All of the required improvements specified in this article shall be submitted with standard drawings and be constructed in accordance with other articles of this Part 1 and all other applicable borough, county and state regulations and approved by the Borough Council and its Municipal Engineer.
A.
Double monuments shall be used at all monument points.
The lower monument, a three-fourths-inch iron or steel bar in six-inch-by-six-inch-by-six-inch
concrete shall be set with the top 36 inches below finished grade.
The upper monument, a six-inch-by-six-inch-by-twenty-four-inch concrete
shaft marked on top with a dowel, shall be set with top at finished
grade. Markers shall consist of iron or steel bars at least 24 inches
long, and not less than 3/4 inch in diameter.
B.
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.
C.
Monuments shall be set at the intersection of all
lines forming angles in the boundary of the subdivision, and at the
intersection of all street lines.
D.
Markers shall be set; at the beginning and ending
of all curves along street property lines, at all points where lot
lines intersect curves either front or rear, at all angles in property
lines of lots, and at all other lot corners.
E.
Any monuments or markers that are removed shall be
replaced by a Pennsylvania registered surveyor at the expense of the
person removing them. Prior to removal, the borough must be notified
of such, and the plan for replacement shall be approved by the Borough
Council. Where grading conditions or other circumstances prohibit
the placing of lot or street monuments at the time of submission of
the final plan, a cash deposit will be made with the borough in an
amount to be determined normally as follows:
F.
Should it be apparent that, due to topography or other
conditions, the cost of setting such monuments will be abnormal, adjustments
will be made to cover each case. Should the installation of monuments
not be completed within three months after the completion date of
the subdivision by the subdivider, the Borough Council may cause such
installation to be completed and pay therefor from the cash deposits.
All street construction shall be in conformance
with the following general requirements and all applicable borough
specification.[1] In the absence of the governing applicable specification,
the applicable standards and requirements of the Pennsylvania Department
of Transportation shall govern.
A.
Grading. All details of the cross section, crowns,
curb, pavement, subgrade, subdrains and roadside ditches shall be
graded and/or constructed to conform to the designated cross section
as provided by the Borough Engineer and approved by the Borough Council.
B.
Subgrade. The subgrade shall be graded and shaped
to conform to the approved plans with a minimum width of the pavement
plus two feet. It shall be thoroughly compacted and stabilized to
the satisfaction of the Borough Engineer. If unacceptable material
is encountered, it shall be removed and replaced with a suitable granular
material as directed by the borough. Unacceptable materials are all
materials with C.B.R. (California Bearing Ratio) value of 2.5 or less
and are not of proper quality to develop the required stability and
provide for adequate drainage. These are primarily soft plastic clays
or silty material where the clay or silt content is over 50%. The
subgrade shall be inspected and approved by the Borough Engineer prior
to placement of the subbase. The prepared subgrade shall be protected
by the contractor to prevent undue rutting from trucks or other equipment,
and if such damage does occur, the subgrade shall be reshaped and
compacted prior to placing subbase material.
C.
Subdrains under pavement.
(1)
Subdrains shall be laid along the entire length of
both sides of all streets and at locations to be determined in each
case by the Borough Engineer. Blind or side drains at intervals, as
required by the Borough Engineer, shall be installed leading into
the main subdrain. The required interval for side drains shall be
related to groundwater conditions, but in no case shall this interval
be greater than 100 feet. If conditions require, six-inch corrugated
metal perforated pipe shall be installed in the side drains. Blind
or side drains shall extend to the curblines.
(2)
In parts of the borough where the natural ground is
a well-drained gravel, subdrain requirements may be relaxed. Deviation
from the subdrain requirements will be considered upon written request
and each case considered separately.
D.
Subbase:
(1)
All utilities, including water, gas sanitary sewers,
storm sewers, buried conduits of any kind or any other structures
or lines shall be placed prior to the laying of the subbase.
(2)
The subbase shall be made of approved gravel or stone
and shall have a minimum thickness at any point of 12 inches when
compacted. Additional depth of the subbase may be required.
(3)
The material and method of construction used shall
conform to PennDOT Publication 408, Section 350.
(4)
The subbase shall be thoroughly compacted and shaped
to the proper grade and cross section to receive the base course.
(5)
The finished subbase shall be inspected and approved
by the Borough Engineer before placing of the base course.
E.
Base. The base shall be constructed in accordance
with PennDOT specifications.
F.
Wearing surface. The wearing surface shall be constructed
in accordance with PennDOT specifications.
A.
A drainage system adequate to serve the needs of the
proposed new streets, natural waterways and overland flow will be
required in new subdivisions. When a public storm sewer main is available
at the plat boundary within 500 feet, the developer shall construct
a storm sewer system and connect the drainage system with such storm
sewer main if the grade permits and other more economical solutions
are not possible. A drainage system may be composed of conduits, waterways,
swales, ditches and curb flow areas as required.
B.
Bridges or culverts shall be designed to support and
carry loads according the requirements of the Borough Council, but
not less than AASHTO Loading HS-25, and shall be constructed the full
width of the cartway plus additional length as necessary to provide
a proper installation.
C.
Where open watercourses are planned, adequate safety,
erosion control, drainage, protection of capacity and appearance measures
shall be taken by the developer to ensure proper, safe, healthful
disposal of stormwater. All open watercourses must be approved by
Borough Council.
D.
Minimum grade of drainage courses shall be designed
to create a minimum cleaning effect (velocity of two feet per second).
Lesser grades may be permitted where such required grades cannot be
achieved, and the municipality approves lesser grades.
E.
Storm sewers shall have minimum diameter of 15 inches
and a minimum grade of 0.5%. Lesser grades may be permitted when substantiated
with calculations which prove that cleaning velocities will be maintained.
F.
Manholes shall normally be spaced at 300 feet maximum
spacing where pipe sizes of 24 inches or less are used, and not over
400 feet where larger sizes are installed. Inlets may, if approved
by the borough, be substituted for manholes.
G.
All phases of construction of open ditches, gutters
or storm sewer, including width, depth, shapes, erosion control, minimum
grade, size and area, shall be in accordance with the requirements
of these regulations; all storm drainage facilities shall be inspected
and certified by the Borough Engineer.
A.
Sidewalks shall be required on both sides of the street
in all subdivisions.
[Amended 9-8-2008 by Ord. No. 381-08]
B.
Sidewalks shall be placed along the inside edge, and
within the street right-of-way unless deemed undesirable or unfeasible
by the Borough Council, where sidewalks may then be placed along the
edge of the curbline. Paved driveways, between the sidewalk and street
cartway, shall also be required where vehicular access is desired
to the lot. Sidewalks shall be required to be ramped to the street
at any intersections.
C.
Installation of sidewalks may be delayed until the
street is paved and a curb/underground storm drainage system is installed.
D.
The minimum width for sidewalks shall be four feet,
but the Borough Council may require greater widths in the vicinity
of shopping centers, schools and recreation facilities, or where similar
intensive urban uses are anticipated.
E.
Construction and materials shall be in accordance
with borough specifications. If none exist, PennDOT specifications
shall govern.
All new or rebuilt streets shall be constructed
with concrete curbs in accordance with accepted standards and in accordance
with borough specifications. If none exist, PennDOT specification
shall govern.
A.
The developer shall construct or make agreements to
have constructed a system of water mains and connect with a public
water supply system where a public water supply is available at the
plat boundary or within a reasonable distance thereto (within 1,000
feet of the subdivision). Water lines shall be so located and of such
size as approved by Borough Council or authority operating the system.
B.
All public water systems shall be laid wherever possible
in the planting strip or street shoulder on the north and east sides
of the street or at such location as the municipality may require,
and constructed in accordance with the standards of the authority,
utility company, DEP and any municipal department operating such water
mains.
C.
All phases of construction, including lines, excavation,
trench, type of pipe, backfill, hydrants, tees and valves shall be
in accordance with approved construction drawings if constructed by
the developer, and shall meet DEP standards, borough specifications
and may be inspected by Borough Council, its Engineer, or its authorized
representative, or the authority or agency representative of the utility
company, If any, during the entire construction period.
D.
Where water mains are extended through or along adjacent
property in other ownership, the costs of construction may be proportionately
shared by abutting properties upon connection to the water lines,
provided that an agreement to this effect is consummated between the
developer and the appropriate local authority.
E.
Fire hydrants shall be provided as an integral part
of any public water supply system where the system is adequate for
fire service. Fire hydrants shall be provided where required and shall
be located not more than 1,200 feet apart; and within 600 feet, but
no closer than 35 feet, to any structure. Where the system is not
adequate to supply fire service, the mains shall be sized and tees
with valves shall be provided, in such manner that fire hydrants can
be added in the future in accordance with the above requirements,
when improved service becomes available.
A.
The developer shall construct, or make agreements
to have constructed, a sanitary sewer system and provide lateral connections
for each lot where a public sanitary sewer main is available at the
plat boundary or within a reasonable distance thereto (within 1,000
feet of the subdivision).
B.
If, in the opinion of the County Department of Health,
DEP, Borough Council and/or the Borough Engineer, factors exist which
would create a public health and sanitation problem if a certain area
is subdivided, the borough will not approve the subdivision plan of
such area until such factors are corrected by an adequate sanitary
sewer system.
C.
All sanitary sewers shall be constructed and installed
according to the standards of the authority or municipal department
operating such sewers, if any.
D.
All design and all phases of construction, including
excavation, trench, pipe, grade, backfill and manholes, shall be in
accordance with construction drawings approved by DEP and shall be
inspected by the municipality's authorized representative, authority
representative, or other municipal officer as may be designated by
Borough Council or authority.
E.
In areas where a municipal sewer is planned to be
available, but not yet built, a sewer system shall be provided to
the edge of the subdivision closest to the municipal trunk location
and capped. Such system shall include all mains, laterals and other
appurtenances herein required. Until such time as a municipal sewer
becomes available, a project system must be installed. In the case
of a project system, a trunk line shall be provided to connect into
the municipal system.
F.
Where public sewers are not available, individual
on-site disposal systems (septic systems) may be provided, but must
be approved and inspected by the Erie County Department of Health
before a building permit is issued.
Every lot in a subdivision shall be capable
of being served by gas, electrical and telephone utilities, and the
necessary easements shall be provided. Utility distribution lines
shall be installed within street rights-of-way or within properly
designated easements. To the fullest extent possible, underground
utility lines should be located in easements along the rear property
lines, but when local conditions require installation in street rights-of-way,
lines should not be installed beneath existing or proposed paved areas,
and in any case shall be installed prior to the placement of any paving.
The developer shall be responsible for making
the necessary arrangements with the borough and the appropriate public
utility company to install streetlighting fixtures. However, whether
or not streetlights are initially installed, the developer shall be
responsible for providing utility easements for future streetlighting
installations upon consultation with the public utility company involved
and the Borough Council.
Street name signs of a type approved by the
Borough Council shall be installed at each street intersection by
the subdivider, on locations specified by the Borough Council.
A.
Shade trees of deciduous hardwood types with minimum
diameter of two inches may be planted by the landowner or developer
between the curb and sidewalk, provided that the planting strip is
a minimum of four feet wide. No tree shall be planted within two feet
of either side of a street right-of-way line.
