[Ord. 963, 10/18/2006, § 601]
Subdivisions, consolidations and land developments shall conform
to the standards set forth in this Part. The standards specified in
this Part are minimum design requirements.
[Ord. 963, 10/18/2006, § 602]
In reviewing any application, 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 Construction Standard Details referred
to in this Part.
[Ord. 963, 10/18/2006, § 603]
1. Slope of Land. No land shall be graded, cut or filled so as to create
a slope exceeding a vertical rise of one foot for each two feet of
horizontal distance between adjoining lots, except where adequate
provision is made to prevent slides and erosion as approved by the
Borough Engineer. Slopes greater than 2 to 1 shall require a soils
report prepared by a registered soils engineer and submitted for review
by the Borough Engineer.
2. Stripping of Topsoil. No person shall strip, excavate or otherwise
remove topsoil, dirt or slag for sale, or for use other than on the
lot from which it is taken, except in connection with the construction
or alteration of a building on that lot and the excavation or grading
incidental to that construction.
3. Major Excavation, Grading and Filling. Any major (more than 250 cubic yards or greater than four feet in depth) cuts, excavation, grading, and filling which materially changes the drainage characteristics of the site and the site's relationship with surrounding properties shall not be permitted unless first approved by the Borough Engineer, in accordance with an application under the provisions of Chapter
9 of the Borough Code of Ordinances, "Grading and Excavating." As a condition for such approval, a plot plan of the entire tract of land on which such excavation, grading and filling are to be conducted shall be submitted by the developer to the Borough Engineer for approval. Such plot plan shall show, in addition to any other information required by the Borough Engineer to demonstrate compliance with the provisions of this section, the following information:
A. The existing contours of the site.
B. Proposed contours of the site after completion of the excavation,
cuts, grading and filling. The plot plan shall be at a scale of 50
feet to one inch or larger and have a contour interval of not more
than five feet where the slope will be greater than 10% and not more
than two foot intervals where the slope will be less than 10%. The
Borough Engineer shall not approve any plan in which any such excavation,
grading and filling will result in a slope exceeding a vertical rise
of one foot for each two feet of horizontal distance between adjoining
lots or tracts of land, except where adequate provision is made to
prevent slides and erosion, as approved by the Borough Engineer.
4. Planting and Cutting of Trees; Removal of Debris. Major shade trees
should be adequately protected from injury and preserved to the extent
practical. All lot areas which slope towards streets or adjacent lots
may be required to be seeded with grass or planted with ground cover
so as to prevent washing and erosion. During construction, the developer
shall remove and dispose of all uprooted trees, stumps, brush, rubbish,
unused building materials and debris promptly in the interest of public
safety.
5. Flood-Prone Areas. Land which is naturally poorly drained or subject to periodic flooding shall not be used for residential development or for any uses which may involve danger to health, safety and general welfare of the community. Land identified as flood-prone on maps issued by the Federal Insurance Administration shall be subject to the regulations of the National Flood Insurance Program and the Flood Protection Ordinance [Chapter
8]. Proof of ownership of the property to be graded shall be submitted with the plot plan.
[Ord. 963, 10/18/2006, § 604]
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. Grading. The shoulders shall be graded to the full width of the right-of-way
and provisions shall be made for protection of slopes beyond the right-of-way.
4. Street Grades. Grades shall be provided on streets in accordance
with the following design standards:
A. The maximum grade for an arterial street shall be 5%.
B. The maximum grade for a collector street shall be 8%.
C. The maximum grade for a local street shall be 12% for no more than
1,200 feet in length.
5. Vertical Curve Alignment.
A. Vertical curves for collector and local streets shall be used in
grade changes exceeding 1%. The minimum vertical curve shall be 150
feet in length for arterial streets, 100 feet in length for collector
streets and 50 feet in length for local streets. Vertical curves shall
be increased 20 feet for each 1% of grade change exceeding 3%.
B. Vertical sag or crest curves at intersection of local streets may
be as short as 100 feet in length, provided that the construction
plans show grading that provides minimum unobstructed distance in
all streets as viewed from the intersection.
6. Intersection Standards.
A. Where the grade of any street at the approach to an intersection
exceeds 5%, a leveling area shall be provided with a transitional
grade not to exceed 2% for a distance of 50 feet from the nearest
right-of-way line of the intersection.
B. The street pavement edge shall be rounded at the intersections by
an arc with a minimum radius of 25 feet on collector and local streets.
Right-of-way lines shall be rounded by an arc which is concentric
with the curb line.
7. Street Alignment.
A. The minimum center-line radius for horizontal curves on an arterial
street shall be 350 feet; on a collector street shall be 250 feet;
and on a local street shall be 125 feet. On a cul-de-sac, the minimum
length on a horizontal curve may be reduced, on the review of site
conditions, plan and traffic flow by the Borough Engineer.
B. Between reverse curves, a tangent of not less than 150 feet in length
for a collector street and 100 feet in length for a local street.
8. Right-of-Way and Paving Widths. Minimum widths of rights-of-way shall
be 50 feet for residential streets and 60 feet for collector streets.
Minimum widths of paving shall be provided in accordance with the
design standards specified in the Borough Construction Standard Details.
All streets shall be paved in accordance with Borough Construction
Standard Details.
9. Additional Right-of-Way and Paving Widths. Additional widths and
paved cartway widths may be required by the Borough where necessary
for public safety and convenience, for parking in commercial and residential
areas and where additional width is necessary on existing roads which
do not comply with current standards.
10. Culs-de-Sac. A cul-de-sac will not be approved when a through street is practical and shall not be more than 800 feet in length, unless a modification or exception to this requirement is granted under Part
8 of this chapter. A cul-de-sac shall have a minimum right-of-way radius of 50 feet and an outer minimum paving radius of 80 feet as specified in the design standards of this chapter.
11. Half Streets. Half streets shall not be provided, except where it
is essential to the reasonable development of the subdivision in conformity
with the other requirements of this chapter, or where it becomes necessary
to acquire the remaining half by condemnation so it may be approved
in the public interest.
12. Alleys. Alleys are not permitted in residential districts, but may
be included in commercial and industrial areas where needed for loading
and unloading or access purposes.
13. Dead End Streets. Dead end streets are prohibited, except as a street
to permit future extensions into adjoining tracts or when designed
as culs-de-sac.
14. Temporary Turnarounds. A temporary turnaround may be required where
a road is constructed to an adjoining property line. The right-of-way
width required for a temporary turnaround shall be a minimum of 45
feet and the outer paving radius of the temporary turnaround shall
be 40 feet. The temporary turnaround shall be made of an all-weather
surface.
15. 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 shall be maintained free of any
obstructions at intersections so that there shall be a minimum clear
sight triangle in accordance with the Borough Construction Standard
Details.
16. 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 §
22-507 of this chapter.
17. Sidewalks. The width of sidewalks shall conform to the standards
specified in Borough Construction Standard Details. Sidewalks shall
be located in line with existing sidewalks on adjacent lots or, where
none exists, shall be located adjacent to the curb or, where no curb
exists, within three feet of the edge of paving. Sidewalks shall be
constructed in accordance with the Borough Construction Standard Details.
18. Street Construction. All streets and alleys shall be constructed
in accordance with the Borough Construction Standard Detail. The materials
and methods of installation of the materials used to construct all
streets and alleys in the Borough shall be in accordance with current
edition of the Pennsylvania Department of Transportation's Publication
408.
19. Curbs. All curbs shall be constructed in accordance with the Borough
Construction Standard Detail. The new curb shall be installed in conformity
with the line and grade of the proposed cartway.
[Ord. 963, 10/18/2006, § 605]
Service streets, as defined by this chapter, may be provided
in residential, commercial and industrial developments where needed
for loading, unloading or secondary access. Where authorized, the
minimum right-of-way width for service streets shall be 50 feet and
the paved cartway shall be a minimum of 26 feet.
[Ord. 963, 10/18/2006, § 606]
Sewer and other utility easements shall be required to have
a minimum width of 20 feet. Where a subdivision, consolidation 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 no less than 20 feet.
[Ord. 963, 10/18/2006, § 607]
1. The following standards shall apply to all lots proposed to be subdivided
or developed in accordance with this chapter:
A. Area. Minimum lot areas shall conform to the requirements of the Borough Zoning Ordinance [Chapter
27]. Remnants of land shall not be permitted and shall be included in the area of proposed or existing lots, if not intended for dedication as a parcel for permanent open space or park land.
B. Frontage. All lots created by a subdivision shall front along the right-of-way of a public street, unless approved as a planned residential development or modified under the provisions of Part
8 of this chapter. The width of the frontage shall conform to the requirements of the Borough Zoning Ordinance [Chapter
27].
C. Double Frontage. Double frontage lots, other than corner 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.
D. 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.
E. Building Lines. Building lines of lots shall conform to the minimum requirements of the Borough Zoning Ordinance [Chapter
27] and shall be shown on the final plat.
F. Grading. Lots shall be graded to provide drainage away from buildings
and, where practical, water shall be drained to 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. All lots must have
storm sewer for all constructed drains to tie into.
G. Driveways. All driveways shall be a paved surface in accordance with § 27-704 of the Borough Zoning Ordinance [Chapter
27].
H. Accessibility. Every lot shall be accessible to emergency and public
safety vehicles.
I. House Numbers. House numbers shall be assigned by the Borough Secretary
or the local Post Office, and must be posted at each house so as to
be easily visible and readable from the street.
[Ord. 963, 10/18/2006, § 608]
Stormwater management facilities shall conform to the requirements of the Borough Stormwater Ordinance, Ord. 840, as amended, codified at Chapter
23 of the Forest Hills Code of Ordinances, "Stormwater Management."
[Ord. 963, 10/18/2006, § 609]
1. Size and Grade. Storm drains shall be adequate for the anticipated
run-off 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 alignment and
grade. Inlets may be substituted for manholes where practical. Manholes
shall be constructed and installed in accordance with the Borough's
Construction Standard Detail.
3. Inlets. Inlets of the type shown in the Borough Construction Standard
Details shall be installed. Inlets at street intersections shall be
placed on the tangent and not on the curved portions. Inlets shall
be spaced at a maximum of 300 feet.
4. Castings. Manholes and inlet castings shall be as indicated in the
Borough Construction Standard Details.
5. Stormwater Roof Drains. Stormwater roof drains and pipes shall not
discharge water over a sidewalk but shall extend under the sidewalk
to the gutter. Where accessible, the roof drain shall be connected
with the storm sewer. When required by the Borough Engineer, roof
drains shall be connected in rock sumps of sufficient size and design
to properly retain and disperse the roof water.
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 does not authorize or sanction drainage affecting
adjoining properties.
7. Watercourses. Open watercourses will 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 water courses in the Borough will not be permitted unless approval
in writing is obtained from the Borough Council. A permit must be
obtained from the applicable agency of the Commonwealth of Pennsylvania
for construction or changes in a water course.
8. Bridges and Culverts. All bridges and culverts shall be designed
to support expected loads and to carry expected flows and shall be
constructed to the full width of the right-of-way. They shall be designed
to meet current standards of the Pennsylvania Department of Transportation.
9. All proposed sites should adhere to Stormwater Phase II requirements.
[Ord. 963, 10/18/2006, § 610]
1. Installation. Installation of sanitary sewers shall be in accordance
with the Borough Construction Standard Details. All installations,
including house connections, shall be made prior to the paving of
the street and shall be thoroughly tamped and compacted to avoid settlement.
2. Minimum Size and Grade. The minimum diameter of sanitary sewers shall
be eight inches and the minimum grade shall be 1%.
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 Borough sewer lines,
except that garages accessory to dwellings may be connected to the
dwelling line. All laterals shall be pursuant to Allegheny County
Plumbing Code requirements.
4. Manholes. Manholes shall be constructed in accordance with the Borough's
Construction Standard Detail. Manholes shall be spaced at a maximum
of 300 feet.
5. In areas where fill exceeds 12 feet over a proposed sanitary sewer,
ductile iron pipe, or another pipe material approved by the Borough
Engineer shall be used. In areas where the cover over the pipe is
less than 12 feet, SDR 35 pipe shall be used.
[Ord. 963, 10/18/2006, § 611]
1. Water Mains. All water mains shall have a minimum diameter of six
inches. All water mains shall be extended and connected to existing
water mains to provide a circulatory system where required by the
Borough Engineer and approved by Borough Council.
2. Installation. All installations shall be made in accordance with
the local water company requirements. All water mains and house connections
shall be made prior to the paving of the street and shall be thoroughly
tamped. Letters of occupancy shall not be issued until water lines
are installed.
3. Hydrants, Gate Valves and Meters. Fire hydrants, gate valves and
meters shall be of the type and design required by the local water
company. Fire hydrants shall be located at accessible points and located
to give adequate fire protection as directed by the Borough Fire Marshal
or Fire Chief. Gate valves shall be located as directed by the local
water company.
[Ord. 963, 10/18/2006, § 612]
All construction materials used in sewers, streets, sidewalks
and other required improvements shall be submitted for review and
approval by the Borough Engineer.