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.
B.
Land subject to flooding by stream or wave action and land deemed
by the Borough Council, or other official authority, to be uninhabitable
shall not be platted for residential occupancy, not 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.
C.
In addition to the requirements of this chapter, all land subject to flooding shall comply with the regulations of Chapter 137, Floodplain Management, of the Code of the Borough of Waterford before a subdivision plat may be approved by the Borough Council.
D.
In addition to the requirements of this chapter, 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 notify 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 current state law (Title 25 Pa. Code, Chapter 105, Dam Safety
and Waterway Management).
A.
The arrangement, character, extent, width, grade and location of
all streets shall conform 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 not shown in the Master Plan, the arrangement 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 at 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 with
extreme care 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 Waterford Post Office.
No street names shall be used which will duplicate or be confused
with the names of existing streets.
L.
Street dimensions, grades and alignment shall meet the following
standards:
|
Design Standards
| ||||||
|---|---|---|---|---|---|---|
|
Type of Street
|
Minimum ROW
(feet)
|
Minimum Cartway Width
(feet)
|
Maximum Grade
(percent)
|
Minimum Grade
(percent)
|
Minimum Radii Center Line
(feet)
|
Minimum Sight District
(feet)
|
|
Major thoroughfare
|
80
|
36
|
5.0%
|
0.5%
|
500
|
400
|
|
Collector streets
|
70
|
32
|
7.5%
|
0.5%
|
400
|
300
|
|
Local streets
|
60
|
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
|
—
|
—
|
—
|
—
|
|
NOTES:
| |
|---|---|
|
1)
|
Additional widths may be required upon findings that
the same are required for: a) public safety and convenience; b) parking
in commercial or public use areas; c) 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 this 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. Modification 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 Chapter 280, Zoning, of the Code of the Borough of Waterford. 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.
The subdividing of the land shall be such as to provide, by means
of a public street, each lot with satisfactory access to an existing
public street.
D.
Double-frontage 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.
E.
Side lot lines shall be substantially at right angles or radial to
street lines.
A.
To the fullest extent possible, easements 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, drainage way,
channel or stream, there shall be provided a stormwater easement conforming
substantially with the lines of such watercourse which shall be of
such width to be adequate for the purpose.
The minimum building setback shall conform with the provisions of Chapter 280, Zoning, of the Code of the Borough of Waterford.
B.
Storm sewers, 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.
C.
The direct discharge of surface or subsurface water, such as roof
or basement drains, onto the street cartway will not be permitted.
D.
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.
E.
Drainage plans shall be consistent with local and regional drainage
plans.
F.
Facilities
shall be designed to prevent the collection and discharge of stormwater
onto abutting properties.
All major subdivisions 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)
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 chapter. In addition to any other requirements,
a mobile home park shall comply with the following:
A.
The minimum area of a mobile home park shall be five acres.
B.
Each mobile home site within the mobile home park shall have a minimum
area of 4,000 square feet.
C.
Each mobile home site shall have a minimum width of 40 feet, and
a minimum front, side and rear yard of 10 feet.
D.
Not less than 10% of the gross area of the mobile home park shall
be improved for recreational activities for the residents of the park.
E.
The mobile home park shall be appropriately landscaped and screened
from adjacent properties.
F.
Individual mobile homes shall be appropriately landscaped and skirted.
G.
The development of the mobile home park shall comply with the requirements
of the Erie County Health Department.
H.
Group access drives within a mobile home park shall be within the
center of designated fifty-foot easements. Individual mobile home
lots and front, side and rear yard setbacks shall be measured from
the outer edge of these easements.
I.
Coin-operated laundries, laundry and dry-cleaning pickup stations
and other related commercial convenience establishments may be permitted
in mobile home parks provided that they are subordinate to the residential
character of the park; they are located, designed and intended to
serve only the needs of persons living in the park; the establishments
and the parking areas related to their use shall not occupy more than
10% of the total area of the park; and the establishments shall present
no visible evidence of their commercial nature to areas outside the
park.
