City of Monessen, PA
Westmoreland County
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Table of Contents
Table of Contents
Herein is set forth design standards to which plans of lots must conform in order that they be approved by the Planning Commission of the City of Monessen.
A. 
The arrangement, character, extent, width, grade and location of all streets shall conform to the Comprehensive 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 not shown in the Comprehensive Master Plan, the arrangement of streets in a subdivision shall either:
(1) 
Provide for the continuation or appropriate projection of existing streets and surrounding areas;
(2) 
Conform to a plan for the neighborhood or planning district prepared by the Planning Commission and adopted by the City Council and where topographical or other conditions exist that make continuance or conformance to existing streets impractical; or
(3) 
Conform (in the case of multifamily housing projects, industrial developments, commercial districts, unit group projects, etc.) to a plan approved by the Planning Commission.
C. 
No minor street shall be laid out to permit its use by through traffic.
D. 
Where a subdivision abuts or contains loop or radial streets, cross-connector streets or cross-connector link streets, as shown on the Comprehensive Master Plan, the Planning Commission may require a non-access reservation or buffer strip containing screen planting along the rear property line, deep lots with rear service ways or such other treatment as may be necessary for adequate protection of residential properties and will afford separation of through and local traffic.
E. 
Where a subdivision borders along or contains a controlled access highway right-of-way as shown on the Comprehensive Master 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.
F. 
Reserve strips controlling the access to streets shall be prohibited except where their control is definitely placed under the jurisdiction of the city with conditions approved by the Planning Commission.
G. 
Street jogs with center-line offsets of less than 125 feet shall be avoided.
H. 
A tangent at least 50 feet long shall be introduced between reverse curves on local major streets and minor streets.
I. 
When connecting street lines deflect from each other at any one point, they shall be connected by radial curves adequate to ensure 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 in the Comprehensive Master Plan.
J. 
Streets shall be laid out so as to intersect as nearly as possible at right angles, and no streets shall intersect any other street at less than 60°.
K. 
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 where the Planning Commission may deem necessary.
L. 
Street right-of-way widths shall be as shown in the Comprehensive Master Plan and shall not be less than the following:
Street Type
Pavement Width
(feet)
Right-of-Way
(feet)
Sidewalk
Trees
Cross-connector link street
24
80
No
Yes
Local major street
Class A
20
60
Yes
No
Class B
24
60
No
No
Minor streets
18
50
Yes
No
Marginal access streets
20 to 22
40
Yes
No
M. 
Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations 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 an existing township or state road, subdividers shall allow a right-of-way from center of such road, equal to 1/2 that required by the classification into which such road falls, as outlined herein.
N. 
Dead-end streets or cul-de-sac streets shall not normally be longer than 500 feet. All culs-de-sac shall be provided at the closed end with the 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 500 feet, larger turnarounds and additional turnarounds may be required.
O. 
No street names shall be used which will duplicate or be confused with the names of existing streets. Street names shall be subject to approval by the Planning Commission. All street names must be made available to the United States Post Office Department for its approval.
P. 
Street grades, wherever feasible, shall not exceed the following, with due allowance for vertical curves:
Street Type
Percent Grade
Marginal access streets
12%
Minor streets
12%
Local major streets
Class A
10%
Class B
12%
Other street types
As required by state, city or township officials
Q. 
No street grade shall be less than 1%.
A. 
Easements across lots or centered on rear or side lines shall be provided where necessary and shall be at least 10 feet wide.
B. 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement for drainage right-of-way conforming substantially with the lines of such watercourse and such further width for construction, or both, as will be adequate for the purpose. Parallel streets may be required in connection therewith.
C. 
All easements shall be clearly identified as to purpose.
A. 
The lengths, widths and shapes of blocks shall be determined with due regard to:
(1) 
Provision of adequate building sites, suitable to the special needs of the type of use contemplated.
(2) 
Zoning requirements as to lot sizes and dimensions.
(3) 
Needs for convenient access, circulation control and safety of street traffic.
(4) 
Limitations and opportunities of topography.
B. 
Block lengths shall not exceed 1,800 feet or be less than 400 feet.
C. 
Pedestrian crosswalks not less than 10 feet wide shall be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
A. 
The lot size, width, depth, shape and 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 and shall be in accordance with the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 375, Zoning.
B. 
Lot dimensions shall conform to the requirements of the Zoning Ordinance and:
(1) 
Residential lots where not served by public sewers shall conform to the "Minimum Requirements for Individual Water-Supply and Sewage - Disposal Systems," a part of the FHA Minimum Property Requirements for the State of Pennsylvania -- Federal Housing Administration.
(2) 
Depth and width of properties reserved or laid out for commercial or industrial purposes shall be adequate to provide for the off-street parking facilities and service areas required by the type of development contemplated and as outlined in the Zoning Ordinance.
C. 
Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets as outlined in the Zoning Ordinance.
D. 
The subdividing of the land shall be such as to provide, by means of a public street, each lot with satisfactory frontage and access to an existing public street. On cul-de-sac and curved streets, each lot shall have at least 20 feet frontage at the property right-of-way line.
E. 
Double frontage and reverse frontage of lots should be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least 10 feet and across which there shall be not right of access shall be provided along the line of lots abutting such a traffic artery or other use.
F. 
Side lot lines shall be substantially at right angles or radial to street right-of-way lines.
A. 
Where a proposed park, playground, school or other public use shown on the Comprehensive Master Plan is located in whole or in part in a subdivision, the Planning Commission may require the dedication or reservation of such area within the subdivision in those cases in which the Planning Commission deems such requirements to be reasonable.
B. 
Where deemed essential by the Planning Commission, upon consideration of the particular type of development posed in the subdivision and especially in large-scale neighborhood unit developments, the Planning Commission may require the dedication or reservation of such other areas or sites of a character, extent and location suitable to the needs created by such development for schools, parks and other neighborhood purposes, as determined by the Comprehensive Master Plan data.