[Ord. 418, 1/29/2014]
All applications for subdivision and land development shall
conform to the standards set forth in this Part. The standards specified
in this Part are minimum design requirements.
[Ord. 418, 1/29/2014; amended by Ord. No. 504, 8/23/2022]
The Township Engineer will review all applications for technical
compliance with these design standards and the Township's Public and
Private Improvements Code. The Township Engineer will provide a written
report containing his or her review as required by Part 6, "Inspection
and Acceptance of Improvements."
[Ord. 418, 1/29/2014]
1.
Slope of Land. No land shall be graded, cut or filled except in compliance with the requirements of the Chapter 9, "Grading and Excavating."
2.
Stripping of Topsoil. No person shall strip, excavate or otherwise remove topsoil, minerals, dirt or slag for sale or for use other than on the lot from which it is taken, except in connection with the construction or alteration of a building on that lot and the excavation or grading incidental to that construction conducted in compliance with Chapter 9, "Grading and Excavating."
3.
Major Excavation, Grading and Filling.
A.
Any major cuts, excavation, grading and filling which materially
changes the drainage characteristics of the lot(s) and the lot's relationship
with surrounding properties shall not be permitted, unless first approved
by the Township Engineer. As a condition for such approval, the developer
and/or landowner shall complete a grading plan and preliminary and/or
comprehensive slope stability investigation report(s) of the lot(s)
that such excavation, grading and filling are to be conducted. The
developer and/or landowner shall submit the plan and report(s) to
the Township Engineer for approval.
B.
The grading plan shall show the following, in addition to any other
information required by the Township Engineer, to demonstrate compliance
with the provisions of this section:
D.
The Township Engineer shall not approve any plan in which any such
excavation, grading, cutting and filling will result in a slope exceeding
two feet of horizontal distance for each vertical rise of one foot
between adjoining lots or tracts of land, except where adequate provision
is made to prevent slides and erosion. Such an exception may be approved
if the Township's Zoning Hearing Board has granted a variance prior
to construction.
4.
Planting and Cutting of Trees; Removal of Debris.
A.
Planting and cutting of trees shall comply with the vegetation preservation and landscaping provisions of the Zoning Ordinance [Chapter 27].
B.
At the request of the Planning Commission or Board of Supervisors,
the developer and/or landowner may be required to seed grass or plant
an approved ground cover on all lot areas that slope toward streets
or adjacent lots to prevent washing and erosion.
C.
During construction, the landowner or developer and/or landowner
shall remove and dispose of all uprooted trees, stumps, brush, rubbish,
unused building materials and debris promptly in the interest of public
safety.
[Ord. 418, 1/29/2014]
1.
General.
A.
Proposed streets shall further conform to such county and state street
and highway plans as have been prepared, adopted and/or filed as prescribed
by law.
B.
Streets shall be designed with consideration to both existing and
planned streets, both within and adjacent to the property being developed.
All streets shall be arranged to conform as closely as possible to
the original topography. New streets shall be connected with streets
of similar function, to form continuations thereof. Local streets
shall be laid out to discourage use by through traffic. Streets shall
be laid out to provide convenient and safe access to the property.
The rigid rectangular street pattern need not be adhered to; the use
of curvilinear streets maybe provided when their use will result in
a more desirable layout. Where a development abuts an existing or
proposed major street, the Board of Supervisors may require the use
of marginal access streets or such other treatment that will provide
protection for abutting properties, reduce the number of intersections
with the major street and separate the local and through traffic.
C.
All design elements of all streets, including horizontal and vertical alignment, sight distance and super elevation are subject to review and approval by the Township. When reviewing the design of streets, in addition to the standards in this chapter, the Rural Design Criteria in the Pennsylvania Department of Transportation Design Manual Part 2, Highway Design, latest edition, and a Policy on Geometric Design of Rural Highways, AASHTO, latest revision, shall be consulted to assure that the road design is in accordance with acceptable engineering practice.
D.
Streets shall be logically related to the topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
E.
Wherever there exists a dedicated or platted area reserved for future
street usage along the boundary of a tract being developed, the adjacent
street shall be extended into the proposed project.
F.
When existing stub streets or temporary cul-de-sac streets adjoin
the tract to be developed, they shall be extended into the site and
made part of the proposed street layout. Where a temporary cul-de-sac
is being extended, the bulb shall be reconstructed to Township street
specifications, any existing sidewalk extended through the area and
the remaining areas shall be re-graded and seeded.
G.
Areas shall be reserved for future street usage in conjunction with
the development of adjacent tracts. A sketch plan and/or other information
may be required to demonstrate the feasibility of future expansion
of the street system. Streets within the reserved areas shall be constructed
to the full standards of this chapter, including extensions of underground
utilities, unless a waiver is granted. If a waiver to construct the
cartway is granted, these areas shall be reserved for street improvements
to be provided by the developer of the adjacent tract. When reservations
for future streets will adjoin lots to be developed prior to the construction
of the streets, the subdivider shall determine the proposed grades
of the future streets and the extent of the area necessary for the
construction of those streets. Of the area necessary for the construction
of the streets extends beyond the proposed street necessary for the
roads beyond the right-of-way lines shall be done as required improvements
in conjunction with the subdivision which contained the adjoining
lots. Where reservations for future streets intersect existing streets,
radii shall be provided for the reservations such that the requirements
of this chapter could be met for a street to be constructed in the
future.
H.
The extension of existing streets which are presently constructed
with a cartway different from current Township standards shall be
provided with a transition area, the design of which is subject to
Township approval.
I.
If a subdivision or land development abuts an existing street which has a right-of-way width of less than the required right-of-way width set forth the Township Construction Standards, this chapter or Zoning Ordinance [Chapter 27], the developer shall lay out as a street on the plat the additional amount of land necessary so that the distance from the center line of the street to the edge of the right-of-way abutting the proposed development is 1/2 the right-of-way width required by the Township Construction Standards. Any such expanded street right-of-way width shall be improved in accordance with the Township Construction Standards. The developer may dedicate and the Township or other governmental entity may accept any such expanded right-of-way width in accordance with applicable law. For purposes of calculating any applicable yard and bulk requirements, the area of the expanded street right-of-way shall not be considered a portion of the lot.
J.
Except as set forth in Subsection 1J(5), below, the following requirements
shall apply to all subdivisions and land developments:
(1)
Where a subdivision or land development is situated on both
sides of an existing street, the street shall be improved in accordance
with the standards set forth in this chapter to the full minimum width
set forth in the Township Construction Standards.
(2)
Where a subdivision or land development is situated on one side
of an existing street, the street shall be improved to the center
line for 1/2 the full minimum width set forth in the Township Construction
Standards.
(3)
Where a traffic study is required under § 22-313 of this chapter, the developer shall construct or implement, at developer's cost, all improvements recommended by the study, including, but not limited to, any required traffic signals, traffic control devices, additional traffic and turning lanes, traffic dividers, highway markings, regulatory signs or other traffic improvements.
(4)
In the event the Township determines that the improvements required by this subsection are not feasible at the time of development, the applicant shall deposit with the Township an amount equal to 110% of the projected cost of the improvements computed in accordance with Part 6 of this chapter.
(5)
A subdivision or land development shall be exempt from the requirements of §§ 22-504, Subsection 1A(10)(a) and (b) provided all of the following criteria are met:
(a)
All portions of the tract, parcel or lot of which the subdivision
or land development constitutes all or a portion thereof as that tract,
parcel or lot existed on [date of this chapter adoption] (the "parent
tract") is used solely for residential purposes.
(b)
The development of the parent tract involves, cumulatively,
since [date of adoption of this chapter], five or fewer dwelling units.
(c)
The development of the parent tract involves, cumulatively,
since [date of adoption of this chapter], five or fewer lots.
(d)
A condition of approval shall be that no further subdivision or land development of the parent tract shall be permitted unless the entire parent tract either complies with the exemption requirements of this § 22-504, Subsection 1A(10)(e), or the requirements of §§ 22-504, Subsection 1A(10)(a) and (b), are met for the entire parent tract. A note to this effect in a form acceptable to the Township Solicitor shall be affixed to the approved plat.
(e)
Compliance with Subsection 1I.
K.
Where a proposed subdivision or land developments is adjacent to
or within a reasonable distance of a street where public transit service
is provided, or may be provided in the future, the street and/or plan
design requirements may be required to be adjusted for bus lanes,
passenger waiting areas, shelters or other amenities. All improvements
shall be reviewed and approved by the transit authority.
L.
When the proposed development requires construction within an existing
street right-of-way, such as sewer, water or stormwater lines, the
Township may require construction of a new wearing course along the
frontage and/or disturbed area.
M.
If lots resulting from original subdivision are large enough to permit
re-subdivision or if a portion of the tract is not subdivided, adequate
rights-of-way for streets and other required improvements shall be
provided as necessary to permit further subdivision.
N.
As a minimum, all new streets shall be graded to the right-of-way
line. All cut and fill banks shall not exceed a maximum of 2:1 slope.
O.
Streets, access drives, and parking compounds shall be designed to
preclude or minimize the need for guiderail. The Township may, however,
require guide rail to be placed for protection on embankments when
a barrier is indicated, as warranted in Design Manual, Part 2, Highway
Design, by PennDOT, as amended, or where otherwise deemed necessary.
The design and selection of guide rail shall be in accordance with
the standards in Design Manual, Part 2, Highway Design, as amended
and Publication No. 72, Standards for Roadway Construction; however,
the Township shall approve all guide rail systems.
P.
Streets that are extensions of or obviously in alignment with, existing
streets shall bear the names of the existing streets. Street names
shall not be repeated within the Township and all street names shall
be subject to the approval of the Township.
Q.
All proposed streets, whether or not offered for dedication, shall
be designed and constructed in accordance with the design and construction
standards for public streets under the Township Construction Standards.
Where a waiver of this subsection is granted by the Township, all
private streets shall conform to the requirements of the Township
Construction Standards.
R.
All streets shall be designed and constructed in accordance with
the Township Public and Private Improvement Code and PennDOT specifications
Publication No. 72 and Publication No. 408, as amended from time to
time. All materials used for construction shall be supplied from PennDOT
pre-approved manufacturers or suppliers; verification shall be provided
to the Township.
[Amended by Ord. No. 504, 8/23/2022]
S.
Where, in the opinion of the Township, unique site conditions are
present, the applicant shall provide a street pavement structure in
accordance within an approved design performed by an engineer in accordance
with PennDOT Publication 70, Guidelines for the Design of Local Roads
and Streets; however, under no circumstance shall the approved section
be less than the Township minimum standards in accordance with the
Township Public and Private Improvements Code.
[Amended by Ord. No. 504, 8/23/2022]
2.
Horizontal Alignment.
A.
Horizontal street alignments shall be measured along the center line.
Horizontal curves shall be used at all angle changes.
B.
The center line of the street cartway shall correspond with the center
line of the street right-of-way.
C.
Plans with street locations along the perimeter of a property shall
be required to show building setback lines and clear site triangles
within the adjacent properties. Written permission from the effected
adjacent land owner shall be provided prior to preliminary plan approval.
D.
Horizontal curve centerline radii shall be designed in accordance
with the Township's Public and Private Improvements Code.
[Amended by Ord. 437, 2/14/2017; Ord. No. 504, 8/23/2022]]
E.
Horizontal curve center line radii shall be designed in coordination
with vertical geometry, subject to the approval of the Township Engineer.
[Amended by Ord. No. 504, 8/23/2022]
3.
Vertical Alignment.
A.
Vertical curves shall be used in all changes of grade.
B.
The minimum and maximum vertical grade for all streets shall be designed
in accordance with the Township's Public and Private Improvements
Code.
[Amended by Ord. 437, 2/14/2017; Ord. No. 504, 8/23/2022]
C.
The minimum length of vertical curve for all streets shall be designed
in accordance with the Township's Public and Private Improvements
Code.
[Amended by Ord. 437, 2/14/2017; Ord. No. 504, 8/23/2022]
D.
The level area on each street at street intersections shall be designed
to have a grade and minimum distance in accordance with the Township's
Public and Private Improvements Code.
[Amended by Ord. 437, 2/14/2017; Ord. No. 504, 8/23/2022]
E.
Notwithstanding the above minimum length of vertical curve, the actual
length of vertical curve shall be based on the formula L = KA; where
"L" is the minimum length of curve in feet, "K" is the length of vertical
curve per percent change in "A" and "A" is the algebraic difference
in grade (in percent). Values for "K" shall be based upon those specified
in A policy on Geometric Design of Highways and Streets, 2004 edition,
published by the American Association of State Highway and Transportation
Officials (AASHTO).
4.
Cul-De-Sac and Dead-End Streets.
A.
The use of cul-de-sac streets shall not be permitted when, in the
sole opinion of the Township, the use of through streets or loop streets
can be utilized.
B.
The center line distance of permanent cul-de-sac streets shall be
no less than 250 feet in length and shall be no greater than 600 feet
in length. The length of the cul-de-sac street shall be measured from
the center line intersection of an intersecting street which is not
a dead end or cul-de-sac to the center of the cul-de-sac turn-around.
Permanent cul-de-sac streets must be provided with a paved turn-around
with a minimum cartway diameter and a minimum right-of-way diameter
in accordance with the Township Public and Private Improvements Code.
[Amended by Ord. No. 504, 8/23/2022]
C.
Unless future extension is clearly impractical or undesirable, in
the opinion of the Township, a temporary cul-de-sac shall be provided.
The turn-around right-of-way shall be placed adjacent to the tract
boundary with sufficient additional width provided along the boundary
line to permit extension of the street at full width.
D.
Where temporary culs-de-sac are employed as provided in Subsection
4C or in a phased development, such cul-de-sac shall be constructed
to the same standards as required for permanent culs-de-sac. In addition,
easements shall be provided for the affected adjoining properties,
which easements shall recite that they are intended to be "temporary
easements" to remain and become permanent unless and until such time
that the street is extended and the temporary easements may then expire
upon dedication of the extended cul-de-sac, failing which they shall
remain and become "permanent easements."
E.
Dead-end streets are prohibited unless designed as cul-de-sac streets;
provided, that in the case of streets which are planned for future
extension into adjoining tracts and which will be no longer than the
depth of one lot, and which will not be the primary means of access
to any lot or dwelling unit, the Township may waive the requirements
of providing a turn-around.
F.
Any street temporarily dead-ended in order to provide for future
continuation of the street into adjoining property or for authorized
stage development shall be fully constructed and all utilities installed.
A barricade to prevent vehicular access to adjoining property shall
be constructed at the termination point of the street. The barricade
shall be designed and constructed in accordance with PennDOT Publication
72, Standards for Roadway Construction, RC-63. Signage shall be installed
by the developer in accordance with the Township Public and Private
Improvements Code (Detail SD-8 of the Township Minimum Construction
Standards and Standard Details) as notification of the intent for
future extension.
[Amended Ord. No. 504, 8/23/2022]
G.
Where any adjacent stub street is not proposed for extension as through
street, a cul-de-sac shall be constructed in compliance with Township
standards.[1]
[1]
Editor's Note: Former Subsection H, regarding snow removal
in culs-de-sac, which immediately followed this subsection, was repealed
by Ord. No. 504, 8/23/2022.
5.
Street Intersections.
A.
Intersections involving the junction of more than two streets are
prohibited.
B.
The distance between the center line of streets opening onto the
opposite sides of existing or proposed streets shall be no less than
150 feet between center lines, measured along the center line of the
street being intersected.
C.
Intersections with arterial and collector streets shall be located
not closer than 1,000 feet and 600 feet, respectively, measured from
center line to center line along the center line of the arterial or
collector street being intersected.
D.
Right angle intersections shall be used.
E.
The minimum radii for the cartway edge at street intersections and
right-of-way radii at intersections shall be designed in accordance
with the Township's Public and Private Improvements Code.
[Amended by Ord. 437, 2/14/2017; Ord. No. 504, 8/23/2022]
F.
All streets intersecting a state highway shall be subject to the
approval of PennDOT.
G.
There shall be provided and maintained at all intersections a clear
sight triangle. Clear sight triangles shall be indicated on all plans.
No building or other obstruction that would obscure the vision of
a motorist shall be permitted within these areas.
H.
Proper safe stopping sight distance shall be provided with respect
to both horizontal and vertical road alignments at all intersections.
Sight distance at street intersections shall be such to provide the
following minimum stopping distance for a vehicle traveling on an
approaching street which has no stop or signal control:
(1)
Calculation of Safe Stopping Sight Distance.
(a)
Street intersections shall be located at a point which provides
optimal sight distance in both directions.
(b)
For each intersection, the available sight distance in each
direction shall equal to exceed the stopping sight distance computed
from the following formula:
|
SSD = 1.47 Vt + V2/30(fG)
|
|
Where:
| ||||
|
SSSD
|
=
|
Minimum safe stopping sight distance (feet).
| ||
|
V
|
=
|
Velocity of vehicle (miles per hour).
| ||
|
t
|
=
|
Perception time of driver (2.5 seconds).
| ||
|
f
|
=
|
Wet friction of pavement (0.30).
| ||
|
G
|
=
|
Percent grade of roadway divided by 100.
| ||
(c)
The velocity (V) shall be based on a minimum design speed of
10 miles per hour above the posted speed limit. If the 85th percentile
speed varies by more than 10 miles per hour from the speed limit,
the Township may require the 85th percentile speed to be used to determine
stopping distance.
(d)
If approved by the Township Engineer, the applicant may utilize
a table or chart which depicts stopping sight distances for selected
design speeds (such as one approved or authorized by PennDOT). The
designer may use such a table or chart in lieu of the above formula
only if the design speed utilized in such table is be based minimally
on the above criteria, as determined by the Township Engineer.
(2)
Measurement of Sight Distance at Intersections.
(a)
The correct measurement of available sight distance at each
proposed street intersection shall be the responsibility of the applicant.
(b)
For the purpose of measuring available sight distance, the height
of the driver's eyes shall be 3.5 feet above the road surface and
the height of the object shall be 3.5 feet above the road surface.
The lateral placement of vehicles on the roadway and at the proposed
access point shall be consistent with the operation of the access
and roadway.
(c)
For each direction, the shortest of the following measurements
shall be considered the available sight distance for that direction:
1)
The maximum length of roadway along which a driver at the proposed
street intersection can continuously see another vehicle approaching
on the roadway. The driver's eyes at the proposed point of access
shall be 10 feet back from the near edge of the closest travel lane
in the center of the intersection land.
2)
The maximum length of roadway along which a driver on the roadway
can continuously see a vehicle which is located in his travel lane
on the roadway in order to make a left turn into the proposed access
or as a result of a left or right turn out of the proposed access.
3)
The maximum length of roadway along which the driver of a vehicle
intending to make a left turn into the proposed access can continuously
see vehicles approaching from the other direction. This is measured
from the point where the left turning vehicle stops.
(3)
Inadequate Sight Distance Remedies. If it is impossible to achieve
required safe stopping sight distance in both directions the Township
may:
(a)
Prohibit left turns by entering or exiting vehicles.
(b)
Require alteration of the horizontal or vertical geometry of
the roadway or access; all such work shall be at the expense of the
applicant.
(c)
Require removal of physical obstruction from the line of sight,
at the expense of the applicant.
(d)
Require installation of a separate left turn standby lane at
the expense of the applicant.
(e)
Deny access to the roadway.
6.
Traffic Signals. All traffic signals installed and/or erected in
the Township shall whenever possible be coordinated with existing
traffic signals. Additionally, traffic signals shall provide for emergency
preemption systems approved by the Township.
7.
Right-of-Way and Cartway Widths.
A.
The minimum street rights-of-way and cartway widths for new streets
shall comply with the Township Public and Private Improvements Code.
[Amended by Ord. No. 504, 8/23/2022]
B.
Increased cartway and right-of-way widths may be required by the
Board of Supervisors to promote emergency vehicular access along the
streets, to promote public safety and convenience when special conditions
require it, and/or to provide parking spaces in areas of intensive
use.
8.
Visibility. No obstruction shall obscure visibility at any intersection.
[Ord. No. 485, 8/10/2021]
[Ord. No. 488, 1/11/2022]
Local streets or driveways providing access to subdivision or
land development plans shall comply with the following:
1.
Residential Land Developments:
A.
Residential land developments with 10 or fewer dwelling units
shall have a minimum of one fully functional point of access with
an arterial road or collector road.
B.
Residential land developments with 11 to 40 dwelling units shall
have a minimum of one point of access with an arterial road or collector
road, and one fully functional point of access via an emergency access
road. The emergency access road shall connect to an arterial road
or collector road.
(1)
The emergency access road shall be privately owned and maintained,
and shall be kept clear and accessible at all times. In addition,
emergency access roads shall be installed in accordance with the following
standards:
(a)
Shall connect with such a street at the most practical
location most remote from the entrance to such street.
(b)
Shall be designed to transport vehicular traffic
from such street to a public street carrying through traffic.
(c)
Shall be located within a thirty-foot-wide access
easement. The access easement shall be delimitated on each side by
decorative fencing for the entire length of the easement. Acceptable
materials for fencing are wrought iron, tubular steel, and decorative
masonry.
(d)
Shall consist of a bituminous surface with a minimum
six-inch subbase, four-inch bituminous binder and double seal coat.
(e)
Shall have a twenty-foot-minimum cartway width
with stabilized shoulders.
(f)
Shall be a maximum 15% grade with vertical curves
at connection points.
(g)
Decorative fencing and gates will be installed
to restrict access to the emergency access road, with detail for fencing
and gates to be approved by the Township. Acceptable materials for
fencing and gates are wrought iron, tubular steel, and decorative
masonry.
(h)
Auto-turn data shall be provided by the developer
for vertical and horizontal for the size of trucks specified by the
local Fire Chief.
C.
Residential land developments with 41 or more dwelling units
shall have a minimum of two fully functional points of access to an
arterial road or collector road.
D.
The calculation of dwelling units shall include all existing
and planned dwellings using the same point of access to an arterial
road or collector road. New land developments extending existing local
streets shall include existing dwellings in the calculation of dwelling
units.
E.
The configuration and location of required access points and
emergency access roads shall be approved by the Director of Public
Safety and the Township Engineer.
2.
Nonresidential Land Developments:
A.
Nonresidential land developments generating 200 or more daily
trips shall have a minimum of two fully functional points of access
located on different sides of the development to an arterial road
or collector road. A signed and sealed trip generation report, prepared
by a qualified traffic engineer, shall be provided if requested by
the Township.
B.
The calculation of daily trip generation shall include all existing
and planned development using the same point of access to an arterial
road or collector road. New land developments extending existing local
streets shall include existing development in the calculation of trip
generation.
C.
The configuration and location of required access points and
emergency access roads shall be approved by the Director of Public
Safety and the Township Engineer.
[Ord. 418, 1/29/2014]
Service streets, as defined by this chapter, shall not be permitted
in residential developments but may be provided in all nonresidential
developments where needed for loading, unloading or secondary access.
Service streets shall meet the minimum design standards specified
in this chapter and the Township Construction Standards.
[Ord. 418, 1/29/2014]
1.
Alleys shall have the following characteristics:
A.
A property which utilizes an alley shall maintain frontage along
a public or private street.
B.
An application that proposes alleys shall be accompanied by an agreement
which shall be recorded with the final plan and which shall establish
the conditions under which the alleys will be maintained.
C.
The final plan, for recordation with the Allegheny County Department
of Real Estate shall include a plan note which identifies (1) the
specific alleys; (2) the recorded maintenance agreement; and (3) a
notification that the alleys do not qualify for dedication to the
Township and that the Township will not assume any responsibility
for their maintenance.
2.
The cartway of all alleys shall be constructed in accordance with
the Township Construction Standards.
A.
No part of any structure shall be located within 30 feet from the
cartway edge of an alley.
B.
The vertical and horizontal alignments of alleys shall conform to
the specifications for local streets as stated in the Township Public
and Private Improvements Code.
[Amended by Ord. No. 504, 8/23/2022]
3.
Alleys and their intersections shall conform to the specifications
for local streets as stated in the Township Public and Private Improvements
Code.
[Amended by Ord. No. 504, 8/23/2022]
4.
Alleys which form a cul-de-sac shall not exceed 400 feet in length,
measured from the center line intersection of a street or private
street which is not a cul-de-sac. Alley culs-de-sac which do not terminate
in a parking compound shall be provided at the terminus with a fully
paved turn-around. The turn-around shall be designed in accordance
with one of the following methods:
5.
All alleys shall be privately maintained. The plan shall contain
a note which shall state that the alley shall not be offered for dedication
and shall be privately maintained.
A.
If an alley is to be for the common use of two properties, the applicant
shall provide for the maintenance of such alley. The applicant shall
provide for private maintenance through the formation of a homeowners
association or through the setting forth of the maintenance responsibilities
in easements in the deeds to the lots which have the right to use
the alley. If a homeowners association is formed, a document setting
forth the maintenance responsibilities of such association and the
right of such association to assess lots within the development shall
be recorded at the same time as the final plan is recorded. All such
documents shall be in a form acceptable to the Township Solicitor.
B.
All persons who shall purchase a lot abutting or having the right
to use an alley shall be given a copy of the final plan and, if a
homeowners association has been formed, shall be given a copy of all
such documents relating to the maintenance responsibilities of such
homeowners association.
6.
All alleys and associated parking areas shall be located outside
the minimum required rear yard and side yard setbacks.
[Ord. 418, 1/29/2014]
1.
Private streets shall meet all the design standards for public streets
as required by this chapter. The developer shall provide a private
road access and maintenance agreement, in a form acceptable to the
Township, which shall, at a minimum, set forth the following:
A.
The access rights over the private street to each lot utilizing the
private street.
B.
The street shall be constructed and maintained in accordance with
the design standards and specifications of this chapter.
C.
The method of assessing maintenance and repair costs.
D.
The conditions for any dedication of the private street to a public
entity.
2.
This access and maintenance agreement shall be recorded with the
Allegheny County Department of Real Estate after recording of the
final plan. Reference to this recorded access and maintenance agreement
shall be provided in the deeds of the lots having use of the private
street.
[Ord. 418, 1/29/2014]
1.
Easements for sanitary sewers, waterlines and access to stormwater
management facilities dedicated to the Township shall be required
to have a minimum width of 20 feet. Where a subdivision is or will
be traversed by a watercourse, the developer and/or landowner shall
provide a stormwater easement or drainage right-of-way of a width
sufficient for the purpose but not less than 20 feet.
2.
Easements for shallow buried utilities, such as cable television,
telephone, electric or gas distribution facilities, shall be a minimum
of five feet to 15 feet, as required by the Township Engineer.
3.
All easement shall also conform to the requirements of the Township's
Construction Standards.
[Ord. 418, 1/29/2014]
1.
The following standards shall apply to all proposed subdivided or
developed lots in accordance with this chapter:
B.
Frontage.
(1)
All subdivided lots shall have frontage along and primary access from the right-of-way of a public street. Lot frontage widths shall conform to the requirements of Part 2 Chapter 27, "Zoning." For lots on cul-de-sac, turnarounds or curves, the minimum lot width shall be determined at the minimum required front building line.
C.
Double Frontage. Double-frontage lots, as defined herein, shall be
avoided except where:
(1)
A double-frontage lot is the only practical alternative, in
which case vehicular access shall be limited to only one street and
that street shall be the street with the lower volume of traffic,
if physically feasible. The final plat and land development plan shall
contain a notation restricting vehicular access to one frontage; or
where:
D.
Side Lot Lines.
(1)
Whenever practicable, the side lines of a lot shall be at right
angles or radial to the right-of-way lines of streets.
F.
Grading. Lots shall be graded to provide drainage away from buildings
and structures, and where practical, water shall be drained to the
street rather than to adjoining property. The developer and/or landowner
shall be required to provide drains or other drainage facilities,
as approved by the Township Engineer, to drain off surface water within
the development.
G.
Driveways.
(1)
Developers and/or landowners are not required to pave driveways
serving single-family and two-family dwellings; however, in lieu of
paving, the driveway shall have a covering of slag or crushed aggregate
at least two inches thick for a distance of 30 feet from the street's
right-of-way. The area between the sidewalk and the curb or the edge
of the cartway shall be concrete, as required by the Township's Construction
Standards.
(2)
All other driveways shall be paved in accordance with the Township's
Public and Private Improvements Code and/or the Pennsylvania Department
of Transportation (PennDOT) Design Manual, Part 2.
[Amended by Ord. No.
504, 8/23/2022]
(3)
No driveway shall have a slope of more than 12%. Driveways may
extend from the right-of-way line of the street to the cartway of
the street, but shall not change the grade or contour of the street
right-of-way. No person shall cut into, fill or in any way alter any
gutter, curbing, drainage ditch or storm sewer within the right-of-way
of a street or easement for any purpose without first obtaining a
permit from the Public Works Director.
[Ord. 418, 1/29/2014]
Stormwater management facilities shall be provided for all subdivisions and land developments in accordance with the requirements of Chapter 23, "Stormwater Management." Unless specifically exempted by Chapter 23, "Stormwater Management," a stormwater management plan shall be approved by the Township prior to the commencement of any earth-disturbing activity.
[Ord. 418, 1/29/2014]
1.
Size and Grade.
A.
Storm drains shall be adequate for the anticipated runoff originating
on or running through the site when the land development is fully
developed. The minimum diameter of storm sewers shall be 15 inches,
and the minimum grade shall be 1%, unless approved by the Township
Engineer.
B.
Manholes.
(1)
For pipe sizes of twenty-four-inch diameter or less, manholes
shall be spaced at a maximum of 350 feet; for pipe sizes larger than
24 inches diameter, the maximum distances between manholes shall be
450 feet.
[Amended by Ord. No. 504, 8/23/2022]
(2)
Manholes shall be installed at all points of abrupt changes
in alignment and grade.
(3)
Inlets may be substituted for manholes where practical.
(4)
Manholes shall not be permitted to be constructed at a depth
below finished grade greater than 20 feet.
[Amended Ord. No. 504, 8/23/2022]
C.
Inlets.
(1)
A developer and/or landowner shall install inlet types shown
in the Township's Construction Standard Details. Inlets shall be placed
on the tangent and not on the radius portions of street intersections,
unless approved by the Township.
(2)
A developer and/or landowner shall not be permitted to construct
inlets at a depth greater than 10 feet below finished grade.
D.
Castings.
[Amended by Ord. No. 504, 8/23/2022]
(1)
Manholes and inlet castings shall be installed as indicated
in the Township's Public and Private Improvements Code.
E.
Stormwater Roof Drains.
[Amended by Ord. No. 504, 8/23/2022]
(1)
Stormwater roof drains shall be discharged into an on-lot detention
sump or other Pennsylvania Department of Environmental Protection
approved best management practices. The sump's size and design shall
comply with the Township's Stormwater Management Ordinance.
F.
Unnatural Drainage.
(1)
Whenever site construction prevents or concentrates the natural
flow of storm drainage in such a way that affects adjoining properties,
the developer and/or landowner shall obtain adjacent property owners'
approval in writing, and shall cause a drainage easement to be recorded
as necessary in the judgment of the Township. The Township's approval
of plans does not authorize or sanction drainage affecting adjoining
properties.
G.
Watercourses.
(1)
Open watercourses shall not be permitted within the rights-of-way
of streets. The stopping, filling up, confining or other interference
with or changing the course of drains, ditches, streams and watercourses
in the Township shall not be permitted unless approval, in writing,
is obtained from the Board of Supervisors.
(2)
A permit must be obtained from the Pennsylvania Department of
Environmental Protection (DEP) for construction or changes in a watercourse
as required by applicable DEP regulations and as required by the Corps
of Engineers.
H.
Bridges and Culverts. All bridges and culverts shall be designed
to support expected loads and to carry expected flows originating
on or running through the site and shall be constructed to the full
width of the right-of-way. Bridges and culverts shall be designed
to meet current standards of the Pennsylvania Department of Transportation
(PennDOT) and the Pennsylvania Department of Environmental Protection
(DEP) and shall be subject to such other standards, specifications,
and conditions as recommended in the sound discretion of the Township
Engineer.
[Ord. 418, 1/29/2014]
1.
Installation.
A.
Installation of sanitary sewers and appurtenances shall be in accordance
with the Township's Construction Standards.
B.
All installations, including house connections, shall be made prior
to the paving of the street and shall be thoroughly tamped.
C.
All street crossings within the public right-of-way shall be inspected
by the Township.
2.
Minimum Size and Grade.
A.
The minimum diameter of sanitary sewers shall be eight inches and
the minimum grade shall be 5/10%.
3.
Laterals.
A.
Lateral connections, where required, shall be installed to the right-of-way
line of the street prior to road paving, with a sight tee connection
(clean-out) to be placed per Township Public and Private Improvement
Standards at said location and/or as otherwise recommended in the
sound discretion of the Township Engineer.
[Amended by Ord. No. 504, 8/23/2022]
B.
Each building shall have a separate lateral connection to the public
sewer, except for garages that are accessory to a residential dwelling
unit and may be connected to the dwelling unit's lateral.
[Ord. 418, 1/29/2014]
1.
Water Mains.
A.
All water mains shall have a minimum diameter of six inches, unless
written approval is obtained from the Western Allegheny County Municipal
Authority (WACMA) or Pennsylvania American Water.
B.
All water mains shall be extended and connected to existing water
mains to provide a circulatory system where required by the Western
Allegheny County Municipal Authority (WACMA) or Pennsylvania American
Water.
2.
Installation.
A.
Installation of water mains and appurtenances shall be made in accordance
with the rules and regulations of the Western Allegheny County Municipal
Authority (WACMA) or Pennsylvania American Water or its assigns.
B.
All water mains and house connections shall be made prior to the
paving of the street and shall be thoroughly tamped.
C.
The Township shall inspect all street crossings within the public
right-of-way.
3.
Hydrants, Gate Valves and Meters.
A.
Fire hydrants, gate valves and meters shall be of the type and design
required by the Township, and as per the Township Fire Marshall/Chiefs
direction.
B.
Fire hydrants shall be located at accessible points and located to
give adequate fire protection as outlined by the Board of Underwriters.
C.
Gate valves shall be located as directed by the Western Allegheny
County Municipal Authority (WACMA) or Pennsylvania American Water.
[Ord. 418, 1/29/2014]
If required by the Township Engineer, a qualified testing laboratory
shall test all construction materials used in sewers, streets, sidewalks
and other required improvements. The developer and/or landowner shall
bear all costs for such tests.
[Added by Ord. No. 491, 3/22/2022]
1.
Permitted.
The applicant may construct a subdivision or land development in separate
phases over time in accordance with the standards for phased development
set forth herein.
2.
Schedules
for Final Application Submissions and Modifications Thereto. Where
the applicant anticipates that he will not submit final applications
for one or more phases of the overall development as depicted on the
preliminary plat within five years of the date of preliminary plat
approval, he shall file with his preliminary application a schedule
delineating all proposed phases as well as intended dates for filing
final applications for each phase. The applicant shall update such
schedules annually on or before the anniversary of the preliminary
plat approval until such time as the Supervisors have granted final
plat approval for the final phase of the overall development as depicted
on the preliminary plat. Any modification in the aforesaid schedule
shall be subject to the approval of the Supervisors in its sole discretion.
Applicant shall complete all phases approved by the Supervisors.
3.
Modification
of Phasing. Any phase that does not comply with the preliminary plat
approved by the Board of Supervisors will require complete resubmission
of the preliminary application.
4.
Preliminary Plan Approval to Include All Phases. Where an applicant proposes phased development of a project over time, the applicant shall comply with all requirements for preliminary plan approval for all phases except where application content requirements have been waived in accordance with § 22-701, § 22-702, or § 22-703 of this chapter.
5.
Residential
Subdivision Minimum Phase Size. Each section in any residential subdivision
or land development shall contain a minimum of 25% of the total number
of dwelling units as depicted on the preliminary plan, unless a lesser
percentage is approved by the Board of Supervisors in its discretion.
6.
Independence
of Phases. Each phase of a development shall include the required
improvements necessary to serve that phase of development as if it
were the final phase of the development, independent of any proposed
future phase of development.
