General. This article sets forth design standards and requirements for all subdivision and land development proposals. The following standards and requirements shall be applied by the Borough in evaluating the plans for proposed subdivisions and land developments and shall be the minimum requirements. Any application fee for development shall conform to the standards set forth in this article, unless a modification is granted under the provisions of this chapter.
A. 
All plans shall be prepared in compliance with any applicable municipal ordinance, including the Zoning Ordinance in effect, and in compliance with any requirement imposed by any local, state, or federal entity exercising valid regulatory authority.
B. 
When other local regulations, or state or federal statutes impose more restrictive standards and requirements than those contained herein, the more restrictive standards shall be observed.
C. 
Unless otherwise specified by the Borough, the requirements of Allegheny County Subdivision and Land Development Ordinance, Appendix 1: Drafting Standards for Plans for Recording, shall be applicable.
D. 
Refer to Appendix 3 for Borough roadway and storm sewer improvements details.[1]
[1]
Editor's Note: Appendix 3 details are on file in the Borough's offices.
Land shall be subdivided only for the purposes for which the subdivision has been approved or proposed.
A. 
A preservation of natural features. Applicant shall make every effort to preserve shade trees, other 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. Whenever possible the applicant shall preserve trees, scenic points, historic spots and other community assets and landmarks. All subdivisions over five acres in size shall include a comprehensive environmental analysis prepared by a qualified environmental engineer. Such environmental analysis shall include:
(1) 
A description of the project.
(2) 
A map indicating:
(a) 
Limits of the following slope areas:
[1] 
Zero to 15%.
[2] 
Sixteen to 25%.
[3] 
Over 25%.
(b) 
All natural watercourses and wetlands.
(c) 
Undermined areas with less than 100 feet overburden.
(d) 
Landslide-prone area.
(e) 
Soil type.
(3) 
An assessment of the impact of the proposed development on those items identified in Subsection A(2) above.
(4) 
A list of steps proposed to mitigate environmental damage to the site during construction in accordance with the latest revision of EPA Clean Water Act.
(5) 
Evidence that the analysis was completed by a qualified environmental engineer.
B. 
Subsidence. Land subject to subsidence or underground fires shall either be made safe for the purpose for which it is to be used, or such land shall be set aside for uses which shall not endanger life or property or further aggravate or increase the existing menace.
C. 
Flood-prone areas. Portions of land which are poorly drained, subject to periodic flooding, or are in a designated FEMA floodplain or floodway shall be developed in accordance with Chapter 126, Floodplain Management, of the Borough Code and also any applicable Pennsylvania Department of Environmental Protection regulations.
D. 
Grading, excavating and filling. No change 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 unless approved in the preliminary and final plat and, where applicable, reviewed and approved by the Allegheny County Conservation District. Such approval shall be based on the preliminary grading plan for minimizing erosion and sedimentation, controls for excessive slope areas, grading regulations and storm drainage regulations in this chapter, and as may be required by applicable regulatory agencies having jurisdiction thereof.
E. 
Land subject to hazards of life, health and safety shall not be subdivided until such hazards have been reviewed or corrected.
F. 
All portions of a tract being subdivided or developed shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall be avoided.
Easements with a minimum width of 20 feet shall be provided in all subdivisions and land developments for poles, wires, conduits, storm drains, sanitary sewers, gas, water and heat mains and/or other utility lines intended to service the abutting lots, tracts or parcels. Additional widths may be required if more than one utility is located in the same easement. Easements shall be centered on or adjacent to rear or side lot lines. No structures or trees shall be placed within such easements. The applicant shall comply with the Pennsylvania Public Utility Commission (PUC) order of July 8, 1973, which requires electric and telephone service in residential developments to be placed underground. Where a subdivision 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 with such width as will be adequate to preserve natural drainage and provide sufficient width for maintenance. Applicants shall avail themselves of the facilities provided by the various authorities or public utility companies in determining the proper locations for utility line easements.
A. 
Water supply.
(1) 
All properties in subdivisions shall connect with an approved public water supply system, if available. The subdivider shall construct a system of water mains which are to be connected to the public water system serving the Borough wherever same is available. Subdivisions of three lots or less which are located 1,000 feet beyond the existing system may be exempted from this requirement by the Borough Council. If the water distribution system cannot be tied-in with an approved public system, an individual well or spring must be installed and operated in full compliance with the latest Pennsylvania Department of Environmental Protection specifications covering such facilities. All land developments of other types must be equipped with a public water supply system, approved as adequate by the Borough Council.
(2) 
The plans for the installation of the mains of a water distribution system shall be prepared with the cooperation of the applicable public water authority and reviewed and approved by its engineer. A statement of approval from the Borough shall be submitted to the Borough Council.
(3) 
Upon completion of water distribution and supply system, one copy of the plans for the system shall be filed with the Borough Council. The plan shall also be reviewed and approved by the Department of Environmental Protection.
(4) 
Fire hydrants. It will be the responsibility of the applicant to provide all subdivisions and land developments with fire hydrants. Hydrants shall be installed with the installation of the waterlines or as soon as they become available. The location of the hydrants shall be approximately every 1,000 feet and shall be subject to approval by the Borough on the final plat.
B. 
Sanitary sewage disposal.
(1) 
Each property shall connect with an approved public sewer system. Where the sewer is not yet provided, the applicant shall install the sewer line, including lateral connections as may be necessary to provided adequate service to each lot, when connection with the sewer system is made. The sewer lines shall be suitably capped at the limits of the subdivision or development, and the laterals shall be capped at the street right-of-way line.
(2) 
All plats submitted for approval must show sanitary drains separated from all other drains. No stormwater shall be permitted in sanitary drains.
(3) 
All plats, designs and data of any new sewage system or for extension for tapping into any existing system shall be submitted to the Borough for approval and be subject to all its requirements.
(4) 
The subdivider shall contract the necessary and required sanitary sewer lines which shall, when possible, be connected to the public sewer system serving the Borough or a portion thereof.
(5) 
If in the opinion of the Allegheny County Health Officer, the Borough Engineer and/or the Borough Council factors exist which would create a public health and sanitation problem if a certain area is developed, the Board shall not, in those cases, approve the subdivision and platting of such area until such factors are corrected by an adequate sanitary sewer system.
C. 
Propane. All propane installation shall be subject to prior approval of the Borough Engineer or other person designated by the Borough and the Pennsylvania Department of Labor and Industry.
Blocks.
A. 
Layout. The length, width and shape of blocks shall be determined with due regard to:
(1) 
Provision of adequate sites for buildings of the type proposed.
(a) 
Any other zoning requirements.
(b) 
Topography.
(2) 
Street intersection requirements as outlined in § 292-505F of this chapter.
(3) 
Provision of adequate service areas for deliveries, pickups and the like, including but not limited to those related to nonresidential development.
B. 
Length in residential districts. Blocks shall have a minimum length of 200 feet and a maximum length of 1,000 feet, and meet any other zoning requirements. In the design of blocks (fronting on minor streets) longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection. Where practicable, blocks along arterial and collector streets shall not be less than 1,000 feet long.
C. 
Length in commercial and industrial districts. Blocks in commercial and industrial areas may vary from the elements of design detailed above, if required by the nature of the use. Any subdivision of land or land development in the commercial or industrial districts shall take into consideration the feasibility of creating roads on the lot that minimize intersections with arterial, collector or local roads. In all cases, however, adequate provisions shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.
D. 
Depth. Residential blocks, including those for garden apartment, condominium or townhouse developments, shall be of sufficient depth to accommodate two tiers of lots, except:
(1) 
Where through lots are required along a major traffic street; or
(2) 
Where prevented by the size, topographical conditions or other inherent conditions of property; in which case the Planning Commission may approve a single tier of lots.
E. 
Lot or parcel numbers. Lot numbers or lettered parcels shall be assigned and approved prior to filing the final subdivision and/or land development plat.
F. 
Building setback lines on lots and parcels. Building lines of lots or parcels from street rights-of-way (public or private) shall not be less than those required by the appropriate zoning classification under the Borough Zoning Code, as amended, for the zoning district in which they are located.
A street, whether dedicated to the Borough or privately maintained, shall be defined as any right-of-way intended for general public use as access to single-family homes, townhouse or garden apartments, condominiums, commercial centers, industrial centers, or any other land development. All provisions in the article shall be equally applicable and binding for both dedicated and privately maintained streets where said streets serve more than one dwelling.
A. 
General standards.
(1) 
All streets intended for public use shall be paved to full cartway width. In all cases, paving materials and workmanship shall conform to any and all applicable Borough standards, including all Pennsylvania Department of Transportation standards adopted by the Borough. 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, and be so located as to allow proper development of surrounding properties.
(2) 
Where a subdivision or land development abuts an existing street of improper width or alignment, the Borough Council may require the dedication of land sufficient to widen the street or correct the alignment.
(3) 
Minor streets shall be laid out so as to discourage through traffic. Connector and collector streets should be provided to adequately provide for the expected flow to traffic from minor streets.
(4) 
Streets in and bordering a subdivision or land development shall be coordinated and be of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and facilitate fire protection.
(5) 
Proposed streets shall be planned suitable to the contour of the land to provide buildable lots, to have a suitable alignment and grade, and to be able to drain properly in accordance with the standards established by this or other ordinances.
(6) 
Partially completed streets shall not be approved in a development plan, but all streets shall be constructed as soon as feasible under the construction schedule in accordance with the designations under approved final plat.
(7) 
Streets intended for the interior circulation of traffic in land development shall be designed so that no street providing parking spaces shall be used as a through street. The applicant shall be responsible for installing center-line markings and traffic direction and control signs on such streets.
(8) 
Street name signs shall be installed by the applicant at each street intersection in accordance with type of materials, design and standards established by the Borough.
(9) 
Streetlighting system shall be installed in all developments involving multifamily dwellings and at all intersections with existing Borough streets/roads. Streetlights may also be required where a hazard exists, as determined by the Borough Council.
B. 
Street widths.
Street Type
Minimum Required Width
(feet)
Collector
Right-of-way
50
Cartway
24
Local
Right-of-way
50
Cartway
20
Permanent cul-de-sac
Right-of-way (radius)
50
Cartway (radius)
40
Split street (having a median with a separate lane of traffic for each direction)
Right-of-way
70
Cartways (each)
16
(1) 
Additional right-of-way and cartway widths may be required to the Borough Council for various reasons, including but not limited to:
(a) 
The type of land development.
(b) 
Public safety and convenience.
(c) 
Allowance for anticipated traffic volume.
(d) 
The size of vehicles frequenting the development.
(e) 
Parking lanes.
(f) 
The loading of school buses or other public transportation.
C. 
Street grades. There shall be a minimum center-line grade of 2%. Grades shall be designed for maximum visibility. Center-line grades shall not exceed the following:
(1) 
Arterial street: 5%.
(2) 
Collector street: 8%.
(3) 
Local street: 12%.
(4) 
Alley: 12%.
(5) 
Lane: 12%.
(6) 
All street intersections: 4%.
D. 
Horizontal curves. Proper sight distance must be provided with respect to horizontal alignment. Measured along the center line five feet above grade, horizontal curves shall be provided to permit the following minimum sight distances:
(1) 
Arterial street: 200 feet.
(2) 
Collector street: 200 feet.
(3) 
Local street: 100 feet.
(4) 
Alley: 100 feet.
(5) 
Lane: 100 feet.
E. 
Vertical curves. Proper sight distance must be provided with respect to vertical alignment, measured along the center line five feet above minimum sight distances.
F. 
Intersection.
(1) 
Streets shall intersect as nearly as possible at right angles. No more than two streets shall intersect at the same point. Intersections with collector streets shall be located not closer than 1,000 feet apart, measured from the center line of the major street.
(2) 
Intersections with connector streets shall be at intervals of not less than 800 feet.
(3) 
Intersections with minor streets shall be at intervals of not less than 500 feet.
(4) 
Staggered intersections shall be provided on collector streets at a minimum distance of 500 feet; on connector or minor streets at not less than 200 feet as measured from center line to center line along the street common to both intersections.
(5) 
Intersections shall be rounded by a tangential arc with a minimum radius of:
(a) 
Twenty-five feet for intersections involving only minor streets.
(b) 
Thirty feet for all intersections involving a connector or collector street.
G. 
Sight distance at intersections and obstructions. Embankments, fences, hedges, shrubbery, walls, planting (except for trees and grass) or other obstructions, including signs, shall not be located within the right-of-way and shall not obscure any intersection. A clear sight triangle shall be maintained at intersections so that, measured along the center line, there shall be a clear sight triangle of 75 feet minimum from the point of intersection. No obstruction to view will be permitted in this area above the height of 2 1/2 feet and below 10 feet.
H. 
Culs-de-sac and temporary dead-end streets.
(1) 
Cul-de-sac streets, permanently designed as such, shall not exceed 500 feet in length. The center-line grade on a cul-de-sac street shall not exceed 8%.
(2) 
Dead-end streets shall be prohibited except for future access to an adjoining property or because of authorized stage development. Such streets shall be provided with a temporary, all-weather turnaround within the subdivision or development, and the use of such turnaround shall be guaranteed to the public until such time as the street is extended. The outer paving radius shall be 40 feet. Temporary dead-end streets shall not exceed 1,000 feet in length.
I. 
Street names.
(1) 
Proposed streets which are obviously in alignment with others already existing and named shall bear the names of the existing streets.
(2) 
In no case shall the name of a proposed street duplicate or be phonetically similar to an existing street name in either the Borough or the postal district in which located. The applicant shall submit the proposed street names to the Borough at the time the preliminary discussions are held and prior to filing a preliminary plat.
A. 
Stakeout. In order to assure the Borough staff and the Borough Engineer that the road is being paved in the center of the right-of-way and in accordance with all grades that may have heretofore been approved, the contractor, applicant and/or road builder must present an affidavit signed by a licensed Pennsylvania title surveyor, that he has established the recorded and/or legal right-of-way on the ground by a survey on the ground and has set construction stakes to the desired construction offset distance at points along the road not exceeding fifty-foot intervals and has established reference elevation on said stakes to effect the construction of the road in accordance with all plans that have been previously approved.
B. 
Grading.
(1) 
All streets shall be graded to the full width of the right-of-way and the adjacent side slopes graded to blend with the natural lay of the land or in accordance with the cross section presented, to the satisfaction of the Borough Engineer. The slope of the ground of the entire right-of-way line must be graded toward the paving, to the satisfaction of the Borough Engineer or other designated Borough officials. An alternate grading plan may be submitted to the Planning Commission and approved by the Borough Engineer. When filling operations are required, all topsoil must be removed and the surface roughed up or scarified in order to assure a good bond between the filled ground and virgin ground. (If the lateral slope upon which the fill is to be made is deemed too steep for scarifying to make bond, then the virgin ground must first be benched and the fill placed upon the benches.) Drainage for any springs, wet areas, existing streams or wet weather gullies encountered while preparing for filling operations must be approved by Sewickley Borough before filling can be commenced. Fills must be built up with six-inch layers of suitable rock-free, nonfrozen material, each layer being well-compacted with an approved sheep's foot ten-ton roller or equivalent approved by Sewickley Borough, and well crowned and drained to prevent soaking and spongy areas. Where fill materials are necessary to establish uniform grades, compacting shall be required to ninety-five-percent density and shall be so certified by a qualified soils technician. No paving shall be placed in any fill area until at least two months have elapsed since the filling operation was completed. A slope of two horizontal to one vertical foot beyond the right-of-way line in cut or fill shall be required as the maximum slope, except for extraordinary situations approved by Sewickley Borough.
(2) 
Street cross sections for all streets shall be in accordance with the standards established by Sewickley Borough or elsewhere herein. All details of the cross section, crowns, curb, pavement, subgrade and roadside ditches shall conform to the designated cross section. (State approval shall also be obtained where necessary.)
(3) 
The subgrade shall be well-rolled with an approved three-wheel, ten-ton-minimum roller, crowned in conformance with the finished surface crown and must be perfectly smooth, free of spongy areas as well as drained with approved subgrade drains and/or bleeders, the bleeders draining into approved dry wells (constructed at a minimum distance of three feet from the edge of paving), lateral drains, storm sewers or drop inlets. In all cases, the flow lines of the aforementioned dry wells, lateral drains, storm sewers and drop inlets must be at least 18 inches to three feet below the lowest part of the subgrade. All drainage must be constructed and in operation before any fine grading, berm construction or filling commenced. The width of the subgrade shall include the area to be paved, plus the area of any curbs, berms or sidewalks.
C. 
Berms. Where required, built-up rolled berms shall be constructed along each edge paving using suitable and approved material (which shall not include red dog or ashes) with a minimum width of three feet and sloping toward the paving at a minimum slope of two inches per foot, using the top of the curb for the start of the upward slope. The berm shall be constructed before the curb or base is constructed and simultaneously with the fine grading of the subgrade.
D. 
Subbase.
(1) 
Where required, the applicant shall place a six-inch compacted subbase consisting of stone material which shall meet the PennDOT Publication 408 specifications, placed and spread evenly and extensively rolled in place with a three-wheel, ten-ton roller while maintaining the crown.
(2) 
Where conditions warrant, subsurface drainage systems shall be installed. Generally, this will mean that subsurface drainage must be installed in the high side of any cut unless approved otherwise.
(3) 
Where conditions warrant, a geotextile shall be installed for the separation of subgrade and subbase aggregate. Geotextiles shall meet the PennDOT Publication 408 specifications "Furnishing and Installing Geotextiles."
E. 
Base course. The applicant shall construct a base course in accordance with either of the following alternatives, the Borough reserving the right to specify either alternative and/or to modify either alternative:
(1) 
A stone base, properly drained, at least eight inches thick, placed in two layers each approximately four inches thick, the material to be in accordance with the Specifications of the Pennsylvania Department of Transportation, Form 408. (This base must be used under any concrete paving.)
(2) 
SuperPave WMA 25.0 mm bituminous base course, properly placed and compacted to a minimum thickness of 5 1/2 inches, the material and installation to be in accordance with the specifications of the Pennsylvania Department of Transportation, Form 408.
[Amended 9-8-2020 by Ord. No. 1373]
(3) 
The applicant shall install said base before any excavation or construction of dwelling units or building units is undertaken.
F. 
Binder course. Where the use of the stone base has been selected and approved, the applicant shall place SuperPave WMA 19.0 mm binder course material and properly compact to a minimum thickness of 2.5 inches.
[Amended 9-8-2020 by Ord. No. 1373]
G. 
Curbing.
(1) 
All concrete curbs installed within the Borough shall be 24 inches deep and 4,000 psi concrete in nature.
(2) 
The base course portion under the wedge-type curb must be installed at the time of the base course installation and must extend a minimum of six inches beyond the back of the curb.
(3) 
The curb shall be constructed before the wearing surface is placed using either SuperPave WMA bituminous base material or SuperPave WMA bituminous binder material, depending on the overall design of the road, and shall be machine-spread and machine-rolled; all materials to be prepared in a plant approved by the Pennsylvania Department of Transportation Specifications, Form 408.
[Amended 9-8-2020 by Ord. No. 1373]
(4) 
The curb must be properly barricaded and protected from any traffic or vehicles of any kind until it has been thoroughly set up and all voids on the grass plot side have been completely backfilled, the backfill being placed with proper and approved tamping equipment in maximum four-inch layers. No traffic or vehicles of any kind will be permitted to pass over this curb, except through driveway approaches.
H. 
Design standards.
(1) 
Wearing course.
(a) 
After placing the SuperPave WMA base course (5 1/2 inches) or the SuperPave WMA binder course (2 1/2 inches), the applicant shall place SuperPave WMA 9.5 mm bituminous wearing surface course material over the entire base or binder course (including curbs) and properly compact to a minimum thickness of 1 1/2 inches.
[Amended 9-8-2020 by Ord. No. 1373]
(b) 
After home and other construction is 90% complete, the applicant shall place SuperPave VMA 9.5 mm bituminous wearing surface course material over the entire wearing surface (including curbs) and properly compact to a minimum thickness of 1 1/2 inches.
[Amended 9-8-2020 by Ord. No. 1373]
(c) 
All materials shall be placed and compacted using approved spreaders and rollers in compliance with Pennsylvania Department of Transportation, Form 408.
I. 
Concrete streets and concrete curb construction.
(1) 
If concrete street and/or concrete curb construction is desired or required because of heaving or industrial use of street or road, all plans, materials, specifications, construction and inspection of this type of street or road must be approved by the Borough Council and the Borough Engineer. A pavement design must be provided by the developer for review of the Borough as justification of the proposed pavement depth; however, in no circumstance shall the pavement depth be less than eight inches. All construction must be in accordance with Pennsylvania Department of Transportation, Form 408, and Pennsylvania Department of Transportation, Roadway Construction Standards, Publication 72M, current edition.
[Amended 9-8-2020 by Ord. No. 1373]
(2) 
The specifications and construction must comply to Portland Cement Association recommended standards, latest edition, titled "Design of Concrete Pavement for City Streets." The width of the streets shall be as set forth elsewhere in this chapter. A special street width for divided highways in an enlarged overall street right-of-way width shall be permitted, but each of said parallel cartways shall have a minimum width of 15 or 16 feet, including twenty-four-inch concrete curbs. (The special street width must be approved as a special use only when unusual topography, natural conditions or traffic exist and warrant such exceptions. This use may be approved or required through special action by the Borough Council.)
A. 
Road construction, such as filling, berming, subgrade, fine grade construction, base construction or surface construction, cannot be commenced before April 1 and must be completed before October 31 of the same year, unless special permission is granted by the Borough Council otherwise. (It is assumed that the weather conditions between these dates will be ideal for road construction; however, if adverse weather conditions occur between these dates, the contractor or builder must abide by the judgment of the Borough Council, its agents or assigns, in regard to permissible construction weather conditions.)
B. 
Testing and repair.
(1) 
Prior to acceptance by the Borough, all roads shall be core-bored at locations to be determined by the Borough Engineer by a reputable firm certified to do such work. All cores shall be tested for compliance with all applicable paving regulations and shall include, as a minimum, a standard test for thickness, material gradation and compaction, and the Borough shall be furnished with three copies of a written report setting forth the test results. All costs associated therewith are to be paid by the applicant.
(2) 
All paving must be in complete compliance with Pennsylvania Department of Transportation Form 408, and the Borough may subject the finished road to any additional testing set forth therein.
(3) 
All roads shall have a smooth, uniform, finished surface. The applicant shall replace or resurface any areas which do not meet the testing requirements or do not have a smooth, uniform appearance due to patches, spalling, poorly butted joints, etc., regardless of the results of any tests. Any replacement or resurfacing shall be made in a neat, workmanlike manner extending the entire width of the road, at right angles to the center line; the extent of the replacement or resurfacing to be determined by the Borough Engineer.
C. 
Acceptance of streets.
(1) 
Prior to acceptance of any streets and after all road construction has been completed, the applicant and/or contractor, under the direct guidance of a licensed Pennsylvania surveyor, must install concrete monuments with a minimum size of four inches in diameter, four inches square and three feet long, the center being marked with a one-half-inch-minimum brass wire or bar plug at all intersections and points of curvature in order to amply mark the right-of-way before the construction of the road can be considered as complete and fully prepared for the Borough to accept the maintenance responsibilities.
(2) 
The applicant shall be required to furnish the Borough with a maintenance bond prior to the acceptance of any streets by the Borough. Such bonding, with a corporate surety company approved by the Borough Council, shall be in the amount of 15% of the construction value and shall be for a period of 18 months commencing with the date of acceptance of said streets by the Borough and shall specifically protect the Borough from defects of inferior materials and workmanship or damage caused by the applicant and those employed by or under contract to him.
(3) 
Applicant or contractor must conform to weight limits' restriction ordinances.
D. 
Monuments.
(1) 
All streets shall be monumented and monument locations shall be shown on the recorded plat. All angle points in the boundary of any subdivision shall be monumented. All lot corners and angle points shall be located by iron pins. All monuments and iron pins shall be placed by a licensed Pennsylvania title surveyor so that the scored (by an indented cross in the top of the monument) point shall coincide exactly with the point of intersection of the lines being monumented.
(2) 
Monuments and iron pins shall be set so their top is level with the finished grade of the surrounding area.
A. 
Sidewalks. All development shall provide sidewalks unless otherwise recommended by the Borough Planning Commission and/or Borough Council.
B. 
Crosswalks.
(1) 
Crosswalks are required between streets whenever necessary to facilitate pedestrian circulation and to give access to community facilities, such as parks, playgrounds or schools.
(2) 
Such crosswalks shall have a right-of-way width of not less than 10 feet and have a paved walk five feet in width.
C. 
Sidewalks and crosswalks shall have a minimum gradient of 1% and maximum gradient of 10%. ADA handicapped access, ramp gradients, railing requirements and treatment of pavement surfacing shall comply with applicable requirements of the Pennsylvania Department of Labor and Industry.
A. 
Conservation. Development shall be planned so as to minimize the removal of existing trees, shrubs and ground cover and to minimize the amount of land covered by impervious surfaces. All plans shall be submitted to the Allegheny County Conservation District.
B. 
Noise control. Street trees along local and collector streets in residential areas may be required as a buffer every 25 feet or in accordance with the established tree pattern of the street(s) on which the lot exists.
C. 
Screening. Wherever natural screening is being planted to meet a screening requirement of the Borough Zoning Ordinance, Chapter 330 of the Code, such screen shall consist of 50% evergreen or evergreen-type hedges and 50% shrubs and deciduous trees interplanted with a variety and size, at the time of planting, that will attain a height of at least six feet within three years. Furthermore, subdivision and land development plans shall provide for such screening as follows:
(1) 
Where nonresidential uses abut residential uses.
(2) 
Where residential uses abut any railroad right-of-way or arterial highway.
(3) 
Along the perimeter of any outdoor storage area, common utility yard or outdoor equipment area in multiple residential developments.
(4) 
Elsewhere, as deemed necessary by the Planning Commission and the Borough Council.
D. 
Windbreaks. The use of planting rows to serve as windbreaks to control the drifting of snow across public and private roadways shall be required.
Street trees installed within the Borough shall comply with the Borough of Sewickley Tree Commission and Tree Ordinance; see Chapter 267, Shade Trees.
A. 
It is the policy of this Borough that all subdivided lands shall have immediate access to a public street. Because of unique property configuration and location, this Borough recognizes the need for limited exceptions to the foregoing general policy.
B. 
No subdivision will be approved on a private street or road if more than two lots already front on such street or road or if, after subdivision, more than two lots will front on such private street or road.
A. 
In order to promote the highest environmental quality possible, the degree 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 watercourse.
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, earthmoving procedures and other changes to the landscape, may be required to ensure preservation and prevent despoliation of the character of the area in open space.
C. 
Tree preservation. Whenever possible, trees shall not be removed unless they are located within the proposed street right-of-way, within the proposed building area, or within utility locations and equipment access areas. In areas where trees are retained, the original grade level shall be maintained, if possible, so as not to disturb the trees.
D. 
Topsoil preservation. All of the topsoil from areas where cuts and fills have been made should be stockpiled and redistributed uniformly after grading. 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 of 10% or more and planted in ground cover on slopes of 20% or greater.
E. 
Landscaping. For all multifamily, apartment, office, commercial, and industrial subdivisions or land developments, a landscaping plan shall be provided and shall include sufficient plantings for the required open space, planting strips, screenings, formal gardens, shade trees and natural barriers.
F. 
Buffer planting requirements. Buffer yard requirements should be as specified in Chapter 330, Zoning.
G. 
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 approved in lieu of additional landscaping requirements.
H. 
Trees. The planting of trees within the street right-of-way line shall not be permitted without the consent of the Borough. The planting of any trees within the private property of each residential lot shall be at the discretion of the landowner and/or developer.
I. 
Watercourse protection. Where a subdivision or land development is traversed by a natural 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 drainage.
A. 
General purpose.
(1) 
The Borough Council finds that the minimization of erosion and control of sedimentation in connection with land development and subdivision are in the public interest, affecting public health, safety and welfare, and therefore those regulations governing erosion control and sedimentation control are necessary for the Borough.
(2) 
No changes shall be made in the contour of the land; no grading, excavating, removal or destruction to the topsoil, trees or other vegetative cover of the land shall be commenced until such time that a plan for minimizing erosion and sedimentation has been processed with and reviewed by the Borough Engineer and/or the Allegheny County Conservation District, or there has been a determination by the above entities that such plans are not necessary.
(3) 
No subdivision or land development plan shall be approved unless: (i) there has been an erosion and sedimentation control plan approved by the Borough Council that provides for minimizing erosion and sedimentation, and an improvement bond or other acceptable securities are deposited with the Borough in the form of an escrow guarantee which will ensure installation and completion of the required improvements; or (ii) there has been a determination by the Borough Council that a plan for minimizing erosion and sedimentations is not necessary.
(4) 
Where not specified, measures used to control erosion and reduce sedimentation shall as a minimum meet the standards and specification of the Allegheny County Soil and Water Conservation District, the state Clean Streams Act, and shall comply with applicable regulations of the Department of Environmental Protection. 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.
B. 
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 operation 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) 
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.
C. 
Grading for erosion and other environmental controls. In order to provide a suitable site for building and other uses, improve surface drainage and control erosion, the following requirements shall be met:
(1) 
Streets shall be improved to a mud-free or otherwise permanently passable condition as one of the first items of work done on a subdivision or development. The wearing surface shall be installed as approved in the final plan.
(2) 
Provisions shall be made to prevent surface water from damaging the cut face of excavation 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 unless permitted by the Pennsylvania Department of Environmental Protection.
D. 
Responsibility.
(1) 
Whenever sedimentation damage is caused by stripping vegetation, grading or other development, it shall be the collective responsibility of the applicant 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 applicant.
(3) 
It is the responsibility of any applicant 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 to return it to its original or equal condition after such activity is completed.
(4) 
The applicant 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.
E. 
Compliance with regulations and procedures.
(1) 
The Borough 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.
(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 Conservation District and EPA Clean Water Act.
(3) 
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 Protection.
A. 
Purpose. The specific purposes of these special provisions are:
(1) 
To regulate the subdivision or development of land within any designated floodplain area in order to promote the general health, welfare and safety of the community.
(2) 
To require that each subdivision lot in flood-prone areas be provided with a safe building site with adequate access and that public facilities which serve such uses be designed and installed to preclude flood damage at the time of initial construction.
(3) 
To prevent individuals from buying lands which are unsuitable for use because of flooding by prohibiting the improper subdivision or development of unprotected lands within the designated floodplain districts.
B. 
Abrogation and greater restrictions. To the extent that this section imposes greater requirements or more complete disclosure than any other provisions of this article, in any respect, or to the extent that the provisions of this section are more restrictive than such other provisions, it shall control such other provisions of this article.
C. 
Disclaimer of municipal liability. The grant of a permit or approval of a plan for any proposed subdivision or land development to be located within any designated floodplain area shall not constitute a representation, guarantee or warranty of any kind by the Borough or by any official or employee thereof of the practicability or safety of the proposed use and shall create no liability upon the Borough, its officials, employees or agents.
D. 
Application procedures and requirements.
(1) 
Preapplication procedures.
(a) 
Prior to the preparation of any plans, it is suggested that prospective developers consult with the Pennsylvania Department of Environmental Protection concerning soil suitability when on-site sewage disposal facilities are proposed.
(b) 
Prospective developers shall consult with a PADEP Soil and Waterways Management District representative concerning erosion and sediment control and the effect of geologic conditions on the proposed development. At the same time, a determination should be made as to whether or not any flood hazards either exist or will be created as a result of the subdivision or development.
(2) 
Preliminary plan requirements. The following information shall be required as part of the preliminary plan and shall be prepared by a registered engineer or surveyor:
(a) 
Name of engineer, surveyor or other qualified person responsible for providing the information required in this subsection.
(b) 
A map showing the location of the proposed subdivision or land development with respect to any designated floodplain area, including information on, but not limited to, the one-hundred-year flood elevations, boundaries of the floodplain area or areas, proposed lots and sites, fills, flood or erosion protective facilities, and areas subject to special deed restrictions.
(c) 
Where the subdivision or land development lies partially or completely within any designated floodplain area or where the subdivision or land development borders on a floodplain area, the preliminary plan map shall include detailed information giving the location and elevation of proposed roads, public utilities and building sites. All such maps shall also show contours at intervals of five feet and shall identify accurately the boundaries of the floodplain areas.
(3) 
Final plan requirements. The following information shall be required as part of the final plan and shall be prepared by a registered engineer or surveyor:
(a) 
All information required for the submission of the preliminary plan incorporating any changes requested by the Borough Council.
(b) 
A map showing the exact location and elevation of all proposed buildings, structures, roads and public utilities to be constructed within any designated floodplain area. All such maps shall show contours at intervals of five feet within the floodplain area and shall identify accurately the boundaries of the flood-prone areas.
(c) 
Submission of the final plan shall also be accompanied by all required permits and related documentation from the Department of Environmental Protection and any other commonwealth agency or local municipality where any alteration or relocation of a stream or watercourse is proposed. In addition, documentation shall be submitted indicating that all affected adjacent municipalities have been notified in advance of the proposed alteration or relocation. The Department of Community and Economic Development and the Federal Insurance Administration shall also be notified in advance of any such proposed activity, and proof of such notification shall be submitted in advance of the Planning Commission meeting at which such plan is to be considered.
E. 
Design standards and improvements in designated floodplain areas.
(1) 
General.
(a) 
Where not prohibited by this or any other laws or ordinances, land located in any designated floodplain area may be platted for development with the provisions that the landowner and/or developer construct all buildings and structures to preclude flood damage in accordance with this and any other laws and ordinances regulating such development.
(b) 
No subdivision or land development, or part thereof, shall be approved if the proposed development or improvements will, individually or collectively, increase the one-hundred-year flood elevation more than one foot at any point.
(c) 
Building sites for residences or any other type of dwelling or accommodation shall not be permitted in any floodway area. Sites for those uses may be permitted outside the floodway area in a floodplain area if the lowest floor (including basement) is elevated to the regulatory flood elevation. If fill is used to raise the elevation of a site, the fill area shall extend laterally for a distance of at least 15 feet beyond the limits of the proposed structures.
(d) 
Building sites for structures or buildings other than for residential uses shall not be permitted in any floodway area. Sites for such structures or buildings outside the floodway in a floodplain area shall be protected. However, the Borough Council may allow the subdivision or development of areas or sites for commercial and industrial uses at an elevation below the regulatory flood elevation if the landowner and/or developer otherwise protects the regulatory flood elevation and if the landowner and/or developer otherwise protects the area to that height or assures that the buildings or structures will be floodproofed to the regulatory flood elevation.
(e) 
If the Borough Council determines that only a part of a proposed plat can be safely developed, it shall limit development to that part and shall require that development proceed consistent with this determination.
(f) 
When a developer does not intend to develop the plat himself and the Borough Council determines that additional controls are required to ensure safe development, it may require the landowner and/or developer to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted in every deed and noted on every recorded plat.
(2) 
Drainage facilities.
(a) 
Storm drainage facilities shall be designed to convey the flow of surface water without damage to person or property. The system shall ensure drainage at all points along streets and provide positive drainage away from buildings and on-site waste disposal sites.
(b) 
Plans shall be subject to the approval of the Borough Council. The Borough Council may require a primary underground system to accommodate frequent floods and a secondary surface system to accommodate larger, less frequent floods. Drainage plans shall be consistent with local, county and regional drainage plans. The facilities shall be designed to prevent the discharge or excess runoff onto adjacent properties.
F. 
Streets and driveways. The finished elevation of proposed streets and driveways shall not be more than one foot below regulatory flood elevation. Profiles and elevations of streets and driveways to determine compliance with this requirement and as required by other provisions of this article shall be submitted with the final plan.
G. 
Sewer facilities. All sanitary sewer systems located in any designated floodplain area, whether public or private, shall be floodproofed up to the regulatory flood elevation.
H. 
Water facilities and other utilities and facilities. All other public or private utilities and facilities, including gas and electric, shall be elevated or floodproofed up to the regulatory flood elevation.