Borough of Zelienople, PA
Butler County
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Table of Contents
Table of Contents
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.
H. 
No structure, street, access drive, or parking facility shall be constructed in a manner which disturbs areas of steep slopes, wetlands, floodplains, and watercourses, other than in a manner expressly permitted by this chapter or the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 280, Zoning.
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:
(1) 
Multiple access points to a subdivision or land development.
(2) 
A turnaround at or near the midpoint of a cul-de-sac street.
(3) 
Loop streets internal to the subdivision or land development.
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.
A. 
Minimum values for "L" are as follows:
(1) 
Arterial roads: L = 500 feet.
(2) 
Collector streets: L = 300 feet.
(3) 
Minor collector streets: L = 200 feet.
(4) 
Local streets and access drives: L = 200 feet.
B. 
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 and so dedicated by separate instrument or on the recorded plat.
Design speeds are as follows:
A. 
Arterial roads: 50 miles per hour.
B. 
Collector streets: 35 miles per hour.
C. 
Minor collector streets: 25 miles per hour.
D. 
Local streets: 25 miles per hour.
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%.
C. 
Maximum street grades, other than due allowance for vertical curves, shall be as follows:
(1) 
Arterial roads: 6%.
(2) 
Collector streets: 8%.
(3) 
Minor collector streets, nonresidential: 10%.
(4) 
Minor collector and local streets, residential, alleys, and access drives: 10%.
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%.
A. 
Minimum safe stopping sight distances on all vertical and horizontal curves shall be as follows:
(1) 
Twenty miles per hour: 110 feet.
(2) 
Twenty-five miles per hour: 780 feet.
(3) 
Thirty-five miles per hour: 250 feet.
B. 
Minimum center-line radii for horizontal curves shall be as follows:
(1) 
Arterial roads: 700 feet.
(2) 
Collector streets: 350 feet.
(3) 
Minor collector streets: 200 feet.
(4) 
Local streets: 100 feet.
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:
(1) 
Arterial roads: 150 feet.
(2) 
Collector streets: 100 feet.
(3) 
Local streets, residential: 50 feet.
E. 
Intersections.
(1) 
The angle of intersecting streets shall be as close to 90° as possible.
(2) 
No streets shall intersect at an angle less than 60°.
F. 
Distance between intersections shall be as follows:
(1) 
Arterial roads: 800 feet.
(2) 
Collector streets: 300 feet.
(3) 
Local streets: 150 feet.
A. 
Fifty feet of right-of-way is required for all streets.
B. 
Council may require additional right-of-way where necessary for the installation of utilities and lanes required by this chapter and PennDOT standards.
A. 
Alleys shall have a minimum right-of-way of 20 feet and a minimum cartway of 16 feet.
B. 
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.
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.
D. 
Marginal access streets shall meet the grading standards of § 240-48 regarding grading and § 240-44N regarding subbase.
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]
[1]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(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:
(1) 
Easements shall be adjacent to property lines where possible.
(2) 
Minimum widths for utility easements shall be 20 feet for public utilities and 10 feet for private utilities. Utility companies shall use common easements wherever possible.
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.