A.
In the layout, development and improvement of a subdivision,
the subdivider shall comply with all adopted standards, specifications,
codes and ordinances of the borough which are applicable and, in addition,
shall meet the standards of design and principles of land subdivision
set forth in this article.
B.
The standards and details of design herein contained
are intended only as minimum requirements so that the general arrangements
and layout of a subdivision may be adjusted to a wide variety of circumstances.
However, in the design and development of the subdivision plan, the
subdivider should use standards consistent with the site conditions
so as to ensure an economical, aesthetic and durable subdivision.
A.
Existing natural features such as concentrated tree
groups, steep slopes, watercourses and historic places shall be preserved
as a conservation measure except to the extent that their removal
or modification is functionally related to the harmonious design of
the subdivision. Land subject to flooding by stream or wave action
and land deemed by the Borough Council, or the other official authority,
to be uninhabitable shall not be platted for residential occupancy,
nor for such other uses as may involve danger to health, life or property
or aggravate the flood hazard, and such land within that area of the
plan shall be set aside for such uses as shall not be endangered by
periodic or occasional inundation.
B.
In addition to the requirements of this Part 1, all
land subject to flooding shall comply with the regulations of the
Lake City Borough Floodplain Ordinance[1] before a subdivision plat may be approved by the Borough
Council.
C.
In addition to the requirements of this Part 1, every subdivision plat shall be checked against the most recent National Wetland Inventory Maps in order to determine whether a subdivision appears to be located within a designated wetlands area. If the subdivision appears to be located within such an area, the Erie County Department of Planning will forward its findings to the developer, the Erie County Conservation District and the Borough Council. Once notified, it will be the responsibility of the developer to contact the Erie County Conservation District in order to determine what steps will be needed to be taken to comply with the borough bluff setback regulations and the current state law. (Title 25 PA Code, Chapter 105, Dam Safety and Waterway Management Rules and Regulations).
A.
The arrangement, character, extent, width, grade and location of all streets shall conform to § 57-21 and to the Master 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.
B.
Where such is now shown in the Master Plan, the arrangements
of streets in a subdivision shall either:
(1)
Provide for the continuation or appropriate projection
of existing streets in surrounding areas; and
(2)
Conform to a plan for the neighborhood approved by
the Borough Council after consideration of the particular situation
where topographical or other conditions make continuance or conformance
to existing streets impractical.
C.
Local streets shall be so laid out that their use
by through traffic will be discouraged. Permanent cul-de-sac streets
are not permitted, except for light industrial development.
D.
Where a subdivision borders on or contains a railroad
right-of-way, the Borough Council 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, as for park purposes
in residential districts, or for commercial or industrial purposes
in appropriate districts. Such distances shall also be determined
with due regard for the requirements of approach grades and future
grade separations.
E.
A tangent a least 100 feet long shall be introduced
between reverse curves on major thoroughfares and collector streets.
F.
Multiple intersections involving the junction of more
than two streets should be avoided, and where such avoidance is impossible,
as determined by the Borough Council, such intersections shall be
designated and extreme care taken for both vehicular and pedestrian
safety.
G.
Right-angle intersections shall be used whenever practicable,
especially when local residential streets empty into major or collector
thoroughfares, and there shall be no intersection angle, measured
at the center line, of less than 70°.
H.
Street curb intersections shall be rounded by a tangential
arc with a minimum radius of 15 feet for local residential streets
and 30 feet for intersections involving collector streets and primary
or major thoroughfares.
I.
If the lots resulting from the original development
are large enough for resubdivision, or if a portion of the tract is
not subdivided, suitable access and street openings for such eventuality
shall be provided by temporary culs-de-sac.
J.
Reserve strips controlling access or egress may be
permitted. New streets shall be provided through to the boundary lines
of the development, especially if it adjoins substantial acreage by
temporary culs-de-sac.
K.
Streets that are extensions of, or obviously in alignment
with, existing named streets shall bear the names of the existing
streets subject to the approval of the Borough Council and the Lake
City Post Office. No street name shall be used which will duplicated
or be confused with the names of existing streets.
L.
Street dimensions, grades and alignment shall meet
the following standards:
|
Design
Standards
|
Minimum
Right-
of-Way
(feet)
|
Minimum
Cartway
Width
(feet)
|
Maximum
Grade
(%)
|
Minimum
Grade
(%)
|
Minimum
Radii
Centerline
(feet)
|
Minimum
Sight
Distance
(feet)
|
|
Major thoroughfare
|
80
|
36
|
5.0
|
0.5
|
500
|
400
|
|
Collector streets
|
60
|
32
|
7.5
|
0.5
|
400
|
300
|
|
Local streets
|
50
|
28
|
10.0
|
0.5
|
200
|
200
|
|
Marginal access streets
|
50
|
24
|
10.0
|
0.5
|
100
|
100
|
|
Alleys
|
20
|
20
|
10.0
|
0.5
|
50
|
50
|
|
Crosswalks
|
12
|
8
|
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|
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|
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|
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|
|
NOTES:
| ||||||
|
1. Additional widths may be required
upon findings that the same are required for: public safety and convenience;
parking in commercial or public use area; existing street, alley or
crosswalk rights-of-way which do not provide the above-mentioned minimum
widths, and where, as a consequence, additional dedication is necessary.
| ||||||
|
2. Sight distance shall be measured
along the center line at eye level. Proper sight lines should be maintained
at all intersections or streets. Measured along the center line, there
should be a clear sight triangle the specified sight distance from
the point of intersection. No future building or obstruction shall
be permitted in the area.
| ||||||
|
3. Cul-de-sac streets shall be designed
with a turnaround having a minimum outside cartway diameter of 100
feet and a minimum property line diameter of 120 feet. Cul-de-sac
streets are only permitted to serve light industrial developments.
|
A.
Wherever possible, alleys should be avoided in residential
areas. In no event are alleys to be utilized as the primary means
of access to residential properties.
B.
Alleys shall be provided in commercial and industrial
districts, except that this requirement may be waived where other
definite and assured provision is made for service access, such as
off-street loading, unloading, and parking consistent with and adequate
for the uses proposed.
C.
Alley intersections and sharp changes in alignment
shall be avoided, but where necessary, corners shall be cut off sufficiently
to permit safe vehicular movement.
D.
Dead-end alleys shall be avoided where possible, but
if unavoidable, shall be provided with adequate turnaround facilities
at the dead-end, as determined by the Borough Council.
A.
All blocks in a subdivision shall have a maximum length
of 1,400 feet. Such blocks containing individual lots shall be at
least two lot depths in width, except lots along a major thoroughfare
which front on an interior street. Modifications of the above requirements
are possible in commercial and industrial developments.
B.
A minimum of 800 feet shall be maintained between
intersecting local and collector streets with a primary street or
major thoroughfare which intersect on the same side of such major
thoroughfare.
C.
In large blocks with interior parks, in exceptionally
long blocks, or where access to a school or shopping center is necessary,
a crosswalk shall be provided.
A.
The lot size, width, depth, shape, orientation, and
the minimum building setback lines shall be appropriate for the location
of the subdivision and for the type of development and use contemplated.
B.
Lot dimensions shall conform to the requirements of
the Lake City Borough Zoning Ordinance,[1] as may be amended. Depth and width of properties reserved
or laid out for commercial and industrial purposes shall be adequate
to provide for the off-street service and parking facilities required
by the type of use and development contemplated.
C.
All lots shall abut by their frontage on a publicly
dedicated street or on a street that has received the legal status
as such. Lots abutting on a private street shall not be approved unless
specifically approved by the Borough Council by ordinance or resolution.
D.
Double-frontage lots should be avoided except where
essential to provide separation of residential development from traffic
arteries or to overcome specific disadvantage of topography and orientation.
E.
Side lot lines shall be substantially at right angles
or radial to street lines.
A.
To the fullest extent possible, utility easement should
be centered on or be adjacent to rear or side lot lines. Such easements
shall have a minimum width of at least 20 feet.
B.
If sewer, water, gas, electrical, telephone, streetlighting
or other public utility facilities are to be located within street
rights-of-way, their location and installation shall be coordinated
so that they may be added to, repaired or enlarged at minimum cost.
C.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
easement conforming substantially with the lines of such watercourse
and be of such width to be adequate for the purpose.
The minimum building setback shall conform with
the provisions of the Lake City Borough Zoning Ordinance,[1] as may be amended.
A.
Storm sewer, culverts and related installations shall
be provided to permit the unimpeded flow of natural watercourses,
to ensure the drainage of all low points along the line of streets,
to intercept stormwater runoff along streets at intervals reasonably
related to the extent and grade of the area drained and to generally
convey the flow of surface water without damage to persons or property.
B.
The direct discharge of surface or subsurface water,
such as roof or basement drains, onto the street cartway will not
be permitted.
C.
The subdivider's engineer will prepare all hydrological
and hydraulic calculations as may be required by the Borough Engineer
to adequately review and analyze stormwater requirements.
D.
Drainage plans shall be consistent with local and
regional drainage plans. Facilities shall be designed to prevent the
collection and discharge of stormwater onto abutting properties.
All major subdivision and land developments
shall have a soil erosion and sediment pollution control plan and/or
permit. This plan shall be prepared by the developer in accordance
with current state law (Title 25 PA Code, Chapter 102, Erosion and
Sediment Control, Rules and Regulations) and approved by the Erie
County Conservation District. An approved plan shall be fully implemented
during construction of the major subdivision or land development.
A mobile home park is a land development and
shall be considered a major subdivision and, as such, will comply
with the appropriate requirements of this Part 1 and the Lake City
Zoning Ordinance[1] as may be amended.
