Cumberland County Subdivision and Land Development Review ...
SUBDIVISION AND-LAND DEVELOPMENT...
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SOUTH STRABANE TOWNSEilP ORDINANCE NO. 1 OF 1994 Ai'i'ENDMENTS: ORDINANCE 3 OF 1995 (08-08-95) ORDINANCE 1 OF 1999 (04-27-99) ORDINANCE 6 OF 2000 (09-12-00) SUBDIVISION AND-LAND DEVELOPMENT ORDINANCE FOR THE TOWNSHIP OF SOUTH STRABANE WASHINGTON COUNTY, PA Enacted August 23,1994 With Amendments on Above Dates by the South Strabane Township Board of Supervisors Prepared by: W.V. Kennedy Beaver Falls, PA 15010
Transcript of SUBDIVISION AND-LAND DEVELOPMENT...
SOUTH STRABANE TOWNSEilP
ORDINANCE NO. 1 OF 1994
Ai'i'ENDMENTS: ORDINANCE 3 OF 1995 (08-08-95) ORDINANCE 1 OF 1999 (04-27-99) ORDINANCE 6 OF 2000 (09-12-00)
SUBDIVISION AND-LAND DEVELOPMENT ORDINANCE
FOR THE
TOWNSHIP OF SOUTH STRABANE
WASHINGTON COUNTY, PA
Enacted August 23,1994 With Amendments on Above Dates
by the
South Strabane Township Board of Supervisors
Prepared by: W.V. Kennedy Beaver Falls, PA 15010
. '. 'I'ABT,E OF CONTRNTS
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A R T I C L E I G E N E R A I, - P li 0 V I S I 0 N S
100 Authority 101 Short Title 102 Purposes
ARTICLE I1 CON P LI ANC E AN D A P P&J C A T I 0 N
200 Subj ec t Properties 201 Sale of Lots
ARTICLE 111 DEFINITIONS
300 Interpretation 301 Word Meaning
PHE-APPLICATION CONFERENCE -- ARTICIaE IV
400 Procedures 4 0 1 P l a n s a n d Data
A R T I C L E V PRELININARY PLANS
500 P r o c e d u r e s 501 P l a n s a n d D a t a
F I iv A r, 'P LA N s -- -. ARTICLE V I
600 P r o c e d u r e s 601 P l a n s a n d Pats
ARTICLE V I 1 M I N O R S U D D f V I S J ~ ) ~ J ~
700 Frocedures 701 r l a n s a n d P a t s 7 0 2 Resuhdiviclinq or Replatking 703 C o n v e y a n c e o f Land
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1 ARTICLE V I 1 1 DESIGN STANDARDS
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1 ARTICLE SX
no0 001 802 003 8 0 4 005 806 007 008 009 010
Application of Standards Land Requirements Street Requirements Land Development Requirements Easemefi t s Sidewalks Reserved Areas Street Names and Numbering Access Public Use Areas Vegetation
IMPROVEMENTS
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27 27 27 3 1 33 34 :, 1 34 34 34 35
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900 901 3 0 2 903 904 905 906 907 908 909 910 9 1 1 912 913 914 915
Grading 37 Under Drainage 37 Curbing 38
Sidewalks 39
Street Construction Requirements 38 Street Pavement Specifications 38
40 Street Signs Storm Drainage & Facilities 40 Monuments 4 1
12 Street Trees Recreational Space 42
4 2 Natural Conditions & Erosion Ka tor Supply 4 3
43 Sanitary Sewers Street Lighting Construction Details
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47 ARTICLE X CONDITIONS OF ACCEPTANCE
1000 1001 1002 1003 1004 1005 1006 1007 1008
Performance Requirements Performance Guarantee Release from Improvement Bond Remedies to Effect Completion Maintenance Dond I 1 i ghe r S t a nd a r ds Recording No Responsibility of Township Standards for Open Space
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TABLE OF CONTEN'rS 7~ontinued)
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ARTICLE XI
ARTICLE XI1
ARTICLE XI11
ARTICLE XIV
ARTICLE XV
ARTICLE XVI
MODIFICATIONS
1100 Modifications
AMENDMENTS
1200 Alterations and Changes
APPEALS
1300 Heccnsjderation 1301 Approval Refused
FEES
1400 Fee to Accompany Application
CERTIFICATES, AFFIDAVITS, APPROVALS
1500 Certificates
VIOLATION AND PENALTY
1600 Violations 1601 Severability 1602 Repealer 1603 Effective Date 1604 Enacted
EXHIBITS (at end of text)
EXHIBIT ONE Subdivision Plan Drawing Requirements
EXHIBIT TWO Street Construction Standards
EXHIBIT THREE Minimum Local Access Street Sections
EXHIZIT FOUR Minimum Collector Street Sections
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EXHIBIT FIVE Nonument Standards
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ARTICLE I
GENERAL PROVISIONS
AUTHOR I TY The laws of the Commonwealth of Pennsylvania empower local governments to regulate the subdivision of land. The authority for this function has been established by the General Assembly under the provisions of Act 247-1968, The Pennsylvania Municipalities Planning Code, as amended by Act 170-1988, and subsequent amendments by the Pennsylvania Assembly.
SHORT TITLE This Ordinance shall be known and may be cited as the Subdivision and Land Development Ordinance of the Township of South Strabane, Washington County, Pennsylvania.
PURPOSES This Ordinance has been developed to require basic minimum standards for the development of land, including the subdivision thereof and establishes rules and regulations, definitions, application procedures and permits by which the standards may be carried out. designed to provide f o r :
into separate lots;
These requirements are
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The coordinate(? development of land throughout the Township ;
Assurance that new subdivision-s will be developed consistent with the maintenance of the health, safety and general welfare of the public;
Necessary public facilities in an amount and size commensurate with the needs of the area to be subdivided and the uses to which the land will be devoted ;
Assistance in identification of hazards from flooding, landslides, subsidence or other dangers, by requirements that land subject to such dangers will be made safe f o r its proposed use o r be set aside for uses that will not precipitate dangerous conditions;
Protection of the soil, water and other natural environmental resources of the area from the effects of uncontrolled development practices;
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Coordination of continuing community growth with respect to overall developmenL considerations, such as sewage disposal, water supply, drainage facilities, traffic circulation systems, emergency accessways, retention of open spaces and related factors; and,
Equitable administration of all. subdivision and development proposals throughout the municipality.
Classification of the submission as a major or minor subdivision; or as a site development - either commercial or industrial.
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ART I,C LE 11
COMPLIANCE AND APPLICATION
2 0 0 S U B J E C T PROPERTIES No subdivision or land development of any lot, tract or parcel of land shall be affected; no street, sanitary sewer, storm sewer, water main or other facilities and public utilities in connection therewith shall be constructed, opened or dedicated for public use or travel, or for the common use of occupants of buildings abutting thereon, except in strict conEormance with the provisions of this Ordinance.
201 SALE OF LOTS
No lot in a subdivision shall be sold; no permit to erect any building upon land in a subdivision shall be issued; and no building shall be erected in a subdivision; unless and until a subdivision plan has been approved and recorded, and until the improvements required by the Governing Body in connection therewith have either been constructed or guaxanteed as hereinafter provided.
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ARTICLE I11
DEFINITIONS
300 INTERPRETATION For the purpose of this Ord.inance, certain terms and words used herein shall be interpreted or defined as follows:
A . Words used in the present tense shall include the future.
B. Words used in the singular number shall include the plural.
C. Words used in the plural number shall include the singular .
D. The word "personpi includes a corporation as well as an individual or an association of individuals.
E. The words llshallii and "will" are always mandatory.
F. The word is permissive.
301 WORD MEANING For the purpose of this Ordinance, the following terms shall have the meaning indicated, unless otherwise specifically stated. Words not defined herein shall be observed and applied according to their generally accepted dictionary definitions.
ALLEY - A minor right-of-way providing secondary vehicular access to the side or rear of two or more properties.
BLOCK - An area bounded by streets, utility, railroad, public facility o r other right-of-ways; or easements or other definite barriers.
BUILDING OR STRUCTURE - An independent and detached structure having a roof supported by columns or walls, or resting on its own foundation, including but not limited to principal structures, mobile homes, garages, greenhouses and other accessory buildings.
BUILDING LINE - The line of that face of the building nearest the front line of the lot at the street right-of-way line.
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CARTWAY,(Not r i g h t - o f - w a y ) - T h a t p o r t i o n of t h e t o t a l s t r e e t r i g h t - o f - w a y s u r f a c e d o r o t h e r w i s e p r e p a r e d o r meant f o r v e h i c u l a r u s e . Width i s d e t e r m i n e d from f a c e of c u r b t o f a c e o f c u r b , o r f rom o n e e d g e of d r i v i n g s u r f a c e t o t h e o t h e r edge of d r i v i n g s u r f a c e .
C O M M I S S I O N , PLANNING - The S o u t h S t r a h a n e Township P l a n n i n g Commission a s d u l y a p p o i n t e d by t h e l o c a l Govern ing Body.
COVENANT - An o b l i g a t i o n d e f i n e d by l a w ' o r a g r e e m e n t , t he v i o l a t i o n of which can be r e s t r a i n e d by c o u r t a c t i o n ; t h e s e a r e u s u a l l y s t a t e d i n t he d c e d . P r i v a t e c o v e n a n t s a r e n o t l e g a l l y e n f o r c e a b l e by the Townsh ip .
CUL-DE-SAC - A s t r e e t o p e n t o t r a f f i c and p e d e s t r i a n a c c e s s w i t h o n e end p e r m a n e n t l y t e r m i n a t e d b y a v e h i c u l . a r t u r n a r o u n d .
CLEAR SITE T R I A N G L E - An a r e a of u n o b s t r u c t e d v i s i o n a t a s t r e e t i n t e r s e c t i o n d e f i n e d b y l i n e s of- s i g h t be tween p o i n t s a t a g i v e n d i s t a n c e f r o m t h e i n t e r s e c t i o n of s t r e e t l i n e s .
DEVELOPER - Any p e r s o n , i n d i t i d u a l , firm.- p a r t n e r s h i p , a s s o c i a t i o n , c o r p o r a t i o n , e s t a t e t r u s t o r any o t h e r g r o u p a c t i n g a s a u n i t , who makes o r c a u s e s t o be made, a s u b d i v i s i o n o f l a n d o r a l a n d d e v e l o p m e n t .
EASEMENT - A g r a n t by a p r o p e r t y owner f o r t h e u s e o f l a n d ,
w h i c h i s g i v e n t o p e r s o n s , c o r p o r a t i o n s , o r t h e p u b l i c f o r p u r p o s e s s u c h a s a c c e s s , u t i l i t y p l a c e m e n t o r s i m i l a r a c t i v i t i e s .
ENGINEER - The E n g i n e e r f o r t h e Townsh ip a s o f f i c i a l l y d e s i g n a t e d by t h e Govern ing Body.
FLOODPLAIN - A f l a t or l o w l a n d a r e a s u b j e c t t o i n u n d a t i o n f rom a s t r e a m , r i v e r o r w a t e r c o u r s e ; a n d / o r any a r e a s u b j e c t t o t h e r a p i d a c c u m u l a t i o n of s u r f a c e w a t e r s f rom a n y s o u r c e .
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FRONTAGE - The f r o n t b o u n d a r y l i n e of a l o t f a c i n g a s t r e e t . The f r o n t of a c o r n e r l o t s h a l l be c o n s i d e r e d : on t h e s t r e e t t h a t p a r a l l e l s t h e l o n g d i m e n s i o n of t h e block; on t h e s t r e e t of h i g h e s t u s e c l a s s i f i c a t i o n ; o r , on t h e b a s i s of o r i e n t a t i o n of t h e m a j o r i t y of o t h e r l o t s i n the v i c i n i t y .
G O V E R N I N G BODY - The d u l y e l e c t e d B o a r d of S u p e r v i s o r s of t h e Township of Sou th S t i a b a n e , P e n n s y l v a n i a .
G R O S S ACREAGE - The e n t i r e l a n d d i s t i n g u i s h e d from n e t a c r e a g e .
Wash ing ton County,
a r e a or' a t r a c t , a s i 1 6
HALF STREET - A s t r i p o f l a n d e q u a l - t o or l e s s t h a n o n e - h a l f o f t h e r e q u i r e d r i g h t - o f - w a y s r e s e r v e d or proposed f o r s t r e e t p u r p o s e s a l o n g t h e p r o p e r t y l i n e . ( H a l f s t r e e t s a r e . p r o h i b i t e d e x c e p t t o c o m p l e t e a n o t h e r h a l f s t r e e t ) .
IMPROVEMENTS - Those p h y s i c a l c h a n g e s t o t h e l a n d n e c e s s a r y t o p r o d u c e u s a b l e and d e s i r a b l e l o t s f rom raw a c r e a g e , i n c l u d i n g b u t n o t l i m i t e d t o : g r a d i n g , p a v i n g , c u r b s , g u t t e r s , s t o r m s e w e r s and d r a i n s , improvements t o e x i s t i n g w a t e r c o u r s e s , s i d e w a l k s , c r o s s w a l k s , s t r e e t s i g n s , monuments, water s u p p l y f a c i l i t i e s , s ewage d i s p o s a l f a c i l i t i e s and s t o r m w a t e r c o n t r o l f a c i l i t i e s .
LANEOWNER - The l e g a l o r b e n e f i c i a l owner or owners of l a n d , i n c l u d i n g t h e h o l d e r o f an o p t i o n or c o n t r a c t t o p u r c h a s e ( w h e t h e r or n o t s u c h o p t i o n o r c o n t r a c t is s u b j e c t t o any c o n d i t i o n ) ; a l e s s e e i f he i s a u t h o r i z e d u n d e r t h e l e a s e t o e x e r c i s e t h e r i g h t s of t h e l a n d o w n e r ; or o t h e r p e r s o n s h a v i n g a p r o p r i e t a r y i n t e r e s t i n l a n d .
LAND DEVELOPMENT - The improvement of o n e l o t or two or more c o n t i g u o u s l o t s , t r ac t s or p a r c e l s of l a n d f o r any p u r p o s e i n v o l v i n g : a g r o u p of two or more r e s i d e n t i a l o r n o n r e s i d e n t i a l b u i l d i n g s , w h e t h e r p r o p o s e d i n i t i a l l y or c u m u l a t i v e l y , or a s i n g l e n o n r e s i d e n t i a l b u i l d i n g on a l o t or l o t s r e g a r d l e s s of t he number o f o c c u p a n t s or t e n u r e ; t h e d i v i s i o n or a l l o c a t i o n of l a n d or s p a c e , w h e t h e r i n i t i a l l y o r c u m u l a t i v e l y , be tween o r among two or more e x i s t i n g o r p r o s p e c t i v e o c c u p a n t s by means o f , o r f o r t h e p u r p o s e o f , s t r e e t s , common a r e a s , l e a s e h o l d s , condominiums, b u i l d i n g g r o u p s or o t h e r f e a t u r e s ; o r , a s u b d i v i s i o n o f l a n d .
LOT - A t r a c t o r p a r c e l o f l a n d d e s i g n a t e d f o r conveyance or t r a n s f e r o f o v n e r s h i p , improvement or s a l e , w h e t h e r immedia t e or f u t u r e .
LOT, CORNER - A l o t , a b u t t i n g two o r more s t r e e t s a t t h e i r i n t e r s e c t i o n , on which t h e b u i l d i n g l i n e f o r a l l s t r e e t s must be o b s e r v e d . '
LOT DEPTH - The mean h o r i z o n t a l d i s t a n c e be tween t h e f r o n t lot l i n e and t h e r e a r l o t l i n e .
LOT, DOUBLE FRONTAGE - A l o t t h a t h a s a c c e s s t o a p u b l i c r i g h t - o f - w a y from b o t h t he f r o n t y a r d and back y a r d . Double f r o n t a g e l o t s may be p e r m i t t e d o n l y a s a v a r i a n c e d u e t o u n n e c e s s a r y h a r d s h i p or u n i q u e p h y s i c a l c i r c u m s t a n c e s t h a t a r e n o t c r e a t e d by a n a p p e l l a n t .
LOT, R E V E R S E FRONTAGE - A l o t a b u t t i n g a p u b l i c r i g h t - o f - w a y a l o n g b o t h t h e f r o n t and r e a r y a r d s , h a v i n g a c c e s s t o o n l y one of t he p u b l i c r i g h t - o f - w a y s .
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LOI wlam set out in Section 3U1 is amended to read:
~ ~ R E V I S E D ~ ~ L O T W I D T H
LOT WIDTH - The horizontal distance between side lot lines measured along the front lot line, or in exceptional cases, the average lot width for the entire depth of the propem. (ORDINANCE N O . 1 OF 1999 ADOPTED APRIL 2 7 , 1999)
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MASTER PLAN - An o r d e r l y r e p r e s e n t a t i o n of f u t u r e deve lopmen t p l a n s f o r a p a r c e l wh ich w i l l be d e v e l o p e d by p h a s e s o v e r a p e r i o d o f t i m e . T h i s p l a n i s n o t b i n d i n g and may be rev ised p e r i o d i c a l l y a s d e v e l o p m e n t p l a n s c h a n g e .
MAJOR S U B D I V I S I O N - A s u b d i v i s i o n r e q u i r i n g t h e c o n s t r u c t i o n of p u b l i c o r p r i v a t e i n f r a s t r u c t u r e improvements s u c h a s s t r e e t s , s t o r m s e w e r s o r s a n i t a r y s e w e r s .
MINOR SUBDIVISION - S u b d i v i s i o n s d e v e l o p e d a l o n g e x i s t i n g improved p u b l i c t h o r o u g h f a r c s t h a t r e q u i r e no a d d i t i o n a l s t r e e t s o r s t r e e t o p e n i n g s or r e a l i g n m e n t of e x i s t i n g s t r e e t s ; t h e d i v i s i o n of e x i s t i n g v a c a n t l o t s ; and t h e d i v i s i o n of l o t s c o n t a i n i n g more t h a n o n e p r i n c i p a l s t r u c t u r e f o r t h e p u r p o s e of t r a n s f e r r i n g l e g a l o v n e r s h i p of l o t s o r s t r u c t u r e s and t h e l a n d on which t h e y a r e s i t u a t e d , p r o v i d e d t h a t no new l a n d d e v e l o p m e n t or new s t r e e t s o r r e a l i g n m e n t o f e x i s t i n g s t r e e t s is i n v o l v e d .
MOBILE HOME - A t r a n s p o r t a b l e s i n g l e f a m i l y d w e l l i n g i n t e n d e d f o r permanent o c c u p a n c y , a n o f f i c e , or a p l a c e of a s s e m b l y , c o n t a i n e d i n o n e u n i t , o r i n two u n i t s d e s i g n e d t o be j o i n e d i n t o one i n t e g r a l u n i t c a p a b l e of a g a i n b e i n g s e p a r a t e d f o r r e p e a t e d t o w i n g , t h a t a r r i v e s a t a s i t e c o m p l e t e and r e a d y f a r o c c u p a n c y e x c e p t f o r minor and i n c i d e n t a l unpack ing and a s s e m b l y o p e r a t i o n s , and c o n s t r u c t e d s o t h a t i t may b e used w i t h o u t a p e r m a n e n t f o u n d a t i o n .
MOBILE HOME LOT - A p a r c e l o f l a n d i n a m o b i l e home p a r k , improved w i t h t h e n e c e s s a r y u t i l i t y c o n n e c t i o n s and o t h e r a p p u r t e n a n c e s n e c e s s a r y f o r t h e e r e c t i o n t h e r e o n o f a s i n g l e m o b i l e home, wh ich is d e v e l o p e d and m a i n t a i n e d c o n s i s t e n t w i t h t h e s p e c i f i c r e q u i r e m e n t s of t h e Township f o r s u c h u s e .
M O B I L E HOME P A R K - Any c o n t i g u o u s p a r c e l o r t r a c t of l a n d u n d e r s i n g l e o w n e r s h i p , u s e d o r i n t e n d e d t o be u s e d for t he p l a c e m e n t of two ( 2 ) o r more m o b i l e homes f o r n o n t r a n s i e n t u s e , d e v e l o p e d and m a i n t a i n e d c o n s i s t e n t w i t h t h e s p e c i f i c r e q u i r e m e n t s of t h e Township f o r s u c h u s e .
M O D I F I C A T I O N - A r e l a x a t i o n o r c h a n g e i n t h e p r o v i s i o n s of t h i s O r d i n a n c e t h a t is g r a n t e d by t h e Govern ing Body i n c a s e s where t h e D e v e l o p e r c a n show, t o t h e s a t i s f a c t i o n of t h e Govern ing Body, t h a t t h e l i t e r a l e n f o r c e m e n t of t h e p r o v i s i o n s would e x a c t undue h a r d s h i p b e c a u s e o f p e c u l i a r c o n d i t i o n s p e r t a i n i n g t o t h e l a n d i n q u e s t i o n .
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MONUMENT - A su rvey r e f e r e n c e p o i n t c o n s t r u c t e d and p l aced . a s s p e c i f i e d i n . t h i s O r d i n a n c e .
M U N I C I P A L I T Y - The Township of S o u t h S t r a b a n e , Washington C o u n t y , P e n n s y l v a n i a .
N E T ACREAGE The t o t a l a c r e a g e of a development s i t e minus t he a r e a s u t i l i z e d f o r a c c e s s w a y s , o n g r a d e u t i l i t i e s and f a c i l i t i e s , l a k e s , ponds o r s i m i l a r w a t e r s u r f a c e s and p a r k i n g f a c i l i t i e s .
O F F - S I T E SEWER S E R V I C E - A s a n i t a r y sewage c o l l e c t i o n s y s t e m i n which sewage is c a r r i e d f r o m an i n d i v i d u a l l o t o r d w e l l i n g u n i t by a s y s t e m of p i p e s t o a c e n t r a l t r e a t m e n t and d i s p o s a l p l a n t which may be p u b l i c l y o r p r i v a t e l y owned and o p e r a t e d .
O F F - S I T E WATER S E R V I C E - A p o t a b l e w a t e r d i s t r i b u t i o n s y s t e m i n which w a t e r i s c a r r i e d t o i n d i v i d u a l l o t s o r d w e l l i n g . u n i t s by a s y s t e m of p i p e s f r o m a c e n t r a l w a t e r s o u r c e l o c a t e d beyond the l i m i t s of the l o t b e i n g served which may be p u b l i c l y o r p r i v a t e l y owned and o p e r a t e d .
O N - S I T E SEWER S E R V I C E - A s y s t e m of p i p i n g , t a n k s o r o t h e r f a c i l i t i e s s e r v i n g o n l y a - s i n g l e l o t and d i s p o s i n g of sewage i n whole o r i n p a r t i n t o t h e s o i l o r b y a p r o c e s s i n g s y s t e m l o c a t e d on s i t e .
ON-SITE WATER S E R V I C E - A s i n g l e s y s t e m of p i p i n g , t a n k s o r o t h e r f a c i l i t i e s s e r v i n g o n l y a s i n g l e l o t and o b t a i n i n g t h e w a t e r e i t h e r i n whole o r i n p a r t f rom a p r i m a r y source l o c a t e d w i t h i n t h e l i m i t s of t h e l o t b e i n g s e r v e d .
O P E N S P A C E - An unoccupied and undeve loped s p a c e open t o t h e s k y .
P A R K I N G SPACE - For p u r p o s e s of t h i s O r d i n a n c e , o f f - s t r e e t p a r k i n g and l o a d i n g a r e a s s h a l l be d e f i n e d a s f o l l o w s :
A . An o f f - s t r e e t p a r k i n g s p a c e s h a l l be a minimum d imens ion o F . n i n e f e e t w i d e by e i g h t e e n f e e t l o n g ( 9 ' X 18'). Minimum a i s l e w i d t h 2 6 ' between s t a l l s .
E. A r e q u i r e d o f f - s t r e e t l o a d i n g s p a c e s h a l l be a minimum d imens ion of f o u r t e e n f e e t w i d e b y s i x t y f e e t l o n g X 6 0 ' ) .
( 1 4 '
P A T I O - An o u t s i d e s u r f a c e d c o u r t y a r d o r i n n e r a r e a hav ing no r o o f .
9
PLAN, P R E L I M I N A R Y - A t e n t a t i v e s u b d i v i s i o n p l a n of an e n t i r e t r a c t , p r e p a r e d b y a R e g i s t e r e d Land Surv 'eyor , showing a p p r o x i m a t e s t r e e t ; and l o t layout, a s a b a s i s f o r c o n s i d e r a t i o n and r e v i e w p r i o r t o p r e p a r a t i o n o f a f i n a l p l a n .
PLAN, FINAL - A c o m p l e t e and e x a c t s u b d i v i s i o n p l a n , p r e p a r e d b y a R e g i s t e r e d Land S u r v e y o r f o r o f f i c i a l r e c o r d i n g a s r e q u i r e d b y s t a t u t e , t o d e l i n e a t e b o u n d a r i e s , d e f i n e p r o p e r t y r i g h t s , p roposed s t ree ts and a l l o t h e r improvemen t s .
PLAT - T h e map o r p l a n of a s u b d i v i s i o n o r l a n d J a v e l o p m e n t , w h e t h e r p r e l i m i n a r y o r f i n a l .
PUBLIC UTILITY - W i t h i n t h e terms of t h i s O r d i n a n c e , p u b l i c u t i l i t y s h a l l be d e f i n e d t o i n c l u d e g a s , e l ec t r i c , t e l e p h o n e , s e w e r a g e , w a t e r and communica t ion c a b l e services .
RESUBDIVISION OR REPLATTING - The m o d i f i c a t i o n o f a r e c o r d e d s u b d i v i s i o n , i n whole o r i n p a r t , by a r e d e s i g n o f l o t s , s i z e , a r e a o r s t r e e t l a y o u t . ( s u c h a c t i o n r e q u i r e s s u b d i v i s i o n a p p r o v a l . )
RIGHT-OF-WAY - Land reserved f o r u s e a s a s t r e e t , i n t e r i o r w a l k , o r o the r p u b l i c p u r p o s e , and d e d i c a t e d f o r p u b l i c u s e ; a l l m u s t be r e c o r d e d i n t h e Coun ty Recorder of D e e d s O f f i c e - F o r p u r p o s e s o f t h i s O r d i n a n c e , p u b l i c r i g h t - o f - w a y l i n e s s h a l l p r e v a i l o v e r p r i v a t e p a r c e l l i n e s t h a t a r e d e s i g n a t e d a s f a l l i n g w i t h i n t h e p u b l i c r i g h t - o f - w a y . When a l o t a b u t s a r i g h t - o f - w a y of a p u b l i c t h o r o u g h f a r e , a l l a p p l i c a b l e l o t a r e a and l o t r e q u i r e m e n t s s h a l l be computed f rom t h e p u b l i c r i g h t - o f - w a y l i n e .
SETBACK - The minimum d i s t a n c e t h a t a s t r u c t u r e c a n be l o c a t e d f r o m a r i g h t - o f - w a y o r p r o p e r t y l i n e o r a n o t h e r s t r u c t u r e , t h e r e b y c r e a t i n g a r e q u i r e d open s p a c e on a l o t .
SEWAGE ENFORCEMENT OFFICER - The d e s i g n a t e d o f f i c i a l of t h e Township who i s s u e s a n d reviews o n - s i t e sewage p e r m i t a p p l i c a t i o n s and c o n d u c t s such i n v e s t i g a t i o n s and i n s p e c t i o n s as a r e n e c e s s a r y t o imp lemen t t h e P e n n s y l v a n i a Sewage F a c i l i t i e s A c t , a s amended, and t h e R u l e s and R e g u l a t i o n s t h e r e u n d e r .
S I T E DEVELOPMENT PLAN - The p r o p o s e d d e v e l o p m e n t o r improvement of an i n d i v i d u a l l o t i n a commerc ia l o r i n d u s t r i a l l a n d u s e .
STORM WATER MANAGEMENT - A p l a n t o c o n t r o l the i n c r e a s e and c o n c e n t r a t i o n of r u n - o f f o f s t o r m w a t e r c a u s e d by l a n d deve lopmen t o r p r e d e v e l o p e d c o n d i t i o n s .
LO
I #
STREET C L A S S I F I C A T I O N S - The f o l l o w i n g s t r e e t c l a s s i f i c a t i o n s s h a l l a p p l y t o a l l s t r e e t s i n t h e Township:
A .
B.
C.
D .
E.
Expressway - Expressways a r e l i m i t e d a c c e s s f r e e w a y s t h a t c a r r y th rough t r a f f i c be tween major urban c e n t e r s and t o and f r o m . p o i n t s o u t s i d e of a r e g i o n w i t h no i n t e r f e r e n c e .
A r t e r i a l - A r t e r i a l s c a r r y m a j o r movements o f t r a f f i c w i t h i n o r th rough t h e community.
C o l l e c t o r - C o l l e c t o r s c a r r y t he i n t e r n a l t r a f f i c movements w i t h i n t h e Township a n d connec t deve loped a r e a s w i t h t h e a r t e r i a l s y s t e m . s i m u l t a n e o u s l y p r o v i d e s a b u t t i n g p r o p e r t y w i t h r o a d a c c e s s and accommodates l o c a l i n t e r n a l t r a f f i c movements.
The c o l l e c t o r sys t em
L o c a l - Loca l s t r e e t s p r o v i d e access t o i m m e d i a t e l y a d j a c e n t l a n d .
P r i v a t e - Any v e h i c u l a r way t h a t is n o t d e d i c a t e d a s a p u b l i c s t r e e t .
S T R E E T M A I N T E N A N C E - T h e p r o c e d u r e a p p l i e d t o new o r e x i s t i n g s t r e e t s o r s t r e e t s unde r c o n s t r u c t i o n , i n c l u d i n g b u t n o t l i m i t e d t o , r e s u r f a c i n g , r e g r a d i n g , d r a i n a g e improvement , potho.le r e p a i r , d u s t p r e v e n t i o n p r a c t i c e s and snow remova l .
S U B D I V I D E R - t h e owner, o r a u t h o r i z e d a g e n t of t h e owner , of t h e s u b d i v i s i o n .
S U B D I V I S I O N - The d i v i s i o n o r r e d i v i s i o n of a l o t , t r a c t o r p a r c e l of l a n d by any means i n t o two o r more l o t s , t r a c t s , p a r c e l s o r o t h e r d i v i s i o n s of l and i n c l u d i n g changes i n e x i s t i n g l o t l i n e s f o r t h e p u r p o s e , w h e t h e r immedia te o r f u t u r e , f o r l e a s e , p a r t i t i o n b y t h e c o u r t f o r d i s t r i b u t i o n t o h e i r s o r d e v i s e e s , t r a n s f e r of o w n e r s h i p o r b u i l d i n g o r l o t deve lopmen t ; p rov ided however , t h a t t h e d i v i s i o n by l e a s e of l a n d f o r a g r i c u l t u r a l p u r p o s e s i n t o p a r c e l s of more than t e n a c r e s n o t i n v o l v i n g any new s t r e e t o r e a s e m e n t of a c c e s s o r any r e s i d e n t i a l d w e l l i n g s h a l l be exempted . ( I n c l u d e s b o t h ma jo r and minor s u b d i v i s i o n s . )
T O P O G R A P H I C MAP - A map showing ground e l e v a t i o n s by c o n t o u r l i n e s , and t h e l o c a t i o n of i m p o r t a n t n a t u r a l , manmade and o t h e r f e a t u r e s .
U N I T , DWELLING - A b u i l d i n g o r p o r t i o n t h e r e o f p r o v i d i n g c o m p l e t e housekeep ing f a c i l i t i e s f o r o n e i n d i v i d u a l o r one f a m i l y .
1 1
USE - The p u r p o s e o r a c t i v i t y f o r w h i c h t h e l a n d o r b u i l d i n g i s d e s i g n e d , a r r a n g e d o r i n t e n d e d ; o r f o r which i t i s o c c u p i e d or m a i n t a i n e d .
Y A R D , FRONT - A y a r d e x t e n d i n g a c r o s s t h e full w i d t h of t h e l o t , u n o c c u p i e d o t h e r t h a n b y s t e p s , w a l k s , t e r r a c e s , d r i v e w a y s , lamp p o s t s and s i m i l a r i m p r o v e m e n t s , t h e d e p t h of which is the l e a s t d i s t a n c e b e t w e e n t h e f r o n t l o t 1.!ne a t t h e r i g h t - o f - w a y l i n e ar,d t h e b u i l d i n g l i n e .
Y A R D , REAR - A y a r d e x t e n d i n g a c r o s s t h e f u l l w i d t h o f t h e l o t b e t w e e n t he r e a r of the ' p r i n c i p a l b u i l d i n g an2 t h e r e a r l o t l i n e , u n o c c u p i e d o t h e r t h a n b y s t e p s , w a l k s , t e r r a c e s , d r i v e w a y s , lamp posts a n d s i m i l a r improvements.
Y A R D , S I D E - A y a r d b e t w e e n t h e p r i n c i p a l s t r u c t u r e and t he s i d e l o t l i n e , e x t e n d i n g f rom t h e f r o n t y a r d , o r f r o m t h e f r o n t l i n e where no f r o n t y a r d is r e q u i r e d , t o t h e r e a r y a r d . The w i d t h of t h e r e q u i r e d s i d e y a r d is measu red h o r i z o n t a l l y a t n i n e t y ( 9 0 ) d e g r e e s w i t h t h e s i d e l o t l i n e , f rom t h e n e a r e s t p a r t of t h e p r i n c i p a l b u i l d i n g .
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ARTICItE IV
PRE-AP P LI CATION CONFERENCE - -
400 PROCEDURES' The pre-application conference is provided as an informal session to provide information prior to preparation of formal application documentation and shall be optional at the discretion of the Subdivider.
A . Prospective Subdividers shall arrange a preapplication conference with the Township Planning Commission to determine the practical and legal feasibility of the proposed project prior to the development of formal preliminary plan preparation. An appointment shall be made at least seven (7) days prior to the Commission's regular meeting date. No fee shall be required for said conference.
B. Subdividers shall present all information and data, as required by this Ordinance, for review and discussion with the Planning Commission.
C. In assessing the suitability of the plan, the Planning Commission shall consider the Township's Comprehensive Plan and any other appropriate plans.
to health, safety and welfare. Land subject to flooding, slides due to soil type or slope or excavation, excessive erosion, improper drainage, mine subsidence problems, or land unsuited for on-site sewage disposal shall be deemed hazardous and shall require a specific demonstration of measures to remove the identified hazard producing condition.
I
D. Consideration s h a l l also be given to possible hazards
401 PLANS AND DATA Submission of the following information at the preapplication conference is recommended:
A. General -- -- Informatip2 - A general description of existing covenants, land characteristics, the availability of community facilities and utilities. Also, information relating to the proposed subdivision, such as the appropriate number of lots, typical lot width and depth, commercial areas, playgrounds, park areas, other public areas, proposed protective covenants, proposed utility and street improvements.
13
B. T o D o q r a p h i c a n d L o c a t i o n Map - E x i s t i n g U.S.G.S. Q u a d r a n g l e S h e e t o r o t h e r a c c e p t a b l e map i n s u f f i c i e n t d e t a i l t o show t h e l o c a t i o n and t o p o g r a p h i c f e a t u r e s of t h e s i t e .
C. S k e t c h P l a n - A s i m p l e s k e t c h o f t h e t r a c t b o u n d a r i e s , p r o p o s e d l a y o u t o f s t r e e t s , l o t s , s i g n i f i c a n t t o p o g r a p h i c m o d i f i c a t i o n s c o n t e m p l a t e d , and o t h e r f e a t u r e s i n r e l a t i o n t o e x i s t i n g c o n d i t i o n s .
T i m i n q - A p r o j e c t e d t i m e t a b l e f o r d e v e l o p m e n t o f t h e p r o j e c t , i n c l u d i n g t h e a n t i c i p a t e d s c h e d u l e of p r o j e c t p h a s i n g .
D. i E. - F e e - N o f e e s h a l l be c h a r g e d f o r t h e P r e - A p p l i c a t i o n
C o n f e r e n c e .
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ARTICLE V
PRELIM1 NARY PLANS
500 P R O C E D U R E S
A . A w l i c a - t i o n - F o l l o w i n g t h e ( o p t i o n a l ) p r e a p p l i c a t i o n c o n f e r e n c e , t h e S u b d i v i d e r s h a l l p r e p a r e and s u b m i t to t h e Township P l a n n i n g Commission, b y d e l i v e r y t o t h e Township Manager a t l e a s t t e n ( 1 0 ) c a l e n d a r d a y s p r i o r t o t h e r e g u l a r mon th ly m e e t i n g of t h e P l a n n i n g Commiss ion , cop ie s of t h e p r e l i m i n a r y p l a n s of t h e t o t a l l a n d t o be ( * ) u l t i m a t e l y d e v e l o p e d , t o g e t h e r w i t h payment of fees t o c o v e r r e q u i r e d reviews and r e p o r t s . The number of c o p i e s to be f i l e d and t he f e e s s h a l l be s p e c i f i e d b y t h e P l a n n i n g Commission. A p p l i c a n t s s h a l l d e l i v e r c o p i e s and r e q u i r e d f e e s t o t h e Wash ing ton Coun ty P l a n n i n g Commission f o r a review and r e p o r t . The Townsh ip s h a l l n o t a p p r o v e s u c h a p p l i c a t i o n u n t i l t h e County r e p o r t is r e c e i v e d , o r u n t i l t h e e x p i r a t i o n of t h i r t y (30) d a y s from t h e d a t e the a p p l i c a t i o n w a s fo rwarded t o t h e County .
B. P l a n n i n q Commission Review - The Township P l a n n i n g Commission s h a l l review the p l a n s u b m i t t e d c o v e r i n g t h e r e q u i r e m e n t s of t h i s O r d i n a n c e p o i n t by p o i n t , and may c o n s u l t w i t h the Township E n g i n e e r and o t h e r o f f i c i a l s a s a p p r o p r i a t e .
c . Planning-COmmisSion A c t i o n - The P l a n n i n g Commission s h a l l n o t i f y t h e S u b d i v i d e r of t h e s c h e d u l e d m e e t i n g P l a c e , d a t e , t i m e and agenda i f t h e p l a n is t o be r ev iewed a t a l a t e r d a t e . W i t h i n t h i r t y (30) d a y s f o l l o w i n g t h e review m e e t i n g , t h e P l a n n i n g Commission s h a l l s u b m i t a w r i t t e n r e p o r t t o t h e Govern ing Body recommending a p p r o v a l , c o n d i t i o n a l a p p r o v a l or d i s a p p r o v a l , e a c h w i t h r e a s o n s f o r t h e a c t i o n . I f t h e P l a n n i n g Commission r e q u e s t s a d d i t i o n a l d a t a O r p l a n c h a n g e s a s c o n d i t i o n s p r e c e d e n t t o a p p r o v a l , t h e S u b d i v i d e r may, i n l i e u o f h a v i n g a d i s a p p r o v a l o r c o n d i t i o n a l a p p r o v a l s e n t t o t h e Govern ing B o d y , r e q u e s t a n o t h e r review m e e t i n g to p r o v i d e t h e r e q u e s t e d d o c u m e n t a t i o n . The S u b d i v i d e r s h a l l s u b m i t t he r e q u e s t t o t h e P l a n n i n g C o m m i s s i o n i n w r i t i n g w i t h i n f i f t e e n ( 1 5 ) w o r k i n g d a y s (Monday t h r o u g h F r i d a y - h o l i d a y s e x c l u d e d ) of t h e i n i t i a l review m e e t i n g and s h a l l f u r t h e r a g r e e i n w r i t i n g t o a n e x t e n s i o n of t h e o r i g i n a l n i n e t y ( 9 0 ) day review p e r i o d , i f r e q u e s t e d b y t h e P l a n n i n g Commission.
( * ) See S e c t i o n 501-D8k
1 5
D. A c t i o n of t h e G o v e ~ n i n q Body - The Govern ing Body s h a l l a c t on t h e p r e l i m i n a r y plal-i and n o t i f y t h e S u b d i v i d e r w i t h i n n i n e t y ( 9 0 ) d a y s of t h e r e g u l a r m e e t i c g of t h e P l a n n i n g Commission n e x t f o i i o w i r ? g t h e d a t e t h e a p p l i c a t i o n is f i l e d . The G o v e r n i n g Body s h a l l s t a t e i t s a p p r o v a l , c o n d i t i o n a l a p p r o v a l o r d i s a p p r o v a l , g i v i n g r e a s o n s f o r e a c h , and s h a l l n o t i f y t h e S u b d i v i d e r by c e r t i f i e d o r by r e g i s t e r e d m a i l . I€ approved o r c o n d i t i o n a l l y a p p r o v e d , t h e a u t h o r i z a t i o n t o s u b m i t a f i n a l p l a n s h a l l be i n c l u d e d w i t h t h e n o t i f i c a t i o n .
E . N a t u r e of Approva l - Approva l of a p r e l i m i n a r y p l a n s h a l l n o t c o n s t i t u t e a p p r o v a l o f a f i n a l ' p l a n , b u t r a t h e r a n e x p r e s s i o n of a p p r o v a l o f t h e l a y o u t s u b m i t t e d on t h e p r e l i m i n a r y p l a n a s a g u i d e t o t h e p r e p a r a t i o n of the f i n a l p l a n . ( S e e S e c t i o n 6 0 0 A )
1 1 1 1 I I: 8
501 P L A N S AND DATA All a p p l i c a t i o n s for p r e l i m i n a r y p l a n a p p r o v a l s u b m i t t e d t o t h e Township P l a n n i n g Commission s h a l l i n c l u d e , b u t n o t be l i m i t e d t o , t he f o l l o w i n g i n f o r m a t i o n :
A. The p r e l i m i n a r y p l a n s h a l l be drawn a t a s c a l e of o n e i n c h e q u a l s 100 f e e t o r g r e a t e r d e t a i l .
E. E x i s t i n g l a n d u s e s , c u r r e n t z o n i n g c l a s s i f i c a t i o n s , and a d j a c e n t l a n d o w n e r s s h a l l be shown f o r t h e s u b j e c t p r o p e r t y a n d c o n t i g u o u s l a n d a r e a s .
C . A l o c a t i o n map s h a l l be i n c l u d e d which r e l a t e s t h e d e v e l o p m e n t s i t e t o c o n t i g u o u s a r e a s of t h e communi ty , h ighway s y s t e m s a n d o t h e r s i g n i f i c a n t d e v e l o p m e n t s .
P. D. The p l a n s h a l l show o r be accompan ied by t h e f o l l o w i n g :
1. D r a f t o f p r o t e c t i v e c o v e n a n t s , i f any .
2 . T i t l e t o i n c l u d e :
a . Name by w h i c h t h e s u b d i v i s i o n w i l l be r e c o r d e d .
b. L o c a t i o n b y m u n i c i p a l i t y , c o u n t y and s t a t e .
C . Names and a d d r e s s e s of t h e owner o r o w n e r s .
d . Name and s e a l of t h e R e g i s t e r e d Land S u r v e y o r who p r e p a r e d t h e p l a n .
e . N o r t h p o i n t , d a t e and g r a p h i c s c a l e .
3 . E x i s t i n g easements, t h e i r l o c a t i o n , w i d t h and d i s t a n c e .
1
16
4 . C o n t o u r s s h a l l be shown a t v e r t i c a l i n t e r v a l s of t w e n t y ( 2 0 ) f e e t . C o n t o u r d a t a of g r e a t e r d e t a i l may b e r e q u i r e d f o r l a n d a r e a s w i t h s l o p e of f i v e p e r c e n t (5%) o r l e s s . C o n t o u r l i n e s must e x t e n d a s u f f i c i e n t d i s t a n c e on a l l s i d e s of t h e p r o p e r t y p e r i m e t e r t o d e t e r m i n e a 3 j a c e n t t o p o g r a p h i c i n f l u e n c e s .
5 . Datum t o which c o n t o u r e l e v a t i o n s r e f e r .
6 . Bench marks.
7 . E x i s t i n g p h y s i c a l f e a t u r e s t o i n c l u d e :
a . W a t e r c o u r s e s , c u l v e r t s , b r i d g e s and d r a i n s .
b. B u i l d i n g s , s e w e r s , wa te r m a i n s and f i r e h y d r a n t s , wa te r w e l l s a n d s e p t i c f a c i l i t i e s .
c. S t r e e t s on o r a d j a c e n t t o t h e t r a c t , i n c l u d i n g name, r i g h t - o f - w a y w i d t h s and c a r t w a y w i d t h s .
d . Te lephone c o n d u i t l i n e , e l e c t r i c power t r a n s m i s s i o n l i n e s , p e t r o l e u m p r o d u c t l i n e s and o t h e r s i g n i f i c a n t manmade f e a t u r e s .
8 . P roposed improvements s h a l l i n c l u d e ( i n s c a l e d i m e n s i o n s ) :
a . L o c a t i o n , name and w i d t h of a l l p r o p o s e d
b. A l l r i g h t - o f - w a y s , e a s e m e n t s and t h e p u r p o s e s
s t r e e t s and paved c a r t w a y s .
f o r which t h e y a r e t o be e s t a b l i s h e d .
c. L o t l i n e s of a i l p a r c e l s .
d . B u i l d i n g l i n e s .
e . R e s e r v a t i o n s o f ground f o r p u b l i c o r common u s e .
f . G e n e r a l d r a i n a g e p l a n f o r s t o r m w a t e r t o i n c l u d e p r o p o s e d f l o w of s t o r m w a t e r i n r e l a t i o n t o n a t u r a l c h a n n e l s .
g. A p l a n of p r o p o s e d d o m e s t i c w a t e r d i s t r i b u t i o n s y s t e m s .
h . A p l a n of t h e p r o p o s e d s a n i t a r y s e w e r a g e s y s t e m o r a p l a n , where r e q u i r e d , showing t h e t y p e of o n - l o t sewage d i s p o s a l f a c i l i t i e s . T h i s p l a n s h a l l be i n a c c o r d a n c e w i t h t h e " P e n n s y l v a n i a Sewage F a c i l i t i e s A c t i i ( A c t 537), a s amended.
17
i. Proposed land use of the improvements.
j. Names and addresses of abutting property owners.
k. Where the preliminary plan covers only a part of the Subdivider's entire holding, a sketch shall be submitted of the prospective street layout of the remainder of the 1anc ' .
E. The Subdivider shall provide such additional information as may be required by the Plznniny Commission or Governing Body to more fully evaluate the proposed subdivision and its effect on adjacent property or the Township as a whole. Such information may include:
1. Street profiles showing existing ground elevations and proposed centerline street.grades.
2. Subsurface condition of the tract.
3: Typical cross sections of roadways and sidewalks.
4 . Sizes of water pipes and location of valves and fire hydrants.
5 . Location of manholes, invert elevations, grades and sizes of sanitary sewers.
6. If the proposed subdivision, or a part thereof,, is located in a designated flood plain, base flood -elevation data shall be contained in the plan.
7. If the proposed subdivision is located in or within proximity to a wetlands area, plans and measures for the protection of said area shall be included as a part of the application for subdivision approval.
8. The size, location and use of structures on adjacent lands within 25 feet of the proposed subdivision shall be shown in all instances where public right-of-ways or private accessways are contemplated along or within 25 feet of the perimeter of the subdivision.
9. Report on erosion control and. related factors after consultation with the Washington County Soil Conservation District.
F. The Subdivider shall pay the cost of planning, engineering and related professional and technical assistance and studies determined necessary by the Planning Commission and/or Governing Body.
c
18
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ARTICLE VI
FINAL PLANS (Final Subdivision Plan or Final Site Plan Approval)
600 PROCEDURES
A.
B.
C.
Application - Approval of a Preliminary Plan shall be prerequisite to the filing of a Final Plan with the Tow'nship Planning Commission, except that the requirement for a preliminary plan approval may be waived following a pre-aFplication conference (See Article IV) provided that: (1) the subdivision plan complies with the definition for a Minor Subdivision; or (2) the Subdivider does not contemplate further subdivision of the parcel, submits a scale drawing-of the entire >arcel which delineates the areas to be subdivided, and complies with all requirements for final plans and includes information required in Section 501 of this Ordinance.
Reviews and-&pErovals - The filing of final plans by the Subdivider and official reviews shall follow the same requirements and procedures as the requirements for preliminary plans as cited in Article V, Section 500A, B and C of this Ordinance.
Action of &h_e-_G_overninq Body - The Governing Body shall render its decision on the final plan and communicate its decision to the Subdivider not later than 'ninety (90) days following the regular meeting of the Planning Commission next following the date of application filing.
1.
2.
The decision of the Governing Body shall be in writing and shall be communicated to the Applicant by certified or registered mail at his last known address not later than five (5) days following the decision.
When the application is not approved in terms as filed, the decision shall specify the defects found in the application and describe the requirements that have not been met and shall, in each case, cite the provisions of the statute or ordinance relied upon.
1 9
3. F a i l u r e of t h e G o v e r n i n g Body t o r e n d e r a d e c i s i o n a n d communicate i t t o t h e A p p l i c a n t w i t h i n t he t i m e and i n t h e manner s p e c i f i e d s h a l l h e deemed an a p p r o v a l of t h e a p p l i c a t i o n , u n l e s s t h e A p p l i c a n t h a s a g r e e d i n w r i t i n g t o a n e x t e n s i o n of t i m e o r c h a n g e i n t h e p r e s c r l h e d m a a n e r of p r e s e n t a t i o n of communica t ion o f t h e d e c i s i o n , i n which c a s e , f a i l u r e t o meet t h e e x t e n d e d t i m e o r c h a n g e i n manner of p r e s e n t a t i o n of communica t io i ) s h a l l h a v e l i k e e f f e c t .
4 . From t h e time a n a p p l i c a t i o n f o r a p p r o v a l o f a p r e l i m i n a r y o r f i n a l p l a n is d u l y f i l e d a s p r o v i d e d i n t h i s O r d i n a n c e , and w h i l e s u c h a p p l i c a t i o n i s p e n d i n g a p p r o v a l o r d i s a p p r o v a l , no c h a n g e o r amendment o f t h e z o n i n g , s u b d i v i s i o n o r o t h e r g o v e r n i n g o r d i n a n c e o r p l a n s h a l l a f f e c t t h e d e c i s i o n on s u c h a p p l i c a t i o n a d v e r s e l y t o t h e A p p l i c a n t , and t h e A p p l i c a n t s h a l l be e n t i t l e d t o a d e c i s i o n i n a c c o r d a n c e wi th t h e p r o v i s i o n s of t h e g o v e r n i n g o r d i n a n c e s o r p l a n s a s t h e y s t o o d a t t h e t i m e t h e a p p l i c a t i o n was d u l y f i l e d . However, i f a n a p p l i c a t i o n is p r o p e r l y and f i n a l l y d e n i e d , a n y s u b s e q u e n t a p p l i c a t i o n s h a l l be s u b j e c t t o t h e i n t e r v e n i n g c h a n g e i n g o v e r n m e n t r e g u l a t i o n s . When a n a p p l i c a t i o n f o r a p p r o v a l of a p l a n h a s b e e n a p p r o v e d o r a p p r o v e d s u b j e c t t o c o n d i t i o n s a c c e p t a b l e t o t h e A p p l i c a n t , n o s u b s e q u e n t c h a n g e o r amendment i n t h e z o n i n g , s u b d i v i s i o n o r o t h e r g o v e r n i n g o r d i n a n c e or p l a n s h a l l be a p p l i e d t o a f f e c t a d v e r s e l y t h e r i g h t of t h e A p p l i c a n t t o commence and t o c o m p l e t e a n y a s p e c t of the a p p r o v e d d e v e l o p m e n t i n a c c o r d a n c e w i t h t h e t e r m s o f s u c h a p p r o v a l , w i t h i n f i v e ( 5 ) y e a r s f rom s u c h ' a p p r o v a l . Where f i n a l a p p r o v a l i s p r e c e d e d by p r e l i m i n a r y a p p r o v a l , t h e f i v e ( 5 ) y e a r p e r i o d s h a l l h e c o u n t e d f r o m t h e d a t e o f t h e p r e l i m i n a r y a F p r o v a l . I n t h e c a s e of any d o u b t a s t o t h e terms of a p r e l i m i n a r y a p p r o v a l , t h e terms s h a l l be c o n s t r u e d i n t h e l i g h t o f t h e p r o v i s i o n s of t h e g o v e r n i n g o r d i n a n c e s o r p l a n s a s t h e y s t o o d a t t h e t i m e when t h e a p p l i c a t i o n f o r s u c h a p p r o v a l was d u l y f i l e d .
5 . B e f o r e a c t i n g on any s u b d i v i s i o n p l a n , t h e G o v e r n i n g Body may h o l d a p u b l i c h e a r i n g t h e r e o n , a f t e r p u b l i c n o t i c e , and may n o t i f y s u r r o u n d i n g p r o p e r t y owners o f s u c h p u b l i c h e a r i n g .
6 . The Govern ing Body s h a l l n o t g i v e t h e i r f i n a l a p p r o v a l t o a f i n a l p l a n u n t i l t h e County P l a n n i n g Commission r e p o r t is r e c e i v e d , o r u n t i l . t h e e x p i r a t i o n o f t h i r t y ( 3 0 ) d a y s f rom t h e d a t e t h e f i n a l p l a n a p p l i c a t i o n was f o r w a r d e d t o t h e C o u n t y .
2 0
D.
E.
N a t u r e of - ,&proval - Approva l of a f i n a l p l a n s h a l l n o t c o n s t i t u t e a u t h o r i z a t i o n t o commence c o n s t r u c t i o n . P r i o r t o c o n s t r u c t i o n s t a r t , a l l n e c e s s a r y p e r m i t s , a p p r o v a l s , a g r e e m e n t s and s u r e t i e s must be s e c u r e d by t h e D e v e l o p e r .
T i t l e C e r t i f i c a t e - N o f i n a l p l a n s h a l l be a p p r o v e d by t h e G o v e r n i n g Body u n l e s s a c e r t i f i c a t e of t i t l e o r o t h e r . p r o o f of a . p r o p r i e t a r y i n t e r e s t i n t he l a n d on t h e p a r t of t h e S u b d i v i d e r is f u r n i s h e d .
601 PLANS AND D A T A A l l a p p l i c a t i o n s f o r f i n a l p l a n a p p r o v a l s h a l l i n c l u d e , b u t n o t be l i m i t e d t o , t h e f o l l o w i n g i n f o r m a t i o n :
.' A.
B.
C .
D.
S h a l l be drawn on m y l a r o r o t h e r c o m p a r a b l e p e r m a n e n t and r e p r o d u c i b l e m a t e r i a l , and s h a l l be on s h e e t s n o t l a r g e r t h a n 24 i n c h e s X 36 i n c h e s , i n c l u d i n g a b o r d e r of o n e - h a l f i n c h on a l l s i d e s , e x c e p t t h e b i n d i n g e d g e which s h a l l be o n e i n c h . More t h a n one s h e e t may be u s e d f o r l a r g e r t r a c t s and must be of t h e same s c a l e and i n d e x e d , and p r o v i d e s p a c e f o r r e q u i r e d c e r t i f i c a t i o n s .
S h a l l be drawn w i t h w a t e r p r o o f black i n k , and a l l r e c o r d s , d a t a , e n t r i e s and s t a t e m e n t s t h e r e o n s h a l l a l s o be made w i t h t h e same t y p e of i n k o r r e p r o d u c i b l e p r i n t i n g o r t y p i n g , e x c e p t t h a t c o n t o u r l i n e s , when shown, may be drawn w i t h w a t e r p r o o f brown i n k o r w i t h d i l u t e d w a t e r p r o o f b l a c k i n k , s o t h a t t h e s a i d c o n t o u r l i n e s w i l l be shown f a i n t l y on a p r i n t made f r o m t h e s a i d p l a n .
S h a l l be drawn t o a s c a l e of o n e i n c h e q u a l s 100 f e e t o r s u c h o t h e r s c a l e approved by t h e P l a n n i n g Commission and s h a l l be of s u f f i c i e n t s i z e t o c l e a r l y show a l l n o t a t i o n s , d i m e n s i o n s and e n t r i e s . A l l d i m e n s i o n s s h a l l be shown i n f e e t and d e c i m a l s of a f o o t .
S h a l l c o n t a i n a t i t l e b l o c k w i t h t h e f o l l o w i n g :
1 . Name u n d e r w h i c h t h e s u b d i v i s i o n is t o be r e c o r d e d ;
2 . D a t e of p l a n , g r a p h i c s c a l e and l o c a t i o n of s u b d i v i s i o n ;
3. Name of s u b d i v i s i o n owner; and
21
4 . Name and s e a l of t h e R e g i s t e r e d Land S u r v e y o r p r e p a r i n g t h e p l a n .
E . A l l f i n a l p l a n s s u b m i t t e d s h a l l be drawn a c c o r d i n g t o t h e f o l l e w i n g :
1. S t r e e t s and o t h e r ways b y heavy s o l i d l i n e s ;
2 . P e r i m e t e r e d p r o p e r t y l i n e s of s u b d i v i s i o n b y heavy, d a s h e d and tvo d o t t e d l i n e s ;
3 . L o t l i n e s b y medium s o l i d l i n e s ;
4 . R e s t r i c t i o n of b u i l d i n g l i n e s b y medium d a s h e d l i n e s ; and
5. E a s e m e n t s o r o t h e r reserved a r e a s b y l i g h t d o t t e d l i n e s .
6 . M o d i f i c a t i o n s o f t he above may be p e r m i t t e d t o accommodate c o m p u t e r d r a f t i n g processes.
F. The f i n a l p l a n s h a l l show:
1. P r i m a r y c o n t r o l p o i n t s o r benchmarks a p p r o v e d b y t h e Township E n g i n e e r , o r d e s c r i p t i o n and t i e s t o w h i c h a l l d i m e n s i o n s , a n g l e s , b e a r i n g s , and s i m i l a r d a t a s h a l l be r e f e r r e d , t r a c t c l o s u r e s , b o u n d a r i e s w i t h b e a r i n g s , d i s t a n c e s , a c r e a g e and t a x p a r c e l i d e n t i f i c a t i o n ;
2 . A c r e a g e o f e a c h l o t o r p a r c e l ;
3 . T r a c t boundary l i n e s , r i g h t - o f - w a y l i n e s of s t r e e t s , e a s e m e n t s and t h e i r p u r p o s e , and o t h e r r i g h t - o f - w a y s and p r o p e r t y l i n e s o € l o t s and o t h e r s i t e s w i t h a c c u r a t e d i m e n s i o n s , b e a r i n g s o r d e f l e c t i o n a n g l e s , r a d i i , a r c s and c e n t r a l a n g l e s of a l l c u r v e s ;
4 . Name and r i g h t - o f - w a y w i d t h of e a c h s t r e e t o r r i g h t - o f - w a y ;
5 . L o c a t i o n , d i m e n s i o n s and p u r p o s e of a l l e a s e m e n t s ;
6 . Number t o i d e n t i f y e a c h l o t or s i t e ;
7 . P u r p o s e f o r which s i t e s o t h e r t h a n r e s i d e n t i a l a r e t o be u s e d ;
8 I I I I I 1 1 1 I I
8 . B u i l d i n g s e t b a c k l i n e on a l l l o t s and s i t e s ;
2 2
I J
1; I'
, i 8' I ' I
9 3 2 9 ' f
'-7
Y
9.
10.
11.
12.
13.
1 4 .
15.
L o c a t i o n and d e s c r i p t i o n of s u r v e y monuments - a m i n i m u m of t w o ( 2 ) p e r m a n e n t c o n c r e t e monuments p e r s u b d i v i s i o n o r p h a s e w i t h t h e r e m a i n i n g c o r n e r s b e i n g i ron pinne'd. s h a l l be e s t a b l i s h e d i n t h e d e v e l o p e r ' s agreement t o i n s u r e p l a c e m e n t of t h e monuments.
Names, deed book a n d p a g e numbers o f r e c o r d e d owners o f a d j o i n i n g l a n d a n d l a n d u s e ;
A d e p o s i t o f $150 p e r monumnet
C e r t i f i c a t i o n of Reg i s t e red S u r v e y o r showing name, a d d r e s s , r e g i s t r a t i o n number and s e a l ;
S t a t e m e n t by t h e owner d e d i c a t i n g s t r e e t s , r i g h t -of -ways , p u b l i c u t i l i t i e s , f a c i l i t i e s and s i tes f o r p u b l i c use;
P r o t e c t i v e c o v e n a n t s , i f a n y , - i n form f o r r e c o r d i n g ;
Such o t h e r c e r t i f i c a t e s , a f f i d a v i t s , e n d o r s e m e n t s o r d e d i c a t i o n s as may be r e q u i r e d i n t h e e n f o r c e m e n t of t h i s O r d i n a n c e ;
C e r t i f i c a t i o n b l o c k s f o r t h e a p p r o p r j a t e g o v e r n i n g and p l a n n i n g b o d i e s .
G. S u b m i t t e d w i t h t h e f i n a l s u b d i v i s i o n o r s i t e p l a n s h a l l t h e f ol lowing a d d i t i o n a l i n f o r m a t i o n : be
1.
2 .
3.
4 .
5 .
6.
P l a n and P r o f i l e s h e e t s f o r a l l s t r e e t s w i t h h o r i z o n t a l and v e r t i c a l a l i g n m e n t s and e x i s t i n g c e n t e r l i n e p r o f i l e s a l o n g w i t h t h e l o c a t i o n a n d s i z e o f s t o r m sewers i n l e t s , and i n v e r t e l e v a t i o n s .
T y p i c a l c r o s s s e c t i o n s o f roadways and s i d e w a l k s .
A p l a n showing t h e s i z e of w a t e r p i p e s and l o c a t i o n o f v a l v e s and f i r e h y d r a n t s . s h a l l be p r o v i d e d f o r a l l e x i s t i n g f a c i l i t i e s .
A p l a n and p r o f i l e showing t h e l o c a t i o n of manho les , i n v e r t e l e v a t i o n s , g r a d e s a n d s i z e s o f s a n i t a r y sewers .
A s b u i l t d r a w i n g s
A f i n a l g r a d i n g p l a n .
A s e d i m e n t a t i o n a n d e r o s i o n c o n t r o l p l a n approved by t h e County C o n s e r v a t i o n D i s t r i c t u n d e r a u t h o r i t y o f t h e P e n n s y l v a n i a D e p a r t m e n t o f E n v i r o n m e n t a l R e s o u r c e s R u l e s a n d R e g u l a t i o n s , T i t l e 2 5 , C h a p t e r 1 0 2 , E r o s i o n C o n t r o l , i f d e t e r m i n e d n e c e s s a r y by t h e P l a n n i n g Commiss ion .
,.., 7. Pzann ing Modules s p e c i f i e d b y PA-DER.
2 3
8 . A p l a n f o r p l a c e m e n t o f wa te r , s e w e r , g a s , e l e c t r i c , t e l e p h o n e and c a b l e t e l e v i s i o n s e r v i c e l i n e s , a s a p p l i c a b l e , p u r s u a n t t o t h e r u l e s and r e g u l a t i o n s o f t h e P e n n s y l v a n i a P u b l i c U t i l i t i e s Commission.
9 . If t h e p r o p o s e d s u b d i v i s i u n i s l o c a t e d i n a d e s i g n a t e d f l o o d p l a i n , b a s e f l o o d e l e v a t i o n d a t a s h a l l be c o n t a i n e d on t h e p l a n .
10. A c o m p l e t e s t o r m . w a t e r management p l a n f o r t h e s u b d i v i s i o n o r s i t e p l a n , wh ich i n c l u d e s a l l S t o r m sewers and a p p u r t e n a n c e s , a l o n g w i t h t h e method o f disposal of a l l s t o r m w a t e r c o l l e c t e d and t h e method of d r a i n a g e f o r a d j a c e n t t e r r i t o r y .
11. I f w a t e r is t o be p r o v i d e d b y means o t h e r t h a n b y p r i v a t e w e l l s owned and m a i n t a i n e d by t h e i n d i v i d u a l o w n e r s of l o t s w i t h i n t h e s u b d i v i s i o n o r d e v e l o p m e n t , e v i d e n c e s h a l l be p r e s e n t e d t o t h e G o v e r n i n g B o d y ' t h a t t h e s u b d i v i s i o n o r d e v e l o p m e n t is t o be s u p p l i e d b y a c e r t i f i c a t e d p u b l i c u t i l i t y , a bona f i d e c o o p e r a t i v e a s s o c i a t i o n of l o t o w n e r s , o r by a m u n i c i p a l c o r p o r a t i o n , a u t h o r i t y o r u t i l i t y . A c o p y of a C e r t i f i c a t e of P u b l i c Conven ience f r o m t h e P e n n s y l v a n i a P u b l i c U t i l i t y Commission o r a n a p p l i c a t i o n f o r such c e r t i f i c a t e , a c o o p e r a t i v e a g r e e m e n t o r a commitment o r a g r e e m e n t t o s e r v e t h e a r e a i n q u e s t i o n , w h i c h e v e r is a p p r o p r i a t e , s h a l l be a c c e p t a b l e e v i d e n c e .
2 4
d 700
70 1
8 D
ARTICLE V I 1
M I N O R SUBDIVISION
PROCEDURES The G o v e r n i n g Body may w a i v e t h e r e q u i r e m e n t s of A r t i c l e s V a n d V I for Minor S u b d i v i s i o n s , a s d e f i n e d i n t h i s O r d i n a n c e , w h i c h r e q u i r e n o a d d i t i o n a l s t r e e t s o r s t r e e t o p e n i n g s , upon a p p l i c a t i o n of t h e S u b d i v i d e r for waiver of s a i d r e q u i r e m e n t s . I n t h e case where a 'waiver is g r a n t e d , an a p p l i c a t i o n for f i n a l p l a n a p p r o v a l s h a l l be f i l e d a l o n g w i t h t h e p l a n s and d a t a r e q u i r e d ' i n S e c t i o n 701 , a n d s h a l l be p r o c e s s e d a c c o r d i n g t o A r t i c l e V I , S e c t i o n 600.
PLANS AND DATA P l a n s a p p r o v e d for waiver u n d e r Sec t i -on 700 o f t h i s O r d i n a n c e s h a l l i n c l u d e , b u t n o t be l i m i t e d t o , t h e f o l l o w i n g i n f or ma t i on :
A . The p r o p o s e d p l a n shall be drawn a t a s c a l e o f o n e i n c h e q u a l s f i f t y ( 5 0 ) f e e t or g r e a t e r .
4 B. The p r o p o s e d p l a n s h a l l be l e g i b l y drawn on m y l a r o r
c o m p a r a b l e p e r m a n e n t m a t e r i a l n o t t o e x c e e d 2 4 i n c h e s by 36 i n c h e s .
C. L o c a t i o n map.
D. The p l a n s h a l l show or be a c c o m p a n i e d by t h e f o l l o w i n g :
1. D e s c r i p t i o n o f c o v e n a n t s ;
2 . T i t l e t o i n c l u d e :
a . L o c a t i o n b y m u n i c i p a l i t y , c o u n t y and s t a t e .
b . Names and a d d r e s s e s of t h e r e g i s t e r e d owner or owners and a p p l i c a n t s .
c . N,ame and s e a l o f R e g i s t e r e d S u r v e y o r who s u r v e y e d t h e p r o p e r t y a n d / o r p r e p a r e d t h e p l a n , p l u s t h e name and s e a l of t he . R e g i s t e r e d E n g i n e e r , if o n e was r e s p o n s i b l e f o r t h e p l a n .
d . N o r t h p o i n t , d a t e a n d g r a p h i c s c a l e .
e . Name of t he s u b d i v i s i o n .
3 . P r o p o s e d u s e of t h e l a n d ; name o f a p p l i c a n t .
25
4.
5.
6 .
7.
a.
9.
10.
11.
1 2 .
L o t d i m e n s i o n s and l a n d a r e a , w i t h b e a r i n g and d i s t a n c e s (Deed Book a n d Page Number o f p a r c e l ) .
E x i s t i n g a l l e y s and e x i s t i n g s t r e e t s a n d / o r e a s e m e n t s a d j a c e n t t o t h e t r a c t ; r i g h t - o f - w a y w i d t h s a n d r o u t e n u n b e r s .
A v a i l a b l e u t i l i t i e s ( i f p u b l i c s e w e r and w a t e r , s o u r c e a n d sewage d i s p o s a l s y s t e m s h o u l d b e i n d i c a t e d ) ;
P l a n n i n g Modu les s p e c i f i e d b y PA-DER; a n d / o r t a p - i n p e r m i t f o r m u n i c i p a l sewer.
Names o f a b u t t i n g p r o p e r t y o w n e r s ;
S t a t e m e n t b y t h e owner d e d i c a t i n g s t r e e t s , e a s e m e n t s , r i g h t - o f - w a y s , a n d s i t e s f o r p u b l i c u s e .
S k e t c h p l a n showing t h e r e m a i n d e r o f t h e p a r c e l f r o m w h i c h t h e s u b d i v i s i o n - i s b e i n g made and t h e r e l a t i o n s h i p o f t h e s i t e t o c o n t i g u o u s a r e a s o f t h e communi ty , h ighway s y s t e m s a n d o t h e r s i g n i f i c a n t d e v e l o p m e n t , and c o n d i t i o n s s u c h as f l o o d p l a i n s , w e t l a n d s o r o t h e r e n v i r o n m e n t a l c o n d i t i o n s ;
S u c h o t h e r c e r t i f i c a t e s , a f f i d a v i t s , e n d o r s e m e n t s o r d e d i c a t i o n s as may b e r e q u i r e d i n t h e e n f o r c e m e n t o f t h i s O r d i n a n c e ;
Any o t h e r d a t a p e r t i n e n t t o t h e p l a n .
7 0 2 RESUBDIVIDING OR REPLATTING I n t h e c o m b i n a t i o n o r r e c o m b i n a t i o n o f l o t s o r p o r t i o n s o f p r e v i o u s l y p l o t t e d l o t s , when t h e r e s u l t a n t l o t s a r e i n c r e a s e d i n s t r e e t f r o n t a g e a n d t o t a l a r e a s i z e s o t h a t t h e y r e a c h o r e x c e e d t h e s t a n d a r d s o f t h i s O r d i n a n c e , and t h e s t r e e t p a t t e r n i s i n c o n f o r m i t y t o t h e Comprehens ive P l a n , t h e p r o c e d u r e s and r e g u l a t i o n s h e r e t o f o r e d e s c r i b e d s h a l l a p p l y e x c e p t a s t h e y may b e f u r t h e r r e l a x e d by t h e G o v e r n i n g Body.
7 0 3 No c o n v e y a n c e of l a n d f rom one o f a d j o i n i n g l a n d o w n e r s t o t h e o t h e r s h a l l c o n s t i t u t e a s u b d i v i s i o n i f t h e deed of c o n v e y a n c e b e a r s a c o v e n a n t r u n n i n a wit-h t h e l a n d whereby s a i d l a r n o t a n t p l a n o f
i i l d i n g on o n e who i s SECTION 703 DELETED BY
ORDINANCE NO. 3 OF 1995 i v i n g had h i s ) n e n o t a n as a s u b d i v i - AUGUST 8, 1995 a d j o i n i n
s i o n pur---..- bv L A 1 c L o r ~ ~ ~ e m e n c s o r t n i s O r d i n a n c e ; P R O V I D E D , HOWEVER, t h a t a s u r v e y o r i n f o r m a l d r a w i n g showing t h e p r o p o s e d conveyance b e f i r s t p r e s e n t e d t o and a p p r o v e d b y t h e Z o n i n g O f f i c e r o f S o u t h S t r a b a n e Township.
2 6
A R T I C L E V I 1 1
DESIGN'STANDARDS
800 APPLICATIONS OF STANDARDS The f o l l o w i n g minimum s u b d i v i s i o n p r i n c i p l e s , s t a n d a r d s , a n d r e q u i r e m e n t s w i l l be a p p l i e d b y Township o f f i c i a l s i n e v a l u a t i n g t h e p l a n s f o r a p r o p o s e d s u b d i v i s i o n .
801 LAND REQUIREMENTS
A . Land s h a l l b e s u i t e d f o r t h e p u r p o s e f o r wh ich i t i s t o be s u b d i v i d e d .
B . Land s u b j e c t t o h a z a r d s o f l i f e , h e a l t h a n d s a f e t y , s u c h as s t r i p mine l a n d , q u a r r y l a n d , open d i t c h e s and l a n d s u b j e c t t o f l o o d i n g o r s u b s i d e n c e , s h a l l n o t be s u b d i v i d e d f o r r e s i d e n t i a l p u r p o s e s . A l l s u c h h a z a r d s s h a l l b e i d e n t i f i e d and e l i m i n a t e d b y t h e owner o r d e v e l o p e r and g u a r a n t e e s s h a l l b e p r o v i d e d t o t h e Township t h a t adequa te s a f e g u a r d s a g a i n s t s u c h h a z a r d s h a v e been p r o v i d e d .
C . No l a n d s h a l l b e s u b d i v i d e d i n a manner t h a t l a n d l o c k s o r compromises t h e u s e o r f u t u r e d e v e l o p m e n t o f c o n t i g u o u s o r a d j a c e n t l a n d a r e a s .
8 0 2 STREET REQUIREMENTS
A . P r o p o s e d s t r e e t s s h a l l b e p r o p e r l y r e l a t e d t o Townsh ip , Coun ty , and S t a t e r o a d and h ighway p l a n s t h a t h a v e b e e n p r e p a r e d and o f f i c i a l l y a d o p t e d a n d / o r f i l e d a s p r e s c r i b e d by law.
B . S t r e e t s s h a l l b e l o g i c a l l y r e l a t e d t o t h e t o p o g r a p h y t o a c h i e v e u s a b l e l o t s and r e a s o n a b l e g r a d e s .
C . I n t e r n a l s u b d i v i s i o n s t r e e t s s h a l l b e l a i d o u t t o d i s c o u r a g e u n n e c e s s a r y t h r o u g h t r a f f - i c , bug p r o v i s i o n s t o c o o r d i n a t e a d j a c e n t a r e a s t r e e t s w i l l b e g e n e r a l l y r e q u i r e d .
D . Where a s u b d i v i s i o n p l a n a b u t s o r c o n t a i n s a n e x i s t i n g o r p r o p o s e d a r t e r i a l s t r e e t , t h e G o v e r n i n g Body may r e q u i r e l o c a l access s t r e e t s , r e v e r s e f r o n t a g e l o t s . o r s u c h o t h e r t r e a t m e n t t h a t w i l l p r o v i d e p r o t e c t i o n f o r a b u t t i n g p r o p e r t i e s , r e d u c t i o n i n t h e number o f i n t e r s e c t i o n s w i t h a r t e r i a l s t r e e t s , and s e p a r a t i o n o f l o c a l and t h r o u g h t r a f f i c .
27
E.
F.
G.
New h a l f o r p a r t i a l s t r e e t s w i l l n o t b e p e r m i t t e d , e x c e p t where e s s e n t i a l t o r e a s o n a b l e s u b d i v i s i o n o f a t r a c t i n c o n f o r m a n c e w i t h t h e o t h e r r e q u i r e m e n t s a n d s t a n d a r d s o f t h i s . O r d i n a n c e , a n d w h e r e , i n a d d i t i o n , s a t i s f a c t o r y a s s u r a n c e s f o r d e d i c a t i o n o f t h e r e m a i n i n g p a r t o f t h e s t r e e t i s s e c u r e d .
W h e r e v e r a t r a c t t o b e . s u b d i v i d e d b o r d e r s a n e x i s t i n g h a l f o r p a r t i a l s t r e e t , t h e o t h e r p a r t o f t h e s t r e e t s h a l l b e p l o t t e d w i t h i n s u c h t r a c t .
Dead e n d s t r e e t s s h a l l b e p r o h i b i t e d e x c e p t a s s t u b s t o p e r m i t f u t u r e s t r e e t e x t e n s i o n s o r when d e s i g n e d a s c u l - d e - s a c s . P e r m a n e n t c u l - d e - s a c s t r e e t s may be p e r m i t t e d when it i s c l e a r t h a t t h r o u g h t r a f f i c a t s u c h a s t r e e t e n d i s n o t e s s e n t i a l t o t h e e x i s t i n g o r f u t u r e s t r e e t s y s t e m i n t h a t d i s t r i c t , o r t o t h e d e v e l o p m e n t o f a d j a c e n t p r o p e r t i e s i n t h e a r e a .
1. S u c h s t r e e t s , where p e r m i t t e d , s h a l l n o t e x c e e d 1 , 5 0 0 l i n e a r f e e t i n c l u d i n g t h e c u l - d e - s a c . The P l a n n i n g Commission may recommend a p p r o v a l o f a c u l - d e - s a c t e r m i n a t e d s t r e e t l o n g e r t h a n 1,500 f e e t i f i t d e t e r m i n e s t h a t a d d i t i o n a l l e n g t h i m p r o v e s l a y o u t d e s i g n , i s more a d a p t a b l e t o l o c a l t o p o g r a p h y , and d o e s n o t c r e a t e h a r d s h i p f o r p o t e n t i a l r e s i d e n t s a n d / o r t h e Townsh ip w i t h r e s p e c t t o a c c e s s , movement , c o n v e n i e n c e o r s a f e t y . T e m p o r a r y d e a d en-d s t r e e t s t u b s s h a l l t e r m i n a t e w i t h c u l - d e - s a c s i f s a i d s t r e e t e x t e n s i o n s a r e n o t made w i t h i n o n e (1) y e a r u n l e s s s a i d s t r e e t s t u b s a r e 2 4 9 f e e t o r l e s s i n l e n c t h a n d accommcdate no more t h a n f o u r ( 4 ) b u i l d i n s l o t s .
2 . The t u r n - a r o u n d s h a l l h a v e a n o u t s i d e p a v e m e n t - r a d i u s o f n o t l e s s t h a n f o r t y ( 4 0 ) f e e t and a r i g h t - o f - w a y r a d i u s o f n o t l e s s t h a n f i f t y ( 5 0 ) f e e t .
1
I
3 . The minimum g r a d e o f t h e t u r n - a r o u n d p o r t i o n o f t h e c u l - d e - s a c s h a l l be o n e p e r c e n t ( 1 % ) .
4 . The maximum g r a d e o f t h e t u r n - a r o u n d p o r t i o n o f t h e c u l - d e - s a c s h a l l b e f i v e ( 5 % ) .
5. The minimum w i d t h o f a l l l o t s a b u t t i n g a c u l - d e - s a c s h a l l b e s e v e n t y - f i v e ( 7 5 ) f e e t on t h e a r c a t t h e r i g h t - o f - w a y l i n e .
2 8 I . ..
H . If l o t s r e s u l t i n g f r o m o r i g i n a l s u b d i v i s i o n a r e l a r g e enough t o p e r m i t a d d i t i o n a l s u b d i v i s i o n , o r i f a p o r t i o n O f t h e t r a c t is n o t s u b d i v i d e d , a d e q u a t e s t r e e t r i g h t - o f - w a y s s h a l l be p r o v i d e d a s n e c e s s a r y t o a l l o w f o r f u t u r e d e v e l o p m e n t a c t i v i t y .
R e s e r v e s t r i p s , r e s t r i c t i n g o r c o n t r o l l i n g a c c e s s t o a d j a c e n t s t r e e t s o r p r o p e r t i e s s h a l l be p r o h i b i t e d . T h i s r e q u i r e m e n t s h a l l a p p l y e q u a l l y w h e r e t h e end p o i n t of a c u l - d e - s a c t o u c h e s p o r t i o n s o f an a d j a c e n t t r a c t o r l a n d p a r c e l . I n s u c h s i t u a t i o n s , a f i f t y ( 5 0 ) f o o t r igh t -of - -way s h a l l be r e c o r d e d on t h e p l a n t o p r o v i d e f o r f u t u r e s t r e e t e x t e n s i o n .
I .
J. S t r e e t Grades
and T r a n s p o r t a t i o n o f f i c i a l s . C o n s t r u c t i o n S t a n d a r d s , w h i c h is a p a r t o f t h i s O r d i n a n c e .
S e e E X H I B I T TWO/Street
1.
2 .
3 .
C e n t e r l i n e g rade s h a l l be n o t l e s s t h a n two p e r c e n t
C e n t e r l i n e g r a d e s s h a l l , w h e r e v e r f e a s i b l e , n o t e x c e e d t h e f o l l o w i n g :
( 2 % ) .
a . Minor s t r e e t : twelve p e r c e n t ( 1 2 % )
b. C o l l e c t o r and m a j o r t r a f f i c s t r e e t : t e n p e r c e n t (10%)
K. S t r e e t Width
1. Minimum s t r e e t d i m e n s i o n s s h a l l b e a s f o l l o w s :
R i g h t - o f - x a y / A l l s t r e s t s - 50 f e e t C a r t w a y / C o l l e c t o r and l o c a l s t r e e t s - 1 8 f e e t
2 . A d d i t i o n a l r i g h t - o f - w a y a n d c a r t v a y w i d t h may b e r e q u i r e d . by t h e G o v e r n i n g Body f d r t h e f o l l o w i n g p u r p o s e s :
a . T o p romote p u b l i c s a f e t y and c o n v e n i e n c e where a n t i c i p a t e d t r a f f i c f l o w s w a r r a n t , o r where d r a i n a g e e a s e m e n t s s h o u l d r e a s o n a b l y p a r a l l e l t h o r o u g h f a r e s .
b . T o p r o v i d e p a r k i n g s p a c e i n c o m m e r c i a l d i s t r i c t s and i n a r e a s o f h i g h d e n s i t y r e s i d e n t i a l d e v e l o p m e n t .
29
I 3. S h o r t e x t e n s i o n s of e x i s t i n g s t r e e t s w i t h l e s s e r
c a r t w a y w i d t h s t h a n p r e s c r i b e d a b o v e may be p e r m i t t e d , p r o v i d e d h o w e v e r , t h a t no s e c t i o n of new r i g h t - o f - w a y l e s s t h a n f i f t y ( 5 0 ) ' f e e t i n w i d t h s h a l l b e p e r m i t - t e d . I
1 I
1 1 1 I I 1 1 I 1 I 1 I 1
L. S t r e e t I n t e r s e c t i o n s
1. M u l t i p l e i n t e r s e c t i o n s i n v o l v i n g j u n c t i o n of more t h a n f o u r s t r e e t s s h a l l b e p r o h i b i t e d . Where t h i s p r o v e s i m p o s s i b l e , s u c h i n t e r s e c t i o n s s h a l l b e d e s i g n e d w i t h e x t r e m e c a r e f o r b o t h p e d e s t r i a n and v e h i c u l a r s a f e t y .
S t r e e t s s h a l l be l a i d o u t t o i n t e r s e c t as n e a r l y a s p o s s i b l e a t r i g h t a n g l e s . N o s t r e e t s h a l l i n t e r s e c t a n o t h e r a t an a n g l e .of l e s s t h a n s i x t y ( 6 0 ) d e g r e e s .
3 . S t r e e t s e n t e r i n g o p p o s i t e s i d e s of a n o t h e r s t r e e t s h a l l be l a i d o u t e i t h e r d i r e c t l y o p p o s i t e o n e a n o t h e r or w i t h a minimum o f f s e t of 150 f e e t b e t w e e n t h e i r c e n t e r l i n e s .
2 .
1
4 . Minimum c u r b r a d i i a t s t r e e t i n t e r s e c t i o n s s h a l l be t w e n t y ( 2 0 ) f e e t f o r i n t e r s e c t i o n s i n v o l v i n g o n l y m i n o r s t r e e t s , t w e n t y - f i v e (25) f e e t f o r i n t e r s e c t i o n s i n c l u d i n g o t h e r t y p e s t r e e t s , o r s u c h g r e a t e r r a d i u s a s is s u i t a b l e t o t h e s p e c i f i c i n t e r s e c t i o n .
5 . The s i g h t d i s t a n c e a t i n t e r s e c t i o n s s h o u l d be b a s e d on t h e t r a f f i c c o n t r o l s i g n i n g and i n t e r s e c t i o n v i s i b i l i t y b a s e d on C h a p t e r 5 " L o c a l R o a d s and S t r e e t s " i n A P o l i c y on G e o m e t r i c D e s i a n of Hiqhwavs and S t r e e t s .
6 - I n t e r s e c t i o n s o f l o c a l s t r e e t s w i t h c o l l e c t o r and a r t e r i a l s t r e e t s s h a l l be k e p t t o a m i n i m u m , c o n s i s t e n t w i t h t o p o g r a p h y and o t h e r l o c a l c o n d i t i o n s . A l l s u b d i v i s i o n i n t e r s e c t i o n s of l e s s t h a n 150 f e e t s h a l l be a v o i d e d . To t h e f u l l e s t e x t e n t p o s s i b l e , i n t e r s e c t i o n s w i t h c o l l e c t o r and a r t e r i a l s t r e e t s s h a l l be l o c a t e d n o t l e s s t h a n 800 f e e t a p a r t , measured from c e n t e r l i n e t o c e n t e r l i n e .
M. A l l e y s s h a l l n o t be p e r m i t t e d i n a n y s u b d i v i s i o n .
N . P r i v a t e s t r e e t s , e i t h e r new o r e x i s t i n g ( n o t d e d i c a t e d f o r p u b l i c u s e ) s h a l l n o t b e a p p r o v e d , n o r s h a l l l a y o u t o r i m p r o v e m e n t s f a r l o t s a b u t t i n g p r i v a t e s t r e e t s b e a p p r o v e d f o r m o r e t h a n a t o t a l o f f o u r ( 4 ) l o t s . A p o r t i o n o f a n y s u c h l o t s h a l l b e w i t h i n e i g h t h u n d r e d (800) f e e t f r o m p o i n t o f i n t e r s e c t i o n w i t h a p u b l i c r o a d . P r i v a t e s t r e e t s S h a l l h a v e a min imum f i f t y (50) f o o t r i g h t - o f - w a y , S h a l l b e i n s t a l l e d i n a m a n n e r t h a t w i l l e n a b l e a m u d - f r e e c o n d i t i o n a t a l l t i m e s a n d s h a l l n o t r e c e i v e m a i n t e n a n c e , r e p a i r o r o t h e r r o a d r e l a t e d s e r v i c e s f r o m t h e T o w n s h i p - No e x t e n s i o n o f a p r i v a t e s t i e e t s h a l l b e a p p r o v e d U n t i l t h e o r i g i n a l p o r t i o n o f t h e s t r e e t c o m p l i e s w i t h a l l r e q u i r e m e n t s o f t h i s O r d i n a n c e a n d i s d e d i c a t e d f o r p u b l i c u s e . S a i d c o m p l i a n c e s h a l l i n c l u d e t h e p r o v i s i o n o f a c u l - d e - s a c , o r s u c h o t h e r a r r a n g e m e n t s a p p r o v e d b y t h e G o v e r n i n g B o d y , t o p e r m i t e f f i c i e n t m a i n t e n a n c e , a c c e s s a n d s n o w r e m o v a l O n t h e d e d i c a t e d p o r t i o n o f t h e s t r e e t . - 2
7n
.. . . u
lii "
0. Streets proposed for commercial or industrial land development purposes shall, if possible, be laid out to intersect directly with arterial an2 collector streets. Insofar as possible, traffic circulation systems for commercial and industrial subdivisions shall be designed in a manner to eliminate or discourage traffic flow through residential areas.
P. Driveways (Site Ingress and Egress)
1. Commercial and Industrial ingress and egress (driveways) shall be designed to provide optimum visibility and to minimize traffic congestion in the vicinity of the development parcel. Traffic access design shall conform to the following requirements:
a. In addition to the information and data required by Section 501 and Section 601 of this Ordinance, all applications for preliminary and final plan approvals of subdivisions for commercial and industrial land development shall contain a traffic circulation plan showing:
( 1 ) Locations and dimensions of vehicular ingress and egress for each development parcel.
Location ana' access provisions for parking and loading for each development parcel.
Available sight distances at all driveways.
( 2 )
( 3 )
Defined ingress and egress points shall be required for all commercial and industrial development parcels.
b.
2 . All driveways shall be constructed so as not to interfere with roadway drainage. constructed beneath the driveway where required to provide adequate drainage.
Cross.drains shall be
803 LAND DEVELOPMENT REQUIREMENTS
3-. The following general provisions shall apply to all subdivisions of land:
1. All lot area and minimum yard and setback designations as required by the South Strabane Township Zoning Ordinance shall be dimensioned from public right-of-ways where applicable. requirement or setback shall be computed from within a public right-of-way.
No lot area
0
31
2 .
3.
4 .
5.
6.
7 .
Vie f r c n t a g e w i d t h of l o t s a b k t t i n g a c u l - d e - s a c s h a P l LL u e t e m i n e d a s the w i d t h a t t h e b u i l d i n q l . L i 3 ~ . T h e s i d e y a r d and set ' ;ac: : r e q u - i r e m e l t t s v i 1 3 52 c a l c u l a t e d i? on: t h t mi J p c L r l t of t lIe s t r u c t u r e aio:;y t h e a v e r a g e l e n g t h of. f r o n t , s i d e s a n d r e a r of t h e s t r L z t u r e .
A l l l o t l i n e s s % , a l l be s e t p e r p e n d i c u l a r o r r a a i a l %o t h e c e n t e r l i n e of t h e c t r e e t whenever p o s s i b l e .
L o t s a b u t t i n g l o c a l s t r e e t s s h a l l f r o n t . o n t h e s t r e e t s t h a t p a r a l l e l t h e l o n g d i m e n s i o n o f t h e b l o c k , i f p o s s i b l e .
A l l l o t s s h a l l a b u t b y ,;;heir f u l l f r o n t a g e on a p u b l i c l y d e d i c a t e d s t r e e t . L o t s a b u t t i n g on a p r i v a t e s t r e e t o r e a s e m e n t s h a l l n o t be a p p r o v e d , e x c e p t t h a t l o t s d e v e l o p e d o n p r i v a t e s t r e e t s i n e x i s t e n c e p r i o r t o t he e n a c t m e n t o f t h i s O r d i n a n c e may be a p p r o v e d . P r i v a t e s t r e e t s s h a l l n o t be e x t e n d e d t o p e r m i t a d d i t i o n a l l o t d e v e l o p m e n t . ( S e e ' S e c t i o n 802-N)
N o l a n d s h a l l be g r a d e d , c u t o r f i l l e d so a s t o c r ea t e a s l o p e e x c e e d i n g a v e r t i c a l r ise of o n e (1 ) f o o t f o r e a c h two ( 2 ) f e e t of h o r i z o n t a l d i s t a n c e b e t w e e n a b u t t i n g l o t s , u n l e s s a r e t a i n i n g s t r u c t u r e is i n s t a l l e d i n a c c o r d a n c e w i t h s p e c i f i c a t i o n s a p p r o v e d b y t h e Township E n g i n e e r a n d t h e G o v e r n i n g Body.
The l i t e r a l a p p l i c a t i o n of f r o n t y a r d s e t b a c k r e q u i r e m e n t s f o r s i n g l e f a m i l y d w e l l i n g s , a s s e t f o r t h i n t h e Townsh ip Z o n i n g O r d i n a n c e , may be r e l a x e d by t h e G o v e r n i n g Body i n p r e d o m i n a n t l y d e v e l o p e d a r e a s , p r o v i d e d t h a t :
a.
b.
C .
d .
S e v e n t y - f i v e ( 7 5 ) p e r c e n t o r more o f t h e e s t a b l i s h e d s t r u c t u r e s on t h e same s i d e of t h e s t r e e t i n t h e i m m e d i a t e v i c i n i t y h a v e f r o n t y a r d a r e a s l e s s t h a n r e q u i r e d by t h e Z o n i n g O r d i n a n c e ;
F o r p u r p o s e s o f t h i s s e t b a c k r e l a x a t i o n , i m m e d i a t e v i c i n i t y s h a l l be i n t e r p r e t e d a s a b l o c k a r e a n o t e x c e e d i n g 800 l i n e a l f e e t which i s b e t w e e n e i t h e r two ( 2 ) i n t e r s e c t i n g s t r e e t s , o r an i n t e r s e c t i n g s t r e e t and a c u l - d e - s a c ;
I n t h e a b s e n c e of t y p i c a l b l o c k d e v e l o p m e n t i n o p e n o r r u r a l a r e a s , t h e i m m e d i a t e v i c i n i t y s h a l l be d e t e r m i n e d a s d e v e l o p e d p a r c e l s w i t h i n 500 l i n e a l f e e t o f the s u b j e c t p r o p e r t y ;
Where s e t b a c k r e l a x a t i o n s a r e g r a n t e d , t h e f r o n t y a r d s e t b a c k r e q u i r e m e n t s shall be e s t a b l i s h e d a s t h e a v e r a g e s e t b a c k o f a l l e x i s t i r i g s t r u c t u r e s i n t h e i m m e d i a t e v i c i n i t y ;
I I I I I 1 I I 1 I I I I I I I I I 1 32
B .
C.
e. The rciaxati5r: of sothacksrequ-frernents under t1:i~s Secticri shall be subject to the granting of a zoning variance from the Zoning Hearing Board and shall. be employed only to achieve orderly develo2ment and not to clrcrimvent the purpose and intent of the Subdivision and Land Development Ordinance or of the Zoning Ordinance.
Lots laid out for residential purposes shall he subdivided in accordance with the p;ovisions of the Township Zoning Ordinance with respect to lot area, lot k-idth, setbacks, yard requirements and other applicable requirements.
Lots and'tracts of land laid out for nonresidential purposes shall be subdivided in accordance with the provisions of the Township Zoning-Ordinance with respect to lot area, lot width, setbacks, yard requirements, and the
1.
2.
3 .
following additional guidelines:
The location of areas designated for structures, points of ingress and egress, internal site accessways, off-street parking and loading' areas and generalized land use proposals shall be included as a part of a l l Final Plan applications for nonresidential purposes.
The Planning Commission may recommend and the Governing Body may authorize block platting in place of lot platting for nonresidential purposes to provide the developer maximum flexibility, provided that no block shall be subdivided in such a way that any subsequent lots would be smaller than the minimum size authorized by the Zoning Ordinance.
The developer shall demonstrate every effort to protect adjacent existing or potential residential development sites thro~gh the provision of guarantees or other appropriate procedures or amenities designed a n d established for the purpose of mitigating adverse influences resulting from business activities.
804 EASEMENTS
F-. Utility and public utility easements shall have a minimum width of twenty (20) feet and be placed at the side or rear of lots if possible. When the Governing Body determines that conditions are suitable for utilities and/or public utilities, an easement reservation will be required.
33
805
806
807
8 0 8
809
B. Where a s u 5 d i a r i s j o n i s t r a v e r s e d by a w a t e r c o u r s e , t h e r e s h a l l be F:rci\*ided 3 d r a i n a g e easement or r i g h t - o f - w a y c o n f o r m i n g s u b s t a n t i a l l y y . i ! t h t h e l i n s o f s u c h w a t e r c o u r s e , and o f s u c h w i d t h as w i l l be a u e q u s t e . t o p r e s e r v e natural d r a i n a g e and p r o v i d e s u f f i c i e n t w i d t h for m a i n t e n a n c e b y a d j a c e n t p r o p e r c y o v n e r s , b u t n o t l e s s t h a n t w e n t y ( 2 0 ) f e e t . Wher,e a p p l i c a b l e , f e d e r a l , s t a t e and l o c a l f l o o d maps a n d d a t a s h a l l be employed t o d e t e r m i n e t h e l o c a t i o n
-of e a s e m e n t s or r i g h t - o f - w a y s r e q u i r e d b y t h i s O r d i n a n c e .
SIDEWALKS S i d e x a l k s a n d c r o s s w a l k s s h a l l be i n s t a l l e d >y t h e S u b d i v i d e r o r D e v e l o p e r a l o n s p u b l i c s t r e e t s o r a t o t h e r l o c a t i o n s deemed n e c e s s a r y f o r p u b l i c s a f e t y i f d e t e r m i n e d n e c e s s a r y b y t h e G o v e r n i n g Body b e c a u s e o f s a f e t y o r r e l a t i o n s h i p t o c o n t i g u o u s d e v e l o p m e n t . A l l i n s t a l l a t i o n s s h a l l b e d e s i g n e d f o r hand i c a pped ac c e s s .
RESERVED AREAS R e s e r v e s t r i p s s u r r o u n d i n g p r o p e r t y , o r a r e a s r e s e r v e d f o r a n y p u r p o s e t h a t s h a l l make any a r e a u n p r o f i t a b l e for r e g u l a r o r S p e c i a l a s s e s s m e n t s , o r t h a t may r e v e r t t o an u n t e n d e d n u i s a n c e a r e a , s h a l l n o t be a p p r o v e d by the G o v e r n i n g Body.
STREET NAMES AND NUMBERING
A. The S u b d i v i d e r may c h o o s e h i s s t r e e t names s u b j e c t t o t h e a p p r o v a l of t h e G o v e r n i n g Body. No s t r e e t , o t h e r t h a n a n e x t e n s i o n , may be g i v e n t h e name of an e x i s t i n g s t r e e t i n t h e township-'^ p o s t a l s e r v i c e a r e a .
E. S t r e e t s l a i d o u t o p p o s i t e a n o t h e r s t r e e t s h a l l be g i v e n t h e
C . A l l h o u s e n u m b e r i n g s y s t e m s s h a l l be c o o r d i n a t e d w i t h t h e
same name o r number of t h e o p p o s i t e s t r e e t .
n u m b e r i n g o f e x i s t i n g d e v e l o p m e n t i n t h e a r e a and a p p r o v e d b y t h e P l a n n i n g Commission and t h e G o v e r n i n g Body.
ACCESS S u b d i v i d i n g l a n d s h a l l be done i n a manner t h a t w i l l n o t b a r a d j a c e n t p r o p e r t y o w n e r s f rom a c c e s s t o s t r e e t s and ways of a l i g n m e n t o r ' o t h e r w i s e p r e c l u d e t he d e v e l o p m e n t of s u r r o u n d i n g l a n d a r e a s .
PUBLIC U S E AREAS
Provisions for improvemen t and m a i n t e n a n c e of any open s p a c e and r e c r e a t i o n a r e a s s e t a s i d e a s common s p a c e s h a l l b e g u a r a n t e e d b y a p p r o p r i a t e bonds o r s i m i l a r p r o v i s i o n s s a t i s f a c t o r y t o t h e G o v e r n i n g Body.
34
8 10 VEGE.TATI-ON
I c
A . Trees, s h r u b b e r y and s i m i l a r v e g e t a t i o n s h a l l n o t be e s t a b l i s h e d w i t h i n a road r igh t -o f -way , e x c e p t a s s p e c i a l l y a u t h o r i z e d by t h e Board of Township S u p e r v i s o r s .
B . T rees , s h r u b b e r y and s i m i l a r v e g e t a t i o n s h a l l n o t be e s t a b l i s h e d i n p r o x i m i t y t o a r o a d r igh t -o f -way i n a manner t h a t i n t e r f e r e s w i t h c l e a r s i t e access f rom t h e road ca r t wa y .
I e I I
35
3
ARTICLE IX
IMPROVEMENTS
900 GRADING
I
A . Streets shall be constructed to grades and cross sections as cite6 on, and presented with, the plans and street profiles, in conformance with Township specifications. (See Section 802-5 )
B. Street s h o u l d e r s shall be graded to the full width of the street right-of-way (minimum 50') in accordance with Township construction standards, and thoroughly compacted by rolling all shoulders. The Planning Commission may recommend, and the Supervisors may approve, a lessening of this requirement where the preservation of unique environmental features or mature plant materials are threatened.
C. The subgrade of a street s h a l l be brought to the proper grade and contour, and shall be rolled and cross rolled. All soft spots s h a l l be removed. These soft spots shall be recompacted with a suitable firm material, approved by the Township Engineer, before the placing of any base material.
D. No base course shall be placed until the subgrade has been inspected and apprcjved by the Township.
901 UNDER DRAINAGE
A. Pipe underdrain, stone underdrain or subgrade drains shall be constructed according to specifications approved by the Township Engineer, in areas where springs, poor soil drainage conditions, wet weather springs or other conditions exist that require underground drainage.
B. If during construction, unknown adverse drainage conditions are encountered by the developer, the Township Engineer shall be notified and such conditions shall be corrected at the direction of the Township Engineer.
C . C r o s s d r a i n s o f a min imum f i f t e e n i n c h e s ( 1 5 " ) r e i n f o r c e d c o n c r e t e p i p e , o r s u c h o t h e r a p p r o p r i a t e m a t e r i a l a s may b e a p p r o v e d b y t h e G o v e r n i n g B o d y , s h a l l b e p l a c e d w h e r e v e r n e c e s s a r y t o t r a n s f e r t h e w a t e r a c r o s s t h e r o a d i n t h e n a t u r a l w a t e r c o u r s e a n d a t r o a d i n t e r s e c t i o n s w h e n e v e r n e e d e d .
3 7
D . h%en l a y i n g o u t p l a n s t o be s u b m i t t e d f o r a p p r o v a l by the Governing Body, sui t a b l e ease1::cnts s h a l i Le p r o v i d e d f o r d r a i n a g e r i g h t - o f - w a y s i n t h e n a t u r a l wat.er. c o u r s e s o r f o r storm w a t e r ' d r a i n s where n e c e s s a r y .
902 CURBING
A. The r e q u i r e m e n t s of c u r b s o r c u r b s and g u t t e r s may v a r y i n a c c o r d a n c e w i t h t h e c h a r a c t e r o f t h e a r e a and d e n s i t y of deve lopmen t i n v o l v e d .
B. The t y p e of curbs u s e d , when spec i f ied b y t he D e v e l o p e r o r when r e q u i r e d by t h e G o v e r n i n g Body, are t o be a p p r o v e d b y , and s u b j e c t to, t h e Township E n g i n e e r ' s a p p r o v a l b e f o r e i n s t a l l a t i o n . A t a minimum, p a v i n g of c a r t w a y s h a l l be a t l e a s t t w e n t y - f o u r f e e t ( 2 4 ' ) i n w i d t h p l u s two ( 2 ' ) f o o t a s p h a l t - w e d g e c u r b s , o r a p p r o v e d e q u a l , by t h e T o w n s h i p E n g i n e e r .
903 STREET C O N S T R U C T I O N REQUIREMENTS
A. A l l s t r e e t c o n s t r u c t i o n , i n c l u d i n g sub-base and w e a r i n g c o u r s e , s h a l l be c o n s t r u c t e d i n a c c o r d a n c e w i t h Township s p e c i f i c a t i o n s .
d e s i g n where t h e d r a i n a g e o f t h e s u b g r a d e , t h e s i z e of t h e d e v e l o p m e n t and t h e n a t u r e of t h e t r a f f i c w a r r a n t s .
c o u r s e and s u r f a c i n g , s h a l l be p e r f o r m e d by t h e D e v e l o p e r o r h i s r e p r e s e n t a t i v e s u n d e r t h e d i r e c t s u p e r v i s i o n of t h e Township E n g i n e e r o r t h e T o w n s h i p ' s a u t h o r i z e d r e p r e s e n t a t i v e , a n d a l l c o s t s for s a i d s u p e r v i s i o n a r e t o be p a i d by t h e D e v e l o p e r p r i o r t o t h e f i n a l a c c e p t a n c e by t h e T o w n s h i p .
B. The G o v e r n i n g Body may s p e c i f y a n a l t e r n a t e pavement
C. A l l c o n s t r u c t i o n work , i n c l u d i n g g r a d i n g , d r a i n a g e , b a s e
D. The D e v e l o p e r s h a l l f u r n i s h record p l a n s o f a l l s t r e e t s a s a c t u a l l y c o n s t r u c t e d f o r the f i l e s of S o u t h S t r a b a n e Townsh ip , t h e c o s t of t h i s t o be p a i d by t h e D e v e l o p e r .
8 6 I 1 1 I I 1 1
I I I I I I I I I
m
904 STREET PAVEMENT STANDARDS
A . L o c a l A c c e s s S t r e e t s s h a l l be c o n s t r u c t e d i n a c c o r d a c r e w i t h E X H I B I T THREE, which is a p a r t of t h i s O r d i n a n c e .
B. C o l l e c t o r S t r e e t s s h a l l be c o n s t r u c t e d i n a c c o r d a n c e w i t h E X I i I B I T F O U R , which i s a p a r t of t h i s O r d i n a n c e .
905 SIDEWALKS
A . S i d e w a l k s , when r e q u i r e d b y t h e Govern ing Body, s h a l l b e c o n s t r u c t e d i n c o n f o r m i t y w i t h Township s p e c i f i c a t i o n s a s d e t e r m i n e d and approved by t h e Township E n g i n e e r or a u t h o r i z e d a g e n t .
B. A l l p h a s e s of c o n s t r u c t i o n s h a l l b e i n a c c o r d a n c e w i t h t h i s O r d i n a n c e and d e s i g n s t a n d a r d s e s t a b l i s h e d and a p p r o v e d by t h e Township ; t h e forms s h a l l be i n s p e c t e d p r i o r t o p o u r i n g , and f i n i s h e d w a l k s s h a l l be i n s p e c t e d b y t h e Township E n g i n e e r o r a u t h o r i z e d a g e n t .
C . P e d e s t r i a n i n t e r i o r w a l k s may be r e q u i r e d where n e c e s s a r y t o a s s i s t c i r c u l a t i o n o r p r o v i d e a c c e s s t o community f a c i l i t i e s . Such walks s h a l l have a w i d t h of n o t l e s s t h a n f o u r f e e t ( 4 ' ) .
D . S i d e w a l k s may be r e q u i r e d on b o t h s i d e s of t h e s t r e e t i n s u b d i v i s i o n s where m u l t i - f a m i l y s t r u c t u r e s a r e p l a n n e d . S i d e w a l k s may a l s o be r e q u i r e d i n s u b d i v i s i o n s where t h e c h a r a c t e r of t h e n e i g h b o r h o o d is s u c h t h a t i t would be deemed n e c e s s a r y , o r i f i t would b e d e s i r a b l e t o c o n t i n u e s i d e w a l k s t h a t a r e e x i s t i n g i n a d j a c e n t s u b d i v i s i o n s , o r t o p r o v i d e a c c e s s t o community f a c i l i t i e s s u c h a s s c h o o l s , s h o p p i n g a r e a s and r e c r e a t i o n a r e a s .
39
906 STREET SIGlrS
S t r e e t name s i g n s aEd t r a f f i c control s i g n s , a s s p e c i f i e d by t h e Board of S u p e r v i s o r s , s h a l l be i n s t a l l e d a t e a c h s t r e e t i n t e r s e c t i o n i n a c c o r d a n c e w i t h t h e t y p e o f m a t e r i a l s , d e s i g n s and s t a n d a r d s o f f i c i a l l y e s t a b l i s h e d f o r u s e t h r o u g h o u t t h e Township.
907 STORN D R A I N A G E AND FAZILITIES
All s t o r m d r a i n a g e f a c i l i t i e s shall be a d e q u a t e l y des ignec i for t h e a n t i c i p a t e d r u n o f f when t h e a r e a i s f u l l y d e v e l o p e d , u s i n g c r i t e r i a or o t h e r m e t h o d s a p p r o v e d by t h e Township E n g i n e e r . S t o r m d r a i n a g e f a c i l i t i e s s h a l l comply w i t h , b u t a r e n o t l i m i t e d t o , the f o l l o w i n g :
A. S to rm sewers s h a l l be l o c a t e d i n t h e s t r e e t r i g h t - o f - w a y o r i n d e s i g n a t e d d r a i n a g e e a s e m e n t s .
B. A l l p i p e c u l v e r t s and r e l a t e d i n s t a l l a t i o n s used i n t h e c o n s t r u c t i o n of storm sewers s h a l l be i n a c c o r d a n c e w i t h s t a n d a r d s and s p e c i f i c a t i o n s o f t h e Township , County o r S t a t e , a s d e s i g n a t e d a n d approved by t h e G o v e r n i n g Body and E n g i n e e r .
C. Manholes or i n l e t s w i l l g e n e r a l l y be r e q u i r e d a t c h a n g e s i n a l i g n m e n t and g rade .
D. A t no t i m e w i l l roof d r a i n s o r f o u n d a t i o n d r a i n s be a l l o w e d t o b e c o n n e c t e d t o a s a n i t a r y sewer s y s t e m .
E . Any s p r i n g s e n c o u n t e r e d d u r i n g c o n s t r u c t i o n s h a l l be p i p e d a n d c o n n e c t e d t o t h e s t o r m ssb-er s y s t e m o r e x t e n d e d t o a n a t u r a l w a t e r c o u r s e as may be a p p r o v e d by t h e Townsh ip E n g i n e e r .
F. C o n c r e t e h e a d w a l l and s p l a s h a p r o n s s h a l l be c o n s t r u c t e d a t the o u t f a l l of a l l s t o r m s e w e r s . Where w a t e r c o u r s e s a r e p i p e d a n d f i l l e d , c o n c r e t e h e a d w a l l s and s p l a s h a p r o n s s h a l l be c o n s t r u c t e d a t b o t h e n d s of t h e p i p e .
G . Whenever c o n s t r u c t i o n s t o p s , a l t e r s o r c o n c e n t r a t e s t h e n a t u r a l f l o w o f s u r f a c e d r a i n a g e i n any manner t h a t a f f e c t s a d j o i n i n g p a r c e l s , p l a n s s h a l l be s u b m i t t e d t h a t d e t a i l p r o p o s a l s f o r h s n d l i n g s a i d w a t e r r u n o f f . A l l s u c h p l a n s s h a l l be s u b j e c t t o t h e a p p r o v a l o f t h e Township E n g i n e e r and s h a l l meet a l l a p p l i c a b l e f e d e r a l , s t a t e and l o c a l c r i t e r i a , p o l i c i e s , r u l e s and r e g u l a t i o n s .
4 0
H .
I.
J.
K.
A l l b r i d g e s a n d c u l v e r t s s h a l l be d e s i g n e d t o s u p p o r t e x p e c t e d l o a d s and t o c a r r y e x p e c t e d f l o w s , and s h h i i meet t h e c u r r e n t s F e c i f i c a t i o n s and s t a : i d a r d s of t h e Commonwealth of P e n n s y l v a n i a , Depa r tmen t of T r a n s p o r t a t i o n .
A - c o m p l e t e d r a i n a g e p l a n o f t h e s u b d i v i s i o n s h a l l be s u b L m i t t e d , i n c l u d i n g a l l n e c e s s a r y s t o r m sewers and a p s u r t e n a n c e s , t h e d e s i g n o f - w h i c h i s based on a t e n y e a r s t o r m f r e q u e n c y , e x c e p t i n t h o s e a r e a s where i n t h e judgmen t of t h e Township E n g i n e e r o r Govern ing Body, t h e l i k e l i h o o d .of e x c e p t i o n a l damage r e s u l t i n g f rom s t o r m w a t e r is s u c h t h a t a d d i t i o n a l d e s i g n c r i t e r i a i s r e q u i r e d . The d r a i n a g e p l a n s h a l l show t h e method of d r a i n a g e of a d j a c e n t and c o n t i g u o u s t e r r i t o r y and t he method o f d i s p o s a l of a l l s t o r m w a t e r c o l l e c t e d . The d r a i n a g e p l a n s h a l l be accompanied by d e s i g n c a l c u l a t i o n s .
The s t o r m d r a i n a g e s y s t e m s h a l l be p r o v i d e d a s n e c e s s a r y t o :
1.
2.
3 .
4 .
5 .
6.
D i s c h a r g e s t o r m w a t e r r u n o f f i n t o common n a t u r a l w a t e r c o u r s e s .
A d e q u a t e l y d r a i n a l l low p o i n t s a l o n g s t r e e t s .
I n t e r c e p t s t r e e t s t o r m w a t e r r u n o f f a t i n t e r v a l s r e l a t e d t o t he e x t e n t and g r a d e of the a r e a d r a i n e d .
P r o v i d e p o s i t i v e d r a i n a g e away from sewage f a c i l i t i e s .
H a n d l e e x i s t i n g o f f - s i t e r u n o f f t h r o u g h t h e s u b d i v i s i o n .
I n s u r e s a f e and p r o p e r d i s p o s a l of s t o r m w a t e r w h e r e open w a t e r c o u r s e s a r e p l a n n e d , t h r o u g h a d e q u a t e s a f e t y , e r o s i o n and a e s t h e t i c m e a s u r e s .
S t o r m w a t e r management s h a l l meet a l l S t a t e , County and l o c a l s t a n d a r d s .
908 MONUMENTS
Monuments shall be p l a c e d a t a l l b l o c k c o r n e r s , a n g l e p o i n t s , p o i n t s o r c u r v e s i n s t r e e t s and i n t e r m e d i a t e p o i n t s a s d e t e r m i n e d by t h e Township E n g i n e e r . Monuments s h a l l ' be p e r m a n e n t r e f e r e n c e monuments of a s i z e and m a t e r i a l a s d e l i n e a t e d on E X H I B I T F I V E , wh ich is a p a r t o f t h i s O r d i n a n c e .
41
909
910
911
S'l'HFET TREES
Should the Subdivider plan to provide trees, their proposed location, spacing and species must be submitted for epproval to the Governing Body.
RECREATIONAL SPACE
A. In reviewing subdivisio,n plans, the Planning Commission shall consider the adequacy of existing and proposed community facilities to serve Township residents.
reserving areas for community facilities and recreation facilities.
B. Subdividers may give consideration to providing or
C. Recreation and community facilities developed totally or in part on land provided by a Developer shall be established consistent with the following criteria:
a. Facilities and areas shall be located in a manner to best serve both the municipality and the future inhabitants of the development or subdivision.
I b. Facilities and areas shall be located on land that is topographically suitable and safe from traffic and other safety hazards and readily accessible to the general public.
NATURAL CONDITIONS AND EROSION CONTROL
A.
B.
In wooded areas or where other natura1,conditions exist in such a manner that their presence adds to the desirability of a subdivision, the Governing Body shall require that the Subdivider preserve as much of the original vegetation and natural conditions as is economically feasible, and require that a minimum of grading be done other than the grading and excavating that is required in the construction of the improvements, in accordance with the standards included herein.
All development and earthmoving activities subject to applicable law under the Pennsylvania Department of Environmental Resources, Title 2 5 , Chapter '102, Erosion Control, shall be complied with.
1. The Developer shall notify the County Conservation District immediately upon making application for a building permit involving an earthmoving activity that affects five ( 5 ) or more acres of land.
4 2
2 . The Township s h a l l n o t i s s u e a b u i l d i n g p e r m i t f o r a deve lopmen t where i t h a s beer, d e t e r m i n e d t h a t t h e e a r t h m o v i n g a c t i v i t i e s r e q u i r e a p e r m i t ( o r v e r i f i c a t j o n t h a t no p e r m i t is r e q u i r e d ) f rom t h e Depar tmen t of E n v i r o n m e n t a l R e s o u r c e s , p u r s u a n t to S e c t i o n 1 0 2 . 4 1 and 1 0 2 . 4 2 r e l a t i n g t o p e r m i t r e q u i r e m e n t s o f T i t l e 2 5 , C h a p t e r 102 , E r o s i o n C o n t r o l .
C . I n c a s e s where t h e c r o s s s l o p e exceeds t e n p e r c e n t (10%) a s shown Cn t h e g r a d i n g p l a n , sod o r s e e d s h a l l be r e q u i r e d t o r e t a i n s o i l a n d p r e v e n t damage t o f i n i s h e d s t r e e t o r l o t g r a d e s . I n a l l c a s e s w h e r e t h e D e v e l o p e r removes t h e s o d , he s h a l l i m m e d i a t e l y upon c o m p l e t i o n of g r a d i n g ( w e a t h e r p e r m i t t i n g ) reseed s u c h a r e a s w i t h common f a r m g r a s s . I n c a s e s where t he home b u i l d e r c r e a t e s s i d e t e r r a c e s , t h e y s h a l l i m m e d i a t e l y upon c o m p l e t i o n o f g r a d i n g be s e e d e d w i t h p e r e n n i a l r y e g r a s s o r b e t t e r .
9 1 2 WATER SUPPLY
A .
B.
C.
D.
If w a t e r i s s u p p l i e d . f r o m o t h e r t h a n p r i v a t e w e l l s on i n d i v i d u a l l o t s , t h e D e v e l o p e r s h a l l v e r i f y t h a t t h e w a t e r s u p p l y is f r o m a p u b l i c u t i l i t y h a v i n g a " C e r t j f i c a t e of P u b l i c C o n v e n i e n c e " from t h e PUC, a bona f i d e l o t o w n e r s a s s o c i a t i o n , o r a m u n i c i p a l e n t i t y .
I f p u b l i c w a t e r is a v a i l a b l e o r d e f i n i t e l y p l a n n e d f o r t h e a r e a , i t s h a l l be u t i l i z e d . P u b l i c w a t e r s e r v i c e i s deemed t o be a v a i l a b l e w h e r e t h e d i s t a n c e f r o m t h e a c c e s s p o i n t of a ma in t o t h e b e g i n n i n g p o i n t of a d i s t r i b u t i o n s y s t e m f o r t he p l a n i s one t h o u s a n d ( 1 , 0 0 0 ' ) f e e t o r less.
The D e v e l o p e r s h a l l s u p p l y and i n s t a l l a l l m a t e r i a l s a s s o c i a t e d w i t h t h e f i r e h y d r a n t ( s ) as w e l l a s t h e f i r e h y d r a n t s t h e m s e l v e s .
The m a t e r i a l s and i n s t a l l a t i o n t h e r e o f s h a l l comply w i t h t h e r e q u i r e m e n t s s e t f o r t h by t h e l o c a l w a t e r u t i l i t y company and by t h e m u n i c i p a l i t y .
913 SANITARY SEWERS
A . S a n i t a r y sewer s e rv i ce is deemed t o be a v a i l a b l e where t h e a v e r a g e d i s t a n c e f rom a ma in t o t h e b e g i n n i n g p o i n t of a c o l l e c t i o n s y s t e m f o r t h e deve lopment is e i g h t ,
hundred f e e t ( 0 0 0 1 ) o r less , u n l e s s t h e se rv ice i s n o t t o p o g r a p h i c a l l y f e a s i b l e .
4 3
E. Tf p u b l i c sewers a r e a v a i l a b l e o r d e f i n i t e l y p l a n n e d for t h e a r e a , t h e D e v e l o p e r s h a l l extend t h e main l i n e t o s e rve a l l l o t s i n t h e s u b d i v i s i o n . T h i s main l i n e e x t e n s i o n s h a l l be d e s i g n e d and c o n s t r u c t e d a c c o r d i n g t o t h e s p e c i f i c a t i o n s of t h e u t i l i t y a u t h o r i t y t h a t p r o v i d e s s a n i t a r y sewer services .
i n s t a l l a t i o n of a p r i v a t e s a n i - t a r y sewage t r e a t m e n t . p l a n t a n 3 o the r a p p u r t e n a n c e s s h a l l be s u h j e c t t o a p p r o v a l by t.he P e n n s y l v a n i a D e p a r t m e n t of E n v i r o n m e n t a l R e s o u r c e s and t he Govern ing Body.
C. Where m u n i c i p a l sewers a r e n o t a v a i l a b l e , t h e
1. I n a r e a s of t h e Townsh ip n o t p r e s e n t l y se rved by p u b l i c sewers, b u t i n which t h e y a r e t o be i n s t a l l e d w i t h i n a r e a s o n a b l e t i m e , i n t h e o p i n i o n of t h e P l a n n i n g Commission based on s t u d i e s of t h e a r e a , t h e Commission may r e q u i r e t h a t capped sewer m a i n s and h o u s e c o n n e c t i o n s be i n s t a l l e d i n a l l s u b d i v i s i o n s of t w e n t y ( 2 0 ) l o t s or more i n a d d i t i o n t o t h e r e q u i r e d o n - s i t e f a c i l i t i e s . T h e p l a n s f o r t h e i n s t a l l a t i o n of a s a n i t a r y sewer s y s t e m s h a l l be p r e p a r e d f o r t h e s u b d i v i s i o n and a p p r o v e d by the e n g i n e e r of t h e M u n i c i p a l A u t h o r i t y t o wh ich i t w i l l be c o n n e c t e d and t h e P e n n s y l v a n i a D e p a r t m e n t of E n v i r o n m e n t a l R e s o u r c e s . The e n g i n e e r o r a u t h o r i z e d r e p r e s e n t a t i v e of t h e M u n i c i p a l A u t h o r i t y s h a l l i n s p e c t t h e sewer l i n e be fo re i t is covered over . Upon c o m p l e t i o n of t h e s a n i t a r y sewer i n s t a l l a t i o n , one copy of e a c h of t h e p l a n s f o r s u c h s y s t e m a s b u i l t s h a l l be f i l e d w i t h t h e m u n i c i p a l i t y and t h e P e n n s y l v a n i a D e p a r t m e n t of E n v i r o n m e n t a l R e s o u r c e s .
2 . I n i n s t a n c e s of severe c o n d i t i o n s deemed u n s u i t a b l e f o r o n - s i t e s e p t i c s y s t e m s , t h e P l a n n i n g Commission may recommend t h a t t h e G o v e r n i n g Body r e q u i r e t h a t t h e D e v e l o p e r s h a l l i n s t a l l a d e q u a t e s e v a g e t r e a t m e n t f a c i l i t i e s a s approved by t h e Township E n g i n e e r and t h e P e n n s y l v a n i a Depar tmen t o f ' E n v i r o n m e n t a l R e s o u r c e s . I n these c a s e s , p l a n s f o r s u c h sewage t r e a t m e n t f a c i l i t i e s , i n s t e a d of o n - s i t e s e p t i c s y s t e m s , m u s t be approved b y . t h e above men t ioned d e p a r t m e n t s b e f o r e f i n a l a p p r o v a l of t h e s u b d i v i s i o n may be g iven .
D. P r i v a t e sewage d i s p o s a l s y s t e m s on i n d i v i d u a l l o t s s h a l l be l a i d o u t and c o n s t r u c t e d i n c o m p l i a n c e w i t h t h e P e n n s y l v a n i a D e p a r t m e n t of Ertvironmen ta.1 R e s o u r c e s r e g u l a t i o n s .
4 4
E.
F.
N o b u i l d i n g p e r m i t w i l l be i s s u e d f o r any c o n s t r u c t i o n o r s u b d i v i s i o n d e v e l o p m e n t u n t i l e i t h e r a n L n d i v i d u a l s a n i t a r y sewage d i s p o s a l s y s t e m , a s a r . i t , a ry sewage t r e z t m e n t p l a n t , i n s t a l l a t i o o or c o n n e c t i o n t o a m u n i c i p a l s e w e r a g e s y s t e i n h a s b e e n approved by t h e Govern ing b o d y o r a u t h o r i z e d a g e n t t h e r e o f and t h e P e n n s y 1 v a n i a . D e p a r t m e n t o f E n v i r o n m e n t a l Resources, p u r s u a r l t t o t h e r u l e s and r e g u l a t i o n s of t h e P e n n s y l v a n i a Sewage F a c i l j t i e s A c t (Act 537) 5 s amended.
No s u b d i v i s i o n s h a l l be i lpproved f o r deve lopmen t by t h e Govern ing Body u n t i l t h e D e v e i o p e r p r o v i d e s c e r t i f j c a t . i o n t h a t m u t u a - l l y a c c e p t a b l e a g r e e m e n t s h a v e been r e a c h e d b e t w e e n t h e D e v e l o p e r and a p p l i c a b l e p r i v a t e or m u n i c i p a l u t i l i t y a u t h o r i t i e s r e l a t i v e t o u t i l i t y s y s t e m i n s t a l l a t i o n s , m a i n t e n a n c e , o w n e r s h i p o f f a c i l i t i e s , t a p f e e s a n d o t h e r r e l a t e d c o n s i d e r a t i o n s .
914 GENERAL REGULATIONS I
A.
E.
C.
D.
No D e v e l o p e r s h a l l p r o c e e d w i t h t h e c o n s t r u c t i o n o f any u t i l i t i e s o r i m p r o v e m e n t s , o r make c o n n e c t i o n t o any e x i s k i n g Townsh ip f a c i l i t y o r u t i l i t y s y s t e m , w i t h o u t p r o p e r i n s p e c t i o n b y a n a u t h o r i z e d o f f i c i a l o r r e p r e s e n t a t i v e t h e r e o f . D r a w i n g s a n d s p e c i f i c a t i o n s s h a l l be p r o v i d e d i n s u f f i c i e n t d e t a i l t o show t h e fo rm, c o n s t r u c t i o n a n d method o f i n s t a l l a t i o n o f t h e f o l l o w i n g and s h a l l accompany o r o t h e r w i s e b e a p a r t of t h e s u h d i v i s i o n p l a n .
1. S t r e e t s , g u t t e r s and c u l v e r t s
2 . S t o r m s e w e r s a n d s u r f a c e d r a i n a g e f a c i l i t i e s
3 . Wate r s y s t e m
4 . S a n i t a r y s e w e r s and s e p t i c t a n k s
5 . S u r v e y monuments
No p e r s o n s h a l l d i g o r make a n y c u t s o r c h a n g e s w h a t s o e v e r i n t h e c a r t w a y , g u t t e r s o r r i g h t - o f - w a y s of any Township, C o u n t y o r S t a t e r o a d w i t h o u t f i r s t o b t a i n i n g r e q u i r e d p e r m i t s .
No p e r s o n s h a l l c o n n e c t t o a n y w a t e r l i n e , s t o r m o r s a n i t a r y sewer w i t h o u t o b t a i n i n g a p e r m i t and p a y i n g t h e p r o p e r c o n n e c t i o n c h a r g e .
Grade s t a k e s s h a l l be s e t and c u t s h e e t s p r e p a r e d and a copy f u r n i s h e d t o t h e Townsh ip Manager and E n g i n e e r b e f o r e any work is s t a r t a d .
915
E.
F.
G.
H.
The D e v e l o p e r s h a l l n o t i f y t h e Township E n q i n e e r a t l e z s t , t w e n t y - f o u r ( 2 4 ) h o - u r s p r i o r t o h i s i n t e n t i o n t o p r o c e e d w i t h t h e c o n s t r u c t i o n o r i n s t a l l a t i o n .bf s a i d s t r e e t s a n d improvemen t s o r a n y o t h e r work r e l a t e d t o t h e improvemen t s .
I n s p e c t i o n r e p o r t s s h a l l be p r e p a r e d b y an i n s p e c t a r a u t h o r i z e d by t he G o v e r n i n g Body.
Upon c o m p l e t i o n of the r e q u i r e d improvemen t s , a p i a n and p r o f i l e of a l l t h e i m p r o v e m e n t s i n t h e s u b d i v i s t o n o r l a n d d e v e l o p m e n t as c o n s t r u c t e d s h a l l be f i l e d w i t h t he Township .
I n a l l r e s p e c t s i n which s t a n d a r d s f o r r e q u i r e d i m p r o v e m e n t s a r e n o t s e t f o r t h h e r e i n o r s p e c i f i e d b y t h e G o v e r n i n g Body h e r e u n d e r , t h e a p p l i c a b l e S t a t e and M u n i c i p a l s t a n d a r d r e q u i r e m e n t s s h a l l g o v e r n .
C O N S T R U C T I O N DETAILS
A. Improvemen t s r e q u i r e d b y t h i s O r d i n a n c e s h a l l be c o n s t r u c t e d i n a c c o r d a n c e w i t h a l l a p p l i c a b l e r e q u i r e m e n t s c o n t a i n e d h e r e i n a n d s h a l l be d e s i g n e d c o n s i s t e n t w i t h c o n s t r u c t i o n s t a n d a r d d e t a i l s p r o v i d e d b y t h e Township.
B . Commerc ia l a n d / o r i n d u s t r i a l l o t d e v e l o p m e n t s h a l l be u n d e r t a k e n i n a c c o r d a n c e w i t h a l l a p p l i c a b l e r e q u i r e m e n t s c o n t a i n e d h e r e i n c o n s i s t e n t w i t h s i t e p l a n g u i d e l i n e s and s t a n d a r d s p r o v i d e d . b y t h e T o v n s h i p .
4 6
, c lr
.~RTICI;E x CONDITIONS OF ACCEPTANCE
I .--
I t 9
f
I: c
1000 PERFORMANCE REQUIREMENTS B e f o r e a p p r o v i n g any f i n a l s u b d i v i s i o n o r s i t e p l a n , t h e S o v e r n i n g Body s h a l l r e q u i r e a w r i t t e n a g r e e m e n t , and a p p r o p r i a t e f i n a n c i a l s u r e t y a s s p e c i f i e d i n S e c t i o n 1001 h e r e i n b e l o w , t h a t n e c e s s a r y g r a d i n g , p a v i n g and s t r e e t improvemen t s , s i d e w a l k s , s t r e e t l i g h t s , f i r e h y d r a n t s , w a t e r m a i n s , s t o r m sewers and s a n i t a r y sewers, and s e t t i n g of monuments, a s may be r e q u i r e d b y t h e Township, s h a l l be i n s t a l l e d by t h e D e v e l o p e r i n s t r ic t a c c o r d a n c e w i t h t h e d e s i g n s t a n d a r d s and s p e c i f i c a t i o n s of t h e Township, w i t h i n a s p e c i f i e d t i m e p e r i o d .
1001 PERFORMANCE GUARANTEE The G o v e r n i n g Body s h a l l i n s u r e , t h r o u g h r e c e i p t of c e r t i f i c a t e s of c o m p l i a n c e s u b m i t t e d and a t t e s t e d by t h e Township E n g i n e e r , t h a t t h e r e q u i r e d improvements have been i n s t a l l e d a c c o r d i n g t o t h e s p e c i f i c a t i o n s o f t h e f i n a l p l a n , o r a l t e r n a t e l y r e q u i r e t h e p o s t i n g o f a d e q u a t e s u r e t y t o c o v e r t h e c o s t for such improvements . The Govern ing Body may a l s o i n s u r e , t h r o u g h t h e p o s t i n g of bonds or o t h e r s u r e t y a c c e p t a b l e t o t h e Township, t h e m a i n t e n a n c e of e x i s t i n g p u b l i c r i g h t - o f - w a y s and road s u r f a c e s which a r e i n any manner u t i l i z e d f o r t r a n s p o r t or r e l a t e d p u r p o s e s d u r i n g d e v e l o p m e n t and c o n s t r u c t i o n a s s o c i a t e d with s u b d i v i s i o n d e v e l o p m e n t . Body s h a l l s p e c i f y o n e of t h e f o l l o w i n g a l t e r n a t i v e s , s u c h o t h e r a l t e r n a t i v e s a s may be a c c e p t a b l e , f o r g u a r a n t e e i n g c o m p l i a n c e w i t h t h e r e q u i r e m e n t s o f t h i s S e c t i o n . D e c i s i o n of wh ich a l t e r n a t i v e s h a l l be r e q u i r e d is t h a t o f t h e Govern ing Body. F i n a l a p p r o v a l of a p l a n may n o t be g r a n t e d by t h e G o v e r n i n g Body u n t i l t h e s u r e t y r e q u i r e d is f u l l y p r o v i d e d . s u r e t y s h a l l be s e c u r e d a l o n g w i t h t h e w r i t t e n ag reemen t p r i o r t o any c o n s t r u c t i o n o r r e l a t e d a c t i v i t y .
The Govern ing o r
I n a n y e v e n t , t he r e q u i r e d
A . C o m p l e t i o n of ImDrovements P r i o r t o F i n a l ADDroval - P r i o r t o f i n a l p l a n a p p r o v a l , t h e D e v e l o p e r s h a l l c o m p l e t e , i n a manner s a t i s f a c t o r y t o t h e Govern ing Body a n d t h e Township E n g i n e e r , a l l improvements r e q u i r e d i n t h e s e r e g u l a t i o n s a s s p e c i f i e d i n t h e f i n a l s u b d i v i s i o n p l a n , and a s approved b y t h e G o v e r n i n g Body, and s h a l l d e d i c a t e t h e same t o t h e Township i n a c c o r d a n c e w i t h t h e s e r e g u l a t i o n s .
4 7
B. G u a r a n t e e of F u t u r e P e r f o r m a n c e - I n l i e u of r e q u i r i n g t h e comp1el;ion of a l l i m p r o v e m e n t s p r i o r t u f i n a l p l a n a p p r o v a l , t h e Townsh ip may, a t i t s d i s c r e t j o n , e n t e r i n t o a c o n t r a c t w i t h t h e D e v e l o p e r w h e r e b y t h e D e v e l o p e r s h a l l g u a r a n t e e t o c o m p l e t e a l l improvemen t s r e q u i r e d b y t h i s O r d i n a n c e , s p e c i f i e d by t h e G o v e r n i n g Body i n a manner s a t i s f a c t o r y t o t h e G o v e r n i n g Body.
When r e q u e s t e d by t h e D e v e l o p e r i n o r d e r t o f a c i l i t a t e f i n a n c i n g , the G o v e r n i n g Body s h a l l f u r n i s h t h e D e v e l o p e r with a s i g n e d c o p y of a r e s o l u t i o n i n d i c a t i n g a p p r o v a l of t he f i n a l p l a t c o n t i n g e n t upon t h e Developer o b t a i n i n g a s a t i s f a c t o r y f i n a n c i a l s e c u r i t y . The f i n a l p l a t o r r e c o r d p l a n s h a l l n o t be s i g n e d n o r r e c o r d e d u n t i l t h e f i n a n c i a l i m p r o v e m e n t s a g r e e m e n t i s e x e c u t e d . The r e s o l u t i o n o r l e t t e r of c o n t i n g e n t a p p r o v a l s h a l l e x p i r e and be deemed t o be r e v o k e d i f t h e f i n a n c i a l s e c u r i t y a g r e e m e n t is n o t e x e c u t e d w i t h i n n i n e t y ( 9 0 ) d a y s , u n l e s s a w r i t t e n e x t e n s i o n is g r a n t e d by t h e G o v e r n i n g Body; s u c h e x t e n s i o n s h a l l n o t be u n r e a s o n a b l y w i t h h e l d and s h a l l be p l a c e d i n w r i t i n g a t t h e r e q u e s t of the D e v e l o p e r .
To secure t h i s c o n t r a c t , t h e D e v e l o p e r s h a l l p r o v i d e , s u b j e c t t o t he approval o f t h e Govern ing Body, one of t h e f o l l o w i n g g u a r a n t e e s :
---- --_---- - ----
o r o t h e r w i s e
1. S u r e t y Bond: The D e v e l o p e r s h a l l o b t a i n a s e c u r i t y bond from a s u r e t y bond ing company a u t h o r i z e d t o d o b u s i n e s s i n t he Commonwealth o f P e n n s y l v a n i a . Township. be e q u a l t o 110% of t h e c o s t of t h e r e q u i r e d improvemen t s as e s t i m a t e d by t h e D e v e l o p e r and a p p r o v e d b y t h e Townsh ip E n g i n e e r . The d u r a t i o n o f t h e bond s h a l l be u n t i l s u c h t i m e a s the improvemen t s a r e a c c e p t e d by t h e Township i n a c c o r d a n c e w i t h t h e r e q u i r e m e n t s of this O r d i n a n c e .
The bond s h a l l be p a y a b l e t o t h e The amount of f i n a n c i a l s e c u r i t y s h a l l
2 . Escrow A c c o u n t : --- T h e D e v e l o p e r s h a l l d e p o s i t c a s h , o r o t h e r i n s t r u m e n t r e a d i l y c o n v e r t i b l e i n t o c a s h a t f a c e v a l u e , e i t h e r w i t h t h e Township o r i n e s c r o w w i t h a b a n k . The u s e o f any i n s t r u m e n t o t h e r t h a n c a s h , and i n t h e c a s e of ' a n e sc row a c c o u n t , t h e b a n k w i t h w h i c h t h e f u n d s a r e ' t o be d e p o s i t e d s h a l l be s u b j e c t t o t h e a p p r o v a l of t h e G o v e r n i n g Body. The amount of f i n a n c i a l s e c u r i t y s h a l l be e q u a l t o 110% o f t h e c o s t of t h e r e q u i r e d improvemen t s a s e s t i m a t e d by t h e D e v e l o p e r and a p p r o v e d by t h e Townsh ip E n g i n e e r .
4 8
.--
In case of an cscrow account, the Deveioper shall file with the Governing Body an agreement between the financiai bank and' himself guaranteeing the f ollowiny :
a. That the funds of said escrow account shall be held in trust until released by the Governing Body and may not be used or pledged by the Developer as security in any other matter during the period; arrd,
b. That in the case of a failure on the part of the Developer to complete said improvements, the bank shall immediately make the funds in said account available to the Township for use in the completion of those improvements.
3. Property Escroy: The Developer shall offer as a guarantee, land or other property, including corporate stocks or bonds. The value of any such property shall be at least equal to 110% of the cost, as est.imated by the Developer and approved by the Township Engineer, of the installation of all contracted improvements. Property value shall be determined by means acceptable to the Township and shall take into account the likelihood of a decline in the value of said property during the guarantee period. The Governing Body shall retain the right to reject the use of any property when it believes that the property will be unusually difficult to sell, or for other reasons such as will inhibit the Townsliip from exchanging the property for a .
sufficient amount of money to complete the required improvements.
When property is offered as an improvement guarantee, the Developer shall:
a.
b.
Execute an agreement with the trustee when it is not the Governing Body, instructing the trust to release the property to the Township in the case of default. The agreement shall also state that the property may be released only upon consent of the Governing Body. The agreement shall be placed on file with the Township Manager;
File with the Governing Body an affidavit affirming that the property to be used as a guarantee is free and clear of any encumbrances or liens at the time it is to be put in trust; and,
C. Execute and file with the Goveri i ing Uody an agreement stating tkrat tiis ProLJert) to be placed in trust as an improvement guarantee will not be used for any other purpose or pledged as a security in any other matter until it is rsleased by the Governing Body.
4 . Extension of Guarantees: I€ the Developer requires more than one (1) year from the date of p0stir.g financial security to complete the required improvements, the amount of security may be increased to assure that financial security equals 110%. Any additional security shall be posted by the Developer in accordance with Section 1001.
1002 RELEASE FROM IMPROVEMENT BOND
A. Procedure
1. When the Developer has completed all of the required improvements, the Developer shall notify the Governing Body, in writing, by certified or registered mail, of the completion .of the required improvements and shall send a copy thereof to the.Township Engineer.
2. The Governing Body shall, at the next scheduled meeting after receipt of such notice, direct and authorize the Township Engineer to inspect all of the aforesaid improvements. The Township Engineer shall, thereupon, file a report in writing, with the Governing Body, and shall mail a copy of the same to the Developer by certified or registered mail. The report shall be made and mailed within 45 days after receipt by the Township Engineer of the aforesaid authorization from the Governing Body. Said report shall be detailed and shall indicate approval or rejection of said improvements. If any portion thereof shall be rejected, the report shall contain a statement of reasons for such nonapproval or rejection.
3. After receipt of the Engineer's Report and maintenance bond, the Governing Body shall notify the Developer within fifteen (15) days, in writing, by certified or registered mail, of the action of the Governing Body with relation thereto.
50
4 . I f t h e G o v e r n i n g Body o r t h e Township E n g i n e e r f a i l s t o comply w i t h t h e time l i m i t a t i o n p r o v i s i o n s c o n t a i n e d , h e r e i n , a I 1 improvemen t s w i l l be deemed t o h a v e b e e n approved and t h e Deve lope r s h a l l be r e l e a s e d , f rom a l l l i a b i l i t y , p u r s u a n t ta i t s p e r f o r m a n c e g u a r a n t y - b o n d .
5. I f any p o r t i o n of t h e r e q u i r e d improvemen t s s h a l l n o t be a p p r o v e d o r s h a l l be r e j e c t e d b y t h e Govern ing Body, t h e D e v e l o p e r s h a l l p r o c e e d t o c o m p l e t e t h e same and upon c o m p l e t i o n , t h e same procedure o f n o t i f i c a t i o n a s o u t l i n e d h e r e i n s h a l l be f o l l o w e d .
6 . N o t h i n g h e r e i n , h o w e v e r , s h a l l be c o n s t r u e d in l i m i t a t i o n of t h e S u b d i v i d e r ' s o r D e v e l o p e r ' s r i g h t t o c o n t e s t o r q u e s t i o n by l e g a l p r o c e e d i n g s o r o t h e r w i s e , any d e t e r m i n a t i o n o f t h e Govern ing Body o r t h e Township E n g i n e e r .
7 . The Developer s h a l l f u r n i s h t he Township a s - b u i l t d r a w i n g s of t he p u b l i c improvements ( s t r e e t s , s torm d r a i n a g e , w a t e r s y s t e m s and s a n i t a r y sewer) , p r e p a r e d b y a r e g i s t e r e d e n g i n e e r o r s u r v e y o r .
1003 REMEDIES TO EFFECT COMPLETION OF IMPROVEMENTS
A .
B .
C .
I n t h e e v e n t t h a t a n y improvemen t s t h a t may be r e q u i r e d have n o t b e e n c o n s t r u c t e d and i n s t a l l e d a s p r o v i d e d f o r i n t h e w r i t t e n a g r e e m e n t , t h i s O r d i n a n c e , t h e r e q u i r e m e n t s of t h e G o v e r n i n g Body or i n a c c o r d a n c e w i t h the a p p r o v e d f i n a l p l a n , t he Govern ing Body s h a l l e n f o r c e any c o r p o r a t e bond, o r o t h , e r s e c u r i t y b y a p p r o p r i a t e l e g a l and e q u i t a b l e r e m e d i e s .
If t h e p r o c e e d s of s u c h bond o r o t h e r s e c u r i t y a r e i n s u f f i c i e n t t o p a y t h e c o s t o f i n s t a l l i n g o r making r e p a i r s o r c o r r e c t i o n s t o a l l t h e improvemen t s cove red by s a i d s e c u r i t y , t h e G o v e r n i n g B o d y may, a t i t s o p t i o n , i n s t a l l p a r t of s u c h improvemen t s , and may i n s t i t u t e a p p r o p r i a t e l e g a l o r e q u i t a b l e a c t i o n t o r e c o v e r t h e mon ies n e c e s s a r y t o c o m p l e t e t h e r e m a i n d e r of t h e improvements .
A l l of t h e p r o c e e d s , w h e t h e r r e s u l t i n g f r o m t h e s e c u r i t y o r f rom a n y l e g a l o r e q u i t a b l e a c t i o n b r o u g h t a g a i n s t t h e D e v e l o p e r , o r b o t h , s h a l l be u s e d s o l e l y f o r t h e i n s t a l l a t i o n of t h e improvemen t s covered by s u c h s e c u r i t y , and n o t f o r a n y o t h e r m u n i c i p a l purpose.
1004 M A I N T E N A N C E BOND
A . Before t h e Township E n g i n e e r s h a l l i s s u e t o t h e
5 1
G o v e r n i n g Body a w r i t t e n c e r t i f i c a t i a r l t h a t a l l improvemen t s s p e c i f i ed a n d r e q p i r e d h a v e be en s a t i s f a c t o r i l y comple t ed i n a c c o r d a n c e v i t l i L h e a g r e e m e n t znd r e q u i r e m e n t s r e l a t i v e t o t h e l a n d d e v e l o p m e n t , and i n c o m p l i a n c e w i t h t h e s p e c i f i c a t i o n s , s t a n d a r d s , o r d i n a n c e s a n d r e q u i r e m e n t s of t h e Township, t h e S u b d i v i d e r or D e v e l o p e r s h a l l be r e q u i r e d t o d e p o s i t w i t h t h e Township, a C o r p o r a t e M a i n t e n a n c e Bond, for t w o y e a r s f o r 10% o f t h e t o t a l s i t e improvement c o n s t r u c t i o n c o s t s , i n s u c h form and w i t h a p p r o v e d s u r e t y , a s s h a l l be r e q u i r e d by t he G o v e r n i n g Body. S a i d M a i n t e n a n c e Bond i s t o g u a r a n t e e the r e p a i r s arid m a i n t e n a n c e b y t h e S u b d i v i d e r or D e v e l o p e r of t h e s t r e e t s , r o a d s , p a v e m e n t s , s i d e w a l k s , c u r b s , g u t t e r s , storm d r a i n s arid f a c i l i t i e s , s a n i t a r y sewer a n d f a c i l i t i e s , sewage t r e a t m e n t p l a n t a n d f a c i l i t i e s and any o t h e r improvemen t s c o n s t r u c t e d a n d i n s t a l l e d i n t h e s u b d i v i s i o n or d e v e l o p m e n t , for .a p e r i o d of e i g h t e e n ( 1 8 ) m o n t h s from t h e d a t e of f i n a l a n d o f f i c i a l a c c e p t a n c e of t h e a b o v e s a i d improvemen t s a n d f a c i l i t i e s b y t h e G o v e r n i n g Body.
E. The r e p a i r s and m a i n t e n a n c e r e q u i r e d t o be pe r fo rmed b y t h e S u b d i v i d e r o r D e v e l o p e r s h a l l extend o n l y to m a k i n g good a n y i n h e r e n t de fec t s which become m a n i f e s t e d i n t h e m a t e r i a l s a n d workmanship u n d e r o r d i n a r y c o n d i t i o n s and' s h a l l n o t be h e l d t o c o v e r a n y breakage o r damage c a u s e d b y i m p r o p e r u s e o r b y a c c i d e n t r e s u l t i n g f rom c i r c u m s t a n c e s o v e r . which t h e S u b d i v i d e r o r D e v e l o p e r h a s n o c o n t r o l .
1005 H I G H E R STANDARDS
A.
E .
N o r o a d , s t r e e t , l a n d o r r e l a t e d improvement s h a l l be a c c e p t e d a s a p a r t of t h e h i g h w a y s y s t e m of t h e Township or f o r m a i n t e n a n c e u n l e s s o p e n e d , l a i d o u t , g r a d e d and improved i n s t r i c t a c c o r d a n c e w i t h t h e s t a n d a r d s and r e g u l a t i o n s of t h e Township. The r e q u i r e m e n t s , s p e c i f i c a t i o n s a n d s t a n d a r d s of c o n s t r u c t i o n , m a t e r i a l and a p p u r t e n a n c e s as d e s i g n a t e d herein a r e c o n s i d e r e d as minimum, and t h e Govern ing Body may a s i t deems a d v i s a b l e , r e v i s e s a i d s p e c i f i c a t i o n s 'and r e q u i r e m e n t s t o s e c u r e a h i g h e r s t a n d a r d of improvements a n d community d e v e l o p m e n t .
N o s to rm wa te r d r a i n a g e f a c i l i t i e s , s a n i t a r y sewer and s e w a g e t r e a t m e n t f a c i l i t i e s , w a t e r s u p p l y and w a t e r d i s t r i b u t i o n s y s t e m and f a c i l i t i e s or a n y o t h e r . f a c i l i t i e s or improvemen t s w i l l be a c c e p t e d a s a p a r t o f t h e T o w n s h i p ' s f a c i l i - t i e s f o r o p e r a t i o n and m a i n t e n a n c e u n l e s s d e s i g n e d a n d c o n s t r u c t e d i n s t r i c t c o m p l i a n c e w i t h a l l t h e s t a n d a r d s , s p e c i f i c a t i o n s , r u l e s , r e g u l a t i o n s , o r d i n a n c e s and r e q u i r e m e n t s of t h e Township.
1006 R E C O R D I N G
A . W'ithin n i n e t y ( 9 0 ) d a y s a f t e r t h e d a t e of approva l . of t h e f i n a l p l a n , t h e D e v e l o p e r s h a l l r e c o r d an approved d u p l i c a t e copy of t h e p l a n ( i n m y l a r o r o t h e r t r a n s p a r e n t r t e p r o d u c i b l e f o r m ) i n t h e o f f i c e of t h e County R e c o r d e r of Deeds, and f i l e w i t h t h e Manager of t h e Township, a Recorders C e r t i f i c a t e t h a t t h e approved p l a n h a s b e e n r e c o r d e d , w i t h t h e P l a n Book and p a g e numbers i n d i c a t e d .
B . -After an approved s u b d i v i s i o n p l a n s h a l l h a v e been o f f i c i a l l y r e c o r d e d , t h e s t r e e t s , . p a r k s , and o t h e r p u b l i c improvements shown h e r e o n s h a l l be so c o n s i d e r e d t o be a p a r t of t h e o f f i c i a l p l a n of t h e Township.
C . S t r e e t s , p a r k s and o t h e r p u b l i c improvements shown on a s u b d i v i s i o n p l a n t o be r e c o r d e d s h a l l be o f f e r e d f o r d e d i c a t i o n t o t h e Township b y f o r m a l n o t a t i o n t h e r e o f on t h e p l a n , o r t he Owner s h a l l n o t e on s u c h p l a n t h a t any improvements h a v e n o t b e e n o f f e red f o r d e d i c a t i o n t o t h e . Township.
D . Every s t r e e t , p a r k or o t h e r improvement shown on a s u b d i v i s i o n p l a n s h a l l be deemed t o be a p r i v a t e s t r e e t , p a r k o r improvement u n t i l s u c h t i m e a s t h e same s h a l l h a v e b e e n o f f e r e d f o r d e d i c a t i o n t o t h e Township and a c c e p t e d by o r d i n a n c e o r r e s o l u t i o n , o r u n t i l i t s h a l l h a v e been condemned f o r u s e a s a p u b l i c s t r e e t , p a r k o r o t h e r improvement .
E . I n t h e e v e n t t h a t a n approved s u b d i v i s i o n p l a n is n o t r e c o r d e d w i t h i n t h e r e q u i r e d n i n e t y ( 9 0 ) day p e r i o d , s a i d a p p r o v a l s h a l l b e deemed v o i d e d and r e s c i n d e d a n d t h e p l a n m u s t be r e s u b m i t t e d i f a p p r o v a l i s s o u g h t by t h e D e v e l o p e r .
1007 NO R E S P O N S I B I L I ' I ' Y O F TOWNSHIP WHERE PLANS N O T APPROVED I f any r o a d o r any d r a i n a g e f a c i l i t y i n c o n n e c t i o n t h e r e w i t h s h a l l be o p e n e d , c o n s t r u c t e d o r d e d i c a t e d f o r p u b l i c u s e o r t r a v e l , e x c e p t i n s t r i c t a c c o r d a n c e w i t h p l a n s approved and r e c o r d e d a s h e r e i n p r o v i d e d , n e i t h e r t h e Govern ing Body n o r any p u b l i c a u t h o r i t y s h a l l p l a c e , c o n s t r u c t or o p e r a t e a n y s e w e r , d r a i n , w a t e r p i p e o r o t h e r f a c i l i t y , o r do any work of any k i n d i n o r upon s u c h r o a d ; and n e i t h e r t h e Govern ing Body n o r any o t h e r p u b l i c a u t h o r i t y s h a l l h a v e r e s p o n s i b i l i t y of any k i n d w i t h r e s p e c t t o any s u c h r o a d o r d r a i n a g e f a c i l i t y , n o t w i t h s t a n d i n g any u s e of t h e same by t h e p u b l i c . Provided however , t h a t n o t h i n g h e r e i n c o n t a i n e d s h a l l p r e v e n t t h e l a y i n g o f t r u n k s e w e r s , d r a i n s , w a t e r o r gas mains , i f r e q u i r e d , b y e n g i n e e r i n g n e c e s s i t y f o r t h e accommodating of o t h e r t e r r i t o r y .
53
1008 STANDARDS FOR LOCATION AND MANAGEMENT OF OPEN SPACE
A . Common open space, vnen provided, shall be located so as to be consistent with .accepted design principles. It shall be designed as a contiguous area easily accessible to the residents and preserving natural features.
B. There shall be provisions that insure that the commo!i open space shall continue as such and be properly maintained. The Developer shall either (a) dedicate such land to public use if the Township or another public agency has indicated it will accept such dedications, (b) retain ownership and responsibility for maintenance of such open space, or (c) provide f o r and establish one or more organizations for the ownership and maintenance of all common open space. In the case of (b) and (c) above, each organization shall be a nonprofit homeowners' corporation, unless the Developer demonstrates that a .community open space trust is a more appropriate form of organization.
C. If a homeowners' association or open space trust is formed, it shall be governed according to the following regulations:
1. The organization is established by the Developer and operated with financial subsidization by the Developer (if necessary) before the sale of any lots within the development.
2 . Membership in the organization is mandatory for all purchasers of homes therein and their successors.
3. The organization shall be responsible for maintenance, insurance and taxes on common open space.
4 . The members of the organization shall share equitably the costs of maintaining and developing common open space, in accordance with procedures established by them.
5 . The organization shall hire adequate staff to administer facilities and maintain the common open space.
a. In the event that the organization established to own and maintain common open space, or any successor organization, shall at any time after establishment of the development, fail t o maintain the common open space in reasonable order and condition in accordance
5 4
.ip p
7
with the development plan, the Township may serve written notice upon such organization or upon the residents of the development setting forth the manner in which the organization has failed .to maintain the common open space in reasonable condition.
ir 3 I
P i
1
5 . Said notice shall include a demand that such deficiencies of maintenance be corrected within thirty (30) days thereof, and shall state the date and place of a hearing thereon which shall be held within fourteen (14) days of the notice.
c. If the deficiencies set forth in the original notice or in the modifications thereof shall not be corrected within said thirty (30) days or any extension thereof, the Township may enter upon said common space and maintain the same for a period of one (1) year.
d. Said maintenance by the Township shall not constitute a taking, nor vest in the public any rights of use.
e. Before the expiration of said year, the Township shall call a public hearing upon notice to such organization or to the residents of the development. At the hearing, such organization or the residents shall show cause why such maintenance by the Township shall not, at the option of the Township, continue for a succeeding year.
f. If the Governing Body determines th'at such organization is ready and able to maintain said common space in reasonable condition, the Township shall cease maintenance at the end of said year.
g. If the Governing Body shall determine that such organization is not ready and able to maintain said common open space in a reasonable condition, it may, at its discretion, continue maintenance during the next succeeding year subject to a similar determination in each year thereafter.
h. The costs of maintenance by the Township shall be assessed against the properties within the development that have a right of enjoyment of the common open space and shall become a lien on said properties.
d 5 5
1 I: 1T # s: E
1100 1 3DIFICATIO
ARTICLE XI
MODIFICATIONS
s The G o v e r n i n g riody may g r a n t a m o d i f i c a t i o n of t h e r e q u i r e m e n t s of one o r more p r o v i e J . o n s of t h i s O r d i n a n c e i f the l i t e r a l e n E o r c a m e n t w i l l e x a c t undue h a r d s h i p b e c a u s e of p e c u l i a r c o n d i t i o n s p e r k P i n i n g t o t h e l a n d i n q u e s t i o n , p r o v i d e d t h a t s u c h m o d i f i c a t i o n w i l l not be c o n t r a r y t o t h e p u b l i c i n t e r e s t and t h a t t he p u r p o s e and i n t e n t of t h e O r d i n a n c e is o b s e r v e d .
A . A l l r e q u e s t s f o r a m o d i f i c a t i o n s h a l l be i n w r i t i n g and s h a l l accompany and be a p a r t of the a p p l i c a t i o n f o r d e v e l o p m e n t . The r e q u e s t s h a l l s t a t e i n f u l l t h e g r o u n d s and f a c t s of u n r e a s o n a b l e n e s s o r h a r d s h i p on w h i c h t h e r e q u e s t is b a s e d , t h e p r o v i s i o n o r p r o v i s i o n s of the O r d i n a n c e i n v o l v e d , and the minimum m o d i f i c a t i o n n e c e s s a r y .
R. Tlie r e q u e s t f o r m o d i f i c a t i o n s h a l l be r e f e r r e d t o t he Townshlp P l a n n i n g Commission f o r a d v i s o r y comments .
C . The G o v e r n i n g n o d y alid t?:c P l a n n i n g Commission s h a l l keep a wri t ten r e c o r d of a l l a c t i o n on a l l r e q u e s t s f o r m o d i f i c a t i o n s .
57
ARTICLE X I 1
‘li
3r
s I I 1 1
AMEN DEI EN=
1200 ALTERATIONS A N D C l l A N G E S The G o v e r n i n g Body may f r o m time t o k i m e amend this O r d i n a n c e . Amendments t o t h e S u b d i v i s i o n O r d i n a n c e s ? i a l l become e f f e c t i v e o n l y a f t e r a p u b l i c h e a r i n g h e l d p u r s u a n t t o p u b l i c n o t i c e . E a c h s u t h anienclment t o the S u b d i v i s i o n O r d i n a n c e s h a l l be s u b m i t t e d t o t h e C o u n t y P l a n n i n g Commission t h i r t y ( 3 0 ) d a y s p r i o r t o t h e s c h e d u l e d p u b l i c h e a r i n g f o r review a n d r e p o r t . The G o v e r n i n g Body s h a l l n o t a p p r o v e a n amendment t o t h i s O r d i n a n c e u n t i l t h e C o u n t y r e p o r t is r ece ived , o r u n t i l t h e e x p i r a t i o n of t h i r t y ( 3 0 ) d a y s from t h e d a t e t h e aniendmeiit w a s f o r w a r d e d t o t h e C o u n t y .
59
I' I I I c I a I I
i i i iTICLE XI I1
A P P E A L S
1300 RECONSIDERATION Any p e r s o n a g g r i e v e d b y a f i n d i n g , d e c i s i o n or r ecommenda t ion of the G o v e r n i n g Body may p r e s e n t a d d i t i o n a l r e l e v a n t i n f o r m a t i o n a n d r e q u e s t r e c o n s i d e r a t i o n of t h e o r i g i n a l f i n d i n g s , d e c i s i o n o r r e c o m m e n d a t i o n , upon w r i t t e n r e q u e s t , w i t h i n t h i r t y ( 3 0 ) d a y s of n o t j f i c a t i o n of the G o v e r n i n g B o d y ' s d e c i s i o n .
1301 APPROVAL REFUSED
A . I n a c a s e where t h e G o v e r n i n g Body s h a l l r e f u s e t o a p p r o v e any p l a n s s u b m i t t e d t o them, i n a c c o r d a n c e w i t h t h i s S u b d i v i s i o n O r d i n a n c e , a n y p e r s o n a g g r i e v e d b y t h e a c t i o n of tlie G o v e r n i n g Body may, w i t h i n t h i r t y (30) d a y s a F t e r s u c h a c t i o n , a p p e a l t h e r e f r o m by p e t i t i o n t o the C o u n t y C o u r t o f Common P l e a s , which c o u r t s h a l l h e a r t h e m a t t e r d e n o v a , and a f t e r h e a r i n g , may e n t e r a d e c r e e a r f i r m i n g , r e v e r s i n g , or m o d i f y i n g t h e a c t i o n of tlie G o v e r n i n g Body a s may a p p e a r j u s t on tile premises .
B. The c o u r t s l i a l l d e s i g n a t e t h e manner i n which n o t i c e s of the l i e n r i n g O C a n y s u c l i a p p e a l s h a l l be g i v e n t o a l l p a r t i e s i n t e r e s t e d . T h e d e c i s i o n of t h e c o u r t s h a l l b e f i n a l .
I
61
i
I --l
ARTICLE XIV
FEES
1400 FEE TO ACCOMPANY APPLICATION FCR REVIEW AND APPROVAL OF PLANS
A . All applications and inspections required for reviews, construct.ion and approval of plans of subdivision and land development shall require the payment of fees in accordance with a schedule of fees and charges estahlished, or to be established, and adopted by resolution of the Governing Body. Such fees shall be sufficient. to defray all costs incurred by the Township in viewing and inspecting the site of the land development, in reviewing the application data and plans submitted relative to the same, and in inspections of improvements during.and following construction.
B. The schedule of fees and charges established, or to be established, shall vary and be regulated in accordance with the scope and complexity of the plan of subdivision and land development projects, such as (1) number of parcels or lots in plan, ( 2 ) site development plans, (3) utility development plans, ( 4 ) applicant's plan of construction and development of the land, structures and facilities thereon, and appurtneant thereto, and (5) number of times that a plan is submitted or resubmitted for review and request is made for approval of the same.
C. Where a plan of subdivision or land development has for any reason been rejected by the Governing Body, the applicant, when resubmitting plans and application for review and approval of the same, shall be required to pay a fee as set forth in the Township's schedule of fees and charges for such submittals.
D. All fees suhmitted are nonrefundable, and the approval or rejection for any reason of any plan of subdivision or land development will not be reason or cause for the return of any fee submitted.
E. Fees will be invoiced to the Developer for Township Administration, Engineering, Zoning Officer, or Building Inspector Costs, and Construction Inspection Costs. The Township may require an escrow account from which the fees may be deducted with the remainder sent to the Deveioper.
6 3
I ARTICLE XV
CERTIFJCATES, AFFfEhVlITS, --- APPROVALS
1500 The certificates quoted Delnw shall be inscribed on the plan as quoted and shall be properly signed and attested when the plan is submitted to the Governing Body. All certificates shall be placed on the final plan in an arrangement suitable for placement of a l l required seals.
G 5
OWNER'S ADOPTION
KNOW ALL MEN BY IHESE PR&SEM'S, THAT ( I o r We)
- .of t h e (Name of Owner-& Owners)
(Ci ty , Borough, Township) of , County of
, S t a t e of , for (myself , --- ourselves-) , (my, our) heirs, executors , adminis t ra tors and a s s igns , do hereby adopt t h i s a s (my, o u r ) Plan of Subdivision of (my, our) property, s i t u a t e i n the Township of South Strabane, County of Washington and Comnonwealth of Pennsylvania, and f o r d ive r s advantages accruing t o ( m e , us), do hereby dedica te forever , for publ ic u se for highway, drainage, sewage and u t i l i t y p u r p s e s , a l l d r ives , roads, streets, lands , rights-of-way, easements, ways and other public highways shown upon the Plan, with the same force and effect a s if the same had been opened through l e g a l proceedings and i n cons idera t ion of the approval of said plan and any f u t u r e acceptance of sa id pub l i c highways, right-of-way and easements by s a i d County of Washington and Township of South Strabane.
(I or We),
hereby agree t o and by these p re sen t s do. r e l e a s e and forever d i scharge s a i d County of Washirigton and s a i d Township of South Strabane, their successors or ass igns , from any l i a b i l i t y for damages a r i s i n g and t o a r i s e from the appropriat ion of sa id ground for public highways, and o ther p u b l i c uses and t h e physical grading thereof t o any grades t h a t may be es t ab l i shed . dedicat ion and release s h a l l be binding upon
(Name of Owner or Owners)
This
(my, ou r ) h e i r s , ---- ( N a m e of Owner or Owners)
executors, adminis t ra tors and a s s igns and purchasers of l o t s i n this plan.
IN WITNESS WHEREOF, ( I or W e ) hereunto s e t (my, our ) hand(s) and s e a l ( s )
t h i s day of t A - D - , 19 . Attest:
--- - - (SEAL) (Owner or Owners)
67
INDIVIDUAL ACKNOWLEIXEMENT
i % t
COWIONWEALTH OF PENNSYLVANIA
COUNTY OF WASHINGWIN ss
Before me, the subscriher, a-Notary public in and for said State and County,
personally appeared the above named
(Owner 1 and acknowledged the foregoing Release and Dedication and Plan to be (his, her, their) act and deed and desired the same to be recorded as such:
WITNESS My HAND N\ID NOTARIAL SEAL this day of I
19-.
(SEAL) Notary Fublic
69
CORPORATION AEOP?.'ION
II P &
5 D # %
I
KNOW ALL MEN BY THESE PRESENTS, t h a t
a corporat ion, by virtue of a r e so lu t ion of the Board of Directors, thereof does hereby adopt this a s its plan of lots' of its property s i t u a t e i n the Township of South Strabane, Washington County, Pennsylvania, and for divers advantages accruing t o i t , does hereby d e d i c a t e forever , for public u s e for highway purposes, a l l d r ives , roads, s treets, l a n e s and ways and o t h e r p u b l i c highways shown uyjon- t he plan w i t h t h e same force and effect as i f the same had been opened through l e g a l proceedings, and i n considerat ion of the approval of sa id plan and any fu tu re acceptance of s a i d public highways by the s a i d Township of Sonth Strabane, Washington County, Pennsylvania, hereby covenants and agrees t o and by these presents does r e l e a s e and forever discharge s a i d Township of South Strabane, its successors or ass igns from any l i a b i l i t y for damage a r i s i n g and t o arise from the appropriat ion of s a i d ground for pub l i c highways and the physical grading thereof t o any g rades t h a t may be es t ab l i shed . dedicat ion and r e l e a s e s h a l l be binding upon
(Name ,f Corpora t i6iJ
This
- -- (Name of Corpors?on)
its successors and assigns and purchasers of lo t s i n t h i s plan.
ATTEST -- ( N a m e of Corporation)
-- Secretary President
The foregoing adoption and dedicat ion is made bY
(Name of Individual or Corporate Owner) with the f u l l understanding and agreement that t h e approval of the Governing Body of the Towiship of South Strabane, i f hereto at tached, w i l l become n u l l and void unless t h i s plan is recorded i n the Recorder of Deeds Office of Washington County, County Court House, Washington, Pennsylvania, w i th in ninety (90) days of the da t e of said approval.
7 1
CORPORA'I'I ON ACKN0WLEM;L:MEM'
COMMO"3Ll'H OF PENNSYLVANIA ss :
I 1 U I I 3 I s I 1 a 1
COUNTY OF WASHINGTON
On t h i s day of Notary Publ ic i n and
I -- -- for sa id County and
A.G. 19-, before me, a S ta te , personally appeared
( N a m e and T i t l e of Officer)
- (Name of Corporation)
who being duly sworn deposeth and sai th t h a t he was personally present a t t h e execution o€ the adoption, r e l e a s e and dedica t ion and saw t h e comon and corporate s e a l of the s a i d corporat ion du ly affixed and that the above r e l e a s e and dedicatiori was duly signed and sealed by and a s f o r the a c t and deed of the s a i d corporat ion, fo r the uses and purposes t h e r e i n mentioned and t h a t the name of the d e p n e n t subscrihed to the s a i d r e l e a s e and dedicat ion as
of sa id corporat ion,
a t t e s t a t i o n of t h e due execution and de l ive ry of s a i d r e l ease and dedicat ion of t h i s deponent's own proper and respec t ive handwriting.
- ( T i t l e of Of f i ce r )
(SEAL) ( N a m e of Officer)
-- ( T i t l e of Off icer )
Sworn to and s u b s c r i k d before m e t h e day and date wri t ten.
WITNESS MY HAND AND NOTARIAJ, SEAL t h i s day of --- 19
(SEAL) Notary Publ ic
My Comission Expires the day of , A.D., lg-.
7 3
I WASFIINGTON COUNTY PLAN”NNG COMMISSIGN REVIEM ( f o r d i v i s i o X o n e l o t i n t o two p a r -
Reviewed with comments by t h e Washington County Planning Conmission.
Letter t o the South Strabane Township Board of Supervisors dated
‘I
WWIINGI’ON COUNIZ- PLANNING COMMI_SSION REVIEW (for m u l t i l o t subdiv is ion)
reviewed with c o m e n t s fry t h e Washington County Planning Comnission at a meeting
I 19 * held this day of -
Letter to the South Strabane Township Board of Supervisors dated
-- Director
PROOF OF RECORDING
COWlONWEALTH OF PENNSYLVANIA
COUNTY OF WASHINGTON ss :
County, i n Plan E w k Volume 1 page
Given under my hand arid s e a l t h i s day of I19-.
-- Recorder of Eeeds
75
O W E R S ACCEPTANCE OF RESPONS1B1TJTY FOR PROVIDING STORM WATER DRAINAGE FACILITIES
AND CON'I'ROL OF XYlRM WATER 3iZkINAGE
KNOW A I L MEN BY THESE PRESENTS, THAT (I or We)
, of the Township of South Strabane, County of Washington, Comr~onweal~h of Pennsylvania, for ourselves, our heirs, executors, administrators and assigns, and for our grantees and their subsequent purchasers, do hereby accept full and complete responsibility I liability, expense and provision of facilities for the control of storm water drainage over, across and through this subdivision of land until such time as (I or We) , our heirs, executors, administrators and assigns construct storm water drainage facilities in accordance with Township specifications and requirements and the same is officially accepted by action of the Governing Bcdy and until such formal acceptance (I or We) for ourselves, our heirs, execiitc~ra, adminiskra tors and assigns do hereby release the Township of South Strabane from any responsibility in connection therewith. acceptance of responsibility shall be binding upon
This
- I
our heirs, executors, a2ministrators and assigns, and all purchasers of lots in this plan of subdivision.
IN WITNESS WHEREOF, we hereunto set om hands and seals this
day of I A.D.1 19 .
ATTEST
WITNESS My hand and notarial seal this day of , A.D., 19 .
( S W ) Notary Public
My Comnission Expires the day of A.D., 19 *
77
SURVEYOR'S CERTIFICATE
I I
a Registered Surveyor of the State of Pennsylvania, do hereby certify that this plan correctly represents the lots , lands, streets and highways as surveyed and plotted by me for the owners or agents.
Regist'ration No.
Date
--- HIGHWAY OCCUPANCY - PERMIT REQUIREMENT
"his plat requires a Highway Occupancy Permit pursuant to Section 420 of the A c t of June 1, 1945 (P.L. 1242, No. 428), known as the"State Highway Law". Appromls of the South Strabane Township Planning Comnission and Board of Supervisors are conditional, subject to action of the Pennsylvania Department of Transportation pursuant to application for a Highway Occupancy Permit.
7 9
I
(e E I El I
APPROVALLBY THE SO!UJI-_STRABANE IT_owNSHIP B O m OF W E R V I S O S
The Board of Supervisors of the Township of South Strabane, Washington County, Pennsylvania hereby approves t h i s plan of subd iv i s ion fo r recording purposes only. This approval by South Strabane Township does not cons t i t u t e an acceptance of the roads, streets, storm and s a n i t a r y drainage f a c i l i t i e s , easements or right-of-ways, water mains or any other services or improvements shown on t h i s p l an I nor an assumption of maintenance r e spons ib i l i t y , nor w i l l the same be accepted or maintained u n t i l construct.ed i n accordance with a l l Township s p e c i f i c a t i o n s arid requirements and o f f i c i a l l y accepted by ac t ion of the Governing Body. m m e n c e cons t ruc t ion o r re la ted a c t i v i t i e s . by. reso lu t ion of the Governing Body of South S t rabane Township, Washington County,
"his approval s h a l l i n no way be deemed an au tho r i za t ion t o This plan of subdivis ion approved
Pennsylvania , on t h i s day of I 19 - ATTEST :
-- --- Manager Chairman I Board of Supe&:sors
SEAL:
RECCWNENDAl'lON LF>E SOu?'H Sl'RABANE TOWNSHIP PLAN'NING COMMISSION
This plan of l o t s has been reviewed and approval recomnended by t h e South S t rabane
Township Planning Corrunission this
19- , subjec t t o the provis ions and/or cond i t ions i n the Planning Corrunission's
day of I
l e t te r to the Board of Supervisors dated I 19 -
- - Secretary Chairman
81
I; ARTICLE XVI
VIOLATION AND PENALLAY
i $ !
1600 VIOLATIONS
A . Any person, partnership or corporation who or which has violated the provisions of the Ordinance shall, upon being found liable therefore in a civil enforcement proceeding commenced by the Township, pay a judgment of not more than $50C plus all court .costs, including reasonable attorney fees incurred by the Township as a result thereof. No judgment shall commence or be imposed, levied or payable until the date of the determination of a violation by the district justice. The Township may enforce the judgment pursuant to the applicable rules of civil procedure. Each day that a vi’olation continues shall constitute a separate violation, unless the district justice, determining that there has been a violation, further determines that there was a good faith basis for the person, partnership or corporation violating the Ordinance to have believed that there was no such violation, in which event there shall be deemed to have been only one such violation until the fifth day following the date of the determination of a violation by the district justice, and thereafter each day that a violation continues shall constitute a separate violation.
B. The Court of Common Pleas, upon petition, may grant an order of stay, upon cause shown, tolling the per diem judgment-. pending a final adjudication of the violation and judgment. Nothing contained in this Section shall be construed or interpreted to grant to any person or entity other than the Township the right to commence any action for enforcement pursuant to .this Section.
16 0 1 SEVERABILITY
A . Should any section, clause, provision or portion of this Ordinance be declared by s. court of competent jurisdiction to be invalid or unconstitutional, such decision shall not affect or impair the validity of any other section, clause, provision or portion of this Ordinance.
B. It is hereby declared to be the intent of the Governing Body that this Ordinance would have been adopted had such invalid or unconstitutional provisions not been included herein, and the remaining portions of this Ordinance shall iremain in effect as though the portion declared invalid or unconstitutional had never been a part hereof.
8 3
i
8: I
Sri bd i vi
SUBJECT CATEGORY
i
EXHIBIT ONE
Plan Drawing Requirements
RE Q U I R EM E W?
Streets and other ways Heavy Solid
Pcrimeter property lines Heavy Dash-Two Dots
Lot lines Medium Solid
Building setback lines Medium Dash'
Easements 6. reserved areas Light Dotted
EXAMTLE
- - - - - . . . . . . . . . . . . . .
EXI~ITl3TT TWO S t.ree t Cons t r u c t ion S t a n d a r d s
LOCAL ACCESS STREETS:
I . ADT <: 400
2. DESiGN SPEED < - 30MPH
- CO LLECTO R STR Et rS:
I . ADT > 4-00
2. DESIGN SPEED - < 30MPH
ARTERIAL STREtlS:
I . ADT > 400
2. DESIGN SPEED > 30 MPH
3. DESIGNED IN CONJUNCTION WITH PENN DOT, TOWNS H 1 P EN G I N EER, AND SUP ERVl SO RS.
ALL STREETS:
H 0 RlZO NTAL AN D VERTICAL GEOM ETRY DES IG N ED -~
UTILIZING THE LATEST AASHTO POLICY ON GEOMETRIC DESIGN OF HIGHWAYS AND STREETS.
I I
LOCAL 10' €
TYPICAL BITUMINOUS STREET SECTION WITH WEDGE CURB PHASE 2
NOTE: PHASE 2 PAVlNG TO BE COMPLETED UPON 100% BUILD OUT OR 5 YEARS FROM PHASE 1 COMPLETION WHICHEWR OCCURS FIRST.
LOCAL 10' COLLECTOR, 11'
ARTERIAL 12 MIN.
SEE DETAIL FOR 6' UNDERDRAIN
LATEST PENNDOT SPEC
TYPICAL BITUMINOUS STREET SECTION WITH WEDGE CURB
PHASE 1
Subdivision and Land Development Ordinance of the Township of South Strabane
Exhibit 3
TYPICAL BITUMINOUS STREET SECTION WITH CONCRETE CURB PHASE 2
NOTE PHASE 2 PAVING TO BE COMPLETED UPON 100% BUILD OUT OR 5 YEARS FROM PHASE 1 COMPLETION WHICHEVER OCCURS FIRST.
PLAIN CONCRETE CURB LATEST PEMNDOT SPEC
MIN 6" SEAL COAT LATEST PENNDOT SPEC
6" UNDERDRAIN
TYPICAL 0ITUMlNOUS STREET SECTION WITH CONCRETE CUR8
PHASE 1
Subdivision and Land Development Ordinonce of the Township of South Strabane
Exhibit 4
E X H T B T T F I V E Monument S t a n d a x d s
1/2” REBAR!
. .. .
a .
. .
L 2 9”
OTHER MONUMENT DESIGNS MAY BE ACCEPTED UPON SUBMISSION TO THE PLANNING COMMISSION
NOT TO SCALE
r 24"
SUBBASE UNE (OR AS SPECIFIED IN PLANS) /
PENNDOT TYPE
6" UNDERDRAIN .', Zr. 1. .- .:j ",:
' . ,d
#57
LATEST PENNDOT SPEC CLASS 1 GEO TEXTILE (COMPLETELY WRAPPED)
6" UNDERDRAIN DETAIL
Subdivision and Land Development Ordinance of the Township of South Strabane
Exhibit 6
I '
1 I 1 I I I 1 I
r G R A T E (CAST IRON SHOWN)
TYPE "M" FRAME (CAST IRON SHOWN)
GRADE ADJUSTMENT
Note: All materiols ond installation per latest PENNOOT specs.
TYPE "M" INLET
RING
Subdivision and Land Oeveiopmemt Ordinance of the Township of South Strabane
Exhibit 7
