See Chapter 247, Grading and Excavation, for latest ordinance requirements.
A.
Streets shall be constructed to grades and cross sections as cited on, and presented with, the plans and street profiles, in conformance with Township specifications. (See § 380-19J.)
B.
Street shoulders shall be graded to the full width of the street
right-of-way (minimum 50 feet) in accordance with Township construction
standards, and thoroughly compacted by rolling all shoulders. The
Planning Commission may recommend, and the Supervisors may approve,
a lessening of this requirement where the preservation of unique environmental
features or mature plant materials are threatened.
C.
The subgrade of a street shall be brought to the proper grade and
contour, and shall be rolled and cross rolled. All soft spots shall
be removed. These soft spots shall be recompacted with a suitable
firm material, approved by the Township Engineer, before the placing
of any base material.
D.
No base course shall be placed until the subgrade has been inspected
and approved by the Township.
A.
Pipe underdrain, stone underdrain or subgrade drains shall be constructed
according to specifications approved by the Township Engineer, in
areas where springs, poor soil drainage conditions, wet weather springs
or other conditions exist that require underground drainage.
B.
If, during construction, unknown adverse drainage conditions are
encountered by the developer, the Township Engineer shall be notified
and such conditions shall be corrected at the direction of the Township
Engineer.
C.
Cross drains of a minimum 15 inches diameter pipe shall be placed
wherever necessary to transfer the water across the road in the natural
watercourse and at road intersections whenever needed.
D.
When laying out plans to be submitted for approval by the governing
body, suitable easements shall be provided for drainage rights-of-way
in the natural watercourses or for stormwater drains where necessary.
A.
The requirements of curbs or curbs and gutters may vary in accordance
with the character of the area and density of development involved.
B.
The type of curbs used, when specified by the developer or when required
by the governing body, are to be approved by, and subject to, the
Township Engineer's approval before installation. At a minimum,
paving of cartway shall be at least 23 feet in width including 1 1/2-foot
asphalt wedge curbs, or approved equal, by the Township Engineer.
A.
All street construction, including subbase and wearing course, shall
be constructed in accordance with Township specifications. (See Appendix
No. 1.)[1]
[1]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
B.
The governing body may specify an alternate pavement design where
the drainage of the subgrade, the size of the development and the
nature of the traffic warrants.
C.
All construction work, including grading, drainage, base course and
surfacing, shall be performed by the developer or his representatives
under the direct supervision of the Township Engineer or the Township's
authorized representative, and all costs for said supervision are
to be paid by the developer prior to the final acceptance by the Township.
D.
The developer shall furnish record plans and deed for recording of
all streets as actually constructed for the files of Robinson Township,
the cost of this to be paid by the developer.
E.
Utility line area locations shall be established in accordance with
Appendix No. 1,[2] which is a part of this chapter, unless variations are
authorized by the Robinson Township Board of Supervisors.
[2]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
Local and collector access streets shall be constructed in accordance
with Appendix No. 1,[1] which is a part of this chapter.
[1]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
A.
Sidewalks, when required by the governing body, shall be constructed
in conformity with Township specifications as determined and approved
by the Township Engineer or authorized agent.
B.
All phases of construction shall be in accordance with this chapter
and design standards established and approved by the Township; the
forms shall be inspected prior to pouring, and finished walks shall
be inspected by the Township Engineer or authorized agent.
C.
Pedestrian interior walks may be required where necessary to assist
circulation or provide access to community facilities. Such walks
shall have a width of not less than four feet.
D.
Sidewalks may be required on both sides of the street in subdivisions
where multifamily structures are planned. Sidewalks may also be required
in subdivisions where the character of the neighborhood is such that
it would be deemed necessary, or if it would be desirable to continue
sidewalks that are existing in adjacent subdivisions, or to provide
access to community facilities, such as schools, shopping areas and
recreation areas.
Street name signs and traffic control signs, as specified by
the Township Board of Supervisors, shall be installed at each street
intersection in accordance with the type of materials, designs and
standards officially established for use throughout the Township.
All storm drainage facilities shall be adequately designed for
the anticipated runoff when the area is fully developed, using criteria
or other methods approved by the Township Engineer. Storm drainage
facilities shall comply with, but are not limited to, the following:
A.
Storm sewers shall be located in the street right-of-way or in designated
drainage easements.
B.
All pipe culverts and related installations used in the construction
of storm sewers shall be in accordance with standards and specifications
of the Township, county and state, as designated and approved by the
governing body and Township Engineer.
C.
Manholes or inlets will generally be required at changes in alignment
and grade. Stormwater inlet spacing shall not exceed 400 linear feet
from center to center. (See Appendix No. 1.)[2]
[2]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
D.
At no time will roof drains or foundation drains be allowed to be
connected to a sanitary sewer system.
E.
Any springs encountered during construction shall be piped and connected
to the storm sewer system or extended to a natural watercourse as
may be approved by the Township Engineer.
F.
Concrete headwall and splash aprons shall be constructed at the outfall
of all storm sewers. Where watercourses are piped and filled, concrete
headwalls and splash aprons shall be constructed at both ends of the
pipe. (See Appendix No. 1.)[3]
[3]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
G.
Whenever construction stops, alters or concentrates the natural flow
of surface drainage in any manner that affects adjoining parcels,
plans shall be submitted that detail proposals for handling said water
runoff. All such plans shall be subject to the approval of the Township
Engineer and shall meet all applicable federal, state and local criteria,
policies, rules and regulations.
H.
All bridges and culverts shall be designed to support expected loads
and to carry expected flows, and shall meet the current specifications
and standards of the Commonwealth of Pennsylvania, Department of Transportation.
I.
A complete stormwater management plan of the subdivision site plan shall be submitted, including all necessary storm sewers and appurtenances, the design of which is based on a minimum twenty-five-year storm frequency, except in those areas where, in the judgment of the Township Engineer or governing body, the likelihood of exceptional damage resulting from stormwater is such that additional design criteria is required. The drainage plan shall show the method of drainage of adjacent and contiguous territory and the method of disposal of all stormwater collected. The drainage plan shall be accompanied by design calculations. (See Chapter 369, Stormwater Management, for latest stormwater regulations.)
J.
The storm drainage system shall be provided as necessary to:
(1)
Discharge stormwater runoff into common natural watercourses. All
stormwater grates will be ASHA-approved.
(2)
Adequately drain all low points along streets.
(3)
Intercept street stormwater runoff at intervals related to the extent
and grade of the area drained.
(4)
Provide positive drainage away from sewage facilities.
(5)
Handle existing off-site runoff through the subdivision.
(6)
Insure safe and proper disposal of stormwater where open watercourses
are planned, through adequate safety, erosion and aesthetic measures.
K.
Stormwater management shall meet all state, county and local standards.
Structures shall be constructed consistent with Appendix No. 1,[4] which is a part of this chapter, unless changes are authorized
by the Board of Supervisors.
[4]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
L.
The stormwater management plan shall be designed such that the post-development peak runoff rates from the site at each point of discharge never exceed the predevelopment rates based on the two-, five-, ten-, fifteen-, twenty-, twenty-five- and 100-year storm events or other design storms as may be required by the Township Engineer. (See Chapter 369, Stormwater Management, for more specific requirements.)
M.
All stormwater roof drains must tie into a piped stormwater system
and not discharge directly to a roadway or existing ground.
Monuments shall be placed in all subdivisions as determined
by the Township Engineer. Monuments shall be permanent reference monuments
of a size and material as delineated in Appendix No. 1 of this chapter.[1] Iron pins shall be placed at all subdivision boundary
corners, angle points, points of curvature, lot corners, and intermediate
points as determined by the Township Engineer.
[1]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
Should the subdivider plan to provide trees, their proposed
location, spacing and species must be submitted for approval to the
governing body.
A.
In reviewing subdivision plans, the Planning Commission shall consider
the adequacy of existing and proposed community facilities to serve
Township residents.
B.
Subdividers may give consideration to providing or reserving areas
for community facilities and recreation facilities.
C.
Recreation and community facilities developed totally or in part
on land provided by a developer shall be established consistent with
the following criteria:
(1)
Facilities and areas shall be located in a manner to best serve both
the municipality and the future inhabitants of the development or
subdivision.
(2)
Facilities and areas shall be located on land that is topographically
suitable and safe from traffic and other safety hazards and readily
accessible to the general public.
A.
In wooded areas or where other natural conditions exist in such a
manner that their presence adds to the desirability of a subdivision,
the governing body shall require that the subdivider preserve as much
of the original vegetation and natural conditions as is economically
feasible, and require that a minimum of grading be done other than
the grading and excavating that is required in the construction of
the improvements, in accordance with the standards included herein.
B.
All development and earthmoving activities subject to applicable
law under the Pennsylvania Department of Environmental Protection,
Title 25 Pa. Code Chapter 102, Erosion Control, shall be complied
with.
(1)
The developer shall notify the County Conservation District immediately
upon making application for a building permit involving an earthmoving
activity that affects one or more acres of land.
(2)
The Township shall not issue a building permit for a development
where it has been determined that the earthmoving activities require
a permit (or verification that no permit is required) from the Department
of Environmental Protection, pursuant to §§ 102.41
and 102.42 relating to permit requirements of Title 25 Pa. Code Chapter
102, Erosion Control.
C.
In cases where the cross slope exceeds 10% as shown on the grading
plan, sod or seed shall be required to retain soil and prevent damage
to finished street or lot grades. In all cases where the developer
removes the sod, he shall immediately, upon completion of grading
(weather permitting), reseed such areas with common farm grass. In
cases where the home builder creates side terraces, they shall immediately
upon completion of grading, be seeded with perennial rye grass or
better.
A.
If water is supplied from other than private wells on individual
lots, the developer shall verify that the water supply is from a public
utility having a certificate of public convenience from the Pennsylvania
Public Utility Commission, a bona fide lot owners association, or
a municipal entity.
B.
If public water is available or definitely planned for the area,
it shall be utilized. Public water service is deemed to be available
where the distance from the access point of a main to the beginning
point of a distribution system for the plan is 1,000 feet or less.
C.
The developer shall supply and install all materials associated with
the fire hydrant(s) as well as the fire hydrants themselves. Spacing
of hydrants to be as specified by the Second Class Township Code[1] and the Township Fire Department. The developer is also
responsible for the maintenance of the fire hydrant(s). A fund for
the maintenance of these hydrants shall be established by the developer
and controlled by the governing body of the Township.
[1]
Editor's Note: See 53 P.S. § 65101 et seq.
D.
The materials and installation thereof shall comply with the requirements
set forth by the local water utility company and by the municipality.
A.
Sanitary sewer service is deemed to be available where the average
distance from a main to the beginning point of a collection system
for the development is 800 feet or less, unless the service is not
topographically feasible.
B.
If public sewers are available or definitely planned for the area,
the developer shall extend the main line to serve all lots in the
subdivision. This main line extension shall be designed and constructed
according to the specifications of the utility authority that provides
sanitary sewer services.
C.
Where municipal sewers are not available, the installation of a private
sanitary sewage treatment plant and other appurtenances shall be subject
to approval by the Pennsylvania Department of Environmental Protection
and the governing body.
(1)
In areas of the Township not presently served by public sewers, but
in which they are to be installed within a reasonable time, in the
opinion of the Planning Commission based on studies of the area, the
Commission may require that capped sewer mains and house connections
be installed in all subdivisions of 20 lots of more in addition to
the required on-site facilities. The plans for the installation of
a sanitary sewer system shall be prepared for the subdivision and
approved by the engineer of the municipal authority to which it will
be connected and the Pennsylvania Department of Environmental Protection.
The engineer or authorized representative of the municipal authority
shall inspect the sewer line before it is covered over. Upon completion
of the sanitary sewer installation, one copy of each of the plans
for such system as built shall be filed with the municipality and
the Pennsylvania Department of Environmental Protection.
(2)
In instances of severe conditions deemed unsuitable for on-site septic
systems, the Planning Commission may recommend that the governing
body require that the developer shall install adequate sewage treatment
facilities as approved by the Township Engineer and the Pennsylvania
Department of Environmental Protection. In these cases, plans for
such sewage treatment facilities, instead of on-site septic systems,
must be approved by the above-mentioned departments before final approval
of the subdivision may be given.
D.
Private sewage disposal systems on individual lots shall be laid
out and constructed in compliance with the Pennsylvania Department
of Environmental Protection regulations.
E.
No building permit will be issued for any construction or subdivision
development until either an individual sanitary sewage disposal system,
a sanitary sewage treatment plant installation or connection to a
municipal sewerage system has been approved by the governing body
or authorized agent thereof and the Pennsylvania Department of Environmental
Protection, pursuant to the rules and regulations of the Pennsylvania
Sewage Facilities Act (Act 537), as amended.[1]
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
F.
No subdivision shall be approved for development by the governing
body until the developer provides certification that mutually acceptable
agreements have been reached between the developer and applicable
private or municipal utility authorities relative to utility system
installations, maintenance, ownership of facilities, tap fees and
other related considerations.
G.
Sanitary sewers shall be extended to the perimeter of the subdivision
or land development to allow service to adjacent properties.
A.
No developer shall proceed with the construction of any utilities
or improvements, or make connection to any existing Township facility
or utility system, without proper inspection by an authorized official
or representative thereof. Drawings and specifications shall be provided
in sufficient detail to show the form, construction and method of
installation of the following and shall accompany or otherwise be
a part of the subdivision plan:
B.
No person shall dig or make any cuts or changes whatsoever in the
cartway, gutters or rights-of-way of any Township, county or state
road without first obtaining required permits.
C.
No person shall connect to any water line, storm or sanitary sewer
without obtaining a permit and paying the proper connection charge.
D.
Grade stakes shall be set and cut sheets prepared and a copy furnished
to the Township Manager and Engineer before any work is started.
E.
The developer shall notify the Township Engineer at least 24 hours
prior to his intention to proceed with the construction or installation
of said streets and improvements or any other work related to the
improvements.
F.
Inspection reports shall be prepared by an inspector authorized by
the governing body.
G.
Upon completion of the required improvements, a plan and profile
of all the improvements in the subdivision or land development as
constructed shall be filed with the Township.
H.
In all respects in which standards for required improvements are
not set forth herein or specified by the governing body hereunder,
the applicable state and municipal standard requirements shall govern.
A.
Improvements required by this chapter shall be constructed in accordance
with all applicable requirements contained herein and shall be designed
consistent with construction standard details provided by the Township.
(See Appendix No. 1.)[1]
[1]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
B.
Commercial and/or industrial lot development shall be undertaken
in accordance with all applicable requirements contained herein consistent
with site plan guidelines and standards provided by the Township.