Township of Upper Burrell, PA Article VI Required Improvements

§ 292-35 Survey monuments, bench marks and lot pins.

A. Permanent concrete monuments as described in the Township Construction Standards shall be set at all tract boundary comers, angle points of boundary and such intermediate points of a subdivision as may be required by the Township Engineer. All other new or reestablished corners, or reference monuments for inaccessible corners, within a subdivision shall require semipermanent monuments and are encouraged at inter-visible points between corners. Set monuments shall be made of durable material and set firmly into the ground. All lot corners shall be staked and plainly marked with pipes, metal pins or other markers of durable material. Wooden stakes shall not be approved as a durable material. Pipes shall have a minimum outside diameter of one inch, while metal pins shall have a minimum outside diameter of 5/8 inch and both shall have a minimum length of 30 inches. Other markers shall have a minimum cross-sectional area of 1/2 square inch and shall be made of durable material, identifiable and unique. Natural objects chosen for corners shall be durable, unique and easily identifiable. Bench marks shall be established on all monuments in the streets based on the U.S. Coast and Geodetic Sandy Hook Datum.

B. All rebars, metal pins, pipes and other markers, except natural objects, shall have caps bearing the registered land surveyor's license number or company name.

C. The installation and certification shall be made by a registered land surveyor prior to the approval of a subdivision. In lieu of such prior installation, the applicant shall furnish a monument escrow deposit at the time of filing the final application in an amount established from time to time by resolution of the Board of Supervisors to guarantee the proper installation of the required monuments and bench marks. Upon installation and certification by a registered land surveyor and verification by the Township Engineer, the deposit shall be refunded to the applicant.

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 their placement certified to by a registered land surveyor. In the event that public improvements are accepted before 90% of the lots in the plan are occupied, the monument escrow deposit shall not be released until at least 90% of the lots are occupied and the Township Engineer verifies the existence of the monuments certified by the registered land surveyor.

§ 292-36 Utilities.

A. Each lot shall be served by public water and public sanitary sewers or a private system approved by the Pennsylvania Department of Environmental Protection (DEP) and the developers shall be responsible for obtaining all necessary approvals and entering into a developer's agreement with the New Kensington Water Authority, its successors or assigns or any other agency or authority created to provide such services now or in the future, to provide such facilities in accordance with its rules and regulations.

B. In areas where the New Kensington Water Authority, its successors or assigns or any other agency or authority created to provide such service now or in the future, has determined that immediate connection to that agency's or authority's water supply and distribution system is not feasible, individual water supply or, in some cases, centralized wells shall be required. Centralized wells shall be approved by the Pennsylvania Department of Environmental Protection (PA DEP) and the Township Board of Supervisors. Where individual wells are proposed, the wells shall be subject to all applicable federal, state and county regulations. When, in the opinion of the Township Engineer, the underground water supply is known to be inadequate or hazardous for human consumption, the Township may require the applicant to drill a test well and submit plans, provisions and written agreements guaranteeing the construction of an adequate and potable water supply.

C. In those areas where public sewers are not yet available due to lack of treatment capacity or lack of availability of collection facilities, on-site sewage treatment systems shall be provided subject to the approval of the Sewage Enforcement Officer.

D. In those areas where the extension of public sanitary sewer trunklines have been programmed within the next five years to serve the proposed subdivision or land development, the Township shall require that laterals and feeder lines be extended within the proposed subdivision or land development to the right-of-way closest to the proposed trunkline location. The end of said laterals and feeder lines shall be capped until the connection to the trunklines can be made.

E. 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 VII and the Township Construction Standards. If required by § 292-49 of this chapter, stormwater management facilities shall be constructed in accordance with the Township's requirements.

F. 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.

G. All telephone, gas, electric and cable TV lines shall be installed underground in any subdivision which consists of five or more lots, in any multifamily development which contains five or more dwelling units and in any nonresidential land development in excess of 10 acres. The design standards for such lines shall be in accordance with the specifications of the applicable regulatory agency. All installations shall be made prior to paving of the street.

§ 292-37 Streets.

A. Public street frontage required. Each lot shall have frontage on a public street, as defined by this chapter, which is constructed in accordance with the design standards of Article VII and the Township Construction Standards, unless an exception or modification to this requirement is granted in accordance with the provisions of Article VII 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 three lots shall front on any 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 three lots.

(5) The minimum right-of-way width required for a new private street shall be 50 feet.

(6) The minimum width of the cartway required for a private street shall be 18 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.

§ 292-38 Fire hydrants.

Fire hydrants shall be located in the public street right-of-way and the placement and spacing of the hydrants shall be subject to review and approval by the Township Fire Chief.

§ 292-39 Street signs.

The developer shall install street names 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 installed in accordance with the Township Construction Standards.

§ 292-40 Sidewalks or pedestrian walkways.

A. Sidewalks shall be required in subdivisions or residential land developments containing 50 or more lots or dwelling units and in commercial land developments to provide pedestrian access between buildings and parking areas. In residential subdivisions, sidewalks shall be provided on one side of the street and shall be located to maximize pedestrian safety and convenience and to minimize contacts with vehicular traffic, with street crossings being held to a minimum.

B. Sidewalks shall be a minimum of four feet in width and shall be constructed in accordance with the Township Construction Standards. Maintenance responsibility shall be the responsibility of the landowner or shall be incorporated in homeowners' association or condominium documents, if such an association is proposed, and/or shall be recorded as a restriction within the deed for the property.

§ 292-41 Refuse collection facilities.

A. Multifamily developments. Within a subdivision or land development proposed for multifamily dwellings, each dwelling unit shall be located within 150 feet of a refuse collection facility intended for disposal of household garbage, trash and recyclable materials. The required 150 feet shall be measured along the pedestrian or vehicular travel ways between the entrance to the dwelling unit and the refuse collection facility.

B. Nonresidential developments. Within a subdivision or land development proposed for nonresidential uses, refuse collection facilities shall be located within 200 feet of each proposed building or within 200 feet of each tenant space within a building, if a building contains more than one tenant. The required 200 feet shall be measured along the pedestrian or vehicular travel ways between the entrance to the building or tenant space and the refuse collection facility.

C. Screening of refuse collection facilities. Each refuse collection facility shall be screened by a fence, wall or hedge at least six feet in height or by an enclosure within a building.

D. Location of refuse collection facilities. Refuse collection facilities shall be located so as to provide safe and convenient pickup by refuse collection agencies. No refuse collection facility shall be located in a designated loading space, parking space, parking aisle, driveway or access drive. Refuse collection facilities shall be located a minimum of 50 feet from any property line adjoining a single-family or two-family residential use or zoning classification.