[Ord. 1851, 11/27/1995, § 601]
The following improvements shall be installed. The final plan
shall not be approved until final detailed design of the improvements
is approved and the improvements are installed or security to the
Board of Commissioners is provided.
[Ord. 1851, 11/27/1995, § 602]
Streets shall be brought to the grades and dimensions drawn
on plans, profiles and cross sections submitted by the subdivider
and approved by the Township Engineer. The developer must install
the required utilities and provide, where necessary, adequate subsurface
drainage for the streets. The streets shall be designed and constructed
to the standards set forth in §§ 503 and 504 of this
Chapter.
[Ord. 1851, 11/27/1995, § 603]
Curbs and sidewalks shall be provided in accordance with the
standards set forth in § 505 of this Chapter.
[Ord. 1851, 11/27/1995, § 604]
1.
Public Sewer Systems. When the subdivision or land development is
to be provided with a complete sanitary sewer system connected to
a public sanitary sewer system, a statement of approval from the engineer
of the sewerage system to which it will be connected shall be submitted
to the Board of Commissioners. Where required, DER planning module
approval shall also be obtained for final plan approval.
2.
Private Sewer Systems. When a complete private sanitary sewer system
using a treatment plant is to be provided, a statement shall be submitted
to the Board of Commissioners from the Pennsylvania Department of
Environmental Resources certifying that a permit has been issued by
the appropriate agency approving the proposed facilities. Adequate
security for the maintenance of such plant shall be furnished to the
Township.
3.
On-lot Sewage Disposal. In subdivisions where public sewers are not
available and a complete private sanitary sewer system is not required,
on-lot sewage disposal systems shall be provided.
4.
Capped Sewer System. Where the sanitary sewer system is not yet accessible,
but is planned for extension to the subdivision or development, the
subdivider shall install sewer lines, including lateral connections,
in order to provide service to each lot. The sewer mains shall be
suitably capped at the limits of the subdivision and laterals shall
be capped at the street right-of-way line when not extended to houses
or other structures. When laterals are extended to houses or other
structures, the internal plumbing system shall be constructed to accommodate
them as well as any septic system required. At such time as any planned
construction of extensions to the existing sanitary sewer system is
under contract, the subdivider may reduce the size of any required
septic system drain fields or septic tank by 50%.
[Ord. 1851, 11/27/1995, § 605]
1.
Provision of System. The subdivision or land development shall be
provided with a complete water main supply system which shall be connected
to a municipal water supply or with a community water supply approved
by the engineer of the applicable water utility company and the Pennsylvania
Department of Environmental Resources with satisfactory provision
for the maintenance thereof.
2.
Plans. The plans for the installation of the mains of a water supply
system shall be prepared for the subdivision or land development with
the cooperation of the applicable water supply agency and approved
by its engineer. A statement of approval from the engineer of the
water supply system agency to which the subdivision or land development
will be connected, shall be submitted to the Planning Commission.
Upon the completion of the water supply system, one copy of each of
the plans for such system shall be filed with the Township.
3.
Fire Hydrants. Fire hydrants shall be provided as an integral part
of any public water supply system. The appropriate Township Fire Chief
shall be consulted to determine the location of proposed fire hydrants.
4.
The developer shall test the water distribution system which the
developer intends to utilize to ascertain that the water pressures
comply with the Township fire and building codes. The developer shall
give notice to the Fire Chief of the time and place of the test and
provide a copy of test results. Plan approval is conditioned on proof
of water pressures which comply with the fire code and building code
standards.
[Ord. 1851, 11/27/1995, § 606]
A storm drainage system shall be provided in accordance with
the standards as set forth in § 506 of this Chapter.
[Ord. 1851, 11/27/1995, § 607]
1.
Easements for utilities shall have a minimum width of 15 feet.
2.
To the fullest extent possible, easements for public utilities shall
be centered on or adjacent to rear or side lot lines.
3.
Telephone, electric, TV cable and such other utilities shall be installed
underground and shall be provided within the street right-of-way or
easements to be dedicated for such utilities, and in accordance with
plans approved by the Township and the applicable utility company.
Underground installation of the utility distribution and service lines
shall be completed prior to street paving and gutter, curbing and
sidewalk installation.
[Ord. 1851, 11/27/1995, § 608]
1.
Monuments shall be of concrete or stone at least six inches by six
inches by 30 inches and marked on top with a copper or brass dowel.
They shall be set at the intersection of lines forming angles in the
boundaries of the subdivision and at the intersection of street lines.
Markers shall be iron pipes or brass 30 inches by 3/4 inch diameter
and set at all points where lines or lines and curves intersect.
2.
Monument replacement. Any monuments or markers that are removed must
be replaced by a registered land surveyor at the expense of the person
responsible for the removal.
[Ord. 1851, 11/27/1995, § 609]
1.
Shade trees shall be provided as specified in § 510.5 of
this Chapter.
2.
Street name signs conforming to Township specifications shall be
provided and installed by the subdivider or developer at all street
intersections.
3.
Open space shall be provided as specified in § 510.2 of
this Chapter.
4.
Other improvements to promote public safety and health shall be made
as required by the Township as a condition of approval.
[Ord. 1851, 11/27/1995, § 610]
All improvements shall be installed according to a time schedule
which shall be approved by the Township.
[Ord. 1851, 11/27/1995, § 611]
At the time each improvement is to be installed and upon its
completion, the developer shall notify the Township so that adequate
inspections can be made. The inspections will be made by the Township
Engineer. All costs of undertaking the inspections will be borne by
the developer.
[Ord. 1851, 11/27/1995, § 612]
1.
No plat shall be finally approved unless the streets shown on such
plat have been improved to a mud-free or otherwise permanently passable
condition, or improved as may be otherwise required by this Chapter
and any walkways, curbs, gutters, street lights, fire hydrants, shade
trees, water mains, sanitary sewers, storm sewers and other improvements
as may be required by this Chapter have been installed in accordance
with this Chapter. In lieu of the completion of any improvements required
as a condition for the final approval of a plat, including improvements
or fees otherwise required by this Chapter, the developer may deposit
with the Township financial security in an amount sufficient to cover
the related drainage facilities, recreational facilities, open space
improvements or buffer or screen plantings which may be required.
2.
When requested by the developer, in order to facilitate financing,
the Township shall furnish the developer with a signed copy of a resolution
indicating approval of the final plat contingent upon the developer
obtaining a satisfactory financial security. The final plat or record
plan shall not be signed nor recorded until the financial improvements
agreement is executed. The resolution or letter of contingent agreement
shall expire and be deemed to be revoked if the financial security
agreement is not executed within 90 days unless a written extension
is granted by the Township; such extension shall not be unreasonably
withheld and shall be placed in writing at the request of the developer.
3.
Without limitation as to other types of financial security which
the Township may approve, which approval shall not be unreasonably
withheld, Federal or Commonwealth chartered lending institution irrevocable
letters of credit and restrictive or escrow accounts in such lending
institutions shall be deemed acceptable financial security for the
purposes of this Section.
4.
Such financial security shall be posted with a bonding company or
Federal or Commonwealth chartered lending institution chosen by the
party posting the financial security, provided said bonding company
or lending institution is authorized to conduct such business within
the Commonwealth.
5.
Such bond or other security shall provide for, and secure to the
public, the completion of any improvements which may be required on
or before the date fixed in the formal action of approval or accompanying
agreement for completion of the improvements.
6.
The amount of financial security to be posted for the completion
of the required improvements shall be equal to 110% of the cost of
completion estimated as of 90 days following the date scheduled for
completion by the developer. Annually, the Township may adjust the
amount of the financial security by comparing the actual cost of the
improvements which have been completed and the estimated cost for
the completion of the remaining improvements as of the expiration
of the 90th day after either the original date scheduled for completion
or a rescheduled date of completion. Subsequent to said adjustment,
the Township may require the developer to post additional security
in order to assure that the financial security equals said 110%. Any
additional security shall be posted by the developer in accordance
with this subsection.
7.
The amount of financial security required shall be based upon an
estimate of the cost of completion of the required improvements, submitted
by the applicant or developer and prepared by a professional engineer
licensed as such in this Commonwealth and certified by such engineer
to be a fair and reasonable estimate of such cost. The Township, upon
the recommendation of the Township Engineer, may refuse to accept
such estimate for good cause shown. If the applicant or developer
and the Township are unable to agree upon an estimate, then the estimate
shall be recalculated and recertified by another professional engineer
licensed as such in this Commonwealth and chosen mutually by the Township
and the applicant or developer. The estimate certified by the third
engineer shall be presumed fair and reasonable and shall be the final
estimate. In the event that a third engineer is so chosen, fees for
the services of said engineer shall be paid equally by the Township
and the applicant or developer.
8.
If the party posting the financial security requires more than one
year from the date of posting of the financial security to complete
the required improvements, the amount of financial security may be
increased by an additional 10% for each one year period beyond the
first anniversary date from posting of financial security or to an
amount not exceeding 110% of the cost of completing the required improvements
as reestablished on or about the expiration of the preceding one year
period by using the above procedure.
9.
In the case where development is projected over a period of years,
the Board of Commissioners may authorize submission of final plats
by sections or stages of development subject to such requirements
or guarantees as to improvement in future sections or stages of development
as it finds essential for the protection of any finally approved section
of the development.
10.
As the work of installing the required improvements proceeds, the
party posting the financial security may request the Township to release,
or authorize the release, from time to time, of such portions of the
financial security necessary for payment to the contractor or contractors
performing the work. Any such requests shall be in writing addressed
to the Board of Commissioners, and the Township shall have 45 days
from receipt of such request within which to allow the Township Engineer
to certify, in writing, to the Board of Commissioners, that such portion
of the work upon the improvements has been completed in accordance
with the approved plat. Upon such certification the Board of Commissioners
shall authorize release by the bonding company or lending institution
of an amount as estimated by the Township Engineer fairly representing
the value of the improvements completed or, if the Board of Commissioners
fails to act within said 45 day period, the Board of Commissioners
shall be deemed to have approved the release of funds as requested.
The Board of Commissioners may, prior to final release at the time
of completion and certification by its Engineer, require retention
of 10% of the estimated cost of the aforesaid improvements.
11.
Where the Board of Commissioners accepts dedication of all or some
of the required improvements following completion, the Board of Commissioners
may require the posting of financial security to secure structural
integrity of said improvements as well as the functioning of said
improvements in accordance with the design and specifications as depicted
on the final plat for a term not to exceed 18 months from the date
of acceptance of dedication. Said financial security shall be of the
same type as otherwise required in this Section with regard to installation
of such improvements, and the amount of the financial security shall
not exceed 15% of the actual cost of installation of said improvements.
12.
If water mains or sanitary sewer lines, or both, along with apparatus
or facilities related thereto, are to be installed under the jurisdiction
and pursuant to the rules and regulations of a public utility or municipal
authority separate and distinct from the Township, financial security
to assure proper completion and maintenance thereof shall be posted
in accordance with the regulations of the controlling public utility
or municipal authority and shall not be included within the financial
security as otherwise required by this Section.
13.
If financial security has been provided in lieu of the completion
of improvements required as a condition for the final approval of
a plat as set forth in this Section, the Township shall not condition
the issuance of building, grading or other permits relating to the
erection or placement of improvements, including buildings, upon the
lots or land as depicted upon the final plat upon actual completion
of the improvements depicted upon the approved final plat. Moreover,
if said financial security has been provided, occupancy permits for
any building or buildings to be erected shall not be withheld following
the improvement of the streets providing access to and from public
roads to such building or buildings to a mud-free or otherwise permanently
passable condition, as well as the completion of all other improvements
as depicted upon the approved plat, either upon the lot or lots or
beyond the lot or lots in question if such improvements are necessary
for the reasonable use of or occupancy of the building or buildings.
[Ord. 1851, 11/27/1995, § 613]
1.
When the developer has completed all of the necessary and appropriate
improvements, the developer shall notify the Township, in writing,
by certified or registered mail, of the completion of the aforesaid
improvements and shall send a copy thereof to the Township Engineer.
The Board of Commissioners shall, within 10 days after receipt of
such notice, direct and authorize the Township Engineer to inspect
all of the aforesaid improvements. The Township Engineer shall, thereupon,
file a report in writing, with the Board of Commissioners, and shall
promptly mail a copy of the same to the developer by certified or
registered mail. The report shall be made and mailed within 30 days
after receipt by the Township Engineer of the aforesaid authorization
from the Board of Commissioners; said report shall be detailed and
shall indicate approval or rejection of said improvements, either
in whole or in part, and if said improvements, or any portion thereof,
shall not be approved or shall be rejected by the Township Engineer,
said report shall contain a statement of reasons for such nonapproval
or rejection.
2.
The Board of Commissioners shall notify the developer, within 15
days of receipt of the Engineer's report, in writing by certified
or registered mail, of the action of said Township with relation thereto.
3.
If the Board of Commissioners or the Township Engineer fails to comply
with the time limitation provisions contained herein, all improvements
will be deemed to have been approved and the developer shall be released
from all liability, pursuant to its performance guaranty bond or other
security agreement.
4.
If any portion of the said improvements shall not be approved or
shall be rejected by the Board of Commissioners, the developer shall
proceed to complete the same and, upon completion, the same procedure
of notification, as outlined herein, shall be followed. Such completion
shall satisfactorily meet the Township's statement of reasons
for nonapproval or rejection.
5.
Nothing herein, however, shall be construed in limitation of the
developer's right to contest or question, by legal proceedings
or otherwise, any determination of the Board of Commissioners or the
Township Engineer.
6.
Where herein reference is made to the Township Engineer, he shall
be as a consultant thereto.
7.
The applicant or developer shall reimburse the Township for the reasonable
and necessary expense incurred for the inspection of improvements
according to a schedule of fees adopted by resolution of the Township
and as from time to time amended. Such expense shall be reasonable
and in accordance with the ordinary and customary fees charged by
the Township Engineer or consultant for work performed for similar
services in the community, but in no event shall the fees exceed the
rate or cost charged by the Engineer or consultant to the Township
when fees are not reimbursed or otherwise imposed on applicants.
A.
In the event the applicant disputes the amount of any such expense
in connection with the inspection of improvements, the applicant shall,
within 10 working days of the date of billing, notify the Township
that such expenses are disputed as unreasonable or unnecessary, in
which case, the Township shall not delay or disapprove a subdivision
or land development application or any approval or permit related
to development due to the applicant's request over disputed Engineer
expenses.
B.
If, within 20 days from the date of billing, the Township and the
applicant cannot agree on the amount of expenses which are reasonable
and necessary, then the applicant and the Township shall jointly,
by mutual agreement, appoint another professional engineer licensed
as such in the Commonwealth of Pennsylvania to review the said expenses
and make a determination as to the amount thereof which is reasonable
and necessary.
C.
The professional engineer so appointed shall hear such evidence and
review such documentation as the professional engineer in his or her
sole opinion deems necessary and render a decision within 50 days
of the billing date. The applicant shall be required to pay the entire
amount determined in the decision immediately.
D.
In the event that the Township and applicant cannot agree upon the
professional engineer to be appointed within 20 days of the billing
date then, upon application of either party, the Court of Common Pleas
shall appoint such engineer who, in that case, shall be neither the
Township Engineer nor any professional engineer who has been retained
by, or performed services for the Township or the applicant within
the preceding five years.
E.
The fee of the appointed professional engineer for determining the
reasonable and necessary expenses shall be paid by the applicant if
the amount of payment required in the decision is equal to or greater
than the original bill. If the amount of payment required in the decision
is less than the original bill by $1,000 or more, the Township shall
pay the fee of the professional engineer, but otherwise the Township
and the applicant shall each pay 1/2 of the fee of the appointed professional
engineer.
[Ord. 1851, 11/27/1995, § 614]
In the event that improvements which may be required have not
been installed as provided in this Chapter or in accord with the approved
final plat, the Board of Commissioners is hereby granted the power
to enforce any corporate bond, or other security by appropriate legal
and equitable remedies. If the proceeds of such bond or other security
are insufficient to pay the cost of installing or making repairs or
corrections to all the improvements covered by said security, the
Board of Commissioners may, at its option, install part of such improvements
in all or part of the subdivision or land development and may institute
appropriate legal or equitable action to recover the moneys necessary
to complete the remainder of the improvements. All of the proceeds,
whether resulting from the security or from any legal or equitable
action brought against the developer, or both, shall be used solely
for the installation of the improvements covered by such security,
and not for any other Township purpose.
[Ord. 1851, 11/27/1995, § 615]
1.
Permits Required. It shall be unlawful for any person to construct,
alter or extend any mobile home park within the limits of Harrison
Township unless he holds a valid permit issued by the Allegheny County
Health Department in the name of such person for the specific construction,
alteration or extension proposed, and also a permit issued by the
County hereunder.
2.
Application to Allegheny County Health Department. All applications
for permits shall be made by the owner of the mobile home park or
his authorized representative in accordance with the rules and regulations,
Allegheny County Health Department.
3.
Application to Harrison Township. A copy of the application to the
Allegheny County Health Department shall be concurrently filed with
the Planning Commission.
4.
Minimum Park Area. A mobile home park shall have a gross area of
at least 10 contiguous acres of land.
A.
Each mobile home lot shall contain at least 3,000 square feet.
5.
Site Location. The location of all mobile home parks shall comply
with the following minimum requirements:
A.
Free from adverse influence from swamps, marshes, garbage or rubbish
disposal areas, or other potential breeding places for insects or
rodents.
B.
Not subject to flooding, or not extended into one-hundred-year floodplains.
C.
Not subject to any hazard or nuisance, such as excessive noise, vibration,
smoke, toxic matter, radiation, heat, odor or glare.
6.
Site Drainage Requirements.
A.
The ground surface in all parts of every park shall be graded and
equipped to drain all surface water in a safe, efficient manner.
B.
Surface water collectors and other bodies of standing water capable
of breeding mosquitoes and other insects shall be eliminated or controlled
in a manner approved by the Allegheny County Health Department.
C.
Waste water from any plumbing fixture or sanitary sewer line shall
not be deposited upon the ground surface in any part of a mobile home
park.
7.
Soil and Ground Cover Requirements.
A.
Exposed ground surfaces in all parts of every park shall be paved,
or covered with stone screenings, or other solid material, or protected
with a lawn or other designated vegetative growth that is capable
of preventing soil erosion and emanation of dust during dry weather.
B.
Park grounds shall be maintained free of vegetation growth which
is poisonous or which may harbor rodents, insects or other pests harmful
to man.
8.
Park Areas for Nonresidential Uses.
A.
No part of any park shall be used for nonresidential purposes, except
such uses that are required for the direct servicing and well being
of park residents and for the management and maintenance of the park.
B.
Nothing contained in this Section shall be deemed as prohibiting
the sale of a mobile home located on a mobile home lot and connected
to utilities.
9.
Required Setbacks, Buffer Strips and Screening.
A.
All mobile homes shall be located at least 40 feet from any park
property line or street.
B.
There shall be a minimum distance of 35 feet between an individual
mobile home, including accessory structures attached thereto, and
adjoining pavement of a park street, or common parking area or other
common areas and structures.
C.
All mobile home parks located adjacent to industrial or commercial
land uses may be required to provide screening, such as fences or
natural growth, along the property boundary line separating the park
and such adjacent nonresidential use.
10.
Erection and Placement of Mobile Homes.
A.
Mobile homes shall be separated from each other and from other buildings
and structures by at least 35 feet on all sides.
B.
An enclosure of compatible design and material shall be erected around
the entire base of each mobile home. Such enclosure shall provide
sufficient ventilation to inhibit decay and deterioration of the structure.
11.
Streets. Minimum right-of-way widths, paving widths, angle of intersection,
curb radius, distances along sides of sight triangles, horizontal
alignments, vertical alignments, as well as maximum grades shall be
in accordance with § 303.11.
12.
The Water Supply. An adequate supply of water shall be provided for
mobile homes, service buildings and other accessory facilities as
required by this Chapter. Where a public water supply system of satisfactory
quantity, quality and pressure is available, connection shall be made
thereto and its supply shall be used exclusively. Where a satisfactory
public water supply system is not available, the development of a
private water supply system shall be approved by the Pennsylvania
Department of Environmental Resources or other authority having jurisdiction,
prior to the issuance of any permits.
13.
Sewerage System. An adequate and safe sewerage system shall be provided
in all parks for conveying and disposing of sewage from mobile homes,
service buildings and other accessory facilities. Such system shall
be designed, constructed and maintained in accordance with the regulations
of the Allegheny County Health Department and of local regulations
established by the Township.
A.
Where the sewer lines of the mobile home park are not connected to
a public sewer, all proposed sewage disposal facilities shall be approved
by the Allegheny County Health Department prior to construction. However,
said proposed sewage disposal facilities shall not be of the septic
tank and tile field disposal type, without the written approval of
the Planning Commission. The Planning Commission shall not approve
underground type disposal until after having the mobile home park's
engineer submit reports on said system.
14.
Community Service Facilities. No central toilet or washroom facilities
shall be constructed in any mobile home park, and each mobile home
so parked therein shall be equipped with toilet and washroom facilities
which shall be attached to central sewage and water facilities.
15.
Electrical System. Every park shall contain an electrical wiring
system consisting of wiring, fixtures, equipment and appurtenances
and shall be installed and maintained in accordance with local electric
power company's specifications regulating such systems. Electric
transmission lines shall be placed underground.
16.
Refuse Requirements. The storage, collection and disposal of refuse
in the mobile home park shall not be so conducted as to create health
hazards, rodent harborage, insect breeding areas, accident or fire
hazards or air pollution and shall comply with the Allegheny County
Health Department regulations governing mobile home parks.
17.
Fuel Supply and Storage. Fuel supply and storage systems when installed
in mobile home parks shall be maintained in conformity with accepted
engineering practices.
18.
Recreation Facilities. Not less than 10% of the gross area of the
park must be improved for recreational activity of the residents of
the mobile home park.
