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 § 161-19-J)
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. The Planning
Commission may recommend, and the Supervisors may approve, a lessening of
this requirement where the preservation of unique environmental features or
mature plant materials are threatened.
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 cartway shall be at least 24 feet in width plus two foot asphalt wedge
curbs, or approved equal, 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 Raccoon 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 10 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-2A and a one-inch wearing surface of bituminous ID-2A, to be constructed
as per current PennDot specifications.
C.
The one-inch ID #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.
D.
Asphalt roads shall be prepared as described in this
section, except that after the asphalt binder is applied, the road shall be
covered with an FJ-1 scratch coat.
E.
After 90% of the homes are constructed in all phases planned, if construction is in phases or two years has lapsed since application of the FJ-1 coat, an asphalt wearing course as specified in Subsection C of this section shall be applied. The term constructed, as used above, shall mean when the Township Inspector has inspected and approved the foundation and framing.
F.
The Township may assume only snow removal of the roads
after the FJ-1 scratch coat has been applied.
G.
After the asphalt wearing course has been applied and
the road approved by the Township, the road, if desired by the developer,
and constructed in accordance with this chapter and any other applicable ordinance,
law, rule or regulation, may be accepted by the Township.
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 and traffic control signs, as specified by the Board
of Supervisors, shall be installed at each street intersection in accordance
with the type of materials, designs and standards officially established 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 and Engineer.
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, alters or concentrates the
natural flow of surface drainage in any manner that affects adjoining parcels,
plans shall be submitted that detail proposals for handling said water runoff.
All such plans shall be subject to the approval of the Township Engineer and
shall meet all applicable federal, state and local criteria, policies, rules
and regulations.
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 be permanent reference monuments of a precast concrete
or a durable stone, 30 inches by six inches with 45º beveled edges and
shall be set a minimum of two feet in depth.
Should the subdivider plan to provide trees, their proposed location,
spacing and species must be submitted for approval to the governing body.
A.
In reviewing subdivision plans, the Planning Commission
shall consider the adequacy of existing and proposed community facilities
to serve Township residents.
B.
Subdividers may give consideration to providing or reserving
areas for community facilities and recreation facilities.
C.
Recreation and community facilities developed totally
or in part on land provided by a developer shall be established consistent
with the following criteria:
(1)
Facilities and areas shall be located in a manner to
best serve both the municipality and the future inhabitants of the development
or subdivision.
(2)
Facilities and areas shall be located on land that is
topographically suitable and safe from traffic and other safety hazards and
readily accessible to the general public.
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, and
require that a minimum of grading be done other than the grading and excavating
that is required in the construction of the improvements, in accordance with
the standards included herein.
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 1,000 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.
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 or definitely planned
for the area, 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.
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 right-of ways of any Township, county or state
road without first obtaining required 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.
