[Ord. 686, 8/12/2015]
801.1.
At least two permanent concrete monuments shall be set for each
new street, as described in the Collier Township Infrastructure Improvement
and Development Specifications. Concrete monuments shall be set along
street tangents at angle points or tangent points of curves. Monuments/survey
markers shall be set at all corners, angle points and terminal points
of curves in the boundary of the subdivision and lots and parcels
within the subdivision. All new monuments shall be of a durable material
of sufficient length and cross-sectional area to be reliably permanent,
and should be detectable with conventional ferrous metal or magnetic
locators, and shall be defined as to size, shape, and material.
801.2.
In minor subdivisions, the Township Board of Commissioners,
upon recommendation of the Township Engineer, may waive the requirement
for the number of monuments.
801.3.
The installation and certification shall be made by a registered
surveyor prior to final approval of the subdivision. In lieu of such
prior installation, the applicant shall furnish a cash deposit in
the form of a certified check to guarantee the proper installation
of the required monuments and benchmarks. The refundable deposit shall
be in an amount established from time to time by resolution of the
Township Board of Commissioners.
801.4.
The location and tie-in dimensions of all monuments shall be
shown on the plan for recording. No public improvements shall be accepted
by the Township until all monuments have been set and certified to
by a registered surveyor.
[Ord. 686, 8/12/2015]
802.1.
Each lot in a major subdivision shall be served by public water,
and the developer shall be responsible for obtaining all necessary
approvals and entering into an agreement with the water company servicing
the area or its assigns to provide such facilities in accordance with
its rules and regulations.
802.2.
In major subdivisions, sanitary sewers, storm sewers and drainage facilities shall be provided by the developer in each plan and shall be constructed in accordance with the design standards of Part 9 and the Infrastructure Improvement and Development Specifications. If required by § 22-908 of this chapter, stormwater management facilities shall be constructed in accordance with the Township's requirements.
802.3.
The developer shall be responsible for contracting with private
utility companies and for providing any easements required by those
utility companies to guarantee that each lot shall be served by telephone,
gas and/or electricity, and cable TV.
802.4.
The location and type of fire hydrants shall be subject to review
and approval by the Township Fire Marshal or the authority having
jurisdiction in these matters.
[Ord. 686, 8/12/2015]
Each lot shall have frontage on a public street, as defined by this chapter, or frontage on a public right-of-way designated for future use as a public street, unless an exception or modification to this requirement is granted in accordance with the provisions of Part 10 of this chapter.
[Ord. 686, 8/12/2015]
804.1.
In all subdivisions, land developments and changes in use from
residential to nonresidential, sidewalks shall be required to be installed
along-all existing and proposed public and private streets, common
driveways and common parking areas, except where, in the judgment
of the Commissioners, after recommendation from the Planning Commission,
the inclusion of sidewalks would be out of character with abutting
properties.
804.2.
Should unique physical circumstances or conditions peculiar
to the property cause unnecessary hardship that would make sidewalk
construction infeasible, the Commissioners, after recommendation from
the Planning Commission, may approve that a hardship, as defined herein,
does exist, and in lieu of the construction of sidewalks, the applicant
shall provide a plan that demonstrates equal or greater pedestrian
circulation through amenities, such as off-street trails.
[Ord. 686, 8/12/2015]
805.1.
The owner of each lot in a subdivision shall install at least
one decorative lamp that complies with the following criteria:
A.
The lamp shall be located not more than 10 feet from the street right-of-way.
B.
The lamp shall be either continuous burning gas or electric with
a photoelectric switch that automatically illuminates the light from
dusk to dawn.
C.
The lamp shall have a light output of a minimum of 1,000 lumens of
light and a maximum of 1,500 lumens.
805.2.
A final zoning certificate of use, occupancy, and compliance
for the structure shall not be issued until all of the requirements
of this section have been met.
805.3.
On all arterial and collector streets and at intersections of
local streets and at other locations where the Township Board of Commissioners,
upon recommendation of the Township Engineer, determines streetlighting
is necessary for public safety, streetlights shall be installed in
accordance with the specifications of the regulatory agency, subject
to approval by the Township.
[Ord. 686, 8/12/2015]
Street name signs and traffic control signs shall be designed,
purchased, and installed by the Township. The cost of the street name
signs and traffic control signs and posts and installation shall be
assumed by the developer.
[Ord. 686, 8/12/2015]
807.1.
Trees shall be installed in the front yard of each lot in compliance
with the following requirements:
A.
One shade tree shall be planted in the front yard of each lot for
each 50 feet of lot frontage, or part thereof, along all public rights-of-way.
B.
Trees shall be planted so as not to interfere with utilities, roadways,
or sidewalks.
C.
Trees shall have a minimum caliper of 2 1/2 inches and have
a minimum height of six feet when planted.
807.2.
A final zoning certificate of use, occupancy, and compliance
for the structure shall not be issued until all of the requirements
of this section have been met.
[Ord. 686, 8/12/2015]
808.1.
Recreation open space (ROS) shall meet the following standards:
A.
Minimum Size:
(1)
Single-family detached: 2,500 square feet per unit or lot, whichever
is greater.
(2)
Two-family and single-family attached: 2,000 square feet per
unit or lot, whichever is greater.
(3)
Multifamily apartments: 1,500 square feet per unit or lot, whichever
is greater.
(4)
Nonresidential: 1% of gross acreage or lot, whichever is greater.
(5)
Should the amount of land required to be utilized for parks
and/or recreation purposes exceed the required land for dedication
regarding open space requirements, the lesser amount shall apply.
B.
Size and Shape. The ROS shall be one continuous lot with a shape suitable for development of a recreation open space, and no one side of the lot shall amount to more than 35% of the perimeter. The lot shall have frontage on a public road, and the width of the lot frontage shall not be less than the minimum lot width required by the Zoning Ordinance [Chapter 27].
C.
Location. The ROS shall be reasonably accessible to all residents
within the development site, on a single parcel of land, and shall
not be divided by a public or private road.
D.
Minimum Frontage. The ROS shall have frontage on a public street a minimum equal to the width of two lots as prescribed by the Zoning Ordinance [Chapter 27] for the district in which the ROS is located.
E.
Maximum Finished Slope and Land Disturbance. The finished grade of
the ROS shall not exceed 4%, and no land with a natural grade in excess
of 15% shall be disturbed to meet these requirements.
F.
Access to Public Utilities. The lot to be dedicated as the ROS shall
have access to the sewer, water and electric utilities designed to
serve the subdivision.
G.
Access by Pedestrians and Vehicles. The ROS shall be accessible to
at least one public street for vehicular and pedestrian access. Additional
access points may be required where pedestrianways can be created
from public roads to the ROS from public roads not more than 150 feet
from any boundary of the ROS.
H.
Use Limitations. The ROS shall be free from encumbrances or liens
which prevent, limit, or restrict its use in any way.
I.
Wetlands. The ROS shall not include areas defined as wetlands by
either the Army Corps of Engineers or the Pennsylvania Department
of Environmental Protection.
J.
Floodplains. The ROS shall not include any areas defined as floodplains,
including floodways and floodway fringe areas as defined by the Federal
Emergency Management Agency.
808.2.
Alternatives to the Dedication of Park and Recreational Land.
Upon agreement of both the Township and the applicant, the applicant
may pursue the following options:
A.
Fee in Lieu. The applicant may pay a fee in lieu of dedication of
park and recreational land. The amount of the fee shall be established
by resolution of the Commissioners and modified from time to time
and shall be equal to the fair market value of the land otherwise
required to be improved for recreational use, as required under Subsection
808.1 of this section.
B.
Improvements to Other Recreation Sites. The applicant may, through
an agreement with the Township, construct recreational facilities
on existing or proposed parkland that is readily accessible to residents
of the proposed development as defined in this section. The value
of such improvements shall be comparable to the fee in lieu of dedication
that would have otherwise been required, based upon the applicant's
estimates, as reviewed by the Township Engineer.
C.
Private Preservation of Land. In lieu of dedicating recreation open
space, the Township, at its discretion, may require the creation of
a homeowners' association or similar entity charged with the maintenance
of the site. The Township may also grant the developer permission
to retain ownership. In all cases, ownership by any entity other than
the Township shall require deed restrictions, requiring the maintenance
of the approved facilities on the site. The Township shall be a party
to an agreement providing for the enforcement of the aforesaid restrictions.
The site shall meet all the standards in this section and be available
for use by Township residents.
D.
A combination of land dedication and/or alternative approaches listed
herein may be pursued, based upon an agreement between the applicant
and the Commissioners.
808.3.
Use of Fees. Fee-in-lieu payments shall be used to expand and
improve existing public parks or to acquire land and develop new recreational
facilities. Fees received for a particular development shall be expended
on sites or facilities accessible to residents of the proposed development
as defined below:
A.
The Township shall use fees collected within the recreation service
area from which funds were collected for the purpose of purchasing
land or constructing or purchasing any equipment, structures, courts,
fields or other recreational facilities. All improvements or purchases
shall be associated with facilities accessible to the residents of
the development. Fees collected may also be used for facilities accessible
and designed for use by all residents of the Township.
B.
A fee authorized by this chapter shall, upon receipt by the Township,
be deposited in an interest-bearing account, designated as the "Township
Parks and Recreation Fund." Interest earned on such accounts shall
become funds of that account. Funds from such accounts shall be expended
only upon the design, construction, or acquisition of specific recreational
facilities as approved by the Commissioners.
C.
Upon request of an applicant who has paid fees under this chapter,
the Township shall refund such fees, plus interest accumulated thereon
from the date of payment, if the Township has failed to utilize said
funds for recreation purposes within three years from the date that
the fees were paid.
808.4.
Mobile Home Park. Anything to the contrary in this Chapter 22, Subdivision and Land Development, notwithstanding, mobile home parks shall be governed by the following standards:
[Added by Ord. 690, 7/13/2016]
A.
Minimum Size. At least 5% of the land within a mobile home park site
shall be reserved or dedicated for recreational purposes. Other Standards.
The recreation open space shall meet the standards at Subsection 808.1B,
C, D, E, F, G, H, I and J, subject to the following exceptions:
(1)
All requirements of frontage upon or access to a public street
shall instead be applied to require the same frontage upon or access
to a private street.
(2)
All streets internal to the mobile home park shall be private
streets, subject to the requirements set forth at § 22-907.l.B(1)
pertaining to private street frontage.
[Ord. 686, 8/12/2015]
809.1.
Preservation of Existing Vegetation.
A.
All subdivisions and land developments shall be laid out in such
a manner as to minimize the removal and/or disturbance of healthy
trees, shrubs, and other vegetation on the site. Special consideration
shall be given to mature specimen trees and ecologically significant
vegetation.
B.
Removal or disturbance of vegetation in environmentally sensitive
areas, including wetlands, floodplains, steep slopes, riparian corridors,
wildlife habitats, and ecologically significant woodlands as identified
in the Allegheny County Natural Heritage Inventory or other sources
shall be undertaken only as permitted in § 22-809.1D(1)
to minimize the adverse effects of such actions.
C.
The applicant shall prove to the satisfaction of the Commissioners
that vegetation removal is minimized. A written document or plan may
be requested to be performed by a registered landscape architect or
other qualified professional showing that no more-desirable layouts
are possible and no alternative clearing or grading plan would reduce
the loss of mature trees, tree masses, and woodlands.
D.
Each freestanding mature tree, tree mass, or woodland on the site
shall be designated "to remain" or "to be removed" in accordance with
the following criteria:
(1)
A mature tree, tree mass, or woodland may be designated "to
be removed" only if it meets any of the following criteria:
(a)
The outermost branches of the tree(s) are at least five feet
or the trunk of the tree at least 20 feet, whichever is less, from
any proposed buildings, structures, paving, parking, or utilities
(overhead or underground).
(b)
The outermost branches of the tree(s) are at least five feet
or the trunk of the tree is at least 20 feet, whichever is greater,
from any proposed changes in grade or drainage, such as excavations,
mounding, or impoundments.
(c)
The tree(s) interfere with traffic safety or are located within
proposed sight triangles.
(d)
The tree(s), by its location or apparent health, poses any undue
threat to the health, safety, and welfare of the community.
(2)
Mature trees, tree masses, or woodlands that do not fit the
above criteria should be designated "to remain."
(3)
Unique or specimen trees should be preserved.
809.2.
Protection of Existing Vegetation. Existing vegetation designated
"to remain," in accordance with § 22-809.1D(1), as part
of the landscaping of a subdivision or land development shall be identified
in the field prior to any clearing and shall be physically protected
throughout the construction process. A temporary, sturdy, physical
barrier, such as a snow fence, shall be erected a minimum of one foot
outside the dripline or a minimum of 20 feet from the tree's trunk,
whichever is greater, on all sides of freestanding trees, tree masses,
or woodlands prior to major clearing or construction. The barrier
shall be placed to prevent disturbance to or compaction of soil inside
the barrier and shall remain until construction is complete. The barrier
shall be shown on the erosion and sedimentation control plan and the
landscape plan. Reference to the installation of tree protection should
be included in the sequence of construction notes to ensure incorporation
of tree protection before the earliest stages of site disturbance.
809.3.
Credit for Preserved Trees. Requirements for street trees and
buffer plantings may be met, whenever possible, by preserving existing
trees. Credit for existing trees which are "to remain," as determined
in § 22-809.1A(4), to offset either the street tree or buffer
planting requirements are to be calculated as follows:
|
Preserved Tree
(dbh)
|
Number of Trees Credited
(2 1/2 inches' caliper)
|
|---|---|
|
36 inches or greater
|
8 trees
|
|
18 to 35 inches
|
6 trees
|
|
12 to 17 inches
|
4 trees
|
|
8 to 11 inches
|
2 trees
|
809.4.
Tree Replacement Planting Requirements.
A.
Any subdivision or land development proposal which will result in
the destruction of 25% of the existing trees six inches' dbh or greater
on a lot shall replace the removed trees. The total tree removal impact
of woodland areas designated "to be removed" shall be measured by
a forest density survey that calculates the approximate quantity of
trees (with six inches' or greater dbh) per square foot area. Calculated
woodland tree removals and individual mature tree removals shall be
listed on the plan.
B.
Each tree six inches' dbh or greater that is destroyed shall be replaced
with one tree with a caliper of 2 1/2 inches.
C.
Replacement trees shall be planted on the site to mitigate for the
existing trees removed, in addition to other landscaping requirements.
Proposed replacement tree plantings shall be listed on the plan.
D.
If the site does not reasonably contain enough room for the required
replacement trees, the Township may allow the developer to locate
some or all of the replacement trees on public lands or accept an
equivalent fee in lieu of plantings, at its discretion.
E.
Calculation and estimation of existing trees shall be performed before
any clearing commences and shall be documented on the plan.
F.
Calculation and estimation of the existing trees remaining after
construction shall be performed and compared with the calculations
of the approved plan. Any tree removals additional to those on the
approved plan shall be replaced as required by this section prior
to the issuing of any occupancy permits.
[Ord. 686, 8/12/2015]
810.1.
When a subdivision or land development includes an existing
or proposed trail with public access customarily used by pedestrians,
bicyclists and/or equestrians as delineated in the Township's adopted
Open Space or Recreation Plans, the applicant shall make provision
for the continued recreational use of the trail, subject to alterations
of the course of the trail within the boundaries of the development
under the following conditions:
A.
The points at which the trail enters and exits the tract shall remain
unchanged.
B.
The proposed alteration will not diminish the trail design and function.
C.
Where an existing trail runs coincidentally with the paved road intended
for use by motorized vehicles, landscaping and other physical structures
shall be used to increase the separation between the trail and the
road.
D.
No impediment to trail use, in the form of structures, utilities,
landscaping or other obstructions that may burden future public acquisition
of a public trail easement, shall be located within the area defined
on the plan as available for future recreational use of the trail.
E.
A notation shall be placed on the plan to state that the pathway
for a potential trail is to remain free of structures, utilities,
landscaping or other obstructions to use of the trail.
F.
No grading shall be permitted that would render the potential trail
area unsuitable for pedestrian/bicycle use.
810.2.
When existing developed parcels adjacent to a proposed subdivision
or land development allow for dedicated public access through a defined
area for the purpose of connecting to a local or regional trail, this
connection should be continued through a dedicated public accessway
to serve the proposed development.
810.3.
When a subdivision or land development lies adjacent to a park,
school, or other pedestrian destination, pedestrian connections should
be made to that destination.
810.4.
All trails and pathways shall be constructed before occupancy
of residences and other buildings adjoining the trail.
810.5.
When trails are intended for public use, they shall be protected
by a permanent access easement on the properties on which they are
located. The width of the protected area in which the trail is located
shall be a minimum of 20 feet. The language of the easement shall
be to the satisfaction of the Township upon recommendation of the
Township Solicitor.
810.6.
Trails and pathways shall have adequate access for use by all
residents of the development or, preferably, the general public.
810.7.
Trails shall be landscaped to help delineate the route of the
trail and screen surrounding properties from trail users. Maintenance
of the landscaping shall be the responsibility of the owner of the
trail/easement.
