[Ord. 1166, 8/27/1973, § 1171.01]
1.
Minimum Standards. The standards and specifications referenced or
contained herein are intended as the minimum for the promotion of
the public health, safety and general welfare and to promote and sound
development of the Township. In reviewing and approving all subdivision
or land development plats, the Board of Commissioners and Planning
Commission shall apply them as such.
2.
Consideration for Review and Approval. The following shall all be
considered in the review and approval of any subdivision or land development
plat:
A.
The relationship of the proposed subdivision or development with previously developed land and undeveloped land in the Township; the provisions for access to the undeveloped land through any proposed subdivision or development; the adequacy of existing and proposed sanitary sewers, storm drainage systems, community facilities, park, playground, school and recreation areas, and conformity to the Comprehensive Plan, to the Zoning Ordinance [Chapter 27] and other applicable ordinances of the Township.
3.
Conflict of Law; Stricter Standard to Govern. Whenever other Township
regulations or state laws or statutes impose more restrictive standards
and requirements than those contained herein, such other regulations
shall be observed.
4.
Conformance. All subdivision or land development plats shall be prepared
to conform to the applicable design standards and improvement specifications
which follow in this Part, and which may be amended from time to time
by resolution duly adopted by the Township Board of Commissioners.
[Ord. 1166, 8/27/1973, § 1171.02; as amended by
Ord. 1816, 12/27/1993; and by Ord. 2288, 4/12/2010]
1.
Excavation, Grading 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. Such approval, with accompanying grading permit, shall be based on a plan for minimizing erosion and sedimentation unless a determination has been made that such plans are not necessary. Such plan shall conform to the requirements of the Township Grading Ordinance [Chapter 9, Part 1] and Penn DEP regulations where applicable.
2.
Standards for Minimizing Erosion and Sedimentation. Measures used
to control erosion and reduce sedimentation shall, as a minimum, meet
the standards and specifications of the Allegheny County Conservation
District. The Township Engineer, or other designated official, shall
ensure compliance with the appropriate specifications, copies of which
are available from the Conservation District office. The subdivider
or developer 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 run-off.
3.
Flooded Areas and Drainage. Portions of land which are poorly drained
or subject to periodic flooding shall not be developed or subdivided
for residential occupancy or for any uses which may involve danger
to health, safety and general welfare of the community. Where flood
control studies have been conducted by the U.S. Army Corps of Engineers
such results shall be utilized in determining developable land.
A.
All lots, tracts or parcels shall be graded to provide proper drainage
away from structures and dispose of it without ponding, and all land
within a development shall be graded to drain and dispose of surface
water without ponding.
B.
All drainage provisions shall be of such design to adequately handle
the surface run-off and carry it to the nearest suitable outlet such
as a swale, storm drain or natural watercourse. Where drainage swales
are used to divert surface waters away from structures, they shall
be sodded or planted as required, and shall be of such slope, shape
and size, to conform with accepted engineering practices.
C.
Concentration of surface water run-off shall only be permitted in
swales or watercourses.
4.
Subsidence. Land subject to subsidence or underground fires either
shall 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.
[Ord. 1166, 8/27/1973, § 1171.03; as amended by
Ord. 2288, 4/12/2010]
1.
General Standards. The location and width of all streets shall conform
to the Official Map or to such parts thereof as may have been adopted
by the Township.
A.
All streets shall be constructed in accordance with Township specifications.
B.
The proposed street system in a recorded subdivision shall extend
existing or recorded streets at the same width as the existing street,
but in no case at less than the required minimum width, and be so
located as to allow proper development of surrounding properties.
C.
Where a subdivision or land development abuts an existing street
of improper width or alignment, the Township Planning Commission may
require the dedication of land sufficient to widen the street or correct
the alignment.
D.
Minor streets shall be laid out so as to discourage through traffic.
Connector and collector streets should be provided to adequately provide
for the expected flow of traffic from minor streets.
E.
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.
F.
Proposed streets shall be planned suitable to the contour of the
land, to provide buildable lots, to have suitable alignment and grade,
and to be able to drain properly in accordance with the standards
hereinafter established or established by other ordinances.
G.
Half or partial streets will not be permitted.
2.
Street Widths. Minimum street right-of-way and cartway (pavement)
widths shall be shown on the Official Map or Comprehensive Plan, or
if not shown on such map or plan, shall be as follows:
|
Street Type
|
Minimum Required Widths
(feet)
| ||
|---|---|---|---|
|
Expressway
| |||
|
Right-of-way
|
120
| ||
|
Cartway
|
48
| ||
|
Arterial
| |||
|
Right-of-way
|
80
| ||
|
Cartway
|
48
| ||
|
Major Collector
| |||
|
Right-of-way
|
60
| ||
|
Cartway
|
48
| ||
|
Major Connector
| |||
|
Right-of-way
|
50
| ||
|
Cartway
|
24
| ||
|
Minor or Local
| |||
|
Right-of-way
|
50
| ||
|
Cartway
|
24
| ||
|
Unopened Recorded Street (Private)
| |||
|
Right-of-way
|
40
| ||
|
Cartway
|
20
| ||
|
Permanent Cul-de-Sac
| |||
|
Right-of-way (radius)
|
50
| ||
|
Cartway (radius)
|
40
| ||
|
Additional right-of-way and cartway widths may be required by
the Township Planning Commission for the purpose of promoting the
public safety and convenience, or to provide parking in commercial
and industrial areas and the areas of high density residential development.
|
4.
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:
5.
Vertical Curves. Proper sight distance must be provided with respect
to vertical alignment. Measured along the center line five feet above
grade, vertical curves shall be provided to permit the following minimum
sight distances:
6.
Intersections. Street shall intersect as nearly as possible at right
angles. No more than two streets shall intersect at the same point.
A.
Intersections with collector or arterial streets shall be located
not closer than 1,000 feet apart, measured from center line to center
line, along the center line of the major street.
B.
Minor street grades may exceed 12% if approved by the Township Engineer,
but in no case may the grade exceed 14% unless approved by the Board
of Commissioners.
C.
Street curb intersections where curbs are installed, shall be rounded
by a tangential arc with a minimum radius of:
D.
Intersections shall be separated by a distance of not less than 150
feet as measured from center line to center line along the street
common to both intersections. Minor, collector and connector streets
shall not empty into arterial streets at intervals of less than 800
feet.
7.
Sight Distance at Intersections; Obstructions. 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 (150 feet
for arterial streets), 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.
8.
Cul-de-Sac or Dead-end Streets. Cul-de-Sac streets, permanently designed
as such, shall not exceed 900 feet in length for FHA minimums.
A.
The center-line grade on a cul-de-sac street shall not exceed 8%.
B.
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 turn-around
shall be guaranteed to the public until such time as the street is
extended. The outer paving radius shall be 20 feet.
9.
Street Names and Lot Numbers. Proposed streets, which are obviously
in alignment with others already existing and named, shall bear the
names of the existing streets.
A.
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 subdivider or developer shall submit
the proposed street names to the Township Manager at the time preliminary
discussions are held, prior to filing a preliminary plat.
B.
All street names shall be subject to the approval of the Township
Board of Commissioners.
C.
All lot numbers shall be assigned and approved prior to filing the
final plat.
[Ord. 1166, 8/27/1973, § 1171.04]
1.
Layout. The length, width and shape of blocks shall be determined
with due regard to provision of adequate sites for buildings of the
type proposed, zoning requirements and topography.
2.
Length. Blocks shall have a minimum length of 300 feet.
3.
Depth. Residential blocks, including those for garden apartments
or townhouses, shall be of sufficient depth to accommodate two tiers
of lots, except:
A.
Where reverse frontage lots are required along a major traffic street.
B.
Where prevented by the size, topographical conditions or other inherent
conditions of property, in which case the Township Planning Commission
may approve a single tier of lots.[1]
[1]
Editor's Note: Former Subsection 3C, regarding planned residential
development regulations, which immediately followed this subsection,
was repealed 8/1/2016 by Ord. No. 2372.
4.
Crosswalks.
A.
Crosswalks may be required between streets whenever necessary as
determined by the Planning Commission to facilitate pedestrian circulation
and to give access to community facilities such as parks, playgrounds
or schools.
B.
Such crosswalks shall have a right-of-way width of not less than
10 feet and have a paved walk five feet in width.
5.
Commercial or Industrial Blocks. Blocks in commercial and industrial areas may vary from the elements of design detailed above if required by the nature of the use. 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. The regulations and controls contained in the Zoning Ordinance [Chapter 27] shall be considered.
6.
Sidewalks.
[Amended by Ord. No. 2389, 4/17/2017]
A.
Sidewalks shall be required:
(1)
Within all new subdivisions and land developments of five or
more homes; sidewalks shall be provided for access to/from residences
and common areas (i.e., recreational areas, centralized mailboxes,
etc.).
(2)
For any new subdivision and/or land development or redevelopment
where sidewalks exist on adjacent parcels. This shall include connecting
required sidewalks in new subdivisions and land developments to existing
sidewalks in adjacent neighborhoods.
(3)
All major land developments or redevelopments.
B.
Sidewalks shall be constructed along and parallel to all street frontages of the lot for which the development, addition and/or expansion is proposed and shall be constructed in accordance with the construction standards and specifications per the applicable provisions of Chapter 21 of the Township Ordinances and/or the Pennsylvania Department of Transportation (PennDOT) sidewalk specifications when on state roads.
C.
If within a state or county right-of-way, the developer/applicant
must obtain approval and/or review comments from the appropriate agency
in regards to the location of the sidewalk prior to review and approval
by the Township. Should the appropriate agency indicate a sidewalk
not be permitted to be placed within the right-of-way, the applicant
may request a waiver and payment in lieu pursuant to the provisions
of this section.
D.
New sidewalks shall connect with existing sidewalks; alternative
locations of new sidewalks and/or use of pathways will be considered,
provided that safe and convenient pedestrian circulation is maintained.
E.
Fee in Lieu of Sidewalk Construction. The Board of Commissioners
reserves the right, in its sole discretion, and upon good cause shown,
to waive the requirement that a sidewalk be constructed, provided
the applicant shall make a written request for waiver, and further
provided that the applicant shall pay a fee in lieu of the construction
of the sidewalk, and provided the Township determines that one or
more of the following conditions exist:
(1)
If sidewalks are scheduled to be installed as part of a Township
or state project which has been funded for construction.
(2)
Where the District Executive of PennDOT recommends, in writing,
that no sidewalk be constructed, and the Township agrees.
(3)
Where combinations of conditions exist, such as, but not limited
to, topography, hazardous conditions, or conditions warranting the
same, upon the recommendation of the Township Engineer or designee,
which make it impractical or not feasible to construct a sidewalk.
F.
Fees. The fee-in-lieu amount shall be determined by the Township
based on a linear-foot cost basis for the required sidewalk being
waived. The applicant shall submit an estimate of the per-linear-foot
cost for review and approval by the Township upon the recommendation
of the Township Engineer.
G.
Use of Fees. All fees collected by the Township in accordance with
the provisions herein shall be accounted for separately from other
monies and shall be utilized for Township sidewalks, trails, pedestrian
access, recreational facilities, and other related municipal purposes
in a time period determined by the Township. These fees shall be placed
in a separate interest-bearing account until utilized for the foregoing
purposes as determined by the Township Board of Commissioners. Interest
earned on this account shall likewise be the funds of the Township.
H.
Right-of-Way. The Township reserves the right to require the designation
of a right-of-way for future sidewalk construction for any development
falling within the guidelines of this section.
[Ord. 1166, 8/27/1973, § 1171.05; as amended by
Ord. 1378, 10/8/1980]
1.
General Standards. The design and layout of the lots and parcels
of a subdivision or land development should demonstrate flexibility,
economy and ingenuity in accordance with modern and evolving principles
of site planning and development.
A.
The size, shape and orientation of lots shall be appropriate for
the type of development and use contemplated.
B.
Insofar as practical, side lot lines shall be at right angles to
straight street lines or radial to curved street lines.
C.
Where feasible, lot lines shall follow municipal boundaries rather
than cross them, in order to avoid jurisdictional problems.
D.
Excessive depth in lots shall be avoided and excessive irregularity
in lots shall be avoided. Generally, the depth of residential lots
shall be not less than one nor more than two and 1/2 times their width.
E.
Depth and width of parcels intended for nonresidential use shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, landscaping
and other zoning requirements.
F.
If, after subdividing or developing there exist remnants of land,
they shall be incorporated in existing or proposed lots, or legally
dedicated to public use, if acceptable to the municipality.
2.
Lot Size. Lot dimensions and areas shall be not less than specified by the provisions of the Zoning Ordinance [Chapter 27] for the zoning district in which the development is located.
3.
Lot Frontage. All lots shall have direct access to a public street
or to a private street if it meets the requirements of these regulations.
A.
Double or reverse frontage lots shall be avoided except where required
to provide separation of residential uses from major streets, or to
overcome specific disadvantages of topography or orientation. Such
lots shall have vehicular access solely from one street, excluding
service streets.
4.
Building Lines. Building lines of lots shall not be less than those required by the Zoning Ordinance [Chapter 27].
5.
Grading. Lots shall be graded to provide drainage away from buildings.
The developer or subdivider shall be required to provide drains or
other drainage facilities, as approved by the Township Engineer, to
drain off surface water within the development or subdivision.
6.
Off-Street Parking. Each proposed dwelling unit in a subdivision or development shall be provided with off-street parking space as required by the Zoning Ordinance [Chapter 27].
A.
High density residential developments shall be provided with the number of paved off-street parking areas as required in the Zoning Ordinance [Chapter 27].
B.
Commercial and industrial subdivisions shall provide paved off-street parking areas, in accordance with the Zoning Ordinance [Chapter 27].
C.
All off-street parking spaces shall be approximately level, with
provisions for drainage, and shall be parallel with the contour lines
of the finished grade.
7.
Driveways. Driveways on corner lots shall be located at least 50
feet from the point of intersection of the nearest street right-of-way
lines.
A.
Driveways may extend from the right-of-way of the street to the cartway
of the street, but shall not change the grade or contour of the street
right-of-way, nor shall any person 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 the purposes of extending a driveway,
or for any other purpose, without first obtaining a permit therefor.
B.
Driveways shall have a minimum paved width of 20 feet and a maximum
paved width of 35 feet in commercial and industrial districts, excluding
any parking bay or turn-around.
C.
Entrance to the street shall be at an angle of 75° to 105°
with the center line of the intersecting street.
D.
All curb-cuts shall be properly constructed in accordance with state
or local regulations and to the satisfaction of the Township Engineer
when curbing is provided.
E.
Driveways shall not be constructed in such a way as to create a drainage
problem on an adjacent property.
F.
The maximum grade of driveways in all zoning districts shall not
exceed 15%.
[Ord. 1166, 8/27/1973, § 1171.06]
1.
Provisions shall be made by the subdivider or land developer for
suitable space for parks, playgrounds, schools and recreation areas
when indicated on the Official Map of the Township. Due consideration
shall be given to the preservation of natural features including large
trees, groves, waterways, scenic and historical points and other community
assets.
2.
The amount of land so dedicated for this purpose shall equal or exceed
2/100 acre of land for each dwelling unit.
3.
Any land to be dedicated as a requirement of this section shall be
reasonably adaptable for use for active and passive parks and recreation
purposes and shall be at a location convenient to the people to be
served. Factors used in evaluating the adequacy of the proposed park
and/or recreational area shall include size and shape, topography,
geology, tree cover, access and location.
4.
Public access to the dedicated land shall be provided either by adjoining
street frontage or public easement to the dedicated parcel. The easement
shall be sufficiently wide so that maintenance equipment will have
reasonably convenient access to the land.
5.
The subdivider or developer must establish and assure the future
ownership of the permanent open space and recreation land as well
as indicating the provisions for the maintenance and control of the
open space, if such area is to be held in private ownership. In addition,
the Township, at its discretion, may at any time, and from time to
time, accept the dedication of such land or any interest therein,
for public use and maintenance. The Township need not require as a
condition of approval of the subdivision or development that the land
be set aside or dedicated for common open space or made available
for public use.
6.
Where sites for parks, schools, playgrounds or other public uses
are located within a subdivision or development area as shown on the
Township Official Map or where such sites appear to be desirable,
the Board of Commissioners may require their reservation or dedication
for such purpose.
7.
Areas dedicated or reserved for such community facilities should
be adequate to provide for building sites, landscaping and off-street
parking as appropriate to the use proposed.
[Ord. 1166, 8/27/1973, § 1171.07]
1.
Easements with a minimum width of 15 feet shall be provided for conduits,
storm and sanitary sewers, gas, water and heat mains and/or other
utility lines intended to service the abutting lots. No structures
or trees shall be placed within such easements.
2.
To the fullest extent possible, easements shall be centered on, or
adjacent to, rear or side lot lines.
3.
Subdividers and land developers shall avail themselves of the facilities
provided by the various authorities or public utility companies in
determining the proper locations for utility line easements.
[Ord. 1166, 8/27/1973, § 1171.08; as amended by
Ord. 2288, 4/12/2010; and by Ord.
No. 2430, 6/17/2019]
1.
General Standards. Fills along or changes to embankments, dams, channel
changes, construction and excavations near all natural streams, watercourses
and water bodies, shall be in accordance with the standards of the
Dam Safety and Encroachments Act, 32 P.S. § 693.1 et seq.
2.
Procedure. Any subdivider or developer who proposes any change or addition to any existing water obstruction, or a change in the course, current or cross-section of any section of any stream or body of water, shall first have obtained written approval from the Department of Environmental Protection as required by the Act cited in Subsection 1 hereof.
3.
Sanitary Drains. All plats submitted for approval must show sanitary
drains separated from all other drains. All plats, designs and data
of any new sewer system, or for extension of or tapping into any existing
sewer system, shall be submitted to the Pennsylvania Department of
Environmental Protection, Bureau of Water Quality Management, for
its approval before the same are constructed, erected or acquired.
All construction will be in accordance with the Clean Streams Act,
35 P.S. § 691.1 et seq., and/or as specified and detailed
by the Township.
4.
Protection of Trees and Woodlands. The mass or large-scale cutting of trees and clearing of vegetation for the sole purpose of clearing of land, unless incidental to imminent development, is prohibited, unless as otherwise permitted under the provisions of Township Code Chapter 14, Timber Harvesting and Management. "Grubbing," as defined in § 22-201, is permitted for aesthetic, safety or other concerns. The provisions herein are not intended to prohibit the culling of diseased, dead, or dying plants or trees; the development of flower or vegetable gardens; or the removal of single trees or clumps of vegetation for aesthetic, safety or other concerns. It prohibits the mass or large-scale defoliation of property preparatory to development until 30 days before the proposed development is scheduled to start.
A.
Woodland Preservation. Not more than 50% of the total area of mature
woodlands and not more than 75% of the total area of woodlands on
a development site shall be removed in conjunction with a subdivision
or land development. The remaining woodlands shall be protected as
open space. No area of any existing woodland shall be removed prior
to the granting of final approval of the proposed subdivision or land
development.
(1)
Priority in woodland preservation shall be given to woodlands
in 100-year floodplains, wetlands, stream valley corridors, steep
slopes and landslide-prone areas.
(2)
The Township may consider modification of this standard if evidence
is presented from a professional arborist, forester, landscape architect
or other expert whose qualifications are acceptable to the Township
that a lesser area of woodlands should be preserved because of disease,
undesirability of species, or other reason affecting the quality and
health of the woodland.
(3)
The Township may allow a greater percentage of woodland area to be cleared if new replacement woodlands are provided elsewhere on the site or an approved off-site mitigation area. The minimum area of the replacement woodland shall be at least 125% of the woodland area cleared in excess of the areas allowed in Subsection 4A above. The replacement woodland shall be prepared, planted and maintained in accordance with a plan prepared by a forester or other qualified professional and approved by the Township.
B.
Preservation of Trees.
(1)
All healthy trees with trunks equal to or exceeding 24 inches
DBH, or any tree which may be noteworthy because of its species, age,
uniqueness, rarity or status as a landmark due to historical or other
cultural associations, and which is located within the area of disturbance,
shall be preserved unless removal is deemed necessary. Criteria for
evaluating the necessity for removal shall include the following:
(a)
The health of a tree, whether it is dead or diseased beyond
remedy, or whether it is likely to endanger the public or an adjoining
property.
(b)
Other constraints of the site, where the applicant demonstrates
to the satisfaction of the Township that no reasonable alternative
exists and the removal of a tree is necessary for construction of
building foundations, roads, utilities or other essential improvements.
(2)
Any existing trees to remain on site, according to the approved
site plan, shall be immediately marked on the site in some bold manner,
so that they are not cut down in error. In the event any of these
trees designated to remain are cut down or killed during construction,
they shall be replaced with the same species as follows:
(a)
In the case of mature and larger trees, but less than two inches
DBH, the minimum size allowed for a replacement shall be at least
three inches in caliper for deciduous and 10 feet in height for coniferous
trees.
(3)
Trees to be preserved shall be protected during construction.
The critical root zone shall be protected by securely staked fencing
with a minimum height of 36 inches. No storage or placement of any
soil or construction materials, including construction wastes, shall
occur within the fenced area. Cables, ropes, signs, and fencing shall
not be placed on protected trees.
(a)
Abrupt changes of grade shall be avoided within 40 feet of the
critical root zone of any tree to be preserved.
(b)
Any trunks or exposed roots which are damaged during construction
shall be protected from further damage by being treated immediately
with professional procedures as determined by a professional arborist/forester.
(4)
Large or unique trees which cannot be preserved shall be replaced
by trees of the same species, in the following manner:
(a)
For every tree with a caliper of 24 DBH or larger, at least
five trees with a minimum caliper of three to 3.5 inches DBH or at
least seven trees with a minimum caliper of two to 2.5 inches DBH
shall be required.
(b)
The placement and spacing of the replacement trees shall be
appropriate to conditions of the replacement site and is subject to
the approval of the Township, but shall at a minimum be such as to
ensure the health and longevity of the replacement trees.
(5)
Preservation of other trees and vegetation in general. No removal
of trees, shrubbery, foliage, grass or other natural growth shall
be permitted, except in conformance with the provisions of this chapter
of the Township of Ross regulating land use and development, except
that the activity of grubbing shall be permitted.
[Ord. 1166, 8/27/1973, § 1171.09]
1.
In accordance with the conditions of subdivision and land development specifications, all required improvements to land must be completed in strict accordance with the Township Zoning Ordinance [Chapter 27], other ordinances as applicable, as established in this chapter, and with the Township Construction Details and Specifications, copies of which may be obtained from the Township Engineer or Secretary, prior to release of the completion bond by the Board of Commissioners.
2.
The following improvements, as shown on the plat of record, shall
be provided by the developer in accordance with the cited details
and/or specifications.
[Ord. 1166, 8/27/1973, § 1171.10]
All streets intended to be dedicated for public use shall be
paved to full cartway width as shown on the final plat. In all cases,
paving materials and workmanship shall conform to any and all Township
standards, including any Pennsylvania Department of Transportation
Standards adopted by the Township. See construction details and specifications
on file with the Township Manager.
[Ord. 1166, 8/27/1973, § 1171.11]
See construction details and specifications on file with the
Township Manager.
[1]
Editor's Note: Former § 22-612, Sidewalks, was repealed
4/17/2017 by Ord. No. 2389.
[Ord. 1166, 8/27/1973, § 1171.13]
1.
See construction details and specifications on file with the Township
Manager. All monuments shall be placed by a registered engineer or
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 shall be set with their top level with the finished grade
of the surrounding area.
3.
All streets shall be monumented and monument locations shall be shown
on the recorded plat.
[Ord. 1166, 8/27/1973, § 1171.14]
Street name signs shall be installed at all street intersections.
The design and placement of such signs shall be subject to the approval
of the Township Commissioners and in accordance with Township standards.
[Ord. 1166, 8/27/1973, § 1171.15]
Every effort shall be made by the developer to preserve existing
shade trees in the area being subdivided or developed.
[Ord. 1166, 8/27/1973, § 1171.16]
1.
Sanitary sewage disposal shall be designed and constructed in accordance
with the details and specifications of the Township.
2.
Each property shall connect with an approved public sewer system,
if accessible. Where the sewer is not yet accessible but is planned
for extension to the subdivision, the developer shall install the
sewer lines including, lateral connections as may be necessary to
provide adequate service to each lot when connection with the sewer
system is made. The sewer lines shall have a suitable lamp hole, complete
with cast iron ring and cap, at the limits of the subdivision or development,
and the laterals shall be capped at the street right-of-way line.
Proposed sewer service must be approved by the County and/or State
Health Department prior to approval of plans and issuance of permits.
3.
Subdivisions of 10 lots or more, if not connected to an approved
public sewage disposal system, shall be serviced by a community sanitary
sewage disposal system.
4.
Sanitary sewers shall carry only sanitary sewage. Storm sewers shall
carry only stormwater run-off.
5.
When on-site disposal facilities are required, a carefully engineered
system shall be installed. Before covering and backfilling, all on-site
facilities must be inspected and certified as complying with state,
county and Township requirements.
6.
Two copies of an accurate sketch of on-site facilities shall be provided
showing the location of all important features, including pipe size,
the run of the various pipes, the location of the field, location
of vents and cleanouts for septic tanks, and septic tank capacity.
[Ord. 1166, 8/27/1973, § 1171.17; as amended by
Ord. 1726, 10/14/1991, § 22-617; and by Ord. 2288, 4/12/2010]
1.
See construction details and specifications on file with the Township
Manager.
2.
Each property shall connect with an approved public water supply
system, if available.
3.
If 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.
4.
If water is to be provided by means other than private wells owned
and maintained by the individual owners of lots within the subdivision
or development, applicants shall present evidence to the Board of
Commissioners that the subdivision is to be supplied by a certified
public utility, a bona fide cooperative association of lot owners,
or by a municipal corporation, authority or utility. A copy of a certificate
of public convenience from the Pennsylvania Public Utility Commission
or an application for such certificate, a cooperative agreement or
a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable.
[Ord. 1166, 8/27/1973, § 1171.19]
1.
Whenever sedimentation is caused by stripping, grading or other development,
the developer shall be responsible for such sedimentation. Such sedimentation
shall be removed from all adjoining surfaces, drainage systems and
watercourses and any damage caused thereby shall be repaired at the
developer's expense as quickly as possible.
2.
Erosion and sediment control measures, as required, shall be in accordance
with details and specifications on file with the Township Manager.
[Ord. 1166, 8/27/1973, § 1171.20]
1.
No improvements shall be made or approved by the Board of Township
Commissioners except in accordance with the following procedure:
A.
Forty-eight hours before the developer is ready to prepare the subgrade
of the road, he shall notify the Township Manager, in writing.
B.
Forty-eight hours before the developer is ready to lay the slag or
base of a road, he shall notify the Township Manager, in writing,
so that the Township shall make periodic inspections during the course
of installation.
C.
The developer shall notify the Township Manager, in writing after
the water lines and sanitary sewers, if required, are laid but 48
hours before they are covered over for the Township's inspection.
D.
Forty-eight hours before the developer is ready to put the top or
final coat on the road, he shall notify the Township Manager to make
final inspection. No final paving shall be permitted until such inspection
has been made and approval to proceed has been granted.
E.
The Township shall make an inspection of the completed road, sewers,
drains, fire plugs, drainage facilities and any other required improvements.
F.
If the installations conform to the requirements under this chapter and to the agreement specified in § 22-504, the Township, after inspection, shall furnish to the Solicitor and Commissioners a statement to that effect.
G.
The Township shall furnish to the Solicitor a description of the
road and of the grade at center line, and the Solicitor will thereupon,
or upon request of the developer, prepare an ordinance or resolution
for the adoption of the road as a Township road.
H.
Where it is contemplated that any street in a partially completed
plat of lots may be extensively used by heavy vehicles hauling building
materials and equipment, and where such street, if completed, may
be damaged during the course of construction of a number of houses,
the Township may require the developer to complete the homes or a
substantial number of them, prior to the final paving of the street.
I.
The inspection of sanitary sewer installations shall be in accordance
with the procedures of the applicable sanitary authority with any
required notices also being submitted to the Township Manager.
[Ord. 1166, 8/27/1973, § 1171.21]
1.
Dedication: Recording. Every street, park, sewer, drainage facility
or other improvement shown on a subdivision or development plat that
is recorded as provided herein, shall notwithstanding such recording,
be deemed to be a private street, park, sewer, drainage facility or
other improvement, and the Township shall have no responsibility with
respect thereto until such time as the same is offered for dedication
to the Township and accepted by it, by ordinance or resolution, and
recorded in the office of the Clerk of the Court of Common Pleas,
or until it is duly condemned by the Township for public use.
2.
Requirements for Acceptance. No streets, rights-of-way, sanitary
sewer, storm sewer, drainage facilities or other improvements required
by this chapter shall be accepted by ordinance or resolution of the
Commissioners, unless prior thereto, there shall be submitted to the
Commissioners:
A.
A dedication thereof in form approved by the Township Solicitor.
B.
Originals of as-built plans in duplicate to the Township Manager.
C.
A certificate by the Township that the improvements offered for acceptance
have been constructed in accordance with the documents approved by
the Supervisors and are now in a condition satisfactory for acceptance.
D.
A receipt for all charges and fees required to be paid to the Township.
[Ord. 1166, 8/27/1973; as added by Ord. 1726, 10/14/1991,
§ 22-621; and as amended by Ord. 2288, 4/12/2010]
1.
When the developer has completed all of the necessary and appropriate
improvements, the developer shall notify the Board of Commissioners,
in writing, by certified or registered mail, of the completion of
the aforesaid improvements and shall send a copy thereof to the Township
Engineer. The Board of Commissioners shall, within 10 days after receipt
of such notice, direct and authorize the Township Engineer to inspect
all of the aforesaid improvements. The Township Engineer shall, thereupon,
file a report in writing, with the Board of Commissioners, and shall
promptly mail a copy of the same to the developer by certified or
registered mail. The report shall be made and mailed within 30 days
after receipt by the Township Engineer of the aforesaid authorization
from the Board of Commissioners; said report shall be detailed and
shall indicate approval or rejection of said improvements, either
in whole or in part, and if said improvements, or any portion thereof,
shall not be approved or shall be rejected by the Township Engineer,
said report shall contain a statement of reasons for such nonapproval
or rejection.
2.
The Board of Commissioners shall notify the developer, within 15
days of receipt of the Engineer's report, in writing by certified
or registered mail of the action of said Board of Commissioners with
relation thereto.
3.
If the Board of Commissioners or the Township Engineer fails to comply
with the time limitation provisions contained herein, all improvements
will be deemed to have been approved and the developer shall be released
from all liability, pursuant to its performance guaranty bond or other
security agreement.
4.
If any portion of the said improvements shall not be approved or
shall be rejected by the Board of Commissioners, the developer shall
proceed to complete the same and, upon completion, the same procedure
of notification, as outlined herein, shall be followed.
5.
Nothing herein, however, shall be construed in limitation of the
developer's right to contest or question by legal proceedings
or otherwise, any determination of the Board of Commissioners or the
Township Engineer.
6.
Where herein reference is made to the Township Engineer, he shall
be as a consultant thereto.
7.
The Township may prescribe that the applicant shall reimburse the
Township for the reasonable and necessary expense incurred in connection
with the inspection of improvements. The applicant shall not be required
to reimburse the Board of Commissioners for any inspection which is
duplicative of inspections conducted by other governmental agencies
or public utilities. The burden of proving that any inspection is
duplicative shall be upon the objecting applicant. Such reimbursement
shall be based upon a schedule established by ordinance or resolution.
Such expense shall be reasonable and in accordance with the ordinary
and customary fees charged by the Township's professional consultant
for work performed for similar services in the community, but in no
event shall the fees exceed the rate or cost charged by the professional
consultant to the Township for comparable services when fees are not
reimbursed or otherwise imposed on applicants.
A.
The Board of Commissioners shall submit to the applicant an itemized
bill showing the work performed in connection with the inspection
of improvements performed, identifying the person performing the services
and the time and date spent for each task. In the event the applicant
disputes the amount of any such expense in connection with the inspection
of improvements, the applicant shall, no later than 30 days after
the date of transmittal of a bill for inspection services, notify
the Township and the Township's professional consultant that
such inspection expenses are disputed as unreasonable or unnecessary
and shall explain the basis of their objections to the fees charged,
in which case the Township shall not delay or disapprove a request
for release of financial security, a subdivision or land development
application or any approval or permit related to development due to
the applicant's dispute of inspection expenses. Failure of the
applicant to dispute a bill within 30 days shall be a waiver of the
applicant's right to arbitration of that bill under this section.
B.
Subsequent to the final release of financial security for completion
of improvements for a subdivision or land development, or any phase
thereof, the professional consultant shall submit to the Board of
Commissioners a bill for inspection services, specifically designated
as a final bill. The final bill shall include inspection fees incurred
through the release of financial security.
C.
If the professional consultant and the applicant cannot agree on
the amount of expenses which are reasonable and necessary, then the
applicant shall have the right, within 45 days of the transmittal
of the final bill or supplement to the final bill to the applicant,
to request the appointment of another professional consultant to serve
as an arbitrator. The applicant and professional consultant whose
fees are being challenged shall, by mutual agreement, appoint another
professional consultant to review any bills the applicant has disputed
and which remain unresolved and make a determination as to the amount
thereof which is reasonable and necessary. The arbitrator shall be
of the same profession as the professional consultant whose fees are
being challenged.
D.
The arbitrator so appointed shall hear such evidence and review such
documentation as the arbitrator in his or her sole opinion deems necessary
and shall render a decision no later than 50 days after the date of
appointment. Based on the decision of the arbitrator, the applicant
or the professional consultant whose fees were challenged shall be
required to pay any amounts necessary to implement the decision within
60 days. In the event the Township has paid the professional consultant
an amount in excess of the amount determined to be reasonable and
necessary, the professional consultant shall within 60 days reimburse
the excess payment.
E.
In the event that the Township's professional consultant and
applicant cannot agree upon the arbitrator to be appointed within
20 days of the request for appointment of an arbitrator, then, upon
application of either party, the President Judge of the Court of Common
Pleas of the judicial district in which the Township is located (or
if at the time there be no President Judge, then the senior active
judge then sitting) shall appoint such arbitrator, who, in that case,
shall be neither the Township's professional consultant nor any
professional consultant who has been retained by, or performed services
for, the Township or the applicant within the preceding five years.
F.
The fee of the arbitrator shall be paid by the applicant if the review
fee charged is sustained by the arbitrator; otherwise, it shall be
divided equally between the parties. If the disputed fees are found
to be excessive by more than $5,000, the arbitrator shall have the
discretion to assess the arbitration fee in whole or in part against
either the applicant or the professional consultant. The Board of
Commissioners and the consultant whose fees are the subject of the
dispute shall be parties to the proceeding.
