A.
Monuments shall be placed on each street in subdivisions and at the
intersections of lines forming angles in the boundaries of subdivisions.
B.
The street monuments shall be placed in the street right-of-way,
five feet off the right-of-way line, at the beginnings and ends of
tangent sections. Additional monuments on line shall be placed for
sighting when topographic conditions require.
C.
The locations and tie-in dimensions of all monuments shall be shown
on the plan for recording.
D.
Monuments shall consist of a three-foot length of six-inch vitrified
clay or PVC pipe, filled with concrete to within 3 1/2 inches
of the spigot end. A one-half-inch diameter barbed bronze plug, 3 1/2
inches in length, shall be centered in a 1:2 cement mortar mix. The
mortar shall be finished flush with the spigot end and the bronze
plug shall project 1/4 inch. The actual survey point shall be indicated
by a one-sixteenth-inch hole drilled in the bronze plug.
E.
Monuments shall be set at finished grade by a registered surveyor
after completion of the public improvements and site grading.
F.
No public improvements shall be accepted by the Township until all
monuments have been set and certified to by a registered surveyor.
Sanitary facilities shall be designed and constructed by the
developer to provide for the proper disposal of wastes from each lot.
Sanitary facilities shall be provided in one of the following ways,
subject to the approval of the Pennsylvania Department of Environmental
Protection (PA DEP).
A.
Public sewers. If the subdivision can reasonably be served by the extension of an existing public sanitary sewer, as determined by the Planning Commission and Township/Environmental Services Director, the developer shall provide a system of sanitary sewer mains and shall provide lateral connections for each lot. Public sewers shall be constructed in accordance with the design standards of Article VI and the Township Construction Standards.
B.
On-site treatment plan. If a subdivision cannot be reasonably served
by the extension of an existing public sanitary sewer, as determined
by the Planning Commission and Township/Environmental Services Director,
then the Commission may authorize a sanitary system, approved by the
Pennsylvania Department of Environmental Protection (PA DEP), which
includes a sewage treatment plant and a house connection for each
lot, provided that such system is designed and the plant so located
that it can be integrated into the future sewer system planned or
programmed for the area and the temporary treatment plant abandoned
at such time when public sewers are installed. All plans for sewage
treatment plants shall be submitted to the Township/Environmental
Services Director for review and written comments.
C.
On-lot septic system. If a subdivision cannot reasonably be served by the extension of existing public sanitary sewers, as determined by the Planning Commission and Township/Environmental Services Director, individual septic tanks may be installed, subject to the approval of the Allegheny County Health Department, on lots of the size required by Chapter 310, Zoning, if soil percolation tests have indicated a reasonable useful life of such disposal methods, in accordance with Allegheny County Health Department requirements. No subdivision consisting of more than five lots utilizing septic tanks shall be permitted.
Storm sewers shall be designed and constructed by the developer
as required for the drainage area in which the proposed subdivision
is located for the proper drainage of surface water from each lot
in the subdivision in accordance with the following requirements:
A.
Public storm sewers available. Where a public storm sewer is reasonably accessible, as determined by the Planning Commission, the developer shall connect to the storm sewer drainage system, if adequate capacity exists in the system, and shall do such grading and provide such drainage structures as may be required. Storm sewers and drainage facilities shall be constructed in accordance with the design standards of Article VI and the Township Construction Standards. If required by Article VII of this chapter, stormwater management facilities shall be constructed by the developer in accordance with this chapter and the Township Construction Standards.
B.
Public storm sewers not accessible. If the subdivision is in an area
where a public stormwater system is not available, the developer shall
do such grading and provide such drainage structures as may be required
by the Township Engineer. All storm drainage shall be carried to a
natural watercourse of sufficient size to accept the drainage from
the development.
C.
Easements required. Whenever the construction of streets and necessary
stormwater systems of the subdivision is such that the direction of
stormwater flow is diverted to affect surrounding properties, the
developer shall obtain sufficient drainage easements to provide adequate
disposal of water. The developer may be required to deed in fee, dedicate
or grant an easement to the Township for a drainage channel not less
in width than required by existing topography along the watercourse.
Water supply shall be designed and constructed by the developer
to provide a water supply to each lot. Where public water supplies
are within reasonable distance, as determined by the Planning Commission
and Township Authority, the developer shall construct a system of
water mains that connects with such public water supply and provides
connections for each lot. If the subdivision cannot be reasonably
served by the extension of an existing public water supply, as determined
by the Planning Commission and Township Authority, the Commission
and Authority may permit the installation of a community water supply
or on-site wells to serve each lot.
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 television. All such utilities in
any subdivision which consists of three or more lots shall be installed
underground in accordance with the laws of the Commonwealth of Pennsylvania
and as shown on the street detail in the Township Construction Standards.
Each lot shall have frontage on a public street, as defined by this chapter. If a lot does not have frontage on an existing public street, a public street shall be provided by the developer which is constructed in accordance with the design standards of Article VI and the Township Construction Standards, unless an exception or modification to this requirement is granted in accordance with the provisions of Article VIII of this chapter.
The developer shall grade each subdivision in order to establish street grades, floor elevations of buildings and lot grades in proper relation to each other and existing topography and natural features such as existing trees. Streets shall be graded in accordance with the plans, profiles and specifications approved with the final plat, as filed with the Inspector, and the design standards of Article VI.
The developer shall be required to extend improvements to serve
adjoining unsubdivided land. If streets or utilities are not available
at the boundary of the proposed subdivision, the Planning Commission
shall require the developer to construct off-site extensions of the
improvements. Procedures for providing extra-size and off-site improvements
on the necessary public lands and general standards for prorating
costs are set forth below.
A.
Extra-size improvements. Where improvements in excess of the size
needed to serve only the proposed subdivision are required, the developer
shall pay the total cost of the improvements he is required to install
to service the subdivision, plus the portion of additional cost which
the government body having jurisdiction may assess against the benefitted
property owners of the entire service or drainage area. For example,
if a storm sewer of 24 inches or sanitary sewer of 18 inches or water
main of 12 inches is required to serve the proposed subdivision, and
each is less in size than the sewer trunk line or water mains which
would be required to properly serve the area, the Township may construct
the extra-size utility and require a deposited advance from the developer
for the cost of the utility he is required to install and his portion
of other costs which the governmental body having jurisdiction may
assess against the benefitted owners of the service or drainage area.
B.
Off-site extensions. If streets or utilities are not available at
the boundary of the proposed subdivision, the Planning Commission
may require, as a precedent to the approval of the preliminary plan
and final plan, assurances that the improvement extensions shall be
provided as follows:
(1)
If the Commission finds the extension across undeveloped areas would
not be warranted as a special assessment to the intervening properties
or as a governmental expense until some future time, the developer
may be required, if he wishes to proceed with the development, to
obtain necessary easements or rights-of-ways to construct and pay
for the extensions.
(2)
The governmental body having jurisdiction may construct and pay for the extensions and assess the cost to the owner's benefit and require a deposit from the developer as described in Subsection A above. The governmental body having jurisdiction may establish a revolving fund to pay for the development costs and not collect the assessments on the intervening land until it is developed.
C.
Prorating costs. In making determinations for prorating costs for
the construction of off-site extensions or extra-size improvements,
the Planning Commission shall consider, in addition to the standards
set forth in this section and other regulations of the state, county
and Township, the following conditions:
(1)
The relative location and size of the proposed subdivision.
(2)
Traffic estimate to be generated by the development in relation to
the present streets.
(3)
Natural drainage area for sewers and service areas for water.
(4)
Development benefits that will accrue to the subdivision.
(5)
The sequence of land and utility development in the vicinity.
(6)
Any other condition they may find pertinent.
For the safety and convenience of the public, the developer
shall install streetlights of a type approved by the Township and
on poles prescribed by the Township on all public and private streets.
Installation shall be in accordance with the Township Construction
Standards. The cost of the lights, poles and installation shall be
assumed by the developer. At a minimum, streetlights shall be installed
at all intersections of local streets with arterial or collector streets.
The location of streetlights in plans containing more than 100 dwelling
units shall be shown on the plan, and the spacing and location of
the streetlights shall be approved by the Township.
The developer shall install street name 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.
Street signs shall be installed as soon as paving of the streets is
completed by the developer.
A.
The developer shall be required to plant street trees along all public
streets in the subdivision. The trees shall be placed between 10 and
15 feet of the street right-of-way and shall be spaced at intervals
of a maximum of 50 feet. At street corners, the trees shall be located
a minimum of 25 feet from the intersection of the street right-of-way
line. The type of tree provided shall be appropriate for local soil
and climate conditions and shall be approved by the Environmental
Advisory Council in accordance with a recommended list of trees maintained
by the Township. These shade trees shall be a minimum of 1 1/2
inches in diameter at breast height (DBH) and at least six feet in
height.
B.
In addition to the required shade trees, the developer shall preserve,
to the maximum extent practical, species of existing trees on the
site of the proposed subdivision and which have a diameter at breast
height exceeding four inches, except for those trees which are located
within the right-of-way of proposed streets in the plan
