[Ord. No. 4-2005, 8/9/2005]
1.
Monuments and markers must be placed so that the scored or marked
point coincides exactly with the point of intersection of the lines
being monumented. They must be set so that the top of the monument
or marker is level with the finished grade of the surrounding ground.
Monuments must be marked on top with a copper or brass plate or dowel
set in the concrete.
[Ord. No. 4-2005, 8/9/2005]
1.
Streets may be surfaced to the grades and dimensions drawn on the
plans, profiles and cross sections submitted by the subdivider and
approved by the Township. Before paving the street surface, the subdivider
must install the required utilities and provide, where necessary,
adequate stormwater drainage for the streets, as acceptable to the
Township. Streets shall be constructed in accordance with Exhibit
C,[1] and in accordance with Sugarloaf Township Ordinance No.
68 of 1996, and as follows:
A.
Public Streets.
(1)
Minor Street. Minor streets shall be constructed with a six-inch
stone base, four-inch BCBC, and one-point-five-inch ID-2A in accordance
with current PennDOT specifications.
(2)
Collector Street. Collector streets shall be constructed with
a six-inch stone base, four-inch BCBC, and one-point-five-inch ID-2A
in accordance with current PennDOT specifications.
(3)
Arterial Streets. For the construction of arterial roads or
highways, the subdivider shall consult with and be governed by the
Pennsylvania Department of Transportation for the method of construction
to be used. The Township shall decide if a collector or arterial street
is required as a direct result of the construction of this subdivision,
in which case the subdivider is responsible for paving the additional
width required.
B.
Private Streets.
(1)
Streets not offered for dedication shall be provided with a
surface adequate to prevent erosion and deposition of sediment on
intersecting public streets.
(2)
Whenever a subdivider proposed to establish a street which is
not offered for dedication to public use, the Board of Supervisors
may require the subdivider to submit, and also to record with the
plan, a copy of an agreement made with the Township on behalf of his
heirs and assigns, and signed by the Township Solicitor, and which
shall establish the conditions under which the street may later be
offered for dedication and shall stipulate, among other things:
(a)
That the street shall conform to appropriate specifications
or that the owners of the abutting lots shall include with the offer
of dedication sufficient money, as estimated by the Township Engineer,
to restore the street to conformance to specifications.
(b)
That an offer to dedicate the street shall be made only for
the street as a whole.
(c)
That the method of assessing repair costs be as stipulated.
(d)
That agreement by the owner or more than 50% of the front footage
thereon shall be binding on the owners of the remaining lots.
[1]
Editor's Note: Exhibit C is on file in the Township office.
[Ord. No. 4-2005, 8/9/2005]
1.
In any new or proposed subdivision, curbs shall be installed on each
side of the street, along with catch basins, stormwater pipes and
sidewalks, as required by the Township.
2.
Curbs, catch basins and sidewalks are also required along each side
of a street in any new subdivision where the subdivision was approved
prior to the effective date of this chapter but work has not commenced
on the paving of the street by the time of enactment hereof.
3.
Curbs and catch basins may also be required along any existing street
regardless of lot size where curbs are necessary to control the flow
of surface water and regulate traffic, and/or where lot widths are
80 feet or less.
4.
Curbs, catch basins and sidewalks shall be provided in all streets
and parking compounds located within multifamily development projects.
5.
All curbs shall be vertical curbs constructed of portland cement
concrete. The construction of curbs shall conform to the requirements
of Section 715, Plain Cement Concrete Curb, Type A, of the Pennsylvania
Department of Transportation, or to the plans attached hereto as Exhibit
"A."[1] The construction of catch basins shall conform to Exhibit
"A" attached hereto. Sidewalks shall be constructed of portland cement
concrete.
[1]
Editor's Note: Exhibit "A" is included as an attachment to this chapter as part of Appendix A, Road Construction Specifications and Sanitary Sewer Specifications.
[Ord. No. 4-2005, 8/9/2005]
1.
The Township may require installation of sidewalks in any subdivision
or development where the evidence indicates that sidewalks are necessary
for public safety.
A.
Sidewalks shall be within the right-of-way of the street and shall
extend in width from the right-of-way line toward the curbline.
B.
Sidewalks must be at least four feet wide. In the vicinity of shopping
centers, schools, recreation areas and other such facilities, sidewalks
must be at least five feet wide and located within the street right-of-way.
C.
Sidewalks shall be constructed according to Pennsylvania Department
of Transportation standards, and in accordance with Exhibit "A" hereof.
[Ord. No. 4-2005, 8/9/2005]
1.
Private and On-Site Sewer System.
A.
All properties shall be connected to a public sanitary sewer system
if the development submitted is located within 1,000 feet of an existing
line and provided that treatment capacity is available or can be developed
assuming reasonable/feasible cost as determined by the Township Engineer.
Sanitary sewers shall be constructed in accordance with the specifications
set forth in Exhibit "E" hereof.[1]
[1]
Editor's Note: Exhibit "E" is included as an attachment to this chapter as part of Appendix A.
B.
If connection to a public system is not possible, a report on the
feasibility of constructing a separate sewage system may be required
by the Township, and a report shall be submitted by the developer
setting forth the findings. The plans for installation of a private
water supply system shall be prepared by the developer and approved
by the Pennsylvania Department of Environmental Protection.
C.
Where none of the above alternatives are possible or feasible, an
individual sewage disposal system consisting of a septic tank and
tile absorption field or other approved sewage disposal system shall
be provided for each lot at the time improvements are erected or installed
thereon. All such individual sewage disposal systems shall be constructed
in accordance with the Pennsylvania Department of Environmental Protection
regulations.
2.
Private and On-Site Water Systems. Where a water supply system is
within 1,000 feet of a proposed development, the developer shall provide
the development with a complete water supply system to be connected
to the existing water supply system. If connection to a public water
supply system is not possible, a report on the feasibility of constructing
a separate water supply system may be required by the Township and
a report shall be submitted setting forth the findings. The plans
for installation of a private water supply system shall be prepared
by the land developer and approved by the Pennsylvania Department
of Environmental Protection. Upon completion of any water supply system,
the plan for the system built shall be filed with the Township. Where
none of the above alternatives are possible or feasible, an individual
water supply system shall be installed.
A.
The water supply yield shall be adequate for the type of development
proposed.
B.
The installation of such systems shall not endanger or decrease groundwater
supplies of adjacent properties.
C.
Any such individual systems shall meet any applicable Pennsylvania
Department of Environmental Protection regulations.
[Ord. No. 4-2005, 8/9/2005]
Stormwater management facilities shall be designed and constructed in accordance with the rules, regulations and requirements of Chapter 26, Water, Part 1, Stormwater Management. All stormwater detention ponds are required to be fenced with not less than a four-foot chain-linked fence with locking gate.
[Ord. No. 4-2005, 8/9/2005]
All development applications which involve grading or excavation
shall conform to the requirements of the rules and regulations of
the Pennsylvania Department of Environmental Protection pertaining
to erosion and sedimentation. It shall be the responsibility of the
applicant to secure approval of the Department of Environmental Protection.
Approval of plans by the Township shall not be construed as approval
under such regulations.
[Ord. No. 4-2005, 8/9/2005]
1.
The "floodplain corridor" shall be defined and established as the
area of inundation which functions as a storage or holding area for
floodwater to a width required for a 100-year flood, as delineated
in one of the following reports:
2.
In case of any dispute concerning the boundaries of a floodplain
corridor, the Township shall determine the ultimate location.
3.
Whenever a floodplain is located within or along a proposed land
development, the plan shall include the location of the floodplain
with a plan note that:
4.
All floodplain lands shall be excluded in the minimum lot area calculations.
Additionally, the floodplain area shall be identified by elevation
or by approximate distance from the center line of the stream channel.
Floodplain lines need not be identified by distances and bearings.
5.
No subdivision and/or land development, or part thereof, shall be
approved if the proposed development and/or improvements will, individually
or collectively, increase the 100-year flood elevation more than one
foot at any point.
6.
If it is determined that only a part of the proposed subdivision
can be safely developed, the Township shall limit development to that
part and shall require that development proceed consistent with this
determination.
[Ord. No. 4-2005, 8/9/2005]
Fire hydrants shall be installed in all subdivisions or land
developments which are served by a public water system. The type and
the location of such hydrants shall be subject to the approval of
the Township Engineer.
