The following principles, standards and requirements will be
applied by the Board of Supervisors and Planning Commission to evaluate
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.
A.
Land shall be suited to and zoned for the purposes for which it is
to be subdivided or developed.
B.
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:
(1)
Land subject to flooding or which has a high groundwater table.
(2)
Land which, if developed, will create or aggravate a flooding condition
upon other land.
(3)
Land subject to subsidence.
(4)
Land subject to underground fires.
(5)
Land containing significant areas of slopes greater than 10%.
(6)
Land which, because of topography or means of access, is considered
hazardous by the Board of Supervisors, based on review and report
of the Township Engineer or other experts.
(7)
Land which is subject to ground pollution or contamination.
A.
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 subdivisions or land developments.
B.
Proposed streets shall further conform to such county and state road
and highway plans as have been prepared, adopted or filed as prescribed
by law and to Township ordinances.
C.
Streets shall be related to the topography so as to produce usable
lots and acceptable grades.
D.
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 the
Township specifications. Reserve strips and landlocked areas shall
not be created.
E.
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, arterial streets shall be designed
for use by through traffic.
F.
Developments with frontage solely on arterial streets shall not use
any other street for ingress or egress to the development.
G.
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 the land between the arterial
street or limited access highway and the marginal access streets.
The Planning Commission 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.
H.
Half or partial streets will not be permitted in new subdivisions
or land developments except those roads with a minimum length of 250
feet and with a forty-foot radius minimum cul-de-sac and where, in
addition, satisfactory assurance for dedication of the remaining part
of the street can be secured.
I.
Wherever a tract to be subdivided or developed borders an existing
half or partial street, the entire street shall be shown on the plan.
J.
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.
K.
New reserve strips, including those controlling access to streets,
shall be forbidden.
L.
Where adjoining areas are not subdivided, the arrangement of streets
in a proposed subdivision or land development shall be made to provide
for the proper projection of streets into the unsubdivided land.
M.
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.
N.
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
condition as the Board of Supervisors may impose. If the street is
proposed to serve a commercial 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.
O.
All streets shall have a uniform width throughout their respective lengths except where otherwise required by the Planning Commission pursuant to § 223-24B(3).
A.
Street classification. Three functional classifications are hereby
established for the streets and roads in Allegheny Township:
(1)
Arterial. This classification includes highways which provide intra-county
or intra-municipality 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.
(2)
Collector. This classification is intended to include those highways
which connect local access highways to arterial highways. They may
serve intra-county and intra-municipality traffic. They may serve
as traffic corridors connecting residential areas with industrial,
shopping and other services. They may penetrate residential areas.
Generally, these highways will accommodate operating speeds of 35
miles per hour.
(3)
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.
B.
Streets and ways, alleys, etc. (heretofore known as "streets and
ways") shall meet the following standards:
(1)
In subdividing land, it shall be done in a manner that will not have
the effect of debarring adjacent property from access to the streets
and ways of the allotment.
(2)
All restrictions affecting the use of the property shall be detailed
upon the plan.
(3)
Streets and ways shall have grades of not less than 1/2% nor more
than 10% except that grades in excess of 10% may be approved at a
hearing before the Township Supervisors. A dead-end street may be
approved where it is made clear that traffic at such a street end
is not essential to the street system in the district. Under such
conditions, a dead end must have a circular cul-de-sac of not less
than 80 feet in diameter, 40 feet in radius, between the outside edges
of the paved cartway and a right-of-way for said cul-de-sac not less
than 100 feet in diameter, 50 feet in radius.
(4)
Where, in the judgment of the Planning Commission and Board of Supervisors,
it is desirable or expedient, adequate easements or dedications for
public service utilities shall be provided for sewer, water, electric
power, gas lines, cable TV, etc., and placed or allowed to be placed
where it will not interfere in any way with an easement. Also, where
possible and feasible, easements for utilities shall be provided,
with a minimum of 12 feet. Within that portion of the Township not
having a municipal sewer system or where it is not physically possible
or feasible for the builder to connect to this system, an approved
private sewage disposal system, such as septic tank and tile absorption
fields, etc., shall be provided with minimum standards as established
and approved by the Pennsylvania Department of Environmental Protection.
All regulations shall comply with the current Allegheny Township Sewage
Management Ordinance.[1] Any private sewage disposal system shall be provided on
the same site on which development is proposed.
(5)
Streets and ways already established will be continued at not less
than the existing width.
(6)
Streets and ways already planned, though not established, will be
continued at not less than the width as planned.
(7)
The center line of streets shall intersect as nearly at right angles
as possible, and at not less than 60°.
(8)
Intersections of more than two streets at one point shall be avoided.
(9)
Proposed streets shall be adjusted to the contour of the land so
as to produce usable lots and streets of reasonable gradient.
(10)
No street in a subdivision, plot or replot of land shall have
a width of less than 50 feet. The Planning Commission may vary the
width of a street where it connects two streets of 40 feet in width
or where the Supervisors and/or Planning Commission deem advisable.
(11)
When subdivisions, plots or replots abut on county or state
highways, or the aforesaid highways run through the property to be
subdivided, a minimum right-of-way of 60 feet will be required for
all such highways included in the major highway system, as approved
by the Allegheny Township Planning Commission.
(12)
A minimum right-of-way width of 50 feet will be required for
all Township roads that abut or run through a subdivision.
(13)
No ways or lanes will be permitted to have a width of less than
33 feet.
(14)
Alleys shall ordinarily not be provided in residential districts
but shall be included in commercial and industrial areas where they
are necessary for loading and unloading or access purposes and, where
plotted, they shall be at least 33 feet in width.
(15)
The subdivider shall provide at each intersection of the subdivision
street markers of a design meeting the specifications of the Allegheny
Township Supervisors. Street names are subject to the approval of
the Planning Commission.
C.
Blocks in subdivisions shall meet the following standards:
(1)
All blocks of lots in a subdivision shall ordinarily not exceed 1,500
feet in length.
(2)
Blocks shall be of sufficient width to permit two tiers of lots of
appropriate depth except where an interior street parallels a limited
access highway or arterial street, or except where it is adjacent
to a railroad, creek or some other natural barrier.
D.
Lots in subdivisions shall meet the following standards:
E.
Monuments and markers.
(1)
Monuments and markers shall be placed so that the scored or marked
point shall coincide exactly with the intersection of lines to be
marked, and shall be set so that the top of the monument or marker
is level with the surface of the surrounding ground.
(2)
Monuments shall be set at the intersection of all lines forming angles
in the boundary of the subdivision.
(3)
Markers shall be set at the beginning and ending of all curves along
street property lines; at all points where lot lines intersect curves,
either front or rear; at all angles in property lines of lots; and
at all other lot corners.
(4)
Monuments shall be of concrete or stone with a minimum size of six
inches by 30 inches, and shall be marked on top with a copper dowel.
Markers shall consist of iron pipes or iron or steel bars at least
15 inches long and not less than 1/2 inch in diameter.
F.
Minimum paving specifications.
(1)
All streets in the subdivision shall be graded according to the final
plat at least 50 feet in width and the construction of the street
shall be in accordance with the current Allegheny Township Residential
Service Street Construction Detail (Sketch 01, following)[3] as may, from time to time, be amended or supplemented
by the Allegheny Township Board of Supervisors.
[3]
Editor's Note: The Residential Service Street Construction
Detail is included at the end of this chapter.
(2)
Suitable drainage must be provided underneath said curbs and streets.
(3)
Street construction shall comply with latest Specifications No. 408,
Pennsylvania Department of Transportation. A typical cross section
of a residential street is shown in Sketch 01, following.[4]
[4]
Editor's Note: The Residential Service Street Construction
Detail is included at the end of this chapter.
(4)
Storm sewers and storm inlets shall be provided for and installed
where deemed necessary by the Township Engineer.
(5)
The subdivider shall pay the fees of the Township Engineer for inspecting
the curbs, streets and drainage facilities.
To the extent that sidewalks and curbs are to be constructed
in connection with any development or subdivision as those terms are
defined in this chapter, the construction of those sidewalks and curbs
must be in compliance with this chapter. Nothing in this chapter shall
be construed as requiring the construction of sidewalks and curbs,
but where a subdivision or development includes plans for the construction
of sidewalks and curbs, such construction must be in accordance with
the following:
A.
Unobstructed sidewalks with appropriate curbs shall be provided on
both sides of all new streets.
B.
Sidewalks and curbs shall be located within the street right-of-way
line and shall extend in width from the street right-of-way line toward
the curbline.
C.
The subdivider or developer shall relocate all existing utilities
which will be affected by or which will affect the installation of
sidewalks and curbs. The subdivider or developer shall be responsible
for all costs and expenses of such relocation.
D.
Sidewalks and curbs shall be constructed in compliance with the specifications, details and drawings for cement concrete sidewalks in Exhibit A,[1] following, which is incorporated herein by reference as
if fully set forth in length.
[1]
Editor's Note: Exhibit A, Cement Concrete Sidewalks, is included at the end of this chapter.
E.
In the event that sidewalks are not installed, constructed or completed
at the time the subdivider or developer requests acceptance of a street
into the Township road system, the said subdivider or developer shall
post with the Township a surety bond or other adequate security guaranteeing
installation, construction or completion of the sidewalks, said surety
bond or other adequate security being in the amount of 110% of the
estimated installation, construction or completion costs as established
by the Township Engineer as to amount and as approved by the Township
Solicitor as to form.
F.
Cleaning, snow removal, maintenance and repairs of sidewalks and
curbs and responsibility and liability for all injuries to persons
or damage to property occurring on or about said sidewalks and curbs
for lack of cleaning, snow removal, maintenance or repairs is hereby
imposed upon the owner of the land immediately adjacent to and contiguous
with said sidewalks and curbs.
A.
Lots shall be laid out and graded to provide positive drainage away
from buildings. The Planning Commission 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.
B.
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 from
the Township or Department of Environmental Protection, whichever
is applicable.
C.
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 to the line of such watercourse and of such
width as will be adequate to preserve natural drainage.
D.
The Township will ensure that all permanent streams not under the
jurisdiction of other official agencies are maintained open and free
flowing.
E.
The subdivider or developer and each person, corporation or other
entity which makes any surface changes shall be required to:
(1)
Collect on-site surface runoff and dispose of it to the point of
discharge into the common natural watercourse of the drainage area.
(2)
Design drainage facilities to handle runoff from upstream areas,
assuming full development of those areas, based upon the Long-Range
Comprehensive Plan of the Township.
(3)
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.
(4)
The developer shall acquire and dedicate a storm drainage easement
not less than 15 feet in width from the point of discharge of any
storm drain pipe in any street to a natural watercourse. "Natural
watercourse" as used in this subsection is defined as a stream usually
flowing in a definite channel and discharging into some other stream
or body of water and is not intended to include surface water conveyed
from a higher to a lower level for limited periods during the melting
of snow or during or soon after the fall of rain through hollows or
ravines which at other times are dry.
F.
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 areas
drained.
G.
Storm sewers, as required, shall be placed in front of the curb or
curbline when located in a street right-of-way. When located in undedicated
land, they shall be placed within an easement not less than 15 feet
wide, as approved by the Township Engineer, who may require additional
width of easement as circumstances warrant.
H.
Street drainage will not be permitted to cross intersections or the
crown of the road.
(1)
Maximum spacing of street inlets shall not exceed 450 feet.
(2)
All street inlets shall be PennDOT Type C or M. Inlet tops shall
be cast in place reinforced concrete or precast concrete.
(3)
All culvert ends shall be provided with either reinforced concrete
headwalls or pipe end sections.
(4)
Minimum pipe size shall be 15 inches in diameter.
(5)
When material for storm drain systems is not specified, PennDOT specifications
will govern.
I.
All springs and sump pump discharges shall be collected so as not
to flow in the streets.
J.
Stormwater roof drains shall not discharge water directly over a
sidewalk. Roof and French drains shall be extended to discharge into
the curbline storm sewer. Curb cuts to accommodate roof drainage shall
not be allowed.
K.
Stabilized outlets shall be provided for footer drains, floor drains
and downspouts.
L.
The Soils Cover Complex Method of the Soil Conservation Service of
the U.S. Department of Agriculture shall be used as the primary means
of estimating stormwater runoff.
M.
The Rational Method may be used for analysis of storm sewer systems
and for stormwater management facilities in minor subdivision.
N.
Where the estimated runoff based upon the above methods is doubtful,
several recognized methods should be studied and compared.
O.
The minimum design criteria shall be a ten-year storm. Higher frequency
conditions shall be used in sensitive areas and where an overflow
would endanger public or private property.
P.
Runoff calculations must include complete hydrologic and hydraulic
design and analysis of all control facilities.
Q.
Control facilities.
(1)
Permanent control measures/facilities shall be designed to assure
that the maximum rate of stormwater runoff is not greater after development
than prior to development for a ten-year storm frequency. More stringent
criteria may be required in sensitive areas where stormwater problems
presently exist.
(2)
Control facilities shall be designed to meet, as a minimum, the design
standards and specifications of the Pennsylvania Department of Environmental
Protection publication, "Erosion and Sedimentation Pollution Control
Program Manual," including freeboard and emergency spillways. Outlet
pipes from controlled facilities shall not be corrugated metal pipe.
(a)
Detention ponds may be waived by the Board of Supervisors on
the recommendation of the Township Engineer at sites in close proximity
to the major streams. This is to facilitate drainage prior to stream
flooding.
(b)
In areas underlain with limestone geology, ponds shall be limited
to the detention (dry) type unless the developer can show a special
need for a retention pond, in which case it shall have a lining. Detention
ponds shall be prohibited in areas of known sinkholes unless the pond
is lined. If a sinkhole develops in a pond or channel before acceptance
by the Township, a lining shall be required.
(3)
A maintenance program for control facilities must be included as
part of the grading and drainage plan.
(a)
Maintenance during development activities of a project shall
be the responsibility of the contractor, developer and owner.
(b)
Arrangement for maintenance of permanent control facilities
after completion of development activities shall be made before approval
of final plans is given by the Planning Commission.
(4)
The Township may consider for approval alternative stormwater control
facilities, including underground detention facilities, which meet
or exceed the requirements of this chapter and are subject to the
approval of the Township Engineer. In cases where permanent control
facilities are not accepted by the Township and are owned by an entity,
it shall be the responsibility of that entity to maintain control
facilities (e.g., homeowners' association). In such cases, a
legally binding agreement between the owner and the Township shall
be made providing for maintenance of all permanent erosion control
facilities, including the inspection by the Township.
A.
Blocks and lots shall be graded to provide proper drainage away from
buildings and to prevent the collection of stormwater in pools. A
minimum of two-percent slopes away from structures shall be permitted.
B.
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 drainage plan shall be required for all subdivisions and land
developments, except minor subdivisions.
C.
No final grading shall be permitted with a cut face steeper in slope
than two horizontal to one vertical except under one or more of the
following conditions:
(1)
Grading on slopes steeper than two horizontal and one vertical shall
be performed on soil stable enough to sustain the slope. A detailed
geotechnical report signed and sealed by a civil engineer licensed
in the Commonwealth of Pennsylvania shall be submitted to confirm
the soil conditions.
(2)
A concrete or stone masonry wall, constructed according to sound
engineering standards for which plans are submitted to the Township
Engineer for review and approval, is provided.
D.
No final grading shall be permitted which creates any exposed surface
steeper than two horizontal to one vertical except under one or more
of the following conditions:
(1)
The fill is located so that settlement, sliding or erosion will not
result in property damage or be hazardous to adjoining property, streets,
alleys or buildings.
(2)
Final grading steeper than two horizontal and one vertical shall
only be permitted if a report signed and sealed by a civil engineer
licensed in the Commonwealth of Pennsylvania is submitted, stating
that the final grading will not endanger property or result in any
property damage.
(3)
A wall is constructed to support the face of the fill.
E.
The top or bottom edge of slopes shall be a minimum of three feet
from property or right-of-way lines of streets or alleys in order
to permit the normal rounding of the edge without encroaching on the
abutting property. All property lines, where walls or slopes are steeper
than one horizontal to one vertical and five feet or more in height
shall be protected by a protective fence no less than three feet in
height approved by the Township Engineer. If the grading of a lot
creates a water accumulation problem to adjacent lot or lots, such
water accumulation shall be diverted by the landowner creating the
problem to the nearest storm drain or natural watercourse.
F.
All lots must be kept free of any debris or nuisance whatsoever.
G.
The following regulations shall apply to all grading:
(1)
AVERAGE PERCENT SLOPE
STEEP SLOPE
VERY STEEP SLOPES
Definitions. As used in this section, the following terms shall have
the meanings indicated:
The average slope of the area of environmental disturbance,
determined by dividing the difference in elevation at the limits of
the environmental disturbance by the horizontal distance between the
limits of the environmental disturbance as determined by an actual
field topographical survey of the elevations within the areas of environmental
disturbance.
Areas where the slope is from 15% to 25% between adjacent
contour lines (i.e., where the scaled horizontal distance between
the five-foot contour lines is between 20 feet and 33 1/3 feet)
or between adjacent contour lines having an interval of five feet
or less as shown on detailed site plans prepared by a registered engineer
or surveyor based on actual field topographical surveys.
Areas where the slope exceeds 25% between adjacent contour
lines (i.e., where the scaled horizontal distance between the five-foot
contour lines is less than 20 feet) or between adjacent contour lines
having an interval of five feet or less as shown on detailed site
plans prepared by a registered engineer or surveyor based on actual
field topographical surveys.
(2)
Steep slopes and very steep slopes shall be protected as follows:
(a)
Very steep slopes. No environmental disturbance of any kind
shall be permitted in these areas.
(b)
Steep slopes where any portion of the steep slope contains soils
identified by any agency of the Commonwealth of Pennsylvania or the
United States of America as having a high landslide-prone risk: No
environmental disturbance of any kind shall be permitted in the steep
slope areas containing the high-risk landslide-prone soils.
(c)
Steep slopes where any portion of the steep slope contains soils
identified by any agency of the Commonwealth of Pennsylvania of the
United States of America as having a moderate landslide-prone risk:
Disturbances not exceeding 25% of the steep slope areas containing
the moderate risk landslide-prone soils may be permitted, provided
that the applicant demonstrates to the satisfaction of the Township
Engineer that such disturbances will not adversely impact the stability
of the soils.
(d)
Steep slopes not involving any areas identified as having landslide-prone
soils: No more than 25% of the steep slope area may be environmentally
disturbed.
(e)
In instances where it can be demonstrated to the satisfaction
of the Township Engineer that no adverse environmental impacts will
occur, the determination of the percent slope may be calculated using
the average percent slope.
A.
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.
B.
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:
(1)
Blocks shall not exceed 1,650 feet in length nor be less than 550
feet in length.
(2)
Residential blocks shall generally be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots bordering an
arterial or collector street 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.
(3)
Crosswalks or interior pedestrian walks shall be required in blocks
exceeding 1,000 feet in length to provide for pedestrian circulation
or access to community facilities. Such walks shall be paved for a
width of not less than four feet, shall be located in easements not
less than 10 feet in width and shall, insofar as possible, be located
in the center of any such block.
(4)
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.
(5)
Lot lines intersecting street lines shall be substantially at right
angles or radial to street lines.
(6)
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 subdivisions 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 Planning Commission.
(7)
The Township shall assign house numbers to each lot within a subdivision.
All lots shall abut at least one public road, except that not
more than six dwelling units may be served by a private road with
a right-of-way of not less than 50 feet in width, subject to conditional
use review. Any such private road or driveway shall be subject to
the following:
A.
Where more than six dwelling units are in existence on a private
road at the time of enactment of this chapter, such road shall be
exempt from these requirements, unless additional dwelling units are
proposed to be served by said road.
B.
All new private roads and all existing private roads serving new
housing units shall terminate directly with a public road;
C.
In making its determination, the Board of Supervisors may impose
additional requirements upon the allowance of new a private road,
including but not limited to the following:
(1)
Partial or full compliance with the requirements, standards, or conditions
for the approval of pubic roads, including but not limited to design,
construction, and maintenance standards and performance and maintenance
bonds.
(2)
The execution of a formal agreement by the developer, approved by
the Township Solicitor, whereby the developer agrees to perpetual
maintenance of the private road and where said duty shall not be delegated.
D.
No private road shall be accepted as a public road by the Township
unless it has been constructed to Township standards, at the owners'
expense, prior to dedication.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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. All landscaping plans shall be approved by the
Township Engineer.
G.
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.
H.
Trees. The planting of trees within the street right-of-way line
shall not be permitted. Trees planted adjacent to the right-of-way,
whose limbs may project into the right-of-way, shall be pruned by
the Township at the discretion of the Township, with regard to safety
issues.
I.
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 to 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 Subsection B.
A.
It is the policy of Allegheny Township to attempt 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 increase in population. Developers causing increases in population
by new residences must share in the cost of additional recreational
facilities.
B.
In accordance with Section 503(11) of the Municipalities Planning
Code,[1] each developer of a subdivision or development which includes
residential dwellings shall, as a condition precedent to final plan
approval, pay to the Township, in lieu of dedication of land suitable
for park and recreation purposes, the sum of $500 per dwelling unit.
All parks and recreational facilities shall be constructed in accordance
with all local, state and federal regulations and safety standards.
The fees shall be used only for the purpose of providing park or recreational
facilities accessible to the development.
[1]
Editor's Note: See 53 P.S. § 10503, Subdivision
(11).
C.
The fee authorized under this section shall, upon its receipt by
the Township, be deposited into an interest-bearing account, clearly
identifying the specific recreation facilities for which the fee was
received. Interest earned on such accounts shall become funds of that
account. Funds from such accounts shall be expended only in properly
allocable portions of the cost incurred to construct the specific
recreation facilities for which the funds were collected.
D.
Upon request of any person who paid any fee under this section, the
Township shall refund such fee, plus interest accumulated thereon
from the date of payment, if the Township has failed to utilize the
fee paid for the purposes set forth in this section within three years
from the date such fee was paid.
A.
General purpose.
(1)
The Board of Supervisors finds that 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.
(2)
No changes shall be made in the contour of the land; no grading,
excavating, removal or destruction of the topsoil, trees or other
vegetation 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 Westmoreland County
Soil and Water Conservation District or there has been a determination
by the above entities that such plans are not necessary.
(3)
No subdivision or land development plan shall be approved unless:
(a)
There has been an erosion and sedimentation control plan approved
by the Planning Commission and the County Conservation District 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 improvement;
or
(b)
There has been a determination by the Planning Commission that
a plan for minimizing erosion and sedimentation is not necessary.
(4)
Where not specified in this chapter, measures used to control erosion
and reduce sedimentation shall, as a minimum, meet the standards and
specifications of the County Soil and Water Conservation District.
The Township Engineer or other officials designated shall ensure compliance
with the appropriate specifications, copies of which are available
from the Soil and Water Conservation District.
B.
Performance principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
(1)
A stripping of vegetation, regrading or other development shall be
done in such a way that will prevent all but minor erosion.
(2)
Development plans shall preserve salient natural features, keep cut-fill
operations 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.
(3)
Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
(4)
The disturbed area and the duration of exposure shall be kept to
a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as practicable.
(6)
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
(7)
The permanent final vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
(8)
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary, the rate of surface water runoff will
be structurally retarded.
(9)
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.
C.
Grading for erosion and other environmental controls. In order to
provide suitable sites for building and other uses, provide surface
drainage and control erosion, the following requirements shall be
met:
(1)
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 § 223-24F and as approved in the final plan and installed after housing construction is completed as outlined in § 223-24.
(2)
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 from these areas.
(3)
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
(4)
Fills placed adjacent to watercourses shall have suitable protection
against erosion during periods of flooding.
(5)
During grading operations, necessary measures for dust control shall
be exercised.
(6)
Grading equipment will not be allowed to enter into flowing streams.
Provisions will be made for the installation of temporary or permanent
culverts or bridges.
D.
Responsibility.
(1)
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 their expense as quickly as possible.
(2)
Maintenance of all erosion and sedimentation control facilities during
the construction and development period is the responsibility of the
land developer or subdivider.
(3)
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 right-of-way during
the pendency of the activity to return it to its original or equal
condition after such activity is completed.
(4)
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.
E.
F.
Stream channel construction. Stream channel construction shall conform
to criteria established by the Pennsylvania Department of Environmental
Protection.
B.
Purpose. The specific purposes of these special provisions are to:
(1)
Regulate the subdivision or development of land within any designated
floodplain area in order to promote the general health, welfare and
safety of the community.
(2)
Require that each subdivision lot in flood-prone areas be provided
with a safe building site with adequate access; and that public facilities
which serve such uses be designed and installed to preclude flood
damage at the time of initial construction.
(3)
Prevent individuals from buying lands which are unsuitable for use
because of flooding by prohibiting the improper subdivision or development
of unprotected lands within the designated floodplain districts.
C.
Abrogation and greater restrictions. To the extent that this section
imposes greater requirements or more complete disclosure than any
other provisions of this chapter, in any respect, or to the extent
that the provisions of this section are more restrictive than such
other provisions, it shall control such other provisions of this chapter.
D.
Disclaimer of municipal liability. The grant of a permit or approval
of a plan for any proposed subdivision or land development to be located
within any designated floodplain area shall not constitute a representation,
guarantee or warranty of any kind by the Township or by any official
or employee thereof of the practicability or safety of the proposed
use and shall create no liability upon the Township, its officials,
employees or agents.
E.
Application procedures and requirements.
(1)
Preapplication procedures.
(a)
Prior to the preparation of any plans, it is suggested that
prospective developers consult with the Pennsylvania Department of
Environmental Protection concerning soil suitability when on-site
sewage disposal facilities are proposed.
(b)
Prospective developers shall consult the Westmoreland County
Conservation District representative concerning erosion and sediment
control and the effect of geologic conditions on the proposed development.
At the same time, a determination should be made as to whether or
not any flood hazards either exist or will be created as a result
of the subdivision or development.
(2)
Preliminary plan requirements. The following information shall be
required as part of the preliminary plan and shall be prepared by
a registered engineer or surveyor:
(a)
Name of engineer, surveyor or other qualified person responsible
for providing the information required in this section.
(b)
A map showing the location of the proposed subdivision or land
development with respect to any designated floodplain area, including
information on, but not limited to, the one-hundred-year flood elevations,
boundaries of the floodplain area or areas, proposed lots and sites,
fills, flood or erosion protective facilities and areas subject to
special deed restrictions.
(c)
Where the subdivision or land development lies partially or
completely within any designated floodplain area or where the subdivision
or land development borders on a floodplain area, the preliminary
plan map shall include detailed information giving the location and
elevation of proposed roads, public utilities and building sites.
All such maps shall also show contours at intervals of five feet and
shall identify accurately the boundaries of the floodplain areas.
(d)
Such other information as is required by this chapter.
(3)
Final plan requirements. The following information shall be required
as part of the final plan and shall be prepared by a registered engineer
or surveyor:
(a)
All information required for the submission of the preliminary
plan incorporating any changes requested by the Board of Supervisors.
(b)
A map showing the exact location and elevation of all proposed
buildings, structures, roads and public utilities to be constructed
within any designated floodplain area. All such maps shall show contours
at intervals of five feet within the floodplain area and shall identify
accurately the boundaries of the flood-prone areas.
(c)
Submission of the final plan shall also be accompanied by all
required permits and related documentation from the Department of
Environmental Protection and any other commonwealth agency or local
municipality where any alteration or relocation of a stream or watercourse
is proposed. In addition, documentation shall be submitted indicating
that all affected adjacent municipalities have been notified in advance
of the proposed alteration or relocation. The Department of Community
Affairs and the Federal Insurance Administration shall also be notified
in advance of any such proposed activity and proof of such notification
shall be submitted in advance of the Planning Commission meeting at
which such plan is to be considered.
F.
Design standards and improvements in designated floodplain areas.
(1)
General.
(a)
Where not prohibited by this chapter or any other laws or ordinances,
land located in any designated floodplain area may be platted for
development with the provision that the developer construct all buildings
and structures to preclude flood damage in accordance with this chapter
and any other laws and ordinances regulating such development.
(b)
No subdivision or land development, or part thereof, shall be
approved if the proposed development or improvements will, individually
or collectively, increase the one-hundred-year flood elevation more
than one foot at any point.
(c)
Building sites for residences or any other type of dwelling or accommodation shall not be permitted in any floodway area. Sites for these uses may be permitted outside the floodway area in a floodplain area if the lowest floor (including basement) is elevated to the regulatory flood elevation. If fill is used to raise the elevation of a site, the fill area shall extend laterally for a distance of at least 15 feet beyond the limits of the proposed structures and access shall meet the requirements of Subsection F(3), below.
(d)
Building sites for structures or buildings other than for residential uses shall not be permitted in any floodway area. Sites for such structures or building outside the floodway in a floodplain area shall be protected as provided for in Subsection F(1)(c), above. However, the Planning Commission may recommend the subdivision or development of areas or sites for commercial and industrial uses at an elevation below the regulatory flood elevation if the developer otherwise protects the area to that height or assures that the buildings or structures will be flood-proofed to the regulatory flood elevation.
(e)
If the Planning Commission determines that only a part of a
proposed plat can be safely developed, it shall limit development
to that part and shall require that development proceed consistent
with this determination.
(f)
When a developer does not intend to develop the plat himself
and the Planning Commission determines that additional controls are
required to ensure safe development, it may require the developer
to impose appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded plat.
(2)
Drainage facilities.
(a)
Storm drainage facilities shall be designed to convey the flow
of surface waters without damage to persons or property. The system
shall ensure drainage at all points along streets and provide positive
drainage away from buildings and on-site waste disposal sites.
(b)
Plans shall be subject to the recommendations of the Planning
Commission and approval of the Board of Supervisors. The Planning
Commission may require a primary underground system to accommodate
frequent floods and a secondary surface system to accommodate larger,
less frequent floods. Drainage plans shall be consistent with local,
county and regional drainage plans. The facilities shall be designed
to prevent the discharge of excess runoff onto adjacent properties.
(3)
Streets and driveways. The finished elevation of proposed streets
and driveways shall not be more than one foot below the regulatory
flood elevation. Profiles and elevations of streets and driveways
to determine compliance with this requirement and as required by other
provisions of this chapter shall be submitted with the final plan.
Drainage openings shall be sufficient to discharge flood flows without
unduly increasing flood heights.
(4)
Sewer facilities. All sanitary sewer systems located in any designated
floodplain area, whether public or private, shall be flood-proofed
up to the regulatory flood elevation and be installed in accordance
with PADEP regulations.
(5)
Water facilities. All water systems located in any designated floodplain
area, whether public or private, shall be flood-proofed up to the
regulatory flood elevation.
(6)
Other utilities and facilities. All other public or private utilities
and facilities, including gas and electric, shall be elevated or flood-proofed
up to the regulatory flood elevation.
