The subdivider shall, at his own expense, provide the following
public improvements which shall meet the minimum design standards
of this chapter, and shall be shown on his final subdivision plan.
A.
Type. Monuments shall be of concrete or stone with
a minimum size of four inches by 36 inches long, and shall be marked
on top with a one-half-inch round brass pin, or a drilled hole. Markers
shall consist of iron pipes or iron or steel bars at least 24 inches
long, and not less than 1/2 inch in diameter.
B.
Placement. Monuments and markers shall be placed so
that the scored or marked point shall coincide exactly with the intersection
of lines to be marked, and shall be set so that the top of the monument
or marker is level with the surface of the surrounding ground. Monuments
shall be set at the intersection of all lines forming angles in the
boundary of the subdivision, at points where street right-of-way lines
cross a boundary and at points of intersection of streets within the
subdivision. Markers shall be set:
C.
Replacement. Any monuments or markers that are removed
shall be replaced by a registered engineer or surveyor, at the developer's
expense, until such time as the developer's involvement in the subdivision
ceases.
A.
Minimum paving requirements. Streets shall be graded,
surfaced and improved to the grades and dimensions shown on plans,
profiles and cross sections submitted by the subdivider and approved
by the Board of Supervisors after receiving recommendations from the
Planning Commission.
(1)
A private road (see § 275-15H) connecting to a public road will not be subject to the street specifications.
(2)
Where an approved plan contains not more than six
lots each at least 30,000 square feet in area, and none attached to
public sewer or water systems, the street abutting each lot, if not
an existing public street, shall be within a fifty-foot right-of-way
but only a base course not less than 20 feet in width built to meet
the street specifications need be provided. The Township, however,
will have no maintenance responsibilities on the street until or unless
it is paved to the street specifications.
(3)
Where an approved plan of not more than six lots with an unpaved street developed as permitted by Subsection A(2) (above) is extended to more than six lots, the developer shall pave in accordance with the street specifications, the portion of the street serving the original plan as well as the portion serving the extension. In the event that a second developer extends the plan, the owners of the lots in the original plan shall share proportionately the cost of paving the portion of the street serving their plan as well as the installation of stabilized berms six feet wide each side. The deeds conveying each of the lots in the original plan shall indicate the purchaser's obligation or that of his successor in this matter. In no case shall more than one plan served by an unpaved street be permitted on a property existing as of January 1, 1979.
B.
Other improvements. The Township may require a heavier
pavement and subbase than stipulated by the Township street specifications
if a proposed street will function as the main access to a large residential
development or if the street will serve a commercial or industrial
plan.
(1)
Subsurface drainage. Prior to placing the street surface,
adequate subsurface drainage and all subsurface utilities shall be
provided or installed by the developer. The size of the stormwater
drainage structures shall be computed by using Talbot's formula for
runoff.
(2)
Slopes. Slopes of banks measured perpendicular to
the center line of the street shall not exceed 3:1 for fills, and
2:1 for cuts.
(3)
In all respects in which standards for required improvements
are not set forth in these regulations, the applicable standard requirements
of the Pennsylvania Department of Transportation shall govern, and
all work shall be performed in the manner prescribed in the standard
specifications of that Department for the type of construction under
consideration.
C.
Approval, maintenance and security.
(1)
The work of constructing streets or roads, including
the methods and materials incident thereto, shall be subject to the
approval of the Township Engineer. Final acceptance of the completed
streets or roads shall rest with the Board of Supervisors. The developer
shall enter into a contract with the Board which provides that in
consideration of the acceptance of the roads or streets for inclusion
in the Township highway system, the developer agrees to construct
the roads or streets in the subdivision or development to the standards
prescribed herein at his own expense with no cost to the Township.
(2)
In the event that the developer or subdivider desires
to complete the construction of the streets after the plan is placed
on record, he shall be required to submit a cost estimate prepared
by a registered professional engineer, setting forth all items of
work to be performed and the estimated cost. Said estimate shall be
subject to the approval of the Township Engineer. A certified check
or contract performance bond issued by a surety company, subject to
the approval of the Board of Township Supervisors, in an amount equal
to the approved estimate to insure the completion of the work, shall
be filed with the Board of Township Supervisors. All construction
items shall be completed within one year after the plan is placed
on record, except where bituminous paving construction is required.
When bituminous construction is required, it shall be completed within
two years after the plan is placed on record.
(3)
The certified check shall be made payable to the Township.
In the event the work is satisfactorily completed within the time
specified, the certified check or surety bond shall be returned.
(4)
The developer or subdivider shall be required to maintain
all culverts, ditches, backslopes, and shoulders until the Township
takes over the street.
D.
Traffic
safety improvements. Developers shall comply with the following standards
and procedures regarding the need to install traffic safety improvements
in order to provide adequate and safe access and egress to subdivisions
and land developments, said improvements to be properly installed
and fully operational prior to occupancy of the subdivision and/or
land development:
[Added 10-10-2007 by Ord. No. 1026]
(1)
Traffic impact studies. The White Township Planning Commission may include in their review process the requirement for developers to provide a traffic impact study completed by a registered professional engineer in order to analyze the impact that a proposed subdivision or land development may have on traffic access points and on adjoining public roadways. Traffic impact studies shall be completed in accordance with the standards established by the Pennsylvania Department of Transportation and the Institute of Transportation Engineers, as best applicable to the Township or state road being impacted. Developers shall be responsible to pay for the cost of completing the study and any engineering/professional consultant review costs incurred by the Township in reviewing the traffic impact study, all in accordance with the requirements of the Pennsylvania Municipalities Planning Code, Article V, Subdivision and Land Development and § 275-71, Fees, of this chapter. The applicant shall provide the appropriate escrow to ensure the payment of the Township's costs of such traffic study review. If the traffic study concludes that traffic improvements are necessary, the Township shall require such on-site traffic improvements to be provided by the applicant as the Township deems appropriate. The study shall identify improvements/facilities to be installed or actions to be undertaken by the applicant.
(2)
High traffic roadways.
(a)
The following roadways within White Township are identified
as arterial or collector roads where significant development has occurred,
or will occur, and which are considered high traffic areas:
[1]
Philadelphia Street West, from Borough line to Barclay Road.
[2]
Warren Road, from Route 286 to Barclay Road.
[3]
Oakland Avenue, from Borough line to Hilltop Road.
[4]
Ben Franklin Road, from Route 286 to Fleming Road.
[5]
Indian Springs Road, from Route 286 to Route 954.
[6]
Wayne Avenue, from Borough line to Old Route 119.
[7]
South Sixth Street, from Borough line south to Township line.
[8]
Route 286 East, from Borough line to Musser Road.
[9]
East Pike Road, from Route 286 to Ramsey Run Road.
[10]
North Fourth Street, from Borough line to Hamill
Road.
[11]
Shelly Drive, from Philadelphia Street West to
Ben Franklin Road.
[12]
Plaza Road, from Route 286 to terminus.
[13]
Rustic Lodge Road, from Route 286 to Simpson Road.
[14]
Rose Street, from Route 286 to Wayne Avenue.
[15]
South 13th Street, from Borough line to Rose Street.
[16]
Lucerne Road, from Route 954 to Township line.
[17]
Ferguson Road, from Route 954 to Township boundary.
[18]
Barclay Road, from Warren Road to Philadelphia
Street West.
(b)
While the above-listed roadways are considered high traffic
roadways that exhibit traffic safety and capacity concerns, the White
Township Planning Commission shall have the discretion to apply requirements
of this section to any subdivision or land development located along
any roadway in White Township where it is felt that a traffic safety
or capacity issue may result from a proposed subdivision or land development.
(3)
Coordination of access points. Where proposed access points (new
parking lot entries, driveways, intersecting roads, intersecting local
streets, etc.) connect to a high traffic roadway that already has
access points located on the opposite side of the high traffic roadway,
the proposed access points shall be coordinated to directly coincide
with the existing access points, as approved by the Planning Commission.
Off-set intersections may be permitted as a traffic calming measure
within the local internal road network of a subdivision, provided
no intersection meets a collector road or identified high traffic
roadway.
(4)
Turn lanes.
(a)
New access points (parking lot entries, driveways, intersecting
roads, intersecting local streets, etc.) shall provide turning lanes
along high traffic roadways based upon anticipated average daily traffic
(ADT), as follows:
|
ADT
|
Turn Lanes Required
| |
|---|---|---|
|
Less than 100 vehicles
|
None required
| |
|
100 to 500 vehicles
|
One turning lane required, the direction of which shall be based
upon principal anticipated flow direction, normally this would be
towards the next intersection with a higher traffic count
| |
|
500 or more vehicles
|
Turn lanes as warranted by Township Engineer
|
(b)
Turning lane(s) may also be required to mitigate level of service
deficiencies as identified in a traffic impact study, as required
by the Township, or to fulfill a recommendation of an existing traffic
impact study or official traffic study, including, but not limited
to, the "Indiana Area Multi-Modal Mobility Study."
(5)
Traffic control devices. The developer shall submit an estimate of
peak hour trips, based upon the Institute of Transportation Engineers
(ITE) standard land use classifications. For any subdivision or land
development estimated to generate more than five peak hour exiting
trips, and in the event of a signal warrant study conducted within
10 years of the date of approval of a final subdivision or land development
plan, the developer shall agree in writing (developer's agreement)
to pay a proportionate share of costs for any traffic control device
that abuts his access point(s). Said proportionate share shall be
established at the time the signal warrant study is conducted that
establishes the need to erect a signal or other traffic control device.
Cost sharing for this traffic control device would be based upon peak
hour exiting trips, expressed as a proportionate share of the signal
warrant threshold. This would typically be between 70 and 100 peak
hour exiting trips. The proportionate cost share for a traffic control
device shall be identified by the Township, and shall become a part
of a developer's agreement that shall be properly signed by the
developer and forwarded to the Township for review and approval as
to both form and substance. The developer's agreement shall be
recorded at the Indiana County Courthouse prior to the subdivision
and/or land development receiving final approval.
(6)
Access management alternatives. To preserve capacity and traffic
flow within high traffic areas, the developer may have the option
of preparing a coordinated access management plan in lieu of entering
into a developer's agreement. This plan should show the ultimate
build out of properties that would share an access point, consistent
with this chapter, an estimate of peak hour trips, and how the proposed
coordinated access management plan would use such techniques as deceleration
lanes, jug handles, turning lanes and other techniques to manage traffic
and preserve road capacity. The plan shall include shared access agreements
and cost share agreements between all present and future developers.
This plan shall be prepared by a qualified transportation engineer
pursuant to PA Department of Transportation Model Access Management
standards or the Institute of Transportation Engineers standards.
The Township may utilize its own professional consultants to review
such plan consistent with § 503 of the Pennsylvania Municipalities
Planning Code and this chapter.
A.
Every structure in any subdivision, development plan
or mobile home park connected to a water supply shall be connected
to a sanitary sewage disposal system, either on-lot approved by the
Township Sewage Enforcement Officer, or a private, public or community
system approved by the state agency having jurisdiction.
B.
Connection to the public system shall be in accordance
with the rules of the White Township Municipal Authority.
C.
On-lot disposal systems shall not be backfilled until
approved by the Sewage Enforcement Officer.
D.
No stormwater sewers, footer drains or downspouts
shall be connected to any sanitary sewage disposal system.
E.
In the case of a community sewage disposal system,
the developer shall provide the Township with a complete set of plans
and details of the collection system and disposal facilities, as completed.
A.
Every dwelling and each commercial or industrial business
shall be provided with a potable water supply of sufficient quality,
quantity and pressure to meet the minimum standards of the state agency
having jurisdiction.
B.
Water lines shall be installed in accordance with
the regulations of the company providing the water supply.
C.
Water wells shall be isolated from sanitary sewage
absorption fields and shall be protected from surface water runoff
in accordance with requirements of State Act 208. Outdoor storage
vessels shall be kept tightly covered.
D.
In the case of a community water supply system, the
developer shall provide the Township with a complete set of plans
and details of the transmission system, including water pumping and
storage facilities as completed.
E.
If water is to be provided by means other than by
private wells owned and maintained by the individual owners of lots
within the subdivision or development, applicants shall present written
evidence to the commission that the subdivision is to be supplied
with water by a certified public utility, a bona fide cooperative
association of lot owners, or by a municipal authority.
[Amended 8-9-1989 by Ord. No. 907]
A.
All areas of a subdivision, development plan or mobile
home park to be developed shall be graded to assure positive drainage.
Any areas that hold water, contain habitual swamp conditions, have
no drainage outlet or harbor insects or other disease carrying or
producing agents shall be drained even though not otherwise to be
developed, unless to create a permanent designed pond.
B.
Stormwater sewers, culverts and related installations
shall be provided to insure the unimpeded but controlled flow of natural
watercourses and to guarantee the drainage of all low points along
curb or gutter lines, as well as at intervals related to slope, for
all streets in or adjacent to the plan.
C.
The intersection of driveways and streets shall be
designed to permit uninterrupted flow along the gutter line, or via
a pipe of sufficient size to carry the runoff below the driveway.
In no case shall stormwater flowing down a driveway be permitted to
cross a public street on the surface.
E.
Grades of embankments resulting from preparation of
building lots or sites shall not exceed one-foot vertical rise for
every two feet of horizontal run on all slopes except that one-foot
vertical rise for every 1 1/2 feet of horizontal run may be permitted
for slopes created by excavating in areas that have laid dormant for
at least two years. Steeper slopes may be permitted in areas where,
in the opinion of a professional engineer, conditions are such as
to allow slopes up to a maximum grade determined by the engineer.
F.
Graded areas shall be planted with erosion resisting,
quick catching ground cover placed immediately after completion of
grading.
G.
No grading shall occur within five feet of any subdivision
or development plan or mobile home park boundary except as is needed
for the entrance of streets or to grade off land immediately adjacent
to a street to the street's elevation.
A.
Every public street or road shall be crowned to create
gutter lines on each side or between the travel lanes and parking
lanes. Street grades in excess of 5% will normally require curbing
at the discretion of the Board of Supervisors.
B.
Curbs shall be poured integral with the street pavement
as part of the paving operation and as specified in the cross section
curb and paving detail contained in Attachment 2 of this chapter.
For streets on which heavy traffic is anticipated, the Planning Commission
may require the developer to install separate concrete curbs at least
seven inches by 24 inches in cross section with a seven inches reveal,
set on 12 inches crushed aggregate base and with expansion joints
every 20 feet and continuous No. 4 rods top and bottom.
C.
Curb cuts and stormwater inlets shall be placed in
the initial curb installation.
D.
Berms, where curbs are not used, shall be well compacted
and shall consist of at least six inches of stabilized aggregate base.
E.
Sidewalks, if provided by the developer or required
by the Board of Supervisors, shall be at least four feet wide and
may be either:
(1)
Concrete: four inches thick on four inches of crushed
stone base, reinforced with six-inch by six-inch grid No. 8 welded
wire fabric; cut joints at least every six feet and expansion joints
every 30 feet of run.
(2)
Bituminous: two inches ID-2 over four inches of crushed
stone meeting current PennDOT specifications.
(3)
Cut flagstone. Two inches thick on four inches crushed
stone.
F.
Sidewalks shall be placed in the street right-of-way
or may be in their own recorded right-of-way.
G.
If sidewalks are installed on grades exceeding 10%,
steps, step ramps, landings and suitable railings shall be installed.
A.
Before final approval by the Township of any land
development, grading or excavating project, other than the installation
of streets, or preparation of residential lots exceeding 25,000 square
feet in area, an erosion and sedimentation control plan shall be provided
by the developers' engineer.
B.
The plan shall be prepared in accordance with requirements
contained in the Soil Erosion and Sedimentation Control Manual published
by the Pennsylvania DER,[1] January 1974, as amended, and shall be acceptable, after
review, to the Indiana County Office, Soil Conservation Service.
[1]
Editor's Note: See now Pennsylvania DEP.
[Added 5-27-1992 by Ord. No. 917]
In any areas of the Township where maps or data prepared by the U.S. Department of Housing and Urban Development, Flood Insurance Administration (Flood Hazard Area Maps) indicate a floodplain exists, development of any kind proposed to take place within such floodplain shall not be approved, and no building permits for construction shall be issued, unless requirements of Chapter 149, Floodplain Management, of the Code of the Township of White have been met.
A.
The Township may require street lights at intersections
within a subdivision or development plan to be furnished and installed
by the developer and maintained by the Township.
B.
Street lights shall be on their own standards and
shall be served by an underground conduit or as required by state
law.
C.
Street name signs and posts approved by the Board
of Supervisors shall be placed by the developer at all street intersections
within a subdivision plan and at the intersection of existing streets
and streets entering the plan.
D.
The Township Engineer shall inspect all required improvements
within an approved subdivision or development plan as they are installed.
He shall inspect and approve road construction after rough grading
is completed, before subbase is applied and before and after wearing
course or seal coat is put down. He shall also inspect trenches to
receive stormwater drain lines just before the lines are installed
and just before backfilling.
E.
Upon completion of all required public improvements
in a subdivision plan or other development, plans and profiles of
the improvements as completed shall be filed with the Township.
[Added 12-7-2016 by Ord.
No. 1076]
A.
Areas of development including but not limited to a multifamily or
commercial and industrial development that are not paved or covered
by buildings shall be landscaped and maintained. In those areas that
are visible from a nearby public road, single-family dwellings or
any residentially used property, the developer shall provide a screen
along the common property line. The screen may consist of fencing,
deciduous trees, evergreen trees, dense evergreen hedges, shrubs,
continuous landscaped earth mounding, natural vegetation, natural
change of grade, or any combination with an average height of at least
four feet. If chain link fencing is selected, it shall be used in
combination with landscaping materials. Trees must be at a minimum
four-foot height when planted. If deciduous trees are used for screening,
they shall be planted in combination with lower dense growing trees
or shrubs to maintain the screen. Trees that tend to thin out at the
bottom as they mature, such as scotch pine and red pine, should be
avoided. Mature tree height and the necessary fall zone of the tree
should be considered when planting to protect neighboring properties.
The developer shall agree to replace trees that die. An existing tree
line or wooded area may be used and can remain in its natural state
if located on developer's property.
B.
The length, size, positioning and materials used for the screen and
landscape buffer shall be subject to review by the Planning Commission.
C.
Screening and buffering and landscaping plans.
(1)
Minimum screening requirements The Township shall review the
adequacy of the material chosen for screening and buffering based
upon Table 275-28.1. Where a proposed buffer is nonwooded, the governing
body may require vegetative screening to be planted, or that it be
managed to encourage natural forest succession through restricted
mowing policies and the periodic removal of invasive plant species.
The Township may require an increase in buffering or screening as
a condition of approval.
|
Table 275-28.1
| |||
|---|---|---|---|
|
Screening or Buffering Type
|
When Required
|
Permitted Screening or Buffering Choices
| |
|
Total screening average at least six feet in height from grade
|
Required for all commercial and industrial developments containing
more than 15,000 square feet of new impervious surface, outdoor material
storage yards, heavy industrial uses, salvage yards
Any and all other uses at the discretion of the Planning Commission
|
•
|
Six-foot opaque fence
|
|
•
|
Row of evergreen trees at least six feet high at grade; planted
in a staggered row and spaced to create a continuous hedge within
five years
| ||
|
•
|
Earthen mound at least four feet in height with single row of
evergreen trees planted at the crest
| ||
|
•
|
Natural wooded buffer or no-mow area at least 60 feet in width
| ||
|
Total screening average at least six feet in height from grade
|
Required for all commercial and industrial developments including
but not limited to professional offices, nursing homes, churches,
hospital, educational and institutional buildings, daycare and senior
care facilities, retail stores, restaurants, light industry, parking
lots of at least 5,000 square feet
Large multifamily developments and apartment complexes containing
five or more dwelling units
Any and all other uses at the discretion of the Planning Commission
|
•
|
Six-foot opaque fence
|
|
•
|
Row of evergreen trees at least six feet high at grade, planted
in a staggered row and spaced to create a continuous hedge within
5 years.
| ||
|
•
|
Earthen mound at least four feet in height with single row of
evergreen trees planted at the crest
| ||
|
•
|
Natural wooded buffer or no-mow area at least 40 feet in width.
| ||
|
Regular screening at least four feet in height from grade
|
Multiple-family dwellings containing fewer than five dwelling
units
Any and all other uses at the discretion of the Planning Commission
|
•
|
Four-foot opaque fence
|
|
•
|
Row of evergreen trees at least four feet high at grade, planted
in a staggered row and spaced to create a continuous hedge
| ||
|
•
|
Earthen mound at least four feet in height with single row of
evergreen trees planted at the crest
| ||
|
•
|
Natural wooded buffer or no-mow area at least 30 feet in width.
| ||
|
Buffer
|
Home-based business
Any and all other uses at the discretion of the Planning Commission
|
•
|
Mix of evergreen and deciduous trees at least four feet in height
|
|
•
|
Any mix of shrubbery, grass, evergreen or deciduous trees at
least four feet in height
| ||
|
•
|
Wooded buffer or no-mow area at least 25 feet in width
| ||
(2)
Landscape plans shall be provided as part of site plan design
for all land developments. It shall be conceived in a total pattern
throughout the site, integrating the various elements of the site
design, preserving and enhancing the particular identity of the site,
promoting water quality through groundwater recharge, and minimizing
stormwater runoff and creating a pleasing site character. Areas proposed
for landscaping shall clearly indicate their use as screening (as
required), bufferyards (when required by § 275-18.6), open
space or other purposes. Any proposed change to a landscaped area
for other improvements shall require an amendment to the approved
site plan.
(3)
Requirements for landscaping plan. Plan must show proposed and
adjacent land uses per categories in Table 275-28.1.
(a)
The location, general type, and quality of existing vegetation.
Any existing vegetation to be removed shall be noted on the plan,
as well as retained wooded buffers or no-mow areas.
(b)
A plant list or schedule, indicating scientific and common names,
required and proposed quantities, spacing, and size of all proposed
landscape materials at the time of planting and at maturity and any
plant symbols used on the plan.
(c)
Location of areas proposed to be planted with the selected species.
(d)
Location and description of other landscape improvements such
as earth berms, walls, fences, walkways, raised beds, sculptures,
fountains, lights, and courtyard areas.
(e)
Buffers and screening as required in this section.
(f)
A note stating; "The applicant guarantees that all required
landscape improvements shall be maintained in a healthy and sound
condition, or otherwise be replaced by equivalent improvements, for
a period of 24 months following Township inspection/approval."
(g)
Solid waste storage areas must be screened with an opaque fence
or wall, for all proposed subdivisions or land developments, if they
include greater than 100 gallons solid waste storage capacity.
(h)
If chain link fencing is selected, it shall be used in combination
with landscaping materials, placed outside of the area to be fenced,
utilizing a bufferyard of at least four feet in width. Trees must
be at the required four-foot height when planted. The Planning Commission
may require chain link to be made opaque to serve as screening.
(i)
The Township may require the removal of turf grass within areas
designated as no-mow areas to speed ecological succession. In some
cases, initial planting of desired species may be required to avoid
exposed soils and accelerate natural succession.
