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. Monuments.
(1) Monuments may be set:
[Amended 11-3-2010 by Ord. No. 4-10]
(a)
At the intersections of all right-of-way lines.
(b)
At the intersection of lines forming angles
in the boundaries of the subdivision.
(c)
At such intermediate points as may be required
by the engineer.
(2) Monuments shall be six inches square or four inches
in diameter, 30 inches long and made of concrete, stone or by setting
a four-inch cast iron or steel pipe filled with concrete.
B. Markers.
(1) Markers shall be set:
(a)
At all lot corners except those monumented.
(b)
Prior to the time the lot is offered for sale.
(2) Markers shall be 3/4 of an inch square or 3/4 of an
inch in diameter, and 15 inches long.
(3) Markers shall be made of iron pipe or iron or steel
bars.
C. Monuments and markers shall be placed before final
plan approval is given or the fiscal surety guaranty shall provide
for their installation.
[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.
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), 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.
[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.
(e)
Alleys, lanes, or shared drives. The function of alleys, lanes, or shared drives is to provide rear access or to serve as a common driveway in residential or commercial developments. The construction of these shall be in accordance with §
119-34 herein.
[Added 7-2-2002 by Ord. No. 4-02]
(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. 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. 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) 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, 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.
(5) Sidewalks. If required by the Township or proposed
by the developer, sidewalks shall be constructed in accordance with
Figure 3, 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]
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.
(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. 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.
(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 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. 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.
(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.
[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.
B. Residential uses.
(1)
Detached single-family dwellings.
(3)
Multiple-family dwelling units.
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. Easements may be for drainage, maintenance/access, utility,
landscaping, view preservation and building setback.
(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.
(6)
The landowner or developer shall comply with
the provisions of the United States Fair Housing Act, the Fair Housing
Amendments Act of 1988 and the Housing for Older Persons Act of 1995,
and the Pennsylvania Human Relations Act.
[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.