All of the required improvements specified in this article shall
be constructed in accordance with other articles of this chapter and
all other applicable Borough, county and state regulations and approved
by the Borough Council and its Municipal Engineer.
A.
Double monuments shall be used at all monument points. The lower
monument, a three-fourths-inch iron or steel bar in six-inch-by-six-inch-by-six-inch
concrete, shall be set with the top 36 inches below finished grade.
The upper monument, a six-inch-by six inch-by-twenty-four-inch concrete
shaft marked on top with a dowel, shall be set with top at finished
grade. Markers shall consist of iron or steel bars at least 24 inches
long, and not less than 3/4 inch diameter.
B.
Monuments and markers shall be placed so that the scored or marked
point shall coincide exactly with the intersection of lines to be
marked, and shall be set so that the top of the monument or marker
is level with the surface of the surrounding ground.
C.
Monuments shall be set at the intersection of all lines forming angles
in the boundary of the subdivision, and at the intersection of all
street lines.
D.
Markers shall be set; at the beginning and ending of all curves along
street property lines, at all points where lot lines intersection
curves either front or rear, at all angles in property lines of lots,
and at all other lot corners.
E.
Any monuments or markers that are removed shall be replaced by a
Pennsylvania registered surveyor at the expense of the person removing
them. Prior to removal, the Borough must be notified of such, and
the plan for replacement shall be approved by the Borough Council.
Where grading conditions or other circumstances prohibit the placing
of lot or street monuments at the time of submission of the final
plan, a cash deposit will be made with the Borough in an amount to
be determined, normally as follows:[1]
F.
Should it be apparent that, due to topography or other conditions,
the cost of setting such monuments will be abnormal, adjustments will
be made to cover each case. Should the installation of monuments not
be completed within three months after the completion date of the
subdivision by the subdivider, the Borough Council may cause such
installation to be completed and paid, therefore, from the cash deposits.
All street construction shall be in conformance with the following
general requirements and all applicable Borough specifications. In
the absence of a governing applicable specification, the applicable
standards and requirements of the Pennsylvania Department of Transportation
shall govern.
A.
Grading. All details of the cross-section, crowns, curb, pavement,
subgrade, subdrains, and roadside ditches, shall be graded and/or
constructed to conform to the designated cross-section as provided
by the Borough Engineer and approved by Borough Council.
B.
Subgrade.
(1)
The subgrade shall be graded and shaped to conform to the approved
plans with a minimum width of the pavement plus two feet. It shall
be thoroughly compacted and stabilized to the satisfaction of the
Borough Engineer. If unacceptable material is encountered, it shall
be removed and replaced with a suitable granular material as directed
by the Borough. Unacceptable materials are all materials with a C.B.R.
(California bearing ratio) value of 21.5 or less and is not of proper
quality to develop the required stability and provide for adequate
drainage. These are primarily soft plastic clays or silty material
where the clay or silt content is over 50%. The subgrade shall be
inspected and approved by the Borough Engineer prior to placement
of the subbase.
(2)
The prepared subgrade shall be protected by the contractor to prevent,
undue rutting from trucks or other equipment, and if such damage does
occur, the subgrade shall be reshaped and compacted prior to placing
the subbase material.
C.
Subdrains under pavement.
(1)
Subdrains shall be laid along the entire length of both sides of
all streets and at locations to be determined in each case by the
Borough Engineer. Blind or side drains at intervals, as required by
the Borough Engineer, shall be installed leading into the main subdrain.
The required interval for side drains shall be related to ground water
conditions, but in no case shall this interval be greater than 100
feet. If conditions require, six inches corrugated metal perforated
pipe shall be installed in the side drains. Blind or side drains shall
extend to the curblines.
(2)
In parts of the Borough where the natural ground is a well drained
gravel, subdrain requirements may be relaxed. Deviation from the subdrain
requirements will be considered upon written request and each case
considered separately.
D.
Subbase.
(1)
All utilities, including water, gas, sanitary sewers, storm sewers,
buried conduits of any kind or any other structures or lines shall
be placed prior to the laying of the subbase.
(2)
The subbase shall be made of approved gravel or stone and shall have
a minimum thickness at any point of six inches when compacted. Additional
depth of the subbase may be required.
(3)
The material and method of construction used shall conform to PADOT
Publication 408, Section 350.
(4)
The subbase shall be thoroughly compacted and shaped to the proper
grade and cross-section to receive the base course.
(5)
The finished subbase shall be inspected and approved by the Borough
Engineer before placing of the base course.
E.
Base. The base shall be constructed in accordance with Borough and
PADOT specifications.
F.
Pavement. The pavement shall be constructed in accordance with Borough
and PADOT specifications. The base shall have been in place for a
minimum of one year before placement of a wearing surface.
A.
A drainage system adequate to serve the needs of the proposed new
streets, natural waterways, and overland flow will be required in
new subdivisions. When a public storm sewer main is available at the
plat boundary or within 500 feet, the developer shall construct a
storm sewer system and connect the drainage system with such storm
sewer main if the grade permits and other more economical solutions
are not possible. A drainage system may be composed of conduits, waterways,
swales, ditches and curb flow areas as required.
B.
Bridges or culverts shall be designed to support and carry loads
according to the requirements of the Borough Council, but not less
than AASHTO Loading HS-25, and shall be constructed the full width
of the cartway plus additional length as necessary to provide a proper
installation.
C.
Where open watercourses are planned, adequate safety, erosion control,
drainage, protection of capacity and appearance measures shall be
taken by the developer to ensure proper, safe, healthful disposal
of stormwater. All open watercourses must be approved by Borough Council.
D.
Minimum grade of drainage courses shall be designed to create a minimum
cleaning effect (velocity of two feet per second). Lesser grades may
be permitted where such required grades cannot be achieved and the
municipality approves lesser grades.
E.
Storm sewers shall have a minimum diameter of 15 inches and a minimum
grade of 0.5%. Lesser grades may be permitted when substantiated with
calculations which prove that cleaning velocities will be maintained.
F.
Manholes shall normally be spaced at 300 feet maximum spacing where
pipe sizes of 24 inches or less are used, and not over 400 feet where
larger sizes are installed. Inlets may, if approved by the Borough,
be substituted for manholes.
G.
All phases of construction of open ditches, gutters, or storm sewers,
including width, depth, shapes, erosion control, minimum grade, size
and area, shall be in accordance with the requirements of these regulations,
and all storm drainage facilities shall be inspected and certified
by the Borough Engineer.
H.
Specific construction requirements and materials shall be in accordance
with applicable Borough specifications. If none exist, requirements
of PADOT shall govern.
A.
Sidewalks shall be required on both sides of the street in all subdivisions
unless the average size lot in the subdivision is in excess of one
acre. Sidewalks may be required in subdivisions regardless of size
if 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 recreational areas.
B.
Sidewalks shall be placed along the inside edge, and within the street
right-of-way unless deemed undesirable or unfeasible by the Borough
Council, where sidewalks may then be placed along the edge of the
curbline. Paved driveways, between the sidewalk and street cartway,
shall also be required where vehicular access is desired to the lot.
C.
Installation of sidewalks may be delayed until the street is paved
and a curb/underground storm drainage system is installed.
D.
The minimum width for sidewalks shall be four feet, but the Borough
Council may require greater widths in the vicinity of shopping centers,
schools and recreation facilities, or where similar intensive urban
uses are anticipated.
E.
Construction and materials shall be in accordance with Borough specifications.
If none exist, PADOT specifications shall govern.
All new or rebuilt streets shall be constructed with concrete
curbs in accordance with accepted standards and in accordance with
Borough specifications.
A.
The developer shall construct or make agreements to have constructed
a system of water mains and connect with a public water supply system
where a public water supply is available at the plat boundary or within
a reasonable distance thereto (within 1,000 feet of the subdivision).
Water lines shall be so located and of such size as approved by Borough
Council or authority operating the system.
B.
All public water systems shall be laid wherever possible in the planting
strip or street shoulder on the north and east sides of the street,
or at such location the municipality may require, and constructed
in accordance with the standards of the authority, utility company,
DEP and any municipal department operating such water mains.
C.
All phases of construction, including lines, excavation, trench,
type of pipe, backfill, hydrants, tees and valves shall be in accordance
with approved construction drawings if constructed by the developer,
and shall meet DEP standards and Borough specifications and be inspected
by Borough Council, its Engineer, or its authorized representative,
or the authority or agency representative of the utility company,
if any, during the entire construction period.
D.
Where water mains are extended through or along adjacent property
in other ownership, the costs of construction may be proportionately
shared by abutting properties upon connection to the water lines,
provided that an agreement to this effect is consummated between the
developer and the appropriate local authority.
E.
Fire hydrants shall be provided as an integral part of any public
water supply system where the system is adequate for fire service.
Fire hydrants shall be provided where required and shall be located
not more than 1,200 feet apart; and within 600 feet of, but no closer
than 35 feet to, any structure. Where the system is not adequate to
supply fire service, the mains shall be sized, and tees with valves
shall be provided, in such manner that fire hydrants can be added
in the future in accordance with the above requirements, when improved
service becomes available.
A.
The developer shall construct, or make agreements to have constructed,
a sanitary sewer system and provide lateral connections for each lot
where a public sanitary sewer main is available at the plat boundary
or within a reasonable distance thereto (within 1,000 feet of the
subdivision).
B.
If, in the opinion of the County Department of Health, DEP, Borough
Council and/or the Borough Engineer, factors exist which would create
a public health and sanitation problem if a certain area is subdivided,
the Borough will not approve the subdivision plan of such area until
such factors are corrected by an adequate sanitary sewer system.
C.
All sanitary sewers shall be constructed and installed according
to the standards of the authority or municipal department operating
such sewers, if any.
D.
All design and all phases of construction, including excavation,
trench, pipe, grade, backfill and manholes, shall be in accordance
with construction drawings approved by DEP and shall be inspected
by the municipality's authorized representative, authority representative,
or other municipal officer as may be designated by Borough Council
or authority.
E.
In areas where a municipal sewer is planned to be available, but
not yet built, a sewer system shall be provided to the edge of the
subdivision closest to the municipal trunk location and tapped. Such
system shall include all mains, laterals, and other appurtenances
herein required. Until such time as a municipal sewer becomes available,
a project system must be installed. In the case of a project system,
a trunk line shall be provided to connect into the municipal system.
F.
Where public sewers are not available, individual on-site disposal
systems (septic systems) may be provided, but must be approved and
inspected by the Erie County Department of Health.
Every lot in a subdivision shall be capable of being served
by gas, electrical and telephone utilities and the necessary easements
shall be provided. Utility distribution lines shall be installed within
street rights-of-way or within properly designated easements. To the
fullest extent possible, underground utility lines should be located
in easements along the rear property lines, but when local conditions
require installation in street rights-of-way, lines should not be
installed beneath existing or proposed paved areas and in any case
shall be installed prior to the placement of any paving.
The developer shall be responsible for making the necessary
arrangements with the Borough and the appropriate public utility company
to install streetlighting fixtures. However, whether or not streetlights
are initially installed, the developer shall be responsible for providing
utility easements for future streetlighting installations upon consultation
with the public utility company involved and the Borough Council.
Street name signs of a type approved by the Borough Council
shall be installed at each street intersection by the subdivider,
on locations specified by the Borough Council.
A.
Shade trees of deciduous hardwood types with minimum diameters of
two inches may be planted by the landowner or developer between the
curb and sidewalk, provided the planting strip is a minimum of four
feet wide. No tree shall be planted within two feet of either side
of a street right-of-way line.