Herein is set forth design standards to which plans of lots must conform
in order that they be approved by the Planning Commission of the City of Monessen.
A.
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Comprehensive Master Plan and
shall be considered in their relation to existing and planned streets, to
topographical conditions, to public convenience and safety and in their appropriate
relation to the proposed uses of the land to be served by such streets.
B.
Where such is not shown in the Comprehensive Master Plan,
the arrangement of streets in a subdivision shall either:
(1)
Provide for the continuation or appropriate projection
of existing streets and surrounding areas;
(2)
Conform to a plan for the neighborhood or planning district
prepared by the Planning Commission and adopted by the City Council and where
topographical or other conditions exist that make continuance or conformance
to existing streets impractical; or
(3)
Conform (in the case of multifamily housing projects,
industrial developments, commercial districts, unit group projects, etc.)
to a plan approved by the Planning Commission.
C.
No minor street shall be laid out to permit its use by
through traffic.
D.
Where a subdivision abuts or contains loop or radial
streets, cross-connector streets or cross-connector link streets, as shown
on the Comprehensive Master Plan, the Planning Commission may require a non-access
reservation or buffer strip containing screen planting along the rear property
line, deep lots with rear service ways or such other treatment as may be necessary
for adequate protection of residential properties and will afford separation
of through and local traffic.
E.
Where a subdivision borders along or contains a controlled
access highway right-of-way as shown on the Comprehensive Master Plan, the
Planning Commission may require a street approximately parallel to and on
each side of such right-of-way, at a distance suitable for the appropriate
use of the intervening land. Portions of such width shall be greater where
approach grades and future grade separations require additional width.
F.
Reserve strips controlling the access to streets shall
be prohibited except where their control is definitely placed under the jurisdiction
of the city with conditions approved by the Planning Commission.
G.
Street jogs with center-line offsets of less than 125
feet shall be avoided.
H.
A tangent at least 50 feet long shall be introduced between
reverse curves on local major streets and minor streets.
I.
When connecting street lines deflect from each other
at any one point, they shall be connected by radial curves adequate to ensure
a sight distance of not less than 100 feet for local major streets and minor
streets and of such greater radii as the Planning Commission shall determine
for special cases or as shown in the Comprehensive Master Plan.
J.
Streets shall be laid out so as to intersect as nearly
as possible at right angles, and no streets shall intersect any other street
at less than 60°.
K.
Property lines at street intersections shall be rounded
with radii of 25 feet for minor streets and 50 feet for intersections of local
major streets or a minor street and a local major street or of a greater radius
where the Planning Commission may deem necessary.
L.
Street right-of-way widths shall be as shown in the Comprehensive
Master Plan and shall not be less than the following:
|
Street Type
|
Pavement Width
(feet)
|
Right-of-Way
(feet)
|
Sidewalk
|
Trees
| ||
|---|---|---|---|---|---|---|
|
Cross-connector link street
|
24
|
80
|
No
|
Yes
| ||
|
Local major street
| ||||||
|
Class A
|
20
|
60
|
Yes
|
No
| ||
|
Class B
|
24
|
60
|
No
|
No
| ||
|
Minor streets
|
18
|
50
|
Yes
|
No
| ||
|
Marginal access streets
|
20 to 22
|
40
|
Yes
|
No
| ||
M.
Half streets shall be prohibited, except where essential
to the reasonable development of the subdivision in conformity with the other
requirements of these regulations and where the Planning Commission finds
it will be practicable to require the dedication of the other half when the
adjoining property is subdivided. Wherever a half street is adjacent to a
tract to be subdivided, the other half of the street shall be platted within
such tract. Where the subdivision abuts an existing township or state road,
subdividers shall allow a right-of-way from center of such road, equal to
1/2 that required by the classification into which such road falls, as outlined
herein.
N.
Dead-end streets or cul-de-sac streets shall not normally
be longer than 500 feet. All culs-de-sac shall be provided at the closed end
with the turnaround having an outside roadway diameter of at least 80 feet
and a street property line diameter of at least 100 feet. Where cul-de-sac
streets exceed 500 feet, larger turnarounds and additional turnarounds may
be required.
O.
No street names shall be used which will duplicate or
be confused with the names of existing streets. Street names shall be subject
to approval by the Planning Commission. All street names must be made available
to the United States Post Office Department for its approval.
P.
Street grades, wherever feasible, shall not exceed the
following, with due allowance for vertical curves:
|
Street Type
|
Percent Grade
| ||
|---|---|---|---|
|
Marginal access streets
|
12%
| ||
|
Minor streets
|
12%
| ||
|
Local major streets
| |||
|
Class A
|
10%
| ||
|
Class B
|
12%
| ||
|
Other street types
|
As required by state, city or township officials
| ||
Q.
No street grade shall be less than 1%.
A.
Easements across lots or centered on rear or side lines
shall be provided where necessary and shall be at least 10 feet wide.
B.
Where a subdivision is traversed by a watercourse, drainageway,
channel or stream, there shall be provided a stormwater easement for drainage
right-of-way conforming substantially with the lines of such watercourse and
such further width for construction, or both, as will be adequate for the
purpose. Parallel streets may be required in connection therewith.
C.
All easements shall be clearly identified as to purpose.
A.
The lengths, widths and shapes of blocks shall be determined
with due regard to:
B.
Block lengths shall not exceed 1,800 feet or be less
than 400 feet.
C.
Pedestrian crosswalks not less than 10 feet wide shall
be required where deemed essential to provide circulation or access to schools,
playgrounds, shopping centers, transportation and other community facilities.
B.
Lot dimensions shall conform to the requirements of the
Zoning Ordinance and:
(1)
Residential lots where not served by public sewers shall
conform to the "Minimum Requirements for Individual Water-Supply and Sewage
- Disposal Systems," a part of the FHA Minimum Property Requirements for the
State of Pennsylvania -- Federal Housing Administration.
(2)
Depth and width of properties reserved or laid out for
commercial or industrial purposes shall be adequate to provide for the off-street
parking facilities and service areas required by the type of development contemplated
and as outlined in the Zoning Ordinance.
C.
Corner lots for residential use shall have extra width
to permit appropriate building setback from and orientation to both streets
as outlined in the Zoning Ordinance.
D.
The subdividing of the land shall be such as to provide,
by means of a public street, each lot with satisfactory frontage and access
to an existing public street. On cul-de-sac and curved streets, each lot shall
have at least 20 feet frontage at the property right-of-way line.
E.
Double frontage and reverse frontage of lots should be
avoided except where essential to provide separation of residential development
from traffic arteries or to overcome specific disadvantages of topography
and orientation. A planting screen easement of at least 10 feet and across
which there shall be not right of access shall be provided along the line
of lots abutting such a traffic artery or other use.
F.
Side lot lines shall be substantially at right angles
or radial to street right-of-way lines.
A.
Where a proposed park, playground, school or other public
use shown on the Comprehensive Master Plan is located in whole or in part
in a subdivision, the Planning Commission may require the dedication or reservation
of such area within the subdivision in those cases in which the Planning Commission
deems such requirements to be reasonable.
B.
Where deemed essential by the Planning Commission, upon
consideration of the particular type of development posed in the subdivision
and especially in large-scale neighborhood unit developments, the Planning
Commission may require the dedication or reservation of such other areas or
sites of a character, extent and location suitable to the needs created by
such development for schools, parks and other neighborhood purposes, as determined
by the Comprehensive Master Plan data.
