The following subdivision or land development principles, standards and requirements shall be applied to the Planning Commission in evaluating the plans for proposed subdivisions or land developments and shall be considered minimum requirements. To the maximum extent, feasible new development should not be undertaken in areas subject to periodic flooding, including identified floodplain areas and flood hazard areas as determined by the Federal Emergency Management Agency (FEMA).
A. 
Design standards and improvement in designated floodplain districts.
(1) 
All plans that fall in a designated floodplain district shall meet the requirements of Township Ordinance No. 54,[1] and any amendments thereof.
[1]
Editor's Note: See Ch. 108, Floodplain Management.
(2) 
If any proposed construction or development is located entirely or partially within any identified floodplain area, the subdivider or developer shall provide all necessary information in sufficient detail and clarity to the Planning Commission to determine that:
(a) 
All such proposals are consistent with the need to minimize flood damage and conform with the requirements of this and all other applicable codes and ordinances;
(b) 
All utilities and facilities, such as sewer, gas, electrical, and water systems, are located and constructed to minimize or eliminate flood damage; and
(c) 
Adequate drainage is provided so as to reduce exposure to flood hazards.
(3) 
The subdivider or developer shall include the following information, plus any pertinent information as may be required by the Planning Commission:
(a) 
All property and lot lines including dimensions, and the size of the site expressed in acres or square feet.
(b) 
The location of all existing and proposed buildings, structures, and other improvements.
(c) 
The location of all existing streets, drives, and other accessways.
(d) 
The location of existing bodies of water or watercourses, identified floodplain areas, and, if available, information pertaining to the floodway, and the flow of water, including direction and velocities.
(4) 
All plans of proposed buildings, structures, and other improvements shall be drawn at a suitable scale and show the following:
(a) 
The proposed lowest floor elevation of any proposed building based upon the National Geodetic Vertical Datum of 1929.
(b) 
The elevation of the one-hundred-year floodplain.
(c) 
If available, information concerning flood depths, pressures, velocities, impact and uplift forces and other factors associated with a one-hundred-year flood.
(d) 
Detailed information concerning any proposed floodproofing measures.
(5) 
The following data and documentation shall also be included:
(a) 
A document, certified by a registered professional engineer or architect, which states that the proposed construction or development has been adequately designed to withstand the pressures, velocities, impact and uplift forces associated with the one-hundred-year flood.
(b) 
Detailed information needed to determine compliance with Ordinance No. 54,[2] § 108-24F, Storage, and § 108-25, Development which may endanger human life, including:
[1] 
The amount, location, and purpose of any materials or substances referred to in §§ 108-24F and 108-25, which are intended to be used, produced, stored, or otherwise maintained on site.
[2] 
A description of the safeguards incorporated into the design of the proposed structure to prevent leaks or spills of the dangerous materials or substances listed in § 108-25 during a one-hundred-year flood.
[2]
Editor's Note: See Ch. 108, Floodplain Management.
(c) 
The appropriate component of the Department of Environmental Protection's "Planning Module for Land Development."
(d) 
Where any excavation of grading is proposed, a plan meeting the requirements of the Department of Environmental Protection, to implement and maintain erosion and sedimentation control.
A. 
Land shall be suited for the purpose for which it is to be subdivided or developed in accordance with the interest and purpose of the elements of the Township Comprehensive Plan.
B. 
Land subject to hazards of life, health and safety shall not be subdivided or developed until such hazards have been removed.
A. 
Proposed streets shall relate to Township, county and state roads, and highway plans which have been prepared and officially adopted.
B. 
Streets shall consider the final topography so as to produce usable lots and reasonable grades.
C. 
Minor streets shall be arranged to minimize through traffic, but provisions for street connections into and from adjacent areas will be generally required.
D. 
Half streets shall be prohibited except to complete an existing half street.
E. 
Streets with no outlets shall be permitted when it is clear that through traffic at such a street end is not essential to the street system in that district, and under the said conditions, a street with no outlet must have adequate turning space for vehicles, which is a minimum right-of-way radius of 50 feet with a pavement radius of 40 feet.
F. 
Any street or way being proposed to be extended shall be not less than the greater of a) the minimum width herein prescribed or b) the width of the already established or planned street being continued.
G. 
Maximum allowable grades.
(1) 
Arterial: 5%.
(2) 
Collector: 8%.
(3) 
Local: 12%.
(4) 
Grades in excess of 12% may be approved by the Planning Commission where it is clear that no traffic hazard is or will be created thereby.
H. 
Minimum grades on all streets shall not be less than 1%.
I. 
Parabolic vertical curves shall be installed on all street grade changes exceeding 1%.
J. 
Alignment:
(1) 
Minimum center line radius for horizontal curves:
(a) 
Arterial: 1,000 feet.
(b) 
Collector: 300 feet.
(c) 
Local: 200 feet.
(2) 
Horizontal curves shall be laid on all deflecting angles along the center line of streets.
(3) 
Degree of curvature shall be set to assure proper sight distance, as defined in Publication 201, "Engineering and Traffic Studies."
K. 
Widths.
(1) 
Minimum street right-of-way widths and cartway widths shall be as follows:
Type of Street
Cartway
(feet)
Right-of-Way
(feet)
Local
24
50
Collector
32
60
Arterial
Determined by the Supervisors and Planning Commission after consultation with PennDOT or Allegheny County
(2) 
In cases where a new subdivision or land development is planned to join the street system on an existing subdivision or land development, the above minimum requirements shall apply except where the existing streets and rights-of-way are larger than required. In this event, the Planning Commission may require that the new streets and rights-of-way be as large as the existing. Private covenants may apply if their provisions are in excess of this chapter.
L. 
Cul-de-sacs. Cul-de-sacs are permitted where the length does not exceed 600 feet and where a turnaround width right-of-way radius of 50 feet is provided. Extension of a cul-de-sac will be permitted to connect to a street system of a new or extended subdivision or land development provided that the maximum street lengths for blocks and cul-de-sacs are met. Cul-de-sacs shall be avoided unless it is clear that a through street is not essential to the street system of the plan or the adjacent area.
[Amended 5-23-2001 by Ord. No. OO-01-1]
M. 
Street intersections.
(1) 
The edge of roadway at intersections shall be rounded by a minimum radius of:
(a) 
Collector and arterial streets: 30 feet.
(b) 
Local streets: 20 feet.
(2) 
When any street intersection will involve banks or vegetation existing or to be planted inside any lot corner that would interfere with the clear sight triangle, over a height of 3 1/2 feet above the finished paved area, the subdivider or developer shall cut such ground and/or vegetation in conjunction with grading the right-of-way to provide a sight line between points 100 feet along the center line of a collector or arterial street, from the center line intersections and 75 feet at local street intersections. When a collector or arterial and a local street intersect, each shall retain its respective footage requirements along the center line to form the sight triangle.
(3) 
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.
(4) 
An intersection of more than two streets shall be avoided.
(5) 
Minimum street intersection angles shall be 60°.
N. 
Street offsets. Street offsets, or the distance between separate street intersections, shall not be less than 125 feet.
O. 
Reverse curves. Reverse curves shall have a minimum tangent between them of:
(1) 
Arterial streets: 300 feet.
(2) 
Collector streets: 150 feet.
(3) 
Local streets: 100 feet.
P. 
Alleys.
(1) 
Not permitted in residential districts.
(2) 
Permitted in commercial and industrial districts subject to approval of the Planning Commission.
(3) 
Alleys shall be paved at least 20 feet in width.
(4) 
Maximum alley grade shall be 10%.
Q. 
Private streets that provide access to residential land development shall not be approved. Private streets providing access to nonresidential land development shall be designed consistent with the standards set forth in this § 182-23, with the exception that such private streets shall meet the following design criteria:
[Amended 1-20-2004 by Ord. No. OO-04-2]
(1) 
Maximum allowable grades: 12%.
(2) 
Minimum center line radius for horizontal curves: 100 feet.
(3) 
Minimum private street right-of-way widths: 50 feet.
(4) 
Minimum private street cartway widths: 24 feet.
(5) 
Reverse curves shall have a minimum tangent between them of 100 feet.
A. 
Residential lots shall be subdivided or developed in accordance with the terms of the Kilbuck Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 215, Zoning.
B. 
Corner lots shall have a street side yard equal to or greater than the minimum requirement of the Kilbuck Township Zoning Ordinance.
C. 
The frontage widths of lots fronting a cul-de-sac will be determined as the width at the building line. The side yard setback requirements will be calculated from the midpoint of the structure along the average length of both sides of the structure.
D. 
All lot lines shall be set perpendicular or radial to the center line of the street whenever possible. All nonradial lines shall be denoted as such on the plat.
E. 
Lots abutting local streets shall front upon the streets which parallel the long dimension of the block, if possible.
F. 
Lots to be developed for residential purposes shall abut by their full frontage on a publicly dedicated street or on a street that has received the legal status of such. Lots that are used for residential purposes and are abutting on private streets or easement shall not be approved.
[Amended 1-20-2004 by Ord. No. OO-04-2]
The building lines shall be in accordance with the terms of the Kilbuck Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 215, Zoning.
A. 
Block lengths shall not exceed 1,200 feet nor be less than 500 feet.
B. 
Blocks shall be a maximum of two lots in depth.
C. 
Exceptionally long blocks shall at the discretion of the Board be provided with crosswalks with a minimum right-of-way reservation of 12 feet and a four-foot paved walk.
D. 
The depth-to-width ratio of usable lot length shall be at a maximum of 2 1/2 to one.
Where desirable or expedient, adequate easements or dedications for public services utilities shall be provided for sewer, water, electric power and gas lines and similar services; and no structure or obstruction of any kind shall be placed or allowed to be placed where it will interfere in any way with an easement.
A. 
Utility easements shall have a minimum width of 15 feet and be placed at the side or rear of lots whenever possible. When the Engineer determines that conditions are suitable for essential services, an easement reservation will be required.
B. 
Anchor easements shall be approximately four feet by 30 feet and placed on a lot line.
C. 
Minimum clearance between the physical edge of the utility installation and the edge of the easement shall be five feet.
Sidewalks and crosswalks, where required, shall be installed by the subdivider or developer along public streets or where deemed necessary for public safety, as determined by the Planning Commission and approved by the Board of Supervisors. All sidewalks shall meet the requirements of the Americans with Disabilities Act.
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.
The subdivider or developer may choose his street names subject to the review of the county, the Township, the post office, and the 911 system. No street other than an extension may be given a name identical or similar to another street in the Township or nearby areas. Street signs shall be designed so that they are large enough to be read by motorists traveling the speed limit. Street name signs shall either be installed under a streetlight or have letters made from a reflective material so that they can be seen at night.
In subdividing or developing land it shall be done in a manner that will not have the effect of barring adjacent property owners from access to the streets and ways of the subdivision or land development.
A. 
In order to promote the highest environmental quality possible, the degree to which the applicant of a subdivision or land development plan has preserved existing salient natural features and land forms intrinsic to the site shall be assessed. Terms of approval of a plat maybe subject to the manner in which the layout or design of the plan has preserved existing natural features, such as, but not limited to, trees, wooded areas and watercourses.
B. 
Open space. Where the applicant is offering for dedication, or is required by ordinance, to establish a reservation of open space or preserve an area of scenic or historic importance, a "limit of work" which will confine excavation, earth moving procedures and other changes to the landscape may be required to ensure preservation and prevent despoliation of the character of the area in open space.
C. 
Tree preservation. Whenever possible, trees shall not be removed unless they are located within the proposed street right-of-way, within the proposed building area, well area, sewage facility area, and equipment access areas. In areas where trees are retained, the original grade level shall be maintained, if possible, so as not to disturb the trees.
D. 
Topsoil preservation. All of the topsoil from areas where cuts and fills have been made should be stockpiled and redistributed uniformly after grading or pursuant to the recommendation provided by a registered professional engineer. All areas of the site shall be stabilized by seeding or planting on slopes of less than 10% and shall be stabilized by sodding in slopes 10% or more and planted in ground cover on slopes 20% or greater.
[Amended 1-20-2004 by Ord. No. OO-04-2]
E. 
Landscaping. For all multifamily, apartment, office, commercial, and industrial subdivisions or land developments, a landscaping plan shall be provided and shall include sufficient plantings for the required open space, planting strips, screenings, formal gardens, shade trees, and natural barriers.
F. 
Buffer planting requirements. Buffer yard(s), as may be required.
G. 
Preserved landscaping. When there is a conscientious effort to preserve the existing natural integrity and character of a site and where such preservation effectuates areas of woodland and trees comparable to required planting improvements, i.e., landscaping and buffer screening, the plan may be received in lieu of additional landscaping requirements.
H. 
Trees. The planting of any trees within the private property of each residential lot shall be at the discretion of the property owner or developer.
A. 
All stormwater facilities and plans shall comply with the Pennsylvania Storm Water Management Act[1] and such county and/or local municipal regulations that may be applicable.
[1]
Editor's Note: See 32 P.S. § 680.1 et seq.
B. 
Lots shall be laid out and graded to provide positive drainage away from buildings. The Township requires a grading and drainage permit for individual lots indicating a buildable area within each lot, complying with the setback requirements, for which positive drainage is assured.
C. 
No person, corporation, or other entity shall block, impede the flow of, alter, construct any structure, deposit any material or debris, or commit any act which will affect the normal or flood flow in any communal stream or watercourse without having obtained prior approval from the Township, county or the Department of Environmental Protection, whichever is applicable.
D. 
Where a subdivision or land development is traversed by a natural watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the alignment of such watercourse and of sufficient width as will be adequate to preserve natural drainage, a minimum width of 20 feet.
E. 
The subdivider or developer, and each person, corporation or other entity which makes surface changes, shall be required to:
(1) 
Collect on-site surface runoff and dispose of it to the point of discharge into the common natural watercourse of the drainage area.
(2) 
Design, construct and/or install such drainage structures and facilities as are necessary to prevent erosion damage to the subdivision or land development, adjacent property and downstream property. Such structures and facilities shall satisfactorily convey such surface waters to the nearest public storm system, detention pond, or natural watercourse.
F. 
Storm sewers, culverts and related installations shall be provided to permit unimpeded flow of natural watercourses, to drain all low points along streets, and to intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the contributing area.
G. 
Storm sewers, as required, shall be placed in front of the curb or curbline when located in a street right-of-way. When located in undedicated land, they shall be provided with an easement of not less than 20 feet wide, as approved by the Municipal Engineer, who may require additional width of easement as circumstances warrant.
H. 
Street drainage will not be permitted to cross intersections or the crown of the road.
(1) 
Maximum spacing of street inlets shall not exceed 600 feet.
(2) 
All street inlets shall be PennDOT Type C or M. Inlet tops shall be cast in place reinforced concrete or precast concrete.
(3) 
All culvert ends shall be provided with either reinforced concrete headwalls or pipe end sections.
(4) 
Minimum pipe shall be fifteen-inch diameter.
(5) 
PennDOT specifications will govern for material of storm sewer systems.
I. 
All springs and sump pump discharges shall be collected so as not to flow into the streets or into the sanitary sewer system.
J. 
Stormwater roof drains shall not discharge water directly over a sidewalk or into the sanitary sewer system.
K. 
Stabilized outlets shall be provided for footer drains, floor drains, and downspouts.
L. 
The Soils Cover Complex Method of the Soil Conservation Service of the U.S. Department of Agriculture shall be used as the primary means of estimating stormwater runoff.
M. 
The Rational Method may be used for analysis of storm sewer systems and for stormwater management facilities in minor subdivisions or land developments.
N. 
Where the estimated runoff based upon the above methods is doubtful, several recognized methods should be studied and compared.
O. 
The minimum design criteria for a storm sewer system shall be a twenty-five-year storm. Higher-frequency conditions shall be used in sensitive areas where an overflow would endanger public or private property.
P. 
Runoff calculations must include complete hydrologic and hydraulic design and analysis of all control facilities.
Q. 
Control facilities.
(1) 
Permanent control measures/facilities shall be designed to assure that the maximum rate of stormwater runoff is not greater after development than prior to development for a two-year storm frequency. More stringent criteria may be required in sensitive areas where stormwater problems presently exist.
(2) 
Control facilities shall be designed to meet, as a minimum, the design standards and specifications of the "Erosion and Sedimentation Control Handbook for Counties."
(a) 
Detention ponds may be waived by Kilbuck Township at the recommendation of the Township Engineer at sites in close proximity to the major streams. This is to facilitate drainage prior to stream flooding subject to no-harm analysis at the nearest point of interest as determined by the Township Engineer.
(b) 
In areas underlain with limestone geology, ponds shall be limited to the detention (dry) type unless the developer can show a special need for a retention wet pond, in which case it shall have a lining. Detention ponds shall be prohibited in areas of known sinkholes unless the pond is lined. If a sinkhole develops in a pond or channel before acceptance by the local municipality, a lining shall be required.
(c) 
Any ponds with slopes steeper than three to one shall be fenced with a six-foot fence with a type subject to the approval of the local municipality.