[Ord. 686, 8/12/2015]
Any application for approval of a subdivision or land development
shall conform to the standards set forth in this Part. The standards
specified in this Part are minimum design requirements.
[Ord. 686, 8/12/2015]
In reviewing any application for approval of a subdivision or land development, the Board of Commissioners shall refer the application to the Township Engineer for a recommendation concerning the application's compliance with these design standards and with the Infrastructure Improvement and Development Specifications adopted by the Township. See the Infrastructure Improvement and Development Specifications Standard Details attached to and made a part of Chapter 10, Part 2 of the Code of Ordinances as Appendix I.[1]
[Ord. 686, 8/12/2015]
903.1.
Grading, Filling, Removal of Topsoil, Erosion and Sedimentation Control. All grading, filling, removal of topsoil, and erosion and sedimentation control shall be performed in accordance with the requirements of Chapter 9 the Code of Ordinances of the Township ("Grading and Excavating") and the requirements of the Pennsylvania Clean Streams Law, 35 P.S. § 691.1 et seq., and Chapter 102 of the Rules and Regulations of the Pennsylvania Department of Environmental Protection governing erosion control, 25 Pa. Code Chapter 102.
903.2.
Planting and Cutting of Trees; Removal of Debris.
A.
Large shade trees shall be adequately protected from injury and preserved
to the extent practical.
B.
All lot areas which slope towards streets or adjacent lots shall
be required to be seeded with grass or planted with ground cover so
as to prevent washing and erosion.
C.
During construction, the developer shall remove and dispose of all
uprooted trees, stumps, brush, rubbish, unused building materials,
and debris promptly in the interest of public safety.
[Ord. 686, 8/12/2015]
904.1.
Layout.
A.
Streets shall be planned as to conform with the layout of existing
and planned streets and so located as to allow proper development
of surrounding properties. Local streets shall be laid out so as to
discourage through traffic. Collector streets shall be designed to
provide adequate flow of traffic from local streets to major community
facilities and to arterial streets.
B.
Intersections of more than two streets at one point shall not be
permitted. Dead-end streets shall not be permitted, unless the requirements
of Subsection 904.5 or 904.6 are met. Half streets shall not be permitted.
C.
Emergency Access Roads; Road Access Points.
[Amended by Ord. No. 704, 12/12/2018]
(1)
Where a street in a residential subdivision or land development
is proposed to serve as the sole street access for between five and
50 dwelling units, or to serve a lot or lots which under applicable
zoning could be developed to contain between five and 50 dwelling
units, and where such street has fewer than two points of intersection
with a Township, county or state road carrying through traffic, an
emergency access road shall be installed to connect to such street.
The emergency access road shall be installed in accordance with the
following standards:
(a)
Shall connect with such a street at the most practical location
most remote from the entrance to such street.
(b)
Shall be designed to transport vehicular traffic from such street
to a public street carrying through traffic.
(c)
Shall consist of a bituminous surface with a minimum six-inch
subbase, four-inch bituminous binder and double seal coat.
(d)
Shall have a fifteen-foot minimum cartway width with stabilized
shoulders.
(e)
Shall be a maximum 15% grade with vertical curves at connection
points.
(f)
Bollards or gates will be installed to restrict access to the
emergency access road, with detail for bollards or gates to be approved
by the local Fire Chief and the Police Chief.
(g)
Auto-turn data shall be provided by the developer for vertical
and horizontal for the size of trucks specified by the local Fire
Chief.
(2)
Where a street in a residential subdivision or land development
is proposed to serve as the sole street access for over 50 dwelling
units, or to serve a lot or lots which under applicable zoning could
be developed to contain over 50 dwelling units, the following standards
shall apply:
(a)
Such street may not be a single access street and shall have
at least two points of intersection with a Township, county or state
road carrying through traffic, hereinafter referred to as "intersection
points."
(b)
An additional emergency access road is encouraged, such road
to meet the standards referenced in § 22-904.1C(1) above
to the extent feasible.
(c)
The configuration, number and location of the proposed intersection
points shall be supported by the findings of a signed and sealed traffic
study prepared by a qualified traffic engineer. The traffic study
shall include a letter from the appropriate public safety officials
regarding the location and number of intersection points.
904.2.
Topography. Proposed streets shall be planned to conform to
the contour of the land, to the fullest extent possible to provide
buildable lots, to have a suitable alignment and grade and to allow
proper drainage. Streets shall comply with the street grade requirements
of the Collier Township Infrastructure Improvement and Development
Specifications.
904.3.
Street Grades. No grade of less than 1 1/2% nor more than
12% will be permitted. No change in grade can be at a greater rate
than 1% in 10 feet on local streets or 1% in 20 feet on collector
or arterial streets. When grades on any street at the approach to
an intersection exceed 5%, a leveling area shall be provided with
a transitional grade not to exceed 2% for a distance of 25 feet from
the nearest right-of-way line of the intersection.
904.4.
Right-of-Way and Paving Widths; Curbs; Shoulders.
A.
Minimum widths of rights-of-way and minimum widths of paving shall
be provided in accordance with the Collier Township Infrastructure
Improvement and Development Specifications.
B.
Curbs shall be provided on all streets in accordance with the Collier
Township Infrastructure Improvement and Development Specifications.
C.
Street shoulders shall be constructed which are uniformly and thoroughly
compacted by rolling and which are level with the tops of curbs.
904.5.
Culs-de-Sac and Single-Access Streets.
A.
A cul-de-sac or single-access street shall not be approved when a
through street is practical and shall not be more than 600 feet in
length. Culs-de-sac or single-access streets may be extended up to
1,200 feet in length, provided an emergency access road is provided
somewhere between the midpoint of the length of the cul-de-sac or
single-access street and the end of the cul-de-sac or single-access
street. The emergency access road shall be designed and constructed
in accordance with the Collier Township Infrastructure Improvement
and Development Specifications. The length of a cul-de-sac or single-access
street shall be measured from the point of intersection of the center
lines of the two intersecting streets to the back of the curb of the
cul-de-sac turnaround or, in the case where a single-access street
has a loop design, to the point where the loop intersects itself.
B.
A cul-de-sac shall have a minimum right-of-way radius and an outer
minimum paving radius as specified in the Collier Township Infrastructure
Improvement and Development Specifications.
904.6.
Temporary Turnarounds. A temporary turnaround may be required
where a road is constructed to an adjoining property line or where
the terminus of a road adjoins property in a future phase of the plan.
The temporary turnaround shall be paved. The right-of-way width required
for a temporary turnaround shall be a minimum of 100 feet, and the
paving radius of the temporary turnaround shall be 40 feet, exclusive
of the required curb.
904.7.
Visibility.
A.
No fence, hedges, shrubbery, walls, planting (other than trees and grass), or similar obstructions shall be located within the right-of-way, and no such obstruction shall obscure visibility at any intersection. The location of fences and walls shall be further subject to the requirements of the Township Zoning Ordinance [Chapter 27].
B.
A clear sight triangle, as defined by this chapter, shall be maintained
free of any obstructions at intersections so that there shall be a
minimum clear sight triangle measured along the center line from the
points of intersection in accordance with the requirements of the
Collier Township Infrastructure Improvement and Development Specifications.
The clear sight triangle shall be shown on the final plat for recording.
904.8.
Street Names. All new streets, public, and private, shall be named. All new street names shall be approved by the Township, Allegheny County 911, and the Post Office. Names of new streets shall be sufficiently different in sound and spelling from existing names of streets in the Township, postal zip code, or in the 911 service area so as not to cause confusion. Any street which is planned as a continuation of an existing street shall bear the same name. Street signs shall be provided in accordance with § 22-806 of this chapter.
904.9.
Sidewalks. The width of sidewalks shall conform to the standards
specified in the Collier Township Infrastructure Improvement and Development
Specifications. Sidewalks shall be located in line with existing sidewalks
on adjacent lots or, where none exist, shall be located minimum of
two feet from the edge of any curb or paving where practical. The
grade and paving of the sidewalk shall be continuous across driveways.
All sidewalks shall be constructed in accordance with the Collier
Township Infrastructure Improvement and Development Specifications.
904.10.
Crosswalks. Crosswalks may be required wherever necessary to
facilitate pedestrian circulation and to give access to community
facilities such as parks, playgrounds, schools, or public buildings.
[Ord. 686, 8/12/2015]
Service streets, as defined by this chapter, may be permitted
in commercial and industrial developments where needed for loading,
unloading, or secondary access. Service streets shall be constructed
in accordance with the Collier Township Infrastructure Improvement
and Development Specifications.
[Ord. 686, 8/12/2015]
Easements for sanitary sewers, waterlines, and stormwater management
facilities shall be required to have a minimum width of 20 feet. Where
a subdivision or land development 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.
[Ord. 686, 8/12/2015]
907.1.
The following standards shall apply to all lots proposed to
be subdivided or developed in accordance with this chapter:
A.
Area.
(1)
Minimum lot areas shall conform to the requirements of the Township Zoning Ordinance [Chapter 27].
(2)
When a tract is subdivided into lots that are larger than the minimum lot area required by the Zoning Ordinance [Chapter 27], such lots or parcels shall be so arranged as to permit a logical location and opening of future streets and resubdividing with provisions for adequate utility connections for each subdivision.
B.
Frontage. All lots created by a subdivision shall have frontage along the right-of-way of a public street or along the right-of-way of a private street, provided criteria in Subsection 907.1A through G are met, and shall have the width of the frontage as required by the Township Zoning Ordinance [Chapter 27]. Every lot shall be accessible to emergency service, public safety and firefighting vehicles and equipment.
(1)
Private Street Frontage.
(a)
A private street may be recorded to serve only those lots within
an approved mobile home park, planned residential development, or
condominium plan.
(b)
A private street right-of-way width shall be 50 feet.
(c)
Private streets shall be designed to provide the required frontage
to all lots in the subdivision, including the parcel from which the
subdivision is created.
(d)
A notation shall be placed on the plat for recording indicating
that the Township has no maintenance responsibilities for the private
street.
(e)
The plat for recording and the deeds for each lot shall contain
a statement that any future request by the lot owners to have the
street accepted by the Township as a public street shall be subject
to the owners assuming the total cost of improving the private street
to the current Township Infrastructure Improvement and Development
Specifications.
(f)
An association or other legally binding organization of landowners
with access rights on the private street shall be formed and administrated
for the purpose of maintenance of the private street.
(g)
The maximum length of a private street shall be 600 feet.
C.
Double Frontage. 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 plan shall contain a notation restricting vehicular access
to one street frontage.
D.
Side Lines. Whenever practical, the side lines of a lot shall be
at right angles or radial to the right-of-way lines of streets.
E.
Front Building Lines. Front building lines of lots shall conform to the minimum requirements of the Township Zoning Ordinance [Chapter 27] and shall be shown on the final plat.
F.
Grading of Lots. Lots shall be graded to provide drainage away from buildings and water shall be drained from the lot in a manner consistent with the stormwater management plan approved as part of the subdivision. All grading shall comply with the requirements of the Township Grading Ordinance [Chapter 9].
G.
Driveways.
(1)
No driveway shall have a slope of more than that permitted by
the Collier Township Infrastructure Improvement and Development Specifications,
driveway standards. 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. All curb
cuts shall conform to Township specifications. Paved driveways shall
have a joint at the public street right-of-way. Driveways shall not
be constructed in such a way that creates a drainage problem on adjoining
property. No catch basin shall be placed where a driveway intersects
a street.
(2)
Driveways intersecting Township streets shall have an improved surface with a minimum thickness of four inches' bituminous concrete or six inches' cement concrete. Driveways intersecting state roads shall be constructed in accordance with the Pennsylvania Department of Transportation Design Manual, Part 2, Chapter 18. Driveways intersecting county roads shall be subject to a permit from the Allegheny County Department of Public Works.
(3)
Driveways which are shared among two or more lots shall have
a minimum improved surface 12 feet in width. Common driveways shall
be within a recorded easement at least 15 feet in width and shall
be subject to a recorded agreement for maintenance which is noted
on the plat and referenced in the deeds for each lot the driveway
serves.
H.
Accessibility. Every lot, building and structure shall be accessible
to emergency and public safety vehicles.
I.
House Numbers. House numbers shall be assigned by the developer,
subject to the approval of the Township, United States Postal Service
and Allegheny County 911 and consistent with the basic house numbering
system known as the "equal interval addressing system," also known
as the "uniform measurement system," "century system" or "benchmark
system." House numbers shall be posted at each house or at the front
of the lot, so as to be readable from the street, and shall be comprised
of Arabic numerals at least three inches high and with a minimum width
stroke of 1/2 inch.
J.
Mailboxes.
(1)
Mailboxes installed in the public right-of-way shall be designed
and constructed to meet the requirements of the United States Postal
Service. Mailboxes in the street right-of-way may not obstruct pedestrian
or vehicular traffic and may not obstruct visibility at intersections.
(2)
Cluster mailboxes, when required by the U.S. Postal Service,
shall be placed and designed in accordance with the Township of Collier
Standard Details entitled "Parallel Parking for Cluster Box Unit Option
1," "Parallel Parking for Cluster Box Unit Option 2," "Parking Lot
for Cluster Box Unit Option 3," "Cluster Box Unit Concrete Pad Mounting,"
and "Cluster Box Unit Shelter," which Standard Details are attached
hereto as Appendix 1,[1] provided however, that as to the parking details, the
applicant may comply with either Option 1, 2 or 3.
[Amended by Ord. No. 708, 9/9/2019]
[1]
Editor's Note: Appendix 1 is on file in the Township
offices.
[Ord. 686, 8/12/2015]
Stormwater management facilities shall be provided for all subdivisions and land developments in accordance with the Collier Township Stormwater Management Ordinance [Chapter 23] and all applicable state and county regulations.
[Ord. 686, 8/12/2015]
The developer shall connect to the public water supply and construct
a system of water mains with a connection for each lot.
[Ord. 686, 8/12/2015]
910.1.
In addition to all applicable design standards specified in §§ 22-901 through 22-909, and 22-911, all land developments shall comply with the following design standards:
A.
Lighting of Property.
(1)
Parking and pedestrian areas on the property shall be lighted
to create a level of not less than one footcandle when measured three
feet above the pavement throughout the paved areas on the property.
Such lighting may be from freestanding lampposts within the parking
areas, from nearby streetlights or from lights mounted on buildings.
Lighting shall be shielded or aimed so as not to create glare conditions
on adjacent streets or properties. All lighting shall be the full
cutoff design to ensure that no lighting goes beyond the property
boundary. Lighting shall be designed so that spillover lighting on
adjacent properties shall not occur.
(2)
Light standards in parking areas shall be protected from accidental
damage by vehicles.
B.
Landscaping.
(1)
All areas of the property not paved or occupied by buildings
shall be landscaped and maintained in grass, shrubs, trees, ground
cover, mulching materials, or other natural materials planted in accordance
with accepted minimum standards. At least 5% of the total area of
the property shall be set aside for landscaping. Lot areas not covered
by buildings, sidewalks, pavement or other improvements shall be seeded
with grass or other appropriate ground cover material compatible with
the landscape and architectural design and condition of the surrounding
areas. Landscaping materials shall not obstruct sight distances at
access points to the property.
(2)
Where required by the Township Zoning Ordinance [Chapter 27], buffer areas shall be provided which comply with the design standards specified in the Zoning Ordinance [Chapter 27]. A landscaping plan shall be submitted which shows compliance with this chapter, any buffer area requirements and required landscaping and screening of parking areas and loading areas.
C.
Garbage and Trash Containers. All organic rubbish and discarded materials
shall be placed in tight verminproof containers on the property and
shall be secured in side or rear yards screened from public view by
means of a solid face fence or wall. Containers shall be emptied not
less frequently than once a week. On properties where food is served
in paper containers, covered waste receptacles shall be conspicuously
located on the premises for use by patrons. The management shall be
responsible for maintaining the property free of litter.
D.
Parking Areas. Parking areas shall be designed in accordance with the provisions of the Township Zoning Ordinance [Chapter 27]. Ingress and egress and interior circulation on the site shall be designed to ensure safety and minimize congestion. Adequate provision shall be made for safe pedestrian circulation within the parking areas and from the parking areas to the buildings. Fire lanes shall be adequately marked and maintained in locations approved by the Township.
[Ord. 686, 8/12/2015]
All subdivision and land development plans shall be designed
to meet the current standards of the commonwealth and federal law
with respect to handicapped accessibility, and verification of compliance
shall be provided to the Township by the applicant.
