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:
(a) 
A grading plan showing the existing and proposed ground elevations relative to the features.
(b) 
The accurate location of the features to be protected.
(c) 
An explanation of the precautions to be taken by the developer to protect such features.
(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]
[1]
Editor's Note: Former Section 502, Street Design, which immediately followed this subsection, was superseded 2-2-1999 by Ord. No. 5-98. See now § 119-34.
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.
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.
(3) 
Where the Planning Commission waives the requirement for a preliminary plan pursuant to § 119-11 or 119-12 of this chapter, the developer shall submit the WREA to the Township Manager within 30 days after the date of the meeting at which the Planning Commission approved the waiver.
(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).
(d) 
A copy of the preliminary plan, or if a preliminary plan has been waived by the Planning Commission in accordance with § 119-11 or 119-12, a sketch plan of the development.
(e) 
A nonrefundable application fee, as set by Council.
(f) 
Payment in full of the then-current connection and inspection fees for each EDU as set by Council in accordance with § 105-25.
(6) 
Approval of the WREA.
(a) 
In the case of a submission of a WREA pursuant to Subsection G(2) above, Council shall take action in accordance with the time frame outlined in § 119-13.
(b) 
In the case of a submission of a WREA pursuant to Subsection G(3) above, action on the WREA shall be taken by Council and communicated to the developer not later than 90 days after the date of the meeting at which the Planning Commission approved the waiver.
(c) 
In the case of a submission of a WREA pursuant to Subsection G(4) above, action on the WREA shall be taken by Council and communicated to the developer not later than 45 days after the date of the submission of the WREA.
(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.
(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.[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:
(1) 
Where reverse frontage lots are required along a major street.
(2) 
Where presented by the size, topographical conditions or other inherent conditions of property, in which case the Township may approve a single tier of lots.
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.
B. 
Residential uses.
(1) 
Detached single-family dwellings.
(2) 
Semidetached 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.[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.
(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.[2]
[2]
Editor's Note: See 43 P.S. § 951 et seq.
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.
C. 
The developer, prior to the dedication of any improvements, shall file a maintenance guaranty with the Township in accordance with § 119-22.
[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.