[Ord. No. 2002-196, 9/30/2002]
The following minimum subdivision principles, standards, and
requirements in addition to the New Stanton Borough Standard Details,
attached as Appendix A[1] hereto, will be applied by the Planning Commission, the
Borough Council, Borough staff and consultants hired to provide comment
in evaluating applications for preliminary and final plat approval.
[1]
Editor's Note: Appendix A is on file in the Borough offices.
[Ord. No. 2002-196, 9/30/2002]
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, excavating, filling, draining or the removal
or destruction of the natural topsoil, 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.
Standards:
(1)
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 ensure the protection of such features, the Planning
Commission may require the following additional information to be
submitted:
(2)
In proposed subdivisions or land developments, the following
additional information shall be provided to the Planning Commission
and Council:
(a)
Proof acceptable to the applicable state and/or federal authorities
that there are no environmental sensitive features, including, but
not limited to, floodplains, wetlands, hazardous or toxic waste sites,
structures or sites of historical or archeological significance and
habitats supporting rare, threatened and/or endangered species, regulated
by any state and/or federal authorities, on the site or impacted by
the development; or, in the alternative, a written certification executed
by the record owner and the developer of such site that all applicable
state and/or federal laws, rules and regulations concerning such environmental
sensitive features shall be complied with and proof thereof submitted
to the Borough prior to final plan approval.
(3)
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. No. 2002-196, 9/30/2002]
1.
In all developments, streets proposed to be constructed shall be
constructed to protect the health, safety and general welfare of the
public. To ensure 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.
In addition, all streets proposed to be constructed under the provisions
of this chapter shall conform to the following requirements:
(1)
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
(2)
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.
(3)
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.
(4)
No street shall terminate in 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 turnaround, and the
use of such turnaround shall be guaranteed to the public until such
time as the street is continued.
(6)
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.
G.
New half or partial streets will not be permitted, except where essential
to reasonable subdivision of a tract in conformance with the other
requirements and standards of this chapter and where, in addition,
satisfactory assurance for dedication of the remaining part of the
street can be secured.
H.
Cul-de-sac end streets may be permitted when it is clear that through
traffic at such a street end is not essential to the street system
in that district, or to the development of adjacent properties in
the area, or the topography of the ground prohibits the future extension
of the streets. The maximum length of a cul-de-sac street shall be
600 linear feet, exclusive of the turnaround portion.
(1)
A turnaround with a cartway diameter of 80 feet with a right-of-way
diameter of 100 feet shall be required at the end of all streets.
(2)
Unless future extension is clearly impracticable or undesirable,
the turnaround right-of-way shall be placed adjacent to a property
line, and a right-of-way of the same width as the street shall be
carried to the property line in such a way as to permit future extension
of the street into an adjoining tract.
(3)
In nonresidential areas, culs-de-sac may exceed 600 feet when
the Planning Commission recommends, and Borough Council agrees, that
such additional length is necessary and advisable.
I.
If lots resulting from original subdivision are large enough to permit
resubdivision, or if a portion of the tract is not subdivided, adequate
street right-of-way to permit further resubdivision shall be provided
as necessary.
J.
Reserve strips, restricting or controlling access to adjacent streets
or properties shall be prohibited.
K.
Minimum and Maximum Allowable Grades: Center Line of Streets.
|
Minimum Grade
|
Maximum Grade
| |
|---|---|---|
|
Arterial streets
|
As determined by the Planning Commission after consultation
with the Pennsylvania Department of Transportation professionals
|
As determined by the Planning Commission after consultation
with the Pennsylvania Department of Transportation professionals
|
|
Collector streets
|
0.5% when curbs are used
|
10%
|
|
Local streets
|
0.5% when curbs are used
|
12%
|
|
Alleys
|
1% without curbs
|
12%
|
|
Culs-de-sac
|
5% (paved turnaround)
| |
L.
Vertical curves of proper and adequate length shall be installed
on all street grade changes exceeding 1%, and provide a minimum sight
distance as follows:
|
Design speed = 55 mph
|
Arterial streets
|
400 feet
|
|
Design speed = 45 mph
|
Collector streets
|
200 feet
|
|
Design speed = 35 mph
|
Local streets
|
200 feet
|
[Ord. No. 2002-196, 9/30/2002]
1.
Whenever street lines are deflected in excess of 10°, connection
shall be made by true circular curves.
2.
To ensure adequate sight distance, minimum center line radii for
horizontal curves shall be as follows:
|
Design speed = 55 mph
|
Arterial streets
|
1,000 feet
|
|
Design speed = 45 mph
|
Collector streets
|
300 feet
|
|
Design speed = 35 mph
|
Local streets
|
150 feet
|
[Ord. No. 2002-196, 9/30/2002]
1.
Minimum street right-of-way widths and cartway (roadway) widths shall
be as follows:
|
Type of Street
|
Cartway
(feet)
|
Right-of-Way
(feet)
|
|---|---|---|
|
Arterial
|
As determined by the Planning Commission after consultation
with the Pennsylvania Department of Transportation professionals
|
As determined by the Planning Commission after consultation
with the Pennsylvania Department of Transportation professionals
|
|
Collector
|
24
|
50
|
|
Local
|
24
|
50
|
|
Alley or service lane
|
20
|
20
|
A.
Additional right-of-way and cartway widths may be required by the
Borough Council for the following purposes:
(1)
To promote public safety and convenience.
(2)
To provide parking space in commercial districts and in areas
of high-density residential development.
(3)
Where a subdivision abuts or contains an existing street of
inadequate right-of-way width, additional right-of-way width in conformation
with above standards may be required.
(4)
Where anticipated traffic flows and vehicle size warrants additional
widths, increases in base material and cartway widths will be established
by the Planning Commission and the Borough Engineer, as approved by
Borough Council.
(5)
Where the design and/or improvement standards of this chapter
required additional rights-of-way.
[Ord. No. 2002-196, 9/30/2002]
1.
Curbs, where required, shall be installed by the developer along
the streets or where deemed necessary for public safety as determined
by the Borough Council. The curbs shall be of the type and material
as specified and approved by the Borough Council. All curbs at intersections
shall be rounded by a minimum radius of 25 feet for local streets,
30 feet for collector streets, and 40 feet for arterial streets.
2.
Where the grade of any street at the approach to an intersection
exceeds 7%, a leveling area shall be provided with a transitional
grade not to exceed 4% for a distance of 100 feet from the intersection
of the center lines.
3.
Multiple intersection of more than two roads or streets shall be
prohibited.
4.
Street offsets of less than 125 feet shall be avoided.
5.
Reverse curves shall be designed to accommodate anticipated volumes
of traffic at designed speeds.
[Ord. No. 2002-196, 9/30/2002]
1.
Right-angle intersections shall be used whenever possible. In no
instance, however, shall streets intersect at an angle of less than
75°.
2.
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.
3.
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
(feet)
|
|---|---|
|
Minor with minor street
|
15
|
|
Minor with collector
|
25
|
|
Collector with collector
|
35
|
4.
Minor and collector streets shall not intersect arterial streets
on the same side at less than 800-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.
[Ord. No. 2002-196, 9/30/2002]
[Ord. No. 2002-196, 9/30/2002]
1.
Proper sight distance shall be provided with respect to both horizontal
and vertical road alignments. The sight distance measured from the
center line 4.5 feet above grade shall be as follows:
|
Type of Street
|
Sight Distance
(feet)
|
|---|---|
|
Arterial
|
400
|
|
Collector
|
200
|
|
Minor
|
200
|
2.
There shall be provided and maintained at all intersections a clear
sight triangle with a line of sight between points 75 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.
3.
Proper sight distance shall be provided with respect to both horizontal
and vertical road alignments at all intersections.
[Ord. No. 2002-196, 9/30/2002]
1.
Driveways shall be located to provide the best visibility possible
within the limits of the property that each driveway serves, and shall
be designed and constructed in accordance with the standards of the
Borough.
2.
Private driveways which function as local streets providing access
to individual residential lots shall be designed in accordance with
this Part and in compliance with the minimum standards for public
streets.
[Ord. No. 2002-196, 9/30/2002]
1.
Standards. Off-street vehicular parking facilities shall be provided in accordance with the following standards, in addition to the provisions of § 27-501 of Chapter 27, Zoning:
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 semidetached 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 50/50 mix of evergreen
and deciduous trees in staggered rows planted on ten-foot centers
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 feet
in width, with an overhead clearance of 14 feet.
[Ord. No. 2002-196, 9/30/2002]
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 for a single-family
dwelling on a single lot and one per unit for a multifamily dwelling.
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. No. 2002-196, 9/30/2002]
1.
Residential lots shall be subdivided in accordance with the terms of Chapter 27, Zoning, and the provisions contained in this chapter.
2.
The frontage width of lots fronting a cul-de-sac shall be a minimum
of 50 feet at the right-of-way line. The side yard setback requirements
will be calculated from the front of the structure and extended from
both sides of the structure to the side property lines.
3.
All lots shall front on 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 a street shall not be approved.
4.
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.
5.
All lot lines shall be set perpendicular or radial to the center
line of the street whenever possible. All nonradial lines shall be
denoted as such on the plat.
6.
Generally, the depth of residential lots shall not be less than one
nor more than 2 1/2 times their width.
7.
Lots abutting local streets shall front upon the streets which parallel
the long dimension of the block, if possible.
8.
Where two such vehicular access areas abut one another, a combined
driveway shall be required to a distance of 150 feet. The maximum
twenty-foot width may be reduced to 15 feet on each lot.
9.
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.
10.
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.
11.
A land planning module or exemption for any new subdivision or land
development shall be prepared by the developer and approved by the
Borough and the Pennsylvania Department of Environmental Protection
prior to approval of the final plan.
12.
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, effluent is
likely to result in detrimental conditions.
13.
Unique Lots.
A.
In the case of wedge-shaped lots, no lot shall be less than 35 feet
in width measured along the arc at the front street right-of-way 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.
14.
Building Setback and Yard Measurements.
A.
All setback lines adjacent to a street right-of-way shall be measured
from the street right-of-way. All other setback lines shall be measured
from the property line.
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.
[Ord. No. 2002-196, 9/30/2002]
The building lines shall be placed in accordance with the terms of Chapter 27, Zoning.
[Ord. No. 2002-196, 9/30/2002]
1.
Block length shall not exceed 1,200 feet nor be less than 500 feet.
2.
Blocks shall be at least two lots in depth except for reverse frontage
lots.
3.
Exceptionally long blocks shall be provided with crosswalks with
a minimum right-of-way reservation of 12 feet, and a four-foot paved
walk.
4.
The depth-to-width ratio of usable lot length shall be at a maximum
of 2 1/2 to one.
[Ord. No. 2002-196, 9/30/2002]
1.
Easements for sanitary sewer and stormwater sewer shall have a minimum
width of 20 feet and be placed at the side or rear of lots whenever
possible. When the Borough Council determines that easements are required
to extend proposed or future utilities, the required easements shall
be provided.
2.
Anchor easements shall be approximately four feet by 30 feet and
placed on a lot line at such locations as deemed appropriate by the
utility requiring such easements.
3.
Aerial easements shall be a minimum of 15 feet, and located as deemed
appropriate by the utility requiring such easements.
4.
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 of such width as will be adequate
to preserve the natural flow of water and to provide sufficient width
for maintenance, but not less than 20 feet.
[Ord. No. 2002-196, 9/30/2002]
Reserve strips surrounding the property or areas reserved for
any purpose which shall make any area unprofitable for regular or
special assessments or which may revert to untended nuisance areas
will not be approved by the Planning Commission and the Borough Council.
[Ord. No. 2002-196, 9/30/2002]
The developer may choose his street names subject to the approval
of the Planning Commission and the Borough Council. No street, other
than an extension, may be given the name of an existing street in
the Borough postal service area of which the Borough of New Stanton
is a part.
[Ord. No. 2002-196, 9/30/2002]
In subdividing land, it shall be done in a manner that will
not have the effect of barring adjacent property owners from access
to the streets and ways of the allotment.
