[Ord. 278, 9/18/1991]
The following principles, standards and requirements will be
applied by the Board of Supervisors and Planning Commission to evaluating
plans for proposed subdivision or land developments. The standards
and requirements outlined herein shall be considered minimum standards
and requirements for the promotion of the public health, safety, morals
and general welfare. Where literal compliance with the standards herein
specified is clearly impractical, the Board of Supervisors may modify
or adjust the standards to permit reasonable utilization of property
while securing substantial conformance with the objectives of this
chapter.
[Ord. 278, 9/18/1991]
1.
Land shall be suited to the purposes for which it is to be subdivided
or developed.
2.
Land which is unsuitable for development because of hazards to life,
safety, health, or property shall not be subdivided or developed until
such hazards have been eliminated or unless adequate safeguards against
such hazards are provided for in the subdivision or land development
plan. Land included as having unsuitable characteristics would be
the following:
A.
Land subject to flooding or which has a high groundwater table.
B.
Land which, if developed, will create or aggravate a flooding condition
upon other land.
C.
Land subject to subsidence.
D.
Land subject to underground fires.
E.
Land which, because of topography or means of access, is considered
hazardous by the Board of Supervisors.
F.
Land which is subject to ground pollution or contamination.
3.
Proposed subdivisions of land developments shall be coordinated with
existing nearby neighborhoods so that the community as a whole may
develop harmoniously.
[Ord. 278, 9/18/1991]
1.
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially prepared and adopted by the
Township and shall be coordinated with existing or proposed streets
in adjoining subdivision or land developments.
2.
Proposed streets shall further conform to such municipal, county
and state road and highway plans as have been prepared, adopted or
filed as prescribed by law.
3.
Streets shall be related to the topographys so as to produce usable
lots and acceptable grades.
4.
Access shall be given to all lots and portions of the tract in the
subdivision or land development and to adjacent unsubdivided territory
unless the topography clearly indicates that such connection is not
feasible. Streets giving such access shall be improved to the limits
of the subdivision or land development and shall be improved to Township
specifications. Reserve strips and landlocked areas shall not be created.
5.
Streets shall be laid out to preserve the integrity of their design.
Local access streets shall be laid out to discourage their use by
through traffic, and, where possible, collector streets shall be designed
for used by through traffic.
6.
Where the proposed subdivision or land development contains or is
adjacent to an existing or proposed arterial street or a highway designated
as a limited-access highway by the appropriate highway authorities,
provisions shall be made for marginal-access streets at a distance
acceptable for the appropriate use of land between the arterial street
or limited-access highway and the marginal-access streets. The Board
of Supervisors may also require rear service areas, double-frontage
lots, or such other treatment as will provide protection for abutting
properties, reduction in the number of intersections with primary
streets, and separation of local and through traffic.
7.
Half or partial streets will not be permitted in new subdivisions
or land developments. Where a half street already exists in an adjoining
subdivision, the remaining half shall be provided in the proposed
subdivision.
8.
Wherever a tract to be subdivided or developed borders an existing
half or partial street, the entire street shall be shown on the plan.
9.
Dead-end streets shall be prohibited, except as stubs (with adequate
turning capability) to permit future street extension into adjoining
tracts, or when designed as culs-de-sac.
10.
New reserve strips, including those controlling access to streets,
shall be forbidden, except where their control is definitely placed
in the Township under conditions approved by the Township Supervisors.
11.
Where adjoining areas are not subdivided, the arrangements of streets
in a proposed subdivision or land development shall be made to provide
for the proper projection of streets into the unsubdivided land.
12.
Street names shall be coordinated with existing or platted street
names; and if a new street is a continuation of or is aligned with
an existing or platted street, it shall bear the same name as the
existing or platted street.
13.
No street shall be laid out or opened which extends to or crosses
any boundary between the Township and any other municipality, except
with the specific approval of the Board of Supervisors and upon such
conditions as the Board of Supervisors may impose. If the street is
proposed to serve a commercial area, an industrial area or a residential
area of 50 dwelling units or more, located in another municipality,
the street shall not be approved unless the area is also served by
a street in the other municipality and unless the relevant traffic
facilities of the Township are adequate to handle the anticipated
volume.
14.
All streets shall have a uniform width throughout their respective
lengths, except where otherwise required by the Board of Supervisors
pursuant to § 22-504(2)(C).
[Ord. 278, 9/18/1991; as amended by Ord. 342, 9/3/1997]
1.
Street Classification. Three functional classifications are hereby
established for the streets and roads in the Township:
A.
Arterial. This classification includes highways which provide intercounty
or intermunicipal traffic of substantial volumes where the average
trip lengths are usually five miles or greater. Generally, these highways
should accommodate operating speeds of 35 to 55 miles per hour.
B.
Collector. This classification is intended to include those highways
which connect local access highways to arterial highways. They may
serve intracounty and intramunicipal traffic. They may serve as traffic
corridors connecting residential areas with industrial, shopping and
other service. They may penetrate residential areas. Generally, these
highways will accommodate operating speeds of 35 miles per hour.
C.
Local Access. This classification is intended to include streets
and roads that provide direct access to abutting land and connections
to higher classes of roadways. Traffic volumes will be low, and travel
distances generally short. These streets and roads should be designed
for operating speeds of 25 miles per hour or under.
2.
Right-of-Way Widths.
A.
Minimum widths for each type of public street shall be as follows:
|
Type of Street
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
|
|---|---|---|
|
Arterial
|
80 – 120
|
48 – 60
|
|
Collector
|
60
|
36
|
|
Local Access
|
50
|
22
|
B.
Where a proposed subdivision abuts or contains an existing public
street or road having a right-of-way width less than would be required
if said street or road were created under this chapter, sufficient
additional width for the right-of-way shall be provided and dedicated
to meet the foregoing standards.
C.
Additional right-of-way and cartway widths may be required by the
Board of Supervisors to promote public safety and convenience when
special conditions require it and to provide parking spaces in areas
of intensive use.
3.
Cul-de-sac Streets.
A.
Cul-de-sac streets, whether permanent or temporary, shall be provided
at the closed end with a turnaround having a minimum radius to the
edge of the finished street or curbline of not less than 40 feet and
a street property line radius of 50 feet.
B.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to a property line,
and a right-of-way of the same width as the street shall be carried
to the property line in such a way as to permit future extension of
the street into the adjoining tract. At such time as such a street
is extended, the overage created by the turnaround outside the boundaries
of the extended street shall revert in ownership to the property owners
fronting on the cul-de-sac turnaround if vacated by the Township.
C.
Commercial and industrial culs-de-sac shall be reviewed for adequacy
by the Township Engineer. His recommendations will be given to the
Board of Supervisors, which shall have final authority in this matter.
D.
Permanent cul-de-sac streets shall be kept to a minimum and shall
not exceed 1,000 feet in length. Because of special conditions, the
Planning Commission may approve cul-de-sac streets exceeding 1,000
feet in length, in which event larger turnarounds or additional turnarounds
may be required.
4.
Street Alignment.
A.
Whenever street lines are deflected, connection shall be made by
horizontal curves.
B.
The minimum radius at the center line for horizontal curves on arterial
streets shall be 600 feet, on collector streets shall be 300 feet,
and for local streets the minimum radius shall be 150 feet.
C.
On local access streets, the minimum tangent between reverse curves
shall be at least 100 feet; on collector and arterial streets, the
minimum tangent shall be at least 250 feet.
D.
Design for horizontal curves, including stopping sight distance and
superelevation, shall conform to the Pennsylvania Department of Transportation
Design Standards for local roads and streets.
5.
Street Grades.
A.
The minimum grade on all streets shall be 1%.
B.
The maximum grade on arterial streets shall be 5%, on collector streets
shall be 8% and on local access streets, 12%.
C.
Vertical curves shall be used in changes of grade exceeding 1% and
shall provide proper sight distances as specified herein above.
D.
Design for vertical curves shall conform to the Pennsylvania Department
of Transportation Design Standards for local roads and streets.
6.
Street Intersections.
A.
Local streets shall not intersect with collector or arterial streets
on the same side at intervals of less than 600 feet as measured from
center line to center line.
B.
The distance between center lines of streets opening onto the opposite
side of a proposed or existing street shall be not less than 150 feet
unless the streets are directly opposite each other.
C.
Multiple intersections involving the junction of more than two streets
shall be prohibited.
D.
Streets shall be all laid out to intersect as nearly as possible
at right angles. Local streets shall not intersect collector or arterial
streets at an angle of less than 75°. The intersection of two
local streets shall not be at an angle of less than 60°.
E.
Minimum curb radius at the intersection of two local streets shall
be at least 25 feet, and minimum curb radius at an intersection of
a local street and a collector or arterial street shall be at least
35 feet.
F.
There shall be provided and maintained at all intersections of streets
and streets and of streets and driveways clear sight triangles as
defined in this section.
G.
Intersections shall be designed so that the intersecting street proceeds
on a minus 2% grade for a distance of 40 feet from the center line
of the intersected street. The 2% grade and the continuing grade shall
be transitioned with a vertical curve that provides adequate sight
distance.
7.
Pavement Design.
A.
All components of the pavement structure shall be designed and constructed
in accordance with Pennsylvania Department of Transportation Specifications,
Form 408.
B.
Minimum requirements for street construction in the Township shall
be as specified in construction standard details adopted by resolution
of the Board of Supervisors.
8.
Alleys. Alleys are prohibited in residential developments.
[Ord. 278, 9/18/1991; as amended by Ord. 347, 3/4/1998]
1.
Curbs.
A.
Curbs shall be provided on all streets.
B.
All curbs shall be depressed at intersections to sufficient width
to accommodate wheelchairs. Depression shall be in line with sidewalks
where provided.
C.
Curbs may be either the six-inch-high vertical concrete type or six-inch-high,
eighteen-inch-wide wedge type. The transition from one type of curb
to another shall occur only at street intersections.
D.
All vertical curbs shall be concrete with expansion joints every
20 feet and shall follow PennDOT standards where applicable.
2.
Sidewalks and Pedestrian Walkways.
[Amended by Ord. 486, 1/4/2016]
A.
Sidewalks shall be required in all residential subdivisions and land
developments. Sidewalks or pedestrian walkways shall be required within
all subdivisions and land developments proposed for nonresidential
use. Sidewalks shall be provided on both sides of any new street within
all subdivisions and land development plans. Sidewalks shall also
be provided along any existing street within or adjacent to all commercial
subdivisions or land developments, all residential subdivisions and
developments of three or more residential lots, including multifamily
developments and mixed-use developments; provided that, in the case
of a two-lot subdivision, sidewalks shall be required if there are
existing sidewalks to which the new sidewalks would connect.
B.
If pedestrian walkways are proposed in lieu of sidewalks, or as an
alternative where the location of sidewalks within the street right-of-way
is not possible, they shall be located to maximize pedestrian safety
and convenience and to minimize contacts with vehicular traffic, holding
street crossings to a minimum. Pedestrian walkways need not meet the
Township's standard specifications for sidewalks but shall be a minimum
of four feet in width and constructed of asphalt or a material acceptable
to the Township Engineer. Where pedestrian walkways are proposed to
cross private property, an easement shall be provided that has a minimum
width of 10 feet. Sidewalks along the public street frontage shall
be located in the public street right-of-way or, if located on private
property, shall be located in an easement with a minimum width of
10 feet. If placement of a sidewalk in the public street right-of-way
is not feasible or permissible, then an alternative location across
private property shall be proposed.
C.
Sidewalks shall be constructed in accordance with the Township's
Sidewalk Detail Standards. Where a sidewalk is proposed to connect
to an existing sidewalk, the proposed sidewalk shall match the width
of the existing sidewalk. All other sidewalks across the frontage
of lots proposed for a single-family or two-family dwelling shall
be a minimum of four feet in width. All sidewalks proposed across
the frontage of a lot or lots on streets identified as "pedestrian
corridors" on the Richland Township Overall Strategic Recreation Plan
shall be five feet in width. Multipurpose walkways and bicycle paths
shall be a minimum of six feet in width and constructed of asphalt
or a material acceptable to the Township Engineer. All sidewalks and
pedestrian walkways shall be separated from downgrade slopes that
are steeper than 3h:1v by guiderail, fencing, a five-foot grading
strip that is no steeper than 10h:1v, or shrubbery acceptable to the
Township Engineer.
D.
Depressed curb and ADA ramps shall be required in all such locations
and instances where the Township Engineer shall determine that their
use is appropriate and warranted. The dimensions for the depressed
curb shall be set forth by the Township Engineer.
E.
All other sidewalks proposed across the frontage of a lot or lots
containing an existing or proposed commercial use shall be four feet
in width; except where a sidewalk is proposed to connect to an existing
sidewalk, the width of the proposed sidewalk shall match the existing
sidewalk. Sidewalks shall be provided within a commercial land development
to provide pedestrian access between the buildings and parking areas,
if determined to be necessary to improve safety or pedestrian access
by the Board of Supervisors, after review of a recommendation by the
Planning Commission, based on the type of use proposed and the design
of the site.
F.
Maintenance responsibility for sidewalks shall be the responsibility
of the landowner or shall be incorporated in homeowners' association,
building owners' association or condominium documents, if such an
association is proposed. A notation shall be placed in the plan specifying
maintenance responsibility.
G.
Any deviation from the regulations set forth in this section may
be approved and stated in writing by the Township Board of Supervisors,
after review of a recommendation by the Planning Commission and for
good cause shown.
[Ord. 278, 9/18/1991]
1.
Lots shall be laid out and graded to provide positive drainage away
from buildings. The Board of Supervisors may require a grading and
drainage plan for individual lots indicating a buildable area within
each lot, complying with the setback requirements for which positive
drainage is assured.
2.
No person, corporation, or other entity shall block, impede the flow
of, alter, construct any structure, or deposit any material or thing,
or commit any act which will affect normal or flood flow in any communal
stream or watercourse without having obtained prior approval form
the Township or Department of Environmental Protection, whichever
is applicable.
3.
Where a subdivision or land development is traversed by a natural
watercourse, there shall be provided a drainage easement or right-of-way
conforming substantially with the line of such watercourse and of
such width as will be adequate to preserve natural drainage.
4.
The Township will assure that all permanent streams not under the
jurisdiction of other official agencies are maintained open and free-flowing.
5.
The subdivider or developer, and each person, corporation, or other
entity which makes any surface changes, shall be required to:
A.
Collect on-site surface runoff and dispose of it to the point of
discharge into the common natural watercourse of the drainage area.
B.
Design drainage facilities to handle runoff from upstream areas,
assuming full development of those areas, based upon the Comprehensive
Plan for the Township.
C.
Design, construct, and/or install such drainage structures and facilities
as are necessary to prevent erosion damage to the subdivision or land
development, adjacent property and downstream property. Such structures
and facilities shall satisfactorily convey such surface waters to
the nearest practical street, storm drain, detention pond, or natural
watercourse.
6.
Storm sewers, culverts, and related installations shall be provided
to permit unimpeded flow of natural watercourses, to drain all low
points along streets, and to intercept stormwater runoff along streets
at intervals reasonably related to the extent and grade of the area
drained.
7.
Storm sewers, when located in undedicated land, shall be placed within
an easement not less than 20 feet wide, as approved by the Township
Engineer, who may require additional width of easement as circumstances
warrant.
8.
Street drainage will not be permitted to cross intersections or the
crown of the road.
A.
Inlets shall be spaced to handle the twenty-five-year flow for the
drainage areas entering the inlets, and maximum spacing of street
inlets shall not exceed 600 feet.
B.
All street inlets shall be PennDOT Type "M" or as set by standards
of the Board of Supervisors. Inlet tops shall be cast-in-place reinforced
concrete, precast concrete or cast iron, with flush-mounted gratings.
C.
All culvert ends shall be provided with either reinforced concrete
headwalls or pipe end sections.
D.
Minimum pipe size shall be fifteen-inch diameter (unless as reduced
by stormwater management techniques).
E.
The following materials are acceptable for storm sewer pipe: Class
III reinforced concrete (required under paving), corrugated metal
(16 gauge minimum) or corrugated polyethylene (AASHTO-M252).
9.
All springs and sump pump discharges shall be collected so as not
to flow in the streets.
10.
Stormwater roof drains shall not discharge water directly over a
sidewalk. Wherever possible, roof drains shall terminate at a splatter
slab or elbow fitting in the yard to discharge the rain water over
lawns and shrubbery.
11.
Stabilized outlets shall be provided for footer drains, floor drains,
and downspouts.
12.
The Soil Conservation Service TR55 "Urban Hydrology for Small Watersheds"
or Rational Method shall be used as the primary means of estimating
stormwater runoff.
13.
Where the estimated runoff based upon the above methods is doubtful,
several recognized methods should be studied and compared.
14.
The minimum design criteria shall be a twenty-five-year storm. Higher
frequency conditions shall be used in sensitive areas and where an
overflow would endanger public or private property.
15.
Runoff calculations must include complete hydrologic and hydraulic
design and analysis of all facilities.
[Ord. 278, 9/18/1991]
1.
Blocks and lots shall be graded to provide proper drainage away from
buildings and to prevent the collection of stormwater in pools. Minimum
2% slopes away from structures shall be required.
2.
Lot grading shall be of such design as to carry surface waters to
the nearest practical street, storm drain, or natural watercourse.
Where drainage swales are used to deliver surface waters away from
buildings, their grade shall not be less than 1% nor more than 4%.
The swales shall be sodded, planted or lined as required. A grading
and draining plan shall be required for all subdivisions and land
developments, except minor subdivisions.
3.
All lots must be kept free of any debris or nuisances whatsoever.
[Ord. 278, 9/18/1991]
1.
The length, width, shape, and design of blocks shall be determined
with due regard to the provision of adequate sites for buildings of
the type proposed, to the land use and/or zoning requirements of the
Township, the topography of the land being subdivided, and the requirements
for safe and convenient vehicular and pedestrian circulation.
2.
Unless the topography of the land being subdivided or the existing pattern of development in the immediately adjacent area shall be otherwise than herein required, the following minimum standards for the design and size of blocks and lots shall prevail where they are not in conflict with provisions of the Zoning Ordinance [Chapter 27].
A.
Blocks shall not exceed 1600 feet in length nor be less than 500
feet in length.
B.
Residential blocks shall generally be of sufficient depth to accommodate
two tiers of lots, except where reverse-frontage lots bordering an
arterial or collector streets are used, or where, due to the contour
of the land or the necessary layout of the subdivision, there is insufficient
depth between intersecting streets for such two-tier design.
C.
Blocks for commercial and industrial areas may vary from the elements
of design contained in this section if the nature of the use requires
other treatment. In such cases, off-street parking for employees and
customers shall be provided along with safe and convenient limited
access to the street system. Space for off-street loading shall also
be provided with limited access to the street system. Extension of
streets, railroad access right-of-way, and utilities shall be provided
as necessary.
D.
Lot lines intersecting street lines shall be substantially at right
angles or radial to street lines.
E.
Lots shall, in general, front on a street which has already been
dedicated to the Township or which the subdivider or developer proposes
to dedicate to the Township in connection with approval of the final
plan. In commercial or industrial subdivision or land developments
where access is proposed to be provided by private streets within
the subdivision or land development, this requirement may be waived
by the Board of Supervisors.
F.
The Township shall assign house numbers to each lot within a subdivision.
H.
Remnants of land, smaller than required for a lot, shall not be permitted
within any subdivision. Such remnants shall be incorporated in existing
or proposed lots or dedicated to public use if acceptable to the Board
of Supervisors.
I.
Double-frontage lots are prohibited except in accordance with § 22-508(2)(B)
above.
[Ord. 278, 9/18/1991]
1.
It is the policy of this Township that all subdivided lands shall
have immediate access to a public street. Because of unique property
configuration and location, this Township recognizes the need for
limited exceptions to the foregoing general policy.
2.
No subdivision will be approved on a private street or road if more
than two lots already front on such street or road or if after subdivision
more than two lots will front on such private street or road.
[Ord. 278, 9/18/1991]
1.
In order to promote the highest environmental quality possible, the
degree to which the applicant of a subdivision or land development
plan has preserved existing salient natural features and land forms
intrinsic to the site shall be assessed. Terms of approval of a plat
may be subject to the manner in which the layout or design of the
plan has preserved existing natural features, such as but not limited
to trees, wooded areas and watercourses.
2.
Open Space. Where the applicant is offering for dedication, or is
required by ordinance to establish a reservation of open space or
preserve an area of scenic or historic importance, a "limit of work,"
which will confine excavation, earthmoving procedures and other changes
to the landscape, may be required to ensure preservation and prevent
despoliation of the character of the area in open space.
3.
Tree Preservation. Whenever possible, trees shall not be removed
unless they are located within the proposed street right-of-way, within
the proposed building area, or within utility locations and equipment
access areas. In areas where trees are retained, the original grade
level shall be maintained, if possible, so as not to disturb the trees.
4.
Topsoil Preservation. All of the topsoil from areas where cuts and
fills have been made should be stockpiled and redistributed uniformly
after grading. All areas of the site shall be stabilized by seeding
or planting on slopes of less than 10% and shall be stabilized by
sodding on slopes 10% or more and planted in ground cover on slopes
20% or greater.
5.
Landscaping. For all multifamily, apartment, office, commercial,
and industrial subdivisions or land developments, a landscaping plan
shall be provided and shall include sufficient plantings for the required
open space, planting strips, screenings, formal gardens, shade trees
and natural barriers.
6.
Buffer Planting Requirements. Buffer yard requirements should be as specified in the Township Zoning Ordinance [Chapter 27].
7.
Preserved Landscaping. When there is a conscientious effort to preserve
the existing natural integrity and character of a site and where such
preservation effectuates areas of woodland and trees comparable to
required planting improvements, i.e., landscaping and buffer screening,
the plan may be received in lieu of additional landscaping requirements.
8.
Trees. The planting of trees within the street right-of-way line
shall not be permitted without the consent of the Township. The planting
of any trees within the private property of each residential lot shall
be at the discretion of the property owner or developer.
9.
Watercourse Protection. Where a subdivision or land development is traversed by a natural watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage. Such easement shall be in addition to the open space required in § 22-510(2).
[Ord. 278, 9/18/1991]
1.
It is the policy of this Township to provide recreational facilities
for all the residents of the Township pursuant to the Township Recreation
Plan. Centralized facilities are preferred over local neighborhood
facilities. New and additional facilities are required in direct proportion
to increases in population. Developers causing increases in population
by new residences must share in the cost of additional recreational
facilities.
2.
A contribution for recreation purposes of a recreational health and
safety fee shall be made at the rate established, from time to time,
by resolution of the Board of Supervisors, per dwelling unit, payable
upon and as a condition of obtaining a building permit pursuant to
the ordinances of this Township.
[Ord. 278, 9/18/1991]
1.
General Purpose.
A.
The Board of Supervisors finds that the minimization of erosion and
control of sedimentation in connection with land development and subdivision
are in the public interest, affecting public health, safety and welfare,
and therefore those regulations governing erosion control and sedimentation
control are necessary for the Township.
B.
No changes shall be made in the contour of the land, no grading,
excavating, removal or destruction to the topsoil, trees or other
vegetative cover of the land shall be commenced until such time that
a plan for minimizing erosion and sedimentation has been processed
with and reviewed by the Township Engineer and/or the Allegheny County
Soil and Water Conservation District or there has been a determination
by the above entities that such plans are not necessary.
C.
No subdivision or land development plan shall be approved unless:
(1) there has been an Erosion and Sedimentation Control Plan approved
by the Board of Supervisors that provides for minimizing erosion and
sedimentation consistent with this section, and an improvement bond
or other acceptable securities are deposited with the Township in
the form of an escrow guarantee which will ensure installation and
completion of the required improvements; or (2) there has been a determination
by the Board of Supervisors that a plan for minimizing erosion and
sedimentations is not necessary.
D.
Where not specified in this chapter, measures used to control erosion
and reduce sedimentation shall, as a minimum, meet the standards and
specification of the Allegheny County Soil and Water Conservation
District, the State Clean Streams Act, and shall comply with applicable
regulations of the Department of Environmental Protection. The Township
Engineer, or other officials as designated, shall ensure compliance
with the appropriate specifications, copies of which are available
from the Soil and Water Conservation District.
2.
Performance Principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
A.
Stripping of vegetation, regrading, or other development shall be
done in such a way that will prevent all but minor erosion.
B.
Development plans shall preserve salient natural features, keep cut-fill
operation to a minimum, and ensure conformity with topography so as
to create the least erosion potential and adequately handle the volume
and velocity of surface water runoff.
C.
Whenever feasible, natural vegetation shall be retained, protected,
and supplemented.
D.
The disturbed area and the duration of exposure shall be kept to
a practical minimum.
E.
Disturbed soils shall be stabilized as quickly as practicable.
F.
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
G.
The permanent final vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
H.
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps, or similar measures.
3.
Grading for Erosion and Other Environmental Controls. In order to
provide suitable site for building and other uses, improve surface
drainage, and control erosion, the following requirements shall be
met:
A.
Streets shall be improved to a mud-free or otherwise permanently passable condition as one of the first items of work done on a subdivision or development. The wearing surface shall be installed in accordance with § 22-504(7) and as approved in the final plan.
B.
Provisions shall be made to prevent surface water from damaging the
cut face of excavations or the sloping surfaces of fills, by installation
of temporary or permanent drainage across or above these areas.
C.
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
D.
Fills placed adjacent to watercourses shall have suitable protection
against erosion during periods of flooding.
E.
During grading operations, necessary measures for dust control will
be exercised.
F.
Grading equipment will not be allowed to enter into flowing streams,
unless permitted by the Department of Environmental Protection.
4.
Responsibility.
A.
Whenever sedimentation damage is caused by stripping vegetation,
grading or other development, it shall be the collective responsibility
of the land developer and subdivider, and of the contractor, person,
corporation and other entity causing such sedimentation to remove
it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense as quickly as possible.
B.
Maintenance of all erosion and sedimentation control facilities during
the construction and development period is the responsibility of the
land developer or subdivider.
C.
It is the responsibility of any developer or subdivider, and any
person, corporation, or other entity doing any act on or across a
communal stream, watercourse or swale, or upon the floodplain or right-of-way,
to maintain as nearly as possible in its present state the stream,
watercourse, swale, floodplain or right-of-way during the pendency
of the activity to return it to its original or equal condition after
such activity is completed.
D.
The subdivider or land developer shall provide and install, at his
expense, in accordance with Township requirements, all drainage and
erosion control improvements (temporary and permanent) shown on the
erosion and sediment control plan.
5.
6.
Stream Channel Construction. Stream channel construction on watersheds
with drainage areas in excess of 1/2 square mile, or in those cases
where downstream hazards exist, will conform to criteria established
by the Pennsylvania Department of Environmental Protection.
[Added at time of adoption of Code (see Ch. AO)]
1.
Applicability. Mobile home park developments shall comply with all applicable requirements of the Richland Township Code, including, without limitation, this Chapter 22, as well as applicable requirements of Allegheny County and of the Commonwealth of Pennsylvania. Where there is a conflict between the requirements of this section and other requirements of the Code of Ordinances, the more restrictive requirements shall govern.
2.
3.
Preliminary
Plan.
A.
The mobile home park developer shall, to the extent required by the provisions of §§ 22-304 and 22-401, meet with the Township Planning Commission, prior to formal application, to discuss the plans and submit a suitable sketch plan that is sufficient to give a general understanding of the proposed project. The Township Planning Commission or staff shall provide the developer with nonbinding feedback as to the general suitability of the plans and of any modifications required by these regulations.
4.
Final
Plan.
A.
Upon
approval of the preliminary plan by the Board of Supervisors, the
developer may apply for final approval of the plans.
B.
The developer shall prepare and submit a final plan and supplementary material, in accordance with § 22-403.
D.
Following
approval by the Board of Supervisors, the developer shall record the
plan in accordance with the requirements of this chapter applicable
to a major subdivision.
5.
Design
Requirements.
B.
C.
The location
of each mobile home stand shall be at such elevation, distance and
angle in relation to the access street so that the removal of the
mobile home is practical.
