The purposes of this section, which shall regulate development standards for subdivisions, land developments, and Planned Residential Developments, are to effectuate the community development objectives set forth in Chapter 84, Zoning, of the Township of Pine Code and, in particular, to preserve and to protect the existing natural environment and natural resources of the Township by requiring preservation and only limited, controlled disturbance of wetlands, woodlands and steep slopes and by establishing standards for revegetation, landscaping, construction of buffer yards and common open space and/or public land areas for recreation. The design standards of this section shall serve to assure that any land development within the Township is controlled and of a high quality so as to:
A. 
Eliminate visual and physical blight;
B. 
Preserve the natural topography and steep slope areas;
C. 
Preserve woodlands and trees of significance;
D. 
Control erosion, flooding, sedimentation and other soil and water management problems;
E. 
Prevent ecological problems resulting from too-extensive cut and fill operations;
F. 
Encourage innovative planning, increase environmental protection and provide neighborhood recreation opportunities by concentrating development to prevent sprawl and through imaginative use of common open space, public areas and a comprehensive trails and pedestrian easement system; and
G. 
Encourage the correlation of housing types and the density thereof with the natural topography, environmental conditions and capacity of infrastructure and community facilities.
All subdivisions and land developments shall comply with the provisions of this section, as set forth below:
A. 
All proposed subdivisions and land developments shall comply fully with all then-existing zoning and other applicable Township ordinances, rules and regulations, unless a waiver, modification or variance is granted pursuant to § 78-53B of this chapter and is attached to the final plan.
B. 
All proposed subdivisions and land developments shall comply fully with the statutes, ordinances, rules and regulations governing any matter directly related to subdivisions and land developments which are then effective by action of the county, commonwealth and federal government unless a modification or exception is granted, in writing, by the appropriate authority and is attached to the final plan.
C. 
Subdivision and land development standards contained herein are regarded as the minimum requirements and designs should reflect the principles in the community development objectives, as well as newly developed concepts of improved design.
D. 
Existing natural features, such as trees, trees of significance, steep slopes, watercourses, wetlands, woodlands, historic and scenic spots and similar natural resources and assets, shall be preserved through harmonious and innovative design and by design of subdivisions and land developments in strict accordance and compliance with the Development Standards of this chapter.
E. 
All lands, regardless of their slope, from which structures or natural cover have been removed or otherwise destroyed, shall be appropriately graded and seeded according to the specifications as set forth in this chapter and Chapter 84, Zoning, of the Township of Pine Code. Siltation and erosion are to be controlled as per the then-current Pennsylvania Department of Environmental Protection specifications.
A. 
At no expense to the Township and as a condition of subdivision or land development approval, the subdivider or developer shall be required to construct and install streets (constructed to the standard specifications adopted by the Township), suitable drainage, waterlines and water supply, sewage disposal, monuments, utilities, fire hydrants, street signs, streetlights (where required) and the other improvements, including but not limited to landscaping, buffer yards, parks, trails, open space, recreation areas and public areas to the land in accordance with the provisions of this section and this chapter or to Chapter 84, Zoning, of the Township of Pine Code and also to any design detail regulations adopted pursuant to this chapter or to Chapter 84 of the Township of Pine Code, the provisions of which are hereby incorporated herein by reference. The subdivider or developer shall be similarly required to comply with the provisions relating to the protection, preservation, and mitigation of disturbance to the natural resources provided in this section and those contained in Chapter 84 of the Township of Pine.
B. 
The development standards contained herein are minimum guidelines, and the governing body is hereby authorized to adopt, amend, and delete, by resolution, design detail regulations that will supplement the provisions of this chapter. The design detail regulations shall be kept on file with the Township Secretary, and applicants may obtain copies at the cost of reproduction.
C. 
All of the required improvements shall be made in full compliance with the specifications for each of the various units of work, as required by the Township Engineer, the commonwealth, county and other appropriate authorities, according to the nature of the improvements and any natural resource protection required in connection therewith, and the plans, installation and maintenance of them shall be subject to the approval of the appropriate officials having jurisdiction.
D. 
Before the Township or other entity shall take action or the Township shall accept any new street or other public improvement, the applicant shall furnish the Township Manager with two complete sets of the final as-built improvement plans.
A. 
No block shall be longer than 1,200 feet nor less than 500 feet.
B. 
Where a subdivision adjoins a major street, the greater dimension of the block shall front along such major street to minimize the number of points of ingress and egress and, where practicable, shall be at least 1,000 feet in length.
C. 
Crosswalks shall be required whenever necessary to facilitate pedestrian circulation and to allow access to community facilities.
The purpose of the standards contained in this section is to preserve, enhance, and promote the use and retention of common open space and recreation areas in subdivisions and land developments within the Township. The intent is to help preserve the Township's rural character and to promote common open space for both passive and active recreation opportunities. These standards will provide the opportunity to organize the preservation of steep slopes, wetlands and watercourses, woodlands and the provision for stormwater management requirements within a logical, unified zone and require the connection of the common open space provided in private developments to lands and trails specified in the Township's Greenway Plan and to the Township's adopted 1992 Recreation, Park and Open Space Plan,[1] as amended.
A. 
The provisions of this section shall apply to residential developments greater than 10 acres in size and having over 10 residential units and land developments over 10 acres in size, in addition to the requirements of § 78-124, except that simple subdivisions shall be exempt from the requirements of this section.
B. 
Standards for common open space preservation. The following minimum standards shall be required for areas to be preserved as common open space in proposed subdivisions or land developments.
(1) 
Common open space shall be used to provide preservation of natural resource features to the following standards:
(a) 
Drainageways: 50%.
(b) 
Wetlands: 100%.
(c) 
Streams and the areas within 50 feet of each side of the stream bank: 100%.
(d) 
Woodlands: 40%.
(e) 
Slopes ranging from 15% to 25%: 40%.
(f) 
Slopes greater than 25%: 80%.
(2) 
On portions of the site where two or more of the above-named natural features overlap, only the natural feature which has the highest preservation standard shall be used.
(3) 
To the greatest extent possible the following additional requirements shall be applicable to common open space:
(a) 
Common open space land shall consist of one parcel of ground, which, while it may vary in its width, shall be continuous, and not less than 40 feet in with at any point.
(b) 
Common open space shall to the extent possible be located in an accessible, usable manner in proximity to the majority of all residents of the development.
(c) 
In developments that abut the Township's Greenway Plan and/or preexisting dedicated parks or common open spaces, the common open space shall be located adjacent to those areas. Public access through easements through the common open space to such preexisting areas shall be required.
(d) 
Common open space land shall not be contained within any lot within the subdivision, except provided herein. Common open space shall be publicly dedicated or, upon agreement of the Township and the subdivider/developer, may be deeded to a homeowners' association created for the subdivision or land development (if one is to be created) or reserved upon private lots for those developments without a homeowners' association. In the event that such common open space is to be deeded to a homeowners' association created for the subdivision or land development or to be preserved upon private lots, then such areas shall be required to be subject to restrictive covenants, acceptable to the Township and sufficient to preserve the character of the common open space in any deed thereafter.
C. 
Fee in lieu of the dedication of active recreation land. When a property owner/developer chooses to pay a fee to the Township in lieu of the dedication of active recreation lands required herein, said fee shall be calculated as follows:
(1) 
The applicant shall identify the land area that would be otherwise publicly dedicated pursuant to the provisions of this section and submit a reasonably accurate plan showing such location to the Parks and Recreation Commission for their review and recommendation to the Board of Supervisors, followed by a metes and bounds description of such land area at the time of the filing of the application for final approval of subdivision or land development.
(2) 
The applicant shall submit an estimated value of the land area described in this section to the Parks and Recreation Commission for their review and recommendation to the Board of Supervisors, followed by a real estate appraisal of the fair market value of the land area described in this section at the time of the filing of the application for final approval of the subdivision or land development. Such real estate appraisal shall have been made by a licensed real estate appraiser in accordance with standard real estate appraisal practices and shall have been made no earlier than 30 days prior to the date of the filing of the applicant's request for final approval of the subdivision or land development approval.
(3) 
In the event that the Township determines the fair market value of such land area contained in the applicant's real estate appraisal to be fair and reasonable, the applicant shall pay such approved fair market value to the Township in lieu of the public dedication of such land. The payment of such fair market value shall be a condition precedent to final plan approval of the subdivision or land development and shall be made in full within 30 days of the date of such final plan approval by the Township.
(4) 
In the event that the Township disputes the fair market value of the land area as contained in the applicant's real estate appraisal, it shall notify the applicant of it prior to its action to approve/disapprove such final subdivision or land development plan. The Township and the applicant shall then jointly, by mutual agreement, appoint another licensed real estate appraiser to appraise the fair market value of such land area and such appraisal shall be binding upon the parties. Such jointly selected real estate appraiser shall not have been retained by or performed services for either the Township of Pine of the applicant within the preceding three years.
(5) 
One half of the professional fee of the licensed real estate appraiser jointly appointed by the Township and the applicant, shall be paid by the Township and the other half shall be paid by the applicant.
(6) 
Nothing contained herein shall be construed to prevent the applicant and the Township from reaching other mutual agreements as to the fair market value of the land area, which is the subject of a fee in lieu of its public dedication.
D. 
The park or recreation land (or the fees paid in lieu thereof) shall be used by the Township for the purpose of providing park or recreation facilities, which are available to the residents or occupants of the subdivision/land development from which they are received.
E. 
Any fees collected by the Township pursuant to this section shall be maintained, expended and refunded in accordance with he requirements of Section 503(11) of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10503(11).
[1]
Editor's Note: Chapter 2, Art. V, § 2-29B and C of the Code of the Township of Pine authorizes and directs the Township's Parks and Recreation Commission to review and comprehensively update the Township's Park, Recreation and Open Space Plan no less often than every five years. The current Park, Recreation and Open Space Plan is on file in the Township offices. This reference to the 1992 plan is intended to refer or relate to the current plan.
A. 
Easements may be required along rear and side lot lines and across or through lots where engineering design or special conditions may necessitate the installation of water, sewer or other utility service lines. The width of such easements shall conform to requirements as determined by the authorities having jurisdiction and the governing body.
B. 
Where a subdivision or development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose.
C. 
All easements shall have adequate width for workmen, equipment, and supplies necessary to install, develop, maintain, and repair the entity served by the easement.
D. 
Aerial easements shall be a minimum of 20 feet from the ground.
E. 
There shall be a minimum distance of 50 feet, measured in the most direct line, between any structure, existing or proposed, and any petroleum, petroleum product, natural gas, electric or other transmission or high-pressure line which traverses a subdivision or land development.
F. 
Easements for continuous pedestrian circulation utilizing sidewalks and trails shall be required. Where subdivision or land developments abut the Township's Greenway System, the applicant shall provide easements for trail connections. Easements for trails shall be provided in accordance with the requirements of Chapter 84, Zoning, of the Township of Pine Code.
A. 
The necessary width of the right-of-way of each street in a proposed subdivision shall be graded and suitably prepared for the installation of paving, drainage structures, curbs, gutters and sidewalks in accordance with the appropriate standards for the class of the street.
B. 
The subgrade shall be free of sod, vegetation matter, or other similar material. Where poor subsurface drainage conditions exist, adequate drainage shall be installed. The subgrade shall be rolled with a roller of not less than seven tons in weight. Subbase grade tolerance shall be not more than one inch in 16 feet.
A. 
Land subject to hazards to life, health or property from any source, including but not limited to fire, flood or disease, shall not be subdivided or developed unless the hazards have been eliminated or adequate safeguards against such hazards are provided by the applicant.
B. 
The developer shall comply with all aspects of the Township Grading Ordinance, Chapter 48, Excavations and Grading, as amended, and as it may be amended in the future.
A. 
Land shall be suited to the purpose for which it is to be subdivided or developed, whether for residential, business or industrial use.
B. 
Land unsuited for development that would entail hazards to life, health, or property or would be uneconomical to provide with public services shall not be developed or subdivided. Land subject to flooding shall not be subdivided or developed until such deficiencies can be eliminated.
C. 
The lot arrangement and design shall be such that all lots will provide satisfactory and desirable building sites, properly related to topography and the character of surrounding development.
D. 
All side lines of lots shall be at approximate right angles to straight street lines and radial to curved street lines, except where a variation to this rule will provide a better street and lot layout. Lots with double frontage should be avoided.
E. 
No lot shall have less area or width than that required by the zoning regulations applying to the area in which it is located. The area of the lot shall only be considered as that portion bounded by the side and rear lot lines and the street right-of-way line.
F. 
Lots shall be laid out so as to provide the possibility of positive drainage away from buildings, water levels, and sewage disposal fields when developed.
G. 
In cases of unusual soil conditions or other physical factors which may impair the health and safety of the neighborhood in which a subdivision may be located, upon recommendation of the commonwealth and county health authorities, the governing body may require larger lot widths and lot areas than might otherwise be necessary.
H. 
No corner lot shall have a width at the building line of less than 125 feet. Each of the two sides of a corner lot fronting on a street shall be designated and be treated as a front yard.
I. 
All corner lots, whether they are located at the intersection or rights-of-way of two streets, shall have a curve with a minimum radius of 10 feet adjoining the two side lines of said rights-of-way.
J. 
Business or industrial lots shall be of such size and shape as may be suitable for their prospective use and to provide sufficient space for off-street parking and loading and water supply on the site and sanitary sewage disposal on the site (if either or both are to be provided). The minimum lot dimensions shall be as approved by the governing body.
K. 
Every lot shall abut on at least one public street, as such is defined in this chapter, but not only on a service street; provided, however, that not more than 50 dwelling units may be served by a single access to a collector street (as defined in § 78-9 of this chapter). Not more than three dwelling units may be served by a private street (as defined in § 78-9 of this chapter) of not less than 50 feet in width, provided that a modification is granted in accordance with the procedures of § 78-53B of this chapter. In addition to the requirements and conditions stated this chapter, the governing body may Impose such additional requirements upon the allowance of a private street as such a modification to the terms of this chapter, including but not limited to the following:
[Amended 3-15-2021 by Ord. No. 393]
(1) 
Partial or full compliance with any or all the requirements, standards or conditions for the approval of public roads, as set forth in this chapter, Chapter 72, Article VI of the Code of the Township of Pine ("Road Construction"), and all other Pennsylvania and Township laws, ordinances and regulations, now and as amended in the future, including but not limited to design, construction and maintenance standards and performance and maintenance bond requirements.
(2) 
The execution of a formal agreement by the developer, approved by the Township Solicitor, whereby the developer agrees to the nondelegable duty of perpetual maintenance of the private road.
L. 
If remnants of land exist after subdividing or developing, they shall be suitably incorporated in existing or proposed lots or they may be dedicated to public use if acceptable for such public use.
M. 
No lot shall be divided by the Township boundary line.
N. 
For a lot on a cul-de-sac, the building setback line shall have length equal to the required frontage for the zoning district in which the lot is located. No point on the building setback line shall be closer to the public right-of-way than the center point of said line. All lots on a cul-de-sac shall have a minimum frontage of 60 feet. The side yard requirements for a lot on a cul-de-sac shall be measured at the building setback line.
O. 
No lot shall be approved for development where the driveway has a grade of more than 15%.
Permanent monuments shall be accurately set and established at the intersections of all outside boundary lines of the plat; at intersections of those boundary lines with all street lines; at diagonally opposite corners of each street intersection; at the beginning and end of all curves; at points on curves where the radius or direction changes; and at such other points as are necessary to establish definitely all lines of the plan except those outlining individual lots. In general, permanent monuments shall be placed at all critical points necessary to correctly lay out any lot in the subdivision.
The developer shall submit a report prepared by a registered engineer setting forth the proposed method of disposing of sewage and the basis of such determination in accordance with the following:
A. 
If a subdivision or development is within reasonable distance of an existing public sanitary sewer, a report on the feasibility of connection to public existing sewerage system shall be made. This study shall include the distance from the nearest existing public sewer and the capacity of the existing system intended to handle the additional sewage load.
B. 
If connection to an existing public sewerage system is not deemed to be feasible, the feasibility of constructing a separate community sewerage system and treatment works shall be investigated. This study shall give the location of the treatment works, receiving stream, type of plans, degree of treatment, and design population.
C. 
In the event that neither A or B is reasonably feasible, formal application to the appropriate agencies of the federal, commonwealth and county government and the resulting approval shall be required.
D. 
Individual sewage disposal facilities. In the event that it is not feasible to connect to an existing public sewage system or construct a separate community system, consideration may be given to the installation of on-lot sewage disposal systems for the subdivision or development.
E. 
All sanitary sewage disposal systems, whether public, community or individual, shall comply with and be subject to all applicable requirements of the Pennsylvania Department of Environmental Protection, the Allegheny County Health Department and the municipal sanitary authority (if any) which shall accept such sewage for treatment and/or disposal, and proof thereof shall be submitted by the subdivider or developer.
A. 
Construction. The construction or reconstruction of sidewalks shall be in accordance with these specifications and in conformity to the lines, grades, and dimensions approved by the Township Engineer.
(1) 
Concrete. All sidewalks shall be of one-coarse cement concrete construction of Class A cement concrete as specified in this section.
(2) 
Dimensions.
(a) 
Concrete sidewalks shall have the dimensions as set forth on a drawing prepared by the Township Engineer showing standard dimensions.
(b) 
This drawing shall be available for inspection at the Township of Pine Municipal Building.
(3) 
Forms.
(a) 
Forms shall be of wood or metal, straight, free from warp and of sufficient strength when staked to resist the pressure of the concrete without springing.
(b) 
If wood, they shall be nominal two-inch planks surfaced on the inside and the top; if of metal, they shall be of approved section.
(c) 
Forms shall have a depth equal to the depth of the concrete and shall be thoroughly cleaned and oiled before the concrete is placed against them.
(d) 
Forms that are worn, bent, or damaged shall not be used.
(4) 
Preparation of foundation.
(a) 
Excavation shall be as required, and the foundation shall be formed at a depth of eight inches below and parallel with the finished surface of the sidewalk. When directed, unsuitable material shall be removed. The foundation shall be thoroughly compacted and finished to a firm, even surface and moistened if required.
(b) 
Placing aggregate for bed. Aggregate shall be spread on the prepared foundation to form a thoroughly compacted bed four inches deep.
(5) 
Joints.
(a) 
Sidewalks shall be constructed in separate slabs not exceeding 20 feet in length except for closures.
(b) 
The slabs shall be separated by a vertical joint for the full width and full thickness of the slab.
(c) 
A one-half-inch expansion joint shall be provided between each section of sidewalk and shall be filled with approved joint filler for the full length and thickness of the section.
(d) 
Expansion joints shall also be placed adjacent to the existing structures when directed by the Township Engineer and shall be placed longitudinally where the sidewalk is to be constructed in contact with a curb and at such other places as may be directed by the Township Engineer.
(6) 
Finish.
(a) 
After the concrete is poured into the forms, it shall be puddled and spaded so as to ensure a thorough mixture, eliminate air pockets and create uniform and smooth sides.
(b) 
After the concrete has set sufficiently, the forms shall be removed and the top side shall be finished with a wood float or brush and shall be edged at all joints with a one-fourth-inch edging tool to make a uniform finished surface.
(c) 
The concrete shall be cured with either an application of an approved curing compound or covered with a polyethylene sheet covering.
(7) 
Backfilling. After the concrete has been cured for at least 72 hours, the spaces adjacent to the sidewalks shall be backfilled with approved materials in layers of not more than four inches in depth, which shall be thoroughly compacted mechanically to the required elevation and cross section.
B. 
Materials. Sidewalks shall be constructed of the following materials:
(1) 
Concrete.
(a) 
All concrete used shall be true portland cement and shall meet the requirements of the latest standard specifications for portland cement as adopted by the American Society for Testing and Materials.
(b) 
No type of cement shall be substituted without the written approval of the Township Engineer.
(2) 
Coarse aggregate. Coarse aggregate shall consist of stone and shall meet the physical requirements and the size and grading requirements specified in this section for No. 2 or 2B coarse aggregate, as specified in the latest revision of the specifications issued by the Department of Transportation, Commonwealth of Pennsylvania, also known as "Form 408," unless otherwise approved in writing by the Township Engineer.
(3) 
Fine aggregate.
(a) 
Fine aggregate shall consist of natural sand or manufactured sand from the controlled mechanical breakdown of stone into sound, cubical-shaped particles or from the controlled mechanical breakdown of conglomerate sandstone to individual grain size or white, fine aggregate, consisting of calcite, white quartz, or silica, free from discoloring materials.
(b) 
It shall be composed of hard, durable grain thoroughly cleaned by washing, free from harmful amounts of clay or silt, vegetation and other substances determined to be deleterious.
(c) 
When dry, all parts of fine aggregate shall pass through a three-eighths-inch sieve.
(4) 
Cement concrete. Cement concrete shall comply with the following requirements:
(a) 
Description. Cement concrete shall consist of portland cement, fine aggregate, coarse aggregate, water and admixtures and shall conform to the materials, design and control requirements specified for Class A cement concrete as set forth in the latest revision of specifications issued by the Department of Transportation, Commonwealth of Pennsylvania, known as "Form 408," unless otherwise approved in writing by the Township Engineer.
(b) 
Proportioning.
[1] 
The minimum cement factor shall be 6.00 bags per cubic yard of concrete.
[2] 
The quantity of water used per bag of concrete shall be the minimum to obtain a satisfactory, workable concrete as determined by the Township Engineer, but shall not exceed 5.6 gallons, including the free water in the aggregates. No. 2B coarse aggregate shall be used in this concrete.
[3] 
The proportions of fine and coarse aggregate per bag of concrete shall comply with the requirements for Class A cement concrete specified in Section 704.1(g)-2A of the latest revision of specifications issued by the Department of Transportation, Commonwealth of Pennsylvania, known as "Form 408," unless otherwise specified in writing by the Township Engineer.
(c) 
Consistency.
[1] 
The mixed concrete shall be of uniform consistency.
[2] 
The quantity of water used shall be the minimum to obtain a satisfactory, workable concrete with the lowest allowable slump consistent with practicable workability of the concrete as determined by the Township Engineer.
[3] 
The allowable slump determined in accordance with PTM No. 600 shall be between one and three inches.
(d) 
Design strength of concrete.
[1] 
The concrete design mix, when molded, cured and tested in accordance with the procedures employed by the Department of Transportation, Commonwealth of Pennsylvania, shall meet the minimum compressive strength of 4,000 pounds per square inch in 28 days.
[2] 
Test cylinders and samples shall be supplied upon request of the Township Engineer.
(e) 
During cold or freezing weather, calcium chloride may be added to concrete, but not in excess of two pounds per bag of cement.
(f) 
If transit-mix concrete is used, the supplier shall be able to certify compliance with the above requirements at the request of the Township Engineer.
C. 
Unless otherwise provided, the maintenance of sidewalks and/or trails, including the maintenance of landscaping adjacent to such sidewalk and/or trail, is the responsibility of the property owner on which the sidewalk or trail is located.
A. 
All disturbed areas shall be seeded within 14 days of rough or subgrading work.
B. 
Permanent seeding operations shall be complete within 30 days of final grading operations with seed mixtures for grasses, grasses and wildflowers or other seed mixtures as approved by the Township Engineer.
A. 
General.
(1) 
The arrangement, character, extent, width, grade and location of all streets shall conform to the Comprehensive Plan or Zoning District Map, where applicable, and to Township ordinances pertaining to construction of roads and drainage facilities as the same are amended and may be amended in the future.
(2) 
Where not shown on the Comprehensive Plan or Zoning District Map, the arrangement and other design standards of streets shall conform to the provisions found herein.
(3) 
Every subdivision and land development shall have access to a public street.
B. 
Street layout.
(1) 
In general, all streets shall be continuous and in alignment with existing streets and shall compose a convenient system to ensure circulation of vehicular and pedestrian traffic, with the exception that minor local streets may be laid out so that their use by through traffic will be discouraged.
(2) 
Where a subdivision abuts or contains an existing or proposed interstate, arterial (principal or minor) or collector street, the governing body shall require marginal access streets in order to protect residential areas from heavy traffic and also to provide separation between local and through traffic.
(3) 
Streets shall be logically related to the topography so as to produce usable lots and reasonable grades.
(4) 
New half or partial streets will not be permitted. Wherever a tract to be subdivided or developed borders an existing half or partial street, the other part of the street shall be platted within such tract at required widths.
(5) 
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts or when designated as culs-de-sac. The length of any cul-de-sac street shall be no longer than the length needed to accommodate a maximum of 50 dwelling units or a maximum of 4,000 feet, whichever shall be less. The length of a cul-de-sac street shall be measured from the nearest edge of the pavement of the nearest intersecting street (which is not itself a cul-de-sac street) to the center of the circle forming the cul-de-sac. The turnaround of the cul-de-sac shall have a minimum radius to the outside edge of the paving or curb of 60 feet and a right-of-way having a minimum radius of 75 feet. Such cul-de-sac may include a planting area so long as the paved portion of the cul-de-sac maintains a minimum width of 24 feet.
[Amended 11-16-2009 by Ord. No. 352]
(6) 
Where adjoining areas are not subdivided or developed, the arrangement of streets in new subdivisions shall make provisions for the proper projection of streets. Where a new subdivision adjoins undeveloped or unsubdivided land susceptible to being subdivided, then the new streets shall be carried to the boundaries of the tract proposed to be subdivided or developed.
(7) 
Streets shall be laid out to intersect as nearly as possible at right angles. Intersections of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with care for safety, and suitable curbs, barriers, signs and other devices may be required. Streets entering opposite sides of another street shall be laid out directly opposite one another.
(8) 
Where new developments are adjacent to a development where streets are carried to or proposed to be carried to any of the boundaries that abut the parcel to be developed, then the streets within the new development shall be extended to or connected to the street location or street in the adjacent development.
(9) 
Street and driveway intersections with arterial (principal or minor) or collector streets shall not be so numerous nor so close to each other as to impede the flow of traffic on such arterial street or as to create a safety hazard on such arterial or collector street.
(10) 
No vacation of any street or part of a street dedicated for public use shall be approved if such vacation interferes with the uniformity of the existing street pattern or any future street plans prepared for the area.
C. 
Service streets. Service streets may be permitted under special circumstances in residential areas, but in no case shall a service street provide the only means of access to a lot. Service streets are required on the rear of all commercial and industrial lots if no other provisions are made for adequate service access or for parking.
D. 
Minimum street grade. No street shall have a grade less than 1%.
E. 
Horizontal and vertical curve design.
(1) 
Vertical curves should be designed to provide minimum stopping and sight distances and comfort to the driver and be pleasing in appearance. The minimum length of a vertical curve is given by the following formula:
L
=
KA
Where:
L
=
The length of the vertical curve in feet.
A
=
The algebraic difference between the rates of grade expressed in percent.
K
=
The horizontal distance in feet required to effect a one-percent change in gradient.
(2) 
Minimum values of K are as follows:
Design Speed
K Value (minimum)
15
5
20
10
25
18
30
28
35
40
40
55
50
85
60
160
(3) 
All center-line changes in direction shall be joined by a horizontal curve of appropriate radius.
F. 
Other minimum and maximum street and crosswalk design standards shall be in accordance with this section.
G. 
Traffic control and street name signs shall be installed in accordance with Township standards where required by the Township at the expense of developer.
H. 
The Planning Commission shall not recommend for approval and the Board of Supervisors shall not approve any final plat unless all abutting minor local, collector and arterial (principal or minor) streets shown thereon and all minor local, collector and arterial (principal or minor) streets which provide transportation access to or may be utilized, in whole or in part, by traffic generated from such proposed development presently meet the minimum level of service incorporated herein as the Township of Pine Transportation Improvement Program Amendment, or by reference, or will meet such minimum level of service criteria within a reasonable period of time pursuant to the Transportation Capital Improvements Plan incorporated as to the Township of Pine Transportation Improvements Program Amendment.
I. 
In order to ensure that the adopted minimum level of service is met and to assure that the costs of the necessary transportation improvements to accommodate the development consistent with said level of service are funded and equitably apportioned based upon the traffic generation characteristics of the proposed use, final approval of all such plats shall be conditioned upon participation by the developer in the Township of Pine Transportation Improvement Program Amendment. Said participation shall be guaranteed by the execution of an agreement between the Township of Pine and the traffic generator, on a form provided by the Township of Pine, providing for payment of the applicable impact fee at the time of issuance of a building permit for development pursuant to the final plat as approved.
J. 
All streets shown on any plat shall be of sufficient width and proper grade as outlined in this section and shall be so located as to accommodate the probable volume of traffic thereon, facilitate fire protection, provide access for fire-fighting equipment to buildings and provide a coordinated system of streets conforming to the Township's plan of streets.
A. 
Street shoulders shall be constructed to a width of not less than five feet on each side of the paved surface.
B. 
Street shoulders shall be constructed with suitable materials from roadway or structure excavation supplemented by additional suitable material, if directed, from borrow excavation. The entire shoulder area shall be uniformly and thoroughly compacted by rolling and must be level with the tops of curbs as directed by the Township Engineer.
C. 
Embankments at the sides of streets and cross sections of drainage ditches shall not exceed a maximum slope of one foot horizontally to two feet vertically in a cut section and two feet horizontally to one foot vertically in a fill section; in special cases the Township Engineer may require more rigid standards. The toe of embankments and cut or fill slopes shall be separated from the center line of drainage ditches or swales by a minimum of four feet.
Street and traffic control signs and devices shall be of the type approved by the Township Engineer and shall be installed by the developer at no cost to the Township, in accordance with Township's and PENNDOT standards at locations specified by the Township or required by PENNDOT.
The purpose of this section is to preserve existing tree vegetation by recognizing the environmental, aesthetic, and economic benefit of trees, to alleviate soil erosion, to control stormwater management and to reduce the harmful effects of land disturbance to adjacent lands and watercourses.
A. 
Requirement standard. The standards contained in this § 78-48 shall apply to all land development or subdivision plans containing 10 acres or more.
B. 
Woodland preservation and protection of significant or unique trees shall be according to the following standards:
(1) 
No more than 60% of a woodlands may be cleared or developed. The remaining 40% shall be maintained as permanent open space.
(2) 
All trees, which are identified to be retained on the development site, shall be protected during construction by the placement of a physical barrier outside of the drip area of all such trees.
(3) 
All trees of significance (those trees with a DBH of 12 inches or greater), which are located within the area of disturbance shall be preserved unless:
(a) 
The tree is diseased or dead; or
(b) 
The removal of the tree is mitigated pursuant to § 78-48E.
(4) 
Trees are not to be cleared unless they are located within an area approved for grading, or the area to be occupied by a structure, or can be clearly demonstrated that the tree or trees are detrimental to the proposed development.
C. 
Preservation of woodlands as described above is limited based on prioritization of site specific resources intended to be preserved, as follows:
(1) 
Wooded slopes of 15% to 25%: no more than 60% of such areas shall be cleared.
(2) 
Wooded slopes of 25% or more: no more than 20% of such areas shall be cleared.
(3) 
Wetlands and stream corridors: no clearing within 50 feet of designated wetlands as identified by the preapplication review required for subdivisions and land developments in Chapter 78 or Chapter 84, Zoning, of the Township of Pine Code or within 50 feet of a blue-lined stream as identified by United States Geological Survey mapping.
(4) 
Drainageways: no more than 50% of such areas shall be cleared, and their development shall be limited to recreational and open space uses.
(5) 
buffer yards not falling in the above categories, where existing woodlands occur: no more than 50% of such areas shall be cleared.
D. 
Replacement and mitigation standards. Replacement of existing woodlands and site vegetation cleared for site improvements shall be according to the following standards:
(1) 
Tree replacement shall be compatible to the existing native vegetation found or cleared from the site. Tree types, deciduous or conifer, and tree species shall be required to be matched for replacement vegetation.
(2) 
Woodland replacement shall be on a one-fourth-to-one basis. If one acre is cleared, 1/4 acre is to be replaced.
(3) 
Minimum width of new planting areas shall be 25 feet wide.
(4) 
Woodlands shall be established in new, unforested, or nonvegetated areas on the property and should be contiguous where possible.
(5) 
Plant material requirements for replacement/mitigation shall be as required below. Plant materials shall be pursuant to one of the below-described options:
Option
Tree Type
Units/Acre
Minimum Size
1
Large canopy trees
30
21/2 inches caliper
2
Large canopy trees
20
21/2 inches caliper
Understory trees
30
1 1/2 inches caliper
3
Large canopy trees
10
2 1/2 inches caliper
Understory trees
15
1 1/2 inches caliper
Deciduous shrubs
70
30 inches spread and height
4
Understory trees
20
1 1/2 inches caliper
Deciduous shrubs
100
30 inches spread and height
5
Conifers
45
5 feet height
(6) 
Existing vegetation preserved on the site shall not be included in the above counts required for new plantings and replacement vegetation.
(7) 
Tree replacement of existing woodlands and site vegetation cleared for grading of slopes shall be replaced in the same locations as cleared to reforest slopes and shall be compatible to the existing native vegetation found or cleared from the site.
[Added 3-15-2021 by Ord. No. 393]
E. 
Trees of significance. Any tree of significance removed for new development shall either be replaced or mitigated as follows:
(1) 
On-site mitigation of the removed tree of significance shall be as follows:
(a) 
Any tree of significance removed for new development with a DBH between 12 inches and 24 inches shall either be replaced with one six-inch caliper DBH tree; two four-inch caliper DBH trees; or four three-inch caliper DBH trees elsewhere on the development site.
(b) 
Any tree of significance removed for new development with a DBH greater than 24 inches shall either be replaced with two six-inch caliper DBH trees; four four-inch caliper DBH trees; or eight three-inch caliper DBH trees elsewhere on the development site.
(c) 
Any unauthorized removal of a tree of significance for new development with a DBH greater than 12 inches shall be replaced with a tree of same diameter and species unless otherwise approved by the Township.
[Added 3-15-2021 by Ord. No. 393]
(2) 
When on-site mitigation is not possible due to the nature of the site, off-site mitigation of the removed tree of significance may be permitted as follows:
(a) 
Any tree of significance removed for new development with a DBH between 12 inches and 24 inches shall either be replaced with one six-inch caliper DBH tree; or two four-inch caliper DBH trees; or four three-inch caliper DBH trees at a location mutually agreed by the developer and the Township.
(b) 
Any tree of significance removed for new development with a DBH greater than 24 inches shall either be replaced with two six-inch caliper DBH trees; four four-inch caliper DBH trees; or eight three-inch caliper DBH trees at a location mutually agreed by the developer and the Township.
(c) 
Payment to the Township of Pine the amount otherwise costing the developer to purchase and install the trees for mitigation which will be used at the Township's discretion to install trees where the Township deems appropriate.
F. 
Maintenance. Developer/owner shall be responsible to replace all dead or damaged trees installed pursuant to these requirements for a period of two years after the installation date of the vegetation described herein.
G. 
Additional clearing in excess of the above. The developer shall plant new woodlands at 1.25 times the surface acreage of disturbed area for that portion which exceeds the above requirements for areas of disturbance, which exceeds 60% of woodlands.
The purpose of this section is to promote avoidance of wetlands and to preserve existing wetlands, streams, and watercourses to the maximum extent possible in an effort to control flooding, to preserve the ecological balance and to provide wildlife habitats within the Township.
A. 
Requirement standard. These standards shall apply to all land development or subdivision plans when wetlands are suspected on the development site or watercourses are on the development site.
B. 
Requirement standards.
(1) 
The following requirements shall apply to subdivisions and land developments:
(a) 
Upon submittal of wetlands data to the Environmental Advisory Council as part of the preapplication requirements and after its review, if it is determined that wetlands may exist, the applicant shall submit evidence to the Township that it has contacted the commonwealth's Department of Environmental Protection and appropriate federal agencies to determine the applicability of state and federal wetland regulations. Any approval shall be contingent upon full compliance with any requirements of these agencies.
(b) 
For subdivisions or land developments over 25 acres or planned residential developments of any size, the applicant shall prepare a Stage One Wetland Delineation Report, as defined by the Department of Environmental Protection, prepared by a certified engineer knowledgeable in wetland delineation for submittal.
C. 
Standards for preservation. Subdivision or land development may not affect any wetland, perennial stream, or watercourse as follows:
(1) 
No disturbance shall be permitted within 50 feet of any watercourse or perennial stream. For the purpose of this subsection, "watercourse or perennial stream" shall mean any non-intermittent stream, run, river, or other flow of water that supports or is capable of supporting year-round aquatic fauna.
(2) 
No disturbance shall be permitted that would require encroachment, regrading or the placement of fill in wetlands either in violation of any state or federal regulations or within 50 feet of such wetlands.
D. 
Mitigation standards. Approved mitigation and enhancement plans as approved by the Township and the Department of Environmental Protection shall be required as necessary.
A. 
Every lot in a subdivision shall be capable of being served by utilities, and easements acceptable to the utility companies shall be provided.
B. 
All utility transmission lines and service lines shall be underground and located within the boundaries of the easements granted for that purpose.
C. 
To the fullest extent possible, underground utility transmission line or service line location in street right-of-way shall not be installed beneath existing or proposed paved areas and, in any case, shall be installed prior to the placement of any paving.
A. 
Where the grade of the street is above or below the grade of the adjacent land, walls (in accordance with Chapter 48 of the Township Code) or slopes shall be constructed in a manner satisfactory to the Township Engineer and shall be sufficient to support the street or the adjacent land, as the individual case may require.
B. 
Where the grade of the street is three feet or more above the grade of the adjacent land, guardrails shall be built to protect travel.
A. 
Public water supply. Where public water supply is available as determined by the governing body, the subdivider or developer shall provide a system of water mains and connectors with such public water supply and provide a connection for each lot. If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots, the subdivider or developer shall present acceptable evidence to the governing body that the development 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. Such acceptable evidence shall include a copy of a certificate of public convenience from the Pennsylvania 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.
B. 
Individual water supply. Where public water supply is not available, the subdivider or developer shall supply acceptable evidence of the availability of water. The subdivider or developer may be required to make one or more test wells in the area to be platted. Copies of well logs, which are obtained, shall include the name and address of the well driller and shall be submitted with the plan to the governing body.
C. 
Location and construction of individual private wells.
(1) 
Individual private wells shall be located at least 25 feet from property lines.
(2) 
As a precaution against seepage, a watertight seal shall be provided around the pump mounting.
(3) 
All abandoned wells shall be sealed in a manner that will render them watertight.
(4) 
In all cases where it has been determined that on-site water distribution is not feasible, a community water distribution system shall be required. Where a community water distribution system is reasonably feasible, it may be required by the governing body, at the developer's expense.
D. 
All water supply, whether public or individual and private, shall comply with and be subject to all applicable requirements of the Pennsylvania Department of Environmental Protection, the Allegheny County Health Department and any municipal authority, which shall be providing service to the subdivision or land development, and proof thereof shall be submitted by the subdivider or developer.