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City of Warren, PA
Warren County
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Table of Contents
Table of Contents
Code
New Laws (4) Index
The following land subdivision principles and requirements shall be applied by the Planning Commission and Council in evaluating the proposed plans submitted for their approval. It is intended that these standards shall be considered the minimum requirements and shall be modified as necessary to protect the health, safety and general welfare of the general public.
A. 
Streets shall be logically related to the topography so as to produce usable lots and reasonable grades.
B. 
Minor streets shall be laid out so that their use by through traffic will be discouraged. Provision for street extensions into adjacent areas will also be required.
C. 
Where a subdivision adjoins an arterial highway, the Commission may require a marginal access street, reverse frontage lots or other special treatment necessary to provide protection to abutting properties, reduce the number of intersections and separate local from through traffic.
D. 
Half streets shall be prohibited except to complete existing half streets.
E. 
Buffer strips or lots intended to restrict vehicular access from adjacent private areas shall be prohibited.
F. 
Dead-end streets shall be prohibited except as a setup for future street extensions or when designed as culs-de-sac.
G. 
Minimum grades on all streets shall not be less than 0.50% and vertical curves shall be installed on all street grade changes exceeding 1%; when the grade of any street approaching an intersection exceeds 5%, a transition grade of not more than 2% shall be provided for a distance of 50 feet.
H. 
General street requirements.
Standard
Arterial
Collector
Marginal
Minor
Vertical grades (maximum) (percent)
6%
8%
6%
12%
Horizontal grades (feet)
1,000
300
1,000
20
Reverse curves (tang.) (feet)
300
150
100
100
Right-of-way (feet)
*
60 to 70
40
50
Cartway (feet)
*
24 to 28
24
24 to 28
Building lines (feet)
50
30
25
25
Sight distances (feet)
300
100
75
75
NOTE:
*
As prescribed by the Pennsylvania Department of Transportation.
I. 
Sight distance. When any street intersection will involve banks or vegetation that would create a traffic hazard by limited visibility, the subdivider shall cut such ground and/or vegetation in order to provide the required sight distance.
J. 
Street intersections. Intersections of more than two streets shall be avoided; minimum angles: 60°; minimum offset: 150 feet between center lines.
[Amended 4-13-1981 by Ord. No. 1292; 12-12-1988 by Ord. No. 1491]
A. 
All lots shall be provided with proper right-of-way access, sanitary sewers, storm sewers, public water and other related utilities. Side and rear yards shall conform to minimum distances required by the City Zoning Ordinance (see Chapter 470).
B. 
Corner lots shall have an extra width of at least 20 feet in order to provide the proper sight distances.
C. 
All lot lines shall be set perpendicular or radial to the center line of a street whenever possible.
D. 
Subdivision of land other than for residential lots shall be subject to review by the Planning Commission and Council.
A. 
Lots shall be laid out and graded to provide positive drainage away from new and existing building.
B. 
Storm sewers, culverts and related installations shall be provided:
(1) 
To permit unimpeded flow of natural watercourses.
(2) 
To ensure adequate drainage of streets.
(3) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
C. 
In the design of storm sewerage installations, special consideration shall be given to avoidance of problems which may arise from concentration of stormwater runoff over adjacent properties.
A. 
Block lengths shall not exceed 1,600 feet, nor be less than 400 feet.
B. 
Generally, blocks shall be at least two lots in depth except for reverse frontage lots.
C. 
Interior blocks over 1,000 feet in length shall provide walkways with a minimum right-of-way of 12 feet and a five-foot paved walkway between streets.
Utility easements shall have a minimum width of 14 feet and shall be placed on the side or rear of lots whenever possible.
The Planning Commission and Council shall review any plan requiring modification of design standards. These include special treatment of lots for orientation of buildings, common park areas and planting screens, garden apartments or row housing, cluster developments, provided that, in their opinion, any departure from required minimum standards will improve environmental conditions and is in keeping with § 415-1 of this chapter.
[Amended 3-14-1964 by Ord. No. 794; 12-12-1988 by Ord. No. 1491]
Construction standards for all public improvements shall conform to minimum standards established by the City Engineer and City Council.