A.
Streets shall be constructed to grades and cross sections as cited on, and presented with, the plans and street profiles, in conformance with Township specifications. (See § 178-20J)
B.
Street shoulders shall be graded to the full width
of the street right-of-way (minimum 50 feet) in accordance with Township
construction standards, and thoroughly compacted by rolling all shoulders.
C.
The subgrade of a street shall be brought to the proper
grade and contour, and shall be rolled and cross rolled. All soft
spots shall be removed. These soft spots shall be recompacted with
a suitable firm material, approved by the Township Engineer, before
the placing of any base material.
D.
No base course shall be placed until the subgrade
has been inspected and approved by the Township.
A.
Pipe underdrain, stone underdrain or subgrade drains
shall be constructed according to specifications approved by the Township
Engineer, in areas where springs, poor soil drainage conditions, wet
weather springs or other conditions exist that require underground
drainage.
B.
If during construction, unknown adverse drainage conditions
are encountered by the developer, the Township Engineer shall be notified
and such conditions shall be corrected at the direction of the Township
Engineer.
C.
Cross drains of a minimum 15 inches reinforced concrete
pipe shall be placed wherever necessary to transfer the water across
the road in the natural watercourse and at road intersections whenever
needed.
D.
When laying out plans to be submitted for approval
by the Governing Body, suitable easements shall be provided for drainage
rights-of-way in the natural watercourses or be provided for stormwater
drains where necessary.
A.
The requirements of curbs or curbs and gutters may
vary in accordance with the character of the area and density of development
involved.
B.
The type of curbs used, when specified by the developer
or when required by the Governing Body, are to be approved by, and
subject to, the Township Engineer's approval before installation.
At a minimum, paving of the cartway shall be at least 24 feet in width
plus two-foot curbs of a type approved by the Township Engineer.
A.
All street construction, including subbase and wearing
course, shall be constructed in accordance with Township specifications.
B.
The Governing Body may specify an alternate pavement
design where the drainage of the subgrade, the size of the development
and the nature of the traffic warrants.
C.
All construction work, including grading, drainage,
base course and surfacing, shall be performed by the developer or
his representatives under the direct supervision of the Township Engineer
or the Township's authorized representative, and all costs for said
supervision to be paid by the developer prior to the final acceptance
by the Township.
D.
The developer shall furnish record plans of all streets
as actually constructed for the files of Independence Township, the
cost of this to be paid by the developer.
A.
Base course requirements shall be as follows:
(1)
Construction shall be started with one inch of fine
slag or limestone for an inverted choke.
(2)
The base course shall be constructed of at least eight
inches of crushed aggregate No. 3A or its equivalent rolled in two
five-inch lifts with at least a roller of 10 tons or more.
(3)
The base course of crushed aggregate will be topped
with one inch of fine slag or limestone for top choke.
B.
A binder course shall be of 2 1/2 inches of bituminous
ID-2 and a one-inch wearing surface of bituminous ID-2A, to be rolled
as per current specifications of the Pennsylvania Department of Highways.
C.
The one-inch ID No. 2A wearing course bituminous plant-mixed
surface shall be placed on the prepared base to meet the requirements
of the Specifications of the Pennsylvania Department of Highways Form
408.
A.
Sidewalks, when required by the Governing Body, shall
be constructed in conformity with Township specifications as determined
and approved by the Township Engineer or authorized agent.
B.
All phases of construction shall be in accordance
with this chapter and design standards established and approved by
the Township; the forms shall be inspected prior to pouring, and finished
walks shall be inspected by the Township Engineer or authorized agent.
C.
Pedestrian interior walks may be required where necessary
to assist circulation or provide access to community facilities. Such
walks shall have a width of not less than four feet.
D.
Sidewalks may be required on both sides of the street
in subdivisions where multifamily structures are planned. Sidewalks
may also be required in subdivisions where the character of the neighborhood
is such that it would be deemed necessary, or if it would be desirable
to continue sidewalks that are existing in adjacent subdivisions,
or to provide access to community facilities such as schools, shopping
areas and recreation areas.
Street name signs shall be installed at each
street intersection in accordance with the type of materials, designs
and standards established by the Governing Body for use throughout
the Township.
All storm drainage facilities shall be adequately
designed for the anticipated runoff when the area is fully developed,
using criteria or other methods approved by the Township Engineer.
Storm drainage facilities shall comply with, but are not limited to,
the following:
A.
Storm sewers shall be located in the street right-of-way
or in designated drainage easements.
B.
All pipe culverts and related installations used in
the construction of storm sewers shall be in accordance with standards
and specifications of the Township, county or state, as designated
and approved by the Governing Body.
C.
Manholes or inlets will generally be required at changes
in alignment and grade.
D.
At no time will roof drains or foundation drains be
allowed to be connected to a sanitary sewer system.
E.
Any springs encountered during construction shall
be piped and connected to the storm sewer system or extended to a
natural watercourse as may be approved by the Township Engineer.
F.
Concrete headwall and splash aprons shall be constructed
at the outfall of all storm sewers. Where watercourses are piped and
filled, concrete headwalls and splash aprons shall be constructed
at both ends of the pipe.
G.
Whenever construction stops or concentrates the natural
flow of surface drainage in such a way as to affect adjoining properties,
written approval must be obtained from the adjoining property owners.
Where storm drainage is piped onto adjoining properties other than
natural watercourses, written permission, a release of damages, and
right-of-way must be obtained from the adjoining property owners before
the storm sewers are taken over by the Township. Approval of plans
by the Township does not authorize or sanction drainage affecting
adjoining properties.
H.
All bridges and culverts shall be designed to support
expected loads and to carry expected flows, and shall meet the current
specifications and standards of the Commonwealth of Pennsylvania,
Department of Transportation.
I.
A complete drainage plan of the subdivision shall
be submitted, including all necessary storm sewers and appurtenances,
the design of which is based on a ten-year storm frequency, except
in those areas where in the judgment of the Township Engineer or Governing
Body, the likelihood of exceptional damage resulting from stormwater
is such that additional design criteria is required. The drainage
plan shall show the method of drainage of adjacent and contiguous
territory and the method of disposal of all stormwater collected.
The drainage plan shall be accompanied by design calculations.
J.
The storm drainage system shall be provided as necessary
to:
(1)
Discharge stormwater runoff into common natural watercourses.
(2)
Adequately drain all low points along streets.
(3)
Intercept street stormwater runoff at intervals related
to the extent and grade of the area drained.
(4)
Provide positive drainage away from sewage facilities.
(5)
Handle existing off-site runoff through the subdivision.
(6)
Insure safe and proper disposal of stormwater where
open watercourses are planned, through adequate safety, erosion and
aesthetic measures.
K.
Stormwater management shall meet all state, county
and local standards.
Monuments shall be placed at all block corners,
angle points, points or curves in streets and intermediate points
as determined by the Township Engineer. Monuments shall, at a minimum,
consist of 3/4-inch iron pins or other type of permanent monument
approved by the Governing Body.
Should the subdivider plan to provide trees,
their proposed location, spacing and species must be submitted for
approval to the Governing Body.
A.
In wooded areas or where other natural conditions
exist in such a manner that their presence adds to the desirability
of a subdivision, the Governing Body shall require that the subdivider
preserve as much of the original vegetation and natural conditions
as is economically feasible.
B.
All development and earthmoving activities subject
to applicable law under the Pennsylvania Department of Environmental
Protection, Title 25, Chapter 102, Erosion Control, shall be complied
with:
(1)
The developer shall notify the County Conservation
District immediately upon making application for a building permit
involving an earthmoving activity that affects five or more acres
of land.
(2)
The Township shall not issue a building permit for
a development where it has been determined that the earthmoving activities
require a permit (or verification that no permit is required) from
the Department of Environmental Protection, pursuant to Section 102.41
and 102.42 relating to permit requirements of Title 25, Chapter 102,
Erosion Control.
C.
In cases where the cross slope exceeds 10% as shown
on the grading plan, sod or seed shall be required to retain soil
and prevent damage to finished street or lot grades. In all cases
where the developer removes the sod, he shall immediately upon completion
of grading (weather permitting) reseed such areas with common farm
grass. In cases where the home builder creates side terraces, they
shall immediately upon completion of grading be seeded with perennial
rye grass or better.
A.
If water is supplied from other than private wells
on individual lots, the developer shall verify that the water supply
is from a public utility having a "certificate of public convenience"
from the PUC, a bona fide lot owners association, or a municipal entity.
B.
If public water is available or definitely planned
for the area, it shall be utilized for every subdivision of 10 lots
or more. Public water service is deemed to be available where the
distance from the access point of a main to the beginning point of
a distribution system for the plan is 800 feet or less.
C.
The developer shall supply and install all materials
associated with the fire hydrant(s), as well as the fire hydrants
themselves, where public water is available.
D.
The materials and installation thereof shall comply
with the requirements set forth by the local water utility company
and by the municipality.
A.
Sanitary sewer service is deemed to be available where
the average distance from a main to the beginning point of a collection
system for the development is 800 feet or less, unless the service
is not topographically feasible.
B.
If public sewers are available, the developer shall
extend the main line to serve all lots in the subdivision. This main
line extension shall be designed and constructed according to the
specifications of the utility authority that provides sanitary sewer
services.
C.
Where municipal sewers are not available, the installation
of a private sanitary sewage treatment plant and other appurtenances
shall be subject to approval by the Pennsylvania Department of Environmental
Protection and the Governing Body.
(1)
In areas of the Township not presently served by public
sewers, but in which they are to be installed within a reasonable
time, in the opinion of the Planning Commission based on studies of
the area, the Commission may require that capped sewer mains and house
connections be installed in all subdivisions of 20 lots or more in
addition to the required on-site facilities. The plans for the installation
of a sanitary sewer system shall be prepared for the subdivision and
approved by the engineer of the municipal authority to which it will
be connected and the Pennsylvania Department of Environmental Protection.
The engineer or authorized representative of the municipal authority
shall inspect the sewer line before it is covered over. Upon completion
of the sanitary sewer installation, one copy of each of the plans
for such system as built shall be filed with the municipality and
the Pennsylvania Department of Environmental Protection.
(2)
In instances of severe conditions deemed unsuitable
for on-site septic systems, the Planning Commission may recommend
that the Governing Body require that the developer shall install adequate
sewage treatment facilities as approved by the Township Engineer and
the Pennsylvania Department of Environmental Protection. In these
cases, plans for such sewage treatment facilities, instead of on-site
septic systems, must be approved by the above mentioned departments
before final approval of the subdivision may be given.
D.
Private sewage disposal systems on individual lots
shall be laid out and constructed in compliance with the Pennsylvania
Department of Environmental Protection regulations.
E.
No building permit will be issued for any construction
or subdivision development until either an individual sanitary sewage
disposal system, a sanitary sewage treatment plant installation or
connection to a municipal sewerage system has been approved by the
Governing Body or authorized agent thereof and the Pennsylvania Department
of Environmental Protection, pursuant to the rules and regulations
of the Pennsylvania Sewage Facilities Act (Act 537) as amended.[1]
[1]
Editor's Note: See 35 P.S. § 750.1
et seq.
F.
No subdivision shall be approved for development by
the Governing Body until the developer provides certification that
mutually acceptable agreements have been reached between the developer
and applicable private or municipal utility authorities relative to
utility system installations, maintenance, ownership of facilities,
tap fees and other related considerations.
The developer shall install street lights at
all intersections shown on the approved plans and at other locations
within the subdivision if deemed necessary by the Governing Body and
Planning Commission. Such street lights shall conform to Duquesne
Light specifications for contemporary type pole luminaries. Specific
pole units shall include P. E. Control No. 36363. Luminarie No. 36640;
two-hundred-fifty-watt Mercury Vapor Lamp No. 32877. Fourteen-foot
pole No. 201202. Installation details to be followed are described
in Duquesne Light specifications VG-8-1.
A.
No developer shall proceed with the construction of
any utilities or improvements, or make connection to any existing
Township facility or utility system, without proper inspection by
an authorized official or representative thereof. Drawings and specifications
shall be provided in sufficient detail to show the form, construction
and method of installation of the following and shall accompany or
otherwise be a part of the subdivision plan.
B.
No person shall dig or make any cuts or changes whatsoever
in the cartway, gutters or rights-of-way of any Township, county or
state road without first obtaining required approvals and/or permits.
C.
No person shall connect to any water line, storm or
sanitary sewer without obtaining a permit and paying the proper connection
charge.
D.
Grade stakes shall be set and cut sheets prepared
and a copy furnished to the Township Secretary and Engineer before
any work is started.
E.
The developer shall notify the Township Engineer at
least 24 hours prior to his intention to proceed with the construction
or installation of said streets and improvements or any other work
related to the improvements.
F.
Inspection reports shall be prepared by an inspector
authorized by the Governing Body.
G.
Upon completion of the required improvements, a plan
and profile of the improvements in the subdivision or land development
as constructed shall be filed with the Township.
H.
In all respects in which standards for required improvements
are not set forth herein or specified by the Governing Body hereunder,
the applicable state and municipal standard requirements shall govern.