Borough of Watsontown, PA REQUIRED IMPROVEMENTS

[Ord. 2005-2, 4/4/2005]

General. The minimum improvements required of all subdivisions shall be as set forth in this section. Additional or higher-type improvements may be required in specific cases where, in the opinion of the Commission, they are necessary to create conditions essential to the health, safety, morale, and general welfare of the citizens of the Borough.

Monuments and Markers. Monuments shall be placed so that the scored or marked point shall coincide exactly with the intersection of the lines to be marked, and shall be set so that the top of the monument or marker is level with the surface of the surrounding ground.

Monuments shall be set at the intersection of all lines forming angles in the boundary of the subdivision and at the intersection of street lines as determined by the Planning Commission. Monuments may be of the following three types:

(1)

Cut stone five inches by five inches by three feet zero inches long with a drill hole in the center.

(2)

Concrete four inches by four inches by three feet zero inches long with a one-half-inch round brass pin in the center.

(3)

A two-inch round galvanized pipe three feet zero inches long with a brass or aluminum cap with a punch hole for center.

Markers shall be set at the beginning and ending of all curves along street property lines, at all points where lot lines intersect curves, either front or rear; at all angles in property lines of lots; at all corner lots. Markers shall consist of iron or steel bars at least 36 inches long and not less than 5/8 inch in diameter, or any alternate type which the Commission deems suitable and of sufficient quality to adequately fulfill its function.

Removal. Any monuments or markers that are removed must be replaced by a registered engineer or a registered land surveyor at the expense of the person removing them.

Streets.

Streets shall be constructed in accordance with a schedule to be submitted by the developer and approved by the Planning Commission. Streets shall be graded, surfaced, and improved to the grades and dimensions shown on plans, profiles, and cross sections submitted by the subdivider/developer and approved by the Commission. No surface paving shall be provided until the base course has been in place for a full winter, nor shall such surface be provided until all required utilities have been properly installed.

All streets shall be constructed in accordance with PennDOT Specifications, Form 408, and in accordance with the standards contained in the following table; provided, however, that for local access streets,*** the Municipality will consider any alternative supported by a maintenance bond to be provided by the developer to cover a period of three-years from the date on which the street is opened to traffic.

Alternatives		Type	Local Access***	Collectors and Arterial
Rigid Pave		Plain Cem. Conc.	6"	6"
		Sub Base	6"*
Flexible Pave
	Surface	ID - 2	1 1/2"	1 1/2"
	Base	Bit-Conc.	2"	6"
	Subbase	S.B.	6"	6"

	Surface	ID - 2	1 1/2"	1 1/2"
	Base	A-L-P/Agg-Cem	5"	6"
	Subbase	S.B.	6"	6"

	Surface	ID - 2	2 1/2"**	3"
	Base	Crushed Agg	6"	10"
	Subbase	S.B.	6"	9"

	Surface	ID - 2	1 1/2"	1 1/2"
	Base	Agg - Bit.	5"	7"
	Subbase	S.B.	6"	9"

	NOTES:
	*	Only required for silty soils or poorly drained conditions
	**	Or 3 inches FB-1 or FB-2
	***	Including service roads and marginal access streets

Subsurface drainage and all utilities shall be installed prior to installing the street surface.

Driveway designs shall be subject to the approval of the Municipal Engineer. Driveway entrances or aprons within the street right-of-way shall be surfaced to their full width, the type of surface to be the same as specified by the engineering specifications for the streets. Where sidewalks are installed, the required driveway surfacing shall end at the street side of the sidewalk. This requirement shall be the obligation of the parties who shall erect structures on any parcel within the subdivision/development. The developer shall include such requirement in the sales contract and in the deed restrictions.

Curbs and Gutters. Wherever the lots in a proposed subdivision will result in a density of more than one dwelling unit per net acre, or where multifamily dwellings are provided, curbs and gutters shall be installed in accordance with the following specifications. The Commission may require installation of curbs and/or gutters in any subdivision where the evidence indicates that such improvements are necessary for proper drainage. Curbs may be of the following two types:

Straight portland cement curb, 22 inches by six inches, top rolled and battered to eight inches at bottom, six inches face exposed above finish road surface.

Integral curb and gutter, 24 inches by six inches by six inches, battered and rolled portland cement concrete.

Public Water Supply.

Where a water main supply system is accessible, or where plans approved by the governing body provide for the installation of such public water facilities which will be accessible to the proposed development, the developer shall provide the development with a complete water main supply system to be connected to the existing or proposed water main supply system. Where a water main supply system is proposed to be accessible to a proposed development, within two years of the date of the approval of the final application, the developer shall provide the development with a complete water main supply system which shall be capped. The system shall be designed by a registered engineer and be approved by the Borough Engineer.

Where installation of a public water main supply system is not required, the developer or owner of the lot shall provide for each lot at the time improvements are erected thereon, an individual water supply in accordance with the Standards of the Pennsylvania Safe Drinking Water Act, Act No. 43 of 1984,[1] as amended.

[1]

Editor's Note: See 35 P.S. § 721.1 et seq.

All new or replacement water supply facilities and systems or any portion thereof located in a flood hazard zone shall be located, designed, and constructed to minimize or eliminate flood damages and the infiltration of floodwaters.

Sanitary Sewer System. Where a public sanitary sewer system is accessible to the subdivision/development, or where plans approved by the governing body provide for the installation of such public sanitary sewer facilities which will be accessible to a proposed development, the developer shall provide the development with a complete sanitary sewer system to be connected to the existing or proposed sanitary sewer system. Where a public sanitary sewer system is proposed to be accessible to a proposed development, within two years of the date of the approval of the final application, the developer shall provide the development with a complete sanitary sewer system which shall be capped. The system shall be designed by a registered engineer and be approved by the Borough Engineer. All new or replacement sanitary sewer facilities and systems, or any portion thereof located in a flood hazard zone shall be located, designed, and constructed to minimize or eliminate flood damages and the infiltration of floodwaters.

Storm Sewers. Whenever the evidence available to the Planning Commission indicates that natural surface drainage is inadequate, the developer shall install a stormwater sewer system in accordance with approved plans and profiles. The system shall be designed, in accordance with § 22-311 hereof, by a registered engineer and be approved by the Borough Engineer.

Sidewalks. Where sidewalks shall be required by the Planning Commission, they shall be installed on each side of the street in accordance with the specifications set forth herein, and as provided in the Borough's Sidewalk Ordinance.[2] The Planning Commission may require the installation of sidewalks in any subdivision or land development where the evidence indicates that sidewalks are necessary for the public safety.

[2]

Editor's Note: See Ch. 21, Streets and Sidewalks.

Street Identification Signs. The subdivider/developer shall provide street identification signs at all intersections. There shall be not less than two street signs at each intersection; they shall be placed in a manner which will make them legible to traffic flows entering the intersection from all directions. The signs shall be constructed in accordance with Borough standards, and shall be subject to the approval of the Municipal Engineer.

10.

Planting Strip. Where a planting strip is provided, the subdivider/developer shall seed the planting strip between the curb and sidewalk, if both are required. If curb and/or sidewalk is not required, the planting strip shall be located in the same area as though they both were required. Where trees may be planted, they shall be placed between the sidewalk and the building line a minimum of four feet from the street right-of-way. No trees shall be planted within a public right-of-way.

11.

Fire Hydrants. Fire hydrants shall be provided by the developer wherever a public water supply system is available, and shall be spaced to provide a hydrant within 500 feet of all property lines in the subdivision/development.

12.

Streetlights. Streetlights shall be provided by the developer in all development in CC and CI Zoning Districts.

13.

Underground Utilities. Underground public utility facilities shall be provided in any development where a new street is provided.

14.

Changes. In cases where any of the foregoing requirements are not deemed appropriate by the Borough Council to serve the public interest, the Borough Council reserves the right to increase, change, alter or substitute materials, manner and specification for any utility or street improvements.

15.

Utilities in Floodplain. All utilities, such as gas and electrical lines, and telephone systems, which are located in the floodplain, shall be located and constructed so as to minimize the chance of impairment during a flood.