Herein set forth are the design standards to which plans of
lots must conform in order that they may be approved by the Planning
Commission and the Council.
The arrangement, character, extent, width, gradient and location
of all streets shall conform to the Comprehensive Plan and shall be
considered in their relation to existing and planned streets, to topographical
conditions, to public convenience and safety, and in their appropriate
relation to the proposed uses of the land to be served by such streets.
A. Where such is not shown in the Comprehensive Plan, the arrangement
of streets in a subdivision shall either:
(1) Provide for the continuation or appropriate projection of existing
streets and surrounding areas; or
(2) In the case of multifamily housing projects, industrial developments,
commercial districts, unit group projects, and where topographical
or other conditions exist that make continuance of or conformance
to existing street impractical, conform to a plan approved by the
Planning Commission.
B. No local major street or minor street shall be laid out in such a
way as to permit or encourage its use by through traffic.
C. Where a subdivision abuts or contains major highways, as shown on
the Comprehensive, Plan, the Planning Commission may require a nonaccess,
reservation or buffer strip containing screen planting along the rear
property line, deep lots with rear serviceways, or such other treatment
as may be necessary for adequate protection of residential properties
and will afford separation of through and local traffic.
D. Where a subdivision borders along or contains a controlled-access
highway right-of-way as shown on the Comprehensive Plan, the Planning
Commission may require a street approximately parallel to and on each
side of such right-of-way, at a distance suitable for the appropriate
use of the intervening land. Portions of such width shall be greater
where approach grades and future grade separations require additional
width.
E. Reserve strips controlling the access to streets shall be prohibited
except where their control is definitely placed under the jurisdiction
of the municipality in which they are located with conditions approved
by the Planning Commission.
F. Street jogs with center-line offsets of less than 125 feet shall
be avoided.
G. A tangent at least 50 feet long shall be introduced between reverse
curves on local major streets and minor streets.
H. When connecting street lines deflect from each other at any one point,
they shall be connected by radial curves adequate to insure a sight
distance of not less than 100 feet for local major streets and minor
streets and of such greater radii as the Planning Commission shall
determine for special cases, or as shown on the Comprehensive Plan.
I. Streets shall be laid out so as to intersect as nearly as possible
at right angles, and no street shall intersect at less than 60°.
(1) Property lines at street intersections shall be rounded with radii
of 25 feet for minor streets and 50 feet for intersections of local
major streets or a minor street and a local major street, or of a
greater radius as may be deemed necessary.
J. Street right-of-way widths shall be as shown on the Comprehensive
Plan and as specified below:
|
Street Type
|
Minimum Pavement Width
(feet)
|
Minimum Right-of-Way Width
(feet)
|
---|
|
Major highways
|
24
|
80
|
|
Local major street:
|
|
|
|
|
Class A
|
36
|
60
|
|
|
Class B
|
30
|
60
|
|
Minor streets
|
28
|
50
|
|
Marginal access streets
|
20 or 22
|
40
|
K. Half streets shall be prohibited, except where essential to the reasonable
development of the subdivision in conformity with the other requirements
of this chapter and where the Planning Commission finds it will be
practicable to require the dedication of the other half when the adjoining
property is subdivided. Wherever a half street is adjacent to a tract
to be subdivided, the other half of the street shall be platted within
such tract. Where the subdivision abuts on an existing Borough street
or township or state road, developers shall allow a right-of-way from
the center of such road, equal to 1/2 that required by the classification
into which such road falls, as outlined herein.
L. Dead-end or cul-de-sac streets shall not normally be longer than
600 feet. All culs-de-sac shall be provided at the closed end with
a turnaround having an outside roadway diameter of at least 80 feet
and a street property line diameter of at least 100 feet. Where cul-de-sac
streets exceed 600 feet, larger turnarounds and additional turnarounds
may be required.
M. No street names shall be used which will duplicate or be confused
with the names of existing streets within the Borough or its environs.
Street names shall be subject to approval by the Planning Commission.
All street names must be made available to post office authorities
for approval.
N. Street grades shall not exceed those listed in the tabulation following,
wherever feasible. The minimum sight distance, horizontal radii and
vertical radii shall be as listed below:
|
Maximum Street Type
|
Minimum Grade
(percent)
|
Minimum Horizontal Radius at Site Distance
(feet)
|
Minimum Length Vertical Center Line
(feet)
|
Curves
|
---|
|
Marginal access streets
|
12
|
200
|
150
|
*
|
|
Minor streets
|
12
|
200
|
150
|
*
|
|
Local major streets, Class A
|
10
|
275
|
250
|
**
|
|
Local major streets, Class B
|
12
|
150
|
150
|
*
|
|
Other street types
|
(As required by state or local officials)
|
|
NOTES:
|
---|
|
*
|
Vertical curves must be of such length as to insure sight distance
shown for each street type and shall be at least 10 feet (preferably
20 feet) for each percentum of the algebraic difference between changing
street gradients. At intersections, vertical curves shall start no
closer to the center line of the intersected street than the right-of-way
line.
|
|
**
|
Minimum length of vertical curve: 50 feet (100 feet preferred)
for each percentum of algebraic difference.
|
O. No street grade shall be less than 1%.
No subdivision of land within the Charleroi Borough limits shall
be approved finally by the Planning Commission or Council until certification
has been received from the Borough Engineer or other officer authorized
by the Borough that the street improvements proposed therein are sufficient
both in extent and quality to satisfy the requirements of this chapter
and/or other regulations which may be imposed by the Borough, and
that security or other assurance from the lending or mortgage agency
has been provided (if required by the Borough) in an amount sufficient
to insure completion of said improvements.
A. Minimum street improvement standards: (NOTE: Data sheets refer to
the FHA standards which appear in the Federal Housing Administration
Land Planning Bulletin No. 3, entitled "Neighborhood Standards, Western
Pennsylvania," or such similar standards as may be established by
Charleroi Borough from time to time.)
(1) Extent of improvements: per Data Sheet SE-102.
(2) Streets existing or proposed as part of the major highway network:
widths of right-of-way, pavement and other construction standards
as determined after consultation with state, county and Borough officials.
(3) Local major streets: 60 feet right-of-way, 36 feet pavement, per
Data Sheet SF-100. Pavement specifications: three inches wearing surface,
two course, 10 inches slag base, two course, as per Data Sheet SL-351;
concrete curb and gutter.
(4) Local major streets, Class B: 60 feet right-of-way, 30 feet pavement,
per Data Sheet SF-100. Pavement specifications: two inches wearing
surface per Data Sheet SI-301, eight inches slag base, two course
(except in industrial areas, where three inches wearing surface, two
course, 10 inches slag base, two course, will be required per Data
Sheet SL-351), extruded bituminous curb.
(5) Minor streets: 50 feet right-of-way, 28 feet pavement, per Data Sheet
SF-100. Pavement specifications: two inches wearing surface per Data
Sheet SL-301, two course, eight inches slag base, two course, concrete
curb and gutter, or six inches of portland cement concrete per Data
Sheet SL-110 with integral curbs, additional option for local major
streets Classes A and B, seven inches portland cement concrete per
Data Sheet SL-110, integral curbs.
(6) Marginal-access streets: 40 feet right-of-way, 20 feet or 22 feet
pavement per Data Sheet SP-100. Pavement specifications: same as for
minor streets.
(7) Streets connecting development with existing improved street system:
widths of right-of-way and pavement as determined after consultation
with local authorities.
(8) Grading for full right-of-way and paved areas: per Data Sheet SG-102.
(9) Storm sewer system: per accepted drainage plan and Data Sheet SH-201.
(10)
Curb required on all streets: curb to be of design and material
approved by FHA or Borough Engineer. Bituminous thickened pavement
edge or extruded bituminous curb, permitted in lieu of conventional
curb if approved by Borough Engineer or other duly authorized officer.
(11)
Pavement bases: where used with bituminous wearing surface,
per Data Sheet SK-351.
(12)
Wearing surfaces: bituminous concrete per Data Sheets SL-301
and SL-351, or portland cement concrete pavement per Data Sheet SL-101.
(13)
Seeding of planting strips: per Data Sheet SP-101.
(14)
Sodding of planting strips: per Data Sheet SP-301.
(15)
Street name signs, of a design approved by Council, required
at each street intersection.
(16)
Nothing in this chapter shall be construed to regulate the location
or specifications of sanitary sewers, fire hydrants, telephone lines,
gaslines, or similar utilities.
(17)
Sanitary sewers shall not be combined with storm sewers and
shall be built in accordance to plans approved by the Borough Engineer
and/or the Pennsylvania Department of Health.
B. Monuments. Monuments shall be placed at all block corners, all points
of curves, and all points of tangents of streets and shall be located
five feet from the right-of-way line and within the dedicated right-of-way.
The Borough Engineer shall designate the method of placing and the
material, size and length of said monuments.
C. Utility and street improvements. Utility and street improvements
shall be provided in each new subdivision in accordance with the standards
and requirements described and in accordance with the Comprehensive
Master Plan.