[Ord. 1994-1, 7/--/1994, § 501]
1.
The developer shall install, at no expense to the Township, all the
improvements that he/she and the Board of Supervisors agree upon in
accordance with the standards outlined in this Part.
2.
The Board of Supervisors upon recommendation of the Planning Commission
may at the Board's discretion modify the improvements required
of the developer where unusual conditions are present, where normal
application of the requirements would jeopardize the public safety
or the safety of any occupants of the plan or subdivision or abutting
properties or where the design standards impose a clear hardship on
the developer through no fault created by him/her.
3.
The Township Engineer shall inspect the installation of required improvements under bond in all approved plans or subdivisions while they are being installed and upon completion in accordance with § 22-308 of these regulations. Where improvements are not under bond they may be inspected and approved by the Board of Supervisors.
4.
The design standards contained in this chapter are minimum standards.
When restrictive covenants or deed restrictions imposed by a developer
on his plan are more restrictive they shall govern.
5.
Land containing wetlands and land susceptible to flooding or exceptionally
high water table or underlain by unstable subsurface conditions, steep
or unstable slopes or impacted by the presence of high voltage electric
or high pressure gas or oil transmission lines shall not be approved
for subdivision or development unless the plan respects the hazards
in its design or unless the plan proposes safeguards, in the opinion
of a registered professional engineer, to protect the proposed use
of the land.
6.
The subdivision of a tract of land shall not leave remaining any
portions that are landlocked or parts that are not designated as lots,
streets, lands dedicated for public use or land to be retained by
the owner of the tract with reasonable access for later subdivision.
7.
The Township may refuse to issue building permits in a plan if improvements
have not been placed, are not being placed in a continuing planned
manner or have been placed, rejected by the Township Engineer and
not corrected.
[Ord. 1994-1, 7/--/1994, § 502]
1.
Monuments shall be set permanently at the intersections of all lines
forming angles in the boundary of any major subdivision plan, at the
intersections of all rights-of-way of streets crossing any subdivision
boundary and at the right-of-way intersections of all interior streets
to be recorded.
2.
Pins shall be set permanently at all points of tangent and points
of curvature along interior streets to be recorded and at all lot
corners or points of changes of direction along lot lines.
3.
Monuments and markers shall be set in the field exactly by a registered
professional surveyor in accordance with the bearings and distances
shown on the recording drawing.
4.
Monuments shall be of solid metal at least 30 inches long and 3/4
of an inch in outside diameter. They shall be driven into the ground
to finished grade and shall be scored to indicate the exact point
of crossing of intersecting lines.
5.
Pins shall be of solid metal at least 30 inches long and 1/2 inch
in outside diameter and shall be driven into the ground to finished
grade. They shall be scored to indicate the exact point of crossing
of intersecting lines.
6.
Any monuments or pins that are removed shall be replaced by a registered
surveyor at the developer's expense until such time as the developer's
interest in the property involved ceases, after which abutting property
owners shall share the expense.
[Ord. 1994-1, 7/--/1994, § 504; as amended by Ord.
1997-2, 3/6/1997]
1.
General Standards.
A.
Circulation within a subdivision or development plan shall logically
relate to and be an extension of the Township road system or, if reaching
across the Township boundary, to the road network in the adjacent
municipality.
B.
The layout of streets shall relate as closely as possible to existing
topography in order to minimize earth moving, produce usable lots
or development areas, create reasonable grades and preserve the amenities
and natural cover of the site.
C.
The Township may impose higher standards where it is clear a dangerous
situation may be created by the location, grade or intersection of
streets or by topographical conditions.
D.
Minor streets shall be designed to discourage use by traffic with
no origin or destination within the plan or development or extensions
thereof.
E.
Streets shall be extended to the boundaries of a subdivision or plan
if connection can be made to an existing or recorded street in an
adjacent subdivision or plan or if the topography or shape of the
adjacent unplanned property suggests a logical extension exists to
that property.
F.
The Planning Commission may require a developer whose land abuts
a major highway to orient his plan away from the highway with no lots
having access directly to it and to limit his points of access into
the plan or development to a minimum number with good sight distances.
Lots in this case would back up to the highway or front on a marginal
access street.
G.
Half-streets along the boundary of a proposed plan shall be prohibited
except where a plan proposes to complete a half-street existing on
an adjacent already subdivided property. In that case, the half-street
proposed in the plan shall be no less than 20 feet wide its entire
width.
H.
Alleys shall be prohibited unless the Township is permanently absolved
from any maintenance responsibility for them and provided that any
alley serve only as a secondary means of access to a lot.
I.
The developer may construct streets and install other improvements
at the same time that buildings in the plan are being built but no
building within the plan shall be occupied until the street is acceptable
to the Township across the front of the lot containing the building
to be occupied and extending to completed portions of the road system.
2.
Street Width.
A.
All new street rights-of-way shall be at least 50 feet in width.
B.
Pavements shall be at least 20 feet in width except when the developer
proposes some parking to occur on the street, in which case the pavement
shall not be less than 28 feet in width.
C.
A stabilized berm at least six feet in width shall be provided on
each side of any pavement sloped away from the edges of the pavement
to a parallel drainage swale not less than six feet from the edge
of the pavement.
3.
Street Alignment. Follow Title 67 of the Pennsylvania Department
of Transportation Rules and Regulations.
4.
Street Grades. Follow Title 67 of the Pennsylvania Department of
Transportation Rules and Regulations.
5.
Street Intersections. Follow Title 67 of the Pennsylvania Department
of Transportation Rules and Regulations.
6.
Culs-de-Sac and Temporary Dead-End Streets.
A.
Streets to be permanent closed at one end (culs-de-sac) shall not
exceed 1,200 feet in length measured between the center of the turnaround
at the closed end and the center line of the intersected street at
the other end. No cul-de-sac street shall be less than 250 feet in
length. The turnaround shall have a right-of-way diameter of at least
80 feet on the outer edge. The entire area inside the cartway diameter
shall be surfaced for vehicular travel.
B.
If a subdivision or plan is developed over several stages and streets
are to be extended as development proceeds, temporary dead-end streets
produced in one stage to be extended in a later stage shall be provided
with an all weather turnaround whose use and maintenance is guaranteed
the public by the developer.
7.
Street Construction Standards.
A.
All roads with an average daily travel of 1,000 vehicles or less
shall use either of the following specifications as determined by
the Township:
(1)
Bituminous Surface. Three and one half inches; crushed aggregate
base course - six inches; subbase - six inches; or,
(2)
Bituminous Surface. One and one half inches; bituminous concrete
base course - 4 1/2 inches; subbase - six inches.
(3)
A geotextile shall be considered where there is substantial
clay in the subbase.
(4)
The above bituminous shall be of PennDOT approved ID 2 binder
or ID 2 wearing surfaces. A cold mix (FB-A or FB-2) may also be used.
(6)
An inspector from the Township shall be on the site when the
base course and the running surface are applied in order to assure
that the proper depths are adhered to if it is the intent of the developer
that the road will eventually become a part of the Vernon Township
road system.
B.
For roads that have an estimated daily travel of 1,000 or more vehicles,
the standards set forth in PennDOT Publication #70 (Design for Local
Roads) shall apply.
8.
Private Streets and Drives.
A.
Generally private streets will not be encouraged but the Board of
Supervisors may approve a plan containing a private street or the
extension of an existing private street if the following conditions
can be met.
B.
Typically, a private street will serve not more than three lots which
have no other feasible access to a public street and not more than
one such street will be permitted on a property that is undivided
at the time of adoption of this chapter.
C.
The developer shall state on the final plan to be recorded that the
Township has no interest or obligation in the street.
D.
Perpetual maintenance of a private street shall be the responsibility
of an association made up of all the owners or properties abutting
the street. They shall share equally in the costs and may contract
for maintenance services. The association shall be established by
the developer and its bylaws approved by the Township Solicitor as
meeting applicable state statutes.
E.
The deed for each lot and the recorded plan shall state that the
street is private and not subject to Township maintenance.
F.
Utility easements within a private street shall be clearly marked
on the plan and identified as to width and use.
G.
A private street shall be permanently marked as private at its intersection
with a public street.
H.
Private streets shall be contained in a right-of-way not less than
40 feet wide. The width and surfacing of the vehicular cartway is
left to the developer's discretion.
I.
A building on a lot abutting a private street shall be set back from the right-of-way line not less than the distance required by the Township Zoning Ordinance [Chapter 27] for the zone district containing the lot.
J.
The right of passage over a private street for maintenance of utilities
or for access of emergency vehicles shall be guaranteed in writing
with copies provided to the Township, affected utilities and emergency
services providers.
K.
If at a future time the lot owners petition the Township to adopt
the street as a public street the owners at their expense shall widen,
reconstruct or otherwise improve the street to satisfy the Township
specifications current at the time and shall have completed the work
to the Supervisors' satisfaction prior to adoption.
L.
Driveways or private streets entering public streets shall be graded
to prevent stormwater flowing from the driveway or private street
onto the paved portion of the public street. The street's gutter
line shall be maintained across the driveway or private street or
stormwater may pass under; provided, the gutter alignment is not compromised
and the pipe under the driveway or private street is of sufficient
size to carry the stormwater flow.
M.
Driveway Throat Length Within the Conneaut Corridor Zoning District.
[Added by Ord. No. 2016-02, 3/3/2016]
(1)
For low-volume driveways, the throat length shall be a minimum
of 50 feet or as determined by a queuing analysis.
(2)
For medium-volume driveways, the throat length shall be a minimum
of 120 feet or as determined by a queuing analysis.
(3)
For high-volume driveways, the throat length shall be a minimum
of 150 feet or as determined by a queuing analysis.
N.
Driveway Throat Width Within the Conneaut Corridor Zoning District.
[Added by Ord. No. 2016-02, 3/3/2016]
(3)
The Board of Supervisors may require additional driveway width
to provide turning lanes for adequate traffic flow and safety.
(4)
The Board of Supervisors may require that the driveway design
include a median to control turning movements. Where medians are required
or permitted, the minimum width of the median shall be 10 feet to
provide adequate clearance for signs.
O.
Driveway Radius Within the Conneaut Corridor Zoning District.
[Added by Ord. No. 2016-02, 3/3/2016]
(1)
The following criteria shall apply to driveway radii:
(2)
For all driveways, the radii shall be designed to accommodate
the largest vehicle expected to frequently use the driveway.
(3)
Except for joint driveways, no portion of a driveway radius
may be located on or along the frontage of an adjacent property.
P.
Angle of Intersection Within the Conneaut Corridor Zoning District.
Unless physically not possible, all driveways shall intersect the
street at a ninety-degree angle. If not physically possible, the Township
Engineer may allow angles between 90° and 60°.
[Added by Ord. No. 2016-02, 3/3/2016]
Q.
Driveway Profile Within the Conneaut Corridor Zoning District.
[Added by Ord. No. 2016-02, 3/3/2016]
(1)
Driveway Grade Requirements Where Curb is Not Present on the
Intersecting Street.
(a)
Shoulder slopes vary from 4% to 6%. When shoulders are present,
the existing shoulder slope shall be maintained across the full shoulder
width.
(b)
The change in grade between the cross slope of the connecting
roadway or shoulder and the driveway shall not exceed 8%.
(c)
The driveway grade shall not exceed 8% within 40 feet of the
edge of the travel lane for low-, medium-, and high-volume driveways.
(d)
A forty-foot minimum vertical curve should be used for a high-volume
driveway.
(2)
Driveway Grade Requirements Where Curbs, Sidewalks, and/or Multi-Use
Trails Are Present.
(a)
The difference between the cross slope of the roadway and the
grade of the driveway apron may not exceed 8%.
(b)
The driveway grade shall not exceed 8% within 40 feet of the
edge of travel lanes for low-, medium-, and high-volume driveways.
(c)
If a planted area exists between the sidewalk or multi-use trail
and curb, the following shall apply:
1)
The grade of the planted area shall not exceed 8%.
2)
If the driveway grade would exceed 8% in the area between the
curb and the sidewalk or multi-use trail, the outer edge (street side)
of the sidewalk or multi-use trail may be depressed to enable the
driveway grade to stay within 8%. A maximum sidewalk or multi-use
trail cross slope of 2% must be maintained.
3)
If the sidewalk or multi-use trail cross slope exceeds 2%, the
entire sidewalk or multi-use trail may be depressed. The longitudinal
grade of the sidewalk may not exceed 6%.
(d)
Only in the event that site conditions do not allow strict adherence
to the guidelines in this section, every effort should be made to
design and construct the safest and most-efficient access onto the
municipal or state roadway.
[Ord. 1994-1, 7/--/1994, § 504]
1.
Public Utilities.
A.
Where possible, utilities shall be placed within the street right-of-way
but where that is not possible they shall be placed, except to accommodate
unusual sanitary sewage or storm drainage conditions, within easements
centered on side or rear lot lines.
B.
Easements across private property shall be not less than 20 feet
in width and shall be aligned across blocks and across plans. They
shall be clearly identified on the final plan as to purpose.
C.
A minimum distance shall be maintained between any point of a residential
building and the nearest petroleum products or natural gas transmission
line in accordance with Pennsylvania Public Utility Commission regulations
but in no case less than 20 feet.
2.
Drainage.
A.
Where a subdivision or plan is traversed by a watercourse or storm
drainage line, a drainage easement or right-of-way shall be provided
and recorded on the plan.
B.
The easement shall be of sufficient width to accommodate the watercourse
or line as well as areas adjacent to the watercourse subject to frequent
high water table conditions or utilized as retention points, etc.,
and to allow access for work crews to maintain the drainageway.
[Ord. 1994-1, 7/--/1994, § 505]
1.
Every lot in a subdivision shall abut a recorded street.
2.
Side lines of lots shall be at right angles or radial to street lines
as nearly as possible.
3.
Double frontage or reverse frontage lots shall be discouraged except
where lots abut along their rear line a major highway, in which case
the rear building line of the lots shall be 75 feet from the highway
right-of-way line.
4.
Minimum lot dimensions and areas shall not be less than those specified in the Township Zoning Ordinance [Chapter 27] for the zoning district containing the lot.
5.
Lot lines within a subdivision shall be arranged to minimize the
amount of drainage passing from one lot directly on to a neighboring
lot. The Planning Commission may direct the developer to provide drainage
easements or grade swales along lot lines to control drainage across
lots.
6.
Existing natural features, existing topography and significant trees
shall be retained wherever possible and clearance of ground cover
shall be minimized to reduce erosion and maintain drainage patterns.
7.
Within a subdivision or development plan where public sewage collection and water supply systems are not available, lot location and minimum lot size, as well as the location and size of the inlaid sewage disposal systems, shall be determined by the Township Sewage Enforcement Officer under the regulations of the Pennsylvania Sewage Facilities Act, as amended. The officer's determinations shall not permit smaller lots than stipulated by the Township Zoning Ordinance [Chapter 27] but may require larger lots or a rearrangement of lots where unusual soil conditions dictate.
8.
No land shall remain in a subdivision that is not platted for sale,
development of for permanent open space. Areas to be developed for
uses other than dwellings shall be indicated on the plan as to their
specific use and their present and future ownership and the Planning
Commission may approve such areas as to use and location within the
plan relative to circulation, parking to serve them and relation to
the overall plan. Approved areas shall be designated "dedicated" or
"reserved" on the final plan.
9.
The Board of Supervisors may require a developer to hold from development
or sale for a period not in excess of one year from the date of approval
of the plan, certain specific areas within the subdivision needed
for specific public improvements. If the Township or a second public
agency or authority does not exercise its right to acquire the lands
so held within the one-year period or a mutually agreed upon extension
the developer shall be free to develop them in accordance with his
approved plan.
10.
A plan may contain rear or "flag" lots under the following circumstances:
A.
If the access to the rear lot may be extended to serve property beyond,
the access right-of-way shall be not less than 40 feet wide and its
area to the back edge of the rear lot for calculating minimum lot
size. The rear lot shall be developed with its front yard abutting
the right-of-way.
B.
If the access to the rear lot will not and cannot be extended to
serve property beyond the access right-of-way shall be not less than
20 feet wide and its area between the public street and line of the
rear lot nearest the street shall not be included in the area of the
rear lot for calculating minimum lot size. The rear lot shall be developed
with its front yard abutting the rear line of the front lot.
[Ord. 1994-01, 7/--/1994, § 506; as amended by
Ord. 1997-2, 3/6/1997]
1.
Sewage Disposal.
A.
Every structure in any subdivision, development plan or manufactured
home park connected to a water supply shall also be connected to a
sanitary sewage disposal system. Such system shall be either an individual
on-lot system approved by the Township Sewage Enforcement Officer
or a public authority system approved by the State Department of Environmental
Protection.
B.
Where a public system exists adjacent to or within 500 feet of a
major subdivision, development plan or manufactured home park boundary
the developer shall connect all the lots or buildings with a water
supply to the system, constructing the necessary collector and lateral
lines. In the event the proposed plan is not in the same watershed
as the adjacent or nearby sewer connection and the Sewer Authority
has no plans to extend lines beyond the edge of the watershed the
Board of Supervisors may allow the plan to proceed with individual
on-lot systems.
C.
On-lot disposal systems approved by the Sewage enforcement Officer
shall be installed in compliance with the DEP. "Standards for Sewage
Disposal Facilities" and shall not be backfilled until inspected by
the Sewage Enforcement Officer and he/she authorizes cover.
D.
No storm sewers, footer drains or downspouts shall be connected to
any sanitary sewage disposal system.
E.
When a developer installs sewer lines to connect with those of a
sewer authority he/she shall do so in accord with the authority's
rules and regulations.
2.
Water Supply.
A.
Every dwelling unit and each commercial business and public or semipublic
building shall be provided with a portable water supply of sufficient
quality, quantity and pressure to meet the minimum standards of the
Department of Environmental Protection.
B.
Where a public water supply system exists adjacent to or within 500
feet of a subdivision, development plan or manufactured home park
boundary the developer shall connect every lot or principal building
in the plan to the water supply providing the necessary piping system,
laterals and hydrants.
C.
Water lines shall be installed in accordance with the regulations
of the public utility corporation that will assume maintenance of
the lines.
D.
Water distribution lines shall be no less than eight inches inside
diameter where the lines may be extended to other areas or where a
fire hydrant is to be served by the line.
E.
Where a public water supply system will serve the plan, hydrants
shall be placed so that no principal building on a lot is more than
600 feet distant from a hydrant. Hydrants shall be placed within street
rights-of-way, preferably at street intersections. The plan for distribution
of hydrants in the plan and the quantity and pressure of water available
at each hydrant shall be reviewed and approved by the fire chief of
the volunteer company.
F.
Water wells shall be isolated from sanitary sewage absorption fields
and shall be protected from surface water runoff in accordance with
requirements of State Act 208 as may be amended. Outdoor potable water
storage vessels shall be tightly covered with no opportunity for entrance
of runoff into the vessel.
[Ord. 1994-1, 7/--/1994, § 507; as amended by Ord.
1997-2, 3/6/1997]
1.
Grading shall only be permitted as part of an approved site development
or subdivision plan.
2.
No grading shall occur within three feet of any property or street
right-of-way line except to allow connection of driveways or walks
on the property to adjacent public streets or walks, to grade off
land immediately adjacent to a street or upon approval of the Township
Engineer because of the presence of unusual grading or drainage circumstances.
3.
Prior to the start of grading, top soil on the area to be graded
shall be removed, stockpiled and protected from erosion for later
use to bring the graded slopes to their final elevations. Hay bales
shall be placed along the lower elevations of areas to be graded to
contain silt runoff and shall be replaced when saturated.
4.
Excavation of earth materials during grading shall result in a finish
graded not in excess of one foot vertical rise to each 1 1/2
feet of horizontal run; provided, no fill material is placed over
undisturbed soil in the excavated area except for topsoil.
5.
Placing of earth fill upon previously undisturbed soil (dormant at
least two years) shall result in a finish grade not in excess of one
foot vertical rise to every two feet of horizontal run.
6.
Fill slopes shall be keyed into preexisting undisturbed earth and
well compacted in layers not to exceed eight inches in thickness.
7.
The toe of a slope shall be either graded to a natural existing drainageway
or to a stormwater drainage system or provided with a stormwater pipe
draining to such a system.
8.
No stormwater originating above a graded slope shall be allowed to
flow down over the face of the graded surface.
9.
Slope areas shall be planted with fast-catching erosion resisting
materials such as hardy rye grasses, shrubs, etc., immediately upon
completion of grading work. Hardy perennial grasses shall be sown
after the initial planting. Grade areas shall be protected from construction
activity covered with straw and contained along their lower elevations
by hay bales until the planting has secured the slope.
10.
Where soil conditions apparently will permit steeper grades without
sacrificing the stability of the graded slope the developer will present
to the Zoning Officer a report prepared by a registered professional
engineer bearing his Pennsylvania seal testifying that the soil conditions
in the area to be developed will tolerate grades up to a maximum proposed
by the developer.
11.
The Zoning Officer shall not issue a permit for construction requiring grading until the developer has presented an approved land disturbance permit issued by either the Crawford County Office of the Soil Conservation Service or the Pennsylvania Department of Environmental Protection if such documents are required by § 22-509, Subsection 1.
12.
Individual lots shall not be graded until after a building permit
has been issued for construction thereon except as may be needed for
placement of public improvements. Developers are encouraged to clear
only those trees that will interfere with the actual development of
each lot.
13.
In the event the developer proposes to utilize retaining walls he/she
shall keep them two feet from any property or street right-of-way
line and shall provide drainage above the wall and at its toe. A wall
or fence shall be provided along the top of a retaining wall if a
dangerous condition will exist. The design drawings for any retaining
wall shall be approved by the Township Engineer prior to construction.
[Ord. 1994-1, 7/--/1994, § 509]
1.
No earth movement or removal of trees or ground cover in any development
plan except a minor subdivision or an earth disturbance of less than
30,000 square feet shall commence until an erosion and sedimentation
control plan has been reviewed by the County Conservation District
and the Township Planning Commission and approved.
2.
The plan shall be prepared by a registered professional engineer
or registered land surveyor using as his guide the "Handbook for Earthmoving
Activities and Erosion and Sedimentation Control in Crawford County."
The engineer is urged to consult with the Crawford County Conservation
District on the plan's requirements and his responsibilities.
3.
If the site proposed for development contains 25 acres or more to
be disturbed by earth movement and/or vegetation removal or involves
realignment of a stream or drainageway the developer shall secure
an earth disturbance permit from the Department of Environmental Resources.
Applications may be secured in the County Conservation Officer.
4.
Evidence that a plan has been prepared and approved by the Soil Conservation
District or that a special earth disturbance permit has been issued
shall be provided before final approval can be granted by the Township
on a subdivision or development plan.
5.
The approved erosion and sedimentation control plan shall be kept
on the construction site available for inspection by public officials
until the work covered by it has been completed.
