[Ord. 1166, 8/27/1973, § 1171.01]
1. 
Minimum Standards. The standards and specifications referenced or contained herein are intended as the minimum for the promotion of the public health, safety and general welfare and to promote and sound development of the Township. In reviewing and approving all subdivision or land development plats, the Board of Commissioners and Planning Commission shall apply them as such.
2. 
Consideration for Review and Approval. The following shall all be considered in the review and approval of any subdivision or land development plat:
A. 
The relationship of the proposed subdivision or development with previously developed land and undeveloped land in the Township; the provisions for access to the undeveloped land through any proposed subdivision or development; the adequacy of existing and proposed sanitary sewers, storm drainage systems, community facilities, park, playground, school and recreation areas, and conformity to the Comprehensive Plan, to the Zoning Ordinance [Chapter 27] and other applicable ordinances of the Township.
3. 
Conflict of Law; Stricter Standard to Govern. Whenever other Township regulations or state laws or statutes impose more restrictive standards and requirements than those contained herein, such other regulations shall be observed.
4. 
Conformance. All subdivision or land development plats shall be prepared to conform to the applicable design standards and improvement specifications which follow in this Part, and which may be amended from time to time by resolution duly adopted by the Township Board of Commissioners.
[Ord. 1166, 8/27/1973, § 1171.02; as amended by Ord. 1816, 12/27/1993; and by Ord. 2288, 4/12/2010]
1. 
Excavation, Grading and Filling. No change shall be made in the contour of the land, no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced unless approved in the preliminary and final plat. Such approval, with accompanying grading permit, shall be based on a plan for minimizing erosion and sedimentation unless a determination has been made that such plans are not necessary. Such plan shall conform to the requirements of the Township Grading Ordinance [Chapter 9, Part 1] and Penn DEP regulations where applicable.
2. 
Standards for Minimizing Erosion and Sedimentation. Measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the Allegheny County Conservation District. The Township Engineer, or other designated official, shall ensure compliance with the appropriate specifications, copies of which are available from the Conservation District office. The subdivider or developer shall preserve salient natural features, keep cut-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water run-off.
3. 
Flooded Areas and Drainage. Portions of land which are poorly drained or subject to periodic flooding shall not be developed or subdivided for residential occupancy or for any uses which may involve danger to health, safety and general welfare of the community. Where flood control studies have been conducted by the U.S. Army Corps of Engineers such results shall be utilized in determining developable land.
A. 
All lots, tracts or parcels shall be graded to provide proper drainage away from structures and dispose of it without ponding, and all land within a development shall be graded to drain and dispose of surface water without ponding.
B. 
All drainage provisions shall be of such design to adequately handle the surface run-off and carry it to the nearest suitable outlet such as a swale, storm drain or natural watercourse. Where drainage swales are used to divert surface waters away from structures, they shall be sodded or planted as required, and shall be of such slope, shape and size, to conform with accepted engineering practices.
C. 
Concentration of surface water run-off shall only be permitted in swales or watercourses.
4. 
Subsidence. Land subject to subsidence or underground fires either shall be made safe for the purpose for which it is to be used, or such land shall be set aside for uses which shall not endanger life or property or further aggravate or increase the existing menace.
5. 
Steep Slopes. See steep slope standards in the "Ross Township Grading Ordinance," § 9-110, Subsection 5, "Steep Slopes" [Chapter 9, § 9-110, Subsection 5], which standards are incorporated herein by reference as if set forth in full herein.
[Ord. 1166, 8/27/1973, § 1171.03; as amended by Ord. 2288, 4/12/2010]
1. 
General Standards. The location and width of all streets shall conform to the Official Map or to such parts thereof as may have been adopted by the Township.
A. 
All streets shall be constructed in accordance with Township specifications.
B. 
The proposed street system in a recorded subdivision shall extend existing or recorded streets at the same width as the existing street, but in no case at less than the required minimum width, and be so located as to allow proper development of surrounding properties.
C. 
Where a subdivision or land development abuts an existing street of improper width or alignment, the Township Planning Commission may require the dedication of land sufficient to widen the street or correct the alignment.
D. 
Minor streets shall be laid out so as to discourage through traffic. Connector and collector streets should be provided to adequately provide for the expected flow of traffic from minor streets.
E. 
Streets in and bordering a subdivision or land development shall be coordinated, and be of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and facilitate fire protection.
F. 
Proposed streets shall be planned suitable to the contour of the land, to provide buildable lots, to have suitable alignment and grade, and to be able to drain properly in accordance with the standards hereinafter established or established by other ordinances.
G. 
Half or partial streets will not be permitted.
2. 
Street Widths. Minimum street right-of-way and cartway (pavement) widths shall be shown on the Official Map or Comprehensive Plan, or if not shown on such map or plan, shall be as follows:
Street Type
Minimum Required Widths
(feet)
Expressway
Right-of-way
120
Cartway
48
Arterial
Right-of-way
80
Cartway
48
Major Collector
Right-of-way
60
Cartway
48
Major Connector
Right-of-way
50
Cartway
24
Minor or Local
Right-of-way
50
Cartway
24
Unopened Recorded Street (Private)
Right-of-way
40
Cartway
20
Permanent Cul-de-Sac
Right-of-way (radius)
50
Cartway (radius)
40
Additional right-of-way and cartway widths may be required by the Township Planning Commission for the purpose of promoting the public safety and convenience, or to provide parking in commercial and industrial areas and the areas of high density residential development.
3. 
Street Grades. There shall be a minimum center-line grade of 2%. Center-line grades shall not exceed the following:
A. 
Minor street: 12%.
B. 
Connector street: 8%.
C. 
Collector street: 6%.
D. 
Arterial street: 5%.
E. 
Any street intersections: 4%.
Grades shall be designed for maximum visibility.
4. 
Horizontal Curves. Proper sight distance must be provided with respect to horizontal alignment. Measured along the center line five feet above grade, horizontal curves shall be provided to permit the following minimum sight distances:
A. 
Minor streets: 120 feet.
B. 
Connector streets: 200 feet.
C. 
Collector streets: 275 feet.
D. 
Arterial streets: 350 feet.
5. 
Vertical Curves. Proper sight distance must be provided with respect to vertical alignment. Measured along the center line five feet above grade, vertical curves shall be provided to permit the following minimum sight distances:
A. 
Minor streets: 120 feet.
B. 
Connector streets: 200 feet.
C. 
Collector streets: 275 feet.
D. 
Arterial streets: 350 feet.
6. 
Intersections. Street shall intersect as nearly as possible at right angles. No more than two streets shall intersect at the same point.
A. 
Intersections with collector or arterial streets shall be located not closer than 1,000 feet apart, measured from center line to center line, along the center line of the major street.
B. 
Minor street grades may exceed 12% if approved by the Township Engineer, but in no case may the grade exceed 14% unless approved by the Board of Commissioners.
C. 
Street curb intersections where curbs are installed, shall be rounded by a tangential arc with a minimum radius of:
(1) 
Twenty-five feet for intersections involving only minor streets.
(2) 
Thirty feet for all intersections involving a connector or collector street.
(3) 
Forty feet for all intersections involving an arterial street.
D. 
Intersections shall be separated by a distance of not less than 150 feet as measured from center line to center line along the street common to both intersections. Minor, collector and connector streets shall not empty into arterial streets at intervals of less than 800 feet.
7. 
Sight Distance at Intersections; Obstructions. Fences, hedges, shrubbery, walls, planting (except for trees and grass) or other obstructions including signs, shall not be located within the right of way and shall not obscure any intersection. A clear sight triangle shall be maintained at intersections, so that measured along the center line, there shall be a clear sight triangle of 75 feet minimum (150 feet for arterial streets), from the point of intersection. No obstruction to view will be permitted in this area above the height of 2 1/2 feet and below 10 feet.
8. 
Cul-de-Sac or Dead-end Streets. Cul-de-Sac streets, permanently designed as such, shall not exceed 900 feet in length for FHA minimums.
A. 
The center-line grade on a cul-de-sac street shall not exceed 8%.
B. 
Dead-end streets shall be prohibited except for future access to an adjoining property or because of authorized stage development. Such streets shall be provided with a temporary, all-weather turnaround, within the subdivision or development, and the use of such turn-around shall be guaranteed to the public until such time as the street is extended. The outer paving radius shall be 20 feet.
9. 
Street Names and Lot Numbers. Proposed streets, which are obviously in alignment with others already existing and named, shall bear the names of the existing streets.
A. 
In no case shall the name of a proposed street duplicate or be phonetically similar to an existing street name in either the Township or the postal district in which located. The subdivider or developer shall submit the proposed street names to the Township Manager at the time preliminary discussions are held, prior to filing a preliminary plat.
B. 
All street names shall be subject to the approval of the Township Board of Commissioners.
C. 
All lot numbers shall be assigned and approved prior to filing the final plat.
[Ord. 1166, 8/27/1973, § 1171.04]
1. 
Layout. The length, width and shape of blocks shall be determined with due regard to provision of adequate sites for buildings of the type proposed, zoning requirements and topography.
2. 
Length. Blocks shall have a minimum length of 300 feet.
A. 
In the design of blocks fronting on minor streets longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.
B. 
Where practicable, blocks along arterial and collector streets shall not be less than 1,000 feet long.
3. 
Depth. Residential blocks, including those for garden apartments or townhouses, shall be of sufficient depth to accommodate two tiers of lots, except:
A. 
Where reverse frontage lots are required along a major traffic street.
B. 
Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Township Planning Commission may approve a single tier of lots.[1]
[1]
Editor's Note: Former Subsection 3C, regarding planned residential development regulations, which immediately followed this subsection, was repealed 8/1/2016 by Ord. No. 2372.
4. 
Crosswalks.
A. 
Crosswalks may be required between streets whenever necessary as determined by the Planning Commission to facilitate pedestrian circulation and to give access to community facilities such as parks, playgrounds or schools.
B. 
Such crosswalks shall have a right-of-way width of not less than 10 feet and have a paved walk five feet in width.
5. 
Commercial or Industrial Blocks. Blocks in commercial and industrial areas may vary from the elements of design detailed above if required by the nature of the use. In all cases, however, adequate provisions shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers. The regulations and controls contained in the Zoning Ordinance [Chapter 27] shall be considered.
6. 
Sidewalks.
[Amended by Ord. No. 2389, 4/17/2017]
A. 
Sidewalks shall be required:
(1) 
Within all new subdivisions and land developments of five or more homes; sidewalks shall be provided for access to/from residences and common areas (i.e., recreational areas, centralized mailboxes, etc.).
(2) 
For any new subdivision and/or land development or redevelopment where sidewalks exist on adjacent parcels. This shall include connecting required sidewalks in new subdivisions and land developments to existing sidewalks in adjacent neighborhoods.
(3) 
All major land developments or redevelopments.
B. 
Sidewalks shall be constructed along and parallel to all street frontages of the lot for which the development, addition and/or expansion is proposed and shall be constructed in accordance with the construction standards and specifications per the applicable provisions of Chapter 21 of the Township Ordinances and/or the Pennsylvania Department of Transportation (PennDOT) sidewalk specifications when on state roads.
C. 
If within a state or county right-of-way, the developer/applicant must obtain approval and/or review comments from the appropriate agency in regards to the location of the sidewalk prior to review and approval by the Township. Should the appropriate agency indicate a sidewalk not be permitted to be placed within the right-of-way, the applicant may request a waiver and payment in lieu pursuant to the provisions of this section.
D. 
New sidewalks shall connect with existing sidewalks; alternative locations of new sidewalks and/or use of pathways will be considered, provided that safe and convenient pedestrian circulation is maintained.
E. 
Fee in Lieu of Sidewalk Construction. The Board of Commissioners reserves the right, in its sole discretion, and upon good cause shown, to waive the requirement that a sidewalk be constructed, provided the applicant shall make a written request for waiver, and further provided that the applicant shall pay a fee in lieu of the construction of the sidewalk, and provided the Township determines that one or more of the following conditions exist:
(1) 
If sidewalks are scheduled to be installed as part of a Township or state project which has been funded for construction.
(2) 
Where the District Executive of PennDOT recommends, in writing, that no sidewalk be constructed, and the Township agrees.
(3) 
Where combinations of conditions exist, such as, but not limited to, topography, hazardous conditions, or conditions warranting the same, upon the recommendation of the Township Engineer or designee, which make it impractical or not feasible to construct a sidewalk.
F. 
Fees. The fee-in-lieu amount shall be determined by the Township based on a linear-foot cost basis for the required sidewalk being waived. The applicant shall submit an estimate of the per-linear-foot cost for review and approval by the Township upon the recommendation of the Township Engineer.
G. 
Use of Fees. All fees collected by the Township in accordance with the provisions herein shall be accounted for separately from other monies and shall be utilized for Township sidewalks, trails, pedestrian access, recreational facilities, and other related municipal purposes in a time period determined by the Township. These fees shall be placed in a separate interest-bearing account until utilized for the foregoing purposes as determined by the Township Board of Commissioners. Interest earned on this account shall likewise be the funds of the Township.
H. 
Right-of-Way. The Township reserves the right to require the designation of a right-of-way for future sidewalk construction for any development falling within the guidelines of this section.
[Ord. 1166, 8/27/1973, § 1171.05; Ord. 1378, 10/8/1980; Ord. No. 2526, 11/18/2024]
1. 
General Standards. The design and layout of the lots and parcels of a subdivision or land development should demonstrate flexibility, economy and ingenuity in accordance with modern and evolving principles of site planning and development.
A. 
The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.
B. 
Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.
C. 
Where feasible, lot lines shall follow municipal boundaries rather than cross them, in order to avoid jurisdictional problems.
D. 
Excessive depth in lots shall be avoided and excessive irregularity in lots shall be avoided. Generally, the depth of residential lots shall be not less than one nor more than two and 1/2 times their width.
E. 
Depth and width of parcels intended for nonresidential use shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping and other zoning requirements.
F. 
If, after subdividing or developing there exist remnants of land, they shall be incorporated in existing or proposed lots, or legally dedicated to public use, if acceptable to the municipality.
2. 
Lot Size. Lot dimensions and areas shall be not less than specified by the provisions of the Zoning Ordinance [Chapter 27] for the zoning district in which the development is located.
3. 
Lot Frontage. All lots shall have direct access to a public street or to a private street if it meets the requirements of these regulations.
A. 
Double or reverse frontage lots shall be avoided except where required to provide separation of residential uses from major streets, or to overcome specific disadvantages of topography or orientation. Such lots shall have vehicular access solely from one street, excluding service streets.
B. 
Lot frontage shall be as specified by the provisions of the Zoning Ordinance [Chapter 27].
C. 
Chapter 22-605.3.C Flag Lots, as defined under the definitions of this Chapter and the Township of Ross Zoning Ordinance, are prohibited.
4. 
Building Lines. Building lines of lots shall not be less than those required by the Zoning Ordinance [Chapter 27].
5. 
Grading. Lots shall be graded to provide drainage away from buildings. The developer or subdivider shall be required to provide drains or other drainage facilities, as approved by the Township Engineer, to drain off surface water within the development or subdivision.
6. 
Off-Street Parking. Each proposed dwelling unit in a subdivision or development shall be provided with off-street parking space as required by the Zoning Ordinance [Chapter 27].
A. 
High density residential developments shall be provided with the number of paved off-street parking areas as required in the Zoning Ordinance [Chapter 27].
B. 
Commercial and industrial subdivisions shall provide paved off-street parking areas, in accordance with the Zoning Ordinance [Chapter 27].
C. 
All off-street parking spaces shall be approximately level, with provisions for drainage, and shall be parallel with the contour lines of the finished grade.
7. 
Driveways. Driveways on corner lots shall be located at least 50 feet from the point of intersection of the nearest street right-of-way lines.
A. 
Driveways may extend from the right-of-way of the street to the cartway of the street, but shall not change the grade or contour of the street right-of-way, nor shall any person cut into, fill or in any way alter any gutter, curbing, drainage ditch or storm sewer within the right-of-way of a street or easement for the purposes of extending a driveway, or for any other purpose, without first obtaining a permit therefor.
B. 
Driveways shall have a minimum paved width of 20 feet and a maximum paved width of 35 feet in commercial and industrial districts, excluding any parking bay or turn-around.
C. 
Entrance to the street shall be at an angle of 75° to 105° with the center line of the intersecting street.
D. 
All curb-cuts shall be properly constructed in accordance with state or local regulations and to the satisfaction of the Township Engineer when curbing is provided.
E. 
Driveways shall not be constructed in such a way as to create a drainage problem on an adjacent property.
F. 
The maximum grade of driveways in all zoning districts shall not exceed 15%.
[Ord. 1166, 8/27/1973, § 1171.06]
1. 
Provisions shall be made by the subdivider or land developer for suitable space for parks, playgrounds, schools and recreation areas when indicated on the Official Map of the Township. Due consideration shall be given to the preservation of natural features including large trees, groves, waterways, scenic and historical points and other community assets.
2. 
The amount of land so dedicated for this purpose shall equal or exceed 2/100 acre of land for each dwelling unit.
3. 
Any land to be dedicated as a requirement of this section shall be reasonably adaptable for use for active and passive parks and recreation purposes and shall be at a location convenient to the people to be served. Factors used in evaluating the adequacy of the proposed park and/or recreational area shall include size and shape, topography, geology, tree cover, access and location.
4. 
Public access to the dedicated land shall be provided either by adjoining street frontage or public easement to the dedicated parcel. The easement shall be sufficiently wide so that maintenance equipment will have reasonably convenient access to the land.
5. 
The subdivider or developer must establish and assure the future ownership of the permanent open space and recreation land as well as indicating the provisions for the maintenance and control of the open space, if such area is to be held in private ownership. In addition, the Township, at its discretion, may at any time, and from time to time, accept the dedication of such land or any interest therein, for public use and maintenance. The Township need not require as a condition of approval of the subdivision or development that the land be set aside or dedicated for common open space or made available for public use.
6. 
Where sites for parks, schools, playgrounds or other public uses are located within a subdivision or development area as shown on the Township Official Map or where such sites appear to be desirable, the Board of Commissioners may require their reservation or dedication for such purpose.
7. 
Areas dedicated or reserved for such community facilities should be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
[Ord. 1166, 8/27/1973, § 1171.07]
1. 
Easements with a minimum width of 15 feet shall be provided for conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to service the abutting lots. No structures or trees shall be placed within such easements.
2. 
To the fullest extent possible, easements shall be centered on, or adjacent to, rear or side lot lines.
3. 
Subdividers and land developers shall avail themselves of the facilities provided by the various authorities or public utility companies in determining the proper locations for utility line easements.
[Ord. 1166, 8/27/1973, § 1171.08; as amended by Ord. 2288, 4/12/2010; and by Ord. No. 2430, 6/17/2019]
1. 
General Standards. Fills along or changes to embankments, dams, channel changes, construction and excavations near all natural streams, watercourses and water bodies, shall be in accordance with the standards of the Dam Safety and Encroachments Act, 32 P.S. § 693.1 et seq.
2. 
Procedure. Any subdivider or developer who proposes any change or addition to any existing water obstruction, or a change in the course, current or cross-section of any section of any stream or body of water, shall first have obtained written approval from the Department of Environmental Protection as required by the Act cited in Subsection 1 hereof.
3. 
Sanitary Drains. All plats submitted for approval must show sanitary drains separated from all other drains. All plats, designs and data of any new sewer system, or for extension of or tapping into any existing sewer system, shall be submitted to the Pennsylvania Department of Environmental Protection, Bureau of Water Quality Management, for its approval before the same are constructed, erected or acquired. All construction will be in accordance with the Clean Streams Act, 35 P.S. § 691.1 et seq., and/or as specified and detailed by the Township.
4. 
Protection of Trees and Woodlands. The mass or large-scale cutting of trees and clearing of vegetation for the sole purpose of clearing of land, unless incidental to imminent development, is prohibited, unless as otherwise permitted under the provisions of Township Code Chapter 14, Timber Harvesting and Management. "Grubbing," as defined in § 22-201, is permitted for aesthetic, safety or other concerns. The provisions herein are not intended to prohibit the culling of diseased, dead, or dying plants or trees; the development of flower or vegetable gardens; or the removal of single trees or clumps of vegetation for aesthetic, safety or other concerns. It prohibits the mass or large-scale defoliation of property preparatory to development until 30 days before the proposed development is scheduled to start.
A. 
Woodland Preservation. Not more than 50% of the total area of mature woodlands and not more than 75% of the total area of woodlands on a development site shall be removed in conjunction with a subdivision or land development. The remaining woodlands shall be protected as open space. No area of any existing woodland shall be removed prior to the granting of final approval of the proposed subdivision or land development.
(1) 
Priority in woodland preservation shall be given to woodlands in 100-year floodplains, wetlands, stream valley corridors, steep slopes and landslide-prone areas.
(2) 
The Township may consider modification of this standard if evidence is presented from a professional arborist, forester, landscape architect or other expert whose qualifications are acceptable to the Township that a lesser area of woodlands should be preserved because of disease, undesirability of species, or other reason affecting the quality and health of the woodland.
(3) 
The Township may allow a greater percentage of woodland area to be cleared if new replacement woodlands are provided elsewhere on the site or an approved off-site mitigation area. The minimum area of the replacement woodland shall be at least 125% of the woodland area cleared in excess of the areas allowed in Subsection 4A above. The replacement woodland shall be prepared, planted and maintained in accordance with a plan prepared by a forester or other qualified professional and approved by the Township.
B. 
Preservation of Trees.
(1) 
All healthy trees with trunks equal to or exceeding 24 inches DBH, or any tree which may be noteworthy because of its species, age, uniqueness, rarity or status as a landmark due to historical or other cultural associations, and which is located within the area of disturbance, shall be preserved unless removal is deemed necessary. Criteria for evaluating the necessity for removal shall include the following:
(a) 
The health of a tree, whether it is dead or diseased beyond remedy, or whether it is likely to endanger the public or an adjoining property.
(b) 
Other constraints of the site, where the applicant demonstrates to the satisfaction of the Township that no reasonable alternative exists and the removal of a tree is necessary for construction of building foundations, roads, utilities or other essential improvements.
(2) 
Any existing trees to remain on site, according to the approved site plan, shall be immediately marked on the site in some bold manner, so that they are not cut down in error. In the event any of these trees designated to remain are cut down or killed during construction, they shall be replaced with the same species as follows:
(a) 
In the case of mature and larger trees, but less than two inches DBH, the minimum size allowed for a replacement shall be at least three inches in caliper for deciduous and 10 feet in height for coniferous trees.
(b) 
The replacement requirement does not supersede the Subsection 4B(4) requirements for replacing unique or twenty-four-inch or larger DBH trees.
(3) 
Trees to be preserved shall be protected during construction. The critical root zone shall be protected by securely staked fencing with a minimum height of 36 inches. No storage or placement of any soil or construction materials, including construction wastes, shall occur within the fenced area. Cables, ropes, signs, and fencing shall not be placed on protected trees.
(a) 
Abrupt changes of grade shall be avoided within 40 feet of the critical root zone of any tree to be preserved.
(b) 
Any trunks or exposed roots which are damaged during construction shall be protected from further damage by being treated immediately with professional procedures as determined by a professional arborist/forester.
(4) 
Large or unique trees which cannot be preserved shall be replaced by trees of the same species, in the following manner:
(a) 
For every tree with a caliper of 24 DBH or larger, at least five trees with a minimum caliper of three to 3.5 inches DBH or at least seven trees with a minimum caliper of two to 2.5 inches DBH shall be required.
(b) 
The placement and spacing of the replacement trees shall be appropriate to conditions of the replacement site and is subject to the approval of the Township, but shall at a minimum be such as to ensure the health and longevity of the replacement trees.
(5) 
Preservation of other trees and vegetation in general. No removal of trees, shrubbery, foliage, grass or other natural growth shall be permitted, except in conformance with the provisions of this chapter of the Township of Ross regulating land use and development, except that the activity of grubbing shall be permitted.
[Ord. 1166, 8/27/1973, § 1171.09]
1. 
In accordance with the conditions of subdivision and land development specifications, all required improvements to land must be completed in strict accordance with the Township Zoning Ordinance [Chapter 27], other ordinances as applicable, as established in this chapter, and with the Township Construction Details and Specifications, copies of which may be obtained from the Township Engineer or Secretary, prior to release of the completion bond by the Board of Commissioners.
2. 
The following improvements, as shown on the plat of record, shall be provided by the developer in accordance with the cited details and/or specifications.
[Ord. 1166, 8/27/1973, § 1171.10]
All streets intended to be dedicated for public use shall be paved to full cartway width as shown on the final plat. In all cases, paving materials and workmanship shall conform to any and all Township standards, including any Pennsylvania Department of Transportation Standards adopted by the Township. See construction details and specifications on file with the Township Manager.
[Ord. 1166, 8/27/1973, § 1171.11]
See construction details and specifications on file with the Township Manager.
[Ord. 1166, 8/27/1973, § 1171.13]
1. 
See construction details and specifications on file with the Township Manager. All monuments shall be placed by a registered engineer or surveyor so that the scored (by an indented cross in the top of the monument) point shall coincide exactly with the point of intersection of the lines being monumented.
2. 
Monuments shall be set with their top level with the finished grade of the surrounding area.
3. 
All streets shall be monumented and monument locations shall be shown on the recorded plat.
[Ord. 1166, 8/27/1973, § 1171.14]
Street name signs shall be installed at all street intersections. The design and placement of such signs shall be subject to the approval of the Township Commissioners and in accordance with Township standards.
[Ord. 1166, 8/27/1973, § 1171.15]
Every effort shall be made by the developer to preserve existing shade trees in the area being subdivided or developed.
[Ord. 1166, 8/27/1973, § 1171.16]
1. 
Sanitary sewage disposal shall be designed and constructed in accordance with the details and specifications of the Township.
2. 
Each property shall connect with an approved public sewer system, if accessible. Where the sewer is not yet accessible but is planned for extension to the subdivision, the developer shall install the sewer lines including, lateral connections as may be necessary to provide adequate service to each lot when connection with the sewer system is made. The sewer lines shall have a suitable lamp hole, complete with cast iron ring and cap, at the limits of the subdivision or development, and the laterals shall be capped at the street right-of-way line. Proposed sewer service must be approved by the County and/or State Health Department prior to approval of plans and issuance of permits.
3. 
Subdivisions of 10 lots or more, if not connected to an approved public sewage disposal system, shall be serviced by a community sanitary sewage disposal system.
4. 
Sanitary sewers shall carry only sanitary sewage. Storm sewers shall carry only stormwater run-off.
5. 
When on-site disposal facilities are required, a carefully engineered system shall be installed. Before covering and backfilling, all on-site facilities must be inspected and certified as complying with state, county and Township requirements.
6. 
Two copies of an accurate sketch of on-site facilities shall be provided showing the location of all important features, including pipe size, the run of the various pipes, the location of the field, location of vents and cleanouts for septic tanks, and septic tank capacity.
[Ord. 1166, 8/27/1973, § 1171.17; as amended by Ord. 1726, 10/14/1991, § 22-617; and by Ord. 2288, 4/12/2010]
1. 
See construction details and specifications on file with the Township Manager.
2. 
Each property shall connect with an approved public water supply system, if available.
3. 
If water distribution system cannot be tied-in with an approved public system, an individual well or spring must be installed and operated in full compliance with the latest Pennsylvania Department of Environmental Protection specifications covering such facilities.
4. 
If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Board of Commissioners that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.
[Ord. 1166, 8/27/1973, § 1171.19]
1. 
Whenever sedimentation is caused by stripping, grading or other development, the developer shall be responsible for such sedimentation. Such sedimentation shall be removed from all adjoining surfaces, drainage systems and watercourses and any damage caused thereby shall be repaired at the developer's expense as quickly as possible.
2. 
Erosion and sediment control measures, as required, shall be in accordance with details and specifications on file with the Township Manager.
[Ord. 1166, 8/27/1973, § 1171.20]
1. 
No improvements shall be made or approved by the Board of Township Commissioners except in accordance with the following procedure:
A. 
Forty-eight hours before the developer is ready to prepare the subgrade of the road, he shall notify the Township Manager, in writing.
B. 
Forty-eight hours before the developer is ready to lay the slag or base of a road, he shall notify the Township Manager, in writing, so that the Township shall make periodic inspections during the course of installation.
C. 
The developer shall notify the Township Manager, in writing after the water lines and sanitary sewers, if required, are laid but 48 hours before they are covered over for the Township's inspection.
D. 
Forty-eight hours before the developer is ready to put the top or final coat on the road, he shall notify the Township Manager to make final inspection. No final paving shall be permitted until such inspection has been made and approval to proceed has been granted.
E. 
The Township shall make an inspection of the completed road, sewers, drains, fire plugs, drainage facilities and any other required improvements.
F. 
If the installations conform to the requirements under this chapter and to the agreement specified in § 22-504, the Township, after inspection, shall furnish to the Solicitor and Commissioners a statement to that effect.
G. 
The Township shall furnish to the Solicitor a description of the road and of the grade at center line, and the Solicitor will thereupon, or upon request of the developer, prepare an ordinance or resolution for the adoption of the road as a Township road.
H. 
Where it is contemplated that any street in a partially completed plat of lots may be extensively used by heavy vehicles hauling building materials and equipment, and where such street, if completed, may be damaged during the course of construction of a number of houses, the Township may require the developer to complete the homes or a substantial number of them, prior to the final paving of the street.
I. 
The inspection of sanitary sewer installations shall be in accordance with the procedures of the applicable sanitary authority with any required notices also being submitted to the Township Manager.
[Ord. 1166, 8/27/1973, § 1171.21]
1. 
Dedication: Recording. Every street, park, sewer, drainage facility or other improvement shown on a subdivision or development plat that is recorded as provided herein, shall notwithstanding such recording, be deemed to be a private street, park, sewer, drainage facility or other improvement, and the Township shall have no responsibility with respect thereto until such time as the same is offered for dedication to the Township and accepted by it, by ordinance or resolution, and recorded in the office of the Clerk of the Court of Common Pleas, or until it is duly condemned by the Township for public use.
2. 
Requirements for Acceptance. No streets, rights-of-way, sanitary sewer, storm sewer, drainage facilities or other improvements required by this chapter shall be accepted by ordinance or resolution of the Commissioners, unless prior thereto, there shall be submitted to the Commissioners:
A. 
A dedication thereof in form approved by the Township Solicitor.
B. 
Originals of as-built plans in duplicate to the Township Manager.
C. 
A certificate by the Township that the improvements offered for acceptance have been constructed in accordance with the documents approved by the Supervisors and are now in a condition satisfactory for acceptance.
D. 
A receipt for all charges and fees required to be paid to the Township.
[Ord. 1166, 8/27/1973; as added by Ord. 1726, 10/14/1991, § 22-621; and as amended by Ord. 2288, 4/12/2010]
1. 
When the developer has completed all of the necessary and appropriate improvements, the developer shall notify the Board of Commissioners, 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 Board of Commissioners 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.
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 Township may prescribe that the applicant shall reimburse the Township for the reasonable and necessary expense incurred in connection with the inspection of improvements. The applicant shall not be required to reimburse the Board of Commissioners for any inspection which is duplicative of inspections conducted by other governmental agencies or public utilities. The burden of proving that any inspection is duplicative shall be upon the objecting applicant. Such reimbursement shall be based upon a schedule established by ordinance or resolution. Such expense shall be reasonable and in accordance with the ordinary and customary fees charged by the Township's professional 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 professional consultant to the Township for comparable services when fees are not reimbursed or otherwise imposed on applicants.
A. 
The Board of Commissioners shall submit to the applicant an itemized bill showing the work performed in connection with the inspection of improvements performed, identifying the person performing the services and the time and date spent for each task. In the event the applicant disputes the amount of any such expense in connection with the inspection of improvements, the applicant shall, no later than 30 days after the date of transmittal of a bill for inspection services, notify the Township and the Township's professional consultant that such inspection expenses are disputed as unreasonable or unnecessary and shall explain the basis of their objections to the fees charged, in which case the Township shall not delay or disapprove a request for release of financial security, a subdivision or land development application or any approval or permit related to development due to the applicant's dispute of inspection expenses. Failure of the applicant to dispute a bill within 30 days shall be a waiver of the applicant's right to arbitration of that bill under this section.
B. 
Subsequent to the final release of financial security for completion of improvements for a subdivision or land development, or any phase thereof, the professional consultant shall submit to the Board of Commissioners a bill for inspection services, specifically designated as a final bill. The final bill shall include inspection fees incurred through the release of financial security.
C. 
If the professional consultant and the applicant cannot agree on the amount of expenses which are reasonable and necessary, then the applicant shall have the right, within 45 days of the transmittal of the final bill or supplement to the final bill to the applicant, to request the appointment of another professional consultant to serve as an arbitrator. The applicant and professional consultant whose fees are being challenged shall, by mutual agreement, appoint another professional consultant to review any bills the applicant has disputed and which remain unresolved and make a determination as to the amount thereof which is reasonable and necessary. The arbitrator shall be of the same profession as the professional consultant whose fees are being challenged.
D. 
The arbitrator so appointed shall hear such evidence and review such documentation as the arbitrator in his or her sole opinion deems necessary and shall render a decision no later than 50 days after the date of appointment. Based on the decision of the arbitrator, the applicant or the professional consultant whose fees were challenged shall be required to pay any amounts necessary to implement the decision within 60 days. In the event the Township has paid the professional consultant an amount in excess of the amount determined to be reasonable and necessary, the professional consultant shall within 60 days reimburse the excess payment.
E. 
In the event that the Township's professional consultant and applicant cannot agree upon the arbitrator to be appointed within 20 days of the request for appointment of an arbitrator, then, upon application of either party, the President Judge of the Court of Common Pleas of the judicial district in which the Township is located (or if at the time there be no President Judge, then the senior active judge then sitting) shall appoint such arbitrator, who, in that case, shall be neither the Township's professional consultant nor any professional consultant who has been retained by, or performed services for, the Township or the applicant within the preceding five years.
F. 
The fee of the arbitrator shall be paid by the applicant if the review fee charged is sustained by the arbitrator; otherwise, it shall be divided equally between the parties. If the disputed fees are found to be excessive by more than $5,000, the arbitrator shall have the discretion to assess the arbitration fee in whole or in part against either the applicant or the professional consultant. The Board of Commissioners and the consultant whose fees are the subject of the dispute shall be parties to the proceeding.
[Ord. No. 2517, 4/15/2024]
1. 
All multi-residential, commercial, and industrial sites must provide an area for the exterior storage of trash containers and dumpsters.
2. 
All exterior trash containers or dumpsters must be in a screened enclosure per the following:
A. 
Be located in the rear or side yards no closer than 10 feet from side and rear yard property lines within commercial and industrial districts and no closer than 50 feet if abutting a residential zoning district.
B. 
Enclosures must be located and oriented to provide easy and safe access for collection vehicles.
C. 
Enclosures must screen the containers on all four sides to the full height of the container.
D. 
Gates must secure the enclosure with a self-latching gate to secure them in the open and closed position.
E. 
The nature of the enclosure should be complementary to the main structure.