(A) Monumentation.
(1) Prior to the release of the financial guarantee for completion of improvements as required by§ 153.030, the developer shall place substantial monumentation in accordance with the current version of the Manual of Practice for Professional Land Surveyors in the commonwealth at all property corners of lots and all points where lot lines intersect curves, both front and rear, and all points of curve tangency on all road right-of-way and property lines. Boundary monuments found on the parent tract or exterior boundary of the tract to be subdivided during the retracement survey process, that are found to be in their relative correct position, shall not be disturbed; however, said found boundary monuments shall be referenced (as to: material, size, shape and condition) on the final subdivision plan to be recorded.
(2) Monuments should be set after the completion of roadway grading activities in major subdivisions.
(3) Monuments shall be set prior to final plan approval in minor subdivisions.
(B) Streets. All streets shall be graded to the full width of the right-of-way, surfaced and improved to grades and dimensions shown on the plans, profiles and cross-sections submitted by the subdivides and accepted by the Township Engineer, in subdivisions where sidewalks are not required, the sidewalk areas shall be graded in the same manner as if sidewalks were to be constructed.
(1) Streets shall be graded, surfaced and improved to the dimensions required by the cross-sections. Pavement base and wearing surface shall be constructed according to the specifications as contained in § 155.067.
(2) Prior to placing street surface, adequate subsurface drainage for the streets and all utilities under the streets shall be provided by the subdivides upon the completion of the street improvements. Respective plans and profiles as built shall be filed with the township.
(C) Curbs. Curbs shall be required on new streets in subdivisions which have a typical lot width of interior lots at the building setback lines of less than 100 feet, in all high-density subdivisions and for land developments. Curbs may also be required in any subdivision in which the lot areas or lot widths exceed 100 feet when the center-line street grade of any street exceeds 3%. In such cases curbs or other drainage controls shall be installed to properly control surface damage and protect the streets from erosion. The curbing requirement may be waived at the discretion of the township, upon the request and justification by the applicant and after a recommendation of the Township Planning Commission. When the requirement is waived, grass-lined swales or rock-lined ditches shall be required. Curbs shall be as specified in § 155.067. All curbs shall be depressed at intersections to sufficient width to accommodate the requirements of the handicapped. The depression shall be in line with sidewalks where provided.
(D) Sidewalks.
(1) Sidewalks shall be provided where streets of a proposed subdivision are extensions of existing streets having a sidewalk on one or both sides. Sidewalks shall also be provided when considered necessary by the Township Supervisors for the protection of the public or whenever it is determined that the potential volume of pedestrian traffic or safety conditions creates the need for them, based on the recommendation of the Township Planning Commission. Sidewalks shall be provided on all streets and parking areas located within multi-family and apartment developments and for land developments as noted in Section 110-60D(3).
(2) When sidewalks are required, they shall meet the following standards.
(a) Sidewalks shall be located within the street right-of-way, one foot from the right-of-way line, and shall be a minimum of four feet wide, except along collector and arterial streets and in the vicinity of shopping centers, schools, recreation areas and other community facilities, where they shall be a minimum of five feet wide.
(b) Generally, a grass planting strip should be provided between the curb and sidewalk.
(c) Sidewalks shall be at least four inches thick, and shall be made of Class A concrete as specified in PennDOT Publication 408, § 704, and installed in accordance with PennDOT Publication 408, § 676, except that aggregate for bed shall be a four-inch deep foundation and concrete shall be broom finished. At the discretion of the township, pervious concrete or similar type paving that would promote infiltration and reduce runoff may be considered.
(d) Where unusual or peculiar conditions prevail with respect to prospective traffic and/or safety of pedestrians, the Township Supervisors may require different standards of improvements than those set forth in the previous subsections. Crosswalks may be required when deemed necessary by the Township Supervisors and as noted in § 155.068.
(e) Handicap-accessible ramps shall be provided on all sidewalks at street intersections. Maximum gradient of an accessible ramp shall be 12 to one (8.33%). Depressed curb shall be installed at ramp so as to create a lip of no greater than one-half inch. Ramps shall be concrete as specified in division (D)(2)(c) above with a nonslip finish.
(f) Maximum slope of banks measured perpendicular to the centerline of the street should be three to one for fills and two to one for cuts.
(E) Sanitary sewers.
(1) The method of sanitary waste disposal in a proposed subdivision shall be determined by the township. Generally, where a public sanitary sewer system is within 1,000 feet of, or where plans approved by the governing bodies provide for the installation of such public sanitary sewer facilities to within 1,000 feet of the proposed subdivision, and the capacity exists to serve the proposed subdivision, the subdividers shall provide the subdivision with a complete sanitary sewerage system to be connected to the existing or proposed public sanitary sewerage system. The system shall be designed by a registered professional engineer and meet the requirements of the State Department of Environmental Protection and the respective municipal authority.
(2) To aid the Township Supervisors in making their decision upon the best method of sanitary waste disposal within a proposed subdivision, the subdividers shall submit, accompanying the preliminary plan application, two copies of the sewage planning module and a copy of the transmittal letter to the DEP which accompanied the planning module submission.
(3) In cases where no municipal sewer system is available under the conditions stated previously, a decision shall be made as to which of the following methods of sewage disposal best meets the needs of the proposed subdivision: a community disposal system; an interim treatment plant; individual on-lot septic tanks; or other satisfactory methods of sewage waste disposal. The township shall recommend the most suitable type of sewage disposal in consideration of the results of the sewage planning module, the individual site characteristics of the proposed subdivision and both the short-range (five to ten years) water and sewer program and the long-range (20 years) water and sewer plan for the township. Regardless of the method of sewage disposal chosen, the system must meet the requirements of the State Sewage Facility Act 537, as amended,13 and other applicable local, state and federal regulations. Where required, a DEP sewage planning module approval shall be obtained prior to township plan approval authorizing construction.
(4) Upon completion of the sanitary sewer system, community disposal system and/or interim treatment plant, one copy of as-built drawings shall be filed with the township and one copy shall be filed with the respective municipal authority.
(F) Water.
(1) Where a municipal water supply system is within 1,000 feet of, or where plans approved by the governing body or private water company provide for the installation of municipal water supply facilities to within 1,000 feet of the proposed subdivision, and the capacity exists to serve the proposed subdivision, the subdivision shall be provided with a complete water main supply system which shall provide for firefighting flow rates recommended by the National Fire Protection Association and be connected to the municipal water supply. The system shall be designed by a registered professional engineer. The system design shall be approved by the municipal authority or utility company providing service. Evidence of issuance of permits from the State Department of Environmental Protection, when such permits are required, shall be presented to the Township Supervisors prior to approval of plans authorizing construction.
(2) If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence that the subdivision or development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the State Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence, in cases where no municipal or community water supply system is available, each lot in a subdivision shall be provided with an individual water supply system in accordance with the minimum standards of the State Department of Environmental Protection.
(3) The plans for installation of the mains of a water supply system shall be prepared for the subdivision with the cooperation of the applicable water supply agency, and accepted by its engineer. A statement of approval from the engineer of the water supply agency to which the subdivision will be connected shall be submitted to the township. Upon the completion of the water supply system, one copy each of the as-built plans for such system shall be filed with the township.
(G) Stormwater management control.
(1) Lots shall be laid out, designed and graded in such a manner as to provide for drainage of surface runoff away from buildings and into the natural drainage system of the area. Stormwater management control improvements, as required by the Township Engineer and any township stormwater management ordinance (Chapter 53), shall be installed and maintained in accordance with the plans submitted by the subdividers or developer and accepted by the Township Engineer.
(2) The improvements shall be designed and constructed to the standards set forth in § 155.073, and any township stormwater management ordinance (Chapter 53). One copy of as-built drawings of stormwater management control systems shall be filed with the township. Under no circumstances shall storm sewers be connected with sanitary sewers.
(H) Off-street parking. Off-street parking shall meet the following standards.
(1) Each proposed dwelling unit in a subdivision shall be provided with two off-street parking spaces. Such off-street parking spaces may be provided as an individual garage, carport and/or driveway, preferably located behind the building line, or in a parking compound adjacent to or near the dwelling units it serves. Driveway and parking compounds shall provide two usable and mud-free parking spaces, each containing 200 square feet.
(2) Nonresidential subdivisions and land developments within the scope of this chapter shall provide mud-free parking areas in conformance with § 155.137.
(I) Stop and street name signs. Stop and street name signs shall be placed at all intersections in conformance with the specifications of the township. They shall be paid for by the subdividers and installed by the township.
(J) Buffer areas. All nonresidential subdivisions and land developments shall include a landscaped buffer area of at least six feet in width along all public roadways and ten feet in width along property lines abutting existing homes and/or homes under construction. In cases where the buffer area abuts homes, at least 50% of the trees and shrubs shall consist of evergreens. Landscaping shall be at least three feet in height and spaced no further than three feet apart at the time of planting, unless an alternate planting plan by a landscape professional is approved by the Board of Supervisors.
(K) Streetlights. In accordance with the conditions to be agreed upon by the subdividers, the Township Supervisors and the appropriate public utility, streetlights are required to be installed in all subdivisions. The subdividers shall be responsible for making the necessary arrangements with the applicable agencies, and whether or not streetlights are initially installed, the subdividers shall be responsible for providing utility easements for future street lighting installations.
(L) Shade trees. All possible efforts should be made by the subdivides to preserve existing shade trees. At the discretion of the township, shade trees of deciduous hardwood type with a minimum caliper of two inches shall be planted between the sidewalk and the building line at least five feet from the sidewalk, or between the curb and sidewalk, provided that the planting strip is a minimum of six feet wide. Preserved shade trees may be included in the buffer areas required under division (J) above.
(M) Fire hydrants.
(1) Fire hydrants shall be provided as an integral part of any water supply system and shall be in accordance with the specifications set forth by the National Fire Protection Association, the local water supply agency and as approved by the respective local volunteer fire company.
(2) The fire hydrants shall be placed at intervals of not more than 1,000 feet and shall contain a minimum of 2, two and one-half-inch outlets and one four-and-one-half-inch bumper outlet, unless specified otherwise by the local fire company, to ensure compatibility with firefighting equipment.
(N) Underground wiring. All electric, telephone and television cable lines shall be placed underground. Electric, telephone and television cables and appurtenances shall be constructed in accordance with the rules, regulations and specifications of the respective utility providers.
(Ord. 2-2011, passed 10-6-2011)
Statutory reference:
Similar provisions, see 35 P.S. §§ 750.1 et seq.