[Ord. 859, 4/6/2009]
Subdivisions, consolidations and land developments shall conform
to the standards set forth in this Part. The standards specified in
this Part are minimum design requirements.
[Ord. 859, 4/6/2009]
In reviewing any application, the Planning Commission and Township
Commission shall refer the application for development to the Township
Engineer for a recommendation concerning technical compliance with
these design standards and the Construction Standard Details referred
to in this Part.
[Ord. 859, 4/6/2009]
A.
Slope of Land. No land shall be graded, cut or filled so as to create
a slope exceeding a vertical rise of one foot for each two feet of
horizontal distance between adjoining lots, except where adequate
provision is made to prevent slides and erosion as approved by the
Township Engineer. Slopes greater than 2:1 shall require a soils report
prepared by a registered soils engineer and submitted for review by
the Township Engineer.
B.
Stripping of Topsoil. No person shall strip, excavate or otherwise
remove topsoil, dirt or slag for sale or for use other than on the
lot from which it is removed and the excavation or grading incidental
to that construction.
C.
Major Excavation, Grading and Filling. Any major (more than 250 cubic yards or greater than four feet in depth) cuts, excavation, grading, and filling which materially changes the drainage characteristics of the site and the site's relationship with surrounding properties shall not be permitted unless first approved by the Township Engineer, in accordance with an application under the provisions of Chapter 9 of the Township Code of Ordinances, Grading and Excavating. As a condition for such approval, a plot plan of the entire tract of land on which such excavation, grading and filling are to be conducted shall be submitted by the developer to the Township Engineer for approval. Such plot plan shall show, in addition to any other information required by the Township Engineer to demonstrate compliance with the provisions of this section, the following information:
(1)
The existing contours of the site.
(2)
Proposed contours of the site after completion of the excavation,
cuts, grading and filling. The plot plan shall be at a scale of 50
feet to one inch or larger and have a contour interval of not more
than five feet where the slope will be greater than 10%. The Township
Engineer shall not approve any plan in which any such excavation,
grading and filling will result in a slope exceeding a vertical rise
of one foot for each two feet of horizontal distance between adjoining
lots or tracts of land, except where adequate provision is made to
prevent slides and erosion, as approved by the Township Engineer.
D.
Planting and Cutting of Trees; Removal of Debris. Major shade trees
should be adequately protected from injury and preserved to the extent
practical. All lot areas which slope towards streets or adjacent lots
may be required to be seeded with grass or planted with ground cover
so as to remove and dispose of all uprooted trees, stumps, brush,
rubbish, unused building materials and debris promptly in the interest
of public safety.
E.
Flood-Prone Areas. Land which is naturally poorly drained or subject
to periodic flooding shall not be used for residential development
or for any uses which may involve danger to health, safety and general
welfare of the community. Land identified as flood-prone on maps issued
by the Federal Insurance Administration shall be subject to the regulations
of the National Flood Insurance Program and the Flood Protection Ordinance.[1]
|
Proof of ownership of the property to be graded shall be submitted
with the plot plan.
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[Ord. 859, 4/6/2009]
A.
Layout. Streets shall be planned to conform with the layout of existing
and planned streets and so located as to allow proper development
of surrounding properties. Local streets shall be laid out so as to
discourage through traffic. Collector streets should be designed to
provide adequate flow of traffic from local streets to major community
facilities and to arterial streets.
B.
Topography. Proposed streets shall be planned to conform to the contour
of the land, to provide buildable lots, to have a suitable alignment
and grade and to allow proper drainage.
C.
Grading. The shoulders shall be graded to the full width of the right-of-way,
and provisions shall be made for protection of slopes beyond the right-of-way.
D.
Street Grades. Grades shall be provided on streets in accordance
with the following design standards:
E.
Vertical Curve Alignment.
(1)
Vertical curves for collector and local streets shall be used
in grade changes exceeding 1%. The minimum vertical curve shall be
150 feet in length for arterial streets, 100 feet in length for collector
streets and 50 feet in length for local streets. Vertical curves shall
be increased 20 feet for each 1% of grade change exceeding 3%.
(2)
Vertical sag or crest curves at the intersection of local streets
may be as short as 100 feet in length, provided that the construction
plans show grading that provides a minimum unobstructed distance in
all streets as viewed from the intersection.
F.
Intersection Standards.
(1)
Where the grade of any street at the approach to an intersection
exceeds 5%, a leveling area shall be provided, with a transitional
grade not to exceed 2% for a distance of 50 feet from the nearest
right-of-way line of the intersection.
(2)
The street pavement edge shall be rounded at the intersection
by an arc with a minimum radius of 25 feet on collector and local
streets. Right-of-way lines shall be rounded by an arc which is concentric
with the curbline.
G.
Street Alignment.
(1)
The minimum center-line radius for horizontal curves on an arterial
street shall be 350 feet; on a collector street, shall be 250 feet;
and on a local street, shall be 125 feet. On a cul-de-sac, the minimum
length on a horizontal curve may be reduced on the review of site
conditions, plan and traffic flow by the Township Engineer.
(2)
Between reverse curves, a tangent of not less than 150 feet
in length for a collector street and 100 feet in length for a local
street shall be provided.
H.
Right-of-Way and Paving Widths. Minimum widths of rights-of-way shall
be 50 feet for residential streets and 60 feet for collector streets.
Minimum widths of paving shall be provided in accordance with the
design standards specified in the Township Construction Standard Details.
All streets shall be paved in accordance with the Township Construction
Standard Details.
I.
Additional Right-of-Way and Paving Widths. Additional widths and
paved cartway widths may be required by the Township where necessary
for public safety and convenience, for parking in commercial and residential
areas and where additional width is necessary on existing roads which
do not comply with current standards.
J.
Culs-de-Sac. A cul-de-sac will not be approved when a through street is practical and shall not be more than 800 feet in length, unless a modification or exception to this requirement is granted under Part 8 of this chapter. A cul-de-sac shall have a minimum right-of-way radius of 50 feet as specified in the design standards of this chapter.
K.
Half Streets. Half streets shall not be provided, except where it
is essential to the reasonable development of the subdivision in conformity
with the other requirements of this chapter or where it becomes necessary
to acquire the remaining half by condemnation so it may be approved
in the public interest.
L.
Dead-End Streets. Dead-end streets are prohibited, except as a street
to permit future extensions into adjoining tracts or when designed
as a cul-de-sac.
M.
Temporary Turnarounds. A temporary turnaround may be required where
a road is constructed to an adjoining property line. The right-of-way
width required for a temporary turnaround shall be a minimum of 45
feet, and the outer paving radius of the temporary turnaround shall
be 40 feet. The temporary turnaround shall be made of an all-weather
surface.
N.
Visibility. No fence, hedges, shrubbery, walls, planting (other than
trees and grass) or similar obstructions shall be located within the
right-of-way, and no such obstruction shall obscure visibility at
any intersection. A clear sight triangle shall be maintained free
of any obstructions at intersections so that there shall be a minimum
clear sight triangle in accordance with the Township Construction
Standard Details.
O.
Street Names. All new street names shall be approved by the Township.
Names of new streets shall be sufficiently different in sound and
spelling from existing names of streets in the Township so as not
to cause confusion. A street which is planned as a continuation of
an existing street shall bear the same name. Street signs shall be
provided in accordance with § 510 of this chapter.
P.
Sidewalks. The width of sidewalks shall conform to the standards
specified in the Township Construction Standard Details. Sidewalks
shall be located in line with existing sidewalks on adjacent lots
or, where none exist, shall be located adjacent to the curb or, where
no curb exists, within three feet of the edge of paving. Sidewalks
shall be constructed in accordance with the Township Construction
Standard Details.
Q.
Street Construction. All streets and alleys shall be constructed
in accordance with the Township Construction Standard Details. The
materials and methods of installation of the materials used to construct
all streets and alleys in the Township shall be in accordance with
the current edition of the Pennsylvania Department of Transportation's
Publication 408.
R.
Curbs. All curbs shall be constructed in accordance with the Township
Construction Standard Details. The new curb shall be installed in
conformity with the line and grade of the proposed cartway.
S.
Landscaping. Street shade trees shall be required in all subdivisions.
[Ord. 859, 4/6/2009]
As a condition precedent to final approval of any subdivision
or land development intended for residential use, except those of
five or fewer dwelling units or lots, the developer shall dedicate
for public use recreation open space meeting the design standards
in this chapter or, upon agreement with the Township, pay a recreation
fee.
[Ord. 859, 4/6/2009]
A.
Street Shade Trees. When street shade trees are required, they shall
be installed in accordance with the following standards:
(1)
Location.
(a)
Street shade trees shall be installed on both sides of the street
within a six-foot grass strip required between the sidewalk and curb.
If no sidewalk is present or required, shade trees shall be planted
no less than three feet from the shortest distance measured from the
curb or shoulder of the road. Trees shall be massed or spaced evenly
along the street, or both. When planted at predetermined intervals
along streets, spacing shall depend on tree size, as follows:
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Ultimate Tree Height
(feet)
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Planting Interval
(feet)
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|---|---|---|
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Large (40+)
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50
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Medium (30-40)
|
40
| |
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Small (to 30)
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30
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(b)
When the spacing interval exceeds 40 feet, small ornamental
trees can be placed between the larger trees. Trees shall be planted
so as not to interfere with utilities, roadways, sidewalks, sight
easements, or streetlighting. Tree locations shall be approved as
part of the landscape plan.
(2)
Tree Type and Size. All trees on a street shall be of the same
type, except to achieve special effects or disease resistance. The
Commissioners may provide a listing of acceptable trees in the Public
Improvements Code. All street shade trees shall be in accordance with
the acceptable-trees list or alternate type approved by the Commissioners.
All trees shall have a caliper of 2 1/2 inches.
[Ord. 859, 4/6/2009]
Service streets, as defined by this chapter, may be provided
in residential, commercial and industrial developments where needed
for loading, unloading or secondary access. Where authorized, the
minimum right-of-way width for service streets shall be 20 feet, and
the paved cartway shall be a minimum of 16 feet.
[Ord. 859, 4/6/2009]
Sewer and other utility easements shall be required to have
a minimum width of 20 feet. Where a subdivision, consolidation or
land development is or will be traversed by a watercourse, there shall
be provided a stormwater easement or drainage right-of-way of a width
sufficient for the purpose, but no less than 20 feet.
[Ord. 859, 4/6/2009]
The following standards shall apply to all lots proposed to
be subdivided or developed in accordance with this chapter:
A.
Area. Minimum lot areas shall conform to the requirements of the
Township Zoning Ordinance.[1] Remnants of land shall not be permitted and shall be included
in the area of proposed or existing lots if not intended for dedication
as a parcel for permanent open space or parkland.
B.
Frontage. All lots created by a subdivision shall front along the right-of-way of a public street, unless approved as a planned residential development or modified under the provisions of Part 8 of this chapter. The width of the frontage shall conform to the requirements of the Township Zoning Ordinance.
C.
Double Frontage. Double-frontage lots, other than corner lots, shall
be avoided; however, where a double-frontage lot is the only practical
alternative, 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 plan shall contain a notation restricting
vehicular access to one frontage.
D.
Side Lines. Whenever practicable, the side lines of a lot shall be
at right angles or radial to the right-of-way lines of streets.
E.
Building Lines. Building lines of lots shall conform to the minimum
requirements of the Township Zoning Ordinance and shall be shown on
the final plat.
F.
Grading. Lots shall be graded to provide drainage away from buildings;
and, where practical, water shall be drained to the street rather
than to adjoining property. The developer shall be required to provide
drains or other drainage facilities, as approved by the Township Engineer,
to drain off surface water within the development. All lots must have
storm sewers for all constructed drains to tie into.
G.
Driveways. All driveways shall be a paved surface in accordance with
the Township Zoning Ordinance.
H.
Accessibility. Every lot shall be accessible to emergency and public
safety vehicles.
I.
House Numbers. House numbers shall be assigned by the Township Secretary
or the local post office and must be posted at each house so as to
be easily visible and readable from the street.
[Ord. 859, 4/6/2009]
Stormwater management facilities shall conform to the requirements of the Township Stormwater Ordinance, as amended, codified as Chapter 26 of the Elizabeth Township Code of Ordinances.
[Ord. 859, 4/6/2009]
A.
Size and Grade. Storm drains shall be adequate for the anticipated
runoff when the area 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. For pipes sizes of 24 inches or less, manholes shall be
spaced at a maximum of 400 feet; and for larger pipe sizes, the maximum
distances between manholes shall be 600 feet. In addition, manholes
shall be installed at all points of abrupt changes in alignment and
grade. Inlets may be substituted for manholes where practical. Manholes
shall be constructed and installed in accordance with the Township's
Construction Standard Details.
C.
Inlets. Inlets of the type shown in the Township Construction Standard
Details shall be installed. Inlets at street intersections shall be
placed on the tangent and not on the curved portions. Inlets shall
be spaced at a maximum of 300 feet.
D.
Castings. Manholes and inlet castings shall be as indicated in the
Township Construction Standard Details.
E.
Stormwater Roof Drains. Stormwater roof drains and pipes shall not
discharge water over a sidewalk but shall extend under the sidewalk
to the gutter. Where accessible, the roof drain shall be connected
with the storm sewer. When required by the Township Engineer, roof
drains shall be connected in rock sumps of sufficient size and design
to properly retain and disperse the roof water.
F.
Unnatural Drainage. Whenever construction stops or concentrates the
natural flow of storm drainage in such a way as to affect adjoining
properties, approval of the owners shall be obtained in writing. Approval
of plans by the Township does not authorize or sanction drainage affecting
adjoining properties.
G.
Watercourses. Open watercourses will not be permitted within the
right-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 will not be permitted unless approval,
in writing, is obtained from the Township Commission. A permit must
be obtained from the applicable agency of the Commonwealth of Pennsylvania
for construction or changes in a watercourse.
H.
Bridges and Culverts. All bridges and culverts shall be designed
to support expected loads and to carry expected flows and shall be
constructed to the full width of the right-of-way. They shall be designed
to meet current standards of the Pennsylvania Department of Transportation.
I.
All proposed sites should adhere to Stormwater Phase II requirements.
[Ord. 859, 4/6/2009]
A.
Sanitary Sewage Facilities Required. All subdivisions and land developments,
unless excepted in Subsection B below, shall be provided with sanitary
sewage facilities which are in accordance with the municipal sewage
facilities plan and which have been approved by the Allegheny County
Health Department, the Pennsylvania Department of Environmental Protection,
and the municipality, authority or other public agency responsible
for the collection, conveyance and treatment of sanitary sewage in
the municipality in which the development is located.
(1)
No plat shall be finally approved or recorded until the plans
and specifications for sanitary sewage facilities have been approved
and permits issued, as required, by the Health Department and/or the
DEP.
(a)
Conditional final approval may be granted, however, provided
that the complete sewage facilities planning module, as required for
the proposed development, has been approved by the municipality in
which the proposed development is located and transmitted by the municipality
to the Allegheny County Health Department and/or Pennsylvania Department
of Environmental Protection, together with a resolution adopting the
revision to its sewage facilities plan, if required.
(2)
All sanitary sewers and related facilities shall be constructed in accordance with requirements of the DEP, the construction standards of the municipality, and the Allegheny County Health Department, Rules and Regulations, Article XV, Plumbing and Building Drainage [Chapter 5, Part 15].
(3)
Private sanitary sewer systems may be permitted to be located
off site, provided that a permanent easement is recorded on the final
plan, a legal agreement that sets forth clearly all of the rights
and responsibilities of all affected parties is executed, and all
other applicable provisions of this section are met.
[Ord. 859, 4/6/2009]
A.
Water Mains. All water mains shall have a minimum diameter of six
inches. All water mains shall be extended and connected to existing
water mains to provide a circulatory system where required by the
Township Engineer and approved by the Township Commission.
B.
Installation. All installations shall be made in accordance with
the local water company requirements. All water mains and house connections
shall be made prior to the paving of the street and shall be thoroughly
tamped. Letters of occupancy shall not be issued until waterlines
are installed.
C.
Hydrants, Gate Valves and Meters. Fire hydrants, gate valves and
meters shall be of the type and design required by the local water
company. Fire hydrants shall be located at accessible points and located
to give adequate fire protection as directed by the Township Fire
Marshal or Fire Chief. Gate valves shall be located as directed by
the local water company.
[Ord. 859, 4/6/2009]
All construction materials used in sewers, streets, sidewalks
and other required improvements shall be submitted for review and
approval by the Township Engineer.
