[Ord. 499, 9/13/2016, § 501]
Proposed developments and subdivisions shall comply with all applicable provisions of the Borough Zoning Ordinance [Chapter 27]
[Ord. 499, 9/13/2016, § 502]
1.
Land. Land shall be suited for the purpose for which it is to be developed, and all sites proposed for development shall comply with the minimum bulk requirements prescribed by the Zoning Ordinance [Chapter 27].
2.
Blocks.
A.
The length, width, and shape of blocks shall be determined with due
regard to:
B.
Blocks shall have a maximum length of 1,200 feet and, as far as practicable,
a minimum length of 500 feet. In design of blocks longer than 800
feet, special consideration should be given to the requirements for
satisfactory fire protection.
C.
Where a subdivision abuts an arterial street or collector street,
the greater dimension of the blocks shall front along such road and/or
a street shall be introduced or other arrangements made to minimize
the number of points of access. Such access shall comply with the
provisions of this Chapter and other applicable codes of the Borough.
The purpose of this provision is to reduce the number of streets intersecting
and taking access from major highways and to increase the distance
between such intersections.
D.
Side lot lines shall be substantially at right angles or radial to
street right-of-way lines.
E.
No remnants of land shall exist after subdividing; all portions of a plan shall be incorporated into existing or proposed lots unless special usage is applied as part of a land development proposal. Remnant land areas shall be distinguished on the plat from buffer zones or open space established by the Zoning Ordinance [Chapter 27].
F.
Through lots shall be avoided except where essential to provide separation
of residential development from traffic arteries or to overcome specific
disadvantages of topography and orientation. A buffer zone, across
which there shall be no right of access, shall be provided along the
line of lots abutting such traffic artery or other disadvantageous
use.
G.
The lot lines of all corner lots located at the intersection of the
right-of-way of two streets or of an alley and a street, shall have
a curve with a minimum radius of 25 feet joining the two intersecting
right-of-way lines.
H.
Lots for nonresidential uses shall be of such size and shape as may be suitable for their prospective use and to provide sufficient space for off-street parking and loading, and water supply and sanitary sewage disposal (if either or both are to be provided by individual on-lot facilities). The minimum lot dimensions shall be in accordance with the Zoning Ordinance [Chapter 27].
3.
Lots.
A.
Lot dimensions and areas shall not be less than specified by provisions of the Zoning Ordinance [Chapter 27].
B.
Lots shall laid out and graded to provide positive drainage away
from buildings and water wells.
C.
The lot arrangement and design shall be such that all lots will provide
satisfactory and desirable building sites, properly related to topography
and the character of surrounding development.
E.
Every lot shall abut on a public street with the exception of suitably
designed residential courts or other planned developments having acceptable
means of access provided by private streets.
F.
Lots fronting directly on existing or proposed arterial streets or
collector streets shall be avoided. Access to such lots shall be from
service or marginal access roads, wherever possible.
[Ord. 499, 9/13/2016, § 503]
1.
Easements with a minimum width of 20 feet shall be provided as necessary
for storm drainage structures, swales, sanitary sewers and other utilities.
2.
To the fullest extent possible, easements shall be located adjacent
to rear lot lines or side lot lines.
3.
Nothing shall be permitted to be placed, planted (except grass),
set or put within the area of an easement.
4.
The applicant shall properly grade, provide fencing (when deemed
necessary by the Borough Engineer), and stabilize the slopes of open
ditches and drainage swales.
5.
Where a site is traversed by a watercourse, there shall be provided
a drainage easement or right-of-way conforming substantially with
the line of such watercourse and of such width as will be adequate
to preserve natural or man-made drainage, as determined by the Borough
Engineer, or as may be required or directed by the Pennsylvania Department
of Environmental Protection (DEP).
6.
Where stormwater or surface water will be gathered within the subdivision
or land development and discharged or drained in volume over lands
within or beyond the boundaries of the subdivision or land development
before discharging into an existing stream or stormwater management
structure, the applicant or owner shall reserve or obtain easements
over all lands affected. Such easements shall be adequate for such
discharge of drainage and for the carrying such water off-site, and
for the maintenance, repair, and reconstruction of the easement, including
provisions for the right of passage by vehicles, machinery and other
equipment for such purposes. Such easements shall be of sufficient
width, as determined by the Borough Engineer for such passage and
work.
7.
The applicant shall provide a method of physically delineating pedestrian
easements across private lots. Such method may include shrubbery,
trees, markers, or other method acceptable to the Borough Council.
[Ord. 499, 9/13/2016, § 504]
All landscaping, screening and buffer zone plantings required by this Chapter shall comply with the provisions for buffer zones included in the Zoning Ordinance [Chapter 27]. In particular, any required planting shall meet the plant size requirements of that section unless the applicant can establish to the satisfaction of the Borough Council that plants of smaller size will equal or exceed the performance of required plants both at the time of planting and within three years of planting.
[Ord. 499, 9/13/2016, § 505]
1.
General Requirements.
A.
No alteration, disturbance or construction of any type shall be approved or initiated, and no application for final approval shall be approved for sites having any portion of their area on any steep slope until the provisions of the Zoning Ordinance [Chapter 27] and any other applicable federal, state, county, or Borough regulations have been satisfied.
B.
No final approval of the application for development shall be given
until all required state and county and sedimentation and erosion
control permits have been issued and submitted to the Borough.
C.
No building sites shall be designated or improved in slide-prone
or steep slope areas except as permitted by this Chapter.
D.
When visibly unstable soil conditions are present on a site or when
the site exhibits evidence of active landslides, a geotechnical investigation
and report shall be required to assess the short- and long-term stability
of the site and the possible effects on neighboring properties of
developing the proposed site in the proposed manner.
E.
Development of slopes in excess of 25% shall require geotechnical
investigation report prepared by a professional engineer, experienced
in soil and foundation engineering.
F.
The recommendations of all such investigations and reports of unstable
soils, steep slopes and other identified soil or water condition hazards
shall be reviewed by the Borough Engineer. Incorporation of said recommendations
may be required as conditions for preliminary approval and/or final
approval.
G.
Cut-and-Fill Slopes.
(1)
General. The setbacks and other restrictions specified by this
Section are minimum and may be increased by the Borough on the recommendation
of the Borough engineer, if necessary for safety and stability or
to prevent damage of abutting properties from sedimentation, or erosion
or to provide access for slope maintenance and drainage. Retaining
walls may be used to reduce the required setbacks when approved by
the municipal engineer.
(2)
Setbacks from Property Lines. The tops of cuts and toes of fill
slopes shall be set back from the lot line by 10 feet.
H.
Disposal. All drainage facilities shall be designed to carry waters
to the nearest practicable drainage way approved by the Borough Engineer
and/or other appropriate jurisdiction as a safe place to deposit such
waters. Erosion of ground in the area of discharge shall be prevented.
2.
Erosion Control.
3.
Vegetation. All existing vegetation on landslide or steep slopes
shall be preserved in its natural condition. Where slope alteration
necessitates disturbance of existing vegetation, both temporary and
long-term vegetation shall be established within 60 days of the initial
disturbance. The Borough Engineer may extend this time limit at the
request of the applicant on the recommendation of the Borough Engineer
if such extension shall not contribute to increased potential for
landslide activity, erosion or lowside sedimentation.
4.
Administration and Inspection.
A.
Operations or activities which increase loads, reduce slope support
or otherwise cause instability are prohibited in these areas.
B.
The licensed professional engineer who prepared the soils geotechnical
report shall review the preliminary and final development plan for
compliance with recommendations expressed in the report.
C.
Inspections shall be performed at critical stages of the work. Such
inspections shall be at the expense of the applicant. The owner must
notify the Borough of the need for inspection at each of the following
stages:
(1)
Initial Inspection. When work is ready to begin, but before
any grading or brush removal is started.
(2)
Toe Inspection. After the natural ground is exposed and prepared
to receive fill, but before any fill is placed.
(3)
Excavation Inspection. After the excavation is started, but
before the vertical depth of the excavation exceeds 10 feet.
(4)
Fill Inspection. After the fill emplacement is started, but
before the vertical height of the lifts exceeds 10 feet. Structural
fills shall be inspected more regularly by the on-site inspector according
to a schedule determined by the Borough Engineer.
(5)
Drainage Device Inspection. After forms and pipes are in place,
but before any concrete is poured.
(6)
Rough Grading. When all rough grading has been completed. This
inspection may be called for at the completion of the rough grading.
(7)
Final. When all work has been completed, including installation
of all drainage structures and other protective devices, and the grading
plan and required reports have been submitted.
D.
"Certified record" drawings or "as-built" drawings showing all completed
work, including the topography, and all structures and improvements
within 100 feet of the steep slopes shall be provided to the Borough
prior to the issuance of any occupancy permits and prior to the release
of all guarantees and securities of the applicant by the Borough.
[Ord. 499, 9/13/2016, § 506]
1.
Off-street parking areas shall be provided in accordance with the requirements and standards of the Rankin Zoning Ordinance [Chapter 27].
2.
All off-street parking areas in nonresidential use districts shall
be located to the side and rear of buildings wherever possible.
3.
Pedestrian crosswalks and refuge islands shall be provided at intervals
not exceeding 200 feet along the length of each parking area.
4.
The minimum width of islands shall be 10 feet.
5.
Parking areas shall be designed to permit each vehicle to proceed
to and from the parking space provided for it without requiring the
moving of any other vehicle.
6.
Access shall be designed so as to allow vehicles to enter a public
street in a forward direction. Parking aisles or drives shall be designed
to as to provide safe and efficient means of vehicular access to a
street in a manner which will least interfere with traffic movements.
No driveway entering a public street at the curb shall exceed a width
of 25 feet.
7.
The edge of any parking area shall not be closer than 10 feet to
the outside wall of the nearest building.
8.
All dead-end parking areas shall be designed to provide sufficient
area for backing and turning movements from the end parking spaces
of the parking area.
9.
No less than a ten-foot radius of curvature shall be permitted for
curb lines in a parking area.
10.
The layout of every parking area shall be such as to permit safe
and efficient internal circulation in accordance with the accepted
traffic engineering principles and standards, including truck traffic
where applicable.
11.
Every off-street parking area shall include sufficient stacking space
to accommodate entering and exiting vehicles without overflowing into
adjacent streets.
12.
All parking spaces shall be marked so that individual spaces are
identifiable.
13.
All off-street parking areas shall be suitably illuminated for night
use. Any lighting used to illuminate off-street parking areas shall
be directed away from property in a residential area. All luminaries
shall have a total cutoff angle no greater than 90° from the vertical.
14.
All off-street parking areas shall be suitably landscaped and screened.
A detailed landscape plan shall be submitted.
[Ord. 499, 9/13/2016, § 507]
All loading facilities shall conform to the standards and regulations of the Zoning Ordinance [Chapter 27], and shall be designed to minimize conflicts with pedestrian and with passenger automobile circulation.
[Ord. 499, 9/13/2016, § 508]
1.
Grading and erosion and sedimentation control procedures and structures
shall comply with all applicable regulations and all required approvals
shall be granted prior to final approval of the proposed subdivision
or land development.
A.
No changes shall be made to the contour of the site, and no grading,
excavating, removal or destruction of the topsoil, trees or other
vegetative cover of the site, shall be commenced until such time as
a plan for minimizing erosion and sedimentation has been processed,
and reviewed by the Allegheny County Conservation District and the
proposed land development has received a NPDES permit.
B.
Final approval of plans and specifications by the County Conservation
District for the control of erosion and sedimentation shall be concurrent
with the approval of the plans of subdivision or land development,
and become a part thereof. Final plans for minimizing erosion and
sedimentation, as approved, will be incorporated in the developer's
agreement and performance guarantee, as required by the Borough.
[Ord. 499, 9/13/2016, § 509]
1.
Excavations and Fills.
A.
No excavation shall be made with a face steeper than two horizontal
to one vertical, except under the following conditions:
(1)
A retaining wall approved by the Borough Engineer and constructed
in accordance with approved standards is provided to support the face
of the excavation.
(2)
A soils (geotechnical) engineering report documents soil stability
for the proposed slopes in excess of 2:1 on this site and the Borough
Engineer approves the proposed slopes and the proposed method of construction.
B.
Edges of slopes shall be a minimum of five feet from property lines
or right-of-way lines of streets or as directed by the Borough Engineer
in order to permit the normal rounding of the edge without encroaching
on the abutting property.
C.
Adequate provisions shall be made to prevent surface water from damaging
the cut face of excavations and the sloping surfaces of fills.
D.
Cut and fill shall not endanger adjoining property.
E.
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
F.
Fills shall not encroach on natural watercourses or constructed channels.
G.
Fills abutting natural watercourses or constructed channels shall
have suitable protection against erosion during periods of flooding.
[Ord. 499, 9/13/2016, § 510]
1.
Permanent reference monuments or markers shall be located at the
boundary corners of each site.
2.
All lot corners shall be located with solid metal pins of at least
5/8-inch diameter with a minimum length of 30 inches. Prior to the
issuance of an occupancy permit, it shall be the responsibility of
the applicant to install the metal property pins.
3.
Monuments and markers shall be placed so that the scored or marked
point shall coincide exactly with the intersection of lines to be
marked, and shall be set so that the top of the monument or marker
is level with the surface of the surrounding ground as finally graded.
4.
The monuments and pins as required shall be shown on the final plat
with the distance between them and with sufficient curve data plainly
marked. If such monuments have not been set at the time the final
plat is submitted to the Borough a certified check, payable to the
Borough shall be deposited with the Borough. The amount of the check
shall be sufficient to cover the cost of setting the required monuments
and pins as estimated by the Borough.
[Ord. 499, 9/13/2016, § 511]
1.
Street trees and associated planting shall be required for any major
subdivision or land development, as part of the design and construction
of:
A.
New streets.
B.
New sidewalks or pedestrianways.
C.
Parking lots.
D.
Parks, recreational areas, and other community facilities.
E.
Existing streets, sidewalks, pedestrian ways, highways, bicycle or
other trails or pathways when they abut or lie within the subdivision
or land development.
F.
Access driveways to residential developments serving greater than
four dwelling unit.
2.
General Requirements.
A.
Trees and plant materials, shall not, at maturity, obstruct overhead
utilities, traffic control signals and signs, street intersections
or driveway entrances.
B.
Trees and plant materials shall be selected to minimize future maintenance
costs, including but not limited to, pruning, tree removal and sidewalk
repair.
C.
Trees and plant materials shall be located so as to not interfere
with underground utilities or stormwater management facilities.
D.
Trees and plant materials shall be adaptable to the specific planting
areas to achieve the design objective of the plan.
E.
Plant materials shall be spaced to permit the healthy growth of each
plant.
3.
Quantity. Street trees generally shall be at intervals not to exceed 25 feet along the street right-of-way as part of a residential or nonresidential subdivision or land development, with trees alternating from side to side (fifty-foot maximum spacing on any one side), or as otherwise specified by the Borough Planning Commission. Where provision of the Zoning Ordinance [Chapter 27] are in conflict with these requirements with regard to spacing and placement of street trees, the Zoning Ordinance shall govern.
6.
Approved Street Trees and Plant Materials. The following plant materials
are approved for use with the Borough, provided the specific site
is suitable:
A.
Large Trees.
(1)
Acer rubrum — Red maple.
(2)
Acer saccharum — Sugar maple.
(3)
Gleditsia tricanthos inermis — Thornless honey locust.
(4)
Liguidambar styraciflua — Sweet gum.
(5)
Liriodendron tulipera — Tulip tree.
(6)
Phellodendron amurense — Amur cork tree.
(7)
Plantanus acerifolia — London plane tree.
(8)
Quercus alba — White oak.
(9)
Quercus coccinea — Scarlet oak.
(10)
Quercus phellos — Willow oak.
(11)
Robina pseudoacacia inermis — Thornless black locust.
(12)
Tilia — Linden.
(13)
Zelkova serrata — Japanese zelkova.
