A.
Unless otherwise superseded by state and/or federal laws and/or regulations,
the following land subdivision principles, standards and requirements
shall be applied by the Township Board of Commissioners in evaluating
the plans for proposed subdivisions and shall be the minimum requirements.
B.
This article sets forth design standards and requirements for all
subdivision and land development proposals. The following standards
and requirements shall be applied by the Township in evaluating the
plans for proposed subdivisions and land developments and shall be
the minimum requirements. Any application fee for development shall
conform to the standards set forth in this chapter, unless a modification
is granted under the provisions of this chapter.
(2)
When other local regulations, or state or federal statutes impose
more restrictive standards and requirements than those contained herein,
the more restrictive standards shall be observed.
(3)
Unless otherwise specified by the Township, the requirements of the
Allegheny County Subdivision and Land Development Ordinance, Appendix
1: Drafting Standards for Plans for Recording, shall be applicable.
(4)
Refer to Township roadway and storm sewer improvements details.
Land shall be subdivided only for the purposes for which the
subdivision has been approved or proposed.
A.
A preservation of natural features: The applicant shall make every
effort to preserve shade trees and other 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 runoff. Whenever possible,
the applicant shall preserve trees, scenic points, historic spots
and other community assets and landmarks. All subdivisions over five
acres in size shall include a comprehensive environmental analysis
prepared by a qualified environmental engineer. Such environmental
analysis shall include:
B.
Subsidence. Land subject to subsidence or underground fires shall
either 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.
C.
Flood-prone areas. Portions of land which are poorly drained, subject to periodic flooding, or are in a designated FEMA floodplain or floodway shall be developed in accordance with Chapter 130 of the Township Code and also any applicable Pennsylvania Department of Environmental Protection regulations.
D.
Grading, excavating 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, and, where applicable,
reviewed and approved by the Allegheny County Conservation District.
Such approval shall be based on the preliminary grading plan for minimizing
erosion and sedimentation, controls for excessive slope areas, grading
regulations, and storm drainage regulations in this chapter, and as
may be required by applicable regulatory agencies having jurisdiction
thereof.
E.
Land subject to hazards of life, health and safety shall not be subdivided
until such hazards have been reviewed or corrected.
F.
All portions of a tract being subdivided or developed shall be taken
up in lots, streets, public lands, or other proposed uses so that
remnants and landlocked areas shall be avoided.
Easements with a minimum width of 20 feet shall be provided
in all subdivisions and land developments for poles, wires, conduits,
storm drains, sanitary sewers, gas, water and heat mains and/or other
utility lines intended to service the abutting lots, tracts or parcels.
Additional widths may be required if more than one utility is located
in the same easement. Easements shall be centered on or adjacent to
rear or side lot lines. No structures or trees shall be placed within
such easements. The applicant shall comply with the Pennsylvania Public
Utility Commission (PUC) order of July 8, 1973, which requires electric
and telephone service in residential developments to be placed underground.
Where a subdivision is traversed by a watercourse, there shall be
provided a drainage easement or right-of-way, conforming substantially
with the line of such watercourse and with such width as will be adequate
to preserve natural drainage and provide sufficient width for maintenance.
Applicants shall avail themselves of the facilities provided by the
various authorities or public utility companies in determining the
proper locations for utility line easements.
A.
Water supply.
(1)
All properties in subdivisions shall connect with an approved public
water supply system, if available. The subdivider shall construct
a system of water mains which are to be connected to the public water
system serving the Township wherever same is available. Subdivisions
of three lots or less which are located 1,000 feet beyond the existing
system may be exempted from this requirement by the Township Board
of Commissioners. If the 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. All land developments of other types must be equipped
with a public water supply system, approved as adequate by the Township
Board of Commissioners.
(2)
The plans for the installation of the mains of a water distribution
system shall be prepared with the cooperation of the applicable public
water authority and reviewed and approved by its engineer. A statement
of approval from the Township shall be submitted to the Township Board
of Commissioners.
(3)
Upon completion of a water distribution and supply system, one copy
of the plans for the system shall be filed with the Township Board
of Commissioners. The plan shall also be reviewed and approved by
the Department of Environmental Protection.
(4)
Fire hydrants. It will be the responsibility of the applicant to
provide all subdivisions and land developments with fire hydrants.
Hydrants shall be installed with the installation of the water lines
or as soon as they become available. The location of the hydrants
shall be approximately every 1,000 feet and shall be subject to approval
by the Township on the final plat.
B.
Sanitary sewage disposal.
(1)
Each property shall connect with an approved public sewer system.
Where the sewer is not yet provided, the applicant shall install the
sewer line, including lateral connections as may be necessary to provided
adequate service to each lot when connection with the sewer system
is made. The sewer lines shall be suitably capped at the limits of
the subdivision or development, and the laterals shall be capped at
the street right-of-way line.
(2)
All plats submitted for approval must show sanitary drains separated
from all other drains. No stormwater shall be permitted in sanitary
drains.
(3)
All plats, designs, and data of any new sewage system or for extension
for tapping into any existing system shall be submitted to the Township
for approval and be subject to all its requirements.
(4)
The subdivider shall contract the necessary and required sanitary
sewer lines which shall, when possible, be connected to the public
sewer system serving the Township or a portion thereof.
(5)
If, in the opinion of the Allegheny County Health Officer, the Township
Engineer and/or the Township Board of Commissioners, factors exist
which would create a public health and sanitation problem if a certain
area is developed, the Zoning Hearing Board shall not, in those cases,
approve the subdivision and platting of such area until such factors
are corrected by an adequate sanitary sewer system.
C.
Propane. All propane installation shall be subject to prior approval
of the Township Engineer or other person designated by the Township
and the Pennsylvania Department of Labor and Industry.
A.
Blocks.
(1)
Layout. The length, width and shape of blocks shall be determined
with due regard to:
(a)
Provision of adequate sites for buildings of the type proposed,
any other zoning requirements, and topography.
(b)
Street intersection requirements as outlined by the Township.
(c)
Provision of adequate service areas for deliveries, pickups,
and the like, including, but not limited to, those related to nonresidential
development.
(2)
Length in residential districts.
(a)
Blocks shall have a maximum length of 1,000 feet.
(b)
Any other zoning requirements shall be considered.
(c)
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. Where practicable, blocks along arterial
and collector streets shall not be less than 1,000 feet long.
(3)
Length in commercial and industrial districts. Blocks in commercial
and industrial areas may vary from the elements of design detailed
above, if required by the nature of the use. Any subdivision of land
or land development in the commercial or industrial districts shall
take into consideration the feasibility of creating roads on the lot
that minimize intersections with arterial, collector or local roads.
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.
(4)
Depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except:
(5)
Lot or parcel numbers. Lot numbers or lettered parcels shall be assigned
and approved prior to filing the final subdivision and/or land development
plat.
(6)
Building setback lines on lots and parcels. Building lines of lots
or parcels from street rights-of-way (public or private) shall not
be less than those required by the appropriate zoning classification
under Township Zoning Code,[1] as amended, for the zoning district in which they are
located.
All provisions in this article shall be equally applicable and
binding for both dedicated and privately maintained streets, where
said streets serve more than one dwelling.
A.
General standards:
(1)
All streets intended for public use shall be paved to full cartway
width. In all cases, paving materials and workmanship shall conform
to any and all applicable Township standards, including all Pennsylvania
Department of Transportation Standards adopted by the Township. The
proposed street system shall extend existing or recorded streets at
the same width, but in no case at less than the required minimum width,
and be so located as to allow proper development of surrounding properties.
(2)
Where a subdivision or land development abuts an existing street
of improper width or alignment, the Township Board of Commissioners
may require the dedication of land sufficient to widen the street
or correct the alignment.
(3)
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.
(4)
Proposed streets shall be planned suitable to the contour of the
land, to provide buildable lots, to have a suitable alignment and
grade, and to be able to drain properly in accordance with the standards
established by this chapter or other ordinances.
(5)
Partially completed streets shall not be approved in a development
plan, but all streets shall be constructed as soon as feasible under
the construction schedule in accordance with the designations under
the approved final plat.
(6)
Street name signs shall be installed by the applicant at each street
intersection in accordance to type of materials, design and standards
established by the Township.
(7)
A streetlighting system shall be installed in all developments involving
multifamily dwellings and at all intersections with existing Township
streets/roads. Streetlights may also be required where a hazard exists
as determined by the Township Board of Commissioners.
B.
Street widths shall be as follows:
|
Street Type
|
Minimum Required Width
|
Feet
| |
|---|---|---|---|
|
Collector
|
Right-of-way
Cartway
|
50
24
| |
|
| |||
|
Local
|
Right-of-way
Cartway
|
50
20
| |
|
| |||
|
Permanent cul-de-sac
|
Right-of-way (radius)
Cartway (radius)
|
50
40
| |
|
| |||
|
Split street (having a median with a separate lane of traffic
for each direction)
|
Right-of-way
Cartways (each)
|
70
16
|
(1)
Additional right-of-way and cartway widths may be required by the
Township Board of Commissioners for various reasons, including, but
not limited to:
D.
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:
E.
Vertical curves. Proper sight distance must be provided with respect
to vertical alignment. Such curves shall be measured along the center
line five feet above minimum sight distances.
F.
Intersections.
(1)
Streets shall intersect as nearly as possible at right angles. No
more than two streets shall intersect at the same point. Intersections
with collector streets shall be located not closer than 1,000 feet
apart, measured from the center line of the major street.
(2)
Intersections with connector streets shall be at intervals not less
than 800 feet.
(3)
Intersections with minor streets shall be at intervals not less than
500 feet.
(4)
Staggered intersections shall be provided on collector streets at
a minimum distance of 500 feet; and on connector or minor streets
at not less than 200 feet as measured from center line to center line
along the street common to both intersections.
G.
Sight distance at intersections and obstructions. Embankments, 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, 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.
H.
Culs-de-sac and temporary dead-end streets.
(1)
Cul-de-sac streets, permanently designed as such, shall not exceed
1,000 feet in length. The center line grade on a cul-de-sac street
shall not exceed 8%.
(2)
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 turnaround
shall be guaranteed to the public until such time as the street is
extended. The outer paving radius shall be 40 feet. Temporary dead-end
streets shall not exceed 1,000 feet in length.
I.
Street names.
(1)
Proposed streets which are obviously in alignment with others already
existing and named shall bear the names of the existing streets.
(2)
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 applicant shall submit the proposed
street names to the Township at the time the preliminary discussions
are held and prior to filing a preliminary plat.
A.
Stakeout. In order to assure the Township staff and the Township
Engineer that the road is being paved in the center of the right-of-way
and in accordance with all grades that may have heretofore been approved,
the contractor, applicant and/or road builder must present an affidavit,
signed by a minimum-licensed Pennsylvania title surveyor, that he
has established the recorded and/or legal right-of-way on the ground
by a survey on the ground and has set construction stakes to the desired
construction offset distance at points along the road not exceeding
fifty-foot intervals and has established reference elevation on said
stakes to effect the construction of the road in accordance with all
plans that have been previously approved.
B.
Grading.
(1)
All streets shall be graded to the full width of the right-of-way
and the adjacent side slopes graded to blend with the natural lay
of the land, or in accordance with the cross section presented, to
the satisfaction of the Township Engineer. The slope of the ground
of the entire right-of-way line must be graded toward the paving to
the satisfaction of the Township Engineer or other designated Township
officials. An alternate grading plan may be submitted to the Planning
Commission and approved by the Township Engineer. When filling operations
are required, all topsoil must be removed and the surface roughed
up or scarified in order to assure a good bond between the filled
ground and virgin ground. (If the lateral slope upon which the fill
is to be made is deemed too steep for scarifying to make bond, then
the virgin ground must first be benched and the fill placed upon the
benches). Drainage for any springs, wet areas, existing streams or
wet weather gullies encountered while preparing for filling operations
must be approved by Shaler Township before filling can be commenced.
Fills must be built up with six-inch layers of suitable rock-free,
nonfrozen material, each layer being well compacted with an approved
sheepsfoot ten-ton roller or equivalent approved by Shaler Township,
and well crowned and drained to prevent soaking and spongy areas.
Where fill materials are necessary to establish uniform grades, compacting
shall be required to 95% density and shall be so certified by a qualified
soils technician. No paving shall be placed in any fill area until
at least two months have elapsed since the filling operation was completed.
A slope of two horizontal to one vertical foot beyond the right-of-way
line in cut or fill shall be required as the maximum slope, except
for extraordinary situations approved by Shaler Township.
(2)
Street cross sections for all streets shall be in accordance with
the standards established by Shaler Township or elsewhere herein.
All details of the cross section, crowns, curb, pavement, subgrade
and roadside ditches shall conform to the designated cross section.
(State approval shall also be obtained where necessary.)
(3)
The subgrade shall be well rolled with an approved three-wheel, ten-ton-minimum
roller, crowned in conformance with the finished surface crown, and
must be perfectly smooth and free of spongy areas as well as drained
with approved subgrade drains and/or bleeders, the bleeders draining
into approved dry wells (constructed at a minimum distance of three
feet from the edge of paving), lateral drains, storm sewers or drop
inlets. In all cases the flow lines of the aforementioned dry wells,
lateral drains, storm sewers and drop inlets must be at least 18 inches
to three feet below the lowest part of the subgrade. All drainage
must be constructed and in operation before any fine grading, berm
construction or filling commences. The width of the subgrade shall
include the area to be paved, plus the area of any curbs, berms or
sidewalks.
C.
Berms. Where required, built-up rolled berms shall be constructed
along each edge paving using suitable and approved material (which
shall not include red dog or ashes) with a minimum width of three
feet and sloping toward the paving at a minimum slope of two inches
per foot, using the top of the curb for the start of the upward slope.
The berm shall be constructed before the curb or base is constructed
and simultaneously with the fine grading of the subgrade.
D.
Subbase.
(1)
Where required, the applicant shall place a six-inch compacted subbase
consisting of stone material which shall meet the PennDOT Publication
408 specifications, placed and spread evenly and extensively rolled
in place with a three-wheel, ten-ton roller while maintaining the
crown.
(2)
Where conditions warrant, subsurface drainage systems shall be installed.
Generally, this will mean that subsurface drainage must be installed
in the high side of any cut unless approved otherwise.
(3)
Where conditions warrant, a geotextile shall be installed for the
separation of subgrade and subbase aggregate. Geotextiles shall meet
the PennDOT Publication 408 specifications for "Furnishing and Installing
Geotextiles."
E.
Base course. The applicant shall construct a base course in accordance
with either of the following alternatives, the Township reserving
the right to specify either alternative and/or to modify either alternative:
(1)
A stone base, properly drained, at least eight inches thick, placed
in two layers each approximately four inches thick, the material to
be in accordance with the Specifications of the Pennsylvania Department
of Transportation, Form 408. (This base must be used under any concrete
paving.)
(2)
An ID-2 asphaltic concrete base course (black base), properly placed
and compacted to a minimum thickness of 5 1/2 inches, the material
and installation to be in accordance with the specifications of the
Pennsylvania Department of Transportation, Form 408.
(3)
The applicant shall install said base before any excavation or construction
of dwelling units or building units is undertaken.
F.
Binder course. Where the use of the stone base has been selected
and approved, the applicant shall place ID-2 asphaltic concrete binder
course material and properly compact to a minimum thickness of two
inches.
G.
Curbing.
(1)
All concrete curbs installed within the Township shall be 24 inches
deep and 4,000 psi concrete in nature.
(2)
The base course portion under the wedge-type curb must be installed
at the time of the base course installation and must extend a minimum
of six inches beyond the back of the curb.
(3)
The curb shall be constructed before the wearing surface is placed
using either ID-2 asphaltic concrete base material or ID-2 asphaltic
concrete binder material, depending on the overall design of the road,
and shall be machine-spread and machine-rolled, all materials to be
prepared in a plant approved by the Pennsylvania Department of Transportation
specification, Form 408.
(4)
The curb must be properly barricaded and protected from any traffic
or vehicles of any kind until it has been thoroughly set up and all
voids on the grass plot side have been completely backfilled, the
backfill being placed with proper and approved tamping equipment in
maximum four-inch layers. No traffic or vehicles of any kind will
be permitted to pass over this curb except through driveway approaches.
H.
Design standards.
(1)
Wearing course.
(a)
After placing the ID-2 asphaltic concrete base course (5 1/2
inches) or the ID-2 asphaltic concrete binder course (two inches),
the applicant shall place ID-2 wearing surface course material over
the entire base or binder course (including curbs) and properly compact
to a minimum thickness of 1 1/2 inches.
(b)
After home and other construction is 90% complete, the applicant
shall place ID-2 wearing surface course material over the entire wearing
surface (including curbs) and properly compact to a minimum thickness
of one inch.
(c)
All materials shall be placed and compacted using approved spreaders
and rollers in compliance with Pennsylvania Department of Transportation
Form 408.
I.
Concrete streets and concrete curb construction.
(1)
If concrete street and/or concrete curb construction is desired or
required because of heaving or industrial use of a street or road,
all plans, materials, specifications, construction and inspection
of this type of street or road must be approved by the Township Board
of Commissioners and the Township Engineer.
(2)
The specifications and construction must comply to Portland Cement
Association recommended standards, latest edition, titled "Design
of Concrete Pavement for City Streets." The width of the streets shall
be as set forth elsewhere in this Subdivision and Land Development
chapter. A special street width for divided highways in an enlarged
overall street right-of-way width shall be permitted, but each of
said parallel cartways shall have a minimum width of 15 feet or 16
feet, including twenty-four-inch concrete curbs. (The special street
width must be approved as a special use only when unusual topography,
natural conditions or traffic exist and warrant such exceptions. This
use may be approved or required through special action by the Township
Board of Commissioners.)
A.
Road construction such as filling, berming, subgrade, fine-grade
construction, base construction or surface construction cannot be
commenced before April 1 and must be completed before October 31 of
the same year, unless special permission is granted by the Township
Board of Commissioners otherwise. (It is assumed that the weather
conditions between these dates will be ideal for road construction;
however, if adverse weather conditions occur between these dates,
the contractor or builder must abide by the judgment of the Township
Board of Commissioners, its agents, or assigns, in regard to permissible
construction weather conditions.)
B.
Testing and repair.
(1)
Prior to acceptance by the Township, all roads shall be core bored
at locations to be determined by the Township Engineer, by a reputable
firm certified to do such work. All cores shall be tested for compliance
with all applicable paving regulations and shall include, as a minimum,
standard test for thickness, material gradation and compaction, and
the Township shall be furnished with three copies of a written report
setting forth the test results. All costs associated therewith are
to be paid by the applicant.
(2)
All paving must be in complete compliance with Pennsylvania Department
of Transportation Form 408, and the Township may subject the finished
road to any additional testing set forth therein.
(3)
All roads shall have a smooth, uniform, finished surface. The applicant
shall replace or resurface any areas which do not meet the testing
requirements or do not have a smooth, uniform appearance due to patches,
spalling, poorly butted joints, etc., regardless of the results of
any tests. Any replacement or resurfacing shall be made in a neat,
workmanlike manner extending the entire width of the road, at right
angles to the center line, the extent of the replacement or resurfacing
to be determined by the Township Engineer.
C.
Acceptance of streets.
(1)
Prior to acceptance of any streets and after all road construction
has been completed, the applicant and/or contractor, under the direct
guidance of a licensed Pennsylvania surveyor, must install concrete
monuments with a minimum size of four inches in diameter, four inches
square and three feet long, the center being marked with 1/2 inch
minimum brass wire or bar plug, at all intersections and points of
curvature in order to amply mark the right-of-way before the construction
of the road can be considered as complete and fully prepared for the
Township to accept the maintenance responsibilities.
(2)
The applicant shall be required to furnish the Township with a maintenance
bond prior to the acceptance of any streets by the Township. Such
bonding, with a corporate surety company approved by the Township
Board of Commissioners, shall be in the amount of 15% of the construction
value and shall be for a period of 18 months commencing with the date
of acceptance of said streets by the Township and shall specifically
protect the Township from defects of inferior materials and workmanship
or damage caused by the applicant and those employed by or under contract
to him.
(3)
The applicant or contractor must conform to weight limits restriction
ordinances.
D.
Monuments.
(1)
All streets shall be monumented, and monument locations shall be
shown on the recorded plat. All angle points in the boundary of any
subdivision shall be monumented. All lot corners and angle points
shall be located by iron pins. All monuments and iron pins shall be
placed by a minimum-licensed Pennsylvania title 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 and iron pins shall be set so their top is level with the
finished grade of the surrounding area.
A.
Sidewalks.
(1)
All developments shall provide sidewalks unless otherwise recommended
by Township Planning Commission and/or Township Board of Commissioners.
(2)
Sidewalks shall be at least four feet in width and shall be paved
with an all-weather surface. The use of brick, terrazzo, paving blocks
or similar creative treatment, or pervious pavement materials, is
encouraged. All other design aspects shall comply with the Township's
construction standards. Natural walking trails (i.e., unpaved) may
be approved by Planning Commission where such can be shown to be appropriate
to the development.
B.
Crosswalks.
C.
Sidewalks and crosswalks shall have a minimum gradient of 1% and
maximum gradient of 10%. ADA handicapped access, ramp gradients, railing
requirements and treatment of pavement surfacing shall comply with
applicable requirements of the Pennsylvania Department of Labor and
Industry.
A.
Conservation. Development shall be planned so as to minimize the
removal of existing trees, shrubs and ground cover and to minimize
the amount of land covered by impervious surfaces. All plans shall
be submitted to the Allegheny County Conservation District.
B.
Noise control. Street trees along local and collector streets in
residential areas may be required as a buffer every 25 feet or in
accordance with the established tree pattern of the street(s) on which
the lot exists.
D.
Windbreaks. The use of planting rows to serve as windbreaks to control
the drifting of snow across public and private roadways shall be required.
A.
It is the policy of this Township that all subdivided lands shall
have immediate access to a public street. Because of unique property
configuration and location, this Township recognizes the need for
limited exceptions to the foregoing general policy.
B.
No subdivision will be approved on a private street or road if more
than two lots already front on such street or road or if after subdivision
more than two lots will front on such private street or road.
A.
In order to promote the highest environmental quality possible, the
degree to which the applicant of a subdivision or land development
plan has preserved existing salient natural features and land forms
intrinsic to the site shall be assessed. Terms of approval of a plat
may be subject to the manner in which the layout or design of the
plan has preserved existing natural features such as, but not limited
to, trees, wooded areas and watercourses.
B.
Open space. Where the applicant is offering for dedication, or is
required by ordinance to establish, a reservation of open space or
preserve an area of scenic or historic importance, a "limit of work,"
which will confine excavation, earthmoving procedures and other changes
to the landscape, may be required to ensure preservation and prevent
despoliation of the character of the area in open space.
C.
Tree preservation. Whenever possible, trees shall not be removed
unless they are located within the proposed street right-of-way, within
the proposed building area, or within utility locations and equipment
access areas. In areas where trees are retained, the original grade
level shall be maintained, if possible, so as not to disturb the trees.
D.
Topsoil preservation. All of the topsoil from areas where cuts and
fills have been made should be stockpiled and redistributed uniformly
after grading. All areas of the site shall be stabilized by seeding
or planting on slopes of less than 10% and shall be stabilized by
sodding on slopes 10% or more and planted in ground cover on slopes
20% or greater.
E.
Landscaping. For all multifamily, apartment, office, commercial,
and industrial subdivisions or land developments, a landscaping plan
shall be provided and shall include sufficient plantings for the required
open space, planting strips, screenings, formal gardens, shade trees
and natural barriers.
G.
Preserved landscaping. When there is a conscientious effort to preserve
the existing natural integrity and character of a site and where such
preservation effectuates areas of woodland and trees comparable to
required planting improvements, i.e., landscaping and buffer screening,
the plan may be approved in lieu of additional landscaping requirements.
H.
Trees. The planting of trees within the street right-of-way line
shall not be permitted without the consent of the Township. The planting
of any trees within the private property of each residential lot shall
be at the discretion of the landowner and/or developer.
I.
Watercourse protection. Where a subdivision or land development is
traversed by a natural watercourse, there shall be provided a drainage
easement or right-of-way conforming substantially with the line of
such watercourse and of such width as will be adequate to preserve
natural drainage.
A.
General purpose.
(1)
The Township Board of Commissioners finds that the minimization of
erosion and control of sedimentation in connection with land development
and subdivision are in the public interest, affecting public health,
safety and welfare, and therefore those regulations governing erosion
control and sedimentation control are necessary for the Township.
(2)
No changes shall be made in the contour of the land, and no grading,
excavating, removal or destruction to the topsoil, trees or other
vegetative cover of the land shall be commenced, until such time that
a plan for minimizing erosion and sedimentation has been processed
with and reviewed by the Township Engineer and/or the Allegheny County
Conservation District, or there has been a determination by the above
entities that such plans are not necessary.
(3)
No subdivision or land development plan shall be approved unless:
i) there has been an erosion and sedimentation control plan approved
by the Township Board of Commissioners that provides for minimizing
erosion and sedimentation, and an improvement bond or other acceptable
securities are deposited with the Township in the form of an escrow
guaranty which will ensure installation and completion of the required
improvements; or ii) there has been a determination by the Township
Board of Commissioners that a plan for minimizing erosion and sedimentation
is not necessary.
(4)
Where not specified, measures used to control erosion and reduce
sedimentation shall as a minimum meet the standards and specifications
of the Allegheny County Conservation District and the State Clean
Streams Act,[1] and shall comply with applicable regulations of the Department
of Environmental Protection. The Township Engineer, or other officials
as designated, shall ensure compliance with the appropriate specifications,
copies of which are available from the Soil and Water Conservation
District.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
B.
Performance principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
(1)
Stripping of vegetation, regrading or other development shall be
done in such a way that will prevent all but minor erosion.
(2)
Development plans 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 runoff.
(3)
Whenever feasible, natural vegetation shall be retained, protected,
and supplemented.
(4)
The disturbed area and the duration of exposure shall be kept to
a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as practicable.
(6)
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
(7)
The permanent final vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
(8)
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps, or similar measures.
C.
Grading for erosion and other environmental controls. In order to
provide a suitable site for building and other uses, improve surface
drainage, and control erosion, the following requirements shall be
met:
(1)
Streets shall be improved to a mud-free or otherwise permanently
passable condition as one of the first items of work done on a subdivision
or development. The wearing surface shall be installed as approved
in the final plan.
(2)
Provisions shall be made to prevent surface water from damaging the
cut face of excavation, or the sloping surfaces of fills, by installation
of temporary or permanent drainage across or above these areas.
(3)
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
(4)
Fills placed adjacent to watercourses shall have suitable protection
against erosion during periods of flooding.
(5)
During grading operations, necessary measures for dust control will
be exercised.
(6)
Grading equipment will not be allowed to enter into flowing streams,
unless permitted by the Pennsylvania Department of Environmental Protection.
D.
Responsibility.
(1)
Whenever sedimentation damage is caused by stripping vegetation,
grading or other development, it shall be the collective responsibility
of the applicant, and of the contractor, person, corporation and other
entity causing such sedimentation, to remove it from all adjoining
surfaces, drainage systems and watercourses and to repair any damage
at their expense as quickly as possible.
(2)
Maintenance of all erosion and sedimentation control facilities during
the construction and development period is the responsibility of the
applicant.
(3)
It is the responsibility of any applicant, and any person, corporation,
or other entity doing any act on or across a communal stream, watercourse
or swale, or upon the floodplain or right-of-way, to maintain as nearly
as possible in its present state the stream, watercourse, swale, floodplain
or right-of-way during the pendency of the activity to return it to
its original or equal condition after such activity is completed.
(4)
The applicant shall provide and install, at his expense, in accordance
with Township requirements, all drainage and erosion control improvements
(temporary and permanent) shown on the erosion and sediment control
plan.
E.
Compliance with regulations and procedures.
(1)
The Township Board of Commissioners, in its consideration of all
preliminary plans of subdivision and land development, shall condition
its approval upon the execution of erosion and sediment control measures.
(3)
Stream channel construction. Stream channel construction on watersheds
with drainage areas in excess of 1/2 square mile, or in those cases
where downstream hazards exist, will conform to criteria established
by the Pennsylvania Department of Environmental Protection.
See Chapter 130, Flood Damage Prevention.
