A.
Streets shall be constructed to grades and cross-sections as cited
on and presented with the preliminary plans and street profiles, in
conformance with Township specifications. (See Exhibit No. 1.)
B.
Street shoulders shall be graded to the full width of the street
right-of-way in accordance with Township construction standards, and
thoroughly compacted by rolling all shoulders. (See Exhibit No. 1.)
C.
The subgrade of a street shall be brought to the proper grade and
contour, and shall be rolled and cross-rolled. All soft spots shall
be removed. These soft spots shall be recompacted with a suitable
firm material, approved by the Township Engineer, before the placing
of any base material.
D.
No base course shall be placed until the subgrade has been inspected
and approved by the Township Engineer.
A.
In areas where springs, poor soil drainage conditions, wet weather
springs or where conditions exist that underground drainage is necessary
to properly protect the proposed street pavement, there shall be constructed
pipe underdrain, stone underdrain or subgrade drains according to
current Township specifications, subject to approval of drawings and
design by the Township Engineer. (See Exhibit No. 1.)
B.
If during construction, unknown poor drainage conditions are encountered
by the owner, he shall notify the Township Engineer and correct such
conditions encountered at the direction of the Township Engineer.
The type of curbs used, when specified by the developer or when
required by the Board of Supervisors, are to be determined by the
Township Engineer and subject to the Engineer's approval before installation.
The base course and subbase course shall be constructed to the
lines, grades and cross-sections as approved, with all materials used
and all construction requirements performed in conformity with Township
specifications. (See Exhibit No. 1.)
The pavement wearing course shall be constructed to the lines,
grades and cross-sections as approved, with all materials used and
all construction requirements performed in conformity with Township
specifications (see Exhibit No. 1). The Township shall have the right
to request specific additional documentation to assure that proper
pavement design, soil condition and drainage requirements are met.
Sidewalks, when required by the Board of Supervisors, shall
be constructed in conformity with specifications approved by the Township
Engineer consistent with local standards. (See Exhibit No. 2.)
[Amended 9-9-1997 by Ord. No. 59]
Street name signs shall be installed at each street intersection
in accordance with the type of material designated in standards established
by the Board of Supervisors for use throughout the Township. Traffic
control devices shall be installed in accordance with the approved
plan for streets and roads in the development as approved by the Board
of Supervisors.
All storm drainage facilities shall be constructed as specified
by the Township Engineer to meet the drainage needs of local conditions.
Storm drainage facilities shall include, but are not limited to, the
following elements. Construction shall be consistent with specifications.
(See Exhibits No. 3 through No. 7.)
A.
Storm sewers which shall be located in the street right-of-way or
in designated drainage easement.
B.
Storm drains.
C.
Manholes shall be spaced not more than 300 feet apart unless otherwise
approved by the Township Engineer.
D.
Manholes may be required at all changes in alignment and at all changes
in grade.
E.
Inlets may be substituted for manholes when approved by the Township
Engineer.
F.
Inlets, of the size and design specified by the Township Engineer,
shall be constructed as required to intercept stormwater runoff along
streets at intervals reasonably related to the extent and grade of
the area to be drained.
G.
In the design of storm drainage installations exceeding 200 square
feet, special consideration shall be given to the avoidance of problems
which may arise from concentration of stormwater runoff over adjacent
properties.
[Amended 12-29-2003 by Ord. No. 68]
(1)
All lots within residential subdivisions and land developments shall
provide on-lot sumps and all on-lot storm drains, downspouts, yard
drains or impervious surfaced driveways shall be provided with the
necessary piping required to convey runoff water directly to the on-lot
sump in accordance with Standard Details or other options as approved
by the Township Engineer. In addition, no runoff water shall be permitted
to be discharged into the street or road right-of-way or stormwater
drainage system. Runoff water shall not be permitted to be discharged
onto any adjacent properties or within 20 feet of parcel property
lines, unless it is being discharged into a stream, as defined by
this chapter, or an existing or proposed drainage easement.
(2)
All concentrated flows shall not be directed onto downstream properties
unless being discharged into a stream, as defined by this chapter,
or a drainage easement is obtained, authorizing such discharge onto
the affected properties. A copy of this easement shall be provided
to the Township for review by the Township Solicitor prior to plan
approval.
(3)
Any proposed shallow placement of on-lot sumps shall only be accepted
upon the review and approval of the Township and Township Engineer.
H.
Bridges and culverts shall be designed to support the expected loads,
to carry expected flows and be constructed the full width of the right-of-way,
where deemed necessary by the Township Engineer.
I.
A complete drainage plan of the subdivision shall be submitted, including
all necessary storm sewers and appurtenances, the design of which
is based on a ten-year storm frequency, except in those areas where
in the judgment of the Township Engineer the likelihood of exceptional
damage resulting from stormwaters is such that additional design criteria
is required. The drainage plan shall show the method of drainage of
adjacent and contiguous territory and the method of disposal of all
stormwater collected. The drainage plan shall be accompanied by design
calculations.
Monuments shall be placed at all block corners, angle points,
points or curves in streets and intermediate points as determined
by the Township Engineer. Monuments shall be of such size, length
and material as approved by the Township Engineer. Monuments shall
be either:
Should the subdivider plan to provide trees, their proposed
location, spacing and species must be submitted for approval to the
Township Engineer.
When adequate recreational space does not exist, in the opinion
of the Board of Supervisors, within 1/2 mile of the site, the developer
may be requested to provide recreational space.
[Amended 9-9-1997 by Ord. No. 59]
A.
In wooded areas or where other natural conditions exist in such a
manner that their presence adds to the desirability of a subdivision,
the Board of Supervisors shall require that the subdivider preserve
as much of the original vegetation and natural conditions as is economically
feasible, and require that a minimum of grading be done, other than
the grading and excavating which is required in the construction of
the improvements, in accordance with the standards included herein.
B.
All development and earthmoving activities required by applicable
law under the Pennsylvania Department of Environmental Protection,
Title 25, Chapter 102, Erosion and Sediment Control, shall be complied
with:
(1)
The developer shall notify the Butler County Conservation District
immediately upon receipt of an application for a building permit involving
an earthmoving activity which affects five or more acres of land.
(2)
The Township shall not issue a building permit for a development
where it has been determined that the earthmoving activities require
a permit (or verification that no permit is required) from the Department
of Environmental Protection, pursuant to §§ 102.41
and 102.42, relating to permit requirements, of Title 25, Chapter
102, Erosion and Sediment Control.
[Amended 9-9-1997 by Ord. No. 59]
A.
Public water service is deemed to be available where the distance
from the end of the main to the beginning point of a distribution
system for the plan is 800 feet or less along a public right-of-way.
B.
If public water is available or definitely planned for the area,
the developer shall extend the main line to serve all lots in the
subdivision. This main line extension shall be designed and constructed
according to the specifications of, and in consultation with, the
utility company or municipal organization which provides public water.
C.
In the absence of public water services, community wells or project
wells, water supply shall be approved by the Pennsylvania Department
of Environmental Protection and the Board of Supervisors.
D.
Fire hydrants shall be installed according to Connoquenessing Township
Volunteer Fire Department specifications. Hydrants shall be located
within a six-hundred-foot connecting radius.
A.
Sanitary sewer service is deemed to be available where the distance
from the end of the main to the beginning point of a collection system
for the plan is 800 feet or less along a public right-of-way, unless
the service is not topographically feasible.
B.
If public sewers are available or definitely planned for the area,
the developer shall extend the main line to serve all lots in the
subdivision. This main line extension shall be designed and constructed
according to the specifications of the utility authority which provides
sanitary sewer services.
C.
If an
on-site individual sewage system or community sewage system is to
be utilized, the type, capacities, location and layout of the individual
sewage system or community sewage system shall comply with the recommendations
of the Township Sewage Enforcement Officer, the rules and regulations
of the Pennsylvania Department of Environmental Protection and all
applicable statutes of the Commonwealth of Pennsylvania. Any necessary
testing by the Township sewage enforcement officer to prove the suitability
for an individual sewage system or community sewage system shall be
completed prior to submission of the final plan.
[Added 7-3-2013 by Ord.
No. 87]
[Amended 9-9-1997 by Ord. No. 59; 9-6-2017 by Ord. No. 92-17]
Where municipal sewers are not available, the installation of
a private sanitary sewage treatment plant and other appurtenances
shall be subject to approval by the Pennsylvania Department of Environmental
Protection and the Board of Supervisors. The sewage treatment plant
may either discharge treated effluent into the waters of the Commonwealth
or be of the zero discharge type and recycle the treated effluent
for reuse on the site.
[Amended 9-9-1997 by Ord. No. 59]
A.
No building permit will be issued for any construction or subdivision
development until either an individual sanitary sewage disposal system,
a sanitary sewage treatment plant installation or connection to a
municipal sewerage system has been approved by the Board of Supervisors
and the Pennsylvania Department of Environmental Protection, pursuant
to the rules and regulations of the Pennsylvania Sewage Facilities
Act (Act 537),[1] as amended.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
B.
No subdivision shall be approved for development by the Board of
Supervisors until mutually acceptable agreements have been reached
between the developer and applicable utility companies or municipal
utility authorities relative to utility system installations, maintenance,
ownership of facilities, tap fees and other related considerations.
[Added 12-29-2003 by Ord. No. 68]
No improvements shall be installed until the necessary plans, profiles and specifications for the improvements have been submitted to and finally approved by the Township and a fully executed developer's agreement, as required by § 245-48, and the completion bond, as required by § 245-49, have been submitted.
A.
No subdivider shall proceed with the construction of any utilities
or improvements, or make any connection to any existing Township facility
or utility system, without proper inspection by the Township Engineer
or authorized representative thereof, in accordance with the following
procedure. General site grading may be initiated by special permission
of the Board of Supervisors.
B.
No person shall dig, make any cuts or changes whatsoever in the cartway,
gutters or rights-of-way of any Township, county or state road without
first obtaining required permits.
C.
No person shall connect to any water line, storm or sanitary sewer
without obtaining a permit and paying the proper connection charge.
D.
Grade stakes shall be set and cut sheets prepared, and a copy furnished
to the Township Secretary and Engineer, before any work is started.
E.
The subdivider shall notify the Township Secretary at least 24 hours
prior to his intention to proceed with the construction or installation
of said streets and improvements or any other work related to the
improvements.
F.
Inspection reports shall be prepared by the inspector and countersigned
by the subdivider. The reports shall show the type and quality of
materials installed, weather condition, type of soil encountered and
all other data pertaining to the construction.
G.
Public improvements installed without the appropriate Township inspections
shall be subject to any and all testing criteria (i.e., coring, etc.)
as specified by the Township Engineer to verify compliance of Township
design standards.
[Added 12-29-2003 by Ord. No. 68]
H.
Material certification and material quantity documentation shall
be provided to the Township Engineer.
[Added 12-29-2003 by Ord. No. 68]
[Added 12-29-2003 by Ord. No. 68]
A.
Lighting devices which produce objectionable direct or reflected
glare on adjoining properties or thoroughfares shall not be permitted.
No light in excess of 0.5 footcandle shall be emitted on adjoining
properties for a distance of more than 15 feet from the property line
of the property on which the source of the light is located.
B.
All lighting devices located within 100 feet of any property line
adjoining a residentially improved lot shall be designed with shields,
reflectors or refractor panels which direct and cut off the light
at a cutoff angle that is less than 90°. "Cutoff angle" is defined
as the angle formed by a line drawn from the direction of the light
rays at the light source and a line perpendicular to the ground from
the light source above which no light is emitted.
