Borough of Manor, PA
Westmoreland County
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[Ord. 428, 12/11/1991, § 401]
The following standards shall be applied by the Planning Commission or Council, in evaluating plans submitted for review and/or approval. It is intended that these standards be considered the minimum requirements and may be modified as necessary to protect the health, safety and general welfare of the public.
[Ord. 428, 12/11/1991, § 402; as amended by A.O.]
1. 
The following requirements and guiding principles for subdivisions and land developments shall be observed with respect to factors affecting the suitability of the site for such development:
A. 
The subdivision or land development plan shall conform to the Borough Comprehensive Plan and Official Map.
B. 
A subdivision or land development must be coordinated with existing land development in the neighborhood so the entire area may be developed harmoniously.
C. 
Land proposed for subdivision or land development shall not be developed or changed by grading, excavated, filling, draining, or the removal or destruction of the natural top soil, trees, vegetative cover or wetlands unless provisions for minimizing erosion and sedimentation and wetland protection are provided as required by the erosion control and wetland regulations of the Pennsylvania Department of Environmental Protection. (25 Pa. Code, Chapters 102 and 105.)
D. 
In a development where the average slope exceeds 12%, the Planning Commission may require modifications to these regulations.
E. 
In all developments, every precaution shall be taken to preserve all natural and historic features determined to be worthy of preservation. Examples of such features would include, but not be limited to, large trees and stands of trees, bodies of water, historic areas and structures and scenic views. To insure the protection of such features, the Planning Commission may require the following additional information to be submitted:
(1) 
A grading plan showing the existing and proposed ground elevations relative to such features.
(2) 
The accurate location of the features to be protected.
(3) 
An explanation of the precautions to be taken by the developer to protect such features.
F. 
Land subject to hazards of life, health or property, or considered uninhabitable for other reasons may not be developed unless the hazards have been removed or the plans show adequate safeguards against them.
[Ord. 428, 12/11/1991, § 403]
1. 
In all developments, streets proposed to be constructed shall be constructed to protect the health, safety and general welfare of the public. To insure such protection the Planning Commission or Council may require the following information to be submitted:
A. 
Projection of average daily and peak hour traffic volumes on proposed streets and at proposed intersections for the proposed design year and a ten-year design year projection.
B. 
Projections as above for turning movements at proposed intersections.
C. 
Projections as above for traffic volumes and turning movements from driveways onto Borough, county or commonwealth streets.
D. 
Movement patterns within parking lot areas.
E. 
Projected trip distribution movements from the proposed development onto adjacent Borough and commonwealth streets to the first arterial street and projected turning movements onto that street.
F. 
Traffic projections shall be reported by vehicle class and certified by a registered professional engineer or other recognized authority.
2. 
In addition all streets proposed to be constructed under the provisions of this chapter shall conform to the following requirements:
A. 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
B. 
Residential streets shall be so laid out as to discourage through traffic; however, proposed streets shall be planned with regard to the existing street system, topographical conditions, public convenience in terms of fire protection and pedestrian traffic, probable volumes of traffic, existing and proposed use of land on abutting properties and future extensions of the street system.
C. 
When a subdivision abuts or contains an existing or proposed primary or secondary highway, the Planning Commission or Council may require a marginal access street, reverse frontage, or other treatment which will provide protection for abutting properties, reduction of the number of intersections and separation of local from through traffic.
D. 
No street shall terminate into a dead end. Any street dead-ended for access to adjoining property or because of authorized staged construction shall be provided with a temporary bituminous turn-around and the use of such turn-around shall be guaranteed to the public until such time as the street is continued.
E. 
Private streets (streets not offered for dedication to public use), are prohibited unless they meet the design and improvement standards of this chapter and unless the subdivider or developer submits and records the agreement set forth in § 22-306, Subsection 1C.
F. 
The proposed street system shall extend existing or recorded streets at the same width but in no case at less than the required minimum width.
3. 
Street Widths. Minimum street right-of-way and caraway widths shall be as follows:
Street Right-of-Way and Cartway Widths
Street Type
Right-of-Way
Cartway
Arterial Streets
As determined by Planning Commission after consultation with the Pennsylvania Department of Transportation or other appropriate professionals
As determined by Planning Commission after consultation with the Pennsylvania Department of Transportation or other appropriate professionals
Collector and Minor Streets
50 feet
28 feet
Alley or Service Drive
20 feet
20 feet
Provision for additional street width (right-of-way, cartway, or both) may be required when determined to be necessary in specific cases for:
A. 
Public safety and convenience.
B. 
Parking in commercial and industrial areas and in areas of high density development.
C. 
Widening of existing street where the width or alignment does not meet the requirements of the preceding paragraphs.
D. 
Where topographic conditions require excessive cuts or fills.
4. 
Street Grades.
A. 
The grades of streets shall not be less than the minimum nor more than the maximum requirements listed below:
Street Type
Minimum Grade
Maximum Grade
Arterial Streets
As determined after consultation with the Pennsylvania Department of Transportation or other appropriate professionals.
As determined after consultation with the Pennsylvania Department of Transportation or other appropriate professionals
Other Streets
0.5% when curbs are used
12%
Alleys
1.0% without curbs
12%
B. 
Vertical curves shall be used in changes of grade when the difference exceeds 1% and shall be designed for maximum visibility.
C. 
On permission of the Planning Commission or Council, minor street grade under special topographic condition may exceed 10% for distances less than 100 feet provided the grade does not in any case exceed 15%.
5. 
Curves.
A. 
Where connecting street lines deflect from each other at one point by more than 10°, the line must be connected with a true, circular curve. The minimum radius of the center line for the curve must be as follows:
Type of Street
Minimum Radius
Collector
300 feet
Minor
150 feet
B. 
Straight portions of the street must be tangent to the beginning or end of curves. Except for minor streets, there must be a tangent of at least 100 feet between reverse curves.
6. 
Sight Distance.
A. 
Proper sight distance shall be provided with respect to both horizontal and vertical road alignments. The sight distance measured from the center line 4 1/2 feet above grade shall be as follows:
Type of Street
Sight Distance
Arterial
400 feet
Collector
200 feet
Minor
200 feet
B. 
There shall be provided and maintained at all intersections a clear sight triangle with a line of sight between points 100 feet from the intersection of the street center lines. No building or other obstruction that would obscure the vision of a motorist shall be permitted within these areas.
C. 
Proper sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections.
7. 
Cul-de-sac Streets. Permanent cul-de-sac streets shall not exceed 500 feet in length, and shall be provided with a paved turn-around having a minimum diameter of 80 feet and legal right-of-way of 100 feet in diameter, except in nonresidential areas where cul-de-sac streets may exceed 500 feet in length when, under special circumstances, the Planning Commission recommends and Council agrees that such additional length is necessary and advisable. All culs-de-sac shall be fully paved without grass plots or other decorative areas in the center thereof. The paving of culs-de-sac shall meet all requirements for paving and curbing of streets.
8. 
Intersections.
A. 
No intersection shall involve the junction of more than two streets.
B. 
Right-angle intersections shall be used whenever possible. In no instance, however, shall streets intersect at an angle of less than 75°.
C. 
Intersections shall be approached on all sides by leveling areas. Where the grades exceed 7% such leveling areas shall have a minimum length of 100 feet (measured from the intersection of the center lines) within which no grade shall exceed a maximum of 4%.
D. 
All streets intersecting a highway under the jurisdiction of the Pennsylvania Department of Transportation shall be subject to the approval of said Department. The developer shall furnish evidence of such approval in the form of a PennDOT highway occupancy permit.
E. 
Design of curb or edge of pavements must take into account such factors as types of turning vehicles, likely speeds of traffic, angle of turn, but in no instance shall the radius of the curb or edge of pavement be less than the following:
Intersection
Curve Radius
Minor with minor street
15 feet
Minor with collector
25 feet
Collector with collector
35 feet
F. 
Minor and collector streets shall not intersect arterial streets on the same side at less than eight-hundred-foot intervals and shall be in alignment with any existing or proposed streets intersecting from the opposite side. If two streets that intersect another from opposite sides cannot be aligned, then a distance of at least 150 feet shall be provided between the two intersecting center lines.
9. 
Slope of Bank along Streets. The slope of banks along a street measured perpendicular to the street center line shall be no steeper than the following:
A. 
One foot of vertical measurement for three feet of horizontal measurement for fill.
B. 
One foot of vertical measurement for two feet of horizontal measurement for cuts.
10. 
Partial and Half-Streets. The dedication of half-streets at the perimeter of new developments is prohibited, except to complete existing half-streets.
11. 
Names of Streets. Names of new streets shall not duplicate or approximate existing or platted street names, or approximate such names by the use of suffixes such as "lane," "way," "drive," "court," "avenue" or similar designations. In approving the names, consideration shall be given to existing or platted street names within the postal delivery district served by the local post office. New streets shall bear the same name or number of any continuation or alignment with an existing street. It shall be the responsibility of the developer or subdivider to erect street name sign posts of such size and materials as the Council shall designate, taking into consideration the area, nature and size of the subdivision.
12. 
Reserve Strips. Controlling access to streets by reserve strips is prohibited.
13. 
Alleys. Alleys may be included in all developments, however the use thereof shall be discouraged in single-family residential developments except for the provisions of access to portions of the development so located that access by other means would be difficult or impossible, or where alleys exist adjacent to the proposed development and the extension of them to the proposed development would not be detrimental.
[Ord. 428, 12/11/1991, § 404]
1. 
Standards. Off-street vehicular parking facilities shall be provided in accordance with the following standards:
A. 
Off-street parking facilities may be located on any required site, front or rear yard, but not within the street right-of-way.
B. 
Except when provided for single-family or semi-detached dwelling units, off-street parking areas shall be surfaced with a minimum of four inches of stone base and shall be properly graded and drained to dispose of all surface water in a manner prescribed by the Borough's Stormwater Management Plan.
C. 
Commercial and industrial parking areas shall be arranged and marked for the orderly and safe movement, loading, parking and storage of vehicles and shall be adequately illuminated if designed for use by more than 10 cars after dusk.
D. 
If determined necessary by the Planning Commission or Council, commercial and industrial parking areas which provide more than five parking spaces shall be screened from any abutting property used for residential purposes. Screening may be accomplished by the placement of adequate buildings, a solid fence high enough to provide screening and/or provision and maintenance of solid planting in the form of contiguous evergreen shrubs or other suitable landscaping as approved by the Planning Commission or Council.
2. 
Loading and Unloading Space.
A. 
All commercial and industrial establishments shall provide loading and unloading and commercial vehicle storage space adequate for their needs. This required space will be provided in addition to established requirements for patron and employee parking. In no case where a building is erected, converted, or enlarged for commercial, manufacturing, or business purposes shall the public right-of-way be used for loading or unloading of materials.
B. 
The minimum size loading space shall be 50 feet in depth, 12 (accordance) feet in width, with an overhead clearance of 14 feet.
3. 
Table of Spaces by Use.
A. 
Each off-street parking area shall provide for parking spaces at a minimum area of 200 square feet. Where access to such area is from a public street, adequate turn-around space shall be provided behind the right-of-way line.
B. 
The number of off-street spaces to be provided shall be governed by the following table:
Residential
2 per dwelling unit
Church or School
1 per 6 seats in principal assembly room
Private Club or Lodge
1 for each 200 square feet of floor space, excluding storage and kitchen
Theater
1 per 4 seats
Hospital and Rest Home
1 per 3 beds and 1 for each 2 employees on the maximum working shift
Hotel and Motel
1 per transient room
Professional Offices
1 for each 250 square feet of floor space
Business Services
1 for each 250 square feet of floor space
Wholesale Businesses
1 for each 250 square feet of floor space
Medical Clinic
1 for each 250 square feet of floor space
Retail Businesses
1 for 100 square feet of floor space excluding storage and kitchen
Eating & Drinking Establishments
1 for 100 square feet of floor space excluding storage and kitchen
Personal Services Establishments
1 for 100 square feet of floor space excluding storage and kitchen
Bowling Alley
5 for each alley
Funeral Homes
1 for each 30 square feet of public display space
Recreational Assembly
1 for each 100 square feet of floor space, excluding storage and kitchen
Industrial Uses
1 for each 2 employees
[Ord. 428, 12/11/1991, § 405]
1. 
Residential. Access drives to any public street or highway in a residential area shall be governed by the following:
A. 
An access drive may not exceed 20 feet in width at its intersection with a public street or highway, as it crosses through the right-of-way of said street or highway, and for an additional 10 (accordance) feet beyond said right-of-way line to the residence which it serves.
B. 
The number of access drives may not exceed two per lot.
C. 
An access drive may not cross a street right-of-way line:
(1) 
Within five feet of property line except for common access for two dwellings.
(2) 
Within 50 feet of the right-of-way line of an intersecting street when entrance is from an arterial street.
(3) 
Within 35 feet of the right-of-way line of an intersecting street when entrance is from a collector street.
(4) 
Within 25 feet of the right-of-way line of an intersecting street when entrance is from a minor street.
(5) 
Within 15 feet of a fire hydrant.
D. 
An access drive must be located in safe relationship to sight distance and barriers to vision. The drive may not exceed a slope of 5% within 25 feet of the street right-of-way lines: Where a drive enters a bank through a cut, the shoulders of the cut may not exceed 50% in slope within 25 feet of the point the drive intersects the street right-of-way.
2. 
Commercial and Industrial. Access drives to any public street or highway in the case of a commercial or industrial development:
A. 
Access drives to public streets or highways shall be located at least 150 feet from any intersection involving arterial or collector streets, and 100 feet from any intersection of minor streets. Access drives shall be designed to permit safe ingress and egress and, where practicable, shall be located on minor rather than collector or arterial streets.
B. 
No design shall be approved which is likely to create substantial traffic hazards endangering the public safety. Safety requirements which may be imposed in such a review shall include traffic control devices, acceleration or deceleration lanes; turning lanes, traffic and lane markings, and signs. The developer shall be responsible for the construction of any such traffic control devices.
[Ord. 428, 12/11/1991, § 406]
1. 
General. The length, width and shape of blocks shall be determined with due regard for:
A. 
The provision of adequate sites for buildings of the type proposed.
B. 
Topography.
C. 
Any other codes, plans and ordinances.
D. 
Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with major streets.
2. 
Block Length. The length of blocks shall not exceed 1,600 feet or be less than 800 feet.
3. 
Block Depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except:
A. 
Where reverse frontage lots are required along a major street.
B. 
Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Borough may approve a single tier of lots.
4. 
Commercial and Industrial Blocks. Blocks in commercial and industrial areas may vary from the elements of design detailed above if required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.
[Ord. 428, 12/11/1991, § 407; as amended by A.O.]
1. 
General.
A. 
The size, shape and orientation of lots shall be appropriate for the type of development use contemplated. Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.
B. 
Where feasible, lot lines shall follow Borough boundaries rather than cross them.
C. 
Generally, the depth of residential lots shall be not less than one nor more than 2 1/2 times their width.
D. 
Where the lots in subdivision are large enough for resubdivision or where a portion of the tract is not developed, suitable access to these areas shall be provided.
E. 
Depth and width of parcels intended for non-residential uses shall be adequate for the purpose proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks and landscaping.
F. 
If, after subdividing, there exists remnants of land, they shall either be incorporated in existing or proposed lots, or legally dedicated to public use, if acceptable to the Borough.
G. 
No lot shall be created in any manner whatsoever which does not meet the minimum requirements of this chapter.
2. 
Lot Frontage.
A. 
All lots shall front on and have access to a dedicated public street existing or proposed, or upon a fully improved private street constructed to specifications as set forth in this chapter. Lots fronting upon unimproved private streets or not fronting upon or not having access to a street shall not be approved.
B. 
Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major streets or to overcome specific disadvantages of residential development from major streets or to overcome specific disadvantages of topography, orientation, or location.
3. 
Lot Soils Evaluation Tests.
A. 
Soil percolation tests shall be performed for each lot of a proposed subdivision wherein buildings at the time of construction will not be connected to a public sewage disposal system. Each lot must be found satisfactory for on-site sewage disposal prior to approval of the final plan with certified copies of the results of such tests to accompany the final plan.
B. 
The soils tests called for above shall be performed in accordance with the regulations of the Pennsylvania Department of Environmental Protection. The Borough Sewage Enforcement Officer will observe the tests and certify the results.
C. 
A land planning module for any new subdivision or land development shall be prepared by the developer and approved by the Borough and the Pennsylvania Department of Environmental Resources prior to approval of the final plan.
4. 
Lot Sizes on Slopes. The minimum lot area herein established shall be increased based on reports from the Pennsylvania Department of Environmental Protection and the Soil Conservation Service indicating that, because of slope, surface runoff or subsurface drainage of septic tanks, effluents are likely to result in detrimental conditions.
5. 
Unique Lots.
A. 
In the case of wedge-shaped lots, no lot shall be less than 60 feet in width measured along the arc at the building setback line.
B. 
Flag lots or panhandle lots or lots having a narrow strip of property for the sole purpose of providing access to a public road from a lot which would not otherwise front on a public road are prohibited unless no other reasonable method of providing access is available. In no case should this be used as a method of avoiding construction of a street. Minimum width of the panhandle including frontage shall be 25 feet.
C. 
Corner residential lots shall have enough extra width to permit appropriate setbacks from both streets.
6. 
Building Setback and Yard Measurements.
A. 
Building setback shall be measured from the right-of-way lines.
B. 
Building setback lines shall not be less than:
(1) 
Thirty feet from the right-of-way line on minor streets.
(2) 
Thirty feet from the right-of-way line on collector streets.
(3) 
Fifty feet from the right-of-way line on arterial streets and state-controlled roads.
C. 
Where an existing building setback line is established on at least 50% of the properties in a block in which the proposed development is located, or within 200 feet immediately adjacent to the proposed development, the above minimum setbacks may be increased or decreased in order to conform with such established line.
D. 
Building lines in a proposed subdivision shall not be less than 10 feet from a side lot line.
E. 
Building lines in a proposed subdivision shall not be less than 25 feet from a rear lot line.
F. 
Additional side and rear yard setbacks shall be required for proposed buildings or structures that are four or more stories or more than 45 feet in height.
7. 
Lot Dimensions and Minimum Requirements for Residential, Commercial, and Industrial Development.
A. 
All lot areas shall be calculated from the street right-of-way lines. All setback lines shall be measured from the right-of-way lines.
B. 
Lot Areas. Lots shall be at least 70 feet wide at the building setback line and shall contain an area of not less than 10,000 square feet, (except as otherwise stated in the Zoning Ordinance [Chapter 27]). Regardless of any other provision of these regulations, the following lot width and area requirements shall apply in the following circumstances:
(1) 
Where lots are provided with either a sanitary sewer system or a public water supply system, the minimum width at building setback line shall be 70 feet and the minimum lot area shall be 10,000 square feet, (except as otherwise stated in the Zoning Ordinance [Chapter 27]).
(2) 
Where lots are provided with neither a sanitary sewer system nor a public water supply system, the minimum width at the building setback line shall be 100 feet and the minimum lot area shall be 20,000 square feet, except where a capped sewerage system is provided, in which case, the width and area of lots as noted in Subsection 7B(1) above shall apply if so approved by the Commonwealth Department of Environmental Protection for on-lot sewage disposal.