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:
(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.
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.
(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.
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.
(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.
