[Ord. 571, 3/10/1998, § 5.1]
1.
Contents of Part. This section includes specific standards for the design of subdivisions and land developments and requirements for improvements. Minimum standards and requirements are specified for each element of design or improvement. General goals or statements of desired outcomes are listed in § 22-502. Council will consider alternatives to specific standards and requirements specified in § 22-503 and following sections if the applicant demonstrates that an alternative will achieve the desired outcome to a higher degree or will produce more desirable results than application of the specified standard.
2.
Site Analysis. The design of a subdivision or land development shall
be based upon an analysis of existing conditions of the site, which
includes consideration of the site's natural and man-made features
and of the opportunities and constraints for development that are
associated with these features. The site analysis shall also consider
the relationship of the site to surrounding developed and undeveloped
areas and to applicable Borough, county, and regional plans. The required
project narrative should summarize how the analysis of existing conditions
has influenced the design of the subdivision or land development.
3.
Alternative Development Plan. Before considering requests for waivers or modifications of standards or requirements contained in this section that will reduce the attainment of the goals listed in § 22-502, Council may require the applicant to prepare alternative development plans which more nearly meet the requirements of this chapter. Such alternatives may be required to include the clustering of development on portions of the site which are not constrained by the environmental protection provisions of this chapter and may include a reduction in the otherwise allowable density or intensity of development on the total site. The original plan shall be approved only if the applicant demonstrates to the satisfaction of Council that an alternative plan is not practical or feasible.
4.
Regulations of Other Jurisdictions. It shall be the responsibility
of the applicant for approval of a subdivision or land development
to obtain all required permits and approvals from other jurisdictions
or agencies. No application shall be finally approved by Council or
recorded until all required permits and approvals have been obtained,
unless the plan for recording includes a notation that specified permits
will be required prior to issuance of construction permits.
[Ord. 571, 3/10/1998, § 5.2; as amended by Ord.
623, 2/14/2006]
1.
Subdivisions and land developments shall be designed to achieve the
major goals or outcomes that are listed in this section:
A.
Minimize Damage to the Environment. All subdivisions and land developments
shall be designed to minimize environmental damage by carefully fitting
the subdivision or development to the natural environment of the site.
(1)
Minimize Grading. The layout of roads and building sites or
lots shall be accomplished with as little disturbance of the land
as possible. Roads should generally follow contours and minimize both
cutting and filling. Building sites should utilize naturally level
areas. Clustering of development in more level areas is recommended
as an alternative to mass grading of sites.
(2)
Protect Steep Slopes. Wooded hillsides are important environmental
and aesthetic resources of West Homestead Borough. Development shall
be located to avoid disturbance of steeply sloped areas and to preserve
the visual character of wooded hillsides.
(3)
Protect Watercourses and Wetlands. Watercourses are the Borough's
natural drainage ways for the conveyance of surface waters, including
runoff. Streams, land bordering streams, and wetlands provide habitat
for aquatic and terrestrial plants and animals and may function as
wildlife corridors. The Borough's larger streams and rivers are
primary elements of the visual character of the Borough and are also
important resources for recreation and commerce. Development shall
be designed to preserve the Borough's watercourses and wetlands
so that they can continue to serve all of these functions.
(4)
Preserve Woodlands and Mature Trees. The excessive cutting of
trees and clearance of woodlands in conjunction with the subdivision
and development of land causes soil erosion, increased runoff, loss
of habitat, and diminution of one of the Borough's most significant
visual resources: the wooded hillsides which are so prominent throughout
the area. Except for regulated commercial timbering operations, the
cutting of mature trees and clearance of woodland should be allowed
only after final approval of a plan for subdivision or land development
and then only to the extent required for the construction of roads,
utilities, and buildings. Total clearance of vegetation and mass grading
of development sites shall be prohibited.
(5)
Protect Other Identified Natural Resources. Special care must
be taken in the design and construction of subdivisions and land developments
to protect habitats in which rare or endangered plants or animals
are found and other ecologically important sites.
(6)
Protect Historic, Architectural, and Archaeological Resources.
Sites containing structures of historic or architectural significance
should be designed to preserve and reuse such structures. Archeological
resources must be protected in accordance with applicable state regulations.
(7)
Protect the Quality of the Borough's Air and Water. All
land development shall comply fully with federal, state and Borough
laws and regulations concerning air and water pollution.
B.
Avoid Hazardous Development. Where hazardous or potentially hazardous
features are present on proposed development sites, the design of
subdivisions and land developments shall consider such features. Extra
precautions shall be required to ensure that development will be safe
and that the public health and welfare will be protected. Development
shall not be approved unless safety is ensured.
(1)
Landslide-prone Areas. In areas where soils or underlying geology
may be unstable, geotechnical investigation shall be required to ensure
the safety of any proposed disturbance.
(2)
Undermined Areas. In areas where mining has occurred in the
past, subsidence risk assessments may be required to establish that
proposed development will be safe.
(3)
Flood-prone Areas. In undeveloped areas of the Borough, construction
in flood-prone areas should be avoided entirely. In areas, where floodplains
have been developed in the past, new development shall be in accordance
with Borough floodplain regulations, enacted in accordance with the
Pennsylvania Floodplain Management Act.
(4)
Contaminated Sites. In order to protect the public health, no
subdivision or development of land in areas which may have been contaminated
by former industrial or other uses shall be approved unless the site
has been made sate for development. Development of contaminated sites
shall be limited to uses which will not pose health risks for site
occupants.
(5)
Areas Exposed to Aircraft Noise or Hazards. Subdivisions and
land developments in areas of the Borough where airport related noise
is high or where aircraft landings and takeoffs can be endangered
by vertical obstructions or other hazards shall ensure that development
does not reduce the ability of the airport to function safely and
efficiently. Conversely, the safety of development and health and
welfare of occupants should not be compromised because of proximity
to airports.
C.
The general layout of subdivisions and land development should respect
the natural resources of the site, the character of the surrounding
area, and be suitable for the intended uses. The design of blocks
and lots shall comply with the zoning requirements of the Borough
and shall provide suitable sites for buildings. The design of subdivisions
and land development shall consider the topography and other natural
features of the site, requirements for safe and convenient pedestrian
and vehicular circulation, and the character of surrounding development.
Subdivisions and land developments should be compatible with Borough,
county, and regional comprehensive plans and components thereof.
D.
Land development shall include landscaping which is designed to improve
community appearance, to contribute to the environmental quality and
livability of new development areas, and to mitigate the negative
impacts of development upon other areas of the community. Uses and
structures shall be sited to minimize adverse impacts from or upon
adjoining uses. Landscaping and bufferyards shall be designed to reduce
unavoidable impacts and to augment the natural features of the site.
E.
Provide a full range of improvements in subdivisions and land developments
as required to ensure the public health, safety, and welfare and the
creation of desirable communities for living, working, and recreation.
(1)
Water. A safe and sufficient supply of potable water shall be
provided for every subdivision and land development. New development
shall not degrade the quality of potable water supplies.
(2)
Sanitary Sewage Facilities. Shall be provided in accordance
with applicable regulations of the commonwealth and Borough.
(3)
Stormwater Management. Every subdivision and land development
shall manage stormwater flows in accordance with the Pennsylvania
Stormwater Management Act. All development located in watersheds for
which watershed stormwater management plans have been adopted shall
comply with all requirements of the watershed plan.
(4)
Other public utilities shall be provided or available to every
subdivision and land development, including electricity, natural gas,
telephone, and, where accessible, cable TV.
(5)
Public and Community Services. All new development shall be
provided with a full range of community services and facilities, such
as public safety and emergency services, and recreation, schools and
libraries.
(6)
Transportation Facilities. The design and construction of subdivisions
and land developments shall include transportation facilities that
will provide access to all lots, buildings, and to open spaces intended
for use by people. Transportation facilities that are developed in
subdivisions and land developments shall be designed as parts of the
larger system of transportation facilities which serve the community.
Transportation facilities shall include streets, public transportation,
sidewalks, bikeways, and multi-purpose trails for non-motorized transportation.
[Ord. 571, 3/10/1998, § 5.3; as amended by Ord.
623, 2/14/2006]
1.
Purpose. The purpose of these standards is to ensure public health, safety, and welfare and to protect property by preventing rock and soil slippage, loss and degradation of natural drainageways, increased soil erosion and sedimentation, and other soil and water management related problems. This chapter does not supersede Ord. 426, 5/16/1974, "Borough of West Homestead Grading Ordinance" [Chapter 9].
2.
General Standards for Grading.
A.
No grading, stripping of topsoil, excavation, or any other land disturbance
activity which changes the existing contours of the land; and no clearing,
grubbing, or any other activity which results in the removal of existing
vegetation (other than the removal of dead or diseased plant material)
shall be permitted before the final land development plan has been
approved.
B.
Grading shall be limited to the minimum area necessary to provide
for buildings, roads, parking areas, utilities, and other facilities
shown on the approved land development plan.
D.
A soil erosion and sedimentation pollution control plan shall be
prepared in accordance with the provisions of Title 25, Environmental
Resources, Chapter 102, Erosion Control; and, where required, a finding
of adequacy shall be issued by the Allegheny County Conservation District
(ACCD) prior to the commencement of any grading or other regulated
earth disturbance activity. Where submission of the plan to the ACCD
is not required by state or federal regulations (generally for sites
less than five acres), Council may require that the plan be submitted
to the ACCD for review.
E.
Where required by the National Pollution Discharge Elimination System
(NPDES) and/or state regulations, a permit shall be obtained prior
to commencement of grading:
(1)
For development sites between five and 25 acres in size, which
are not located in a special protection watershed and which are not
ineligible for other reasons specified in DEP regulations, DEP General
Permit PAG-2 may be used. Issuance of this permit has been delegated
to the ACCD.
(2)
For development sites exceeding 25 acres of disturbance, that
are not divided into parcels pursuant to Title 25, Pa. Code, § 102.31(a)(4),
individual NPDES permits shall be obtained. Individual NPDES permits
are also required for smaller sites that are located in special protection
watersheds or are otherwise ineligible for the general permit, including
sites within the Turtle Creek Watershed exceeding 12 acres of disturbance.
Processing of individual NPDES permits has been delegated to the ACCD.
Permits are issued by the DEP Southwest Regional Office.
F.
The applicant shall be responsible for protecting adjacent and downstream
properties from any damage which occurs as a result of earth disturbance
on the development site. Such protection shall include cleaning up
and restoring to their original condition any adjacent and downstream
properties adversely affected by silt, debris, flooding, or other
damage resulting from the earth disturbance activity.
G.
The top and bottom edges of cut or fill slopes shall be kept back
from property or right-of-way lines three feet plus one-fifth the
height of the cut or fill, which total distance need not exceed 10
feet.
H.
Topsoil stripped from the site in preparation for earth-moving activities
shall be stock piled and replaced on the site over all regraded, non-developed
areas, at a minimum depth of six inches.
I.
Fill areas shall be prepared by removing organic material such as
vegetation and rubbish, and any other material determined by the engineer
to prevent proper compaction and stability.
J.
Proposed grading shall be accomplished so that post-development stormwater
runoff flows cause no harm to abutting properties.
K.
Maximum steepness of graded slopes shall be no greater than two horizontal
to one vertical except under the following conditions:
(1)
Where the height of a proposed slope will not exceed 12 feet,
then a maximum slope steepness of 1:1 may be allowed where soil conditions
permit and doing so will help to preserve existing vegetation or other
significant natural features. The cut or fill shall be located so
that a line having a slope of two horizontal to one vertical and passing
through any portion of the slope face will be entirely inside the
property lines of the proposed development.
(2)
Where a retaining wall, designed and sealed by a registered
professional engineer, is constructed to support the face of the slope.
L.
Excavation adjacent to any building foundation walls, footings, or
structures shall not extend beyond the angle of repose or natural
slope of the soil under the nearest point of same unless the footings,
foundations, or structures have been sufficiently underpinned or otherwise
protected against settlement.
M.
Graded slopes whose height equals or exceeds 40 feet shall be benched
in order to prevent erosion, encourage revegetation of the slopes,
and to reduce the visual impacts of extensive areas of graded slopes.
(1)
Graded slopes 40 feet to 60 feet in height shall be benched
at the approximate mid-point of the vertical rise. Slopes whose height
exceeds 60 feet shall be benched at a distance approximately 1/3 the
height of the slope, and again at two-thirds the height of the slope.
(2)
Benches shall have a minimum width of eight feet and shall be
sloped to drain, at a maximum slope of 5%. Benches shall be planted
with trees and shrubs. The use of hardy, self-propagating indigenous
species is encouraged. Quantities, sizes, and condition of the plant
material shall be appropriate to the species and the growing conditions.
Bare-root trees, whips, and seedlings may be permitted with the concurrence
of Council.
[Ord. 571, 3/10/1998, § 5.4]
1.
Limitations on Disturbance. The following standards shall apply to all grading and disturbance of land with slopes of 25% or greater. If any of the delineated steep slope areas include soils or geologic features which indicate possible instability, the additional standards contained in § 22-510, Subsection 1, shall apply.
A.
Slopes Between 25% and 40%. No more than 30% of slope areas with
existing grades between 25% and 40% shall be stripped of vegetation
or disturbed through grading. Grading and clearing for roads on these
slopes shall be limited to that necessary to accommodate the cartway
and shoulders or berms. Wherever possible, roads should follow the
contours of the land.
B.
Slopes Exceeding 40%. No development or disturbance shall be allowed
on slopes exceeding 40%. Limited disturbance for utilities may be
allowed where no reasonable alternative location exists.
[Ord. 571, 3/10/1998, § 5.5]
1.
Purpose. The regulations contained in this section are intended to
promote the public health, safety, and welfare by ensuring that watercourses
and wetlands will be preserved in their natural condition so that
they may continue to convey and store water, provide habitat for flora
and fauna, and serve as recreational and aesthetic resources.
2.
Compliance with Applicable State and Federal Requirements. All grading,
cutting, filling, removal of vegetation, or other disturbance of land
shall be performed only in accordance with applicable rules and regulations
of the Pennsylvania Department of Environmental Protection, the United
States Environmental Protection Agency, the United States Army Corps
of Engineers and any other agency having jurisdiction over watercourses
and wetlands.
[Ord. 571, 3/10/1998, § 5.6]
1.
Woodland Protection. Woodlands on development sites should be preserved
to the maximum extent feasible. No area of any existing woodland shall
be removed prior to the granting of final approval of the proposed
subdivision or land development.
A.
Priority in woodland preservation shall be given to woodlands in
one-hundred-year floodplains, wetlands, stream valley corridors, steep
slopes and landslide-prone areas.
2.
Preservation of Large or Unique Trees.
A.
All healthy trees with trunks equal to or exceeding 24 inches DBH,
or any tree which may be noteworthy because of its species, age, uniqueness,
rarity, or status as a landmark due to historical or other cultural
associations, and which is located within the area of disturbance
shall be preserved unless removal is deemed necessary. Criteria for
evaluating the necessity for removal shall include the following:
(1)
The health of the tree, whether it is dead or diseased beyond
remedy, or whether it is likely to endanger the public or an adjoining
property.
(2)
Other constraints of the site, where the applicant demonstrates
to the satisfaction of Council that no reasonable alternative exists
and that removal of a tree is necessary for construction of building
foundations, roads, utilities, or other essential improvements.
B.
Trees to be preserved shall be protected during construction. The
critical root zone shall be protected by securely staked fencing with
a minimum height of 36 inches. No storage or placement of any soil
or construction materials, including construction wastes, shall occur
within the fenced area. Cables, ropes, signs, and fencing shall not
be placed on protected trees.
C.
Abrupt changes of grade shall be avoided within 40 feet of the critical
root zone of any trees to be preserved.
D.
Large or unique trees which cannot be preserved shall be replaced
by trees of the same species, in the following manner:
(1)
For every tree with a caliper of 24 inches DBH or larger, at
least six trees with a minimum caliper of three to 3.5 inches DBH
or at least eight trees with a minimum caliper of two to 2.5 inches
DBH shall be required.
(2)
The placement and spacing of the replacement trees shall be
appropriate to conditions of the replacement site and is subject to
the approval of Council, but shall at a minimum be such as to ensure
the health and longevity of the replacement trees.
3.
Preservation of Bicentennial Trees. No subdivision or land development
shall be approved which includes the destruction of a tree listed
in the Allegheny County Register of Bicentennial Trees.
[Ord. 571, 3/10/1998, § 5.7]
1.
Allegheny County Natural Heritage Inventory. Every subdivision and
land development site plan should consider, protect, and, to the maximum
extent feasible, ensure the protection of the natural areas and resources
that are identified in the Allegheny County Natural Heritage Inventory,
February 1994, prepared for Allegheny County by the Western Pennsylvania
Conservancy.
2.
Protected Resources. Where a proposed subdivision or land development
includes an identified natural feature, such as a rare or endangered
species, which is regulated by Borough, state, or federal law, the
applicant shall provide evidence of compliance with any applicable
regulation.
[Ord. 571, 3/10/1998, § 5.8]
1.
Identification of Resources. Structures and site features which have
known historic or architectural significance and locations of known
archeological sites shall be identified on the existing conditions
map and described in the preliminary application materials.
2.
Notification to PHMC. Where the presence of such features is known,
or where required by DEP or another permitting agency, the applicant
shall notify the Pennsylvania and Historical Museum Commission of
the proposed subdivision or land development and request a determination
concerning the presence of significant resources from the PHMC.
A.
A copy of the notification to the PHMC shall be submitted with the
application for preliminary approval.
B.
Council shall condition preliminary approval upon the applicant's
receipt from the PHMC of a determination that:
(1)
No significant resources are present on the site or that the
proposed subdivision or land development will not adversely impact
resources that may be present.
(2)
Significant resources are present or likely to be present on
the site; together with an approved plan or program for the mitigation
of any adverse impacts of the proposed subdivision or land development
upon the historic or archeological resource.
C.
A copy of the required determination by the PHMC shall be submitted
with an application for final approval, and no subdivision or land
development requiring such a determination shall be finally approved
without it.
3.
Borough Historic Districts. If a proposed subdivision or land development
is located within a historic district established by the Borough,
the applicant shall provide evidence that the Borough body empowered
to approve development activities within the historic district has
reviewed and approved the proposed subdivision or land development.
A copy of the Borough approval shall be required prior to final approval
of an application.
[Ord. 571, 3/10/1998, § 5.9]
1.
Air Quality. An application for preliminary approval of a nonresidential
land development shall include a written certification from the Allegheny
County Health Department that the Health Department has been notified
of the proposed development and that the applicant has been apprised
in writing of the county air pollution control requirements. If a
preliminary plan is not required, the certification shall be submitted
with the application for final approval.
2.
Water Quality. All subdivisions and land developments shall comply
with all laws and regulations of the federal government, Commonwealth
of Pennsylvania, and County of Allegheny concerning water quality.
[Ord. 571, 3/10/1998, § 5.10]
1.
Landslide-prone Areas. No grading, removal of vegetation, construction,
or other disturbance shall be permitted on soils that are classified
as slide-prone or unstable in the Soil Survey of Allegheny County,
on any land that is delineated as unstable on the Landslide Susceptibility
Map of Allegheny County, or on any other areas of a proposed development
site that exhibit signs of instability, except in accordance with
the provisions of this subsection.
A.
Unstable areas of a site may be set aside as common or private open
space.
B.
Limited disturbance of unstable areas may be allowed if the applicant
demonstrates to the satisfaction of Council that the proposed disturbance
will not cause sliding or movement or any unsafe condition either
on the development site or on any property adjacent to it.
C.
Evidence of the safety of any proposed disturbance shall require
site investigation and certification in writing by a registered soils
engineer, engineering geologist, or professional engineer with experience
in soils engineering that the proposed activity will not create or
exacerbate unsafe conditions.
2.
Undermined Areas. No land development involving construction of buildings
and no subdivision of land intended to create lots for building construction
shall be approved on a site which has been undermined at shallow depths
or in an area where there is evidence of past subsidence unless the
applicant demonstrates that the proposed subdivision or land development
will be safe and will not create hazards for adjacent properties.
Evidence of safety shall be one of the following:
A.
If the site or any area of the site has been undermined and has 100
feet or less of overburden, evidence of the safety of the proposed
subdivision or land development shall require site investigation and
certification in writing by a professional engineer, experienced in
subsidence risk assessment, that the proposed development will be
safe.
B.
If the site has been undermined and has more than 100 feet of overburden,
a subsidence risk assessment by a professional engineer and written
certification that the proposed subdivision or land development will
be safe may be required if Council, Borough, or applicant has knowledge
of any past occurrences of subsidence in the general vicinity of the
site.
3.
Flood-prone Areas. To the maximum extent feasible, land development
should not be undertaken in flood-prone areas.
A.
Portions of proposed development sites that are susceptible to flooding
should be preserved as open space and for uses that will not be harmed
or cause hazards if exposed to inundation by flood waters.
B.
Construction in the floodway portion of a flood-prone area shall
comply with DEP regulations.
C.
Where development is necessary in an area delineated as within the
one-hundred-year floodplain on a FEMA map, all construction shall
comply with Borough floodplain regulations and with the minimum requirements
of the Pennsylvania Department of Community and Economic Development.
4.
Contaminated Sites. Council shall not approve the subdivision or
development of land which is known to contain substances which are
classified as hazardous unless the site has been made safe for the
proposed development.
A.
A contaminated site shall be considered safe for subdivision or development
when a remediation plan has been completed and approved by DEP, subject
to the provisions of Subsection 4B hereunder.
B.
If a remediation plan includes limitations on uses or other site
restrictions that would not apply to other property in the same zoning
district, Council may require that the proposed subdivision or land
development, including any restrictions on uses or other limitations
imposed by the remediation plan, be approved by Council.
C.
The subdivision of contaminated land, not including any development
or earth disturbance, may be approved prior to remediation if a notation
approved by Council is placed on the recorded plan, which indicates
that the site or specified lots within the site contain or may contain
hazardous substances.
[Ord. 571, 3/10/1998, § 5.11]
1.
Blocks.
A.
Blocks in a residential subdivision shall have a minimum length of
300 feet and a maximum length of 1,200 feet.
B.
Blocks along arterial streets shall not be less than 800 feet in
length.
C.
Blocks in a residential subdivision shall generally be of sufficient
depth to accommodate two tiers of lots, except double or reverse frontage
lots are permitted to border an arterial or collector road or where
a barrier such as a watercourse or railroad is present.
D.
For blocks 800 feet or more in length, crosswalks and/or interior
pedestrian walks shall be required to provide for safe and convenient
pedestrian access. Such walks shall be located in an easement, close
to the center of the block.
E.
Blocks in nonresidential areas may vary from the requirements of
this section, according to the nature of the use. The depth and width
of such blocks shall be adequate to provide for safe and convenient
traffic circulation, off-street parking and loading areas, setbacks,
and landscaping, as required by this chapter and any applicable Borough
zoning regulations.
2.
Lots.
A.
General Standards.
(1)
Lots shall be laid out so as to provide buildable areas, accessible
driveways, and usable yards and open space areas with the minimum
possible disturbance to the site.
(2)
Lots and building sites shall be laid out and buildings shall
be sited with consideration given to solar access and to the circulation
of air. The arrangement and design of lots, buildable areas, and buildings
shall not create or contribute to excessive winds.
(3)
Lots and building sites shall be laid out and buildings sited
with consideration given to views and privacy.
B.
Specific Standards.
(1)
Lots shall meet the minimum dimensional and area requirements
specified by the Borough zoning ordinance.
(2)
Lots shall be laid out and graded to provide positive drainage
away from buildings and water wells.
(3)
In general lots shall abut on public streets. Council may waive
this requirement and permit private streets in commercial or industrial
subdivisions or developments or in planned residential developments.
(4)
Lots which require access to an arterial or collector street
shall be avoided. Where lots adjoin arterial or collector streets,
access to such lots shall be from service or minor access roads.
(5)
Lots that have frontage along two or more streets shall provide along each street the minimum front setback required by the Borough zoning regulations [Chapter 27].
(6)
Side lot lines shall be at right angles or radial to street
right-of-way lines.
(7)
Remnant land areas which are not buildable under the Borough
zoning regulations shall not be permitted. Such remnants shall be
incorporated into existing or proposed lots, or dedicated to public
use if acceptable to the Borough.
3.
Other Design Considerations.
A.
Views. The design of a land development shall consider views of the
development site, as well as views from the site and through the site.
(1)
Views of the Development Site. Uses and structures shall be
arranged so that rooftop mechanical equipment, service, loading, and
parking areas are not visible from adjacent public areas, streets,
or residential areas. The placement of buildings, screening, landscaping,
and buffering shall be planned to achieve this objective.
(2)
Views from the Development Site. If a development site has scenic
qualities, either internally or because scenic features are visible
from the site, development shall be planned to preserve those scenic
site features and views.
(3)
Views Through the Development Site. If a development site is
located between a public road or other viewing place, such as a park,
and a scenic view such as a river or wooded hillside, the design of
the development shall preserve visual access through some portion
of the site so that people can continue to see the scenic area.
B.
Land Development Adjacent to Rivers. The design of a land development
which has river frontage or is across a road or railroad from a river
shall, where possible, provide physical and visual access to the riverfront
or to the top of the riverbank for residents, occupants, and users
of the proposed development.
(1)
Streets shall be located and designed so that public access
to the riverfront is not impeded or blocked.
(2)
Pedestrian walkways shall be located and designed to enhance
public access to the riverfront.
(3)
Where allowed by zoning, land uses in developments along a river
shall be arranged so that uses which are public or open to the public
are nearest the river.
[Ord. 571, 3/10/1998, § 5.12]
1.
Purpose. The standards contained in this section are intended to
promote public health, safety, and welfare by filtering noise, softening
or diverting light and glare, modifying climatic conditions such as
wind and heat, and reducing stormwater run-off and air pollution.
The standards contained in this section are also intended to increase
the value to the community from new developments by recognizing the
role that landscaping plays in overall community appearance and livability.
2.
General Requirements. In general, all areas of a site proposed for
development shall be landscaped with trees, shrubs, ground covers,
grasses, and other herbaceous plants, except for those areas which
are occupied by buildings and other structures and facilities, or
are paved.
3.
Landscaping Defined. Landscaping shall be understood to include the
provision of street trees, bufferyards, replacement woodlands, and
other new planted areas. Landscaping shall also be understood as the
provision of undisturbed ground, where such is fully integrated into
the design and layout of the subdivision or land development and preserves
existing natural features of the site.
4.
Street Trees. All new residential and nonresidential developments
shall provide street trees in accordance with the following standards:
A.
Street trees shall be provided along the entire length of the street
right-of-way on both sides of the street if the street lies within
the development.
B.
Street trees in residential subdivisions shall be located within
five feet of the right-of-way and in nonresidential developments between
the right-of-way and the building line.
C.
Street trees shall be located so as not to interfere with the maintenance
of utilities, required sight distances, and visibility of street and
traffic signs.
D.
The species chosen shall be appropriate to the location. Factors
such as microclimate, soils, habit of growth, salt, air pollution,
and disease tolerance, proximity of sidewalks and overhead utility
lines, and social conditions (likelihood of soil compaction, vandalism,
damage by dogs, deer, etc.) shall be considered.
E.
Street trees shall be spaced with regard to the ultimate spread of
the fully developed canopy.
F.
Tree grates and/or permanent fencing may be required to protect new
street trees in areas of dense development or high-use.
G.
Mature trees, woodlands, or other existing vegetation which remain
undisturbed adjacent to the street right-of-way may be used in place
of or in conjunction with the requirements of this section. Such existing
vegetation shall be protected by an easement or other form of legal
agreement.
5.
Landscaping of Parking Lots. All new parking areas that have five
or more parking spaces, or any existing parking area that will be
expanded by five or more parking spaces, shall be landscaped. Applicants
shall submit a landscaping plan with the application.
[Ord. 571, 3/10/1998, § 5.13]
1.
Water Supply Required. An adequate supply of potable water shall
be provided for every building to be used for human occupancy or habitation
in a subdivision or land development.
2.
Public Water Systems.
A.
Where an existing public water system is accessible to or can be
extended to the proposed development site, the applicant shall provide
a complete on-site system with connections to such public water system
in conformance with the standards and requirements of DEP and the
water supplier whose facilities will serve the development.
B.
Where an existing public water system is not accessible to the proposed
development, water may be supplied by a new public water system, subject
to the approval of DEP and the Allegheny County Health Department.
C.
In the case of Subsection 2A or B, the applicant shall present evidence
to Council that the subdivision or development is to be supplied with
water by a certificated public utility, a bona fide cooperative association
of lot owners, or by a Borough corporation, authority, or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area, whichever is appropriate, shall be acceptable evidence.
D.
Hydrants. Subdivisions and land developments to be served by public
water systems shall be provided with fire hydrants which meet all
specifications of the Borough and fire company which will serve the
development.
[Ord. 571, 3/10/1998, § 5.14]
1.
Sanitary Sewage Facilities Required. All subdivisions and land developments, unless excepted in Subsection 2 below, shall be provided with sanitary sewage facilities which are in accordance with the Borough sewage facilities plan and which have been approved by the Allegheny County Health Department, the Pennsylvania Department of Environmental Protection, and the Borough, authority, or other public agency responsible for the collection, conveyance, and treatment of sanitary sewage in the Borough in which the development is located.
A.
No application for preliminary approval of a plan of subdivision
or land development shall be approved unless a complete Sewage Facilities
Planning Module, as required for the proposed development, has been
approved by the Borough in which the proposed development is located,
and transmitted by the Borough to the Allegheny County Health Department
and/or Pennsylvania Department of Environmental Protection, together
with a resolution adopting the revision to its sewage facilities plan,
if required.
B.
No plat shall be finally approved or recorded until the plans and
specifications for sanitary sewage facilities have been approved and
permits issued, as required, by the Health Department and/or DEP.
C.
All sanitary sewers and related facilities shall be constructed in
accordance with requirements of DEP, the construction standards of
the Borough, and the Allegheny County Health Department, Rules and
Regulations, Part 15, Plumbing and Building Drainage.
2.
Exceptions.
A.
Minor Plat Adjustments. Sewage facilities shall not be required for
subdivisions that are classified as plat adjustments in this chapter,
that is, where no new lots are created.
B.
Plans with No New Development. Subdivisions and land developments
in which no development of buildings or improvement of land for purposes
requiring sewage facilities is proposed need not provide sanitary
sewage facilities, provided a properly executed Form B - Request for
Non-Building Waiver (PA DEP Bureau of Water Quality Management form
ER-BWQ 349:6/92) has been submitted to and approved by DEP. Where
a waiver is approved by DEP, the final plan for recording shall include
the notation specified in Appendix 2.7.A.
[Ord. 571, 3/10/1998, § 5.15]
1.
Management of Runoff Required. Every subdivision or land development
which will affect stormwater runoff characteristics shall include
provision for the management of runoff to comply with the following:
A.
Proposed subdivisions and land developments located shall comply
with the provisions for stormwater management contained in Appendix
4. Appendix 4 is hereby incorporated as a part of this chapter. Stormwater
management plans for proposed development in areas subject to the
provisions of Appendix 4 shall be reviewed by the Borough Engineer
and approved by Council.
B.
Exceptions and Exemptions. Notwithstanding Subsection 1, stormwater management shall not be required in the following cases:
(1)
Construction of one single-dwelling and allowable accessory
structures on a lot of record as of the effective date of this chapter.
(2)
Construction of allowable accessory structures ancillary to
principal structures on lots of record.
(3)
Redevelopment of land where the runoff curve number after redevelopment
is no greater than the runoff curve number that existed under the
prior use.
(4)
Redevelopment of land where discharges of stormwater are directly
to the Monongahela River or to the West Run Tunnel.
|
Notwithstanding these exceptions and exemptions, Council may
nonetheless require stormwater management to prevent damage to adjacent
and/or downstream properties.
|
2.
Implementation and Enforcement of Stormwater Management Plans.
A.
Where governed by provisions of Appendix 4. Implementation of stormwater management plans, following approval by Council, shall be in accordance with the provisions of §§ 22-303.4, 22-303.5, 22-303.6, and 22-303.7. Enforcement procedures and remedies for violation of the provisions for stormwater management shall be in accordance with Part 1.
3.
Non-structural Management Techniques Preferred. All stormwater management
plans shall utilize non-structural techniques, where feasible, to
reduce the volume and rate of flow of stormwater runoff and to minimize
the need for detention facilities.
A.
These techniques may include:
(1)
Limitation of land disturbance areas and restriction of development
on steep slopes.
(2)
Maintenance of site vegetation and minimization of impervious
surfaces.
(3)
Measures to increase infiltration of runoff on the site.
(4)
Flow attenuation measures such as open vegetation swales and
natural depressions.
B.
Where stormwater management plans are subject to approval by Council,
Council may require the revision of the development plan and stormwater
management plan to increase the utilization of non-structural stormwater
management techniques.
[Ord. 571, 3/10/1998, § 5.16]
1.
General Requirement. Subdivisions and land developments shall be
served by gas, electric, cable television, and telephone service distribution
systems, where these systems are accessible to the development.
2.
Easements. Easements for public and private utilities shall comply
with the requirements of the utility providers and with the following
standards:
3.
Underground Wiring.
A.
Electric, telephone, television, and other communication service
lines shall be provided by wiring placed underground within easements
or dedicated rights-of-way, installed in accordance with the prevailing
standards and practices of the utility or other companies providing
such services unless the applicant demonstrates to the Public Utilities
Commission that physical conditions render such underground installation
infeasible.
B.
If a lot abuts an easements or right-of-way with existing overhead
electrical, telephone, television, or other service lines, the lot
may utilize the overhead lines, but service connections shall be installed
underground. Where a subdivision or land development requires a road
widening or service extension which necessitates the replacement or
relocation of overhead lines, replacement or relocation may be underground,
in accordance with the requirements of the Public Utilities Commission.
C.
Where overhead lines are permitted, the placement and alignment of
poles shall be designed to lessen the visual impact of overhead lines
as follows:
(1)
Alignments and pole locations shall be routed to avoid locations
along horizons.
(2)
Poles may be located so that the need to clear swaths through
treed areas is avoided or mitigated.
(3)
Trees shall be planted in open areas and at key locations to
minimize the view of the poles and lines.
(4)
Alignments shall follow rear lot lines.
D.
Utility apparatus placed above ground, other than utility poles,
shall be screened with plant materials.
[Ord. 571, 3/10/1998, § 5.17]
(Reserved)
[Ord. 571, 3/10/1998, § 5.18]
1.
Purpose. The purpose of this section is to ensure that developers,
and service providers are aware of the potential impacts that proposed
development will have upon community services and facilities and to
encourage cooperative planning and action to improve or augment facilities
and services that are not adequate to meet increased demands created
by new development.
2.
Requirement to Inform. An applicant for approval of a major subdivision
shall inform the providers of public services and facilities of the
proposed development, including sufficient information about the development
to enable the service provider to determine whether sufficient capacity,
facilities, and/or equipment are available to serve the new development.
A.
Service providers who must be informed may vary, based on the nature of the proposed development and the community in which it is located, but will normally include police, fire and emergency services; and school districts. (Requirements concerning public transportation service and approval of street names by the postmaster are included in § 22-519.).
B.
Documentation that the required information was transmitted to appropriate
service providers shall be included with an application for preliminary
approval. Responses from service providers indicating their ability
to provide service to the proposed development shall be required prior
to final approval.
3.
Options when services or facilities are not adequate. If a public
service provider indicates an inability to provide service to a proposed
new development, the applicant, service provider, and Borough shall
reach agreement upon a course of action or program to remedy the inadequacy
and to ensure service to the new development.
[Ord. 571, 3/10/1998, § 5.19]
1.
Purpose. The purpose of this section is to ensure that in new subdivisions
and land developments streets, paths, and sidewalks provide safe and
convenient access and accommodate the safe and efficient movement
of pedestrian, bicycle, and automobile traffic.
2.
General Provisions.
A.
Every subdivision shall have access to a public street.
B.
All streets shall be named. No new street name shall be permitted
which duplicates or which may be confused with an existing street
name.
C.
All proposed connections to existing streets shall be approved by
the jurisdiction owning the existing streets.
D.
Where traffic or drainage problems are created by the proposed development,
it shall be the responsibility of the applicant to improve both sides
of the existing affected road or street, or to provide sufficient
funds escrowed for use by the Borough for the execution of such public
improvements.
E.
Where appropriate, land shall be reserved for the development of
future streets or to connect with adjacent undeveloped land. Reserve
strips shall not be permitted. No subdivision or land development
shall be approved that will landlock any adjacent parcel.
F.
Where streets continue into an abutting municipality, the applicant
shall coordinate the design of the street with both municipalities
in order to ensure uniform cartway widths, pavement cross-sections,
and other public improvements.
3.
General Design and Arrangement.
A.
The arrangement of streets shall conform to the Borough Comprehensive
Plan, official maps, and to Borough, county, and state transportation
plans.
B.
Streets shall provide convenient connections to existing streets
and shall not adversely affect circulation patterns or the flow of
traffic.
C.
Streets shall be designed to preserve the natural features and topography
of the development site to the maximum extent feasible.
D.
Local access streets shall be arranged to minimize through traffic,
discourage excessive speeds, and provide privacy in residential areas.
E.
Only residential, outdoor recreation, or public service uses may
directly access a residential street.
F.
Streets in a proposed development shall connect with existing or
reserved streets along the boundary of an adjacent tract unless topography
or other existing feature prevents a connection.
G.
Where a proposed development abuts or encompasses an existing or
proposed collector or arterial street, marginal access streets, reverse
frontage lots with bufferyards, or deep lots with rear service alleys
may be required in order to protect properties and provide separation
of through and local traffic.
4.
Functional Classification of Streets.
A.
The design of a street system shall include the classification of
streets based on their functions and projected traffic as shown in
Table V-4.
(1)
Each street shall be designed for its entire length to meet
the standards for its classification.
(2)
The classification of each street shall be based upon the projection
of traffic volumes 10 years after its completion. Traffic volumes
shall be calculated in accordance with trip generation rates published
in the most recent edition of the Institute of Traffic Engineers (ITE)
Trip Generation Manual or alternate source acceptable to Council,
and shall consider all traffic likely to use each street.
5.
Minimum Level of Service.
A.
All proposed streets and intersections in a subdivision or land development
shall be designed to function at Level of Service A or B.
B.
The existing level of service on any adjacent street and intersection
that will be affected by a proposed subdivision or land development
shall not fall below level C if it is currently A, B, or C, and shall
not be further reduced if it is at level D, E, or F.
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Table 5-4
| ||||
|---|---|---|---|---|
|
Functional Classification of Streets
| ||||
|
Classification
|
Description
|
Average Daily Traffic
| ||
|
Arterial
|
A public street intended to carry a large volume of local and
through traffic, to or from collector streets and expressways. Controlled
access.
|
3,000+
| ||
|
Collector
|
Channels traffic from local to arterial or other collector streets;
includes main streets within a development
| |||
|
Residential:
|
No direct access to residential lots.
|
1,000 to 3,000
| ||
|
Nonresidential:
|
Number of access drives limited; may require marginal access
drives.
|
800+
| ||
|
Minor Collector
|
Provides direct access to lots and conveys traffic from local
to collector streets
| |||
|
Residential:
|
Not more than 500 ADT from direct frontage lots permitted.
|
500 to 1,000
| ||
|
Nonresidential:
|
0 to 800
| |||
|
Local
|
Serves primarily to provide direct access to abutting property.
Should be designed to discourage through traffic
| |||
|
Residential:
|
Provides direct access to residential lots and to other residential
streets.
|
0 to 500
| ||
6.
Traffic Impact Study.
A.
When Required. A traffic impact study may be required for a subdivision
or land development which will generate 100 or more peak hour trips
when fully developed. A traffic impact study may also be required
by Council to assess the impacts of smaller projects if traffic congestion
or safety problems already exist.
B.
Methodology. The study shall be conducted in accordance with the
recommended practice Traffic Access and Impact Studies for Site Development,
published by the Institute of Transportation Engineers, 1988, or in
accordance with an equivalent methodology endorsed by transportation
engineers.
(1)
The scope of the study, study area, and methodology shall be
approved by Council before the study is initiated. (A preapplication
conference should be scheduled for this purpose.)
(2)
The study shall be performed by a professional engineer with
training and experience in the performance of traffic studies, whose
credentials are acceptable to Council.
C.
Required Findings.
(2)
The study shall describe any measures which have been incorporated
into the development plan in order to achieve the required conditions.
Such measures may include, but are not limited to:
(a)
A reduction in the density or intensity of the proposed development.
(b)
Measures to reduce traffic impacts, such as clustering of buildings
for easy access by transit or ride-sharing vehicles, or the inclusion
of transit-related improvements.
(c)
The phasing of construction to coincide with the completion
of transportation improvements which have been programmed by the Borough,
county, or state.
(d)
The construction of on-site transportation improvements.
(e)
The construction of off-site transportation improvements or
payment of impact fees, when authorized by a Borough impact fee ordinance.
(f)
The extension of transit, bicycle, or pedestrian services to
the site or the sponsorship of a ride-sharing program or transit subsidies
for employees.
(g)
Any combination of the above or additional measures.
(3)
Any traffic impact mitigation measures which are not physical
site improvements shall be incorporated into the development agreement
executed between the Borough and the applicant and shall be recorded
with the land development plan.
7.
Special Purpose Streets.
A.
Private Streets. Private streets may be permitted by Council, with
the concurrence of the Borough.
(1)
Private streets shall comply with the design and construction
standards for public streets of the same functional class.
(2)
An agreement for maintenance of private streets shall be recorded
with the final plan and shall include, in case of failure to maintain
in accordance with the agreement, an offer of dedication to the Borough
together with provisions for funds sufficient to restore the private
street to the standards required for public streets prior to acceptance
of dedication.
B.
Cul-de-sac streets shall comply with the following standards:
(1)
A cul-de-sac street serving residential development shall not
comprise the sole access for more than 24 dwellings, or a maximum
of 250 vehicle trips per day.
(2)
A cul-de-sac street serving nonresidential development shall
not exceed the lesser of 600 feet in length or 500 vehicle trips per
day.
(3)
A cul-de-sac street shall end in a turnaround which has a paved
cartway not less than 20 feet in width surrounding a landscaped island
with a minimum radius of 24 feet except in the following circumstances:
(a)
A cul-de-sac head with a radius of 40 feet and a cartway width
of 14 feet surrounding a landscaped island shall be acceptable for
one way circulation.
(b)
Hammerhead turnarounds may be provided if the cul-de-sac street
does not provide access for more than eight dwelling units. The long
dimension of the turnaround head shall be not less than 50 feet.
(c)
A temporary turnaround shall be provided at the end of dead-
end streets which are intended to be extended as through streets in
the future. If the length of a dead-end street exceeds the depth of
one lot, the temporary turnaround shall be constructed with an all-weather
surface, a minimum cartway radius of 25 feet, and its use shall be
guaranteed to the public.
(4)
A "no outlet" sign shall be erected at the entrance to every
cul-de-sac or dead-end street, which shall comply with the standards
and specifications of the jurisdiction owning the intersecting street.
C.
Half or partial streets shall not be permitted.
D.
Alleys may be permitted, with the concurrence of the Borough and
shall comply with the following standards.
(1)
Alleys may not be used as the only means of access to a lot.
(2)
Alleys in residential developments shall have a minimum right-of-way
of 16 feet and a minimum cartway of 12 feet.
(3)
Alleys in non-residential developments shall have a minimum
right-of-way of 20 feet and a minimum cartway of 16 feet. Where necessary,
a radius shall be provided at the alley intersection, sufficient to
accommodate any large vehicles that may be expected to use the alley.
(4)
Dead-end alleys shall not be permitted without a turnaround,
and are subject to the approval of Council.
8.
Driveways and Access Drives.
A.
Driveways and access drives shall enter public streets at safe locations.
No driveway or access drive shall enter a public street closer to
an existing intersection than 50 feet, and a reasonable safe sight
distance shall be provided.
B.
The maximum permitted grade on residential driveways shall be 12%
and on non-residential driveways shall be 10%. A leveling area for
all driveways and access drives shall be provided for a minimum distance
of 20 feet as measured from the edge of the pavement of the intersecting
street, at a maximum grade of 5%.
C.
Shared driveways for up to four houses shall be permitted. Shared
driveways may have a maximum grade of 14%, provided that safe sight
stopping distances are provided the length of the driveway. Pavement
width shall be not less than 16 feet.
10.
Street Grades.
A.
The entire width of the right-of-way of each street in a proposed subdivision shall be graded, except as specified in § 22-504, Subsection 1A.
B.
Minimum permitted street grade for all streets shall be 1%.
D.
Street grades shall be measured along the center line of the street.
E.
Center-line grade on the head of a cul-de-sac or hammerhead shall
not exceed 5%.
F.
Where the grade of the street is six feet or more above the grade
of the abutting land, guardrail shall be provided.
11.
Street Alignment.
C.
For other than local streets, a minimum tangent of 100 feet between
reverse curves shall be provided. For local streets a lesser tangent
may be acceptable, provided safe stopping sight distances are maintained
as per Subsection 11A. Brokenback curves shall be avoided; however,
when they must be used, a minimum tangent of 150 feet shall be provided.
D.
Vertical curves shall be provided for all changes in grade exceeding
1%. For each 1% of algebraic difference between tangent grades over
3%, at least 15 feet of vertical curve length shall be provided. Minimum
vertical curve lengths shall be as follows:
12.
Intersections.
A.
The angle of intersecting, streets shall be as close to 90° as
possible. No streets shall intersect at an angle less than 60°.
C.
Intersections between more than two streets shall be avoided.
D.
Where the grade of any street at the approach to an intersection
exceeds 5%, a leveling area shall be provided. The transition grade
shall not exceed 3% for a minimum distance of 50 feet measured from
the curb or paving line of the intersecting street.
E.
An area of unobstructed vision shall be provided at every intersection.
The minimum clear sight triangle shall be measured at 3.5 feet above
the ground, from the main street to the side street, and shall be
as follows:
F.
No plantings or structures exceeding 30 inches in height shall be
permitted in the clear sight triangle. A public right-of-entry shall
be reserved for the purpose of removing any object that obstructs
the clear sight triangle.
G.
Deceleration, turning, or merging lanes may be required by the Borough
along existing and proposed collector or arterial roads.
H.
Clearly marked crosswalks and handicapped-accessible curb ramps shall
be provided at intersections where there are sidewalks or pedestrian
walkways. Council may require crosswalks in other locations to ensure
pedestrian safety and convenience.
I.
Curb radii shall be as follows:
J.
The right-of-way line for corner curbs shall be an arc concentric
with the curb line and having a minimum radius of 20 feet.
13.
Rights-of-Way and Cartways.
A.
The right-of-way shall be measured from lot line to lot line and
shall be wide enough to contain the cartway, curbs, or shoulders,
and when required, parking lanes, sidewalks, street trees, and bike
lanes.
B.
The right-of-way width of a new street that is a continuation of
an existing street shall in no case be at a lesser width than that
of the existing street.
C.
The right-of-way width shall consider future development in accordance
with the comprehensive plan as well as the plan for the proposed development.
E.
For local and residential minor collectors streets, moving lanes
shall be nine feet or 10 feet wide. For collector streets, moving
lanes may be not less than 10 feet and not more than 12 feet wide.
Where on-street parking is needed, parking lanes shall be eight feet
wide.
G.
Additional right-of-way and/or cartway widths may be required for
the following reasons:
(1)
To promote public safety and convenience.
(2)
To provide parking areas in urban districts and in areas of
high density residential development.
(3)
To provide slopes rights whenever the topography is such that
additional right-of-way is need to provide adequate earth slopes.
(4)
To provide for bicycle or pedestrian facilities.
14.
15.
Shoulders and Embankments.
A.
Shoulders and drainage swales shall be used instead of curbs when:
B.
Shoulders shall be a minimum of four feet in width on both sides
of the street, and shall be located within the right-of-way. Greater
shoulder widths shall be provided as recommended by a registered professional
engineer and shall be acceptable to the Borough Engineer.
C.
Shoulder material and construction shall be as recommended by a registered
professional engineer and shall be acceptable to the Borough engineer.
D.
The width of swales shall be determined by site-specific conditions.
16.
Bikeways.
A.
All new streets shall be planned and constructed to accommodate bicycle
travel safely.
B.
Bicycle lanes shall be provided for any new development which requires
the construction of a collector road, or any residential development
which will generate 1,000 or more vehicle trips per day.
C.
Where a proposed development is within a reasonable distance of an
existing bikeway or a proposed bikeway included in a Borough or county
bikeway plan or official map, the development plan shall provide for
connections to the existing or proposed bikeway.
17.
Public Transportation.
A.
Where a proposed development is adjacent to or within a reasonable
distance of collector or arterial roads where transit service is currently
provided or may be provided in the future, the applicant shall consult
with the transit authority regarding street design requirements for
buses and passenger waiting areas and shelters.
B.
Where a development site is adjacent to or includes a rail transit
facility or other exclusive transit right-of-way, the applicant shall
consult with the transit authority to determine whether any special
design features concerning the rail transit facilities will be required.
18.
Sidewalks and Pathways.
A.
Where a proposed development is adjacent to or within a reasonable
distance of an existing or future rails-to-trails (or other public
trail system) system, access from the proposed development to the
rails-to-trails system shall be considered in the design and layout
of the plan.
B.
Pedestrian pathways and improved sidewalks shall be included in developments
which meet the following conditions:
(1)
Where sidewalks exist in the same block on the same side of
the street.
(2)
Within residential districts, including planned developments,
where the net density exceeds three dwelling units per acre.
(3)
Within planned business, commercial, or industrial developments.
(4)
Along roads that are served by public transit or may be served
by public transit within three years of the expected date of completion
of the proposed development.
C.
Public sidewalks shall in general be parallel to the street and within
the right-of-way. However, alternative locations will be considered,
provided that safe and convenient pedestrian circulation is maintained.
D.
Pathways in general shall serve to connect major use areas such as
buildings, parking lots, recreational facilities, and other accessory
uses.
E.
Sidewalks and pathways shall have a minimum width of four feet or,
if abutting a street curb, shall have a minimum width of five feet.
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Wider widths may be required near major pedestrian generators.
|
F.
Sidewalks within street or public rights-of-way shall be concrete,
the design and construction of which shall be subject to approval
by the Borough engineer. Pathways may be constructed of other materials,
including pervious materials, provided that the proposed materials
and construction are appropriate to the surrounding land use, expected
volume of pedestrian traffic, and are approved by the Borough engineer.
H.
Public sidewalks shall be constructed in accordance with federal
specifications for handicapped accessibility.
19.
Street Lights.
A.
Street lighting shall be provided for all non-residential developments,
multi-family residential developments, and single family residential
developments requiring either the construction of new streets or the
extension of existing streets.
B.
Street lights shall be provided at all intersections of streets and
at the access drives of all non-residential developments.
C.
Lights shall be provided in parking areas, along sidewalks, and between
buildings as needed for public safety and convenience.
D.
The placement, height, and shielding of lighting standards shall
provide adequate lighting without hazard to drivers or nuisance to
nearby residents. No spillover of light onto adjoining properties
from required light standards shall be permitted.
E.
The style, type, and shielding of light standards shall be appropriate
to the use, the development, and the Borough, and shall be approved
by Council, subject to the recommendation of the Borough Engineer.
20.
Street Signs.
A.
Street name signs shall be provided at all new street intersections.
B.
Street name signs shall be installed under street lights and shall
be free of all visual obstructions.
C.
The design of street name signs shall be consistent, uniform, and
appropriate to the Borough and to the development, and shall be acceptable
to the Borough Engineer.
D.
Traffic control signs shall be provided by the applicant as needed.
The design and placement of traffic control signs shall be as specified
in the "Manual on Uniform Traffic Control Devices for Streets and
Highways," and shall meet all state and local requirements.
[Ord. 571, 3/10/1998, § 5.20]
Application. All land developments shall include parking facilities for the planned uses. Parking facilities shall be in accordance with the Borough's Zoning Ordinance [Chapter 27].
[Ord. 571, 3/10/1998, § 5.21]
1.
Requirement. Permanent monuments and markers shall be placed in all
subdivisions in order to provide survey and property line control.
A.
The location and installation of monuments and markers shall be planned
to ensure that they will be permanent, accessible, and recoverable.
B.
All monumentation shall conform to recommended practices of the surveying
profession, as contained in the most recent edition of the "Manual
of Practice for Professional Land Surveyors" in the Commonwealth of
Pennsylvania, or equivalent standard of professional practice acceptable
to Council.
2.
Placement.
A.
Intervisible monuments shall be placed sufficiently far apart to
ensure accuracy control within survey procedures. They shall be placed
with priority consideration for permanence and accessibility. This
will require consideration of the ultimate use of the land where the
monuments are to be placed, exposure to future roadway maintenance,
and lot landscape development. To that end, monuments should be located
in the following order of priority:
(1)
On a five-foot or appropriate survey line only where sidewalks
are to be installed.
(2)
If no sidewalks are to be placed, then the center line of the
roadway should be monumented.
(3)
Other locations along or on the right-of-way line, giving due
consideration to the lot owner's use of the land and the likelihood
of future changes in elevation or landscape, which would affect the
monument's location or its intervisibility.
B.
Monuments shall be placed in a sufficient number of locations to
define the boundary of a subdivision and the location of all streets.
Sufficient monuments shall be placed to locate intersections, culs-de-sac,
and curves in horizontal street alignments. Monuments shall be intervisible.
C.
Markers shall be placed at the corners of all lots or at such other
locations as may be required to locate all lot lines.
D.
The location of all monuments and markers shall be shown on the plan
for recording, with the distance between them and curve data shown.
(1)
A notation indicating whether the monuments and markers were
found or set and a description of their type, size, material, condition,
and position shall be included.
(2)
Monuments shall be identified on the Pennsylvania Plane Coordinate
System - NAD 83 or 27, where it is feasible to do so. This requirement
may be waived for small projects where the control locations are so
distant that the cost of complying would be burdensome in relation
to the total survey cost.
3.
Materials.
A.
Monuments shall be of durable materials of sufficient length and
cross-sectional area to be reliably permanent and shall clearly indicate
the survey point. Concrete or stone monuments with a minimum width
of four inches and a minimum length of 30 inches shall be acceptable.
Other materials may be acceptable, with the approval of the Borough
Engineer.
B.
Markers shall be iron pins or pipes, 30 inches in length, or other
material acceptable to the Borough Engineer.
C.
Monuments and markers shall be detectable with conventional ferrous
metal or magnetic locators.
