[Ord. 98-7, 11/12/1998, § 1.0]
All improvements required to be installed by the Allen Township Subdivision and Land Development Ordinance [Chapter
22], the Allen Township Zoning Ordinance [Chapter
27], and any other applicable ordinance, shall be constructed, built, installed, and maintained pursuant to the standards contained in this Part. In the event that an improvement required to be installed is not covered by the provisions of this Part, then the provisions of the Allen Township Subdivision and Land Development Ordinance [Chapter
22] or other applicable ordinance shall then apply. The Board of Supervisors, in its sole discretion, may waive the standards set forth in the within Part provided that an applicant requesting such a waiver provides good cause for the same.
[Ord. 98-7, 11/12/1998, § 2.0]
The following General Construction Standards shall apply for
the construction of all improvements:
A. Construction Season.
(1) General Construction Season. The installation of all improvements
shall begin on March 15th and shall end on December 31st, of any year,
except with written permission of the Township Engineer.
(2) Placement of Paving Mixtures. Bituminous paving mixtures shall not
be placed between October 31st and April 1st, of any year, except
with written permission of the Township Engineer. Also, bituminous
paving mixtures shall not be placed when prohibited by weather as
specified in PennDOT Publication 408, § 401.3.
B. Cement Concrete Structures. All poured in place concrete structures
shall be cured and protected as specified in PennDOT Publication 408,
§ 1001.3.
C. Improvements. Any and all improvements required to be installed by
the Township or offered for dedication to the Township shall be completed
in a first class condition in accordance with the Township's
specifications. The Township shall not approve said required improvements
nor accept dedication of any improvements unless and until the Township
Engineer certifies that the same have been completed in accordance
with those specifications.
D. Sinkholes. All sinkholes which exist within any easement or any area
being dedicated to the Township shall be repaired to the satisfaction
of the Township Engineer. Sinkholes may not be filled with construction
waste materials or any other type of debris.
E. Limit of Open Trench. Not more than 100 feet of trench shall be excavated
in advance of pipe or utility installation and backfilling. All trenches
shall be closed at the end of each working day or appropriate safety
precautions shall be taken to guard against accidents or collapse
of trench walls.
F. Safety. Compliance with all State and Federal and/or local regulations
and rules regarding the safety of all the workers and citizens and
the construction site is the developer's responsibility.
G. Control of the Work. The Township, its agents, employees and consultants
have reviewed any plans and/or documents submitted as part of the
approval process for the sole purpose of determining compliance with
applicable Township ordinance and regulations. Any construction methods
and procedures, safety issues surrounding the installation of any
improvements are the sole responsibility of the property owner and/or
developer.
H. Observation of Work and Approvals.
(1) Township and/or its Inspectors shall have a right to make observations
of the work in progress and perform or observe performance of tests
as necessary to record compliance or noncompliance of construction
of improvements for use in making decisions as to whether or not the
developer is in compliance with approved development plans, specifications
and/or local ordinances. The Township remedies for noncompliance or
ordinance violation include but may not be limited to:
(a)
Non-release of construction security.
(b)
Request for additional construction security.
(c)
Non-acceptance of improvements.
(d)
Remedies specified in a developer's agreement.
(2) Observation of the construction and/or performance or observation
of tests can be conducted by the Township and/or its Inspectors or,
(as appropriate) by the Public Utility Authority or Public Utility
Company responsible for a particular required service utility.
I. Maintenance of Improvements. After construction and dedication of
improvements, the developer is responsible for maintenance of improvements
for a period of 18 months and to post financial security to secure
their structural integrity and functioning. After the expiration of
the developer's responsibilities for installation, the maintenance
responsibilities for improvements shall be as follows:
(1) For any public utility such as water service, sanitary service, electric
or gas, the maintenance by the Utility Authority or Company shall
extend to the limit of a public right-of-way line or public easement
line or a shut-off valve or terminal connecting manhole or other similar
private line connection point, unless otherwise regulated in the utility
owners rates, rules and regulations, or other specific ordinances
or agreements either currently in effect or which may be approved
in the future.
(2) For public streets rights-of-way, the Township or State maintenance
responsibility shall extend to the limit of the traveled cartway and
shoulders. In the case of a curbed road, the Township or State maintenance
responsibility shall extend to the curb face. The Township, along
Township Roads and the State, along State roads have a right to take
on additional maintenance beyond the curb or shoulder limits as they
might determine necessary or desirable, on a case by case basis. The
curb, sidewalk and street trees and planting screens and grass located
in or along the edge of the roadway is the maintenance responsibility
of the abutting private property owner, unless otherwise specifically
defined by existing or future ordinances or amendments.
(3) Public parks or dedicated and accepted open space, recreation areas,
or stormwater management areas accepted by Fee Simple Deed and by
Township resolution as public lands, shall be maintained by the Township
to the limits of the lands so accepted.
(4) Storm drainage easements or rights-of-way, emergency access easements
or rights-of-way, and/or pedestrian easements or rights-of-way located
on a private property shall be maintained by the owner of the private
property. The owner of the private property shall maintain the easement
or right-of-way in grassed or improved condition in accordance with
the elevations, grades and designs shown on the Approved Development
Plans. These easements or rights-of-way shall be maintained free of
obstructions such as fill, temporary or permanent structures, and
plants, except as may be shown on approved development plans. The
Township shall, however, have the right to maintain, alter or improve
these easements or rights-of-way or amend the approved development
plans for these areas.
J. Reference to Other Specifications. Throughout this Part references
will be made to various industry standard specifications. When such
standards are referenced, they are to be considered as being fully
incorporated and repeated into and as part of this Part. These document
references, in part, refer to "PennDOT Publication 408." This document
is the Pennsylvania Department of Transportation Standard Specification
Publication 408, as amended.
[Ord. 98-7, 11/12/1998, § 3.0]
The elements of street and road right-of-way construction shall
consist of road grading to the full right-of-way, concrete curbing,
paving and concrete sidewalk as required in this Section.
A. Arterial roads shall have an eighty-foot design right-of-way minimum
and at least two twelve-foot traffic lanes and two paved ten-foot
pull off lanes/shoulders. Curbs and sidewalks are required.
B. Collector roads shall have a sixty-foot design right-of-way minimum,
and at least two twelve-foot traffic lanes and two eight-foot paved
shoulders. Curbs and sidewalks are required in all developments except
single-family detached residential developments with densities of
less than one dwelling unit per acre. Further, by special permission
of the Board of Supervisors sidewalk requirements can be waived in
residential subdivisions with densities of less than three dwelling
units per acre, if the Board finds that they would not be needed for
convenient access or pedestrian safety of the area.
C. Local Streets.
(1) In nonresidential developments and residential developments with
a density of three dwelling units per acre or more, the local street
right-of-way shall be 60 feet and shall consist of at least:
(a)
Two ten-foot traffic lanes.
(b)
Two eight-foot parking/gutter lanes.
(c)
Concrete curb and concrete sidewalk.
(2) In residential subdivisions with a density of less than three dwelling
units per acre but more than one dwelling unit per acre, the local
street right-of-way shall be 50 feet and shall consist of at least:
(a)
Two twelve-foot traffic lanes.
(b)
Two four-foot paved shoulders/gutters.
(c)
Concrete curbing and sidewalk.
(3) In residential subdivisions with a density of less than one dwelling
unit per acre, the local street right-of way shall be 50 feet and
shall consist of at least:
(a)
Two ten-foot traffic lanes.
(b)
Two four-foot paved shoulders.
D. All paved shoulders, pull-off lanes, gutters and widened portions
of road are to be constructed to the same standard as required for
the abutting road.
E. Culs-de-sac shall be provided with a fifty-two-foot radius right-of-way
and a forty-foot radius paved area. The maximum length of a permanent
cul-de-sac shall be 600 feet, measured from the center of the intersecting
road to the center of the cul-de-sac.
F. Residential density shall be interpreted as being the number of dwelling
units in the total development divided by the area of the development,
excluding dedicated street rights-of-way and dedicated park or open
space areas.
[Ord. 98-7, 11/12/1998, § 4]
All roads and streets shall be constructed and built in accordance
with current Pennsylvania Department of Transportation Specifications
Form 408 and with the following standards:
A. Width and grading of streets shall be as shown on Exhibit A.
B. Subgrade shall be compacted and crowned with the required street
crown and shall be prepared to PennDOT Form 408 § 210 Requirements.
C. Subbase shall be provided and installed in accordance with PennDOT
Form 408 § 350, to a compacted depth of three inches for
collectors and arterials and two inches for local streets. 2A coarse
aggregate may be utilized.
D. Base shall be provided and installed in accordance with PennDOT Form
408 to the following Specification Section: (Note — All depths
are measured after compaction.)
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Section 305. Bituminous Concrete Base Course.
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Six inches in depth for Arterials.
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Five inches in depth for Collectors and Local Streets.
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E. Prime coat material shall be required just prior to the construction
of the surface course. Such prime coat shall be applied to the base
in accordance with PennDOT Form 408 § 461 at a rate of 0.15
to 0.25 gallons per square yard.
F. Surface Course shall be provided and constructed in accordance with
PennDOT Form 408 to the following Specification Section: (Note —
All depths are measured after compaction)
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Section 420 and 421.
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ID 2 binder and wearing laid as individual courses.
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Two-inch binder 1 1/2 inch wearing for Arterials and Collectors.
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One and one-half-inch wearing for local streets.
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G. Repairs shall be made to the same specification as new paving. Repairs
shall be done neatly and shall be sealed at the joint with hot bituminous
material. The seal is to be at least 12 inches wide and is to be coated
with sand or screenings.
H. Crown is to be 1/4 inch per foot minimum and 3/8 inch per foot maximum
unless the street has a designed super elevation.
I. Any fill or embankment material placed in the street right-of-way
or adjacent thereto, for street construction purposes, shall be placed
in accordance with PennDOT Form 408 § 206.
J. Trench backfill shall be done in accordance with the requirements
of PennDOT Form 408 § 601. For street areas being paved,
backfill must be made with 2A coarse aggregate meeting the requirements
of Form 408 § 350.2.
[Ord. 98-7, 11/12/1998, § 5.0]
All parking lots or private road specifications subject to approval
by the Board of Supervisors by other ordinances shall meet or exceed
the width requirements for local streets and shall be constructed
of paving or concrete to a depth as recommended by the design engineer.
[Ord. 98-7, 11/12/1998, § 6.0]
Concrete curbing and sidewalk shall be provided when required
as shown on Exhibit B.
A. Concrete material and placement and curing shall be provided as required
by the Pennsylvania Department of Transportation Specification Form
408 (current edition) for Type A concrete 3,300 psi twenty-eight-day
strength, in § 704.
B. All exposed surfaces are to be finished.
C. Expansion joints of 1/2 inch premolded bituminous expansion joint
material are to be provided at intervals of 30 feet or less and against
all structures.
D. Contraction joints shall be provided at equal intervals of five feet
or less for sidewalks and 10 feet or less for curb.
E. Sidewalk and curb depressions are to be provided at intersections
for handicap access. A maximum slope of sidewalk of 1:12 and a maximum
exposure of curb of 1/2 inch will be allowed. The access ramp shall
be at least four feet wide.
F. Subgrade or base must be tamped and stable prior to placement of
concrete.
G. Radius curb forms shall be used on all returns, on all culs-de-sac,
and on all road curves with a center line radius of 500 feet or less.
H. Curb cut sheets shall be submitted to the Township Engineer for his
review a minimum of three working days prior to forming the curb.
The stake out for the curb shall have stakes at a maximum of 10 feet
on all curve and 20 feet on all straight or tangent sections. Stakes
shall be set at all points on curve and points on tangent of all curves
and their station numbers shall be provided.
I. Sidewalk thickness: residential four inches; other — five inches;
at residential driveways — six inches with minimum No. 6, six
by six mesh; at industrial driveways — eight inches with minimum
No. 6, six by six mesh. The sidewalk shall be placed upon a four inches
thick compacted 2A stone base.
[Ord. 98-7, 11/12/1998, § 7.0]
No trees, shrubbery, or structures shall be permitted to be
planted, placed, or constructed within the right-of-way width of a
road regardless of the classification of the same. The within restrictions
shall not be applied to prevent the planting of flowers or the placement
of mailboxes of a type approved by the U.S. Postal Service, within
said right-of-way width.
[Ord. 98-7, 11/12/1998, § 8.0]
1. When proposed or required, water systems for community or public
needs shall be provided, installed, and maintained in conformance
with the following regulations:
A. Pennsylvania Department of Environmental Protection Standards.
B. Pennsylvania Public Utilities Commission Standards for systems under
their jurisdiction.
C. Regulations or specifications of the water service company or Authority
providing the water service.
D. Specifications to be provided by the developer at the time of Preliminary
Plan review must meet or exceed the minimum standards and specifications
of the water company and which are subject to review and approval
by the Township and its Authority.
2. Fire Service must be provided for residential developments containing
100 dwelling units or more and for all developments in existing areas
of community or public water supply. Such fire service must provide
for at least 500 GPM at each fire hydrant for two hours with at least
20 psi residual pressure. Fire hydrants shall be located no more than
500 feet from any proposed structure. Fire hydrant threading must
be compatible with the local fire department.
[Ord. 98-7, 11/12/1998, § 9.0]
When proposed or required sewer systems for community or public
needs shall be provided, installed and maintained in conformance with
the following regulations:
A. Pennsylvania Department of Environmental Protection Standards.
B. Pennsylvania Public Utilities Commission Standards for systems under
their jurisdiction.
C. Regulations or specifications of the sewer company or authority providing
the service.
D. Specifications to be provided by the developer at the time of Preliminary
Plan review must meet or exceed the minimum standards of the Allen
Township Municipal Authority and which are subject to review and approval
of the Township and its Authority.
[Ord. 98-7, 11/12/1998, § 10.0]
1. Storm sewer facilities shall be provided, installed and maintained
in accordance with the specifications of the Pennsylvania Department
of Transportation Form 408 (current revision) and Standard Construction
Drawing Standards (current revision). The design and specifications
for all facilities shall be presented at Preliminary Plan stage during
a subdivision or development plan submission and review, and shall
be subject to the review and approval of the Township and must conform
with the requirements of the Allen Township Stormwater Management
Ordinance.
2. All storm facilities shall be designed by a Registered Professional
Engineer and three copies of all computations shall be forwarded to
the Township for review and approval.
[Ord. 98-7, 11/12/1998, § 11.0]
Complete streetlighting facilities shall be provided by the
developer, at his expense, at each park, fire hydrant, street intersection
and between intersections, if necessary, at a maximum distance of
250 feet from any lot within the subdivision. Streetlights shall be
separated by at least 100 feet from each other. Plans for the placement
shall be prepared in cooperation with appropriate public utility and
by the Township. The subdivider shall have the right to select public
utility approved wood or metal poles, however, the type selected shall
be the only type installed in the entire development.
[Ord. 98-7, 11/12/1998, § 12.0]
1. Concrete survey monuments shall be provided along one side of each
proposed or existing street on the right-of-way line at each point
of curve or change in direction, and at every tract boundary corner
unless existing monumentation is found for that corner. The location
of all monuments shall be shown on the Final Plan. The concrete monuments
shall be 36 inches long and eight inches square or in diameter at
the base and four inches square or in diameter at the top with a steel
cap top, unless otherwise approved by the Township. The top of the
monument or bar shall be set flush with the final grade of the property.
2. Lot pins shall be 3/4 inch steel pins or iron pipes at least 30 inches
in length.
[Ord. 98-7, 11/12/1998, § 13.0]
Subdrains may be required adjacent to concrete curb during construction
of roads, if it is determined by the Township that such drains are
necessary to preserve road integrity in high water table conditions.
Such subdrains shall be installed in accordance with Exhibit B. The developer must provide a suitable outlet for each
subdrain outside the Township right-of-way or into a storm piping
system.
[Ord. 98-7, 11/12/1998, § 14.0]
Upon completion and approval by the Township Engineer, of any
improvements in areas required or intended for dedication to the Township
(or Township Authority) the developer shall execute a Deed of Dedication,
in a form satisfactory to the Township Solicitor, for the land being
dedicated and the improvements thereon and the developer shall deliver
such Deed to the Township (or Township Authority) within 60 days of
the approval of the installation of the same by the Township Engineer.
The developer shall have no more than two years to complete the improvements
from the date of the approval of the Final Plan.
A. The Deed of Dedication should include:
(1) One original executed deed and three copies.
(2) Only one street or parcel of ground for each deed.
(3) A legal description of the property being dedicated with references
to the Subdivision or Land Development Plan which shows the land to
be dedicated, and with a reference to the date the plan was recorded
and the map book and page number of the recorded plan.
(4) An engineering drawing of the land being dedicated on 8 1/2
inches by 11 inches or 8 1/2 inches by 14 inches paper. If the
land being dedicated is a street the plan should show the width of
the right-of-way, width of paving, length of street in feet and length
of street in miles.
B. Upon review of all documents and upon a specific finding that:
(1) The developer has satisfactorily completed required improvements
in the area being dedicated.
(2) The developer has entered into an eighteen-month maintenance agreement
and posted maintenance security in an amount equal to 15% of the improvements
construction security.
(3) The area being dedicated has legal access to existing Township rights-of-way.
(4) There is a public need or good served by the land area being dedicated.
The Township (or Township Authority) may, at its sole discretion accept
such dedication in the manner provided by law.
[Ord. 98-7, 11/12/1998, § 15.0]
1. Surface restoration with topsoil and grass shall be required in all
areas of land being dedicated to the Township in Fee Simple or by
way of easements, if such areas are not planned for some other type
of improved surface.
2. In these grassed areas and in all other areas planned for grass or
similar vegetated soil cover, the following specifications shall be
utilized for the surface restoration, unless the approved project
plans show some alternate method of surface restoration:
A. PennDOT Publication 408 Specifications shall be used for topsoil
installation; seed bed or sod bed preparation, fertilization, seeding
or sodding and mulching.
B. Subsoil grading shall be done to a smooth and uniform condition,
without sharp breaks and with 5:1 slopes or flatter, unless otherwise
approved on the development plans.
C. Topsoil shall be at least four inches thick.
D. Type "D" seed shall be used in drainage ways.
E. Type "B" seed shall be used in other areas.
F. Sod may be used as desired or as needed to stabilize erodible areas.
G. No such area shall be accepted or approved by the Township unless
the grass or approved ground cover has satisfactorily grown and stabilized
the soils.
[Ord. 98-7, 11/12/1998, § 16; as amended by Ord.
2007-04, 11/8/2007]
Any person, firm or corporation who shall violate any provision
of this Part, upon conviction thereof in an action brought before
a Magisterial District Judge in the manner provided for the enforcement
of summary offenses under the Pennsylvania Rules of Criminal Procedure,
shall be sentenced to pay a fine of not more than $1,000 plus costs
and, in default of payment of said fine and costs, to a term of imprisonment
not to exceed 90 days. Each day that a violation of this Part continues
or each Section of this Part which shall be found to have been violated
shall constitute a separate offense.