A.
The standards and requirements of this Part 1 shall
be considered minimum standards and requirements for the promotion
of the public health, safety, morals and general welfare.
B.
Where literal compliance with the standards herein
specified is clearly impractical, the Council may modify or adjust
the standards to permit reasonable utilization of property while securing
substantial conformance with the objectives of this Part 1.
A.
Land shall be suited for the purposes for which it
is to be subdivided or developed.
B.
Land which is unsuitable for development because of
hazards to life, safety, health or property shall not be subdivided
or developed until such hazards have been eliminated or unless adequate
safeguards against such hazards are provided for in the subdivision
or land development plan. Land having any of the following characteristics
shall be presumed unsuitable for development within the meaning of
this section:
(1)
Land subject to flooding or which has a high groundwater
table.
(2)
Land which, if developed, will create or aggravate
a flooding condition upon other land.
(3)
Land subject to subsidence.
(4)
Land subject to underground fires.
(5)
Land containing significant areas of slopes of 15%
or greater.
(6)
Land which, because of topography or means of access,
is considered hazardous by the Council.
C.
Proposed subdivisions or land developments shall be
coordinated with existing nearby neighborhoods so that the community
as a whole may develop harmoniously.
A.
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially prepared and
adopted by the Borough and shall be coordinated with existing or proposed
streets in adjoining subdivisions or land developments.
B.
Proposed streets shall further conform to such county
and state road and highway plans as have been prepared, adopted or
filed as prescribed by law.
C.
Streets shall be related to the topography so as to
produce usable lots and acceptable grades.
D.
Access shall be given to all lots and portions of
the tract in the subdivision or land development and to adjacent unsubdivided
territory unless the topography clearly indicates that such connection
is not feasible. Streets giving such access shall be improved to the
limits of the subdivision or land development and shall be improved
to Borough specifications. Reserve strips and landlocked areas shall
not be created.
E.
Streets shall be laid out to preserve the integrity
of their design. Local access streets shall be laid out to discourage
their use by through traffic, and, where possible, arterial streets
shall be designed for use by through traffic.
F.
Where the proposed subdivision or land development
contains or is adjacent to an existing or proposed arterial street
or a highway designated as a limited access highway by the appropriate
highway authorities, provisions shall be made for marginal access
streets at a distance acceptable for the appropriate use of the land
between the arterial street or limited access highway and the marginal
access streets. The Council may also require rear service areas, double-frontage
lots or such other treatment as will provide protection for abutting
properties, reduction in the number of intersections with primary
streets and separation of local and through traffic.
G.
Half or partial streets will not be permitted in new
subdivisions or land developments except where essential to reasonable
subdivision or development of a tract in conformance with the other
requirements and standards of this Part 1 where, in addition, satisfactory
assurance for dedication of the remaining part of the street can be
secured.
H.
Wherever a tract to be subdivided or developed borders
an existing half or partial street, the entire street shall be shown
on the plan.
I.
Dead-end streets shall be prohibited, except as stubs
(with adequate turning capability) to permit future street extension
into adjoining tracts or when designed as culs-de-sac.
J.
New reserve strips, including those controlling access
to streets, shall be forbidden.
K.
Street names shall be coordinated with existing or
platted street names; and if a new street is a continuation of or
is aligned with an existing or platted street, it shall bear the same
name as the existing or platted street.
L.
No street shall be laid out or opened which extends
to or crosses any boundary between the Borough and any other municipality
except with the specific approval of the council and upon such conditions
as the Council may impose. If the street is proposed to serve a commercial
area, an industrial area or a residential area of 50 dwelling units
or more, located in another municipality, the street shall not be
approved unless the area is also served by a street in the other municipality
and unless the relevant traffic facilities of the Borough are adequate
to handle the anticipated volume.
A.
Street classification. The following three functional
classifications are hereby established for the streets and roads in
the Borough:
(1)
Arterial. This classification includes highways which
provide intracounty or intermunicipal traffic of substantial volumes
where the average trip lengths are usually five miles or greater.
Generally, these highways should accommodate operating speeds of 35
to 55 miles per hour.
(2)
Collector. This classification is intended to include
those streets which connect local access streets to arterial highways.
They may serve as intracounty and intramunicipality traffic. They
may serve as traffic corridors connecting residential areas with industrial,
shopping and other services. They may penetrate residential areas.
Generally, these streets will accommodate operating speeds of 25 to
35 miles per hour.
(3)
Local access. This classification is intended to include
streets and roads that provide direct access to abutting land and
connections to higher classes of roadways. Traffic volumes will be
low and travel distances generally short. These streets and roads
should be designed for operating speeds of 25 miles per hour or under.
B.
Right-of-way widths.
(1)
The minimum widths for each type of public street
shall be as follows:
|
Type of Street
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
| |
|---|---|---|---|
|
Arterial
|
*
|
*
| |
|
Collector
|
50
|
32
| |
|
Local access
|
40
|
26
|
|
NOTE:
| ||
|
*
|
As determined by the Planning Commission in
consultation with the Council and the Pennsylvania Department of Transportation.
| |
(2)
Where a subdivision abuts or contains an existing
street of inadequate width, sufficient additional width shall be required
to meet the above standards.
(3)
Additional right-of-way and cartway widths may be
required by the Council to promote public safety and convenience when
special conditions require it and to provide parking space in areas
of intensive use.
C.
Cul-de-sac streets.
(1)
Cul-de-sac streets, whether permanent or temporary,
shall be provided at the closed end with a turnaround having a minimum
radius to the edge of the finished street or curbline of not less
than 25 feet.
(2)
Unless future extension of a cul-de-sac street is
clearly impractical or undesirable, the turnaround right-of-way shall
be placed adjacent to a property line, and a right-of-way of the same
width as the street shall be carried to the property line in such
a way as to permit future extension of the street into the adjoining
tract. At such time as such a street is extended, the overage created
by the turnaround outside the boundaries of the extended street shall
revert in ownership to the property owners fronting on the cul-de-sac
turnaround.
(3)
Commercial and industrial culs-de-sac shall be reviewed
for adequacy by the Borough Manager or Borough Engineer, if any. His
recommendations will be given to the Council, which shall have final
authority in this matter.
(4)
Permanent cul-de-sac streets shall be kept to a minimum
and shall not exceed 400 feet in length nor serve more than 20 dwelling
units.
(5)
Areas for removing snow shall be provided at all culs-de-sac
as described in the engineering specifications.
(6)
A cul-de-sac will not be approved when a through street
is needed to assure traffic circulation and to provide access to an
area or neighborhood.
D.
Street alignment.
(1)
Whenever street lines are deflected by more than 5°,
connection shall be made by horizontal curves.
(2)
The minimum radius at the center line for horizontal
curves on collector and arterial streets shall be 300 feet, and for
local streets the minimum radius shall be 100 feet.
(3)
On local access streets, the minimum tangent between
reverse curves shall be at least 100 feet; on collector and arterial
streets, the minimum tangent shall be at least 250 feet.
(4)
The minimum vertical sight distance measured four
feet above grade shall be 500 feet for arterial streets (or as required
by the Pennsylvania Department of Transportation), 300 feet for collector
streets and 200 feet for local access streets.
E.
Street grades.
(1)
The minimum grade on all streets shall be 0.75%.
(2)
The maximum grade on collector or arterial streets
shall be 9%, and on local access streets 12%.
(3)
Vertical curves shall be used in changes of grade
exceeding 1% and shall provide proper sight distances as specified
in the engineering specifications.
F.
Street intersections.
(1)
Local streets shall not intersect with collector or
arterial streets on the same side at intervals of less than 800 feet
as measured from center line to center line.
(2)
The distance between center lines of streets opening
into the opposite side of a proposed or existing street shall be not
less than 150 feet unless the streets are directly opposite each other.
(3)
Multiple intersections involving the junction of more
than two streets shall be avoided. Where this proves impossible, such
intersections shall be designed with extreme care for both pedestrian
and vehicular safety.
(4)
Streets shall all be laid out to intersect as nearly
as possible at right angles. Local streets shall not intersect collector
or arterial streets at an angle of less than 75°. The intersection
of two local streets shall not be at an angle of less than 60°.
(5)
The minimum curb radius at the intersection of two
local streets shall be at least 20 feet, and the minimum curb radius
at an intersection of a local street and a collector or arterial street
shall be at least 30 feet.
(6)
There shall be provided and maintained at all intersections
clear sight triangles of 100 feet in all directions measured along
the center line from the point of intersection. Nothing which obstructs
the vision of a motorist shall be permitted in this area.
(7)
Intersections shall be designed with a flat grade
wherever practical. Where the grade of any street at the approach
to an intersection exceeds 7%, a leveling area shall be provided having
a grade of not greater than 4% for a distance of 50 feet measured
from the nearest right-of-way line of the intersecting street.
G.
Pavement design. All components of the pavement structure
shall be constructed in accordance with Pennsylvania Department of
Transportation Specifications Form 408, as the same may be amended.
H.
Minimum requirements. The following shall be considered to be minimum standards for street construction in the Borough, and all construction of streets and plans must receive advance approval from the Borough Manager or Engineer, if any, and be subject to the inspection requirements of Subsection J of this section.
|
Alternates
|
Type
|
Local Access Streets
(Compacted Thickness)
(inches)
|
Collector Streets
(Compacted Thickness)
(inches)
| ||
|---|---|---|---|---|---|
|
Ridged pavement
| |||||
|
Surface
|
Reinforced cement concrete
|
8
|
8
| ||
|
Subbase
|
Crushed aggregate
|
6
|
6
| ||
|
Flexible pavement
| |||||
|
a.
|
Surface
|
ID-2
|
1 1/2
|
1 1/2
| |
|
Base
|
Bituminous concrete
|
4
|
5
| ||
|
Subbase
|
Crushed aggregate
|
6
|
6
| ||
|
b.
|
Surface
|
ID-2 (wearing course)
|
1
|
1
| |
|
ID-2 (binder course)
|
2
|
2
| |||
|
Base
|
Crushed aggregate
|
6
|
8
| ||
|
Subbase
|
Crushed aggregate
|
6
|
6
| ||
|
Arterial streets: The developer shall consult
with the Pennsylvania Department of Transportation, Borough Manager
and Engineer, if any, for the method of construction to be used.
|
|
The ID-2 wearing course is not to be applied
until after all development is completed and improvements are installed.
|
|
Pipe underdrains shall be installed in accordance
with Pennsylvania Department of Transportation Form 408, Section 610,
as the same may be amended, in such locations and in such quantities
as determined by the Borough Manager or Engineer.
|
J.
Inspection.
(1)
All street construction shall be subject to inspection
at any time by the Borough or its appointed agent. Inspection at each
of the following stages shall be made prior to the start of the subsequent
stage:
(2)
The subdivider shall notify the Borough at least 24
hours in advance of each required inspection.
A.
Curbs.
(1)
Vertical curbs shall be provided on all streets and
parking compounds.
(2)
All curbs shall be depressed at intersections.
(3)
All curbs shall be constructed in accordance with
Pennsylvania Department of Transportation Specifications Form 408,
Section 630, as the same may be amended.
(4)
Curbs shall not be less than six inches wide at the
top and seven inches wide at the bottom. The overall depth of the
curb shall not be less than 2 1/2 inches below the bottom of
the roadway base. The curbs shall rest on a six-inch crushed stone
base.
(5)
The developer shall notify the Borough a minimum of
24 hours in advance of the start of construction.
B.
Sidewalks.
(1)
Sidewalks shall be required on all streets and located
within the right-of-way of the street.
(2)
The minimum width for sidewalks shall be four feet.
(3)
Sidewalks shall be constructed with a minimum surface
depth of four inches and in accordance with Pennsylvania Department
of Transportation Specifications Form 408, Section 676, as the same
may be amended.
(4)
The developer shall notify the Borough a minimum of
24 hours in advance of the start of construction.
C.
Streetlights. The developer shall install any streetlights
that the Borough Manager deems necessary to promote safety.
A.
Lots shall be laid out and graded to provide positive
drainage away from buildings. The Council may require a drainage plan
for individual lots indicating a buildable area within each lot, complying
with the setback requirements, for which positive drainage is assured.
B.
No individual, corporation or other entity (any of
which is referred to as a "person" herein) shall block, impede the
flow of, alter or construct any structure or culvert or deposit any
material or thing or commit any act which will affect the normal or
flood flow of any communal stream or watercourse without having obtained
prior approval from the Department of Environment Protection (DEP),
if required under state law, or the Borough if DEP approval is not
required.
[Amended 6-19-2007 by Ord. No. 509]
C.
Where a subdivision or land development is traversed
by a watercourse, the total development of the watercourse shall be
considered. There shall be provided a drainage easement or right-of-way
conforming substantially to the high-water line of such watercourse
attributable to a one-hundred-year flood in order to preserve the
unimpeded flow of natural drainage and to provide for future possible
widening, deepening, improving and protecting of such drainage facilities.
Any changes in the existing drainageway in such watercourse shall
be subject to the approval of the Council and the Department of Environmental
Protection.
[Amended 6-19-2007 by Ord. No. 509]
D.
The advice of the Borough Manager or Borough Engineer
shall be sought in designing any necessary stormwater drainage system.
[Amended 6-19-2007 by Ord. No. 509]
E.
The subdivider or developer and each person, corporation
or other entity which makes any surface changes shall be required
to:
(1)
Collect on-site surface runoff and discharge it at the rate and in the manner specified, in § 130-40, Environmental standards, Subsection C, Stormwater drainage and management, Chapter 130, Zoning, of the Borough Code of Ordinances, into the common natural watercourse of the drainage area without acceleration of the rate of runoff in accordance with applicable local and commonwealth statutes.
[Amended 6-19-2007 by Ord. No. 509]
(2)
Handle existing potential off-site runoff through
his development by designing to adequately handle storm runoff from
a fully developed area upstream.
F.
Storm sewers, culverts and related installations shall
be provided to permit unimpeded flow of natural watercourses, to drain
all low points along streets and to intercept stormwater runoff along
streets at intervals reasonably related to the extent and grade of
the area drained.
G.
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.
H.
The slope of the crown of local access and collector
streets shall be in accordance with the engineering specifications.
I.
Storm sewers, as required, shall be placed in front
of the curb or curbline when located in a street right-of-way. When
located in undedicated land, they shall be placed within an easement
not less than 15 feet wide, as approved by the Borough Manager or
Engineer, if any, who may require additional width of easement as
circumstances warrant. Drainage by newly constructed open ditches
shall not be permitted, which shall not be interpreted to forbid the
alteration of existing drainage courses within the subdivision.
J.
The diameter, the grade, the alignment and the location
of manholes and inlets of storm sewers shall be in accordance with
the engineering specifications.
K.
Stormwater roof drains shall not discharge water directly
over a sidewalk but shall connect with the gutters or storm sewers
or other means acceptable to the Borough.
L.
Stabilized outlets shall be provided for footer drains,
floor drains, downspouts and private driveways.
M.
Applicants shall provide information demonstrating compliance and
plans to comply with all requirements of other Borough ordinances
regulating stormwater.
[Amended 6-19-2007 by Ord. No. 509; 4-21-2015 by Ord. No. 538]
N.
Applicants shall design and construct all stormwater management facilities consistent with the Best Management Practices attached as Appendix A to this Subdivision and Land Development Ordinance.[1]
[Added 6-19-2007 by Ord. No. 509]
[1]
Editor's Note: Appendix A is included at the end of this chapter.
[Amended 10-21-2008 by Ord. No. 514]
A.
Blocks and lots shall be graded to provide proper
drainage away from buildings and to prevent the collection of stormwater
in pools. Minimum two-percent slopes away from structures shall be
required.
B.
Lot grading shall be of such design as to carry surface
waters to the nearest storm drain, detention pond or natural watercourse.
Where drainage swales are used to deliver surface waters away from
buildings, their grade shall not be less than 1% nor more than 4%.
The swales shall be sodded, planted or lined as required by and shall
be of such shape, size and type to conform to Borough engineering
specifications. A stormwater drainage plan shall be required for all
subdivisions and land developments.
C.
The subdivider or developer shall construct and install
such drainage structures and facilities as are necessary to prevent
erosion damage to the subdivision or land development, adjacent property
and downstream property. Such structures and facilities shall satisfactorily
convey such surface waters to the nearest storm drain, detention pond
or natural watercourse.
D.
No final grading shall be permitted with a cut face
steeper in slope than two horizontal to one vertical except under
one or more of the following conditions:
(1)
The material in which the excavation is made is sufficiently
stable to sustain a slope of steeper than two horizontal to one vertical,
and a written statement of a civil engineer, licensed with the Commonwealth
of Pennsylvania and experienced in erosion control, to that effect
is submitted to the Borough Manager or Engineer, if any, and approved
by him/her. The statement shall state the site has been inspected
and that the deviation from the slope specified herein before will
not result in injury to persons or damage to property.
(2)
A concrete or stone masonry wall constructed according
to sound engineering standards for which plans are submitted to the
Borough Manager or Engineer, if any, for review and approval is provided.
E.
No final grading shall be permitted which creates
any exposed surface steeper in slope than two horizontal to one vertical
except under one or more of the following conditions:
(1)
The fill is located so that settlement, sliding or
erosion will not result in property damage or be a hazard to adjoining
property, streets, alleys, buildings or watercourses.
(2)
A written statement from a civil engineer, licensed
by the Commonwealth of Pennsylvania and experienced in erosion control,
certifying that he/she has inspected the site and that the proposed
deviation from the slope specified above will not endanger any property
or result in property damages, is submitted to and approved by the
Borough Manager or Engineer, if any.
(3)
A concrete or stone masonry wall constructed according
to sound engineering standards for which plans are submitted to the
Borough Manager or Engineer, if any, for review and approval is provided
to support the face of the hill.
F.
The top or bottom edge of slopes shall be a minimum
of three feet from property or right-of-way lines of streets or alleys
in order to permit the normal rounding of the edge without encroaching
on the abutting property. All property lines where walls or slopes
are steeper than one horizontal to one vertical and five feet or more
in height shall be protected by a protective fence no less than three
feet in height approved by the Borough Manager or Engineer, if any.
G.
All lots must be kept free of any debris or nuisances
whatsoever.
H.
Maximum slopes of any grading can never exceed a ratio
of 3H:1V ("H" being horizontal distance and "V" being vertical distance).
I.
The applicant must provide the following information
regarding their geotechnical engineer with the submission of a geotechnical
report and grading plan: certificate of insurance, with a minimum
of liability insurance of $1,000,000 minimum per event and $2,000,000
minimum aggregate. The Borough will not accept the submission of a
geotechnical report or grading plan without the certificate of insurance.
J.
A modification of the maximum slope from 3H:1V to
2H:1V may be considered by the Borough Council with the following
certification being provided by each of the following persons: applicant,
record land owner, and applicant's geotechnical engineer.
K.
All site grading will require the preparation of a
geotechnical report. A geotechnical report must be provided prior
to the issuance of the building permit. (A "design/build" reason for
not providing the geotechnical report will not be accepted.) The geotechnical
report must be sealed by a professional engineer. The geotechnical
report must be prepared as part of an "on-site" investigation by the
applicant's geotechnical engineer, who sealed the geotechnical report,
and the Borough's geotechnical engineer. The design and recommendations
must be based upon actual core borings to sample the site soils. The
number and location of the core samples are to be determined and agreed
upon by the developer's geotechnical engineer and the Borough's geotechnical
engineer prior to the date of the core samples being drilled; however,
no less than three core borings will be accepted. The geotechnical
report will be reviewed by the Borough's engineering consultant(s)
and the cost of the reviews of the report and field visits will be
borne by the applicant.
L.
All proposed grading being performed shall require
plans and specifications, in triplicate, prepared by a registered
engineer, registered surveyor or registered landscape architect, licensed
by the Commonwealth of Pennsylvania, including a plan of survey, a
contour map showing the present contours of the land and the proposed
contours of the land after completion of the proposed grading at a
scale not smaller than 50 feet to one inch and at a contour interval
of not greater than two feet, and a plan showing cross sections of
the proposed cut and/or fill on fifty-foot intervals which show the
method of benching both cut and/or fill; however, under no circumstances
shall there be less than three cross sections for each property involved
under said permit; a plot plan showing the location of the grading,
boundaries, lot lines, neighboring streets and rights-of-way, existing
and proposed buildings, existing water lines and sewers or drains,
existing utility lines, type of ground cover or vegetation, and sufficient
dimensions and other data to show the location of the work; description
of the type and classification of the soils obtained from the Soil
Survey of Allegheny County (USDA - Soil Conservation Service) and/or,
at the discretion of the Administrator, from an on-site investigation;
details and location of existing watercourses, area and details of
paving, and any proposed drainage structures and pipes, walls and
cribbing, details of paving, and any proposed drainage structures
and pipes, walls and cribbing, details of bridges and/or culverts
required to cross over watercourses; nature of fill material and such
other information as the Administrator may require to carry out the
purpose of this chapter. All plans shall be dated and bear: the name
and seal of the registered professional who prepared the plan; the
name of the applicant; and the name of the owner of the land.
M.
A Soil Erosion and Sedimentation Control Plan and
Report must be provided for all grading activities. The Soil Erosion
and Sedimentation Control Plan and Report must be reviewed and deemed
adequate by the Allegheny County Conservation District (ACCD) regardless
of the need for a NPDES permit or the amount of disturbance. The applicant
must provide documentation that the Soil Erosion and Sedimentation
Control Plan has been deemed adequate by the ACCD. If an NPDES permit
is required, documentation that the NPDES permit has been issued by
the ACCD must be provided.
N.
The top and bottom edges of cut or fill slopes shall
be kept back from a property line or right-of-way line twice the total
height of the proposed cut or fill slope.
O.
Geotechnical certification. A certification must be
submitted which states that the grading plan and geotechnical report
have been designed in conformance with the Borough of Edgeworth's
ordinances and the site is stable and will be stable after completion
of the proposed site grading activities. The certifications must state
that the proposed site grading will have no adverse effect on the
surrounding properties, the properties up slope or down slope of the
site, and the Borough of Edgeworth community in general.
P.
A certification regarding the completion of the earth
work in conformance with the design plan, reports, and Borough ordinances
must be provided to the Borough by the applicant's geotechnical engineer
after completion of the earthwork. The certification must be based
upon the field observation of earthwork by the applicant's geotechnical
engineer (not a technician), who signs the certification and sealed
the geotechnical report.
Q.
Borough projects are exempt from this section.
R.
Small grading projects with total cut or fill slope
face (measured from toe of slope to top of slope) that does not exceed
250 square feet and are not located within soils identified as being
landslide prone in the county soil survey, are exempt from the requirements
of providing a geotechnical report, and geotechnical certification.
A.
The length, width, shape and design of blocks shall
be determined with due regard to the provision of adequate sites for
buildings of the type proposed, to the land use and/or zoning requirements
of the Borough, to the topography of the land being subdivided and
to the requirements for safe and convenient vehicular and pedestrian
circulation.
B.
The following minimum standards for the design and
size of blocks and lots shall prevail:
(1)
Blocks shall not exceed 1,200 feet in length nor be
less than 600 feet in length. In the design of blocks longer than
1,000 feet, special consideration shall be given to the provision
of satisfactory fire protection.
(2)
Residential blocks shall generally be of sufficient
depth to accommodate two tiers of lots, except where reverse-frontage
lots bordering an arterial or collector street are used or where,
due to the contour of the land or the necessary layout of the subdivision,
there is insufficient depth between intersecting streets for such
two-tier design.
(3)
Crosswalks or interior pedestrian walks shall be required
in blocks exceeding 1,000 feet in length to provide for pedestrian
circulation or access to community facilities. Such walks shall be
paved for a width of not less than four feet, shall be located in
easements not less than 10 feet in width and shall, insofar as possible,
be located in the center of any such block.
(4)
Blocks for commercial and industrial areas may vary
from the elements of design contained in this section if the nature
of the use requires other treatment. In such cases, off-street parking
for employees and customers shall be provided along with safe and
convenient limited access to the street system. Space for off-street
loading shall also be provided with limited access to the street system.
Extension of streets, railroad access, rights-of-way and utilities
shall be provided as necessary. Notwithstanding the foregoing, all
retail and consumer or industrial uses (as set forth in the Zoning
Ordinance[1]) must abut a street which meets the design standards for
a collector street.
[Amended 7-15-1997 by Ord. No. 466]
(5)
Lot lines intersecting street lines shall be substantially
at right angles or radial to street lines.
(6)
Lots shall front on a street which has already been
dedicated to the Borough or which the subdivider or developer proposes
to dedicate to the Borough in connection with approval of the final
plan. In commercial or industrial subdivisions or land developments
where access is proposed to be provided by private streets within
the subdivision or land development, this requirement may be waived
by the Council.
(7)
No subdivision will be approved on an unimproved private
street if more than two lots front on that street, unless the street
is improved to Borough specifications.
(8)
The Borough Manager shall assign house numbers to
each lot within a subdivision.
(10)
Remnants of land smaller than required for a
lot shall not be permitted within any subdivision. Such remnants shall
be incorporated in existing or proposed lots or dedicated to public
use if acceptable to the Council.
(11)
Double- or reverse-frontage lots are prohibited
except as expressly in accordance with this section.
(12)
No residential lots shall be created which front
upon an arterial street.
(13)
Lots excessively deep in relation to width shall
be prohibited. A proportion of 2 1/2:1 is generally a proper
maximum for lots 60 feet or more in width. However, the Borough reserves
the right to require additional area for lots with exceptionally steep
slopes where the Council determines that additional lot area is necessary
to control erosion and surface runoff and/or to provide sufficient
area for the installation of a septic system.
(14)
Wherever possible, lot lines shall not cross
the political boundaries of the Borough.
A.
In order to promote the highest environmental quality
possible, the extent to which the applicant of a subdivision or land
development plan has preserved existing salient natural features and
land forms intrinsic to the site shall be assessed. Terms of approval
of a plat may be subject to the manner in which the layout or design
of the plan has preserved existing natural features, such as but not
limited to trees, wooded areas and watercourses.
B.
Open space. Where the applicant is offering for dedication
or is required by ordinance to establish a reservation of open space
or preserve an area of scenic or historic importance, a limit of work,
which will confine excavation, earth-moving procedures and other changes
to the landscape, may be required to ensure preservation and prevent
despoilation of the character of the area in open space.
C.
Tree preservation. All trees six inches or more in
caliper at breast height shall not be removed unless within the proposed
right-of-way line of a street, within proposed building lines or within
utility locations or mandatory for access of equipment. Relocation
of noteworthy plant material shall be encouraged where retention is
impracticable.
D.
Topsoil preservation. No topsoil shall be removed
from the site or used as spoil. Topsoil must be removed from the areas
of construction and stored separately. Upon completion of the construction,
the topsoil must be redistributed on the site uniformly. All areas
of the site shall be stabilized by seeding or planting on slopes of
less than 10% and shall be stabilized by sodding on slopes 10% or
more and planted in ground cover acceptable to the Borough on slopes
20% or greater.
E.
Landscaping. For all multifamily apartment, office,
commercial and industrial subdivisions or land developments, the design
shall include sufficient plantings of a type approved by the Council,
including open space, planting strips, screening, formal gardens,
shade trees, natural barriers or other types of acceptable growth.
F.
Preserved landscaping. When there is a conscientious
effort to preserve the existing natural integrity and character of
a site and where such preservation effectuates areas of woodland and
trees comparable to required planting improvements, i.e., landscaping
and buffer screening, the plan may be received in lieu of additional
landscaping requirements.
G.
Watercourse protection. If a natural watercourse or drainageway abuts or runs through the proposed subdivision or land development, the subdivider shall set aside as open space a strip of land on each side of such watercourse 25 feet in width, measured from the nearest edge or bank, and running the entire length of that portion of the watercourse which abuts or runs through the subdivision or land development. Such open space shall be in addition to the easement required in § 113-25C hereof.
A.
Where a proposed school, park, playground, easement
or other publicly owned or operated facility is shown in the Comprehensive
Plan or where deemed necessary by the Council, the Council may require
the reservation of such area within the subdivision or land development.
The size and location for any reservation of land shall be suitable
for the designated purpose as determined by the Council.
B.
In the layout and design of a subdivision or land
development, the subdivider or developer shall also make provisions
for the preservation of historical points of interest.
C.
If a subdivision or land development is within 1,000
feet of an historic district or if the subdivision or land development
encompasses or abuts land on which is situated an historic property
included within an official listing approved by the Council, the subdivider
or developer shall be subject to such requirements and restrictions,
including buffer zones and screening, as may be imposed by the Council
for the purpose of protecting and preserving such areas.
A.
General purpose. The Council finds that the minimization
of erosion and control of sedimentation in connection with land development
and subdivision are in the public interest affecting the public health,
safety and welfare, and therefore those regulations governing erosion
control and sedimentation control are necessary for the Borough.
B.
No changes shall be made in the contour of the land; no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced; and no grading permit shall be granted under Part 2 of this chapter until such time that a plan for minimizing erosion and sedimentation has been processed with and reviewed by the Borough Manager or Engineer, if any, or there has been a determination by the Borough Manager or Engineer, if any, that such plans are not necessary.
C.
No subdivision or land development plan shall be approved
unless:
(1)
There has been an erosion and sedimentation control
plan approved by the Council that provides for minimizing erosion
and sedimentation consistent with this section and an improvement
bond or other acceptable securities are deposited with the Borough
in the form of an escrow guaranty which will insure installation and
completion of the required improvements; or
(2)
There has been a determination by the Council that
a plan for minimizing erosion and sedimentation is not necessary.
D.
Where not specified in this Part 1, measures used
to control erosion and reduce sedimentation shall as a minimum meet
the standards and specifications of the Allegheny County Soil and
Water Conservation District. The Borough Engineer or other officials
as designated shall ensure compliance with the appropriate specifications,
copies of which are available from the Soil and Water Conservation
District.
E.
Performance principles. The following measures are
effective in minimizing erosion and sedimentation and shall be included
where applicable in the control plan:
(1)
Stripping of vegetation, regrading or other development
shall be done in such a way that will prevent all but minor erosion.
(2)
Development plans shall preserve salient natural features,
keep cut-fill operations to a minimum and ensure conformity with topography
so as to create the least erosion potential and adequately handle
the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained,
protected and supplemented.
(4)
The disturbed area and the duration of exposure shall
be kept to a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as
practicable.
(6)
Temporary vegetation and/or mulching shall be used
to protect exposed critical areas during development.
(7)
The permanent final vegetation and structural erosion
control and drainage measures shall be installed as soon as practical
in the development.
(8)
Provisions shall be made to effectively accommodate
the increased runoff caused by changed soil and surface conditions
during and after development. Where necessary, the rate of surface
water runoff will be structurally retarded.
(9)
Sediment in the runoff water shall be trapped until
the disturbed area is stabilized by the use of debris basins, sediment
basins, silt traps or similar measures.
F.
Grading for erosion and other environmental controls.
In order to provide suitable sites for building and other uses, improve
surface drainage and control erosion, the following requirements shall
be met:
(1)
The location, grading and placement of subgrade (base)
material of all roads, streets and parking areas shall be accomplished
as the first work done on a subdivision or development.
(2)
Provisions shall be made to prevent surface water
from damaging the cut face of excavations or the sloping surfaces
of fills by installation of temporary or permanent drainage across
or above these areas.
(3)
Fill shall be placed and compacted so as to minimize
sliding or erosion of the soil.
(4)
Fills placed adjacent to watercourses shall have suitable
protection against erosion during periods of flooding.
(5)
During grading operations, necessary measures for
dust control will be exercised.
(6)
Grading equipment will not be allowed to enter into
flowing streams. Provisions will be made for the installation of temporary
or permanent culverts or bridges.
G.
Responsibilities of land developer or subdivider.
(1)
Whenever sedimentation damage is caused by stripping
vegetation, grading or other development, it shall be the collective
responsibility of the land developer and subdivider and of the contractor,
person, corporation and other entity causing such sedimentation to
remove it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at their expense as quickly as possible.
(2)
Maintenance of all erosion and sedimentation control
facilities during the construction and development period is the responsibility
of the land developer or subdivider.
(3)
It is the responsibility of any developer or subdivider
and any person, corporation or other entity doing any act on or across
a communal stream, watercourse or swale or upon the floodplain or
right-of-way to maintain as nearly as possible in its present state
the stream, watercourse, swale, floodplain or right-of-way during
the pendency of the activity and to return it to its original or equal
condition after such activity is completed.
(4)
The subdivider or land developer shall provide and
install, at his expense, in accordance with Borough requirements,
all drainage and erosion control improvements, temporary and permanent,
shown on the erosion and sediment control plan.
H.
Compliance with regulations and procedures.
(1)
The Council, in its consideration of all preliminary
plans of subdivision and land development, shall condition its approval
upon the execution of erosion and sediment control measures as contained
in this section.
(2)
The installation and design of the required erosion
and sediment control measures shall be in accordance with standards
and specifications of the Allegheny County Soil and Conservation District.
I.
Stream channel construction. Stream channel construction
on watersheds with drainage areas in excess of 1/2 square mile or
in those cases where downstream hazards exist will conform to criteria
established by the Pennsylvania Department of Environmental Resources.
