A.
It is the purpose of this article to set forth the required improvements
in all subdivisions and land developments, and the construction standards
required. Where not set forth, they shall be in accordance with the
prevailing standards as established by the Township Engineer. Alternate
improvement standards may be permitted if the Township Supervisors
deem them equal or superior in performance characteristics to the
standards specified herein. Additional or higher type improvements
may be required in specific cases where the Township believes it necessary
to create conditions essential to the health, safety, morals, and
general welfare of the citizenry of the Township.
B.
Any or all of the following improvements as may be required by the
Township Supervisors, pursuant to the authority granted in the municipal
Code, considering the needs of the area in which the proposed subdivision
is located, must have been completed in accordance with the requirements
established by this chapter as well as in accordance with the requirements
of the responsible public authority affected, public officials, or
Township Engineer for that portion included in the final plat. If
the improvements are not completed, then satisfactory arrangements
must have been made with the Township Supervisors to the satisfaction
of all public authorities concerned regarding proper completion of
such improvements prior to the consideration of a final plat.
C.
The following improvements shall be installed by the subdivider.
The final plan shall not be approved until final detailed design of
the improvements is approved and the improvements are installed or
financial security has been established with the Township.
A.
Monuments and markers. Monuments shall consist of concrete with a
5/8 inch iron or steel bar in the center at the top. Monuments shall
be at least six inches by six inches and 36 inches long. Markers shall
consist of iron or steel bars, and shall be a minimum size of 5/8
inch in diameter, and 36 inches long.
(1)
Monuments shall be set at all proposed street intersections approximately
four to eight inches below grade and protected with a cast iron frame
and cover of adequate design for truck traffic and to permit access.
(2)
Markers shall be set at all points of curve tangency on all street
right-of-way and property lines;
(3)
Markers shall be set at all points where lot lines intersect curves,
either front or rear;
(4)
Markers shall be set at all of the property corners of lots;
(5)
Markers shall be set so that the top of the monument is level with
the top of the surrounding ground;
(6)
Monuments and markers shall be set under the direct supervision of
a registered surveyor; and
(7)
All monuments and markers along street rights-of-way should be set
after street grading activities have taken place.
B.
Curbs. Curbs shall be required for commercial, service and industrial land developments and shall be installed in accordance with § 350-31.
C.
Sidewalks. Sidewalks shall be provided when considered necessary by the Township Supervisors for the protection of the public or whenever it is determined that the potential volume of pedestrian traffic or safety conditions creates the need for them. Sidewalks shall be provided on all parking areas located within multifamily and apartment developments, and for commercial, service and industrial land developments as noted in § 350-48D(3). Sidewalks shall be installed in accordance with § 350-32B.
D.
Sanitary sewers.
(1)
The method of sanitary waste disposal in a proposed subdivision shall
be determined by the Township. Generally, where a public sanitary
sewer system is within 1,000 feet of, or where plans approved by the
governing bodies provide for the installation of such public sanitary
sewer facilities to within 1,000 feet of the proposed subdivision,
and the capacity exists to serve the proposed subdivision, the subdivider
shall provide the subdivision with a complete sanitary sewerage system
to be connected to the existing or proposed public sanitary sewerage
system. The system shall be designed by a registered professional
engineer and meet the requirements of the Pennsylvania Department
of Environmental Protection and the respective municipal authority.
(2)
To aid the Township Supervisors in making their decision upon the
best method of sanitary waste disposal within a proposed subdivision,
the subdivider shall submit (when applicable), accompanying the preliminary
plan application, four copies of the sewage planning module and a
copy of the transmittal letter to DEP which accompanied the planning
module submission.
(3)
In cases where no municipal sewer system is available under the conditions
stated previously, a decision shall be made as to which of the following
methods of sewage disposal best meets the needs of the proposed subdivision:
a community disposal system; an interim treatment plant; individual
on-lot septic systems or other satisfactory methods of sewage waste
disposal. The Township shall recommend the most suitable type of sewage
disposal in consideration of the results of the sewage planning module,
the individual site characteristics of the proposed subdivision, and
both the short-range (five years to 10 years) water and sewer program
and the long-range (20 years) water and sewer plan for Blair Township.
Regardless of the method of sewage disposal chosen, the system must
meet the requirements of the Pennsylvania Sewage Facilities Act 537,[1] as amended, and other applicable local, state and federal
regulations. Where required, a DEP sewage planning module approval
shall be obtained prior to Township plan approval authorizing construction.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
(4)
The plans for installation of a sanitary sewer system shall be prepared
for the subdivision with the cooperation of the applicable municipal
authority and accepted by its engineer. A statement of approval from
the municipal authority to which the subdivision will be connected,
shall be submitted to the Township. Upon completion of the sanitary
sewer system, community disposal system, and/or interim treatment
plant, one copy of Mylar as-built drawings shall be filed with the
respective municipal authority. The as-built drawings shall be sealed
by a professional engineer registered in the Commonwealth of Pennsylvania
and contain a statement certifying to the accuracy of the drawings.
E.
Water.
(1)
Where a municipal water system is within 1,000 feet of, or where
plans approved by the governing body or municipal authority provide
for the installation of municipal water supply facilities to within
1,000 feet of the proposed subdivision, and the capacity exists to
serve the proposed subdivision, the subdivision shall be provided
with a complete water main supply system which shall be connected
to the municipal water supply. The system shall be designed by a registered
professional engineer. The system design shall be approved by the
municipal authority or entity providing service. Evidence of issuance
of permits from the Pennsylvania Department of Environmental Protection,
when such permits are required, shall be presented to the Township
Supervisors prior to approval of plans authorizing construction.
(2)
If water is to be provided by means other than by private wells owned
and maintained by the individual owners of lots within the subdivision
or development, applicants shall present evidence that the subdivision
or development is to be supplied by a certified public utility, a
bona fide cooperative association of lot owners, or by a municipal
corporation, authority, or utility. A copy of a certificate of public
convenience from the Pennsylvania Public Utility Commission or an
application for such certificate, a cooperative agreement or a commitment
or agreement to serve the area in question, whichever is appropriate,
shall be acceptable evidence. In cases where no municipal or community
water supply system is available, each lot in a subdivision shall
be provided with an individual water supply system in accordance with
the minimum standards of the Pennsylvania Department of Environmental
Protection.
(3)
The plans for installation of a water supply system shall be prepared
for the subdivision with the cooperation of the applicable water supply
agency, and accepted by its engineer. A statement of approval from
the water supply agency to which the subdivision will be connected,
shall be submitted to the Township. Upon the completion of the water
supply system, one copy each of the Mylar as-built plans for such
system shall be filed with the water supply agency. The as-built drawings
shall be sealed by a professional engineer registered in the Commonwealth
of Pennsylvania and contain a statement certifying to the accuracy
of the drawings.
F.
Off-street parking. Off-street parking shall meet the following standards:
(1)
Each proposed dwelling unit in a subdivision or land development
shall be provided with three off-street parking spaces. Such off-street
parking spaces may be provided as an individual garage, carport, and/or
driveway, preferably located behind the building line, or in a parking
compound adjacent or near the dwelling units it serves. Each parking
space shall contain at least 200 square feet.
G.
Stop signs and street name signs. Stop signs and street name signs
shall be placed at all intersections in conformance with the specifications
of the Township. They shall be paid for and installed by the developer
in accordance with all Township requirements.
H.
Buffer areas. All nonresidential subdivisions and land developments
shall include a landscaped buffer area of at least six feet in width
along all public roadways, and 10 feet in width along property lines
abutting existing homes and/or homes under construction. In cases
where the buffer area abuts homes, at least 50% of the trees and shrubs
shall consist of evergreens. Landscaping shall be at least three feet
in height and spaced no further than three feet apart, at the time
of planting, unless an alternate planting plan by a landscape professional
is approved by the Board of Supervisors.
I.
Shade trees. All possible efforts should be made by the subdivider to preserve existing shade trees. When required, shade trees of deciduous hardwood type with a minimum caliper of two inches shall be planted between the sidewalk and the building line at least five feet from the sidewalk, or between the curb and sidewalk, provided the planting strip is a minimum of six feet wide. Preserved shade trees may be included in the buffer areas required under § 350-45H.
J.
Fire hydrants. Fire hydrants shall be provided as an integral part
of any water supply system and shall be in accordance with the specifications
set forth by the National Fire Protection Association, the local water
supply agency, and as approved by the respective local fire company.
K.
Underground wiring. All electric, telephone, and television cable
lines shall be placed underground. Electric, telephone, and television
cables and appurtenances shall be constructed in accordance with the
rules, regulations, and specifications of the respective utility providers.
