Any application for development shall conform to the standards set forth in this article, unless a modification is granted under the provisions of Article
VIII of this chapter. The standards specified in this article are minimum design requirements.
In reviewing any application for development, the Planning Commission and Township Council shall refer the application for development to the Township Engineer for a recommendation concerning technical compliance with accepted engineering practices, these design standards and the Construction Standards referred to in Article
V.
A proposed subdivision or land development shall conform to
the Township's Long Range Development Plan, General Plan of Streets
and Highways, and General Plan of Park and Recreation Areas officially
adopted by the Township.
All proposed subdivisions shall be coordinated with existing
nearby neighborhoods so that the community, as a whole, may develop
harmoniously.
In proposing a development, the developer shall give due consideration
to preservation of natural features, including large trees, groves,
waterways, scenic and historic points and other community assets and
landmarks.
[Added 10-9-2002 by Ord. No. 617]
Any developer or owner of property in any commercial, office, research and development, or industrial district who proposes to construct a new building or enlarge an existing building, or any developers or owners of property situate in a commercial, office, research and development, or industrial district who desire to use a common entrance from a public street for purposes of ingress, egress and regress, may, upon the submission of an appropriate site plan in accordance with the provisions of this chapter and Chapter
310, Zoning, obtain such approval, provided that such shared access driveway shall:
A. Extend in length no further than 800 feet;
B. Be no less than 35 feet in width, containing a paved cartway of no
less than 24 feet in width;
C. Not allow parking spaces within 10 feet of the paved cartway;
D. Be recorded with the appropriate irrevocable right-of-way agreement
in the office of the Recorder of Deeds of Allegheny County; and
E. Meet all of the provisions of this section and of this chapter that
are not in conflict with the provisions of this section.
Service streets, as defined by this chapter, shall not be permitted
in residential developments. Service streets may be provided in commercial
and industrial developments where needed for loading, unloading or
secondary access. Where authorized, the minimum right-of-way for service
streets shall be 50 feet, and the paved cartway shall be a minimum
of 26 feet.
If due to the topography of the ground an easement must traverse
a lot, the easement shall be dimensioned with the appropriate ties,
bearings and distances. Easements shown on the final plat shall note
specifically the intended use for the easement (i.e., storm, sanitary,
water sewer, electric, etc.).
A. Utility easements. Sewer and utility easements shall be required
to have a minimum width of 20 feet and shall be provided either across
lots or centered on rear or side lot lines.
B. Storm drainage easements. A storm sewer easement or drainage right-of-way
shall be required where necessary for proper drainage within, through
or beyond a subdivision. Where a subdivision is, or will be, traversed
by a watercourse, there shall be provided a stormwater easement or
drainage right-of-way of a width sufficient for the purpose, but not
less than 20 feet.
C. Transmission line easements. There shall be a minimum distance of
25 feet, measured in the shortest distance, between any proposed dwelling
unit and any petroleum, petroleum products or natural gas transmission
or high-pressure line which may traverse the subdivision.
D. Aerial easements. Aerial easements shall be a minimum of 15 feet.
The following standards shall apply to all lots proposed to
be subdivided or developed in accordance with this chapter.
A. Area. Minimum lot areas and dimensions shall conform to the requirements of Chapter
310, Zoning. Remnants of land shall not be permitted and shall be included in the area of proposed or existing lots, if not intended for dedication as a parcel for permanent open space or parkland.
B. Frontage. All lots created by a subdivision shall have frontage along the right-of-way of a public street, unless approved as a planned residential development or modified under the provisions of Article
VIII of this chapter. The width of the lot frontage shall conform to the requirements of Chapter
310, Zoning.
C. Double frontage. On arterial streets, either a marginal access street,
as defined by this chapter, or double frontage lots shall be provided.
Where double frontage lots are provided, a building line of 75 feet
shall be required, measured from the right-of-way of the arterial
street. Except along arterial streets, double frontage lots shall
be avoided; however, where a double frontage lot is the only practical
alternative, vehicular access shall be limited to only one street,
and that street shall be the street with the lower volume of traffic,
if physically feasible. The final plat shall contain a notation restricting
vehicular access to one frontage.
D. Side lines. Whenever practicable, the side lines of a lot shall be
at right angles or radial to the street right-of-way lines.
E. Building lines. Building lines of lots shall conform to the minimum requirements of Chapter
310, Zoning, and shall be shown on the final plat.
F. Division of lots. No lot shall be divided by the Township boundary
line.
G. Grading. Lots shall be graded to provide drainage away from buildings
and, where practical, water shall be drained to the street rather
than to adjoining property. The developer shall be required to provide
drains or other drainage facilities, as approved by the Township Engineer,
to drain off surface water within the development.
H. Driveways. Driveways serving single-family and two-family dwellings
are not required to be paved; however, in lieu of paving, the driveway
shall have a covering of slag at least two inches thick for a distance
of 30 feet from the right-of-way of the street. All other driveways
shall be paved with a surface of at least two inches binding and wearing
courses of an asphaltic mix acceptable to the Township over at least
six inches of well-compacted and choked base course of crushed limestone.
No driveway shall have a slope of more than 15%. Driveways may extend
from the right-of-way line of the street to the cartway of the street,
but shall not change the grade or contour of the street right-of-way,
nor shall any person cut into, fill, or in any way alter any gutter,
curbing, drainage ditch or storm sewer within the right-of-way of
a street or easement for the purpose of extending a driveway or for
any other purpose without first obtaining a permit therefor from the
Township Building Inspector.
I. Accessibility. Every lot shall be accessible to emergency and public
safety vehicles.
J. House numbers. House numbers shall be assigned by the Township Secretary
or the local post office and must be posted at each house so as to
be easily visible and readable from the street.
Stormwater management facilities shall be provided in all plans of subdivision and land developments in accordance with the requirements of Article
VII of this chapter.
All construction materials used in sewers, streets, sidewalks
and other required improvements shall be tested by a qualified testing
laboratory, if required by the Township Engineer. Required tests shall
be as specified in the Township Construction Standards. The cost for
such tests shall be borne by the developer.