Borough of Homestead, PA Part 7 Design Standards

§ 22-701 Conformance to standards.

Any application for a subdivision or land development shall conform to the standards set forth in this Part. The standards specified in this Part are minimum design requirements.

§ 22-702 Review by Borough Engineer.

In reviewing any application for development, the Planning Commission and Borough Council shall refer the application for development to the Borough Engineer for a recommendation concerning technical compliance with these design standards and the Borough Public Improvements Code.[1]

[1] Editor's Note: The Public Improvements Code is on file in the office of the Borough Secretary.

§ 22-703 Site development criteria.

The standards and requirements of this section are intended to assure that land is suitable for development for the uses proposed, that the creation of hazards is avoided, that existing natural and cultural features of value are preserved, that the subdivision or land development is coordinated with and harmoniously related to development in adjacent areas of the community, that the subdivision or land development is consistent with the objectives of the Borough for its future development and in accordance with modern and evolving principles of site planning and development.

1. Flood-prone areas and wetlands. Land subject to flooding shall not be developed except in accordance with requirements of the National Flood Insurance Program, the Pennsylvania Flood Plain Management Act (Act 166 of 1978)[1] and Borough regulations enacted pursuant thereto. Wetlands shall be protected in accordance with requirements of § 404 of the Federal Clean Water Act and regulations of the Pennsylvania Department of Environmental Protection, Chapter 105, Dam Safety and Waterway Management Rules and Regulations.

[1] Editor's Note: See 32 P.S. § 679.101 et seq.

2. Development and grading on slopes. Development shall be concentrated in level and moderately sloped portions of a development site. To the maximum extent feasible, slopes in excess of 25% shall not be disturbed by grading or construction, and existing trees and vegetation on steep slopes should be maintained.

3. Slide-prone areas. Portions of a subdivision or land development site that are identified as having soils or geologic conditions that may be unstable or susceptible to sliding shall not be disturbed by grading or construction unless certification is provided by a professional engineer with geotechnical and soils expertise that the proposed disturbance or construction will be safe and will not cause damage to environment or structures.

4. Undermined areas. If a subdivision or land development site has been undermined, the applicant shall provide certification by a professional engineer that the proposed development will be safe and that damage to structures and other improvements will not be caused by subsidence.

5. Preservation of mature trees, unique vegetation or habitat. Subdivision or land development sites characterized by mature trees or by areas of unique vegetation or habitat shall be laid out in a manner which enables the preservation of these features.

6. Erosion and sedimentation control. An erosion and sedimentation control plan shall be submitted for every subdivision or land development which will involve earthmoving. If the earthmoving activity is one which requires issuance of a permit from the Pennsylvania Department of Environmental Protection, the approved DEP plan and permit shall constitute compliance with the requirements of this section. Whether or not a DEP permit is required, all erosion and sedimentation control plans shall be prepared and implemented in accordance with the Erosion Control Rules and Regulations of the Pennsylvania Department of Environmental Protection (Title 25, Rules and Regulations, Part I, Department of Environmental Protection, Subpart C, Protection of Natural Resources, Article II, Water Resources, Chapter 102, Erosion Control).

7. Site preparation and grading. Site preparation and grading activity shall not be initiated on a subdivision or land development site until after final approval of the plans for subdivision or land development, erosion and sedimentation control and stormwater management and shall be carried out in accordance with a grading plan approved by the Borough Engineer. The grading plan shall comply with the following standards. (See also § 22-706, Requirements and standards for landscaping.)

A. All fill shall be compacted to provide stability of material and to prevent undesirable settlement; and proper benching shall be provided, as required, in accordance with the recommendations of a professional engineer and as approved by the Borough Engineer.

[Amended 12-10-1992 by Ord. No. 1031]

B. The maximum permitted finished grade shall not exceed one vertical to two horizontal unless the safety of a steeper grade is certified by the design engineer and approved by the Borough Engineer.

[Amended 12-10-1992 by Ord. No. 1031]

C. Except for connections to adjacent streets, no grading shall occur within five feet of any site boundary.

D. The contractor shall be responsible for removing any spilled materials from roads used to transport materials and for measures necessary to prevent blowing or spilling.

E. Topsoil shall be spread and protective vegetation established immediately upon completion of each phase or section of site grading work.

§ 22-704 Additional site development criteria for land development.

In addition to the site development criteria in § 22-703 above, land developments shall be further subject to the following:

1. Visual features.

A. Visual access shall be maintained through a development site from public viewing places (such as streets, public buildings and parks) to scenic views (such as rivers and wooded hillsides).

B. Uses and structures shall be arranged so that rooftop mechanical equipment, service, loading and parking areas are designed and located so that they are not visible from adjacent public streets and are screened, landscaped and oriented so that the use and point of access are visible only from the appropriate direction of approach and access.

C. Land development shall be designed to be compatible with development in adjacent areas in terms of use, building scale (height and bulk) and materials unless the Planning Commission and Borough Council determine that the surrounding area should not be a consideration because of deterioration, planned demolition or similar reasons.

2. Historic, architectural and archaeological resources. A land development shall preserve existing historic, architectural and archaeological resources which have been identified as significant in a historic resource survey conducted in accordance with procedures of the Pennsylvania Historical and Museum Commission or which have been listed or determined to be eligible for listing on the national, state or a local historic register. A land development plan which includes the demolition of such resources shall not be approved until the options listed below have been pursued:

A. The applicant may provide for the preservation and appropriate adaptive reuse of significant resources by incorporating them into the land development.

B. If the resources cannot be utilized by the applicant as a part of the proposed land development, the site shall be designed in a manner that will enable the resources to be acquired and preserved by others. In this case, the applicant shall make known the availability of the resources and pursue their disposition in the following manner:

(1) The applicant shall provide notice, by registered mail, that the resource is available to the Bureau of Historic Preservation of the Pennsylvania Historical and Museum Commission, to the Pittsburgh History and Landmarks Foundation and to any other historical society, preservation or civic organization that has filed a written request with the Subdivision and Land Development Ordinance Administrator to be notified of such matters.

(2) The applicant shall also advertise the availability of such resource at least twice during a period of not less than four weeks in at least one newspaper in general circulation within the Borough and in at least one newspaper in general circulation in the City of Pittsburgh and Allegheny County.

(3) Expressions of interest and offers to purchase or acquire the resource shall be reported to the Planning Commission by the applicant. If there are one or more such expressions or offers and an agreement on price or other matters is not reached by the applicant and an offering party, the Planning Commission may require that an attorney or real estate broker acceptable to all parties be retained to facilitate the negotiation of an agreement. The cost for services of an attorney or real estate broker shall be paid by the applicant.

(4) If there are no offers for acquisition of the resource after a period of 90 days from the notifications and second date of advertising required by Subsection 2B(2) above, the applicant may apply for a demolition permit.

[Amended 12-10-1992 by Ord. No. 1031]

(5) If one or more offers is received and an agreement has not been reached after 180 days from the time that the applicant reported the offer to the Planning Commission, the applicant may apply for a demolition permit unless the negotiation process authorized by Subsection 2B(3) above has been initiated but has not been completed.

C. No significant historic, architectural or archaeological site shall be demolished without a permit. If demolition is authorized following the procedures specified in Subsection 2B(1) through (5) above, issuance of a permit may be withheld for a period of six months in order that the resource can be documented for historical records purposes, provided that a request to perform the documentation has been filed with the Borough by an organization with the skills and resources to do so.

D. If a significant historic, architectural or archaeological resource is located in a historic district which has been certified under the Pennsylvania Historic District Act (Act 167 of 1961)[1] or in an area that has been designated as a Historic District Overlay District in Chapter 27, Zoning, and regulations have been enacted pursuant to either of those designations, then the procedure specified in those regulations shall supersede those contained in this Subsection 2.

[Amended 12-10-1992 by Ord. No. 1031]

[1] Editor's Note: See 53 P.S. § 8001 et seq.

3. Development adjacent to the Monongahela River.

A. The design of a land development abutting the Monongahela River or adjacent to the river across a road or railroad right-of-way shall consider physical and visual access to the riverfront or to the top of the riverbank for residents/occupants of the plan and visitors to the site.

(1) Public streets shall be located and designed in a manner that does not impede or block public access to the riverfront.

(2) Pedestrian walkways shall be located and designed to enhance public access to the riverfront.

B. Where allowed by zoning, land uses shall be arranged to maximize public access and use of riverfront locations. In mixed use developments, the descending order of preference of appropriate uses for land nearest the river includes:

(1) Park, recreation and open space dedicated to the municipality or other public body.

(2) Public and private nonprofit cultural and institutional facilities open to the public, which incorporate public access to the riverfront in their design and operation.

(3) Retail, entertainment and commercial recreation activities open to the public which incorporate public access to the riverfront in their design and operation.

(4) Planned residential or office development designed to maximize views of the river from buildings and which include public or common open space along or near the riverfront.

(5) Industrial, transportation and other uses, only if their operations require direct access to the river and only to the extent actually needed for the operation. Where a land development is comprised of similar land uses but adjoins a land development containing dissimilar land uses, the above-listed hierarchy of land use categories shall be utilized to determine compatibility between adjoining land developments containing dissimilar land uses.

4. Arrangement of buildings and site improvements.

A. General. Buildings and uses within a land development shall be arranged to assure harmonious and complimentary groupings of uses and activities; visually attractive arrangement of buildings in relation to other buildings, parking, service areas and open spaces; the smooth flow of traffic; the safety and ease of pedestrian movement; efficient provision of utilities and community services; compatibility with existing developed areas; and minimal disturbance of natural topography and vegetation.

B. As required by zoning. The arrangement and spacing of buildings within a land development shall comply with the specific requirements for setbacks, buffer yards and other open areas required by the zoning district or districts within which the land development is located.

C. Energy conservation. To the maximum extent feasible, buildings should be sited in relation to prevailing winds and sunlight to minimize energy required for heating and cooling and shall be in accordance with standards and guidelines promulgated by the United States Department of Housing and Urban Development.

D. Building maintenance. Sufficient space shall be maintained between buildings to allow maintenance of all building exteriors.

E. Emergency access. Sufficient space shall be maintained between buildings to permit access for fire fighting and other emergency purposes.

F. Perimeter setback in relation to building height. Around the perimeter of a land development, buildings shall be set back from a property line eight feet for every story by which a building exceeds the height of an adjacent existing building outside of the land development. Yards, setbacks and buffer yards required by zoning may constitute all or a portion of the distance required by this provision.

G. Light access. Any building wall containing windows required for natural light shall be separated from any other building wall a distance which is sufficient to admit light in accordance with the following standard and formula for determining light access:

(1) Area for light access shall be that area enclosed by:

(a) An arc extending 70° on each side of a line perpendicular to the building wall at the center line of any affected window; and

(b) The exterior radii of such arc which shall be 40 feet in length for residential uses and 20 feet in length for other main uses. The radii shall be measured from the exterior face of the building wall at sill level at the center line of the affected window. For this purpose, when a sill is less than 2 1/2 feet above floor level, sill level shall be assumed to be 2 1/2 feet above floor level.

(2) Units of light access. In each area for light access as defined above, units of light access are the truncated sectors formed by the intersections of:

(a) A series of radii projected from the center line of the affected window and dividing the area for light access into 14 equal sectors of 10° each; and

(b) A series of concentric arcs centered upon the center line of the affected window, and with radii of 20 feet, 30 feet and 40 feet for residential uses and 10 feet and 20 feet for other main uses. A maximum of 28 units of light access are thus available for residential uses and 14 units of light access for other main uses.

(3) Requirements for light access

(a) For all affected windows in all buildings, at least eight units of light access and the space between such units and the affected window shall be unobstructed.

(b) Required unobstructed units of light access may be counted within one or more of the following:

1) Open space on the same lot.

2) Space on adjoining lots, which, under the provisions of Chapter 27, Zoning, is required to remain open.

3) A street or way, private easement or other permanently dedicated public or private open space.

(c) The following shall not be considered as obstructions when located within required units of light access and an affected window:

1) Portions of the same building or other buildings or structures whose height above sill level of the affected window in question is not more than 2/3 of their horizontal distance, measured at sill level from the center line of the affected window, for the exterior face of the building wall.

2) Overhead obstructions on the same building wall, such as cornices, awnings and balconies which do not project horizontally from the face of the building wall beyond an inclined plane rising from the sill level at an angle of 20° from the vertical exterior face of the building.

3) Spires; flagpoles; open fire escapes; and wire, chain link or other fences.

H. Residential open space. For land developments which include single-family, two-family and/or townhouse dwellings, triplexes or quadruplexes, an area of private outdoor open space shall be provided for every dwelling unit which is usable for outdoor living purposes, such as children's play, outdoor dining, family activities and the like. For land developments which include apartment dwellings, common open space shall be provided for the shared use of building residents. These residential open spaces may be provided by the yards and open spaces required by Chapter 27, Zoning. All open space shall be improved with amenities such as seating, lighting, landscaping, lagoons, sculpture, water features, landscape art, para course (fitness trail) designed to create an attractive and enjoyable environment. The placement of common open space shall take security needs into consideration which shall be reflected in the design. The development agreement shall include provisions governing hours of operation and maintenance of any common open space which is not dedicated to the Borough. The intent of this subsection is to assure the provision of open space which is usable for recreation and outdoor living purposes, as well as landscaped areas which function primarily as a visual setting for buildings.

[Amended 12-10-1992 by Ord. No. 1031]

I. Service areas. To the maximum extent feasible, areas of land developments used for service functions, such as parking, loading, outdoor storage, where permitted, garbage and rubbish storage areas, shall be located so as not to be visible from neighboring uses or from streets.

5. Site lighting. Exterior lighting shall be provided in land developments in accordance with this section. Where there are applicable Borough standards for streetlights, lighting installations shall comply with those standards. In other situations, lighting installations shall be in accordance with the Illumination Guidelines for Streets, Parking and Pedestrian Areas, prepared by the Illuminating Engineering Society of North America and published in IES Lighting Handbook, and shown in Appendix III.[2]

A. Streetlighting. Streetlights shall be provided by the developer on all streets dedicated to the Borough.

B. Site lighting. In addition, exterior lighting shall be provided for safety along walkways, at entryways, between buildings, in parking areas and throughout any common or public open space.

C. Maximum illumination and height of fixtures. Required lighting shall be designed and installed in a manner that will provide required minimum illumination and that will not create unpleasant glare either on or adjacent to the site. The maximum height of fixtures and maximum permitted illumination shall be in accordance with the standards shown in Appendix IV.[3]

[3] Editor's Note: Appendix IV is on file in the Borough offices.

[2] Editor's Note: Appendix III is on file in the Borough offices.

§ 22-705 Design and improvement of parking areas.

1. Access to parking areas shall be designed so as not to obstruct the free flow of traffic. Ingress and egress shall be designed to assure safety for vehicles and pedestrians. Parking areas shall be designed to avoid vehicles backing into any public street right-of-way.

2. Size of spaces. Each off-street parking space shall be nine feet in width by 18 feet in length, except parking spaces for the handicapped, which shall measure 12 feet in width.

3. Aisles. The width of aisles providing access to parking spaces shall be in accordance with the requirements specified below. Only one-way traffic shall be permitted in aisles serving parking spaces placed at an angle other than 90°.

Parking Angle (degrees)	Aisle Width (feet)
30°	12
45°	13
60°	18
90°	24

4. Handicapped spaces. Off-street parking areas intended for use by the general population, including but not limited to those serving retail, professional office, public and recreational uses, shall provide one handicapped parking space for every 40 spaces or fraction thereof. Parking areas intended for more restricted use shall provide a sufficient number of handicapped spaces to assure accessibility for handicapped persons. Handicapped spaces shall be clearly identified and located adjacent to pedestrian walkways which are negotiable by wheelchairs.

5. Location. Parking areas shall be located within reasonable walking distance of the uses that the spaces are intended to serve, and a safe and convenient system of pedestrian walkways shall be provided between parking areas and destinations.

6. Paving. All parking areas are to be paved bituminous or concrete surfaces. Alternative surfaces may be given consideration in less intensive use areas to facilitate proper stormwater management.

7. Construction. Parking lots shall be graded for proper drainage, paved or finished with an approved pervious surface. Parking lot gradients shall be maximum five-percent cross slope and maximum seven-percent longitudinal slope.

8. Lighting. If nighttime use is proposed, a parking area shall be lighted in accordance with § 22-704.5.

9. Landscaping. Every parking area containing five or more stalls shall be landscaped in accordance with § 22-706.

10. Curbing. Concrete curbing shall be provided along the perimeter of parking areas to contain and control cars, direct surface drainage and control erosion. Curbing may be eliminated or interrupted in approved areas to facilitate stormwater management design.

11. Curb-to-curb widths.

[Amended 12-10-1992 by Ord. No. 1031]

A. Ninety-degree angle parking/double-loaded, with cars free to overhang curbs, width curb-to-curb to be a minimum of 62 feet. Areas behind curbs shall be clear of structures, trees and hedges for a minimum of four feet.

B. Sixty-degree angle parking/double-loaded, with cars free to overhang curbs, width curb-to-curb to be a minimum of 58 feet.

C. Forty-five-degree angle parking/double-loaded, with cars free to overhang curbs, width curb-to-curb to be 52 feet.

12. Bumper blocks. Bumper blocks must be provided for each parking space to prevent the overhang of vehicles over adjacent sidewalks, driveways or roads. Bumper blocks may be eliminated when the parking area design does not allow such overhangs.

[Amended 12-10-1992 by Ord. No. 1031]

§ 22-706 Requirements and standards for landscaping.

1. General. Landscaping shall be provided for a land development in accordance with an approved landscape plan.

A. The landscaping design shall be conceived in a total pattern throughout the site, shall be designed to integrate the various elements of site development and to create a pleasing site character.

B. The landscape plan shall include plant materials and may include other materials, such as rocks, water, sculpture and other art, walls, fences, paving and street furniture.

C. The landscape plan shall identify all proposed landscaping elements and their locations, including existing elements to be retained, and shall include planting and construction details and methods of protecting during construction those materials to be retained.

2. Site protection and general planting requirements.

A. Topsoil preservation. Topsoil moved during the course of construction shall be redistributed on all regraded surfaces so as to provide at least four inches of even cover to all disturbed areas of the development and shall be stabilized by seeding or planting.

B. Removal of debris. All stumps and other tree parts, litter, brush, weeds, excess or scrap building materials and other debris shall be removed from the site and disposed of in accordance with regulations for the disposal of wastes. No tree stumps or portions of tree trunks or limbs shall be buried anywhere in the development. All dead or dying trees, standing or fallen, shall be removed from the site.

C. No hazardous material which is exposed or discovered on a land development site in the course of excavation or other site development operations shall be handled, excavated, stored, buried, transported or disposed of except in accordance with all applicable regulations.

D. Protection of existing plantings. No material or temporary soil deposits shall be placed within four feet of shrubs or within the drip line of trees designated for retention in the landscape plan. Protective barriers or tree wells shall be installed around each plant or group of plants that are to remain on the site. Barriers shall be self-supporting and constructed of a durable material that will last until construction is completed.

E. Slope plantings. All cuts and fills, terraces and roadway slopes steeper than one foot vertical to three feet horizontal shall be landscaped in accordance with the erosion and sedimentation plan in order to prevent soil erosion.

F. Other landscaping. All areas of the land development site not occupied by buildings and required improvements shall be landscaped by the planting of grass or other ground cover, shrubs and trees in accordance with the approved landscape plan.

G. Planting specifications. Deciduous trees used as street trees shall have at least a three-and-one-half-inch caliper at the time of planting, and deciduous trees in parking areas and buffer yards shall have at least a two-and-one-half-inch caliper at the time of planting. The size of evergreen trees and shrubs may vary, depending on type and the setting in which they are used. Only nursery-grown plant material shall be acceptable, and all plant materials shall be planted in accordance with accepted horticultural practice.

H. Plant species. The plant species selected shall be hardy for the climatic zone and specific environment of the setting.

I. Maintenance. Plantings shall be watered regularly in a manner appropriate for the plant species through the first growing season, and dead and dying plants shall be replaced by the developer during the following planting season.

3. Bufferyards. Where required by zoning district regulations, buffer yards shall be provided as specified in the district regulations and improved as specified hereunder. In addition, every parking area for more than five vehicles, all loading and unloading areas, rubbish storage and utility areas shall be screened around their perimeters by a buffer strip which is a minimum of five feet wide.

A. Purpose. Bufferyards shall be constructed and planted to provide a year-round visual screen in order to minimize the impacts of a use on adjacent uses.

B. Arrangement of plantings in buffer yards shall provide maximum protection to adjacent properties and avoid damage to any existing plant material to be maintained. If planted berms are used, the minimum top width shall be four feet; and the maximum side slope shall be 2 to 1.

C. Planting specifications. Plant materials shall be sufficiently large and planted in such a fashion that a year-round screen at least eight feet tall shall be produced within three growing seasons. Plantings shall be installed according to accepted horticultural practices.

D. Maintenance. Plantings shall be maintained as specified in Subsection 2 above. Bufferyards shall be kept free of all debris, rubbish, weeds and tall grass.

[Amended 12-10-1992 by Ord. No. 1031]

E. Berms, berm walls and fences. Where included as options in the zoning district regulations, fences, berms or berm walls may be used interchangeably as shown in the illustrations contained in Chapter 27, Zoning. Berms with masonry walls (BW1, BW2 and BW3) are intended to buffer high-intensity uses with significant impacts from adjacent lower-intensity uses.

(1) When berms with walls are used, the masonry wall shall be closer than the berm to the higher-intensity use.

(2) When a berm with a wall is used, a planting area at least five feet wide and containing 15% of the total plant requirement shall be located between the masonry wall and the higher-intensity use.

F. Uses in buffer yards. Bufferyards may be used for passive recreation, including pedestrian walkways. No buildings, structures, storage of materials or parking shall be permitted within the buffer area.

G. Legal status of buffer yards. Required buffer yards shall be protected by easements, covenants or other legal restriction approved by the Municipal Solicitor to assure their permanence and maintenance so long as the uses for which they are required continue in operation.

H. Excess buffer yards. In the event that a buffer yard originally provided adjacent to vacant land turns out to be larger than required, the excess may be reduced by expansion of the first use, transfer of a portion of the buffer yard to the second use or other arrangement acceptable to the Municipal Solicitor so long as the total requirement for buffering between the two uses is met.

4. Parking lot landscaping. In addition to the perimeter buffer yards required under Subsection 3 above, every parking area for more than 10 vehicles shall provide interior landscaping in accordance with this subsection.

[Amended 12-10-1992 by Ord. No. 1031]

A. At least one tree shall be planted within a parking area for every four parking spaces, in addition to required perimeter screening or required street trees.

B. Interior landscaping shall be located in protected areas such as planting strips between rows of parking stalls, islands between parking stalls or at the end of bays. The design of planting areas shall provide protection against damage from vehicles, road salts and mounded snow.

C. Trees may include hardy flowering, evergreen and deciduous trees. The area between trees shall be mulched, planted with shrubs or ground cover or decorative paving material. Any area that will be under the overhang of vehicles shall be mulched or paved.

§ 22-707 Street requirements and standards.

1. Layout. Streets shall be planned to conform with the layout of existing and planned streets and so located as to allow proper development of surrounding properties. Local streets shall be laid out so as to discourage through traffic. Collector streets should be designed to provide adequate flow of traffic from local streets to major community facilities and to arterial streets.

2. Topography. Proposed streets shall be planned to conform to the contour of the land, to provide buildable lots, to have a suitable alignment and grade and to allow proper drainage.

3. Street grades. Minimum and maximum grades shall be provided on all streets in accordance with the design standards specified in Appendix I.[1] Grades shall be measured along the center line of the street. Vertical curves shall be used in changes of grade exceeding 1% and should be designed in accordance with the design standards specified in Appendix I. Intersections shall be approached on all sides by leveling grades for a distance of 25 feet within which no grades shall exceed the design standards specified in Appendix I. The grade of actual intersections shall not exceed 6% in any direction.

[1] Editor's Note: Appendix I is included as an attachment to this chapter.

4. Right-of-way and paving widths. Minimum widths of rights-of-way and minimum of paving shall be provided in accordance with the design standards specified in Appendix I. All streets shall be paved in accordance with the Borough Public Improvements Code.[2]

[2] Editor's Note: The Public Improvements Code is on file in the office of the Borough Secretary.

5. Culs-de-sac. A cul-de-sac will not be approved when a through street is practical and shall not be more than 600 feet in length, unless a modification or exception to this requirement is granted under Part 9 of this chapter. A cul-de-sac shall have a minimum right-of-way radius and an outer minimum paving radius as specified in the design standards in Appendix I.

6. Temporary turnarounds. A temporary turnaround may be required where a road is constructed to an adjoining property line or where the terminus of a road adjoins property in a future phase of plan. The right-of-way width required for a temporary turnaround shall be a minimum of 60 feet and the outer paving radius of the temporary turnaround shall be 30 feet.

7. Visibility. No fence, hedges, shrubbery, walls, planting (other than trees and grass) or similar obstructions shall be located within the right-of-way and no such obstruction shall obscure visibility at any intersection. A clear sight triangle, as defined by this chapter, shall be maintained free of any obstructions at intersections so that there shall be a minimum clear sight triangle measured along the center line from the points of intersection in accordance with the requirements specified in Appendix I.[3] The clear sight triangle shall be shown on the final plat for recording.

[3] Editor's Note: Appendix I is included as an attachment to this chapter.

8. New street names. All new street names shall be approved by the Borough. Names of new streets shall be sufficiently different in sound and spelling from existing names of streets in the Borough so as not to cause confusion. A street which is planned as a continuation of an existing street shall bear the same name. Street signs shall be provided in accordance with § 22-606 of this chapter.

9. Sidewalks. The width of sidewalks shall conform to the standards specified in Appendix I. Sidewalks shall be located in line with existing sidewalks on adjacent lots or, where none exists, shall be located a minimum of three feet from the edge of any curb or paving. Sidewalks shall be constructed in accordance with the Borough Public Improvements Code.[4]

[4] Editor's Note: The Public Improvements Code is on file in the office of the Borough Secretary.

10. Pedestrian walkways. Pedestrian walkways, if required, shall be constructed of an all-weather, durable hard surface approved by the Borough.

§ 22-708 Service streets.

[Amended 12-10-1992 by Ord. No. 1031]

Alleys, as defined by this chapter, shall not be permitted in residential developments, but may be provided in commercial and industrial developments where needed for loading, unloading or secondary access. Alleys shall be constructed in accordance with the Borough Public Improvements Code and shall meet the minimum design standards shown in Appendix I for local streets.

§ 22-709 Easements.

Easements for sanitary sewers, water lines and stormwater management facilities shall be required to have a minimum width of 20 feet. Where a subdivision or land development is or will be traversed by a watercourse, there shall be provided a stormwater easement or drainage right-of-way of a width sufficient for the purpose, but not less than 20 feet.

§ 22-710 Lot standards.

The following standards shall apply to all lots proposed to be subdivided or developed in accordance with this chapter:

1. Area. Minimum lot areas shall conform to the requirements of Chapter 27, Zoning.

2. Frontage. All lots created by a subdivision shall have frontage along the right-of-way of a public street and the width of the frontage shall conform to the requirements of Chapter 27, Zoning.

3. Double frontage. Double-frontage lots shall be avoided; however, where a double-frontage lot is the only practical alternative, vehicular access shall be limited to only one street and that street shall be the street with the lower volume of traffic, if physically feasible. The final plan shall contain a notation restricting vehicular access to one frontage.

4. Side lines. Whenever practicable, the side lines of a lot shall be at right angles or radial to the right-of-way lines of streets.

5. Building lines. Building lines of lots shall conform to the minimum requirements of Chapter 27, Zoning, and shall be shown on the final plat.

6. Grading. Lots shall be graded to provide drainage away from buildings and, where practical, water shall be drained by the street rather than to adjoining property. The developer shall be required to provide drains or other drainage facilities, as approved by the Borough Engineer, to drain off surface water within the development.

7. Driveways. Driveways serving single-family and two-family dwellings are not required to be paved; however, in lieu of paving, the driveway shall have a covering of slag or stone at least two inches thick for a distance of 30 feet from the right-of-way of the street. All other driveways shall be paved in accordance with the Borough standards and/or the Pennsylvania Department of Transportation Design Manual, Part 2, Chapter 18. Paved driveways shall have a joint at the public street right-of-way. No driveway shall have a slope of more than 15%. Driveways may extend from the right-of-way line of the street to the cartway of the street, but shall not change the grade or contour of the street right-of-way, nor shall any person cut into, fill or in any way alter any gutter, curbing, drainage ditch or storm sewer within the right-of-way of a street or easement for the purpose of extending a driveway; or for any other purpose without first obtaining a permit therefor from the state, county or Borough.

8. Accessibility. Every lot shall be accessible to emergency and public safety vehicles.

9. House numbers. House numbers shall be assigned by the developer, subject to the approval of the U.S. Postal Service, and shall be posted at each house so as to be easily visible and readable from the street.

§ 22-711 Stormwater management.

Stormwater management facilities shall be provided for subdivisions and land developments as required by existing ordinances of the Borough of Homestead as now or hereinafter adopted or amended and the requirements of § 22-602.4 of this chapter.

§ 22-712 Storm sewers and drainage facilities.

1. Size and grade. Storm drains shall be adequate for the anticipated runoff when the area is fully developed. The minimum diameter of storm sewers shall be 15 inches, and the minimum grade shall be 1%, unless approved by the Borough Engineer.

2. Manholes. For pipe sizes of 24 inches or less, manholes shall be spaced at a maximum of 400 feet, and for larger pipe sizes the maximum distances between manholes shall be 600 feet. In addition, manholes shall be installed at all points of abrupt changes in horizontal alignment and vertical grade. Inlets may be substituted for manholes where practical.

3. Inlets. Inlets of the type shown in the Borough Public Improvements Code[1] shall be installed. Inlets at street intersections shall be placed on the tangent and not on the curved portions.

[1] Editor's Note: The Public Improvements Code is on file in the office of the Borough Secretary.

4. Castings. Manholes and inlet castings shall be as indicated in the Borough Public Improvements Code.

5. Stormwater roof drains. Stormwater roof drains shall be connected directly to underground pipes which shall flow into an approved storm drainage system. This storm drainage system shall not include dry wells or sumps. All pipe from roof drains shall be a minimum four inches Schedule 40 ABS, PVC or SDR 35 pipe four-inch. Schedule 40 PVC or ABS pipe is required for a distance of five feet from the foundation of the dwelling.

6. Unnatural drainage. Whenever construction stops or concentrates the natural flow of storm drainage in such a way as to affect adjoining properties, approval of the owners shall be obtained in writing. Approval of plans by the Borough shall not authorize or sanction drainage affecting adjoining properties.

7. Watercourses. Open watercourses shall not be permitted within the rights-of-way of streets. The stopping, filling up, confining or other interference with or changing the course of drains, ditches, streams and watercourses in the Borough shall not be permitted. A permit must be obtained from the Department of Environmental Protection (DEP) of the Commonwealth of Pennsylvania for construction or changes in a watercourse, subject to regulations of the Pennsylvania Department of Environmental Protection.

8. Bridges and culverts. All bridges and culverts shall be designed to support expected loads and to carry expected flows and shall be designed to meet current standards of the Pennsylvania Department of Transportation. All bridges and culverts shall be subject to all permits required by the Pennsylvania Department of Environmental Protection, Bureau of Dams and Encroachments.

§ 22-713 Sanitary sewers.

1. Installation. Installation of sanitary sewers and appurtenances shall be in accordance with the Municipal Authority standards, subject to the approval of the Borough Engineer. All utility stubs shall be extended to the street right-of-way line.

2. Minimum size and grade. The minimum diameter of sanitary sewers shall be eight inches and the minimum grade shall be 0.5%.

3. Laterals. Lateral connections, where required, shall be installed to the right-of-way line of the street prior to road paving. Each building shall have a separate connection to the public sewer, except that garages accessory to dwellings may be connected to the dwelling line.

§ 22-714 Testing of sanitary sewer lines.

1. All sanitary sewer lines shall be lamped and air tested by the developer in the presence of the Borough Engineer or inspector. Air tests shall be conducted in accordance with the specifications established by the Borough Engineer.

2. All construction materials used in sewers, streets, sidewalks and other required improvements shall be tested by a qualified testing laboratory, if required by the Borough Engineer. The cost for such tests shall be borne by the developer.