A.
Streets shall be constructed to grades and cross sections as cited on, and presented with, the plans and street profiles, in conformance with Borough specifications. (See § 163-19J.)
B.
Street shoulders shall be graded to the full width
of the street right-of-way (minimum 50 feet), in accordance with Borough
construction standards, and thoroughly compacted by rolling all shoulders.
C.
The subgrade of a street shall be brought to the proper
grade and contour, and shall be rolled and cross-rolled. The subgrade
shall also be crowned at a grade of ¼ inch per foot from the
street center line. All soft spots shall be removed. These soft spots
shall be compacted with a suitable firm material, approved by the
Borough Engineer, before the placing of any aggregate base course
material.
[Amended 4-11-2006 by Ord. No. 406]
D.
No base course shall be placed until the subgrade
has been inspected and approved by the Borough.
A.
Four-inch perforated underdrain pipe with geotextile
wrap shall be installed as shown on the typical street cross section
drawing at the end of this chapter. Underdrain pipes shall be installed
under the curbs on both sides of new streets.
[Amended 4-11-2006 by Ord. No. 406]
B.
If during construction unknown adverse drainage conditions
are encountered by the developer, the Borough Engineer shall be notified
and such conditions shall be corrected at the direction of the Borough
Engineer.
C.
Cross drains of a minimum fifteen-inch reinforced
concrete pipe shall be placed wherever necessary to transfer the water
across the road in the natural watercourse and at road intersections
whenever needed.
D.
When laying out plans to be submitted for approval
by the Borough Council, suitable easements shall be provided for drainage
rights-of-way in the natural watercourses or be provided for stormwater
drains, where necessary.
A.
The requirements of curbs or curbs and gutters may
vary in accordance with the character of the area and density of development
involved.
B.
The type of curbs used, when specified by the developer
or when required by the governing body, are to be approved by and
subject to the Borough Engineer's approval before installation. At
a minimum, paving of cartway shall be at least 24 feet in width plus
two-foot asphalt wedge curbs or approved equal by the Borough Engineer.
A.
All street construction, including subbase and wearing
course, shall be constructed in accordance with Borough specifications.
B.
The Borough Council may specify an alternate pavement
design where the drainage of the subgrade, the size of the development
and the nature of the traffic warrants.
C.
All construction work, including grading, drainage,
base course and surfacing, shall be performed by the developer or
his representatives under the direct supervision of the Borough Engineer
or the Borough's authorized representative, and all costs for said
supervision shall be paid by the developer prior to the final acceptance
by the Borough.
D.
The developer shall furnish record plans of all streets
as actually constructed for the files of the Economy Borough Council,
the cost of this to be paid by the developer.
E.
Where new roads are to be constructed that will extend
from existing streets, such extension shall be made with keyways in
the existing pavement so as to make a smooth transition from existing
to new pavement.
[Added 4-11-2006 by Ord. No. 406]
A.
Subbase and aggregate base course requirements shall
be as follows:
[Amended 4-11-2006 by Ord. No. 406]
(1)
Geotextile (Class 4) shall be placed on the subbase
of all streets at the locations identified by the Borough Engineer.
(2)
The aggregate base course shall be constructed with
eight inches of compacted PennDOT No. 1 Limestone.
(3)
A second aggregate base course shall then be constructed
with two inches of compacted PennDOT No. 2A Limestone.
(4)
Aggregate base course shall be installed the full
width of the cartway and curbs plus six inches behind the back face
of curb.
(5)
All aggregates must be PennDOT approved.
B.
A binder asphalt course shall then be applied of five
inches of ID-2 bituminous binder course rolled in two lifts.
[Amended 4-11-2006 by Ord. No. 406]
C.
A wearing asphalt course of 1 1/2 inches shall then
be applied following the application of the FJ-1 scratch coat specified
below.
[Amended 4-11-2006 by Ord. No. 406]
D.
Asphalt roads shall be prepared as described in this
section, except that after the asphalt binder is applied, the road
shall be covered with an FJ-1 scratch coat.
E.
After 90% of the homes are constructed in all phases planned, if construction is in phases, or two years has lapsed since application of the FJ-1 coat, an asphalt wearing course as specified in Subsection C of this section shall be applied. The term "constructed," as used above, shall mean when the Borough Building Inspector has inspected and approved the foundation and framing.
F.
The Borough may assume only snow removal of the roads
after the FJ-1 scratch coat has been applied.
G.
After the asphalt wearing course has been applied
and the roads inspected by the Borough, the road, if desired by the
developer and constructed in accordance with this chapter and any
other applicable ordinance, law, rule or regulation, may be accepted
by the Borough.
A.
Sidewalks, when required by the governing body, shall
be constructed in conformity with Borough specifications as determined
and approved by the Borough Engineer or his authorized agent.
B.
All phases of construction shall be in accordance
with this chapter and design standards established and approved by
the Borough; the forms shall be inspected prior to pouring, and finished
walks shall be inspected by the Borough Engineer or his authorized
agent.
C.
Pedestrian interior walks may be required where necessary
to assist circulation or provide access to community facilities. Such
crosswalks shall have a width of not less than 10 feet and a paved
walk of not less than four feet.
D.
Requirements for sidewalks.
[Amended 4-10-2012 by Ord. No. 434]
(1)
Sidewalks shall be required on both sides of the street in all subdivisions containing 10 or more lots, unless a waiver or modification of this requirement is recommended by the Planning Commission and granted by Borough Council in accordance with § 163-54. In the case of a subdivision containing fewer than 10 lots that is located on a street where sidewalks already exist, sidewalks shall be required across the full frontage of each lot that fronts on the street with existing sidewalks.
(2)
Sidewalks
may be required within the site of a nonresidential land development
if the Planning Commission determines that sidewalks are desirable
to enhance pedestrian safety on the site considering the location
of building entrances with respect to parking areas and traffic circulation
on the site.
(3)
Sidewalks
shall be a minimum of four feet in width and shall be constructed
in accordance with Borough construction standards. Maintenance responsibility
shall be the obligation of the landowner or shall be incorporated
in homeowners’ association or condominium documents, if such
an association is proposed and/or shall be recorded as a restriction
within the deed for the property.
[Amended 4-10-2012 by Ord. No. 434]
The developer shall install street name signs,
approved by the Borough, at all street intersections. The developer
shall install traffic control signs in such locations as specified
on the approved subdivision or land development plan. The cost of
the street name and traffic control signs and posts shall be assumed
by the developer. Street signs shall be installed in accordance with
the Borough construction standards.
All storm drainage facilities shall be adequately
designed for the anticipated runoff when the area is fully developed,
using criteria or other methods approved by the Borough Engineer.
Storm drainage facilities shall comply with, but are not limited to,
the following:
A.
B.
Storm sewers shall be located in the street right-of-way
or in designated drainage easements.
C.
All pipe culverts and related installations used in
the construction of storm sewers shall be in accordance with standards
and specifications of the Borough, county or state, as designated
and approved by the Borough Council and Engineer.
D.
Manholes or inlets will generally be required at changes
in alignment and grade; however, curvature may be permitted if not
in excess of 115% of the manufacturer's minimum recommended degree
of curvature.
E.
At no time will roof drains or foundation drains be
allowed to be connected to a sanitary sewer system.
F.
Any springs encountered during construction shall
be piped and connected to the storm sewer system or extended to a
natural watercourse, as may be approved by the Borough Engineer.
G.
Concrete headwall and splash aprons shall be constructed
at the outfall of all storm sewers. Where watercourses are piped and
filled, concrete headwalls and splash aprons shall be constructed
at both ends of the pipe.
H.
Whenever construction stops or concentrates the natural
flow of surface drainage in such a way as to affect adjoining properties,
written approval must be obtained from the adjoining property owners.
Where storm drainage is piped onto adjoining properties other than
natural watercourses, written permission, a release of damages and
right-of-way must be obtained from the adjoining property owners before
the storm sewers are taken over by the Borough. Approval of plans
by the Borough does not authorize or sanction drainage affecting adjoining
properties.
I.
All bridges and culverts shall be designed to support
expected loads and to carry expected flows and shall meet the current
specifications and standards of the Commonwealth of Pennsylvania,
Department of Transportation.
J.
A complete drainage plan of the subdivision shall
be submitted, including all necessary storm sewers and appurtenances,
the design of which is based on a ten-year storm frequency, except
in those areas where, in the judgment of the Borough Engineer or Borough
Council, the likelihood of exceptional damage resulting from stormwater
is such that additional design criteria is required. The drainage
plan shall show the method of drainage of adjacent and contiguous
territory and the method of disposal of all stormwater collected.
The drainage plan shall be accompanied by design calculations.
K.
The storm drainage system shall be provided as necessary
to:
(1)
Discharge stormwater runoff into common natural watercourses.
(2)
Adequately drain all low points along streets.
(3)
Intercept street stormwater runoff at intervals related
to the extent and grade of the area drained.
(4)
Provide positive drainage away from sewage facilities.
(5)
Handle existing off-site runoff through the subdivision.
(6)
Ensure safe and proper disposal of stormwater where
open watercourses are planned, through adequate safety, erosion and
aesthetic measures.
L.
Stormwater management shall meet all state, county
and local standards.
Monuments shall be placed at all block corners,
angle points, points or curves in streets and intermediate points
as determined by the Borough Engineer. Monuments shall be permanent
reference monuments of a precast concrete or a durable stone, thirty
by six (30 x 6) inches, with 45° beveled edges, and shall be set
a minimum of two feet in depth.
Should the subdivider plan to provide trees,
their proposed location, spacing and species must be submitted for
approval to the governing body.
A.
Assessment fees specified for recreational purposes
shall be paid to the Borough at the time of filing the application
and submission of plans for a subdivision. Funds shall be put in escrow
and used by the Borough for public recreation purposes.
B.
The Borough shall have the option of requiring the
developer to set aside ground for recreation purposes at a rate of
one-hundredth (1/100) acre for each single-family dwelling unit in
subdivisions of 100 or more units.
C.
Parks and recreation facilities developed totally
or in part with the resources specified hereunder shall be established
consistent with the following criteria:
(1)
Recreation facilities and areas shall be located in
a manner to best serve the municipality and the future inhabitants
of the development or subdivision.
(2)
Recreation facilities and areas shall be located on
land that is topographically suitable for recreation, safe from traffic
and other safety hazards and readily accessible to the general public.
D.
If the Borough Council and the Planning Commission
determine that such public parks or playgrounds are to be abandoned
or deemed unnecessary, then, by a joint written agreement of the Borough
Council and Planning Commission, the recreational areas so designated
may be sold. Moneys from such a transaction are to be put in escrow
and held for use in the development of new public parks or playgrounds,
the location of the same to be determined by the Borough Council upon
the advice of the Planning Commission and Recreational Committee.
A.
In wooded areas or where other natural conditions
exist in such a manner that their presence adds to the desirability
of a subdivision, the governing body shall require that the subdivider
preserve as much of the original vegetation and natural conditions
as is economically feasible and require that a minimum of grading
be done other than the grading and excavating that is required in
the construction of the improvements, in accordance with the standards
included herein.
B.
All development and earthmoving activities subject to applicable law under the Pennsylvania Department of Environmental Protection, Title 25, Chapter 102, Erosion Control, shall be complied with:
(1)
The developer shall notify the County Conservation
District immediately upon making application for building permit involving
an earthmoving activity that affects five or more acres of land.
(2)
The Borough shall not issue a building permit for a development until it has been determined that the earthmoving activities require a permit, or verification that no permit is required, from the Department of Environmental Protection, pursuant to Section 102.41 and 102.42, relating to permit requirements, of Title 25, Chapter 102, Erosion Control.
C.
In cases where the cross slope exceeds 10% as shown
on the grading plan, sod or seed shall be required to retain soil
and prevent damage to finished street or lot grades. In all cases
where the developer removes the sod, he shall, immediately upon completion
of grading (weather permitting), reseed such areas with common farm
grass. In cases where the home builder creates side terraces, they
shall, immediately upon completion of grading, be seeded with perennial
rye grass or better.
A.
If water is supplied from other than private wells
on individual lots, the developer shall verify that the water supply
is from a public utility having a certificate of public convenience
from the PUC, a bona fide lot owners' association or a municipal entity.
B.
If public water is available or planned for the area,
it shall be utilized for every subdivision of 10 lots or more. Public
water service is deemed to be available where the distance from the
access point of a main to the beginning point of a distribution system
for the plan is 800 feet or less.
C.
The developer shall supply and install all materials
associated with the fire hydrant(s) as well as the fire hydrants themselves.
D.
The materials and installation thereof shall comply
with the requirements set forth by the local water utility company
and by the municipality.
A.
Sanitary sewer service is deemed to be available where
the average distance from a main to the beginning point of a collection
system for the development is 800 feet or less, unless the service
is not topographically feasible.
B.
If public sewers are available or definitely planned
for the area, the developer shall extend the main line to serve all
lots in the subdivision. This main line extension shall be designed
and constructed according to the specifications of the utility Authority
that provides sanitary sewer services.
C.
Where municipal sewers are not available, the installation
of a private sanitary sewage treatment plant and other appurtenances
shall be subject to approval by the Pennsylvania Department of Environmental
Protection and the governing body.
(1)
In areas of the Borough not presently served by public
sewers but in which they are to be installed within a reasonable time,
in the opinion of the Planning Commission based on studies of the
area, the Commission may require that capped sewer mains and house
connections be installed in all subdivisions of 20 lots or more in
addition to the required on-site facilities. The plans for the installation
of a sanitary sewer system shall be prepared for the subdivision and
approved by the engineer of the Municipal Authority to which it will
be connected and the Pennsylvania Department of Environmental Protection.
The engineer or authorized representative of the Municipal Authority
shall inspect the sewer line before it is covered over. Upon completion
of the sanitary sewer installation, one copy of each of the plans
for such system as built shall be filed with the municipality and
the Pennsylvania Department of Environmental Protection.
(2)
In instances of severe conditions deemed unsuitable
for on-site septic systems, the Planning Commission may recommend
that the governing body require that the developer shall install adequate
sewage treatment facilities as approved by the Borough Engineer and
the Pennsylvania Department of Environmental Protection. In these
cases, plans for such sewage treatment facilities instead of on-site
septic systems must be approved by the above-mentioned Departments
before final approval of the subdivision may be given.
D.
Private sewage disposal systems on individual lots
shall be laid out and constructed in compliance with the Pennsylvania
Department of Environmental Protection regulations.
E.
No building permit will be issued for any construction
or subdivision development until either an individual sanitary sewage
disposal system, a sanitary sewage treatment plant installation or
connection to a municipal sewerage system has been approved by the
governing body or authorized agent thereof and the Pennsylvania Department
of Environmental Protection, pursuant to the rules and regulations
of the Pennsylvania Sewage Facilities Act (Act 537) as amended.[1]
[1]
Editor's Note: See 35 P.S. § 750.1
et seq.
F.
No subdivision shall be approved for development by
the governing body until the developer provides certification that
mutually acceptable agreements have been reached between the developer
and applicable private or municipal utility Authorities relative to
utility system installations, maintenance, ownership of facilities,
tap fees and other related considerations.
The developer shall install streetlights at
all intersections shown on the approved plans and at other locations
within the subdivision as deemed necessary by the Borough Council
and Planning Commission. Such streetlights shall conform to Duquesne
Light specifications for contemporary-type pole luminaries. Specific
pole units shall include PE Control No. 36363, Luminarie No. 36640,
two-hundred-fifty-watt Mercury Vapor Lamp No. 32877 and fourteen-foot
pole No. 201202. Installation details to be followed are described
in Duquesne Light specifications VG8-1.
A.
No developer shall proceed with the construction of
any utilities or improvements or make connection to any existing Borough
facility or utility system without proper inspection by an authorized
official or representative thereof. Drawings and specifications shall
be provided in sufficient detail to show the form, construction and
method of installation of the following and shall accompany or otherwise
be a part of the subdivision plan:
B.
No person shall dig or make any cuts or changes whatsoever
in the cartway, gutters or rights-of-way of any Borough, county or
state road without first obtaining required permits.
C.
No person shall connect to any waterline or storm
or sanitary sewer without obtaining a permit and paying the proper
connection charge.
D.
Grade stakes shall be set and cut sheets prepared
and a copy furnished to the Borough Secretary and Engineer before
any work is started.
E.
The developer shall notify the Borough Engineer at
least 24 hours prior to his intention to proceed with the construction
or installation of said streets and improvements or any other work
related to the improvements.
F.
Inspection reports shall be prepared by an inspector
authorized by the governing body.
G.
Upon completion of the required improvements, a plan
and profile of the improvements in the subdivision or land development
as constructed shall be filed with the Borough.
H.
In all respects in which standards for required improvements
are not set forth herein or specified by the governing body hereunder,
the applicable state and municipal standard requirements shall govern.
