Borough of Mount Oliver, PA
Allegheny County
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Table of Contents
Table of Contents
The following minimum subdivision principles, standards and requirements will be applied by borough officials in evaluating the plans for a proposed subdivision.
A. 
Land shall be suited for the purpose for which it is to be subdivided.
B. 
Land subject to hazards to life, health and safety, such as strip-mined land, quarry land, open ditches and land subject to flooding or subsidence, shall not be subdivided for residential purposes. All such hazards shall be identified and eliminated by the owner or developer, and guaranties shall be provided to the borough that adequate safeguards against such hazards have been provided.
C. 
No land shall be subdivided in a manner that landlocks or compromises the use or future development of contiguous or adjacent land areas.
A. 
Proposed streets shall be properly related to borough, county and state road and highway plans that have been prepared and officially adopted and/or filed as prescribed by law.
B. 
Streets shall be logically related to the topography to achieve usable lots and reasonable grades.
C. 
Internal subdivision streets shall be laid out to discourage unnecessary through traffic, but provisions to coordinate adjacent area streets will be generally required.
D. 
Where a subdivision plan abuts or contains an existing or proposed arterial street, the governing body may require local access streets, reverse frontage lots or such other treatment that will provide protection for abutting properties, reduction in the number of intersections with arterial streets and separation of local and through traffic.
E. 
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 assurances for dedication of the remaining part of the street is secured.
F. 
Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
G. 
Dead-end streets shall be prohibited except as stubs to permit future street extensions or when designed as culs-de-sac. Permanent cul-de-sac streets may be permitted when it is clear that through traffic at such a street end is not essential to the existing or future street system in that district or to the development of adjacent properties in the area.
(1) 
Such streets, where permitted, shall not exceed one thousand (1,000) feet, including the turnaround at the closed end. The Planning Commission may recommend a cul-de-sac longer than one thousand (1,000) feet if it is determined by the Planning Commission that such additional length improves the subdivision design, results in a better relationship of the proposed development to the existing topography and does not create any hardships for the subdivision's residents or the borough. Temporary dead-end street stubs shall terminate with culs-de-sac if said street extensions are not made within six (6) months.
(2) 
The turnaround shall have an outside pavement radius of not less than forty (40) feet and a right-of-way radius of not less than fifty (50) feet.
(3) 
The minimum grade of the turnaround portion of the cul-de-sac shall be one percent (1%).
(4) 
The maximum grade of the turnaround portion of the cul-de-sac shall be five percent (5%).
H. 
If lots resulting from original subdivision are large enough to permit additional subdivision or if a portion of the tract is not subdivided, adequate street rights-of-way shall be provided as necessary to allow for future development activity.
I. 
Reserve strips restricting or controlling access to adjacent streets or properties shall be prohibited.
J. 
Street grades.
(1) 
Center-line grades shall be not less than two percent (2%).
(2) 
Center-line grades shall, wherever feasible, not exceed the following:
(a) 
Minor street: ten percent (10%).
(b) 
Collector and major traffic street: six percent (6%).
(3) 
Vertical curves shall be used at changes of grade and shall be designed in relation to the extent of the grade change.
(4) 
Where the grade of any street at the approach to an intersection exceeds seven percent (7%), a leveling area shall be provided having not greater than four-percent grades for a distance of twenty-five (25) feet measured from the nearest right-of-way line of the intersecting street.
K. 
Street width.
(1) 
Minimum street right-of-way and cartway widths shall be as follows: for minor streets and marginal-access streets, a fifty-foot right-of-way and twenty-four-foot paved cartway.
(2) 
Additional right-of-way and cartway width may be required by the governing body for the following purposes:
(a) 
To promote public safety and convenience where anticipated traffic flows warrant or where drainage easements should reasonably parallel thoroughfares.
(b) 
To provide parking space in commercial districts and in areas of high-density residential development.
(3) 
A short extension of existing streets with lesser right-of-way and/or cartway widths than prescribed above may be permitted; provided, however, that no section of a new right-of-way less than fifty (50) feet in width shall be permitted.
L. 
Street intersections.
(1) 
Multiple intersections involving the junction of more than two (2) streets shall be prohibited. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
(2) 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than sixty degrees (60º).
(3) 
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of one hundred fifty (150) feet between their center lines.
(4) 
Minimum curb radii at street intersections shall be fifteen (15) feet for intersections involving only minor streets, twenty-five (25) feet for intersections including other-type streets or such greater radius as is suitable to the specific intersection.
(5) 
A clear sight triangle shall be maintained at all intersections within an area formed by the intersecting street lines and a line joining points on the street lines seventy-five (75) feet from the corner.
(6) 
Intersections of local streets with collector and arterial streets shall be kept to a minimum, consistent with topography and other local conditions. All subdivision intersections of less than one hundred fifty (150) feet shall be avoided. To the fullest extent possible, intersections with collector and arterial streets shall be located not less than eight hundred (800) feet apart, measured from center line to center line.
M. 
Alleys shall not be permitted in any subdivision.
N. 
Private streets (vehicular rights-of-way not dedicated for public use) shall not be approved, nor shall layout or improvements for lots abutting private streets be approved, for more than one (1) lot per private street except for existing private streets where development has taken place prior to the effective date of this chapter. Such streets in existence at the time of enactment of this chapter may be accepted by the borough for snow removal and general maintenance, subject to the following requirements:
(1) 
It must be determined by the Planning Commission and governing body that such street is not essential to the existing and/or future street system.
(a) 
A right-of-way of from twenty-four (24) feet, up to and including thirty-three (33) feet, shall have a minimum paved cartway of eighteen (18) feet.
(b) 
A right-of-way of over thirty-three (33) feet, up to and including forty (40) feet, shall have a minimum paved cartway of twenty-two (22) feet.
(c) 
A right-of-way of over forty (40) feet, up to and including fifty (50) feet, shall have a minimum paved cartway of twenty-four (24) feet, plus a two-foot asphalt wedge curb or approved equal on both sides thereof.
(2) 
When said streets terminate as dead-end streets, they shall have culs-de-sac with a minimum radius of thirty-five (35) feet for eighteen-foot paved cartways and forty-foot radius for paved cartways of twenty-two (22) to twenty-four (24) feet.
(3) 
Base course specifications and/or requirements may be altered if and when it is determined by the Borough Engineer that the existing base course is equal to and/or exceeds borough specifications.
(4) 
All street improvements, design, construction and specifications shall be in accordance with Articles IX, X and XII of this chapter, subject to the approval of the governing body and Borough Engineer.
(5) 
All costs associated with design, construction or any other expenses involving said street improvements shall be assumed by developers or other private sources with no cost to the borough prior to final acceptance for dedication by the Borough Council.
O. 
Streets proposed for commercial or industrial land development purposes shall, if possible, be laid out to intersect directly with arterial and collector streets. Insofar as possible, traffic circulation systems for commercial and industrial subdivisions shall be designed in a manner to eliminate or discourage traffic flow through residential areas.
P. 
Driveways (site ingress and egress).
(1) 
Commercial and industrial ingress and egress (driveways) shall be designed to provide optimum visibility and to minimize traffic congestion in the vicinity of the development parcel. Traffic access design shall conform to the following requirements:
(a) 
In addition to the information and data required by §§ 219-13 and 219-15 of this chapter, all applications for preliminary and final plan approvals of subdivisions for commercial and industrial land development shall contain a traffic circulation plan showing:
[1] 
The locations and dimensions of vehicular ingress and egress for each development parcel.
[2] 
The location and access provisions for parking and loading for each development parcel.
[3] 
Available sight distances at all driveways.
(b) 
Defined ingress and egress points shall be required for all commercial and industrial development parcels.
(2) 
All driveways shall be constructed so as not to interfere with roadway drainage. Cross drains shall be constructed beneath the driveway where required to provide adequate drainage.
A. 
The following general provisions shall apply to all subdivisions of land:
(1) 
All lot area requirements and specified minimum yard and setback designations shall be dimensioned from public rights-of-way, where applicable. No lot area requirement or setback shall be computed from within a public right-of-way.
(2) 
The frontage width of lots abutting a cul-de-sac shall be determined as the width at the building line. The side yard and setback requirements will be calculated from the midpoint of the structure along the average length of both sides and the rear of the structure.
(3) 
All lot lines shall be set perpendicular or radial to the center line of the street whenever possible.
(4) 
Lots abutting local streets shall front on the streets that parallel the long dimension of the block, if possible.
(5) 
All lots shall abut by their full frontage on a publicly dedicated street. Lots abutting on a private street or easement shall not be approved, except that lots developed on private streets in existence prior to the enactment of this chapter may be approved. Private streets shall not be extended to permit additional lot development.
(6) 
No land shall be graded, cut or filled so as to create a slope exceeding a vertical rise of one (1) foot for each two (2) feet of horizontal distance between abutting lots, unless a retaining structure is installed in accordance with specifications approved by the Borough Engineer and the governing body.
(7) 
Setback relaxations.
(a) 
The literal application of front yard setback requirements for single-family dwellings, as set forth in Chapter 260, Zoning, may be relaxed by the governing body in predominantly developed areas, provided that seventy-five percent (75%) or more of the established structures on the same side of the street in the immediate vicinity have front yard areas less than required by Chapter 260, Zoning.
(b) 
For purposes of this setback relaxation, the immediate vicinity shall be interpreted as a block area not exceeding eight hundred (800) linear feet which is between either two (2) intersecting streets or an intersecting street and a cul-de-sac.
(c) 
In the absence of typical block development in open or rural areas, the immediate vicinity shall be determined as developed parcels within five hundred (500) linear feet of the subject property.
(d) 
Where setback relaxations are granted, the front yard setback requirements shall be established as the average setback of all existing structures in the immediate vicinity.
(e) 
The relaxation of setback requirements under this section shall be subject to the granting of a zoning variance from the Zoning Hearing Board and shall be employed only to achieve orderly development and not to circumvent the purpose and intent of this Subdivision and Land Development Ordinance or of Chapter 260, Zoning.
B. 
Lots laid out for residential purposes shall be subdivided in accordance with the provisions of Chapter 260, Zoning, with respect to lot area, lot width, setbacks, yard requirements and other applicable requirements.
C. 
Nonresidential lots.
(1) 
Lot and tracts of land laid out for nonresidential purposes shall be subdivided in accordance with the provisions of Chapter 260, Zoning, with respect to lot area, lot width, setbacks, yard requirements and other applicable requirements.
(2) 
The location of areas designated for structures, internal site accessways, off-street parking and loading areas and generalized land use proposals shall be included as a part of all final plan applications for nonresidential purposes.
(3) 
The Planning Commission may recommend and the governing body may authorize block platting in place of lot platting for nonresidential purposes to provide the developer maximum flexibility, provided that no block shall be subdivided in such a way that any subsequent lots would be smaller than the minimum size authorized by this chapter.
(4) 
The developer shall demonstrate every effort to protect adjacent existing or potential residential development sites through the provision of guaranties or other appropriate procedures or amenities designed and established for the purpose of mitigating adverse influences resulting from business activities.
A. 
Block length shall not ordinarily exceed one thousand six hundred (1,600) feet nor be less than five hundred (500) feet, depending on topography, adjacent road configurations and other related criteria.
B. 
Blocks shall be at least two (2) lots in depth except for reverse frontage lots.
C. 
The depth to width ratio of usable lot length shall be at a maximum of four to one (4:1), except where said requirement proves unreasonable due to unique topographic conditions or unique parcel configuration which would create inaccessible or derelict land areas.
A. 
Utility and public utility easements shall have a minimum width of twenty (20) feet and be placed at the side or rear of lots if possible. When the governing body determines that conditions are suitable for utilities and/or public utilities, an easement reservation will be required.
B. 
Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially to the line of such watercourse and of such width as will be adequate to preserve natural drainage and provide sufficient width for maintenance purposes, but not less than twenty (20) feet. Where applicable, federal, state and local flood maps and data shall be employed to determine the location of easements or rights-of-way required by this chapter.
Sidewalks and crosswalks shall be installed by the subdivider or developer along public streets or at other locations deemed necessary for public safety, if determined necessary by the governing body because of safety or the relationship to contiguous development.
Reserve strips surrounding property or areas reserved for any purpose that shall make any area unprofitable for regular or special assessments or that may revert to an untended nuisance area shall not be approved by the governing body.
A. 
The subdivider may choose his street names, subject to the approval of the governing body. No street, other than an extension, may be given the name of an existing street in the borough's postal service area.
B. 
Streets laid out opposite another street shall be given the same name or number as the opposite street.
C. 
All house numbering systems shall be coordinated with the numbering of existing development in the area and approved by the Planning Commission and the governing body.[1]
[1]
Editor's Note: See also Ch. 76, Buildings, Numbering of.
Subdividing land shall be done in a manner that will not bar adjacent property owners from access to streets and ways of alignment nor otherwise preclude the development of surrounding land areas.
A. 
Provisions for proper improvement and maintenance of any open space and recreation areas set aside as public space shall be guaranteed by appropriate bonds or similar provisions satisfactory to the governing body.
B. 
The governing body may, at its option, accept recreation and open spaces from the developer through deeds of dedication conveying title to the borough.
A. 
Trees, shrubbery and similar vegetation shall not be established within a road right-of-way.
B. 
Trees, shrubbery and similar vegetation shall not be established in proximity to a road right-of-way in a manner that interferes with clear sight access from the road cartway.