A.
The standards and specifications referenced or contained herein are
intended as the minimum for the promotion of the public health, safety
and general welfare and to promote the sound development of the Borough.
In reviewing and approving all subdivision or land development plans,
the Borough Council and Planning Commission shall apply them as such.
B.
The relationship of the proposed subdivision or development with previously developed land and undeveloped land in the Borough; the provisions for access to the undeveloped land through any proposed subdivision or development; the adequacy of existing and proposed sanitary sewers, storm drainage systems, community facilities, park, playground, school and recreation areas; and conformity to the Official Plan, to Chapter 290, Zoning, and to other applicable ordinances of the Borough shall be considered in the review and approval of any subdivision or land development plan.
C.
Whenever other Borough regulations or state and county laws or statutes
impose more restrictive standards and requirements than those contained
herein, such other regulations shall be observed.
D.
All subdivision or land development plans shall be prepared to conform
to the applicable design standards and improvement specifications
as herein provided and as may be amended from time to time by the
Borough of West Mifflin.
E.
All parcels and lots of a subdivision of land must abut on a dedicated
street, except as indicated herein.
A.
No change shall be made in the contour of the land; no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced unless approved in the preliminary and final plan and in accordance with Chapter 141, Grading and Excavation, as amended. Approval shall be based on a plan for minimizing erosion and sedimentation or that a determination has been made that such plans are not necessary.
B.
Embankments at the sides of streets and cross sections of drainage
ditches shall not exceed a maximum slope of 1 1/2 feet horizontally
to one foot vertically in a cut section and two feet horizontally
to one foot vertically in a fill section. In special cases, the Borough
Engineer may require more rigid standards.
C.
Where the grade of the street is above or below the grade of the
adjacent land, walls or slopes shall be constructed in a manner satisfactory
to the Borough Engineer and shall be sufficient to support the street
or the adjacent land, as the case may be.
D.
Where the grade of the street is three feet or more above the grade
of the adjacent land, fences or guard rails shall be built to protect
travel if required by the Borough Engineer.
[Amended 3-16-1999 by Ord. No. 1094]
A.
Measures used to control erosion and reduce sedimentation shall,
as a minimum, meet the standards and specifications of the "Erosion
and Sedimentation Control Handbook" for Allegheny County, Pennsylvania,
and be in compliance with the Pennsylvania Department of Environmental
Protection. The Borough Engineer, Building Inspector, or other designated
official shall ensure compliance with the appropriate specifications.
B.
The subdivider or developer shall preserve salient natural features,
keep cut-fill operations to a minimum, and ensure conformity with
topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff.
C.
Whenever sedimentation is caused by stripping regulations, grading
or other development, the developer shall be responsible for such
sedimentation. Such sedimentation shall be removed from all adjoining
surfaces, drainage systems and watercourses, and any damage caused
thereby shall be repaired at the developer's expense as quickly
as possible.
A.
Portions of land which are poorly drained or subject to periodic
flooding shall not be developed or subdivided for residential occupancy
or for any uses which may involve danger to health, safety, and general
welfare of the community. Where flood-control studies have been conducted
by the United States Army Corps of Engineers, such results shall be
utilized in determining developable land.
B.
All lots, tracts, or parcels shall be graded to provide proper drainage
away from structures and dispose of it without ponding, and all land
within a development shall be graded to drain and dispose of surface
water without ponding.
C.
All drainage provisions shall be of such design to adequately handle
the surface runoff and carry it to the nearest suitable outlet, such
as a curbed street or storm drain. Where drainage swales are used
to divert surface waters away from structures, they shall be sodded
or planted as required and shall be of such slope, shape and size
as to conform with accepted engineering practices. Concentrations
of surface water runoff shall only be permitted in properly designed
storm sewers, subject to approval of proper Borough authorities.
Land subject to subsidence or underground fires shall either
be made safe for the purpose for which it is to be used or such land
shall be set aside for uses which shall not endanger life or property
or further aggravate or increase the existing menace.
[Amended 10-6-1981 by Ord. No. 870]
A.
Streets and alleys.
(1)
The location and width of all streets shall conform to the Official
Map or to such parts thereof as may have been adopted by the Borough.
(2)
All streets shall be constructed in accordance with the requirements
of the West Mifflin standards for construction, as amended, and with
the Pennsylvania Department of Transportation specifications.
(3)
The proposed street system shall extend existing or recorded streets
at the same width, but in no case, at less than the required minimum
width, and be so located as to allow proper development of surrounding
properties.
(4)
Where a subdivision or land development abuts an existing street
of improper width or alignment, the Borough Planning Commission may
require the dedication of land sufficient to widen the street or correct
the alignment.
(5)
Minor streets shall be laid out so as to discourage through traffic.
(6)
Streets in and bordering a subdivision or land development shall
be coordinated and be of such widths and grades and in such locations
as deemed necessary to accommodate prospective traffic and facilitate
fire protection.
(7)
Proposed streets shall be planned suitable to the contour of the
land to provide buildable lots, to have suitable alignment and grades,
and to be able to drain properly in accordance with the standards
hereinafter established by other ordinances.
(8)
Half or partial streets will not be permitted.
(9)
Where adjoining areas are not subdivided, the arrangement of streets
in new subdivisions shall make provision for the proper projection
of streets. Where a new subdivision adjoins unsubdivided land susceptible
to being subdivided, then the new streets shall be carried to the
boundaries of the tract proposed to be subdivided.
(10)
Streets shall be laid out to intersect as nearly as possible
at right angles. In any event, no street shall intersect another at
less than 75°. Intersections of more than two streets shall be
avoided. Where this proves impossible, such intersections shall be
designed with care for safety, and suitable curbs, barriers, signs,
and other devices may be required. Streets entering opposite sides
of another street shall be laid out directly opposite one another.
(11)
Street and driveway intersections with arterial streets shall
not be so numerous nor so close to each other as to impede the flow
of traffic on the arterial street or as to create a safety hazard
on the arterial street.
(12)
Dead-end streets shall be prohibited, except as stubs that have
a temporary paved cul-de-sac, as specified herein, and will permit
future street extension into adjoining tracts or when designed as
permanent culs-de-sac of less than 400 feet in length. The terminus
of a dead-end street shall be a circular turnaround having a minimum
radius to the outside edge of the paving or curb of 50 feet and a
right-of-way having a minimum radius of 60 feet.
(13)
Alleys may be permitted under special circumstances in residential
areas, but in no case shall an alley provide the only means of access
to a lot. Alleys are required on the rear of all commercial and industrial
lots if no other provisions are made for adequate service access or
for parking.
(14)
Clear sight triangles shall measure a minimum distance of 75
feet along street center lines from their point of junction at all
intersections; no structures or other obstructions to vision shall
be permitted.
(15)
No vacation of any street or part of a street dedicated for
public use shall be approved if such vacation interferes with the
uniformity of the existing street pattern or any future street plan
prepared for the area.
B.
Street construction standards.
(1)
Minimum street right-of-way and pavement specifications shall be
as outlined in the following table and according to the standards
for construction of West Mifflin Borough.[1]
[1]
Editor's Note: Table A, Minimum Standards for Streets and
Crosswalks, is included at the end of this chapter.
(2)
Additional right-of-way and cartway widths may be required by the
Borough Planning Commission for the purpose of promoting the public
safety and convenience or to provide parking in commercial and industrial
areas and in areas of high-density residential development.
(3)
Bituminous or macadam streets shall have a five-inch crown at the
center line; concrete streets shall have a five-inch crown at the
center line; alleys shall be dished to the center line at a slope
of 3/8 inch per foot for bituminous or macadam paving and 1/4 inch
per foot for concrete paving.
C.
Street grades.
(1)
Street grades shall conform as closely as is practicable to the grades
specified in Table A.[2]
[2]
Editor's Note: Table A, Minimum Standards for Streets and
Crosswalks, is included at the end of this chapter.
(2)
Streets shall have a grade not to exceed 3% for a distance within
25 feet of the street right-of-way line of any intersecting street.
E.
Shoulders.
(1)
Street shoulders shall be constructed at the direction of the Borough
Engineer on arterial streets.
(2)
Shoulders, where required, shall be six feet wide and constructed
with the same materials as specified for the base of the arterial
street in Table A.[3] The entire shoulder area shall be uniformly and thoroughly
compacted by rolling and must be level with the finished grade of
the pavement.
[3]
Editor's Note: Table A, Minimum Standards for Streets and
Crosswalks, is included at the end of this chapter.
(4)
Intersections shall be separated by a distance of not less than 150
feet, as measured from the center line along the street common to
both intersections. Minor streets shall not empty into arterial streets
at intervals of less than 800 feet.
F.
Street names and lot numbers.
(1)
Proposed streets which are obviously in alignment with others already
existing and named shall bear the names of the existing streets.
(2)
In no case shall the name of a proposed street duplicate or be phonetically
similar to an existing street name in either the Borough or the postal
district in which located. The subdivider or developer shall submit
the proposed street names to the Borough Building Inspector at the
time preliminary discussions are held, prior to filing a preliminary
plan.
(3)
All street names shall be subject to the approval of the Borough
Council.
(4)
All lot numbers shall be assigned and approved prior to filing the
final plan.
G.
Crosswalks and sidewalks.
(1)
Crosswalks within a ten-foot easement shall be provided for pedestrian
circulation through blocks of over 800 feet in length and shall be
paved five feet in width.
(2)
Paved sidewalks shall be provided along all streets and other locations
where the Planning Commission recommends them for public safety. Sidewalks
shall be constructed in accordance with Borough specifications as
indicated in the standards for construction.
H.
Driveways.
(1)
Driveways on corner lots shall be located at least 50 feet from the
point of intersection of the nearest street right-of-way lines and
at least two feet from any property line.
(2)
In order to provide a safe and convenient means of access, grades
of all driveways shall not exceed 12%.
(3)
Driveways may extend from the right-of-way of the street to the cartway
of the street, but shall not change the grade or contour of the street
right-of-way, nor shall any person cut into, fill or in any way alter
any gutter, curbing, drainage ditch or storm sewer within the right-of-way
of a street or easement for the purposes of extending a driveway,
or for any other purpose, without first obtaining a permit therefor.
(4)
Driveways shall have a minimum paved width of 20 feet and a maximum
paved width of 35 feet in commercial and industrial districts, excluding
any parking bay or turnaround.
(5)
Driveways shall have a minimum surfaced width of 10 feet and a maximum
surfaced width of 20 feet in residential districts, excluding any
parking bay or turnaround.
(6)
All curb cuts shall be properly constructed in accordance with state
or local regulations and to the satisfaction of the Borough Building
Inspector when curbing is provided.
(7)
Driveways shall not be constructed in such a way as to create a drainage
problem on an adjacent property.
(8)
Driveways shall be constructed in such a way as to prevent the drainage
of street water into said driveways.
A.
The lengths, width and shape of blocks shall be determined with due
regard to provision of adequate sites for buildings of the type proposed,
zoning requirements and topography.
B.
No block shall be longer than 1,200 feet nor less than 500 feet,
except in unusual circumstances. Where a subdivision adjoins an arterial
street, the greater dimension of the block shall front along such
arterial street to minimize the number of points of ingress and egress.
However, no residential lot shall be designed to front on an arterial
street nor have direct vehicular access to such street.
C.
Land shall be suited to the purpose for which it is to be subdivided,
whether for residential, business or industrial use.
D.
Land unsuited for development which would entail hazards to life,
health or property or would be uneconomic to provide with public service
shall not be subdivided. Steep areas having slopes of 25% or more
and land subject to flooding shall not be subdivided unless such deficiencies
can be eliminated.
E.
The lot arrangement and design shall be such that all lots will provide
satisfactory and desirable building sites, properly related to topography
and the character of surrounding development.
F.
All sidelines of lots shall be at approximate right angles to straight
lines and radial to curved street lines, except where a violation
to this rule will provide a better street and lot layout. Lots with
double frontage will be avoided.
H.
Lots shall be laid out so as to provide the possibility of positive
drainage away from buildings, water wells and sewage disposal fields
(including those located in contiguous municipalities) when developed.
I.
In cases of unusual soil conditions or other physical factors which
may impair the health and safety of the neighborhood in which a subdivision
may be located, upon recommendation of state, county and local health
authorities, the Borough Council may require larger lot widths and
lot areas than might otherwise be necessary.
J.
No corner lot shall have a width at the building line of less than
75 feet. Either of the two sides of a corner lot fronting on a street
may be designated the front yard, provided the rear yard shall always
be opposite the frontage so designated.
K.
All corner lots, whether they are located at the intersection of
the right-of-way of two streets or of any alley and a street, shall
have a curve with a minimum radius of 25 feet adjoining the two sidelines
of said rights-of-way.
L.
Business or industrial lots shall be of such size and shape as may be suitable for their prospective use and to provide sufficient space for off-street parking and loading and water supply and sanitary sewage disposal (if either or both are to be provided by individual on-lot facilities). The minimum lot dimensions shall be as approved by the Borough Council and compatible with Chapter 290, Zoning.
M.
Every lot shall abut on a dedicated street, except that a subdivision
of not less than five acres in area divided into not more than three
lots served by a private right-of-way of not less than 50 feet in
width, which private right-of-way shall not serve any other tract
of land, may not, in the discretion of the Borough Council, abut on
a street.
N.
If remnants of land exist after subdividing, they shall be suitably
incorporated in existing or proposed lots, or they may be dedicated
to public use if acceptable for such public use, as determined by
Borough Council.
[Amended 3-16-1999 by Ord. No. 1094]
A.
All residential subdivisions or land development plats submitted
after the effective date of this chapter shall provide for suitable
and adequate recreation in order to:
(1)
Insure adequate recreational areas and facilities to serve the future
residents of the Borough.
(2)
Maintain compliance with recreational standards as developed by the
National Recreation and Parks Association.
(3)
Reduce increasing usage pressure on existing recreational areas and
facilities.
(4)
Insure that all present and future residents have the opportunity
to engage in many and varied recreational pursuits.
(5)
Reduce the possibility of the Borough becoming overburdened with
the development and maintenance of many very small, randomly planned
and widely separated recreational areas.
B.
Exemptions and requirements.
(1)
The following are exempt or partially exempt from the provisions
of this section:
(a)
Any single- and/or multifamily residential subdivision or land
development plan in a residential zone classification for which a
preliminary plan has been submitted prior to the effective date of
this chapter.
(b)
Any residential subdivision or land development plan, whether
single- and/or multifamily, that contains less than 30 dwelling units
may be exempted by the Borough Council from dedicating land for recreational
purposes, but shall pay the fee in lieu of dedication as provided
in this chapter. Yard extensions shall be excluded from this requirement.
(2)
The amount of land required to be provided for recreational purposes
for residential subdivision or land development plans not exempted
from the provisions of this section shall be as follows:
(a)
Single-family developments. In the case of single-family subdivision,
the developer shall provide a minimum of 1,500 square feet per lot.
(b)
Multiple-family developments. In multiple-family developments,
a minimum contiguous area of 10% of the total area shall be provided
for recreation, exclusive of roadways of the land being developed.
(3)
A maximum of 25% of the total land area required by this section
to be provided for recreation may consist of floodplain areas.
(4)
Such land set aside shall be suitable to serve the purpose of active
and/or passive recreation by reason of its size, shape, location and
topography and shall be subject to the approval of the Borough Council.
(5)
The developer shall satisfy the Borough Council that there are adequate
provisions to assure retention and all future maintenance of such
recreation areas by maintaining ownership or by providing for and
establishing an organization for the ownership and maintenance of
the recreation area, and such organization shall not be dissolved,
nor shall it dispose of the recreation area by sale or otherwise,
except to an organization conceived and established to own and maintain
the recreation area, without first offering to dedicate the same to
the Borough.
C.
Recreation area location criteria. The Planning Commission and Borough
Council, in exercising their duties regarding the approval of subdivision
and land development plans, shall consider the following criteria
in determining whether to approve the proposed location of recreation
areas in the developer's subdivision and land development plans:
(1)
The site or sites shall be easily and safely accessible from all
areas of the development to be served, have good ingress and egress
and have access to a public road; however, no public road shall traverse
the site or sites.
(2)
The site or sites shall have suitable topography and soil conditions
for use and development as a recreation area.
(3)
Size and shape for the site or sites shall be suitable for development
as a particular type of park. Sites will be categorized by the Borough
using the standards established by the National Recreation and Parks
Association (Publication No. 10005, as revised).
(4)
When designing and developing these recreation areas, it shall be
done according to the standards established by the National Recreation
and Parks Association.
(5)
The site or sites shall, to the greatest extent practical, be easily
accessible to essential utilities, such as water, sewer and electric.
(6)
The site or sites shall meet minimum size requirements for usable
acreage with respect to National Recreation and Parks Association
standards, with 75% of such area having a maximum slope of 7%.
(7)
Recreation sites shall be located in such a manner which allows maximum
practical solar access to neighboring structures.
(8)
Where open space is being provided, it shall be located, wherever
possible, to provide a buffer from the shading effects of taller structures
or obstructions on existing or proposed shorter buildings.
D.
Dedication to municipality.
(1)
In a case where the developer does not wish to retain the required
recreation area, such area may be offered for dedication to the Borough
for public use.
(2)
In addition to approving the recreation site areas to be dedicated
to the Borough, the Planning Commission shall make its recommendation
to the Borough Council as to whether the dedication shall be accepted
by the Borough.
(3)
Such areas dedicated to the Borough for public use shall be suitable
for recreational purposes by reason of size, shape, location, topography
and access.
(4)
The Planning Commission may find dedication to be impractical because
of the size, shape, location, access, topography, drainage or other
physical features of the land and that such dedication would adversely
affect the subdivision or land development and its future residents
or occupants or that there is no land area within the proposed subdivision
which is practical for dedication to the public because of size, access,
topography or other physical characteristics.
(5)
When the Borough Council deems it to be in the public interest to
accept dedicated land, such acceptance shall be by means of a signed
resolution to which the property description of the dedicated recreation
area shall be attached.
E.
Fee in lieu of dedication.
(1)
Where the Borough Council agrees with the developer that, because
of the size, shape, location, access, topography or other physical
features of the land, it is impractical to dedicate land to the Borough
or set aside a recreation area as required by this section, the Borough
Council shall require the payment of a fee in lieu of dedication of
such land, which shall be payable to the Borough prior to approval
of each final section of the overall plan by the Borough Council.
Such fee shall be calculated by multiplying the number of dwelling
units in each section by the fee per dwelling unit.
(2)
The amount of the fee shall be set from time to time by resolution
of Borough Council.
(3)
All monies paid to the Borough Council pursuant to this section shall
be used only for the acquisition of and/or capital improvements for
park and recreation purposes.
A.
Easements may be required along rear and side lot lines and across
lots where engineering design or special conditions may necessitate
the installation of water, sewer or other utility service lines. The
width of such easements shall conform to requirements as determined
by the authorities having jurisdiction and the Borough Council, or
as herein provided.
B.
Easements with a minimum width of 15 feet shall be provided for poles,
wires, conduits, storm and sanitary sewers, gas, water and heat mains
and/or utility lines intended to service the abutting lots. No structures
or trees shall be placed within such easements.
C.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
[Amended 12-28-1978 by Ord. No. 835; 3-16-1999 by Ord. No. 1094]
A.
Suitable drainage structures, culverts, storm sewers, ditches and
related installations shall be provided to insure adequate drainage
of all low points along the line of streets and to intercept stormwater
runoff along streets at intervals reasonably related to the extent
and grade of the area drained.
B.
In the design of storm sewage installations, special consideration
shall be given to the avoidance of problems which may arise from concentration
of stormwater over adjacent properties and future adjacent developable
areas, and a drainage study shall be required.
C.
Drainage ditches or channels within street rights-of-way shall be
prohibited.
D.
Storm sewers shall have a minimum gradient of 1%, unless specifically
approved by the Borough Engineer.
E.
Where existing storm sewers are reasonably accessible, proposed developments
or subdivisions shall be required, if necessary, to connect therewith.
F.
Storm drainage facilities shall be designed not only to handle the
anticipated peak discharge from the property being subdivided or developed,
but also the anticipated increase in runoff that will occur when property
at a higher elevation in the same watershed is fully developed.
G.
Where a land is traversed by a watercourse, drainageway, channel,
or stream, there shall be provided a drainage easement conforming
substantially with the line of such watercourse, drainageway, channel,
or stream and of such width as will be adequate to preserve the unimpeded
flow of natural drainage or for the purpose of widening, deepening,
relocating, improving or protecting such drainage facilities. Any
changes in the existing drainageway shall be subject to the approval
of the Department of Environmental Protection.
H.
Appropriate grates shall be in accordance with the Borough's
standards for construction for all catch basins, stormwater inlets
and other entrance appurtenances.
I.
All storm drainage facilities constructed along or crossing state,
county, or Borough roads shall conform to the applicable requirements
of the Pennsylvania Department of Transportation of Allegheny County
specifications related to such drainage facilities.
J.
Fills along or change to embankments, dams, channel changes, construction
and excavations near all natural streams, watercourses and water bodies
shall be in accordance with the standards of Section 2 of the Pennsylvania
Act of June 25, 1913, P.L. 555,[1] as amended by the Act of May 6, 1957, No. 137, and the
Act of September 24, 1965, No. 278, and plans of such shall be submitted
to the Pennsylvania Department of Environmental Protection for review
and recommendations.
[1]
Editor's Note: Said Act was repealed 10-23-1979 (P.L. 204,
No. 70). See now 32 P.S. § 693.1 et seq.
K.
Where a subdivision is traversed by a watercourse, drainageway, channel,
or stream, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially with the lines of such watercourse
and such further width or construction, or both, as will be adequate
for the purpose.
L.
Any subdivider or developer who proposes any change or addition to
any existing water obstruction or a change in the course, current,
or cross section of any section of any stream or body of water shall
first have obtained written approval from the Water and Power Resources
Board as required by the Acts cited above and from the Pennsylvania
Department of Environmental Protection.
M.
Subdivision plans submitted for approval which provide for construction
of streets with a curb shall show a cross section of the proposed
curb, showing for each lot a roof drain consisting of a minimum three-inch-diameter
aluminum pipe. All such drains shall be conducted to be released in
a storm trunk main, if available. If said storm trunk main is not
available, then the aforesaid roof drain must be conducted to the
face of the curb.
[Amended 3-16-1999 by Ord. No. 1094]
A.
Utilities.
(1)
Every lot in a subdivision shall be capable of being served by utilities,
and easements acceptable to the utility companies shall be provided.
(2)
To the fullest extent possible, underground utility lines located
in a street right-of-way shall not be installed beneath existing or
proposed paved areas but located in conformance with the Borough's
adopted standards for construction and, in any case, shall be installed
prior to the placement of any paving.
(3)
Trees shall also be planted along the streets, and the location and
types of trees must meet the approval of the Borough Council.
C.
Water supply. If water is to be provided by means other than private
wells owned and maintained by the individual owners of lots within
the subdivision or development, applicants shall present evidence
to the Borough Council that the subdivision is to be supplied by a
certified public utility, a bona fide cooperative association of lot
owners, or by a municipal corporation, authority or utility. A copy
of a certificate of public convenience from the Pennsylvania Public
Utility Commission or an application for such certificate, a cooperative
agreement or a commitment or agreement to serve the area in question,
whichever is appropriate, shall be acceptable.
D.
Disposal of sewage.
(1)
Each property shall connect with an approved public sewer system.
The developer shall install the sewer lines, including lateral connections
as may be necessary to provide adequate service to each lot.
(2)
All plans submitted for approval must show sanitary drains separated
from all other drains. All plans, designs and data of any new sewer
system, or for extension of or tapping into any existing sewer system,
shall be submitted to the Department of Environmental Protection for
its approval before the same are constructed, erected or acquired.
All construction will be in accordance with the rules and regulations
of the Pennsylvania Department of Environmental Protection and the
Allegheny County Department of Health and/or as specified and detailed
by the Borough.
E.
Monuments. Permanent monuments shall be accurately set and established
at the intersection of all outside boundary lines of the plan; at
intersections of these boundary lines with all street lines at diagonally
opposite corners of each street intersection; at the beginning and
end of all curves; at points on curves where the radius or direction
changes; and at such other points as are necessary to establish definitely
all lines of the plan except those outlining individual lots. In general,
permanent concrete monuments shall be placed at all critical points
necessary to correctly lay out any lot in the subdivision. The type
and construction shall be indicated in the standards for construction
of West Mifflin Borough. Lot and other property boundaries within
the subdivision shall be indicated with one-inch plans or other types
of monuments approved by the Borough and Allegheny County.
