A.
The developer shall install, at no expense to the Township, all the improvements shown on the final plat and required by this chapter or any condition attached to the Township's approval in accordance with the standards outlined in Article IV and with the requirements of this article.
B.
The Board of Commissioners, at its discretion, may modify the improvements required of the developer, in accordance with the procedures outlined in Article VII of this chapter for granting modifications, where unusual conditions are present and where normal application of the requirements would jeopardize the public safety or the safety of any occupants of the plan or subdivision or abutting properties.
A.
Monuments shall be set permanently at the intersections
of all lines forming angles in the boundary of any subdivision, land
development or mobile home park, at the points of crossing of all
rights-of-way of streets and any boundary, and at the intersections
of all interior street rights-of-way to be recorded.
B.
Markers shall be set permanently at all points of
tangent and points of curvature along interior streets to be recorded,
at all lot corners or points of changes of direction along lot lines
and at points where lot lines intersect street curves.
C.
Monuments shall be made of precast concrete 30 inches
long by six inches square in cross section and shall be set flush
with the ground level. A brass pin shall be set in the top of each
monument and scored or marked to indicate the exact point of crossing
of the intersection lines.
D.
Markers shall be of solid metal at least 30 inches
long and 3/4 of an inch in outside diameter and shall be driven into
the ground to finished grade. They shall be scored to indicate the
exact point of crossing of intersecting lines.
E.
Any monuments or markers that are removed shall be
replaced by a registered surveyor at the developer's expense until
such time as the developer's involvement in the subdivision or land
development plan ceases, after which abutting property owners shall
share the expense.
A.
Streets shall be graded, surfaced and improved to
the widths and dimensions detailed in the Township Street Standards.
All paving materials and installation shall be in conformance with
PennDOT Publication 408 (latest edition).
B.
Subsurface drainage. Prior to placing the street surface,
adequate subsurface drainage for the streets and all subsurface utilities
acceptable to the Township Engineer shall be provided or installed
by the developer. The size of the storm drainage structures shall
be as approved by the Township Engineer.
C.
Changes in street grades exceeding a two-percent algebraic
difference in slope shall be accompanied by vertical curves. The length
of curves shall be as required to provide adequate sight distance
and transition at intersections.
D.
In no case shall surface drainage be permitted to
drain onto existing Township roads without provisions for surface
water collection.
A.
Street name signs shall be placed at all street intersections
within the plan and at the intersections of all existing and proposed
streets.
B.
Stop signs, speed limit signs and any other necessary
traffic control signs shall be installed by the developer.
C.
Signs and supports may be provided by the municipality
at the developer's expense and installed by the developer, although
the municipality and developer may mutually agree on an alternative
sign type.
A.
Streetlights shall be provided by the developer in
all subdivisions, land development plans or mobile home parks where
the density of development warrants them in the opinion of the Planning
Commission after recommendation of the Township Engineer. Streetlights
shall also be provided where the Planning Commission determines that
lighting will improve a dangerous traffic situation, and in other
locations at the discretion of the developer.
B.
Lights shall be on their own standards and shall be
served from an underground source. The developer shall be responsible
for payment of the installation as determined by the electric utility.
C.
Lights and standards shall be mutually acceptable
to the municipality, the developer and the electric company.
D.
The Township shall assume the costs of electric power
after installation, except that owners of subdivision, land developments
or mobile home parks in which streets remain as private thoroughfares
shall bear the costs of electric power.
A.
Every structure in any subdivision, land development
plan or mobile home park connected to a water supply shall also be
connected to a public sanitary sewage disposal system, when available.
B.
A public system shall be considered available where
adjacent to, or within a reasonable distance of, the proposed plan
and all necessary rights-of-way can be obtained.
C.
When the plan is proposed in an area that has been
designated by the Township, or by the authority serving it, as an
area to be connected to the public system in the future, the developer
may elect to construct, in accordance with the authority's standards,
the necessary interceptors, collectors and laterals connecting to
the then-existing public system.
D.
Where a plan is proposed beyond the likely future reach of the public sewage collection system in the municipality, the developer shall provide individual on-lot septic systems, or a disposal system acceptable to the State Department of Environmental Resources in the case of a land development plan or mobile home park, if permitted by Chapter 300, Zoning.
E.
Before any sewer interceptor, collector or lateral
which will become a part of an existing public sewage disposal system
is covered, it shall be inspected by the engineer for the public system
and shall not be covered until authorized by the said engineer. On-lot
septic systems shall be inspected before covering by the Township
Sewage Enforcement Officer, and he shall authorize covering of such
system.
F.
Storm sewers, footing drains and downspouts shall
not be connected to the sanitary sewers.
G.
Sanitary sewers shall be not less than eight inches
inside diameter, and lateral lines shall be not less than four inches
inside diameter, unless a lesser dimension is approved by the serving
authority.
A.
The developer shall provide within his subdivision,
land development plan or mobile home park a complete water supply
system acceptable to the authority or company providing service in
the area, when available. A water supply system shall be considered
available where adjacent to, or within a reasonable distance of, the
proposed plan and all necessary rights-of-way can be obtained.
B.
Where the plan is proposed in an area that has been
designated by the municipality or by the authority or company serving
it as an area to be connected in the future, the developer may elect
to construct the necessary water distribution system to meet the authority
or company standards and connect to the then-existing public system.
C.
Where a plan is proposed beyond the likely future reach of the public water supply system, the developer shall provide individual systems on each lot or a supply system acceptable to the State Department of Environmental Resources in the case of a development plan or mobile home park, if permitted by Chapter 300, Zoning.
D.
Before any water line is covered it shall be inspected
by the authority or company which will supply the water. No line shall
be covered until directed by the authority or company.
E.
All water supply systems shall meet the requirements
of the State Department of Environmental Resources as to quality,
quantity and pressure.
F.
Where connection has been or will be made to a public
system, the installation shall include fire hydrants at street intersections
or at a reasonable distance from all existing structures, measured
along the most likely route that the fire company would utilize to
lay its lines, following established roadways or other reasonable
means of access. The location of fire hydrants shall be reviewed by
the fire company in whose coverage the plan lies, and its recommendations
shall guide approval of the location of hydrants. The installation
of hydrants, where required, shall be guaranteed to the Township under
the bond covering installation of other improvements in the plan or
by a separate surety bond or certified check. The type of hydrant
shall be subject to approval by the Township.
G.
Water distribution lines shall be not less than eight
inches inside diameter.
H.
Water supply shall be adequate for the size of the
structures proposed as specified by the Insurance Service Office (ISO)
Standards for required fire flows.
I.
Waterlines shall be installed outside the edge of
curbs within the street right-of-way.
A.
All electric and telephone lines serving any subdivision,
land development plan or mobile home park not in the rights-of-way
of streets existing prior to the development shall be placed underground
in street rights-of-way or other recorded easements, in accordance
with P.U.C. Order of July 8, 1970. Any exceptions shall be made only
after successful appeal to the P.U.C.
B.
Where easements or rights-of-way are shared by several
utilities, each shall be placed with respect to the requirements of
the others relative to separation, depth, etc.
C.
Transformers, switch gear and other appurtenances
to electric and telephone systems shall be placed either in secured
vaults in the ground or pad-mounted in secured steel containers made
as inconspicuous as possible by landscaping.
D.
The developer shall submit his utility plans to each
utility involved. No final approval for a subdivision or land development
plan may be given until written approval has been received from each
utility.
E.
New utilities shall be installed outside the edge
of curbs and within the street right-of-way.
In any areas of the Township where maps or data prepared by the U.S. Department of Housing and Urban Development, Flood Insurance Administration (Flood Hazard Area Maps), indicate a floodplain exists, development of any kind proposed to take place within or adjacent to such floodplain shall not be approved, and no building permits for construction shall be issued, until the requirements of Chapter 183, Floodplain Management, have been met.
A.
Where a subdivision, land development or mobile home
park plan includes earth disturbance, the developer shall obtain a
land disturbance permit from the Butler County Conservation District
or Pennsylvania Department of Environmental Resources (DER), whichever
is applicable, prior to final approval by the Township.
B.
Before final approval of any subdivision, land development
or mobile home park plan can be given, an erosion and sedimentation
control plan approved by the Butler County Conservation District shall
be presented showing, at a minimum:
(1)
The topography of the project area;
(2)
Types, depth, slope and area extent of the soils throughout
the project area.
(3)
Proposed alteration of the area.
(4)
The amount of runoff from the project area and the
upstream watershed.
(5)
The proposed construction sequence.
(6)
Temporary and permanent control measures and facilities
for use while earthmoving is in progress and after work is completed
as permanent installation.
C.
The preparer of the erosion and sedimentation control
plan shall use as a guide the Standards and Specifications of the
Pennsylvania Department of Environmental Resources, Erosion and Sediment
Pollution Control Program Manual, dated October 1991, as amended,
to prepare the plan.
D.
The developer shall be responsible for the following:
(1)
Restoration of disturbed area, including off-site
borrow areas until surface stabilization is accomplished. Restoration
shall include maintenance of sedimentation control facilities during
the stabilization period and removal of unnecessary control facilities
at the end of the stabilization period with planting of disturbed
areas resulting from such removal;
(2)
Removal of sedimentation created by his project from
all adjoining surfaces, drainage systems and watercourses and repair
of damage thus created;
(3)
Maintenance of all watercourses and drainage facilities
within his development until stabilization of surfaces is achieved;
(4)
Prevention of any alteration of flow in established
water sources crossing his development unless approved by the Department
of Environmental Resources; and
(5)
Provision of drainage easements or rights-of-way to
contain watercourses crossing his development in approximately the
existing alignment of such watercourses and of sufficient width to
preserve natural drainage.
E.
Where a developer proposes to alter the land surface
drainage patterns, he shall:
(1)
Collect runoff from the development for discharge
at stabilized points entering the natural watercourse of the drainage
area;
(2)
Design his drainage system to accommodate stormwater
runoff generated from the potential full development of the area upstream
from his property; and
(3)
Provide and install all erosion and sedimentation
control measures and facilities at his expense in accordance with
the approved erosion and sedimentation control plan.
[Amended 5-16-2011 by Ord. No. 855]
A.
All subdivisions and plans shall comply with Chapter 242, Stormwater Management, of the Code of the Township of Butler.
B.
Graded areas shall be stabilized with erosion-resisting plantings
placed immediately after the completion of grading. Graded slopes
produced by placing fill earth over the preexisting surface shall
be keyed in accordance with sound geotechnical practices.
C.
Grades of embankments resulting from preparation of building lots
or sites shall not exceed one-foot vertical rise for every two feet
of horizontal run for fill slopes or one-foot vertical rise for every
1 1/2 feet horizontal run for slopes created by excavating in
areas that have lain dormant for at least two years, except that steeper
slopes may be permitted in areas where, in the opinion of a professional
engineer, as evidenced in a written report concurred in by the Township
Engineer, conditions are such as to allow slopes up to a maximum grade
determined by the engineers.
D.
No grading shall occur within five feet of any subdivision or development
plan boundary, except as is needed for the entrance of streets or
to grade off land immediately adjacent to a street to the street's
elevation.
E.
All persons, partnerships or corporations intending to excavate, fill or grade land in the Township shall be required to apply for a grading permit under the terms of Chapter 188, Grading and Excavating, of the Code of the Township of Butler, as amended, and shall have a valid grading permit in their possession prior to the start of any grading work. Work shall be undertaken in conformance with the requirements of this chapter and applicable regulations of Butler County.
In addition to all applicable standards specified in §§ 252-26 through 252-37, land developments, as defined herein, which propose multifamily dwelling units or any nonresidential development, constructing a new building or buildings, enlarging an existing building, altering access points from public streets or rearranging or enlarging parking shall comply with the following standards:
B.
Setbacks of building.
C.
Parking on the property. Automobile parking spaces on the property shall be provided as required by § 300-25 of Chapter 300, Zoning. Circulation into and through the parking area shall be the simplest possible, given the property size and shape. Advantage within the parking area shall be given the pedestrian. A fire lane, as approved by the Township Fire Marshal, shall be maintained around those sides of the building abutting the parking areas. Where the ground beyond the edge of the parking area slopes downward and cars are to be parked at right angles to the slope, wheel stops or a curb shall be provided at the edge of the pavement. Parking spaces shall be marked off in traffic paint with lines not less than six inches wide.
D.
Access into the property.
(1)
Access into the property shall only be made at curb
cut locations approved by the Board of Commissioners. Not more than
two such access points shall be permitted if the property frontage
is less than 300 feet on one street, nor more than three access points
if frontage length is greater than 300 feet. Where a property fronts
on two or more streets, one access point may be permitted on each
secondary street in addition to those on the principal access street.
(2)
Access points shall be located to provide maximum
sight distances for car drivers leaving the property and those on
the abutting street. A sight distance of not less than 200 feet in
each direction along the street at each access point shall be considered
an optimum condition, measured between three feet six inches and eight
feet above the pavement at the access point. Obstructions on the property
reducing sight distances shall be removed.
(3)
Developers shall be responsible for providing permanent
structures, in the form of curbs, landscaped areas or other barriers
to limit access to the approved locations. Access points shall be
not less than 20 feet nor more than 35 feet wide. Where curbing is
employed, a curb radius of not less than 20 feet shall be provided
at the intersection of the public street and access drive. The Board
of Commissioners may require, at its option, that certain access points
be limited to specific movements into or out of the property in order
to assure maximum public safety. Further, the Board may require, in
the case of large parking areas, that entering traffic must proceed
at least 60 feet along the access drive into the property before turning
into a parking lane.
E.
Truck loading areas. When businesses receive and/or ship goods on the property, a loading area or areas for that purpose shall be provided in accordance with the requirements of § 300-26 of Chapter 300, Zoning. Loading areas shall be set aside independent of off-street parking areas and arranged so that delivery vehicles may enter and leave the servicing area moving in a forward direction. Loading areas shall be to the side or rear of the commercial or industrial building.
F.
Pedestrian walkways. Where parking spaces on a property
are located in excess of 140 feet from the building they are designed
to serve, a pedestrian walkway shall be provided in the parking area
not less than four feet in width connecting the parking spaces to
the entrances to the building. Such pedestrian walkways may occur
between rows of parking spaces where the spaces are at right angles
to the building or along the ends of rows where the spaces are arranged
parallel to the building. A walkway along the edge of the parking
area adjacent to the building, raised six inches above the parking
area, shall be provided, connecting to the building entrances. A handicapped
ramp or ramps shall be constructed between the parking area and raised
walkway adjacent to the building.
G.
Stormwater. All plans shall comply with Chapter 242, Stormwater Management, of the Code of the Township of Butler.
[Amended 5-16-2011 by Ord. No. 855]
H.
Lighting of property.
[Amended 12-21-2009 by Ord. No. 846]
(1)
Parking
and pedestrian areas on the property shall be lighted to create a
level of not less than one footcandle when measured three feet above
the pavement throughout the paved areas on the property. Such lighting
may be from freestanding lampposts within the parking areas, from
nearby street lights or from lights mounted on buildings.
(3)
Light
standards in parking areas shall be protected from accidental damage
by vehicles through the installation of concrete-filled bollards,
raised islands or planted areas.
I.
Landscaping.
(1)
All areas of the property not paved or occupied by
buildings shall be landscaped and maintained. At least 5% of the area
of the property lying between the abutting street and the principal
building or buildings on the property shall be set aside for landscaping.
Where the property abuts two streets, at least 8% of the area between
the streets and principal building or buildings shall be set aside
for landscaping. Lot areas not covered by buildings, sidewalks, pavement
or other improvements shall be seeded with grass or other appropriate
ground cover material compatible with the landscape and architectural
design and condition of the surrounding areas.
(2)
Landscaping may take the form of grassed areas, shrubbery,
trees, ground cover, mulching materials, boulders or other features
in combination and shall conform to accepted minimum standards. Landscaping
materials shall not obstruct sight distances at access points to the
property. Existing vegetation shall be considered as meeting the minimum
standards for planted materials in this subsection when identified
on the site plan.
[Amended 12-21-2009 by Ord. No. 846]
(3)
Where properties abut residentially zoned lots, the
following requirements shall apply:
(a)
All sites in a "C" classified zone having a
common boundary with an "R" classified property shall erect and maintain
a view-obscuring fence or dense coniferous hedge to a height of not
less than six feet along such common boundary for purpose of controlling
access and providing visual and noise buffers between the dissimilar
uses.
(b)
All sites in an "M" classified zone having a
common boundary with an "R" classified property shall have planted
and maintained along such common boundary a view-obscuring coniferous
greenbelt of shrubs, trees and native vegetation not less than eight
feet in height nor less than 10 feet in width, for screening purposes
and controlling access.
(c)
In any zoning district, sites approved for development
of nonresidential uses, whether permitted as uses by right, conditional
uses or special exceptions, and which share common boundaries with
residentially zoned lots, shall be required to erect and maintain
a view-obscuring fence or dense coniferous hedge to a height of not
less than six feet along such common boundary for purposes of controlling
access and providing visual and noise buffers between the dissimilar
uses.
(4)
Where plantings are used as a screen, they shall be
not less than three feet in height above ground level when planted
and arranged to create a dense hedge when mature. The Board of Commissioners
may modify these requirements where topography or existing natural
growth to remain on the property after development will serve the
purpose of a screen.
(5)
The developer shall post a performance bond and a
maintenance bond or other security satisfactory to the Township Solicitor
in an amount approved by the Township Engineer, equal to the estimated
cost of the landscaping to guarantee implementation of the landscaping
bond to be held for two complete growing seasons to assure stabilization
and growth of the landscaping materials.
J.
Garbage and trash containers. All organic rubbish
and discarded materials shall be placed in tight vermin-proof containers
on the property and shall be secured in side or rear yards screened
from public view by means of a solid-face fence or wall. Containers
shall be emptied not less frequently than once a week. On properties
where food is served in paper containers, covered waste receptacles
shall be conspicuously located on the premises for use by patrons.
The management shall be responsible for maintaining the property free
of litter.
K.
Appearance of buildings. Where several commercial
or industrial buildings occupy the same property or several commercial
or industrial enterprises occupy the same building, there shall be
an architectural continuity in the design of the facades of the building
or buildings facing the street or streets to which the property has
access. Evidence of continuity may be shown by the use of a common
wall finishing material, common size, height and lettering style of
signs, and similar window and door sizes, heights and arrangements.
Unpainted concrete block walls will be permitted only where they are
hidden from public view and from the view from nearby residential
properties.
L.
Use of trailers on a commercial or industrial property.
No vehicle towed to a site or driven there shall be used for purposes
of storage or materials or goods, for temporary expansion of a business
or for sales or display of goods.
