[Ord. 657, 4/9/2015]
1.
Minimum Standards. The standards and requirements contained in Part 4 and Part 5 of this chapter shall apply as minimum design standards for subdivision and/or land developments in the Township. The Township may require additional standards in unique situations to promote the purposes of this chapter.
2.
Township Engineer Review. The Township Engineer shall review all subdivision and land development applications for technical compliance with the design standards in this chapter, the Township Standard Details, the Stormwater Management Ordinance [Chapter 23] and all other applicable Township ordinances and regulations. The Township Engineer shall provide a written report containing the review as required by this chapter.
3.
Public Improvements. Where the provisions of this chapter require
the developer to construct and/or improve public streets, sewers,
traffic control devices and other public improvements as a result
of a subdivision and/or land development, the developer shall, as
a condition of final approval of the subdivision and/or land development,
agree to construct these improvements at the developer's cost. As
an alternative, the Board of Supervisors may waive the requirement
that one or more of these improvements be constructed and/or rehabilitated
provided that the developer:
B.
Pays a fee in lieu of the improvement construction and/or rehabilitation
to the Township in an amount equal to the cost of the required improvement
construction and/or rehabilitation as approved by the Township Engineer.
The fees collected by the Township pursuant to this subsection
shall be deposited into a capital improvements account and utilized
and expended for general Township road, traffic, sidewalk, trail,
pedestrian access improvements and other related municipal purposes
in a time period determined by the Township.
[Ord. 657, 4/9/2015]
[Ord. 657, 4/9/2015]
2.
Stripping of Topsoil. No person shall strip, excavate or otherwise remove topsoil, minerals, dirt or slag for sale or for use other than on the lot from which it is taken; except in connection with the construction or alteration of a building on that lot and the excavation or grading incidental to that construction conducted in compliance with the Grading Ordinance [Chapter 9, Part 1].
3.
Major Excavation, Grading and Filling.
A.
Any major cuts, excavation, grading and filling which materially
changes the drainage characteristics of the lot(s) and the lot's relationship
with surrounding properties shall not be permitted, unless first approved
by the Township Engineer. As a condition for such approval, the developer
shall complete a grading plan and preliminary and/or comprehensive
geotechnical investigation report(s) of the lot(s) that such excavation,
grading and filling are to be conducted. The developer shall submit
the plan and report(s) to the Township Engineer for approval.
B.
The grading plan shall show the following, in addition to any other
information required by the Township Engineer, to demonstrate compliance
with the provisions of this section:
D.
The Township Engineer shall not approve any plan in which any such
excavation, grading, cutting and filling will result in a slope exceeding
two feet of horizontal distance for each vertical rise of one foot
(2:1) between adjoining lots or tracts of land, except where adequate
provision is made to prevent slides and erosion and the slope stability
is verified via a geotechnical investigation report reviewed and approved
by the Township geotechnical engineer.
4.
Planting and Cutting of Trees; Removal of Debris.
A.
Planting and cutting of trees shall comply with the vegetation preservation and landscaping provisions of the Zoning Ordinance [Chapter 27].
B.
At the request of the Township Engineer or Board of Supervisors,
the developer may be required to seed grass or plant an approved ground
cover on all lot areas that slope toward streets or adjacent lots
to prevent washing and erosion.
C.
During construction, the developer shall remove and dispose of all
uprooted trees, stumps, brush, rubbish, unused building materials
and debris promptly in the interest of public safety.
[Ord. 657, 4/9/2015]
1.
Layout.
A.
Streets shall be planned to conform to the layout of existing and
planned streets and so located as to allow proper development of surrounding
properties.
2.
Intersections. Intersections involving the crossing of more than
two streets shall be prohibited. Right angle intersections shall be
used whenever practical, but in no case shall the angle of intersection
be less than 60°. Street off-sets of less than 150 feet shall
not be permitted. All streets intersecting a state highway shall be
subject to the review and approval of PennDOT.
3.
Topography. Proposed streets shall be planned to conform to the contour
of the land, to provide buildable lots, to have a suitable alignment
and grade and to allow proper drainage.
4.
Grading. The right-of-way of all streets shall be graded as shown
in the Township Standard Details for protection of slopes beyond the
right-of-way.
5.
Street Grades.
A.
Minimum and maximum longitudinal grades shall be provided on all streets in accordance with the design standards specified in Appendix 22-B, Township Street Design Standards, of this chapter, unless a modification is granted under § 22-209 of this chapter.
B.
Grades shall be measured along the center of the street.
C.
Vertical curves shall be used in changes of grade exceeding 1% and
shall be designed in accordance with the street design standards of
this chapter.
D.
Within 50 feet of all sides of an intersection, no grades shall exceed
the design standards specified in Appendix 22-B, Township Street Design
Standards, of this chapter.
6.
Right-of-Way and Cartway Paving Widths. Minimum street right-of-way
widths and cartway paving widths shall be provided in accordance with
the design standards specified in Appendix 22-B, Township Street Design
Standards, of this chapter. All streets shall be paved in accordance
with the Township Standard Details.
7.
Additional Right-of-Way. The Township may require that additional right-of-way be provided consistent with Appendix 22-B, Township Street Design Standards, the Township Standard Details and/or the Official Map Ordinance [Chapter 14].
8.
Culs-de-Sac.
A.
The Township shall not approve a cul-de-sac when a through street
is practical. A cul-de-sac shall not be more than 900 feet in length
without providing an intermediate turnaround every 900 feet, unless
the Board of Supervisors approve a modification to this requirement.
B.
A cul-de-sac or intermediate turnaround shall have a minimum right-of-way
radius and an outer minimum paving radius as specified in Appendix
22-B, Township Street Design Standards.
C.
All permanent culs-de-sac shall be designed with a snow removal easement
at the terminus. The easement shall extend outward from the street
right-of-way and be a minimum of 50 feet in width and 10 feet in depth.
The easement shall be centered on the projected center line of the
street. The final plan shall contain a note stating that the easement
shall be maintained as open space and no improvements or obstructions
such as driveways, mailboxes, fences or landscaping shall be permitted.
9.
Temporary Turnarounds. The Township may require a temporary turnaround
where a road is constructed to an adjoining property line or where
a developer and/or landowner proposes to phase street construction
within a development. The right-of-way width required for a temporary
turnaround shall be a minimum of 60 feet and the outer paving radius
of the temporary turnaround shall be 25 feet.
10.
Visibility.
A.
No fence, hedges, shrubbery, walls, plantings or similar obstructions
shall be located within the street right-of-way; no such obstruction
shall obscure visibility at any intersection.
B.
A clear sight triangle, as defined by this chapter, shall be maintained
free of any obstructions at intersections.
11.
Street Names.
A.
All new street names shall be approved by the Planning Director.
Names of new streets shall be sufficiently different in sound and
spelling from names of existing Township streets so as not to cause
confusion.
B.
A street that is planned as a continuation of an existing street
shall bear the same name.
12.
Entrance Islands. No entrance island or other architectural feature
shall be permitted within the right-of-way of any public street unless
constructed in accordance with the Township Standard Details. Any
person, partnership or corporation that desires to construct an entrance
island shall, at the execution of the initial development agreement
for the development, deposit a minimum of $5,000 to the Township.
These funds shall be utilized for future maintenance of the island.
Additionally, the Township shall not assume responsibility for the
island's maintenance until a minimum of 90% of the lots in the development
have been built upon.
13.
Private Streets. Private streets shall meet all the design standards
for public streets as required by this chapter. The developer shall
provide a private road access and maintenance agreement, in a form
acceptable to the Township, which shall, at a minimum, set forth the
following:
A.
The access rights over the private street to each lot utilizing the
private street and a description of each lot that will have such access
rights.
B.
That the private street shall be constructed and maintained in accordance
with the design standards and specifications of this chapter and the
Township Standard Details.
C.
The method of assessing maintenance and repair costs.
D.
The conditions for any dedication of the private street to a public
entity.
This access and maintenance agreement shall be recorded with
the Allegheny County Department of Real Estate after recording of
the final plan. Reference to this recorded access and maintenance
agreement shall be provided in the deeds of the lots having use of
the private street.
14.
Township Street Design Standards. All streets shall be designed and
constructed in accordance with the Township Standard Details and Appendix
22-B, Township Street Design Standards, in this chapter.
[Ord. 657, 4/9/2015]
Service streets, as defined by this chapter, shall not be permitted
in residential developments but may be provided in any nonresidential
development where needed for loading, unloading or secondary access.
Service streets shall meet the minimum design standards specified
in this chapter.
[Ord. 657, 4/9/2015]
1.
Easements for sanitary sewers, waterlines and access to stormwater
management facilities dedicated to the Township shall be required
to have a minimum width of 20 feet. Where a subdivision or land development
is or will be traversed by a watercourse, the developer shall provide
a stormwater easement or drainage right-of-way of a width sufficient
for the purpose but not less than 20 feet.
2.
Easements for shallow buried utilities, such as cable television,
telephone, electric or gas distribution facilities, shall be a minimum
of five feet to 15 feet, as required by the Township Engineer.
3.
All easements shall also conform to the requirements of the Township
Standard Details.
[Ord. 657, 4/9/2015]
The following standards shall apply to all proposed lots in
accordance with this chapter:
A.
Lot Area. Minimum lot areas shall conform to the requirements of the Zoning Ordinance [Chapter 27].
B.
Frontage. All lots shall have frontage along and primary access from the right-of-way of a public street or private street, which is constructed in accordance with the requirements of this chapter and the Township Standard Details. Lot frontage widths shall conform to the requirements of the Zoning Ordinance [Chapter 27]. For any lot on a cul-de-sac, turnaround or curve, the minimum lot width shall be determined at the minimum required front building line.
C.
Double Frontage. Double-frontage lots, as defined herein, shall be
avoided except where:
(1)
A double-frontage lot is the only practical alternative, in
which case vehicular access shall be limited to only one street and
that street shall be the street with the lower volume of traffic,
if physically feasible. The final plat and land development plan shall
contain a notation restricting vehicular access to one frontage; or
where:
E.
Building Setback Lines. Building setback lines of lots shall conform to the minimum requirements of the Zoning Ordinance [Chapter 27], and shall be shown on the final plat and land development plan. The distance to a building setback line shall be measured from the applicable lot line and shall comply with the Zoning Ordinance [Chapter 27]. Building setback lines on private streets shall be the required setback as per the Zoning Ordinance [Chapter 27].
F.
Grading. Lots shall be graded to provide drainage away from buildings
and structures, and where practical, water shall be drained to the
street rather than to adjoining property. The developer shall be required
to provide drains or other drainage facilities, as approved by the
Township Engineer, to drain off surface water within the development.
G.
Driveways.
(1)
For minor land developments, developers are not required to
pave driveways serving single-family and two-family dwellings; however,
in lieu of paving, the driveway shall have a covering of aggregate
at least two inches thick for a distance of 30 feet from the street's
right-of-way. The area between the sidewalk and the curb or the edge
of the cartway shall be concrete, as required by the Township Standard
Details.
(4)
No driveway shall have a slope of more than 12%. Driveways may
extend from the right-of-way line of the street to the cartway of
the street, but shall not change the grade or contour of the street
right-of-way. No person shall 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 any purpose without first obtaining a
permit from the Township Roadmaster.
I.
House Numbers.
(1)
The Planning Director shall assign house numbers. House numbers
shall be posted at each house so as to be easily visible and readable
from the street where feasible.
J.
Lease Parcel. A lease parcel related to an unmanned communications
tower or unmanned essential services shall not be required to comply
with the lot and parcel configuration requirements of this chapter
provided that the entire lease parcel is located within the Township
and complies with the requirements of this chapter.
[Ord. 657, 4/9/2015]
All stormwater management, collection, conveyance, erosion control and floodplain considerations shall be accomplished in accordance with the provisions of the Stormwater Management Ordinance [Chapter 23].
A.
Stormwater Management. All subdivision and/or land development applications shall include stormwater management data. The stormwater management data shall identify all proposed stormwater management facilities and supportive information as required by the Stormwater Management Ordinance [Chapter 23].
B.
Floodplains.
(1)
Floodplain areas shall be established and preserved as provided by the Floodplain Ordinance [Chapter 8].
(2)
Whenever a floodplain is located within or along a lot, the
plan shall include the boundary of the floodplain and the elevation
or locational dimensions from the center line of the watercourse,
a plan note that the floodplain shall be kept free of structures,
fill and other encroachments and a plan note that floor elevations
for all structures adjacent to the floodplain shall be two feet above
the one-hundred-year flood elevation.
[Ord. 657, 4/9/2015]
1.
Size and Grade. Storm drains shall be adequate for the anticipated
runoff originating on or running through the site when the land development
is fully developed. The minimum diameter of storm sewers shall be
15 inches, and the minimum grade shall be 1%, unless otherwise approved
by the Township Engineer.
2.
Manholes.
A.
For pipe sizes of twenty-four-inch diameter or less, manholes shall
be spaced at a maximum of 400 feet; for pipe sizes larger than twenty-four-inch
diameter, the maximum distances between manholes shall be 600 feet.
B.
Manholes shall be installed at all points of abrupt changes in alignment
and grade.
C.
Inlets may be substituted for manholes where practical.
D.
Manholes shall not be permitted to be constructed at a depth below
finished grade greater than 15 feet.
4.
Castings. Manholes and inlet castings shall be installed as indicated
in the Township Standard Details.
5.
Stormwater Roof Drains. Stormwater roof drains shall be discharged
into an on-lot detention sump. The sump's size and design shall comply
with the Township Standard Details.
6.
Unnatural Drainage. Whenever site construction prevents or concentrates
the natural flow of storm drainage in such a way that affects adjoining
properties, the developer shall obtain the adjacent property owners'
approval in writing. The Township's approval of plans does not authorize
or sanction drainage affecting adjoining properties.
7.
Watercourses.
A.
Open watercourses shall not be permitted within the rights-of-way of streets. The stopping, filling up, confining or other interference with or changing the course of drains, ditches, streams and watercourses in the Township shall not be permitted unless a modification is obtained from the Board of Supervisors pursuant to § 22-209.
B.
A permit must be obtained from the Pennsylvania Department of Environmental
Protection (DEP) for construction or changes in a watercourse as required
by applicable DEP regulations.
8.
Bridges and Culverts. All bridges and culverts shall be designed
to support expected loads and to carry expected flows originating
on or running through the site and shall be constructed to the full
width of the right-of-way. Bridges and culverts shall be designed
to meet current PennDOT standards.
[Ord. 657, 4/9/2015]
1.
Sanitary Sewage Disposal.
A.
All sanitary sewage facilities shall comply with the applicable federal,
state, county, Township, DEP, ACHD and MTMA laws, statutes, ordinances,
resolutions and regulations.
B.
For each subdivision and land development, the applicant shall provide
the Township with written proof in a form acceptable to the Township
that:
(1)
A sanitary sewage facility planning module has been approved
by the governmental agency or agencies having jurisdiction over the
sanitary sewage facility (including, but not limited to, DEP, ACHD,
the MTMA and/or the appropriate successor agency/entity).
(2)
The sanitary sewage facility is designed in accordance with
the applicable regulations of the governmental agency or agencies
having jurisdiction over the sanitary sewage facility (including,
but not limited to, DEP, ACHD, the MTMA and/or the appropriate successor
agency/entity).
The proofs required in this subsection shall be in the form
of a letter, certificate and/or permit executed by an authorized official
of the governmental agency or agencies having jurisdiction over the
sanitary sewage facility. The requirements of this subsection shall
not apply to lot consolidation plans and lot line revision plans which
do not propose new sanitary sewage facilities.
2.
Sanitary Sewers.
A.
Installation.
(1)
Installation of sanitary sewers and appurtenances shall be in
accordance with the rules and regulations of the Moon Township Municipal
Authority.
(2)
All installations, including house connections, shall be made
prior to the paving of the street and shall be thoroughly tamped.
(3)
All street crossings within the public street right-of-way shall
be inspected by the Township.
B.
Minimum Size and Grade. The minimum diameter of sanitary sewers shall
be eight inches and the minimum grade shall be 0.5%.
C.
Laterals.
(1)
Lateral connections, where required, shall be installed to the
right-of-way line of the street prior to road paving.
(2)
Each building shall have a separate lateral connection to the
public sewer system, except for garages that are accessory to a residential
dwelling unit and may be connected to the dwelling unit's lateral.
[Ord. 657, 4/9/2015]
1.
Water Supply. Every lot, dwelling unit, commercial or industrial
building, public or semipublic building shall be provided with a potable
water supply of sufficient quality, quantity and pressure to meet
the applicable minimum standards of the Township, DEP, ACHD and MTMA.
3.
Installation.
A.
Installation of water mains and appurtenances shall be made in accordance
with the rules and regulations of the Moon Township Municipal Authority.
B.
All water mains and house connections shall be made prior to the
paving of the street and shall be thoroughly tamped.
C.
The Township shall inspect all street crossings within the public
street right-of-way.
4.
Hydrants, Gate Valves and Meters.
A.
Fire hydrants, gate valves and meters shall be of the type and design
required by the Township.
B.
Fire hydrants shall be located at accessible points and located to
give adequate fire protection as outlined by the Board of Underwriters.
C.
Gate valves shall be located as directed by the Township Engineer.
[Ord. 657, 4/9/2015]
If required by the Township Engineer, a qualified testing laboratory
shall test all construction materials used in sewers, streets, sidewalks
and other required improvements. The developer and/or landowner shall
bear all costs for such tests.
[Ord. 657, 4/9/2015]
(Reserved)
[Ord. 657, 4/9/2015]
1.
The provisions and requirements of this section shall apply to all
minor and major land developments which would, upon build-out, result
in the creation of three or more dwelling units.
2.
The developer shall dedicate land to be used for purposes of recreation and open space at a per unit amount as specified in Subsection 14A.
3.
Land offered for dedication shall meet the following criteria:
A.
The land shall be physically and legally accessible to all residents
of the proposed development. The land may be an integrated part of
the development, within the recreational service area of the development.
The land, with the approval of the Board of Supervisors, may be land
provided for use by all residents of the Township. Said land shall
be centrally located and dedicated for the purpose of a community
center or similar centralized recreational function as recommended
by the Comprehensive Parks, Recreation and Open Space Plan.
C.
No more than 50% of the land offered for dedication may possess more
than 5% slope.
D.
At least 50% of the land offered for dedication shall be developed
as active recreation with at least two types of active recreational
opportunities offered. The active recreation areas must be graded
to avoid any drainage problems. Additional facilities may be required
by the Board of Supervisors. The Board shall apply national standards
including those of the National Recreation and Parks Administration
to determine the needs of the assumed population of new developments
and shall require corresponding facilities accordingly.
E.
All playing fields and associated structures shall be set back at
least 30 feet from all property lines.
F.
A trail system, if accepted by the Board of Supervisors, may substitute
for one of the required active recreation types.
G.
Land offered for dedication shall, where possible, be situated such
that the lot abuts adjacent open space and recreational facilities
thus creating an integrated network of open space, trails, and recreational
areas.
4.
The Township incorporates all rights granted in § 705(f)
of the Municipalities Planning Code, 53 P.S. § 10705(f),
regarding the maintenance of common open space including the right
of the Township to maintain property which the owner or homeowners
association fails to maintain and to file liens against all properties
having an interest in said association.
5.
The dedication of land to the Township shall be by general warranty
deed wherever possible. In lieu thereof, the Board of Supervisors,
at its discretion, may require the creation of a homeowners association
or similar entity charged with the maintenance of the facility. The
Board of Supervisors 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.
6.
The developer may pay a fee in lieu of land dedication at a per unit amount as specified in Subsection 14B below.
7.
The fee in lieu paid by the developer shall be offered in the form
of cash, bond, cashier's or certified check, or held in an escrow
account payable upon final approval of a plan. Payment of said funds
shall be a condition of final approval of the plan and its release
for recordation. In lieu of payment as a condition of final approval,
the developer may elect to place a note on the plan which states that
the issuance of a building permit for each lot or dwelling unit is
conditioned upon the payment of the fee in lieu amount specified in
this chapter at the time of final approval.
8.
All such fees collected shall, upon receipt by the Township, be deposited
in an interest-bearing account, clearly identifying the specific recreation
facilities for which the fee was received. Interest earned on such
accounts shall become funds of that account. Funds from such accounts
shall be expended only in properly allocable portions of the costs
incurred to construct the specific recreational facilities for which
the funds were collected.
9.
Upon request of any persons who paid any fees under this subsection,
the Township shall refund such fee, plus interest accumulated thereon
from the date of payment, if the Township had failed to utilize the
fee paid for the purposes set forth in this section within three years
from the date such fee was paid.
10.
Use of Fees Collected. 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. Said facilities shall be centrally located and dedicated
for the purpose of a community center or similar centralized recreational
function as recommended by the Comprehensive Parks, Recreation and
Open Space Plan.
11.
The allocation of all fees collected shall be based upon recommendations
of the Comprehensive Parks, Recreation and Open Space Plan as well
as the Recreational Capital Improvements Program.
12.
The developer may offer, in lieu of both land dedication requirements
and associated fees in lieu thereof, to pay for 75% of the required
fee to be deposited in an interest bearing account for the purpose
of repairing or upgrading existing equipment noted in the Comprehensive
Parks, Recreation and Open Space Plan as in need of improvement. Said
funds may only be used for equipment repair and upgrades in public
parks in the recreational planning area in which the associated plan
is proposed. The decision of accepting the offer of such funds rests
solely with the Board of Supervisors based on current needs and recommendations
from the Comprehensive Parks, Recreation and Open Space Plan as well
as the Recreation Capital Improvements Program.
14.
Calculation of Mandatory Land Dedication and Fee in Lieu Thereof.
A.
Land dedication required by dwelling units shall be .024 acres per
dwelling unit.
B.
Fee in lieu of land required by dwelling units shall be calculated
as follows: $15,000 (estimated fair market value per acre) by .024
acres per unit plus $200 per unit (assessed for improvements to public
park lands) equals $560 (fee per unit).
15.
Recreation Service Areas. Table 22-2 shall define the radius of existing
and proposed parks and recreation facilities based on their size and
usage.
[Ord. 657, 4/9/2015]
All subdivision and land development applications shall include provisions for landscaping in accordance with the Zoning Ordinance [Chapter 27] and other applicable Township requirements.
