivision or land development is the responsibility of the developer until they are accepted by the Borough or some other official agency, after which they become the responsibility of the accepting agency.
C. It is the responsibility of any person, corporation, or other entity doing any act on or across a communal stream, watercourse or swale or upon the floodplain, or right-of-way thereof, to maintain as nearly as possible in its present state the stream, watercourse, swale, floodplain or right-of-way during the pendency of the activity and to return it to its original or equal condition after such activity is completed.
D. Maintenance of drainage facilities or watercourses originating and completely on private property is the responsibility of the owner to their point of open discharge at the property line or at a communal watercourse within the property.
E. No person, corporation or other entity shall block, impede the flow of, alter, construct and structure or deposit any material or thing, or commit any act which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the Borough.
F. Where a subdivision 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.
G. Each person, corporation or other entity which makes any surface changes shall be required to:
(1) Collect on-site surface runoff and dispose of it to the point of discharge into the common natural watercourse of the drainage area.
(2) Handle existing and potential off-site runoff through his development by designing to adequately handle storm runoff from a fully developed drainage area.
(3) Pay the total cost of off-site improvements including easement cost, if applicable, to the common natural watercourse, based on a fully developed drainage area.
(4) Provide and install at his expense, in accordance with Borough requirements, all drainage and erosion control improvements (temporary and permanent).
(Ord. 465, 1/8/1979, §408; as amended by Ord. 801, 3/4/2013, §4(a))
§22-409 Design Standards for Streets.
1. Street Right-of-Way Widths. Minimum right-of-way widths for all proposed streets shall conform to the requirements set forth in Table 22-4-1.
2. Geometric Standards. Geometric design standards for all proposed streets shall conform to the requirements set forth in Table 22-4-2.
|
Table 22-4-1 Street Right-of-Way Widths |
|
|---|---|
|
Type of Street |
Right-of-Way Width (Feet) |
|
Arterial Street |
80 |
|
Connector and Collector Street |
60 |
|
Minor Street |
50 |
|
Table 22-4-2 Geometric Standards for Streets(c) |
|||
|
Standard |
Major Traffic |
Type of Street Connector and Collector |
Minor |
|
Maximum Grade(a) |
5 percent |
7 percent |
10 percent |
|
Minimum Grade |
0.5 percent |
0.5 percent |
0.5 percent |
|
Minimum Sight Distance |
600 |
400 |
150 |
|
Minimum Centerline Radius for Horizontal Curves(b) |
500 |
300 |
100 |
(a)Vertical curves shall be required at changes of grade exceeding 1 percent and shall be designed in relation to the extent of the grade change and to provide the minimum sight distances listed above.
(b)Whenever street lines are deflected in excess of 5 degrees, connection shall be made by horizontal curves, and a tangent shall be required between reverse horizontal curves.
(c)All streets which are State highways shall conform to the applicable requirements of the Pennsylvania Department of Transportation.
(Ord. 465, 1/8/1979, §409)
§22-410 Street System Layout.
1. Proposed streets shall be properly related to such street plans or parts thereof as have been officially prepared and adopted by the Borough and they shall further conform to such County and State road and highway plans as have been prepared, adopted and/or filed as prescribed by law.
2. The proposed street layout shall provide for the continuation or projection of existing streets in the surrounding area unless such extension is undesirable for specific reasons of topography or design.
3. Streets shall be logically related to the topography to produce usable lots and reasonable grades.
4. Minor Streets shall be laid out to discourage through-traffic but provision for street connections into and from adjacent areas will generally be required.
5. Proposed streets shall be extended to provide access to adjoining property where necessary.
6. Adequate street rights-of-way shall be provided as necessary where lots in the proposal are large enough to permit resubdivision, or if a portion of the tract is not subdivided.
7. New half or partial streets or new alleys will not be permitted, except where essential to reasonable subdivision of a tract in conformance with the other requirements, and standards contained herein and where, in addition, satisfactory assurance for dedication of the remaining part of the street or alley can be secured.
8. Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
9. Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts, or when designed as cul-de-sacs to serve residential areas.
10. New reserve strips, including those controlling access to streets, shall be avoided.
(Ord. 465, 1/8/1979, §410)
§22-411 Street Intersections.
1. Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 60 degrees.
2. Multiple intersections involving junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
3. Clear, sight triangles of 30 feet measured along street lot lines from their point of junction shall be provided at all intersections, and no building shall be permitted within such sight triangles.
4. To the fullest extent possible, intersections with arterial streets shall be located not less than 800 feet apart, measured from center line to center line.
5. Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum off-set of 125 feet between their center lines.
6. Minimum curb radii at street intersections shall be 15 feet for intersections involving only minor streets, 25 feet for intersections involving other type streets, or such greater radius as is suited to the specific intersection. Shorter curb radii will be allowed on narrower existing streets.
7. Minimum right-of-way radii at street intersections shall be 25 feet for all intersections.
8. Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformance with Table 22-4-1 will be required.
9. Where the grade of any street at the approach to an intersection exceeds 7 percent, a leveling area shall be provided having not greater than 4 percent grades for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.
(Ord. 465, 1/8/1979, §411)
§22-412 Uses Fronting on Arterial Streets.
1. Service Streets. Where a subdivision fronts or abuts an arterial street as defined in Part 8, the Commission may require any of the following measures:
A. A service street approximately parallel to the arterial street at a distance suitable for the appropriate use of the intervening land.
B. Marginal access streets, rear service alleys, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with the arterial street, and separation of local and through-traffic.
2. Controlled Access. Entrances and exits to nonresidential subdivision shall be designed so as not to interfere with through-traffic. In general, entrance and exit points shall not be located closer to one another than 100 feet, and when combined, shall be restricted to one combined access point per 200 feet. Access point shall not exceed 24 feet in width at any such point.
3. Building Setback Line. Unless otherwise regulated by appropriate, ordinances, nonresidential strictures shall be set back not less than 40 feet from the property line fronting on the major street. Rear set back lines shall be such that no nonresidential structure shall be any closer to the rear property line than 20 feet.
(Ord. 465, 1/8/1979, §412)
§22-413 Streets in Designated Floodplain Districts.
The finished elevation of the centerline of proposed streets shall not be more than 1 foot below the regulatory flood elevation. The Selinsgrove Borough Council may require, where necessary, profiles and elevations of streets to determine compliance with the requirement. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.
(Ord. 465, 1/8/1979, §412.1; as added by Ord. 521, 11/15/1982, §4)
§22-414 Residential Design Standards.
1. Application. All subdivisions proposed for residential use, except mobile home courts shall conform with the provisions of this Section.
2. Residential Lot Sizes. Lot dimensions, areas, yards and building setback lines shall be not less than specified by the provisions of the Zoning Ordinance [Chapter 27].
3. Design of Residential Lots.
A. All lots shall front upon a public street, existing or proposed.
B. Side lot lines shall be substantially at right angles or radial to street lines.
C. If remnants of land exist after subdividing, they shall be incorporated in existing or proposed lots, or dedicated to public use, if acceptable to the municipality.
D. Double frontage lots are prohibited, except where employed to prevent vehicular access to arterial streets.
E. Depth and width of parcels laid out or reserved for nonresidential use shall be sufficient to provide satisfactory space for off-street parking and unloading.
4. Residential Blocks.
A. Blocks shall not be less than 600 feet in length. In the design of blocks longer than 800 feet, special consideration shall be given to the requirements of satisfactory fire protection.
B. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering an arterial street are approved for use by the Commission.
5. Cul-de-Sac Street.
A. Cul-de-sac streets permanently designed as such shall not exceed 800 feet in length and shall furnish access to not more than 20 dwelling units. This requirement may be waived where the Planning Commission recommends to the Borough Council that the physical features of the site deem it necessary.
B. Cul-de-sac streets shall be provided at the closed end with a paved turnaround having a minimum radius to the outer pavement edge or curb line of 40 feet.
C. Unless future extension is clearly impractical or undesirable, a turnaround right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into the adjoining tract.
(Ord. 465, 1/8/1979, §413)
§22-415 Nonresidential Developments.
1. Individual lots for commercial or industrial purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes.
2. Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by the Planning Commission to assure the free flow of through-traffic from vehicles entering or leaving parking areas.
3. When adjacent lots proposed for nonresidential uses front on a minor arterial street, the owner shall be required to provide a service road for ingress and egress.
4. Alleys or service streets shall be required in commercial and industrial districts, except where other adequate provisions are made for off-street loading and parking consistent with the uses proposed.
5. Dead-end alleys shall be avoided.
6. Adjacent residential areas shall be protected from potential nuisance of the proposed nonresidential developments, including the provisions of extra depths in parcels backing up on existing or potential residential developments. Provisions shall be made for a permanently landscaped evergreen buffer strip.
7. Streets carrying nonresidential traffic shall not normally be extended to the boundaries of the adjacent existing or potential residential areas, nor connected to streets intended for predominantly residential traffic.
8. Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level in the surrounding area. Grading to depress the parking area, raised beams, landscaping or fencing are satisfactory methods to create seclusion.
9. All area, design and parking requirements shall conform to the Borough Zoning Ordinance [Chapter 27].
10. Outdoor collection stations shall be provided for garbage and trash removal when indoor collection is not provided. Collection stations shall be located so as to avoid being offensive and shall be screened from view and landscaped. The storage, collection and disposal of refuse in the nonresidential development shall be so managed as to create no health hazard or air pollution. All refuse shall be stored in flytight, watertight, rodent proof containers. Containers shall be provided in sufficient number and capacity to properly store all refuse as required by the Pennsylvania Department of Environmental Resources Protection. Rubbish shall be collected and disposed of as frequently as may be necessary to insure that the containers shall not overflow. [Ord. 825]
(Ord. 465, 1/8/1979, §414; as amended by Ord. 825, 10/3/2016, §7(B))
§22-416 Stormwater Management.
1. General.
A. The management of stormwater on the site, both during and upon the completion of construction, shall be accomplished in accord with this Section. Temporary or permanent facilities or structures and the utilization of a natural drainage system shall be in full compliance with this Section.
B. Subdividers are urged to consider alternative solutions for stormwater management and to select the most appropriate and economical system for their development project. Applicants are urged to consult with the County Soil Conservation District for guidance in preparing the stormwater management plan.
C. All stormwater management facilities including detention basins, sewers, and culverts shall be designed by an individual qualified or experienced in their design.
D. The anticipated peak rate of stormwater run-off from the site during and after full development shall not exceed the peak rate of runoff from the site prior to development activities, measured in accordance with the standards and criteria of this Section. This rule may be waived for locations within a watershed where retention of stormwater would be harmful to the overall control of stormwater in that watershed.
2. Purposes. Storm sewers, swales, culverts, bridges, and related facilities shall be provided to:
A. Permit the unimpeded flow of natural water courses.
B. Insure the drainage of all points along the line of streets.
C. Intercept stormwater runoff along streets at reasonable intervals related to the extent and grade of the area drained, and to prevent the flooding of intersections and the undue concentration of stormwater.
D. Insure unrestricted flow of stormwater at driveways, and at natural watercourses or drainage swales.
3. Criteria. The following criteria shall be utilized for computing runoff.
A. The U.S. Department of Agriculture Soil Cover Complex Method shall be utilized to compute runoff for the design of stormwater runoff rate reduction facilities. The peak runoff rates and volumes shall be determined by using Chapter 2 of the Engineering Field Manual. August 1989 Edition, USDA, SCS, and by using Technical Release No. 55, Urban Hydrology for Small Watersheds, USDA, SCS, June 1986, as supplemented, amended and changed from time to time.
To compute design flows for the sizing of storm sewers, inlets, and swales, the Rational Method may be used in lieu of the Soil Cover Complex Method. The Borough may also permit the use of the Rational Method for calculation of runoff from sites of 10 acres or less. Any method approved by the Pennsylvania Department of Transportation of the Pennsylvania Department of Environmental Protection may be used to design the waterway areas of bridges.
B. For pre-development computations, all runoff coefficients within the project shall be based on meadow use. Off-site land use conditions used to determine storm flows for designing storm facilities shall be based on existing land uses. [Ord. 745]
C. Where farm fields or disturbed earth is the existing natural condition, meadowland shall be used as the starting base for calculations instead of the natural condition.
D. Storm frequencies for 2-, 10-, 15-, 50-, and 100-year storm events shall be evaluated and no greater runoff rate shall be permitted after development than what existed prior to development for any of these events. Rainfall frequency date is available from the U. S. Department of Commerce, National Weather Service, and the Department of Environmental Protection, Research Publication Number 70.
4. Connection to Existing Facilities. When existing storm sewers or drainage swales are accessible, the subdivider must connect his stormwater drainage system to the existing facilities provided that the Borough approves the connection.
5. Design Considerations.
A. All storm sewers shall be constructed using PennDOT Form 408 specifications, as amended, unless otherwise dictated by the Borough.
B. Stormwater roof drains shall not discharge into any Borough sanitary sewer line or over a sidewalk.
C. The minimum pipe size is public rights-of-way shall have a waterway opening of 1.23 square feet (15-inch diameter or equivalent arch pipe).
D. Inlets shall be placed at the curb line where a curbed section is installed.
E. The inlet capacity shall be designed to accommodate the hydraulic loading without overtopping one-half of the cartway for a 25-year storm.
6. Bridge and Culvert Construction. Bridge and culvert construction shall be in accordance with the Pennsylvania Department of Transportation specifications and shall meet the requirements of the Pennsylvania Department of Environmental Protection.
7. Detention Basin Criteria. Detention basins for stormwater peak discharge storage shall comply with the following criteria.
A. Temporary debris basins shall be installed prior to any earthmoving or land disturbance which they will serve. The phasing of their construction shall be noted in a narrative and on the plan.
B. Whenever a basin will be located in an area underlain by limestone, a geologic evaluation of the proposed location may be required to determine susceptibility to sinkhole formations. The design of all facilities over limestone formations shall include measures to prevent ground water contamination and, where necessary, sinkhole formation.
C. Soils used for construction of basins shall have low erodability factors (“K factors”).
D. The minimum storage capacity for a detention basin shall be determined by acceptable routing calculations.
E. Energy dissipaters or level spreaders, or both, shall be installed at points where pipes or drainage ways discharge to or from basins. Discharge from basins shall be into a natural waterway or drainage way where feasible.
F. Exterior slopes of compacted soil shall not exceed 1 foot vertical in 3 feet horizontal and may be further reduced if the soil has unstable characteristics.
G. Interior slopes of the basin shall not exceed 1 foot vertical in 3 feet horizontal except with the approval of the Borough. Where concrete, stone, or brick walls are used for steeper interior slopes, the basin shall be fenced with a permanent wire fence at least 48 inches in height, and a ramp of durable, non-slip materials for maintenance vehicles shall be provided for basin access.
H. Outlet structures within basins which will control peak discharge flows and distribute the flows by pipes to discharge areas shall be constructed of HDPE, concrete, polymer-coated steel or aluminum and shall have childproof, non-clogging trash racks over all design openings exceeding 12 inches in diameter, except those openings used to carry perennial stream flows. Small outlet structures may be constructed of Schedule 40 PVC. Where spillways will be used to control peak discharges in excess of the 10-year storm, the control weirs shall be constructed of concrete of sufficient mass and structural stability to withstand the pressures of impounded waters and outlet velocities. Concrete outlet aprons shall be designed as level spreaders and shall extend at a minimum to the toe of the basin slope. The incorporation of any large stone found on the site into the concrete apron to provide a more natural appearance is suggested. Construction shall comply with PennDOT Form 408 specifications.
I. Inlet and outlet structures shall be located at maximum distance from each other. The Borough may require a rock filler berm or rock-filled gabions between inlet and outlet areas when the distance is deemed insufficient for sediment trappings.
J. Temporary and permanent grasses or stabilization measures shall be established on the sides of all earthen basins within 20 days of initial construction, weather conditions permitting.
K. All outlet structures for stormwater detention facilities shall be equipped with a device that will permit the Borough to adjust the actual discharge rate to coincide with the calculated discharge rate for all design rainfall intensities. [Ord. 745]
L. Maintenance. Provisions shall be required to insure the maintenance of stormwater management facilities. An agreement, suitable for recording, shall be entered into between the subdivider and the Borough specifying:
(1) The subdivider, his successors and assigns, shall be responsible for maintaining the stormwater management system.
(2) The stormwater management structures shall be maintained in proper working order.
(3) Provisions ensuring that the maintenance shall be done.
(Ord. 465, 1/8/1979, §415; as added by Ord. 650, 11/30/1995, §3(I); and amended by Ord. 745, 4/3/2006, §3)