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Township of Allegheny, PA
Westmoreland County
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Table of Contents
Table of Contents
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.
C. 
Proposed land uses shall conform to the Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 250, Zoning.
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.
[1]
Editor's Note: See Ch. 197, Sewers and Water.
(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:
(1) 
All lots shall abut on a street.
(2) 
Lot boundary lines shall be perpendicular to, parallel to or concentric with street lines, as the case may be, except where otherwise allowed by the Planning Commission because of it being desirable or expedient.
(3) 
All lot sizes, setbacks and other regulations shall comply with the current Allegheny Township Zoning Ordinance[2] with respect to each district.
[2]
Editor's Note: See Ch. 250, Zoning.
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.
G. 
Sidewalk and Curb Construction Detail Drawings A2662A, B, C, D, F and G follow Exhibit A herein.[2]
[2]
Editor's Note: Exhibit A and the Sidewalk and Curb Construction Detail Drawings are included at the end of this chapter.
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.
(5) 
Unnatural drainage, drainage from nonnatural sources and street drainage shall not be permitted in open ditches and swales. All such drainage shall be conducted through adequate sized pipe to a natural watercourse as defined in Subsection E(4), above.
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) 
Definitions. As used in this section, the following terms shall have the meanings indicated:
AVERAGE PERCENT SLOPE
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.
STEEP SLOPE
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.
VERY STEEP SLOPES
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.
(3) 
Landslide-prone soils shall be further protected and excavations, cuts and fills shall be regulated as per the current Allegheny Township Grading and Excavating Ordinance.[1]
[1]
Editor's Note: See Ch. 107, Excavations.
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.
(8) 
Minimum lot sizes shall be in accordance with the Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 250, Zoning.
(9) 
Double-frontage lots are prohibited except in accordance with Subsection B(2), above.
(10) 
No residential lots shall be created which front upon an arterial street, as defined in § 223-24A, above.
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.
F. 
Buffer planting requirements. Buffer yard requirements should be as specified in the Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 250, Zoning.
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. 
Compliance with regulations and procedures.
(1) 
The Planning Commission, in its consideration of all preliminary plans of subdivision and land development, shall condition its approval upon the execution of erosion and sediment control measures as contained in Subsections B and C, above.
(2) 
The installation and design of the required erosion and sediment control measures shall be in accordance with standards and specifications of the County Soil and Conservation District.
F. 
Stream channel construction. Stream channel construction shall conform to criteria established by the Pennsylvania Department of Environmental Protection.
A. 
Any and all proposed subdivisions located within a floodplain area shall be subject to all requirements of the current Allegheny Township Floodplain Ordinance[1] and that ordinance is hereby incorporated herein by reference.
[1]
Editor's Note: See Ch. 122, Floodplain Management.
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.