The following standards and requirements for the subdivision and development of land shall be considered as minimum standards and requirements by the Planning Commission and the Board of Supervisors in their review, evaluation and decisions on plans of subdivision and land development. Graphic details of such standards and construction techniques are hereby attached as Appendix A[1] and shall be used as a reference and supplemental guidelines.
[1]
Editor's Note: Appendix A is included at the end of this chapter.
A. 
Land shall be suited for the purpose for which it is to be subdivided and developed.
B. 
Land subject to hazards of life, health, and safety, such as deep mined or strip mined, quarried land, channels, swamps, land subject to flooding slides and subsidence shall not be approved for subdivision or development until all such hazards have been satisfactorily eliminated or unless a written agreement and guarantee is given by the applicant or developer that provision for correcting and removing such hazards are provided for in the subdivision or land development plans.
A. 
Proposed streets shall be located, laid out and properly coordinated to the existing system of streets and highways in the Township regardless of whether such streets and highways be Township, county, or state highways and streets.
B. 
Streets shall be logically located to the topography so as to produce usable lots and reasonable grades.
C. 
Marginal streets shall be laid out so as to discourage high volume of through traffic through residential areas, but provisions for street connections into and from adjacent subdivisions and areas of development will be generally required.
D. 
Where a subdivision or land development abuts or contains an existing or proposed arterial street, the Planning Commission and the Board of Supervisors may require marginal access street, reverse frontage lots, or such other layout and treatment which 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 and development of a tract in conformance with the other requirements and standards of these regulations, and where, in addition, satisfactory assurance for the dedication for public use of the remaining part of the street has been secured.
F. 
Wherever a tract to be subdivided borders on an existing half or partial street, the existing and the proposed shall both be included, shown and clearly designated on the plan or plat submitted to the Township.
G. 
Dead-end streets, when provided with a turnaround or cul-de-sac, may be permitted when it is clearly determined 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 that the topography of the land prohibits the future extension of the street.
(1) 
A turnaround or cul-de-sac having a minimum cartway diameter of 80 feet and having a minimum right-of-way diameter of 100 feet shall be required at the end of all such streets.
(2) 
Unless the future extension of such street is clearly impractical or undesirable, the turnaround or cul-de-sac right-of-way shall be located adjacent to and abut a property or tract line in such a manner that a right-of-way of the same width as the street leading into the cul-de-sac shall be provided and extended to the property line thereby permitting the future extension of the street into an adjoining tract of land.
H. 
Lots or parcels of land resulting from previous subdivision or a larger tract may be resubdivided if the resubdivided lots, tracts or parcels of land meet all of the standards, provisions and requirements of this chapter, such as, but not limited to, adequate access, area, width and depth of lots, building or setback lines, whether lots and land is served by sanitary sewers and sewage treatment facilities, municipal water supply, utilities, street improvements, etc. Where a portion but not all of a tract of land is being subdivided and/or developed, the portion of land currently being subdivided shall be properly laid out and/or developed so as to provide for the future extension of the subdivision, street rights-of-way, and access to the land not being subdivided and/or developed, as well as access to other tracts of land adjacent thereto; and so as to provide for the future extension of utilities, municipal sewerage and water facilities and services to serve such undivided and undeveloped adjacent areas of land.
I. 
Reserve strips of land restricting, blocking or controlling access to adjacent streets or tracts of land shall be prohibited.
J. 
Maximum allowable grades — center line of street:
(1) 
Arterial streets: 5%.
(2) 
Marginal access streets: 12%.
(3) 
Collector streets: 10%.
K. 
Minimum grades on all streets shall not be less than 1%.
L. 
Vertical curves of proper and adequate length shall be installed on all street grade changes exceeding 1%. Length of vertical curve shall be designed so as to provide for a safe site distance.
M. 
Alignment.
(1) 
Whenever street lines are deflected in excess of 2°, connection shall be made by the installation of horizontal curves.
(2) 
To ensure adequate site distance, minimum center line radii for horizontal curves shall be as follows:
(a) 
Arterial streets: 500 feet.
(b) 
Collector streets: 200 feet.
(c) 
Marginal access streets: 150 feet.
(d) 
Minor streets: 100 feet.
N. 
Widths. Minimum street right-of-way widths and cartway (roadway) widths shall be as follows:
Type of Street
Cartway
(feet)
Right-of-Way
(feet)
Minor streets
21
50
Residential collector streets serving 50 lots or more
25
50
Commercial collector streets
36
70
Arterial streets
48
50
(1) 
Right-of-way and cartway widths wider than the standards stated above may be required by the Township for the following purposes:
(a) 
To promote public safety and convenience.
(b) 
To provide adequate width for the installation of the various utilities, facilities and improvements.
(c) 
To provide for the movement and flow of traffic in commercial districts and in areas of high-density residential development.
(d) 
Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformation with the standards stated above shall be required.
O. 
Cul-de-sac. A cul-de-sac street of a length greater than 2,000 feet shall only be permitted when properly designed turnaround are provided at approved intervals along the cul-de-sac and at the end of such cul-de-sac. The turnaround shall have a cartway with a minimum diameter of 80 feet and have a right-of-way with a minimum diameter of 100 feet. The cul-de-sac shall not exceed 5% in grade.
P. 
Street intersections.
(1) 
Curbs, where required, shall be installed by the applicant along the streets, where deemed necessary for public safety or stormwater control as determined by the Board of Supervisors.
(2) 
Curbs shall be of the type, materials and specifications as designated by the Board of Supervisors.
(3) 
All curbs at intersections shall be rounded by a radius, said radius to be parallel to the right-of-way line and in no case shall such radius be less than 20 feet.
(4) 
Where the grade of any street at the approach to an intersection exceeds a grade of 5%, a leveling area shall be provided with a transitional grade not to exceed 2% for a distance of 25 feet from the nearest right-of-way line of the intersection.
(5) 
All street intersections at right-of-way line shall be rounded by a minimum radius of 20 feet.
(6) 
Multiple intersections of more than four roads shall be prohibited.
Q. 
Offset between streets. Where streets enter a street or highway from opposite directions, an offset distance of less than 125 feet between said street entrances shall be avoided where possible.
R. 
Reverse curves. Reverse curbs shall have a tangent between said curves the minimum distance which shall be as follows:
(1) 
Minor streets: 50 feet.
(2) 
Marginal access street: 75 feet.
(3) 
Collector streets: 100 feet.
(4) 
Arterial streets: 300 feet.
S. 
Alleys. Alleys shall not be permitted in any zoning district except by approval of the Board of Supervisors.
T. 
Blocks.
(1) 
Block lengths shall not exceed 1,000 feet, nor be less than 300 feet, unless existing conditions or the topography of the land makes it impossible to comply with these standards or where a modification is approved by the Board of Supervisors.
(2) 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering a major arterial traffic street are laid out and used.
(3) 
Exceptionally long blocks shall be provided with crosswalks with a minimum right-of-way width or reservation of 12 feet, and a four-foot wide paved walkway.
U. 
Driveways.
(1) 
Driveways shall be located to provide the best visibility possible within the limits of the property that each driveway serves. Driveways shall conform to the Township of Darlington's rules and regulations governing the installation and construction.
Residential
Commercial
Width
10 feet minimum
In compliance with the rules, regulations and specifications of PennDOT
20 feet maximum
Radius
10 feet minimum
15 feet maximum
V. 
Flag lots. Lots proposed as flag lots shall not be recommended for approval by the Planning Commission nor approved by the Township Board of Supervisors unless the developer/subdivider can demonstrate that a modification or variance is warranted in accordance with the provisions of this chapter. Where a lot is proposed requiring an extended access to a public or private right-of-way for vehicular ingress and egress and a modification or waiver is granted, the land upon which the private driveway is to be constructed shall be a minimum of 20 feet in width.
A. 
Private sewage disposal systems serving more than one property shall not be the basis for reduced lot size in any proposed subdivision plan unless special written permission for such installation and action is obtained from the Planning Commission and the Board of Supervisors. Request for permission to install such system shall be accompanied by:
(1) 
Detailed design, specifications and report from a properly qualified registered professional engineer indicating the feasibility of the construction of the system;
(2) 
Approval for the construction of such system from the Pennsylvania Department of Environmental Protection;
(3) 
Proposal, agreement and surety bond from the applicant or developer to the Township providing for the continued operation and maintenance of such sewage disposal system by the applicant or developer and their assigns.
B. 
No change or revision in a subdivision or in an approved or recorded plan or in any lot in any such plan shall be made without the approval of the Planning Commission and the Board of Supervisors.
C. 
The Planning Commission and the Board of Supervisors may require in any subdivision of land, wherever they deem it advisable and feasible to do so, that the applicant or developer shall provide and dedicate to public use an area or areas of land suitable and usable for the promotion and development of recreational facilities, such as ball fields, tennis courts, basketball courts, picnic and swimming pool areas, etc.
D. 
The frontage width of lots fronting a cul-de-sac shall be determined as the width at the building line. The side yard setback requirements will be calculated from the mid point of the structure along the average length of both sides of the structure.
E. 
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 plat.
F. 
Lots abutting local streets shall front upon the streets which parallel the long dimension of the block, when possible.
G. 
Where the topography of the land requires that the installation of individual on-lot sanitary disposal facilities be located in the setback between the front yard area, the front building line and right-of-way line shall be increased, subject to review by the Planning Commission and approval by the Board of Supervisors.
A. 
Utility and drainage easements and rights-of-way shall be a minimum width of 20 feet and to the fullest extent possible shall be centered on or adjacent to rear or side lot lines.
B. 
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 natural drainage and provide sufficient width for maintenance purposes.
C. 
The use or purpose of the proposed easement or right-of-way shall be so designated on the plan of said subdivision.
Sidewalks and crosswalks, where required by the Board of Supervisors, shall be installed by the applicant or developer along public streets or where deemed necessary for public safety as determined by the Board of Supervisors.
Parcels of land reserved or dedicated for public use, such as parks, playgrounds, recreational purposes, municipal facilities and uses, shall be so located and be of such size, dimensions and topography to make it suitable and adaptable to the uses intended.
A. 
No street, other than an extension of an existing street, shall be given the name of an existing street in the Township.
B. 
The applicant or developer may submit a name of his choice for a proposed street.
C. 
The final choice or approval of a name whereby to identify a street shall be that of the Board of Supervisors.
In subdividing land it shall be done in a manner that will not have the effect of debarring now or in the future adjacent property owners from access to the streets and ways of the allotment.
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 Board of Supervisors.
Private streets shall be not be permitted, nor shall improvements abutting private streets be permitted, except as expressly provided as follows:
A. 
Private streets shall only be used as permanent cul-de-sac streets rather than as through streets connecting two public streets.
B. 
New private streets or extensions to existing private streets shall be platted with a fifty-foot right-of-way and a one-hundred-foot diameter cul-de-sac right-of-way at the end of the street.
C. 
New private streets shall not service more than three lots for single-family dwellings only. If an extension is proposed to an existing private street, the existing private street and the extension shall not service a total of more than three lots.
D. 
New private streets shall be named at the time of subdivision approval in accordance with applicable laws and regulations of Pennsylvania Emergency Management Agency.
E. 
Private streets shall be constructed so as not to have vertical grades exceeding 12%. Private streets shall also be constructed so as to have a twenty-four-foot minimum cartway width and a minimum turnaround with a cartway diameter of 80 feet constructed with a minimum of a four-inch crushed aggregate base course. Private streets shall be constructed and maintained to a mud-free passable condition.
F. 
Private streets, including existing portions prior to the subdivision if an extension is involved, shall not exceed 1,000 feet in length, as measured from the intersection of the cartway center lines at one end, along the center lines at one end, along the center line of the private street, to the outermost part of the cul-de-sac turnaround.
G. 
Only one private street shall be permitted for any parent tract of property existing as of the date adoption of this chapter. If a subdivision is created after the adoption date of this chapter which includes a private street, then no other parcel, lot, remnant area or tract of land created in the initial subdivision may be further subdivided with a second private street.
H. 
The Township shall have no maintenance obligation for approved private streets. Maintenance of such private streets shall be the full and sole responsibility of the owner, association, or the legally binding organization of landowners with access rights, subject to the criteria below:
(1) 
An association, or other legally binding organization of landowners with access rights on the private street, shall be formed and administered for the purpose of the private street.
(2) 
The voting rights in the association and the method for sharing the cost of the maintenance shall be included in the association's documents, which shall be binding on their successors and assigns.
(3) 
Documents governing such association shall be filed with the Board of Supervisors.
(4) 
All properties depending on a private street for access shall be guaranteed an irrevocable right to that access under the terms of a right-of-way access easement, or other legal covenant. Such access right shall be clearly noted on the subdivision land development plans which create a private street, shall be included in the deeds for all properties with access rights and shall be recorded in the Office of the Recorder of Deeds of Beaver County.
(5) 
Documents governing maintenance associations for a private street shall be recorded with each deed for properties with access rights.
I. 
Whenever a subdivider proposes to establish a street which is not offered for dedication to public use, the Township may require the subdivider to submit, and also to record with the plan, a copy of an agreement made with the Board of Supervisors on behalf of his or her heirs, successors and assigns. The agreement shall establish the conditions under which the street may later be offered for dedication and should stipulate, but not be limited to, the following:
(1) 
The street shall confirm to municipal specifications, or the owners of the private street shall include sufficient funds with the offer of dedication to restore the street to conformance with municipal specifications.
(2) 
An offer to dedicate the street shall be made only for the street as a whole.
(3) 
Agreement by the owners of 51% of the front footage shall be binding on the owners for the remaining lots. Such conditions shall be noted in the deeds for these properties.