A.
Standards applicable to all areas.
(1)
A subdivision must be coordinated with existing development
in the neighborhood so the entire area will be developed harmoniously.
(2)
In all subdivisions, every precaution shall be taken
to preserve all natural and historic features determined to be worthy
of preservation by the Township. Examples of such features would include
but not be limited to large trees or stands of trees, watercourses,
historic areas and structures, and scenic views. To ensure the protection
of such features, the Township may require additional information
to be submitted with the plat plan, such as:
(3)
In areas of a subdivision where the average slope
exceeds 15%, the Township may recommend modifications to these regulations.
(4)
Where the lots in a subdivision are large enough for
resubdivision or where a portion of the tract is not subdivided, suitable
access to these areas shall be provided.
(5)
Land located in flood-prone area(s) may be platted for development, with the provision that the developer construct all buildings and structures to preclude flood damage in accordance with Chapter 69, Floodplain Management.
(6)
When a developer does not intend to develop the plat
himself and the Township Council determines that additional controls
are required to ensure 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 rated on every recorded plat.[1]
Monuments and markers must be placed so that
the scored or marked point coincides exactly with the point of intersection
of the lines being monumented. They must be set so that the top of
the monument or marker is level with the finished grade of the surrounding
ground. Monuments must be marked on top with a copper or brass plate
or dowel set in concrete.
A.
C.
Monuments and markers shall be placed before final
plan approval is given or the fiscal surety guaranty shall provide
for their installation.
A.
Type of sanitary sewage disposal facility.
[Amended 2-2-1999 by Ord. No. 5-98]
(1)
The developer shall provide the most effective type
of sanitary sewage disposal facility consistent with existing physical,
geographical and geological conditions and with the Washington Township
Official Sewage Facilities Plan. The order of preference of sanitary
sewage disposal facilities shall be as follows:
(a)
Connection to a public sanitary sewer system
shall be required where such a system can feasibly be provided to
the proposed subdivision tract and where such a system can adequately
fulfill the sewage disposal needs of the subdivision.
(b)
Connection to a private, community sanitary
sewage disposal and treatment plant system, to be provided by the
developer. When a private treatment system is to be provided, the
developer shall submit a statement from the Pennsylvania Department
of Environmental Protection certifying that a permit has been issued
approving the proposed facilities. Proof of adequate provision for
the operation and maintenance of the treatment plant shall be furnished
to the Township.
(c)
Where a public sanitary sewer system is not
accessible but is planned within five years of extension to the development
or within 1,000 feet of the development, the developer shall install
sewer lines, including lateral connections, to provide adequate service
to each lot when connection with the public system is made. The sewer
lines shall be capped at the street right-of-way. When capped sewers
are provided, on-site disposal facilities shall also be provided.
(d)
Where connection to a public or private sanitary
sewer system is not possible or feasible, an approved individual sewage
disposal system consisting of a septic tank and tile absorption field
or other approved sewage disposal system shall be permitted. All such
individual sewage disposal systems shall be constructed in accordance
with Pennsylvania Department of Environmental Protection regulations.
(2)
Should the developer wish to record any lot which
cannot be permitted for on-lot sewage disposal system for open, agricultural
or recreational purposes, the Township shall require the developer
to note on the face of the plat and in any deed of conveyance that
the on-lot sewage system permit was denied.
B.
All sanitary sewer systems located in flood-prone
areas, whether public or private, shall be floodproofed up to the
one-hundred-year-flood elevation.
C.
The Township may prohibit installation of sewage disposal
facilities requiring soil absorption systems where such system will
not function due to high ground water, flooding or unsuitable soil
characteristics. The Planning Commission may require that the developer
note on the face of the plat and in any deed of conveyance that soil
absorption fields are prohibited in designated areas.
D.
The construction drawings for all systems to be eventually
connected to the public system shall meet with the approval of the
Washington Township Water and Sewer Authority.
E.
Storm sewers, where provided, shall not be connected
with sanitary sewers.
F.
Footer drains or downspouts shall not be connected
to the sanitary sewers.
G.
Connection to the public sanitary sewer system.
[Added 10-3-2000 by Ord. No. 11-00]
(1)
Preliminary approval to connect to the public sanitary
sewer system may be granted by Council pursuant to a written request
for equivalent dwelling unit (EDU) allocation (WREA), on a form provided
to the developer by the Township.
(2)
The WREA shall only be considered when accompanied by the submission of a preliminary plan in accordance with § 119-13 of this chapter.
(4)
In those cases involving neither subdivision nor land development as defined in § 119-8 (for purposes of illustration, but not limitation, the erection of a single-family dwelling on an existing parcel), the developer shall submit a WREA, and pay all connection and inspection fees as outlined in this chapter, with the submission of an application for a building permit (see § 150-70B).
(5)
The WREA shall contain or be accompanied by:
(a)
The name, address and telephone number of the
developer.
(b)
The name, address and telephone number of the
owner (if different from the developer).
(c)
The location and/or the address of the development,
including Erie County Assessor's parcel number(s).
(e)
A nonrefundable application fee, as set by Council.
(6)
(7)
When a WREA is denied, the connection and inspection
fees paid with the submission of the WREA shall be refunded in full.
(8)
EDU allocations are specific to the development or
specific parcel, as applicable, referenced in the preliminary plan
or sketch plan as indicated in the WREA, and may be transferred with
the property to a subsequent owner. EDU allocations may not be transferred
to any other development or specific parcel.
(9)
Refund of connection and inspection fees.
(a)
Before the earlier of 90 days after the date
of the grant of the EDUs or the recordation of the subdivision map
or site plan, the developer may petition in writing for the cancellation
of some or all of the EDUs granted and shall be entitled to a refund
of the connection and inspection fees for all EDUs canceled.
(b)
After the earlier of 90 days after the date
of the grant of the EDUs or the recording of the subdivision map or
site plan, no connection or inspection fees shall be refunded.
(10)
All EDUs granted by the Council shall expire
two years after the date of the grant, unless lateral(s) for the EDU(s)
have been connected to the public sanitary sewer system.
(11)
The grant of EDU(s) shall be accompanied by
a certificate:
(a)
Indicating the name and address of the owner,
name and address of the developer, location and/or address of the
property, including the Erie County Assessor's parcel number(s) and
the signature of the Township Manager attesting that the applicable
connection and inspection fees have been paid in full, and the signature
of the developer or developer's agent acknowledging receipt of a copy
of the certificate; and
(b)
Containing the following statement at the top,
in bold print, in capital letters, and in type larger than any other
type on the certificate:
|
THIS GRANT OF _______ EDU(s) WILL EXPIRE ON
_____/___/___. THIS GRANT DOES NOT CONFER ANY VESTED RIGHT IN THE
GRANTEE. ALL CONNECTION AND INSPECTION FEES PAID FOR THE EDU(s) GRANTED
HEREUNDER ARE NOT REFUNDABLE AFTER THE EARLIER OF __/__/__ OR THE
RECORDATION OF THE SUBDIVISION MAP OR SITE PLAN.
|
(12)
If a developer files a WREA to replace EDU(s) that expired pursuant to Subsection G(10) above, and if EDU(s) are available to be allocated, the developer shall pay the then-current connection and inspection fee(s) for the EDU(s), but shall be credited 50% of the connection and inspection fees paid for the expired EDUs.
[Amended 2-2-1999 by Ord. No. 5-98]
The developer shall provide a water supply and
distribution system to service the proposed subdivision or land development
through one of the following methods, listed in their order of preference:
A.
Connection to a public water supply system where such
a system can feasibly be provided and where the capacity of such a
system can adequately fulfill the water supply demands of the proposed
subdivision or land development. A distribution system shall be designed
to furnish an adequate supply of water to each lot or use. A copy
of the approval of such a system by the appropriate public authority
or utility company shall be submitted with the final plan.
B.
Where a public water supply system cannot feasibly
be provided to the proposed subdivision or land development or where
a public water supply is not planned to serve the area, the feasibility
of constructing a separate water supply system shall be investigated
and a report submitted setting forth the findings. If such a system
is provided, it shall be reviewed by the Township Engineer and suitable
agreements shall be established for the ownership and maintenance
of the system. Also, such a system shall be designed and constructed
in a manner that would permit adequate connection to a public water
supply system in the future. The feasibility report shall include
information on the quantity and quality of water available and the
effects of the project upon the groundwater table, prepared by a Pennsylvania
registered geologist.
C.
Where neither of the above alternatives are possible
or feasible, an individual water supply system shall be permitted.
All such individual systems shall meet the criteria of the Pennsylvania
Department of Environmental Protection. All major subdivisions and
land development shall submit a report on the quantity and quality
of water available to support the proposed project.
D.
All water systems located in flood-prone areas, whether
public or private, shall be floodproofed to the one-hundred-year-flood
elevation.
A.
The developer shall make adequate provisions for stormwater
runoff in order 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)
Provide positive drainage away from on-site sewage
disposal;
(5)
Take surface water from the bottom of vertical grades,
to lead water from springs, to avoid excessive use of cross-gutters
at street intersections and elsewhere, and to control the runoff rate.
[Amended 2-2-1999 by Ord. No. 5-98]
B.
When required by the Township, a stormwater drainage
plan for the proposed subdivision or development tract shall be prepared
which illustrates the following information:
(1)
A location map showing the site in relation to the
watershed.
(2)
Calculations of runoff for all points of runoff concentration.
(3)
Complete drainage systems for the subdivision or development.
All existing drainage features which are to be incorporated in the
design shall be so identified. If the subdivision is to be developed
in stages, a general drainage plan for the entire subdivision shall
be presented with the first stage, and appropriate development stages
for the drainage system shall be indicated.
C.
General requirements.
(1)
The existing points of natural drainage discharge
onto adjacent property shall not be altered without the written approval
of the affected landowners.
(2)
No stormwater runoff or natural drainage water shall
be so diverted as to overload existing drainage systems, or create
flooding or the need for additional drainage structures on other private
properties or public lands, without approved provisions being made
by the subdivider for properly handling such conditions.
(3)
Storm drainage facilities should be designed not only
to handle the anticipated peak discharge from the property being subdivided,
but also the anticipated increase in runoff that will occur when all
the property at a higher elevation in the same watershed is fully
developed.
(4)
Drainage structures that are located on state highway
rights-of-way shall be approved by the district office of the Pennsylvania
Department of Transportation, and a letter from that office indicating
such approval shall be directed to the Township.
(5)
All streets shall be so designed as to provide for
the discharge of surface water from their rights-of-way. The slope
of the crown on proposed streets shall be not less than 1/8 of an
inch per foot and not more than 1/3 of an inch per foot. Adequate
facilities must be provided at low points along the street and other
points necessary to intercept runoff.
(6)
In the design of storm drainage facilities, special
consideration must be given to preventing excess runoff onto adjacent
developed or undeveloped properties.
(7)
Stormwater management must be provided in accordance with Chapter 112, Stormwater Management, where applicable. For all other watersheds, stormwater management must be provided with a one-hundred-percent release rate percentage for the two-, ten-, twenty-five and one-hundred-year storm frequencies so that the postdevelopment peak runoff rate is no greater than the predevelopment peak runoff rate.
[Added 2-2-1999 by Ord. No. 5-98]
It shall be a requirement of all major subdivisions
that the developer shall have a soil erosion and sedimentation control
plan and/or permit prepared in accordance with current state law (Erosion
and Sedimentation Control, Chapter 102, Pennsylvania Rules and Regulations,
as amended),[1] reviewed by the Soil Conservation District and approved
by the Erie County Department of Health prior to application. The
Township may also require a like plan for any minor subdivision. The
plan shall be implemented during the construction of the development.
[1]
Editor's Note: See Chapter 102 of Title 25
of the Pennsylvania Code.
[Amended 2-2-1999 by Ord. No. 5-98]
A.
Intent. All street design and construction shall conform
to the standards and specifications that follow in this chapter. It
is the intent of these specifications to designate acceptable quality,
and any substitutions of design, construction, materials and/or methods
must be approved by the Township at the recommendation of the Township
Engineer.
[Amended 4-2-2002 by Ord. No. 2-02; 7-2-2002 by Ord. No. 4-02; 10-1-2013 by Ord. No. 2-13]
(1)
All
major subdivisions in Washington Township shall meet or exceed the
requirements outlined in this chapter. This includes those major subdivisions
and land developments intending to petition Washington Township for
possible dedication of public roads and streets.
(2)
Any
road or street within a minor subdivision that is extended, so that
after the extension more than four parcels or lots abut the road or
street so extended, the entire length of the road or street, including
the portion in existence before the extension, shall be required to
meet or exceed the street design and construction standard outlined
in this chapter.
(3)
An
applicant shall not attempt to defeat any provision of this chapter
by proposing for approval a succession of minor developments.
B.
Technical references. Where particular aspects of
street design and construction are not specified in this chapter,
street design and construction shall conform to the standards and
specifications outlined in the most current editions of a joint publication
of the American Society of Civil Engineers, the National Association
of Home Builders, and the Urban Land Institute, "Residential Streets";
the AASHTO publication "A Policy on the Geometric Design of Highways
and Streets," Pennsylvania Department of Transportation (PennDOT)
Design Manual Part 2, "Highway Design," PennDOT Publication 70, "Guidelines
for the Design of Local Roads and Streets," and PennDOT Publication
408, "Specifications."
[Amended 7-2-2002 by Ord. No. 4-02]
C.
General requirements.
(1)
Conformity with related plans and ordinances. The
location and function of all streets and improvements in street rights-of-way
shall conform to the Township's Comprehensive Plan, Official Map,
Transportation Plan and to other applicable ordinances and plans adopted
by the Township. In addition, where street rights-of-way are shown
on the Official Map to be located in the property proposed for subdivision
or land development, the streets shall be built to the specifications
of this chapter in the locations shown on the Official Map as part
of the subdivision or land development project.
(2)
Plan requirements. Street plans, profiles and typical cross sections shall be submitted to the Township by the developer in accordance with §§ 119-14 and 119-14.1, preliminary plan specifications, of this chapter, and §§ 119-16 and 119-16.1, final plan specifications, of this chapter. Street plans, profiles and typical cross sections shall only be approved by the Township after consultation with the Township Engineer.
[Amended 7-2-2002 by Ord. No. 4-02]
(3)
Traffic impact study. A traffic impact study shall
be prepared for any subdivision or land development by a registered
professional engineer when, in the opinion of the Township Engineer,
the proposed project will significantly affect the system of streets
in the Township. The study must detail the effect of the subdivision
or land development on existing traffic patterns, including estimates
of traffic volumes on all roads in the vicinity of the site before
and after development. The traffic study must also identify potential
problems due to the subdivision or land development and propose solutions
to those problems, including review and written comments by the Pennsylvania
Department of Transportation. All improvements required as a result
of the traffic impact study shall be the responsibility of the developer.
(4)
Design speed. The subdivision or land development
plan shall state the proposed design speed of all proposed streets.
The proposed design speed shall be approved by the Township at the
recommendation of the Township Engineer.
(5)
Street classification. The subdivision or land development
plan shall designate the classification of streets based on their
proposed functions. Street classification and function shall only
be approved by the Township upon the recommendation of the Township
Engineer. Streets shall be classified as follows:
[Amended 7-2-2002 by Ord. No. 4-02]
(a)
Arterial streets. The function of arterial streets
is to link cities and larger towns at relatively high travel speeds
with minimal interference to through movement.
(b)
Collector streets. The function of collector
streets is to move traffic between minor and arterial streets. Collector
streets also provide through traffic access to abutting properties.
(c)
Minor streets. The primary function of minor
streets is to provide access to farms, residences, businesses or other
abutting property. Culs-de-sac are considered minor streets.
(d)
Marginal access streets. The function of marginal
access streets is to provide access to properties that would otherwise
be accessible only from high-volume arterial or collector streets.
(6)
Access to abutting properties. Streets shall be located
so as to provide access to parcels adjacent to the development. A
subdivision or land development shall prevent the landlocking of any
adjacent parcel. The Township may require extension of streets to
the boundary of adjacent properties.
(7)
Properties abutting arterial streets. Where a subdivision
or land development abuts or contains an existing or proposed arterial
street, the Township may require marginal access streets, rear service
streets, reverse frontage lots or other such treatment in the interest
of public safety.
(8)
Abutting municipalities. Where streets and sidewalks
continue into abutting municipalities, the developer shall coordinate
the design with both municipalities in order to ensure uniform design
and construction.
(9)
Existing streets. Where a subdivision or land development
abuts an existing street of improper width or alignment, the Township
may require the dedication of additional right-of-way sufficient to
widen the street or correct the alignment.
(10)
Streets in flood-prone areas. The finished grade
elevation of all proposed streets shall not be lower than one foot
below the regulatory flood elevation.
(11)
Driveway access to streets. For all proposed
lots, the developer shall demonstrate the feasibility of safe driveway
access to a public street in compliance with the Township driveway
permit or the Pennsylvania Department of Transportation highway occupancy
permit.
(12)
Names of streets. Names of new streets shall
not duplicate or approximate the names of existing or platted streets,
or approximate such names by the use of a different suffix such as
"lane," "way," "drive," "court" or "avenue." In approving the names
of proposed streets, consideration should be given to existing or
platted street names within the area served by the local post office.
New streets shall bear the same name of any continuation or alignment
with an existing or platted street.
(13)
Street signs. Street name signs shall be installed
at all street intersections. The design and placement of such signs
shall be subject to approval by the Township.
D.
Cross section elements. Typical cross sections shall
conform to Figure 1.[1] Cross-sectional elements shall also conform to the following
requirements:
(1)
Right-of-way width. The width of street rights-of-way shall be in accordance with Table 1.[2] Provisions for additional right-of-way may be required
by the Township in specific cases for additional cartway width, parking
or future widening of the street.
[2]
Editor's Note: Table 1, Street Design Standards, is included at the end of this chapter.
(2)
Cartway paving width. The width of street cartways shall be in accordance with Table 1. Travel lanes shall slope away from the roadway center line at a rate of 2%, except where superelevated in accordance with the publication entitled "Residential Streets" and the AASHTO publication "A Policy on the Geometric Design of Highways and Streets." Provisions for additional cartway paving width may be required by the Township in specific cases for public safety and convenience or parking.
[Amended 7-2-2002 by Ord. No. 4-02]
(3)
Shoulders. The width of shoulders shall be in accordance with Table 1. Shoulders shall slope away from the roadway center line at a rate of 6%, except where the roadway is superelevated in accordance with the publication entitled "Residential Streets" and the AASHTO publication "A Policy on the Geometric Design of Highways and Streets."
[Amended 7-2-2002 by Ord. No. 4-02]
(4)
Curbs. Use of curbs in lieu of shoulders must be approved
by the Township in consultation with the Township Engineer. Curbs
shall be constructed in accordance with Figure 2,[3] PennDOT Publication 408 and the following requirements:
(a)
An additional four feet of cartway paving width
is required along all curbs.
(b)
The transition from streets with curb to streets
without curb shall only occur at street intersections.
(c)
Expansion joints shall be placed at intervals
of not less than 30 feet.
(d)
Curb-cut ramps shall be constructed to conform
to the requirements of the Americans With Disabilities Act.
[3]
Editor's Note: Figure 2, Curb Typical Section,
is included at the end of this chapter.
(5)
Sidewalks. If required by the Township or proposed
by the developer, sidewalks shall be constructed in accordance with
Figure 3,[4] PennDOT Publication 408 and the following requirements:
(a)
Sidewalks shall be graded to have a transverse
slope of 1/4 inch per foot.
(b)
Transverse expansion joints shall be placed
at intervals of not less than 30 feet. Expansion joints shall also
be placed where the sidewalk meets existing walks, driveways, curbs,
catch basins, utility castings and other rigid structures.
(c)
All utility castings for water and gas stops,
manholes, etc., shall be adjusted by the developer's contractor to
be flush with the surface of the finished sidewalk.
(d)
All sidewalks shall conform to the requirements
of the Americans With Disabilities Act.
(e)
Sidewalks shall be located a minimum of five
feet back from curbs or drainage swales to leave room for trees to
be planted between sidewalks and street pavement.
[Added 7-2-2002 by Ord. No. 4-02]
(f)
Sidewalks shall be required in village developments
along at least one side of all streets on which on-street parking
is provided and in front of civic, institutional or community uses.
Sidewalks shall not be required in lanes or alleys.
[Added 7-2-2002 by Ord. No. 4-02]
[4]
Editor's Note: Figure 3, Sidewalk Typical
Section, is included at the end of this chapter.
[1]
Editor's Note: Figure 1, Street Typical Cross
Sections, is included at the end of this chapter.
E.
Horizontal alignment.
[Amended 7-2-2002 by Ord. No. 4-02]
(1)
Curves. Horizontal curves and, if necessary, superelevation
shall be designed in accordance with the publication entitled "Residential
Streets" and the AASHTO publication "A Policy on the Geometric Design
of Highways and Streets," based on the approved design speed for the
street.
(2)
Sight distance. Sight obstructions such as walls,
cut slopes, trees, shrubs, tall crops and buildings shall be offset
from a horizontal curve in order to provide sufficient stopping sight
distance for that curve. Sufficient stopping sight distance is defined
in the publication entitled "Residential Streets" the AASHTO publication
"A Policy on the Geometric Design of Highways and Streets," based
on the approved design speed for the street.
(3)
Tangent sections. Straight sections of streets must
be tangent to the beginning or end of adjacent curves. Tangent sections
between curves shall be designed in accordance with the publication
entitled "Residential Streets" the AASHTO publication "A Policy on
the Geometric Design of Highways and Streets."
(4)
Cul-de-sac streets. Permanent cul-de-sac streets shall
not serve more than 25 households in areas of the Township without
public water lines and fire hydrants. In areas of the Township with
public water lines and fire hydrants, cul-de-sac streets should not
exceed 600 feet in length, as measured from the center line of the
intersecting street to the end of the paved cul-de-sac. Permanent
cul-de-sac streets shall have a paved or landscaped turnaround with
a minimum diameter of 80 feet and a minimum right-of-way of 100 feet.
Longer temporary cul-de-sac streets may be permitted in instances
where the temporary cul-de-sac street is planned to become a through
street in the future. Prior to the acceptance of the street by the
Township, the temporary cul-de-sac street shall have a paved or landscaped
turnaround with a minimum diameter of 80 feet and a minimum right-of-way
of 100 feet.
(5)
Loop lane streets. Permanent loop lane streets shall
consist of two parallel lanes 16 feet to 18 feet wide within a one-hundred-thirty-foot-wide
right-of-way separated by a bioretention area or planting strip perhaps
30 feet to 50 feet wide. Such streets shall not exceed 700 feet, if
desired.
(6)
Turning-T streets. Turning-T's provide for three-point
turns and are appropriate in very low traffic situations. Turning-T's
are recommended as a variation from culs-de-sac that serve 12 or fewer
homes.
F.
Vertical alignment.
(1)
Street grade. For all streets, the minimum grade shall be 0.5%. Maximum street grades shall be in accordance with Table 1.[5]
[5]
Editor's Note: Table 1, Street Design Standards, is included at the end of this chapter.
(2)
Vertical curves. Vertical curves shall be parabolic,
centered on the intersection of vertical tangents and of sufficient
length to provide for sufficient sight distance. The minimum length
of vertical curves shall be in accordance with the publication entitled
"Residential Streets" and the AASHTO publication "A Policy on the
Geometric Design of Highways and Streets," based on the approved design
speed.
[Amended 7-2-2002 by Ord. No. 4-02]
G.
Intersections.
(1)
Number of streets. No intersection shall involve the
junction of more than two streets.
(2)
Clear sight triangle. Obstructions such as walls,
cut slopes, trees, shrubs, tall crops and buildings which obscure
visibility at the intersection of two streets shall not be located
within the clear sight triangle. The sides of a clear sight triangle
are measured along the center lines of the intersecting streets, as
shown in Figure 4.[6] The sides of a clear sight triangle shall not be shorter than the values specified in Table 1. Whenever a portion of the clear sight triangle occurs within the proposed building setback line, such portion shall be shown on the final plan of the subdivision or land development and shall be considered a building setback line.
[6]
Editor's Note: Figure 4, Clear Sight Triangle,
is included at the end of this chapter.
(3)
Sight distance for stop control intersections. Intersections
with stop control shall be designed and constructed such that stopped
drivers have sufficient sight distance to make a safe departure through
the intersection area. Sufficient sight distance for intersections
with stop control is defined in the publication entitled "Residential
Streets" and the AASHTO publication "A Policy on the Geometric Design
of Highways and Streets," based on the approved design speed for the
through street.
[Amended 7-2-2002 by Ord. No. 4-02]
(4)
Angle of intersection. The horizontal angle between intersecting streets shall be 90º wherever possible. In no instance, however, shall streets intersect at angles less than specified in Table 1.
(5)
Approaches to intersection. Within 50 feet of the
intersection of the street center lines, approaching streets shall
follow a straight line and have a maximum grade of 3%.
(6)
Minimum distance between intersections. The minimum distance between intersections shall be as specified in Table 1. The distance between intersections is measured along the center line of the street, from the center line of one intersecting street to the center line of the second intersecting street.
(7)
Corner radii. The radii of the edge of pavement (or
curb, if required) at the corners of intersecting streets shall be
designed in accordance with the publication entitled "Residential
Streets" and the AASHTO publication "A Policy on the Geometric Design
of Highways and Streets."
[Amended 7-2-2002 by Ord. No. 4-02]
H.
Street grading and paving standards. Drainage facilities,
side slopes, subgrade, subbase and pavement shall conform to the typical
section shown in Figure 1[7] and to the following requirements. It is the intent of
these specifications to designate acceptable quality, and any substitutions
of materials or methods must be approved by the Township in consultation
with the Township Engineer. The clearing and grading of more land
than is essential for the construction of the street and utilities
is prohibited.
[Amended 7-2-2002 by Ord. No. 4-02]
(1)
Drainage facilities. Ditches shall be installed on
the sides of all streets, except in fill sections where the topography
clearly allows surface water to drain away from the street. Ditches
shall be constructed to allow the subbase to drain freely. The use
of storm sewers and subdrains in lieu of ditches must be approved
by the Township in consultation with the Township Engineer. Subdrains
shall outfall to storm sewer catch basins or manholes, or to natural
drainage channels. All subdrains shall parallel the roadway as nearly
as possible and shall be constructed in accordance with the standard
shown in Figure 5.[8] The Township may direct that additional subdrains be added
where conditions warrant based on the recommendation of the Township
Engineer. All storm sewers and ditches must be constructed in accordance
with the stormwater management plan for the site, as approved by the
Township.
[8]
Editor's Note: Figure 5, Subdrain Typical
Section, is included at the end of this chapter.
(2)
Side slopes. Side slopes for fills shall slope away
from the outside edge of the shoulder at a maximum rate of three feet
horizontal to one foot vertical. For fills greater than 15 feet in
depth, a guide rail shall be installed in accordance with Figure 1.
Where required, ditches or storm sewers shall be constructed in accordance
with Figure 1.
(3)
Subgrade.
The subgrade shall be uniformly shaped to facilitate drainage, and
any irregularities from planned grade shall be corrected by excavation
or embankment of the subgrade. The subgrade shall be graded to drain
toward and be extended through to the ditch, fill slope or subdrain
on the nearest side of the street. Fill material and subgrade excavation,
embankment and compaction shall be performed in accordance with the
latest edition of PennDOT Publication 408. The prepared subgrade shall
be protected from undue rutting by trucks or other equipment and,
if such damage occurs, the subgrade shall be reshaped and compacted.
The subgrade shall be inspected by an agent of the Township prior
to placement of geotextile fabric and subbase. Acceptability shall
be based on nonmovement of material under a loaded triaxle truck.
Unacceptable subgrade shall be excavated to a depth that, when replaced
and recompacted, the subgrade will have the required stability.
[Amended 10-1-2013 by Ord. No. 2-13]
(4)
Geotextile
fabric. Prior to the placement of subbase material, Class 4 Type A
geotextile fabric shall be installed over the subgrade in accordance
with the latest edition of PennDOT Publication 408.
[Amended 10-1-2013 by Ord. No. 2-13]
(5)
Subbase.
Street subbase shall be constructed in accordance with the latest
edition of PennDOT Publication 408 consisting of a minimum compacted
depth of eight inches of PennDOT approved No. 2A coarse aggregate.
If paving does not immediately follow installation of the subbase,
the subbase shall, if recommended by the Township Engineer, be regraded
and new material added and compacted to provide an even and properly
graded surface for the pavement. The subbase shall be inspected by
an agent of the Township prior to construction of the pavement.
[Amended 10-1-2013 by Ord. No. 2-13]
(6)
Pavement.
Bituminous prime coat and pavement base courses, binder courses and
wearing courses shall be constructed in accordance with the latest
edition of PennDOT Publication 408. The Township shall be notified
in advance of all paving operations. Upon request, the developer shall
submit to the Township a certification that the pavement design meets
PennDOT specification, as well as manifests of all pavement deliveries
showing type and tonnage.
[Amended 10-1-2013 by Ord. No. 2-13]
(a)
Minor streets serving residential properties, the minimum pavement
design shall consist of four inches of 25 mm Superpave base course,
and 1.5 inches of 9.5 mm Superpave wearing course.
(b)
For minor streets serving commercial and industrial properties, marginal
access streets, collector streets and arterial streets, the minimum
pavement design shall consist of three inches of 25 mm Superpave base
course, and 2.5 inches of 19 mm Superpave binder course, and 1.5 inches
of 9.5 mm Superpave wearing course.
(c)
The Township may accept alternative pavement design if the developer
demonstrates to the satisfaction of the Township that such alternative
design is in accordance with PennDOT Publication 242, "Pavement Policy
Manual."
(d)
For streets that are proposed to serve industrial and commercial
developments or other developments which may generate extremely heavy
traffic loads, the Township, at the recommendation of the Township
Engineer, may require pavement design calculations and alternative
pavement design as needed to accommodate the traffic anticipated by
the proposed development.
(e)
Additional pavement design requirements. For
streets that are proposed to serve industrial and commercial developments
or other developments which may generate extremely heavy traffic loads,
the Township, at the recommendation of the Township Engineer, may
require pavement design calculations and alternative pavement design
as needed to accommodate the traffic anticipated by the proposed development.
[7]
Editor's Note: Figure 1, Street Typical Cross
Sections, is included at the end of this chapter.
A.
General. The length, width and shape of blocks shall
be determined with due regard for the provision of adequate sites
for buildings of the type proposed, topography, other Township ordinances,
and requirements for safe and convenient vehicular and pedestrian
circulation, including the reduction of intersections with major streets.
B.
Block length. The length of blocks shall not exceed
800 feet between intersecting streets.
[Amended 7-2-2002 by Ord. No. 4-02]
C.
Pedestrian crosswalks. In blocks where there is a
high density of lots, or where there are interior parks and playgrounds
or where access to a school or shopping center is necessary, pedestrian
crosswalks may be required in locations determined by the Township.
Such crosswalks shall have rights-of-way of not less than 10 feet
in width; paved walks of not less than five feet shall be placed within
this right-of-way.
[Amended 7-2-2002 by Ord. No. 4-02]
D.
Block depth. Residential blocks shall be of sufficient
depth to accommodate two tiers of lots, except:
E.
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 provisions shall be made for off-street parking and loading areas, as well as for traffic circulation and parking for employees and customers, as required by Chapter 150, Zoning.
A.
General.
(1)
The size, shape and orientation of lots shall be appropriate
for the type of development use contemplated. Insofar as practical,
side lot lines shall be at right angles to straight street lines or
radial to curved street lines.
(2)
Where feasible, lot lines shall follow municipal boundaries
rather than cross them, in order to avoid jurisdictional problems.
(3)
Depth and width of parcels intended for nonresidential
areas shall be adequate for the use proposed and sufficient to provide
satisfactory space for on-site parking, loading and unloading, setbacks
and landscaping.
(4)
If, after subdividing, there exists remnants of land,
they shall be either incorporated in existing or proposed lots or
legally dedicated to public use, if acceptable to the municipality.
B.
Lot frontage.
(1)
All lots shall front on a public street or on a private
street.
[Amended 4-2-2002 by Ord. No. 2-02]
(2)
Double-frontage and reverse-frontage lots should be
avoided except where essential to provide separation of residential,
commercial or industrial developments from arterial or major streets
to overcome specific disadvantages of topography and orientation.
C.
Size and setbacks.
(1)
The size of the lot shall be calculated exclusive
of any right-of-way space or area.
(2)
The minimum permitted lot area, minimum lot width, minimum front yard, minimum side yard and minimum rear yard lot requirements are established within Chapter 150, Zoning, and the minimum standards must be met for all subdivision and development activity. These standards vary depending upon the zoning district in which the proposed subdivision may be located, as well as the water and/or sewer facilities.
D.
Lot sizes and soils evaluation tests. Where sanitary
sewage disposal will be provided by on-lot facilities:
(1)
The applicant shall arrange for soils evaluation tests
to be made on the tract in order to provide the data necessary for
the platting of lots of adequate size. Soil evaluation tests are not
necessary for any lot which is 10 acres or more in size, in accordance
with current state regulations.
(2)
Soils evaluation tests shall be conducted in accordance
with the rules and regulations of the Pennsylvania Department of Environmental
Protection.
(3)
The results of these evaluation tests shall be submitted
to the Township in a report signed by the developer and by an agent
of the Erie County Department of Health (the local DEP agent).
(4)
Location of sanitary sewage facilities.
[Amended 7-2-2002 by Ord. No. 4-02]
(a)
From the results of these tests, the lot size shall be established large enough to provide for the specified minimum area required for the absorption field, as prescribed in accordance with the requirements of the Pennsylvania Department of Environmental Protection, but in no case shall the lot size be less than as designated by Chapter 150, Zoning.
(b)
Sanitary sewage disposal facilities shall be
permitted to be located within the common open space or greenway land
area of major subdivision and land development plans, as prescribed
in accordance with the requirements of the Pennsylvania Department
of Environmental Protection.
(5)
Location of on-lot water systems.
[Amended 7-2-2002 by Ord. No. 4-02]
(a)
Where on-lot water is to be used, the lot shall
be large enough so that the water source shall be located not closer
to the absorption field than the distance specified in accordance
with the requirements of the Erie County Health Department.
(b)
Private water systems shall be permitted to
be located within the common open space or greenway land area of major
subdivision and land development plans so that the water source shall
be located not closer to the absorption field than the distance specified
in accordance with the requirements of the Erie County Health Department.
(6)
The approval of the Township Council will not be given to a subdivision where on-lot sewage disposal is to be provided, unless the size of the lots and the disposal system conforms to the requirements of the standards indicated in accordance with the "Rules and Regulations of the Pennsylvania Department of Environmental Protection," but in no case shall the lot size be less than as designated by Chapter 150, Zoning.
E.
Access driveways. Where access is to a state road
or highway, a written permit of authorization must be obtained from
the district office of the Pennsylvania Department of Transportation
approving the location, design and mode of construction of that portion
of the driveway within the state right-of-way. The design, construction
and maintenance of such driveways shall conform to Pennsylvania Department
of Transportation Regulations, Chapter I, Regulation 100.
[Added 5-6-2008 by Ord. No. 2-08]
A.
Objective: to set forth the criteria for the use of
property for an age-restricted residential community that shall meet
all licensing and certification requirements of the Commonwealth of
Pennsylvania and/or any other regulative agencies.
C.
Procedure to obtain approval of use. In addition to
the requirements of the Code, notes shall be added on the final plan
for the execution of covenants to be filed on record with the plan.
The covenants shall include provisions requiring that:
(1)
Easements shall be provided for duplex and zero
lot line developments, as noted in attachments and examples provided
at the end of this chapter.[1] Easements may be for drainage, maintenance/access, utility,
landscaping, view preservation and building setback.
[1]
Editor's Note: Said examples are on file in
the Township offices.
(2)
All marketing materials reflect that the development
is intended for occupancy by persons 55 years of age or older.
(3)
Agreements of sale and leases include provisions
and verification requirements to evidence that units will be occupied
by at least one person who is 55 years or older.
(4)
At regular intervals, the homeowners' association
or manager shall survey the occupants for purposes of verifying ages
and provide standards for acceptable evidence, such as requiring copies
of birth certificates or driver's licenses.
(5)
Written rules and regulations for the development
are established and published for the community.
A.
Utility easements shall be provided for wires, conduits,
storm and sanitary sewers and gas, water and/or other utility lines
intended to service abutting lots. No structures or trees shall be
placed within such easements. Local utility companies shall be consulted
by the developer when locating utility easements. The minimum width
of the easement shall be 15 feet and it should be placed at the side
or rear of lots wherever possible.
B.
In residential subdivisions of 25 or more dwelling
units, electric, telephone and cable television utility distribution
and service lines shall be installed underground in compliance with
the rules and regulations of the Pennsylvania Public Utility Commission.
C.
Conservation or drainage easements may be required
by the Township when a subdivision is traversed by a watercourse,
drainageway, channel or stream. A conservation or drainage easement
may be required that conforms substantially with the water line of
such watercourse, drainageway, channel or stream, and of such width
as will be adequate to preserve the unimpeded flow of natural drainage
or for the purpose of widening, deepening, relocating, improving or
protecting such drainage facilities.
[Amended 7-2-2002 by Ord. No. 4-02]
[Amended 7-2-2002 by Ord. No. 4-02]
The Township may require that areas for parks and playgrounds be dedicated to the Township for recreation purposes. The size of land required, as well as its location, will depend upon the density of the subdivision or land development. Dedication of greenway land for public use in major subdivision and land development plans within the optional Conservation Design (CD-1) Overlay District is regulated by § 119-26.4 of this chapter.
A.
The recording of the final plan, following approval
by the Township Council, has the effect of an irrevocable offer to
dedicate all streets and other public ways and areas to public use.
The offer, however, does not impose any obligation on the Township
concerning maintenance or improvement until the proper authorities
of the Township have made actual acceptance, either by ordinance or
by resolution.
B.
Upon installation by the developer and subsequent
inspection by the Township Engineer, the developer shall take final
steps to dedicate the improvements and have them accepted by the Township.
[1]
Editor's Note: Former Section 607, Street
Signs, Section 608, Utilities, and Section 609, Sidewalks, which immediately
preceded this section, were repealed 2-2-1999 by Ord. No. 5-98.
