Twenty-five-percent requirement. Each section in any residential
subdivision or land development, except for the last phase, shall
contain a minimum of 25% of the total number of dwelling units as
depicted on the preliminary plan. Provided that the landowner has
not defaulted with regard to or violated any of the conditions of
the preliminary plat approval, including compliance with the landowner's
aforesaid schedule of submission of final plats for the various sections,
then the protections afforded by substantially completing the improvements
depicted upon the final plat within five years of the preliminary
plat approval or the aforesaid schedule shall apply. For any section
or sections beyond the initial section in which the required improvements
have not been substantially completed within said five-year period,
the aforesaid protections shall apply for an additional term or terms
of three years from the date of final plat approval for each section.
A.
Lots shall be designed in a manner that accommodates driveway access
from a street commensurate with the requirements of this chapter without
excessive grading, accomplished by a driveway not exceeding 10% of
elevation with reasonable transition areas thereto from the street
to the proposed building or structure.
B.
Lots shall be designed in a manner which permits a reasonable building
area, determined by the setbacks and related zoning requirements of
the district in which the lot lies, outside of existing steep slopes.
C.
No block shall be longer than 2,000 feet or less than 500 feet, except
in unusual circumstances or where comparable levels of safety are
assured. Where a loop street exists, the street or block length shall
bear a minimum of 500 feet and a maximum of 4,000 feet, where the
two-thousand-foot maximum is measured from each intersection.
D.
Where a subdivision adjoins a major highway, the greater dimension
of the block shall front along such major highway to minimize the
number of ingress or egress.
E.
Lots shall be so designed that access to said lots is made, to the
furthest extent possible, in consideration of street construction
and design standards, through the natural or existing grades and topography.
F.
Where not prohibited by this or any other laws or ordinances, land
located in any designated floodplain district may be platted for development
with the provision that the developer construct all buildings and
structures to preclude flood damage in accordance with this and any
other laws and ordinances regulating such development.
G.
Proposed lots shall bear a reasonable building area in consideration
of disturbance limits placed upon areas of steep slopes, wetlands,
floodplains, and watercourses.
I.
Through lots, namely in residential areas, shall be discouraged.
J.
Flag lots. Flag lots are permitted under the following circumstances:
(1)
One flag lot is permitted per existing or proposed block, or per
proposed subdivision inclusive of all phases approved, whichever is
less.
(2)
The strip accessing the portion of the lot, the width of which is
less than the minimum lot width at the building line, shall not extend
more than 500 feet from the right-of-way from which it is accessed.
(3)
The access strip, as described, shall be subject to all site distance
requirements otherwise applicable to the respective type of access
proposed.
(4)
The net area of the lot, excluding the access strip, shall meet the
minimum lot-size requirements within the respective district as imposed
by the Zoning Ordinance.
K.
Access. Where a proposed residential subdivision bears more than
14 residential principal structures or where a cul-de-sac extends
greater than 2,500 feet, Council may require the following based upon
considerations of topography limitations and sight distance:
A.
The arrangement of streets shall be in compliance with the Borough's
Official Map, where said Map exists.
B.
In general all streets shall be continuous and in alignment with
existing streets and shall compose a convenient system to ensure circulation
of vehicular and pedestrian traffic, with exception that local residential
streets shall be laid out to include the use of loop and cul-de-sac
streets and other traffic-calming devices in order to that extent
to which their configuration may encourage through traffic in a manner
that would classify the street as a residential collector.
C.
All streets shall be graded to the full right-of-way width thereof
to grades established by the plan. All fills shall be thoroughly compacted
by approved methods to the satisfaction of the Borough Engineer and
completely settled before any paving is placed thereon.
D.
Where, in the judgment of the Borough Engineer, pipe and/or stone
underdrains are required, the developer shall construct such underdrains
under the direction of the Borough Engineer.
E.
Streets and access drives shall have a grade not to exceed 7% for
a distance within 25 feet of the right-of-way line of any intersecting
street.
F.
Intersections of more than two streets shall be avoided. Where this
proves impossible, such intersection shall be designed with care for
safety, and suitable curbs, barriers, signs and other devices in accordance
with PennDOT standards may be required.
G.
Streets entering opposite sides of another street shall be laid out
either directly opposite one another or else shall have a minimum
offset of 150 feet between the center lines of said opposite streets.
H.
Where a proposed development abuts or encompasses an existing or
proposed collector or arterial street, marginal access streets, reverse
frontage lots with buffer yards, or deep lots with rear service alleys
may be required in order to protect properties and provide separation
of through and local traffic.
I.
Access management street standards. All land developments and subdivisions
bearing frontage on Beaver Road and Main Street/Route 19, where each
respectively extends in a southwesterly and southerly direction from
the intersection with Culvert Street, shall be limited to one access
point per parcel where the following shall apply:
(1)
Access drives or streets proposed within 200 feet of existing streets
and access drives shall be located the greatest distance from said
intersections given site distance requirements relating to the proposed
access, greatest distance possible from public street intersections,
and Pennsylvania Department of Transportation highway occupancy permit
requirements.
(2)
In cases where a subdivision of a parcel is proposed, the applicant
shall provide an access easement, in consideration of all standards
outlined in this chapter, which demonstrates one point of access and
provides for a marginal access street to all parcels involved.
J.
Council may require similar easements and access limitations as cited in Subsection I(2) above on other streets within the Borough, based upon findings of required traffic studies, known safety issues and accident histories, the Official Map, and the reasonable ability to utilize existing marginal access streets.
K.
Private street maintenance. Where private streets are proposed, maintenance
shall be demonstrated through homeowners' or condominium association
declaration documents or covenants in a form acceptable to the Borough
Solicitor as a means of providing maintenance of the streets as proposed
and approved, including winter maintenance. Where no such association
is proposed, namely in minor plans, a note shall be affixed to the
final plat giving notice to all owners of lots within the plan that
each shall share equitably in the aforesaid maintenance. Association
documents, as required, shall be recorded with the final plat.
L.
Where the grade of the street is above or below the grade of the
adjacent land, walls or slopes shall be constructed in a manner satisfactory
to Council and shall be sufficient to support the street or adjacent
lands, as may be the case. Such walls or slopes shall be outside the
required right-of-way, except that slopes may extend not more than
five feet in the right-of-way, with the prior written approval of
Council, so long as the toe of such slopes is not within five feet
of the cartway.
M.
Guide rails shall be required by the Borough Engineer where PennDOT
standards require the installation of guide rails or where other compelling
safety factors exist.
N.
Street shoulders and all filled areas within street right-of-way
shall be constructed with stone backfill from roadway or structure
excavation supplemented by additional stone backfill, if directed
from borrowed excavation; the entire fill area shall be uniformly
and thoroughly compacted to the satisfaction of the Borough Engineer
and shall be performed in accordance with the Pennsylvania Department
of Transportation Specifications Form 408. Embankments at the sides
of streets and cross sections of drainage ditches shall not exceed
a maximum slope of one foot vertically to two feet horizontally in
a cut section and one foot vertically to two feet horizontally in
a fill section; shoulders shall slope upward from the back of the
curb a distance of seven feet at approximately 1.5 inches per foot
but not exceeding 12 inches. On low side lots one inch per foot for
seven feet shall slope downwards from the back of the curbs.
O.
All streets, alleys, and access drives shall be constructed on a
prepared subgrade conforming to Section 210 of the publication of
the Commonwealth of Pennsylvania, Department of Transportation, Form
408 Specifications (latest edition).
P.
Before any paving, placing of base material or finish grading of
subgrade is performed in a new plan of lots, all underground utilities
within the right-of-way should be in place and properly backfilled.
"Utilities" includes water and gas lines and house connections laid
in trenches under the pavement; manholes, storm sewers, catch basins;
subgrade drains; and any other utility line laid in a trench or located
under the pavement. "Utilities" does not include those lines which
are jacked or drilled under the pavement. "Utilities" does not include
those water and gas house connections and those sewer laterals and
house connections which do not cross under the pavement.
Q.
Generally, all private streets shall be held to the same standards
as public streets.
R.
Deceleration, turning or merging lanes may be required by the Borough
along existing and proposed collector or arterial roads.
S.
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 40 feet, and its use shall be guaranteed
to the public.
Street curb radii shall be:
A.
Twenty-five feet for local and collector street intersections with
collector streets, other local streets, and alleys.
B.
Up to 50 feet for arterials streets and streets intersecting arterial
streets, depending upon projected trips and overall proposed functionality,
as evaluated by the Borough Engineer.
Design speeds are as follows:
A.
The entire width of the right-of-way of each street in a proposed
subdivision shall be graded, except where areas of steep slope or
landslide prone soils are unavoidably present within the right-of-way.
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%.
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 distances are maintained as per Subsection A of this section. Broken-back 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:
A.
The following standards shall supersede or withstand those standards
otherwise applied within this chapter.
B.
Culs-de-sac shall have a right-of-way width of no less than 50 feet
and shall have provision at the dead end for a turnaround. The turnaround
shall be either a circle with a diameter of at least 80 feet or a
tee, the arms of which shall extend at least 60 feet on each side
beyond the normal right-of-way width. No street grade shall be steeper
than 10%.
C.
Culs-de-sac may 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, or 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.
D.
Hammerhead turnarounds may be used, 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.
A.
Access drives for nonresidential land developments shall be at least
20 feet in width when serving parking areas of up to 30 spaces and
22 feet when serving more than 30 parking spaces.
B.
Access drives serving residential land developments shall be at least
20 feet in width.
C.
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.
D.
The maximum permitted grade on residential driveways shall be 14%.
E.
A leveling area for all driveways and access drives shall be provided
for a minimum distance of 12 feet, measured from the edge of the pavement
of the intersecting street, at a maximum grade of 5%.
F.
Shared driveways for up to four single-family homes shall be permitted
and may have a maximum grade of 14%, provided that safe sight stopping
distances are provided the length of the driveway. Pavement width
may vary but shall be appropriate to the length, width and gradient
of the proposed driveway. The Borough Engineer may require shoulders
or guide rail, if deemed necessary for safety. Said driveways shall
be discouraged in preliminary or final subdivisions of greater than
four lots, including those party to a site approved as a major plan
within five years of said approval.
A.
Council may approve marginal access streets subject to the standards of access drives specified in § 240-53.
B.
Council may require the dedication of right-of-way up to 50 feet,
at a minimum sufficient to accommodate utilities and stormwater facilities
associated, where future access and trip levels warrant said development.
C.
In such a case, the street shall otherwise meet those street standards,
typically local or collector, as defined by ADT.
A.
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.
B.
The applicant shall provide a complete on-site system with connections
to such public water system in conformance with the standards and
requirements of the DEP and Zelienople Borough.
C.
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 the DEP.
D.
In the case of Subsection B or C, the applicant shall present evidence to the Borough 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 municipal corporation, Borough 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.
E.
Where public water supply systems are inaccessible and cannot be
extended to the proposed development site, the applicant may provide
potable water through individual water supplies.
F.
The use of private water systems shall not be permitted in any subdivision
or land development with more than five lots, unless the applicant
provides hydrogeologic data, acceptable to the Borough Engineer, assuring
that adequate quantity and quality of water are available.
G.
Private water systems and individual water supplies may be permitted
to be located off site, provided that a permanent easement is recorded
on the final plan, a legal agreement that sets forth dearly all of
the rights and responsibilities of all affected parties is executed,
and all other applicable provisions of this section are met.
H.
Subdivisions and land developments to be served by public water systems
shall be provided with fire hydrants that meet all reasonable specifications
of the Borough and fire company that will serve the development, including
the spacing of hydrants such that all structures proposed lie within
1,000 lineal feet of a hydrant. Hydrants shall be delineated on the
construction drawings submitted.
I.
The Borough may require easements where an access for water supply
to adjacent properties is deemed to be feasible or necessary at some
future date, based upon plans, topography and elevations, and development
patterns.
A.
Sanitary sewage facilities required. All subdivisions and land developments, unless excepted in Subsection E below, shall be provided with sanitary sewage facilities which are in accordance with the Zelienople Act 537 Plan and Western Butler County Authority and which have been approved by the Borough and the Pennsylvania Department of Environmental Protection.
(1)
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 DEP.
(2)
Conditional
final approval may be granted, however, provided that the complete
sewage facilities planning module, as required for the proposed development,
has been approved by the Borough and transmitted by the Borough to
the Pennsylvania Department of Environmental Protection, together
with a resolution adopting the revision to its sewage facilities plan,
if required.
B.
All sanitary sewers and related facilities shall be constructed in
accordance with requirements of DEP and Western Butler County Authority.
C.
If the subdivision can reasonably be served by the extension of an
existing public sanitary sewer, as determined by the Borough Engineer
and the Western Butler County Authority, the developer shall be required
to provide a system of sanitary sewer mains and shall provide lateral
connections for each lot.
D.
Private sanitary sewer systems may be permitted to be located off
site, provided that a permanent easement is recorded on the final
plan, a legal agreement that sets forth clearly all of the rights
and responsibilities of all affected parties is executed, and all
other applicable provisions of this section are met.
E.
Exceptions.
(1)
Administrative approvals, revisions, or lot line revisions. Sewage
facilities shall not be required for the aforesaid subdivisions that
are classified as such in this chapter, that is, where no new lots
are created or the expansion of facilities requires no additional
equivalency dwelling units.
(2)
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.
(a)
Where a waiver is approved by DEP, the final plan for recording shall
include the notation specified in Appendix 2(7)(A):
|
"As of the date of this deed/plot plan recording, the property/subdivision
described herein is and shall be dedicated for the express purpose
of _______________ (use). No portion [or lot number(s) _____________
] of this property/subdivision are approved by the Borough of Zelienople
or the Department of Environmental Protection (DEP) for the installation
of any sewage disposal facility. No permit will be issued for the
installation, construction, connection to or use of any sewage collection,
conveyance, treatment or disposal system (except for repairs to existing
systems) unless the municipality and DEP have both approved sewage
facilities planning for the property/subdivision described herein
in accordance with the Pennsylvania Sewage Facilities Act (35 P.S.
§ 750.1 et seq.) and regulations promulgated thereunder.
Prior to signing, executing, implementing or recording any sales contract
or subdivision plan, any purchaser or subdivider of any portion of
this property should contact appropriate officials of the Borough
of Zelienople who are charged with administering the Sewage Facilities
Act to determine the form of sewage facilities planning required and
the procedure and requirements for obtaining appropriate permits or
approvals."[1]
|
(b)
Council may require the additional recording of covenants or plan
notes to ensure the proper notice and utilization of the subject lot
for the purposes stated by the developer, where Council deems such
requirement(s) appropriate.
F.
The Borough may require easements, commensurate with Authority standards,
where accessible sewers are deemed to be feasible at some future date
either to the site or to an adjacent property, based upon plans, topography
and elevations, and development patterns.
A.
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.
B.
Easements. Easements for public and private utilities shall comply
with the requirements of the utility providers and with the following
standards:
C.
Underground wiring.
(1)
Electric, telephone, television and other communications 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.
(2)
If a lot abuts an easement 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 that necessitates the replacement or
relocation of overhead lines, replacement or relocation may be underground,
in accordance with the requirements of the Public Utilities Commission.
(3)
Where overhead lines are permitted, the placement and alignment of
poles shall be designed to lessen the visual impact of overhead lines
as follows: Alignments and pole locations should be routed to avoid
locations along horizons. Poles should be located so that the need
to clear swaths through treed areas is avoided or mitigated. Trees
should be planted in open areas and at key locations to minimize the
view of the poles and lines. Alignments should generally follow rear
lot lines.
D.
Utility apparatus placed above ground, other than utility poles,
shall be screened with plant materials.
