A.
Concrete monuments shall be set at the intersection
of all lines forming angles in the boundary of the subdivision, including
all points of curve and points of tangent.
B.
In minor subdivisions, the Board of Commissioners,
upon recommendation of the Township Engineer, may waive the requirement
for the number of monuments.
C.
The installation and certification shall be made by
a registered surveyor prior to final approval of the subdivision.
In lieu of such prior installation, the applicant shall furnish a
cash deposit in the form of a certified check to guarantee the proper
installation of the required monuments and bench marks. The refundable
deposit shall be in an amount established from time to time by resolution
of the Board of Commissioners.
D.
The location and tie-in dimensions of all monuments
shall be shown on the plan for recording. No public improvements shall
be accepted by the Township until all monuments have been set and
certified to by a registered surveyor.
A.
Each lot shall be served by public water and the developer
shall be responsible for obtaining all necessary approvals and entering
into an agreement with the water company servicing the area or its
assigns to provide such facilities in accordance with its rules and
regulations.
B.
Sanitary sewers, storm sewers and drainage facilities shall be provided by the developer in each plan and shall be constructed in accordance with the design standards of Article VIII and the Township Construction Standards. If required by § 215-78 of this chapter, stormwater management facilities shall be constructed in accordance with the Township's requirements.
C.
The developer shall be responsible for contracting
with private utility companies and for providing any easements required
by those utility companies to guarantee that each lot shall be served
by telephone, gas and/or electricity and cable TV.
D.
The location and type of fire hydrants shall be subject
to the review and approval by the Chief of the Volunteer Fire Department.
A.
Public street frontage required. Each lot shall have frontage on a public street, as defined by this chapter, unless an exception or modification to this requirement is granted in accordance with the provisions of Article IX of this chapter.
B.
Private street exception. In submitting a request
for a private street exception, the applicant shall demonstrate compliance
with the following minimum requirements:
(1)
The proposed lot or lots have no other access to a
public street.
(2)
No more than five lots shall front on a private street.
(3)
If the original parcel from which the subdivision
is created has its principal vehicular access from the private street,
it shall be counted as a lot on the private street, even though it
has legal frontage on a public street.
(4)
An existing private street shall not be extended,
however, additional lots may be recorded with frontage on the existing
private street, provided the total number of lots fronting on the
private street shall not exceed five lots.
(5)
The minimum right-of-way width required for a private
street shall be 20 feet, unless there is a possibility that the property
fronting on the private street or the property at the terminus of
the private street can be further subdivided, then the minimum width
of the right-of-way required for the private street shall be 50 feet.
(6)
The minimum width of the cartway required for a private
street shall be 16 feet.
(7)
The cartway for a private street shall be improved to meet the Township Construction Standards for a public street, unless a modification to one or more of those requirements is granted in accordance with Article IX of this chapter.
(8)
A notation shall be placed on the plat for recording
indicating that the Township has no maintenance responsibilities for
the private street.
(9)
The plat for recording shall contain a notation and
the deeds for each lot shall contain a reference to an executed and
recorded agreement obligating the property owners to maintain the
private street.
(10)
The plat for recording and the deeds for each
lot shall contain a statement that any future request by the lot owners
to have the street accepted by the Township as a public street shall
be subject to the owners assuming the total cost of improving the
private street to the current Township Construction Standards for
a public street.
(11)
House numbers for dwellings located on private
streets shall be placed at the intersection of the private street
and the public street and shall be visible from the public street.
(12)
The owners of the lots shall provide signage
approved and installed by the Township in the public right-of-way
to indicate the name of the street, that the street is private and
that there is no outlet.
[Amended 7-17-2006 by Ord. No. 14-2006; 4-14-2008 by Ord. No. 4-2008]
A.
In all subdivisions or land developments in which a proposed entrance/accessway or intersection is projected to generate traffic in excess of 50 trips per hour within either the a.m. or p.m. peak hours, a detailed traffic analysis must be conducted to determine the appropriate number, location, alignment, construction size, etc. of each proposed entrance/access and intersection area. The trip generation shall be determined from the most recent edition of the Institute of Transportation Engineer's (ITE) Trip Generation Manual or other available historical data as directed/accepted by the Township's Traffic Engineer and Township Manager. The subject analysis is to be submitted as part of the overall Traffic Impact Study, in accordance with § 215-23I of the Township's Subdivision and Land Development Ordinance, and is to be reviewed and recommended for approval by the Township's Traffic Engineer to the Planning Commission and the Board of Commissioners.
B.
All dwelling unit lots of subdivisions comprised of
three or more lots, and/or utilizing the open space design option,
may not have direct access onto the following roadway designations
as outlined in the Township Construction Standards: arterial road,
principal collector road, minor collector road and principal local
road.
A.
In all subdivisions and land developments, sidewalks
shall be required to be installed along the full frontage of all lots
under the following circumstances:
(1)
In all major subdivisions;
(2)
In all minor subdivisions and land developments where
sidewalks exist in the same block on the same side of the street;
(3)
On all lots with frontage on arterial or collector
streets, as defined by this chapter;
(4)
Within a land development plan proposed to be developed
for more than 50 multifamily dwelling units to accommodate pedestrian
circulation between buildings and parking areas and other common facilities;
and
(5)
Within a land development plan proposed to be developed
for office or commercial use to accommodate pedestrian circulation
between buildings and parking areas and other common facilities.
B.
Sidewalks shall be installed in accordance with the design standards of Article VIII of this chapter and the Township Construction Standards.
C.
Sidewalks shall be maintained by the landowner or
by a homeowners' association or condominium association in accordance
with the requirements of the Township Sidewalk Ordinance.
A.
The developer shall prepare a street lighting plan
for submission to Allegheny Power Company. For the safety and convenience
of the public, the developer shall furnish and install street lights
at his/her cost which are approved by the Township and Allegheny Power
Company on poles prescribed by the Township on all public and private
streets.
B.
The Township shall indicate to Allegheny Power Company
its willingness to accept billing for the operation of the street
lights following installation by the developer.
C.
On all arterial and collector streets and at intersections
of local streets and at other locations where the Board of Commissioners,
upon recommendation of the Township Engineer, determines street lighting
is necessary for public safety, street lights shall be installed in
accordance with the specifications of the regulatory agency, subject
to approval by the Township.
The developer shall provide street name signs
and traffic control signs, approved by the Township, at all street
intersections. The cost of the street signs and posts shall be assumed
by the developer. Street signs shall be designed in accordance with
the Township Construction Standards and shall be installed and maintained
by the Township. The applicant shall deposit in an escrow account
the fee established from time to time by resolution of the Board of
Commissioners to cover the cost of fabrication and installation of
the required street signs and traffic control signs in the approved
plan.
A.
The Township shall require the public dedication of
land suitable for parks, playgrounds and other recreational use and
open space and, upon agreement with the developer, the construction
of recreation facilities, the payment of fees in lieu thereof, the
private reservation of land or a combination thereof for park, recreation
and open space purposes.
B.
Such dedication and/or agreements are to serve the
future population of the Township and to protect sensitive areas such
as steep slopes, floodplains or special scenic areas. All such requirements
shall conform to the authority conferred in the Pennsylvania Municipalities
Planning Code (53 P.S. § 10101 et seq.), and shall constitute
a condition precedent to the preliminary or final plan approval.
C.
Determining the land to be dedicated. Every subdivision
or land development for residential purposes containing an aggregate
of two or more dwelling units shall contain 10% open space for recreational,
scenic or aesthetic purposes according to the following:
[Amended 11-15-2004 by Ord. No. 11-2004]
(1)
A minimum of 0.051 of an acre of contiguous land shall be dedicated for each dwelling unit in a residential site development or each lot in a residential subdivision for recreational use and in conformity to the site criteria set forth in Subsection D. In either case, if the recreational use land area is less than 10% of the total site area, the developer shall dedicate such additional land as is necessary to satisfy the ten-percent minimum area requirement.
(2)
In planned residential developments (PRDs) where common
open space and active recreation facilities are required to be provided,
the private recreation facilities and common open space proposed to
meet the requirements of the Township Zoning Ordinance for approval
of a planned residential development (PRD) shall be credited towards
the total amount of open space required by this section for the development.
(3)
Any open space that is not set aside for active or
passive recreational use shall meet the following standards:
(a)
The location and distribution of the open space
shall be approved by the Board of Commissioners after reviewing the
considerations pertaining to each particular subdivision or land development.
As a general rule, the open space in subdivisions or land developments
that border land that is already subdivided or developed shall be
located along the border of such adjacent lands. Open space in subdivisions
or land developments that do not border on land that is already subdivided
or developed shall be located in the interior of the proposed subdivision
or land development. To the extent consistent with all other considerations,
the open space area shall be linked to the recreational use area and
shall be concentrated in one or more bulk areas.
(b)
Land intended to be used for open space shall
not be burdened with an undue number of restrictions, such as mining
conditions, overhead or underground utilities, stormwater management
facilities, wetlands and similar features that would interfere with
the proposed use of the property.
(c)
For phased plans, all land to be set aside shall
be situated in the first phase, unless otherwise approved by the Board
of Commissioners. Delivery of a deed or deeds describing the land
proposed for dedication to the Township shall be completed prior to
recording of the plan.
(d)
Land to be dedicated as open space shall be
left in its natural state. Such land shall be maintained free of any
debris.
D.
Characteristics of land dedicated for recreational
use.
(1)
The land proposed for parks, playgrounds or other
recreational use shall be accessible to the residents of the development.
At least one side of the proposed site shall abut a public street,
in the case of land to be deeded to the Township. In the case of land
maintained by a homeowners' association, at least one side of the
site shall abut a public or private street. In both cases, the minimum
frontage on the public or private street shall be 24 feet, unless
an easement at least 24 feet in width and dedicated for access to
the recreational land is provided. Access strips shall not be included
in the calculation of the required open space area and shall be graded
in a manner suitable for pedestrian access and shall be separated
from adjacent private property by a continuous rail fence on both
sides.
(2)
The land proposed for parks, playgrounds or other
recreational use shall have a slope from zero percent 0% to 8%, either
in its natural state or after grading by the developer.
(3)
The shape of the land proposed for parks, playgrounds
or other recreational use shall be suitable for the proposed use,
considering the size of the property, the proximity of the development
to other park facilities and the recommendations contained in the
Recreation and Open Space Plan and Comprehensive Plan for South Fayette
Township, as amended, and as supplemented by the list of needed improvements
developed by the Parks and Recreation Board.
(4)
Recreational areas shall be graded to properly dispose
of surface water unless specifically reserved by the Board of Commissioners
for impoundment of water.
(5)
If public water, sewer and/or electrical lines are
to be provided as part of the subdivision or land development, the
land proposed for parks, playgrounds or other recreational use shall
have access to those lines.
(6)
Recreational use areas shall be finished with a vegetative
cover and, unless otherwise approved by the Board of Commissioners,
shall be landscaped.
(7)
Land intended to be used for open space shall not
be burdened with an undue number of restrictions, such as mining conditions,
overhead or underground utilities, stormwater management facilities,
wetlands and similar features that would interfere with the proposed
use of the property.
(8)
For phased plans, all land to be set aside shall be
situated in the first phase, unless otherwise approved by the Board
of Commissioners. Delivery of a deed or deeds describing the land
proposed for dedication to the Township shall be completed prior to
recording of the plan.
E.
Fees in lieu of dedication of land.
(1)
Upon agreement with the applicant or developer, the
payment of fees in lieu of dedication of land offered or a combination
of fees and land shall be required as a condition precedent to preliminary
or final plan approval in the following cases:
(a)
If land offered to meet the criteria of sites
for open space and/or recreational use is too small to be usable,
as noted in the recommendations of the Parks and Recreation Board
and the Planning Commission; or
(b)
If the Comprehensive Plan or Recreation and
Open Space Plan for South Fayette Township indicate that such land
offered cannot be properly located in the proposed subdivision or
land development because the future inhabitants of the development
and surrounding area are to be served by recreational land/facilities
established or to be established by the Township in the subject locality;
or
(c)
If the conditions to render the site suitable
for the use intended cannot be agreed upon by the developer and the
Township.
(2)
The fee per lot or dwelling unit in lieu of dedication
of land shall be established from time to time by resolution of the
Board of Commissioners.
(4)
All payments received pursuant to this section shall
be used solely and exclusively for the acquisition of land for parks,
playgrounds or other recreational sites and the construction of improvements
thereon and for costs incidental and ancillary to such purposes, including,
but not limited to planning, engineering and design of recreational
space and improvements, utility relocation, provision of pedestrian
and/or vehicular access and purchase of park/trail equipment. Unless
otherwise agreed to by the Township and the developer, payments received
pursuant to this section shall only be used for land or improvements
specifically included in the park service area as detailed in the
Township's Comprehensive Plan, as amended, and as supplemented by
the future Recreation and Open Space Plans.
