A.
The owner/applicant shall install, at no expense to the Township,
all of the required improvements that he and the Board of Supervisors
agree upon in accordance with the standards outlined in this article.
B.
The Board of Supervisors may, at the Board's discretion, modify the
improvements required of the owner/applicant where unusual conditions
are present, where normal application of the requirements would jeopardize
the public safety or the safety of any occupants of the plan or subdivision
or abutting properties, or where the design standards impose a clear
hardship on the owner/applicant through no fault created by him.
[Amended 11-21-2016 by Ord. No. 171]
C.
The Township Engineer shall inspect the installation of required improvements for which financial security has been posted in all approved subdivisions or land development plans while they are being installed and upon completion in accordance with § 320-18 of this chapter.
D.
The design standards contained in this article are minimum standards.
When restrictive covenants or deed restrictions imposed by an owner/applicant
on the subdivision or land development plan are more restrictive,
they shall govern; however, the Township shall not be responsible
for the enforcement of private covenants.
E.
Land susceptible to flooding or exceptionally high water table, or
underlaid by unstable subsurface conditions, steep or unstable slopes,
or impacted by the presence of high-voltage electric or high-pressure
gas or oil transmission lines shall not be approved for subdivision
or land development unless the plan proposes safeguards adequate,
in the opinion of a registered professional engineer, to protect the
general public and adjacent property owners specifically.
F.
The subdivision of a tract of land shall not leave remaining any
portions that are landlocked or parts that are not designated as lots,
streets, lands dedicated for public use or land to be retained by
the owner of the tract with reasonable access for later subdivision.
G.
All required information shall be submitted in a form and at the
scale specified in this article.
A.
Concrete monuments shall be set permanently on at least one side
of the street on right-of-way lines at all points of tangent and points
of curvature along interior streets to be recorded.
B.
Monuments and markers shall be set in the field exactly by a registered
land surveyor in accordance with the bearings and distances shown
on the recording drawing.
C.
Monuments shall be made of precast concrete 30 inches long by six
inches in cross section and shall be set flush with the ground level.
Ferrous material shall be imbedded in each monument and scored or
marked to indicate the exact point of crossing of the intersecting
lines.
D.
Any monuments or pins that are removed shall be replaced at the owner/applicant's
expense until such time as the Township accepts the monumentation
and the owner/applicant's interest in the subject property ceases.
E.
The placing of all monuments shall be a line item included in the
financial surety posted for required site improvements.
A.
General standards.
(1)
Circulation within a subdivision or land development plan shall logically
relate to and be an extension of the Township road system or, if extending
beyond the Township boundary, to the road network in the adjacent
municipality.
(2)
The layout of streets shall relate as closely as possible to existing
topography in order to minimize earthmoving, produce usable lots or
development areas, create reasonable grades, and preserve the amenities
and natural cover of the site.
(3)
The Township may impose higher standards where it is clear that a
dangerous situation may be created by the location, grade or intersection
of streets or by topographical conditions.
(4)
Minor streets shall be designed to discourage use by traffic with
no origin or destination within the subdivision plan or land development
or extensions thereof.
(5)
Streets shall be extended to the boundaries of a subdivision or land
development plan if connection can be made to an existing or recorded
street in an adjacent subdivision or plan or if topography or shape
of the adjacent undeveloped property suggests a logical extension
exists to that property.
(6)
The Mount Pleasant Township Board of Supervisors may require an owner/applicant
whose land abuts a major highway to orient his plan away from the
highway with no lots having access directly to it and to limit his
points of access into the subdivision plan or land development to
a minimum number with adequate sight distances.
[Amended 11-21-2016 by Ord. No. 171]
(7)
Half-streets along the boundary of a proposed plan shall be prohibited
except where the plan proposes to complete a half-street existing
on an adjacent already subdivided property. In that case, the half-street
proposed in the plan shall be designed and constructed consistent
with the provisions of this article.
(8)
Alleys shall be prohibited and all streets, roadways and rights-of-way
shall be designed and constructed based on the functional classification
of such streets and roadways as per the current edition of the Institute
of Transportation Engineers' Trip Generation Handbook.
(9)
The owner/applicant may construct streets and install other improvements
at the same time that buildings in the subdivision plan or land development
are being built, but no building within the plan shall be occupied
until the street is acceptable to the Township across the front of
the lot containing the building to be occupied and extending to completed
portions of the road system.
B.
Street width.
(1)
Rights-of-way for all existing streets abutting a subdivision or
land development plan shall be at least 50 feet, and rights-of-way
within subdivision or land development plans shall be at least 50
feet in width.
C.
Street alignment.
(1)
The minimum center-line horizontal radius of a street curve shall
be 150 feet.
(2)
Adjacent horizontal tangents shall be connected by an arc.
(3)
For compound curves, the radius of the curve with the greater radius
shall be not more than 50% longer than the radius of the adjacent
curve, or the transition between curves may be achieved by a three-centered
compound curve.
(4)
Curves shall be superelevated in relation to the radius of curves
used, as determined by the Township Engineer.
(5)
Where horizontal alignment curves around a topographical or other
obstruction, there shall be maintained an unobstructed sight distance
at all points along the curve of at least 150 feet measured three
feet six inches above the finished road surface along the road center
line.
(6)
Vertical sag curves or crest curves shall be not less than the standards
enumerated in the current edition of AASHTO.
D.
Street grades.
E.
Street intersections.
(1)
Streets shall be laid out to intersect as nearly as possible at right
angles and not less than 60° or more than 120°.
(2)
Where two streets intersect a third street from opposite sides, the distance between the center lines of the two streets shall be not less than 125 feet, or else they shall intersect the third street directly opposite. See also § 320-34.
(3)
Unobstructed sight distances shall be maintained at intersections.
A triangular area whose sides are the center lines of the intersecting
streets and are not less than 75 feet in length shall be maintained
clear of any obstructions so that, from any point along either side,
objects are visible at three feet six inches above the street surface.
(4)
Where street grades at intersections exceed 5%, a leveling area shall be provided so that, within a distance of 60 feet from the intersection of street center lines, a grade of not more than 3% shall be created. See also § 320-34.
(5)
Intersections involving the crossing of more than two streets shall
not be permitted.
(6)
Intersecting pavements shall be designed with a radius of not less
than 25 feet at intersecting minor streets, 25 feet at intersecting
minor and major streets, and 30 feet at intersecting major streets.
F.
Culs-de-sac and temporary dead-end streets.
(1)
Streets to be permanently closed at one end (culs-de-sac) shall not be greater than 1,200 linear feet to the center of the turnaround nor less than 250 feet in length measured between the center of the turnaround at the closed end and the center line of the intersected street at the other end. The turnaround shall have a right-of-way diameter of at least 100 feet and a paved diameter of at least 80 feet on the paved cartway. The paved portion shall be at least 24 feet in width, and the center of the cul-de-sac need not be paved if it is planted and maintained. If the full width of the cul-de-sac is paved, a paved diameter of 80 feet shall be provided. See also § 320-34.
(2)
Where the one-thousand-two-hundred- linear-foot maximum cul-de-sac
street length is exceeded by modification, a paved area sufficient
in size to allow for the turning and maneuvering of school buses,
emergency vehicles, and maintenance equipment shall be provided within
a dedicated right-of-way and placed in a location beyond 2/3 of the
street length, as modified, from the center line of the intersection
of the open end of the street to the terminus of the street right-of-way
line. An appropriately enlarged cul-de-sac bulb may comply with this
requirement.
(3)
Where a subdivision or land development consisting of 20 lots or
more is proposed with only one point of public access to an abutting
public right-of-way, a paved area sufficient in size to allow for
the turning and maneuvering of school buses, emergency vehicles, and
maintenance equipment shall be provided within a dedicated right-of-way.
An appropriately enlarged cul-de-sac bulb may comply with this requirement.
(4)
All cul-de-sac streets shall be provided with a snow storage easement
extending 15 feet from the paved portion of the cul-de-sac bulb. Said
easement shall be a minimum of 450 square feet, and the area shall
be graded to direct runoff to the paved portion of the roadway for
discharge into the storm sewer system. The easement may extend over
two lots.
(5)
If a subdivision or land development plan is developed over several
stages, and streets are to be extended as development proceeds, temporary
dead-end streets produced in one stage to be extended in a later stage
shall be provided with an all-weather turnaround, whose use and maintenance
is guaranteed to the public by the owner/applicant.
G.
Private driveways. Driveways entering public streets shall be graded
to prevent stormwater flowing from the driveway onto the paved portion
of the public street. The street's gutter line shall be maintained
across the private driveway or stormwater may pass under, provided
the gutter alignment is not compromised and the pipe under the private
driveway is of sufficient size to carry the stormwater flow from the
one-hundred-year storm without creating ponding on the upstream end.
H.
Street construction standards. Streets shall be designed, graded,
surfaced and improved to the widths and dimensions identified in the
Township's Standard Construction Details attached as Appendix B[2] and profiles and cross sections submitted by the owner/applicant's
consultants and approved by the Board of Supervisors.
[2]
Editor's Note: Appendix B is one file in the Township office.
I.
Street names and signposts. Streets that are extensions of existing
streets or are substantially in alignment with them shall bear the
name of the existing street.
(1)
Street names shall be subject to the approval of the Board of Supervisors
and shall not duplicate names already in use within the same postal
zip code zone.
(2)
Approved street name signs shall be placed at all street intersections
within the plan or at the intersection of existing streets and streets
entering the plan.
(3)
Signs and supports may be provided by the Township at the developer's
expense and installed by the owner/applicant, although the Township
and owner/applicant may mutually agree on an alternative sign type.
A.
Public utilities.
(1)
Where possible, utilities shall be placed within the street rights-of-way,
but where that is not possible, they shall be placed, except to accommodate
unusual sanitary sewer or storm drainage conditions, within easements
centered on side or rear lot lines.
(2)
Easements across private property shall be not less than 20 feet in width and shall be aligned from lot to lot across a subdivision or land development plan or within a single tract. They shall be clearly identified on the final plan as to their intended purpose. See also § 320-36.
(3)
A minimum distance shall be maintained between any point of a residential
building and the nearest petroleum products or natural gas transmission
line in accordance with Pennsylvania Public Utility Commission regulations,
but in no case less than 20 feet.
B.
Drainage.
(1)
Where a subdivision or land development plan is traversed by a watercourse
or storm drainage line, a drainage easement or right-of-way shall
be provided and recorded on the plan.
(2)
The easement shall be of sufficient width to accommodate the watercourse
or line as well as areas adjacent to the watercourse subject to frequent
high-water conditions or utilized as detention ponds, etc., and to
allow access for work crews to maintain the drainageway.
A.
Every lot in a subdivision shall abut a recorded street and have
a minimum of 50 feet of frontage at the right-of-way line.
B.
Side lines of lots shall be at right angles or radial to street lines
as nearly as possible.
C.
Double frontage or reverse frontage lots shall be discouraged except
where lots abut along their rear property line a collector or arterial
roadway, in which case the rear building setback line of the lots
shall be a minimum of 50 feet from the collector or arterial roadway
right-of-way line.
D.
Minimum lot dimensions and areas shall not be less than those specified
in this section, as follows:
(1)
Minimum lot area with public water: one acre (43,560 square feet)
exclusive of rights-of-way.
(2)
Minimum lot area with public sanitary sewerage: five acres (21,780
square feet) exclusive of rights-of-way.
(3)
Minimum lot area with both public water and public sanitary sewerage:
0.25 acres (10,890 square feet) exclusive of rights-of-way.
(4)
Minimum lot area with no public utilities: 1.5 acres (65,340 square
feet) exclusive of rights-of-way.
(8)
No principal or accessory structure on a corner lot shall be placed
within the clear sight triangle as defined.
E.
Lot lines within a subdivision shall be arranged to minimize the
amount of drainage passing from one lot directly onto a neighboring
lot, the owner/applicant to provide drainage easements or grade swales
along lot lines to control drainage across lots.
F.
Existing natural features, existing topography and significant trees
shall be retained wherever possible, and disturbance of ground cover
shall be minimized to reduce erosion and maintain drainage patterns.
G.
Within a subdivision or land development plan where public sewage
collection and water supply systems are not available, lot boundary
location and minimum lot size, as well as the location and size of
on-lot sewage disposal systems, shall be determined by the municipal
Sewage Enforcement Officer under the regulations of the Pennsylvania
Sewage Facilities Act, as amended.[1] The Officer's determinations shall not permit smaller
lots than stipulated in this article but may require larger lots or
a rearrangement of lots where unusual soil conditions dictate.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
H.
No land shall remain in a subdivision that is not platted for sale,
development or for permanent open space. Areas to be developed for
uses other than dwellings shall be indicated on the plan as to their
specific use. Approved nonresidential areas shall be designated "dedicated"
or "reserved" on the final plan.
I.
A plan may contain no more than two "flag" lots, where the following
standards are met:
J.
Rear lot. One second lot may be created from the rear portion of
an existing recorded lot of record, provided the following standards
are met:
(1)
The rear lot is connected to a public right-of-way by an access strip
of land at least 20 feet wide in the same ownership as the rear lot.
(2)
The front lot will retain not less than the minimum required setbacks
after the access strip is removed.
(3)
The rear lot will contain only one single-family detached dwelling
and normal accessory uses.
(4)
The rear lot is not more than 1.5 acres in area, and neither the
front or rear lot contains less than the minimum specified lot area.
(5)
The access strip is not used in calculating lot area and will not
be extended or used as access for any other lots either existing or
future.
(6)
The dwelling on the rear lot is set back from the rear lot line of
the front lot by at least 50 feet.
A.
Sewage disposal.
(1)
Every structure in any subdivision, land development plan, RV campground
or mobile home park connected to a water supply shall also be connected
to a sanitary sewage disposal system. Such system shall be either
an individual on-lot system approved by the Township Sewage Enforcement
Officer or a system approved by the Commonwealth Department of Environmental
Protection.
(2)
Where a public sanitary sewerage system exists adjacent to or within
500 feet of a major subdivision, land development plan, RV campground
or mobile home park boundary, the owner/applicant shall connect all
the lots or buildings with a water supply to the public sanitary sewerage
system, constructing the necessary collector and lateral lines. In
the event the proposed plan is not in the same watershed as the adjacent
or nearby sewer connection and the sewer authority with jurisdiction
has no plans to extend lines beyond the edge of the watershed, the
Board of Supervisors may allow the plan to proceed with individual
on-lot systems.
(3)
On-lot septic disposal systems approved by the Sewage Enforcement
Officer shall be installed in compliance with the PADEP "Standards
for Sewage Disposal Facilities" and shall not be backfilled until
inspected by the Sewage Enforcement Officer after he or she authorizes
the covering of the system.
(4)
No storm sewers, footer drains or downspouts shall be connected to
any sanitary sewage disposal system.
(5)
When an owner/applicant installs sewer lines to connect with those
of a sewer authority with jurisdiction, he shall do so in accordance
with the authority's rules and regulations.
(6)
All public sanitary sewerage lines and facilities owned, operated
and maintained by the Mount Pleasant Municipal Authority or Mount
Pleasant Township, whether existing or proposed, shall be identified
on a plat prior to recording. Ownership, diameter, material and direction
of flow shall be noted.
B.
Water supply system.
(1)
Every lot, dwelling unit, and each commercial business and public
or semipublic building shall be provided with a potable water supply,
as hereinafter set forth, of sufficient quality, quantity and pressure
to meet the minimum standards of the Department of Environment Protection.
If such standards are not applicable, the water supply shall be of
sufficient quality, quantity and pressure to meet the requirements
of the intended and actual use.
(2)
Existing public water supply system.
(a)
Where a public water system exists adjacent to or within 1,000
feet of a subdivision, land development plan, RV campground or mobile
home park boundary, the owner/applicant shall connect every lot or
principal building in the plan to the water supply, providing the
necessary piping system, laterals and hydrants.
(b)
Waterlines shall be installed in accordance with the regulations
of the Public Utility Commission or the authority with jurisdiction
that will assume maintenance of the lines.
(c)
Where a public water supply system will serve the plan, hydrants
shall be placed so that no principal building on a lot is more than
600 feet distant from a hydrant. Hydrants shall be placed within street
rights-of-way, preferably at street intersections. The plan for distribution
of hydrants in the plan, and the quantity and pressure of water available
at each hydrant, shall be reviewed and approved by the Fire Chief
of the fire company providing coverage for the plan.
(3)
Private water supply or proposed public water system. Where the water
to meet the requirements of this section is to be supplied by private
wells or a proposed public water system, the owner/applicant or developer
shall comply with this section, as amended, as well as the applicable
requirements of the Pennsylvania Public Utility Commission and/or
the Pennsylvania Department of Environmental Protection.
A.
A grading permit will be required for any and all earthmoving activities
resulting in alterations to the surface exceeding three feet in elevation
or disturbance of a surface area greater than one acre (43,560 square
feet).
B.
Every applicant for a grading permit shall file a written application
therefor with the Township in a form prescribed by the Township. Such
application shall:
(1)
Describe the land on which the proposed work is to be done by lot,
tract or street address or a similar description which will readily
identify and definitely locate the proposed work.
(2)
Be accompanied by plans and specifications prepared, signed and sealed
by a professional engineer, surveyor or architect, giving a reasonable
description of the site and proposed soil erosion controls, if any.
The Township Engineer may waive the preparation or approval and signature
by the registered professional engineer, professional land surveyor
or registered architect only when it is self-evident that the proposed
work is simple, is clearly shown on the plans submitted, and creates
no potential nuisance to adjacent property or hazard, and does not
include the construction of a fill upon which a structure may be erected.
All plans shall be prepared in accordance with the requirements of
the Pennsylvania Department of Environmental Protection. In addition,
if required, a copy of the duly prepared soil erosion and sedimentation
control plan shall be submitted to, and deemed adequate by, the Westmoreland
County Conservation District, as required.
(3)
State the estimated dates for the starting and completion of grading
work.
(4)
State the purpose for which the grading application is filed and
the intended use of the site.
(5)
Include written approval of a best management practices (BMP) operations
and maintenance plan from Mount Pleasant Township where applicable.
C.
Excavation.
(1)
Maximum slope steepness of a cut should be two horizontal to one
vertical for minimizing erosion and landslide hazard. However, a registered
professional engineer or certified geologist may recognize the types
of soil on the site to be graded from the soil survey or other source
of information. Maximum slopes can then be determined by said professional
upon concurrence of the Township Engineer.
(2)
Cut slopes which are steeper than those specified in this section
may be allowed under a grading permit, provided that one or both of
the following are satisfied:
(a)
The material in which the excavation is made is sufficiently
stable to sustain a slope steeper than the slope specified herein
for recognized soil conditions on the site. A written statement, signed
and sealed by a registered professional engineer or certified geologist,
stating that the steeper slope will have sufficient stability and
that risk of creating a hazard will be slight, must be submitted to
the Township.
(b)
A retaining wall other than that required for a single-family
dwelling or other approved support, designed by a registered professional
engineer and approved by the Township Engineer, is provided to support
the face of excavation.
(3)
The top or bottom edge of cut slopes shall be set back a minimum
of three feet from adjacent property lines or street right-of-way
lines in order to permit the normal rounding of the edge without encroaching
on the abutting property or street.
D.
Fills.
(1)
No fill should be placed over trees, stumps, trash or other material
which could create a hazard. Instead, such material may be buried
in natural ground where no structure will be built or hazard created.
Limbs can be chipped and mixed with the topsoil.
(2)
All fills should be compacted to provide stability of fill material
and to prevent undesirable settlement or slippage. Structural fills
shall be compacted to a ninety-five-percent modified proctor and be
certified by a professional soils engineer.
(3)
Coal, boney, red dog, expansive slag, cinders, wood, trash, organic
material or refuse shall not be placed or used for fill material unless
blended with suitable soils capable of maintaining soil stability.
(4)
The top or bottom edge of fill slopes should generally be set back
three feet from adjacent property lines or street right-of-way lines
in order to permit the normal rounding of the edge without encroaching
on the abutting property or street.
E.
Retaining walls.
(1)
If a retaining wall is constructed to satisfy a requirement of this
article, a building permit, as provided for by other municipal regulations,
shall be required where a grading permit is required. The grading
permit shall apply to the retaining wall and area adjacent, and the
requirements for inspection, as stated herein, shall be applicable.
(2)
The retaining wall shall be constructed in accordance with sound
engineering practice. The plans submitted for approval of retaining
walls four feet or higher shall bear the seal of a registered professional
engineer.
(3)
The backfilling of retaining walls and the insertion of subterranean
drainage facilities shall be done strictly in accordance with the
provisions of this article and the appropriate municipal specifications.
(4)
In general, where a wall is replacing an exposed slope, the vertical
face of the wall shall be a minimum of three feet back from the adjoining
property boundary line. The requirement of this subsection may be
set aside when the proposed retaining wall is a joint venture between
adjacent property owners and appropriate documents so stating are
filed with the application for the building and/or grading permit.
A.
General requirements. All streets shall comply with the standards
specified herein. All new and widened portions of existing rights-of-way
intended for public use shall be dedicated to the Township. An offer
of dedication shall be placed on the recorded plan, subject to final
acceptance based on compliance with the following requirements:
(1)
The proposed street pattern shall be related to existing streets
and to such county and commonwealth road plans as have been duly adopted.
(2)
Streets shall be arranged in a manner to meet with the approval of
the Township Board of Supervisors, considered in relation to both
existing and planned streets, and located so as to allow proper development
of surrounding properties. Secondary and through streets shall be
connected with such existing streets and highways to form continuations
thereof. Residential streets shall be laid out to discourage their
use as secondary or through highways.
(3)
Streets shall be adjusted to the contour of the land so as to produce
usable lots and streets of reasonable grade, alignment and drainage.
(4)
Streets shall be graded to the minimum conditions shown on the cross
sections. Provisions made for slopes beyond the recorded right-of-way
shall be in conformance with Township grading standards.
(5)
Access shall be given to all lots and portions of the tract in the subdivision or land development plan and to adjacent recorded undeveloped land or through the unsubdivided property. Streets providing such access shall be improved to the limits of the subdivision or land development, except as otherwise specified [see Subsection C(3)]. Remnants, reserve strips, and landlocked areas shall not be created.
(6)
New streets shall be laid out to continue existing streets at the
existing right-of-way and cartway width or the minimum standards of
this chapter, whichever is greatest.
(7)
Dead-end streets are prohibited, unless designed as a cul-de-sac
or designed as a stub street with a temporary turnaround for access
exclusively to neighboring tracts, with no more than two lots being
provided access thereto.
(8)
Continuations of existing streets shall be known by the same name.
Names for new streets shall not duplicate or closely resemble names
of existing streets in the Township or zip code area serving the Township.
All street names shall be approved by the Township Board of Supervisors,
assigned by the Mount Pleasant Township Board of Supervisors, and
coordinated with the developer.
[Amended 11-21-2016 by Ord. No. 171]
(9)
The dedication of half streets at the edges of a new subdivision
or land development plan is prohibited. If circumstances render this
impracticable, adequate provisions for concurrent dedication of the
remaining half of the street must be furnished by the applicant or
developer. When there exists a half street in an adjoining subdivision,
the remaining half shall be provided by the proposed development where,
in the opinion of the Township Board of Supervisors, the need is valid.
B.
Street classifications. The street classifications listed herein
are to be used for all planned subdivisions or land developments.
Existing streets and roads can be classified as arterials, collectors
or minors. New streets shall be classified according to their function,
as follows:
(1)
Arterial street. A major street serving as a principal or heavy traffic
street of considerable continuity and used primarily as a traffic
artery for intercommunications between large areas.
(2)
Collector street. A street which carries traffic from minor streets
to arterial or major streets, including the principal entrance streets
of a major subdivision or land development and the streets for circulation
within such a subdivision or land development.
(3)
Minor street. A street predominantly serving as an access street
to a particular lot or serving another minor function, as subclassified
below:
(a)
Residential streets. Residential streets shall be those streets
which are used to provide access to properties, connect with other
residential streets and/or streets of a higher classification.
(b)
Marginal access streets. Marginal access streets which may function
as a collector street are streets which are parallel and adjacent
to an arterial street and which provide access to abutting properties
and separation from through traffic. They serve to reduce the number
of access points which intersect the larger road, thereby increasing
the efficiency and safety of traffic flow along the major road while
providing access to abutting development.
[1]
The Township Board of Supervisors reserves the right to require
marginal access streets along any street where local vehicular access
to individual lots would create congestion and/or hazards to traffic
flow and safety by reason of street grades, land forms, vegetation,
frequency of driveway intersections, limited sight distances, heavy
traffic volumes and/or high-speed traffic flows.
[2]
The location of a marginal access street shall be essentially
parallel and adjacent to the street along whose margin it is located.
[3]
The right-of-way for this type of street shall abut and be measured
from the final right-of-way of the parallel street.
[4]
When forming a necessary leg of another classification of street,
a street shall be governed by the regulations of the higher street
classification.
[5]
A landscaped barrier island, at least 20 feet wide, shall physically
separate the cartways of the marginal access street and the parallel
street.
[6]
Sidewalks, when required, shall be located on the outermost
portion of the marginal access street right-of-way abutting the building
lots.
[7]
Marginal access streets shall be constructed to the standards
of minor streets, except as noted in this section.
(4)
Where the classification of a new street is in question, the classification
shall be determined on the basis of traffic load, using a factor of
10 trips per day per residential lot served. Based on this factor,
average daily traffic (ADT) of 3,000 or more shall classify a street
or road as arterial, ADT from 600 to 3,000 shall classify a street
as collector, and ADT of less than 600 shall classify a street as
minor.
[Amended 10-16-2017 by Ord. No. 173]
C.
Other streets. Other streets are subclassifications of minor streets.
Because of their uniqueness and abundance, they are specified in greater
detail in this subsection.
(1)
The Township shall have no maintenance obligation for nonpublic streets.
The maintenance of such nonpublic 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:
(a)
An association or other legally binding organization of landowners
with access rights on the nonpublic street shall be formed and administered
for the purpose of maintenance of the nonpublic street.
(b)
Documents governing such association shall be filed with the
Township Board of Supervisors.
(c)
All properties depending on a nonpublic 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 and/or land development
plans which create a nonpublic street, shall be included in deeds
for all properties with access rights, and shall be recorded in the
office of the Recorder of Deeds of Westmoreland County.
(d)
Provision shall be made for the nonpublic streets for emergency
vehicles only as approved and deemed necessary by Township officials.
(2)
Temporary cul-de-sac streets.
(a)
May be temporarily closed at one end, with the intent to extend
the street onto the abutting tract upon its development to a minimum
length of 250 linear feet.
(b)
Shall be built to the tract boundary line at a location and
grade that are logical for extension onto the abutting tract but shall
not exceed 500 feet in length for nonresidential uses or 20 dwelling
units for residential uses, unless approved by the Township Board
of Supervisors when warranted by special conditions.
(c)
Shall not be extended as a cul-de-sac street but shall be connected
to another through street, unless approved by the Township Board of
Supervisors when warranted by special conditions.
(d)
Shall form a logical step in the circulation pattern.
(e)
Shall be provided with a vehicular turnaround at the closed
end abutting the tract boundary, with a paving radius of at least
40 feet. Construction shall meet the same requirements as for a permanent
cul-de-sac turnaround. Those portions of the turnaround extending
beyond the street right-of-way shall be located on temporary access
easements, valid only until the road is extended. Upon the extension
of the street, the full rights and responsibilities for the area of
the temporary easements shall revert to the owner of the lots on which
they were located.
[Amended 10-16-2017 by Ord. No. 173]
(f)
The developer responsible for the extension of the street shall
also be responsible for the following:
[1]
Removal of all curbing construction of the temporary turnaround
beyond the width of the street's paved area.
[2]
Installation of new construction to complete the street connection
as required.
[3]
Extension of utilities as necessary.
[4]
Repair of any improvements or utility facilities damaged in
this process.
[5]
Grading, installation and/or restoration of lawn areas where
affected by this removal and construction process.
(g)
Multiple cul-de-sac streets (public streets only).
[1]
Shall be single access streets which terminate in more than
one vehicular turnaround.
[2]
May be permitted where the length of each individual cul-de-sac
is less than 500 feet for nonresidential uses or 20 dwelling units
for residential uses.
[3]
May be permitted to exceed either or both of the limits of 500
feet or 20 dwelling units when approved by the Township Board of Supervisors
if warranted by special conditions, such as steep topography or land
configuration or when qualified as a temporary cul-de-sac.
[4]
Shall be served by an appropriately located emergency accessway
when required by the Board of Supervisors.
[5]
Shall be constructed to the same requirements as a permanent
cul-de-sac.
[6]
On lots fronting the cul-de-sac bulb, an easement for the placement
of snow shall be required, as follows:
[a]
Said easement may be split by a property boundary
line;
[b]
Said easement shall be a minimum of eight feet
in width and 10 feet in depth and paved;
[c]
A break in the curb shall be provided and a stormwater
inlet placed in close proximity to the paved easement in order to
collect snowmelt;
[d]
Said easement shall be identified on the recorded
plat, and a description and purpose included in a restrictive covenant;
and
[e]
No construction or planted material shall be placed
in the area of the paved easement.
(3)
Stub streets.
(a)
Shall be provided in appropriate locations for vehicular access
to abutting undeveloped lands when requested by the Township Board
of Supervisors upon the recommendation of the Township Engineer.
[Amended 11-21-2016 by Ord. No. 171]
(b)
Shall not be provided with a vehicular turnaround.
(c)
Shall be constructed to the property line in accordance with
the standards of this chapter applicable to the classification of
street it will be upon extension.
(d)
Shall serve no more than two lots when used as a dead-end street.
The developer shall pave access to the two lots from a higher road
classification according to the standards set forth in this chapter.
(e)
Any new lots created by extending a stub street shall front
on a minimum fifty-foot right-of-way. The developer shall pave an
area equal to the distance of one minimum lot width in the applicable
zoning district and make arrangements to extend the pavement to additional
lots should a stub street be extended to a higher road classification
as described in this article.
(4)
Alleys.
(a)
Alleys are not permitted in residential developments, except
for instances where they are logical extension of existing alleys.
(b)
Alleys, where permitted, are bound by the standards set forth
in this subsection.
(c)
Alleys shall be provided in areas where commercial and/or industrial
development has been approved, except that the Township Board of Supervisors
may waive this requirement where other definite and assured provision
is made for service access, such as off-street loading, unloading
and parking consistent with and adequate for the uses proposed.
(d)
The width of alley paving shall not be less than 16 feet.
(e)
Alley intersections and sharp changes in alignment shall be
avoided but, if necessary, corners shall be cut off sufficiently to
permit safe vehicular movement.
(f)
Dead-end alleys shall be avoided where possible, but, if unavoidable,
shall be provided with adequate turnaround facilities at the dead
end, as determined by the Township Board of Supervisors.
(g)
The right-of-way shall be 25 feet.
(h)
Alleys do not require curbs, sidewalks and shoulders.
D.
Street design and construction criteria.
(1)
The following table and § 320-34 text present the minimum standards for all streets defined in § 320-34. These standards shall apply to new streets and the renovation of existing streets owned and maintained by the Township.
|
Minor
| |||||
|---|---|---|---|---|---|
|
Item
|
Arterial
|
Collector
|
Residential
|
Cul-de-Sac
|
Marginal Access
|
|
Right-of-way (feet)
|
80
|
50
|
50
|
50
|
40
|
|
Paving width (feet)
|
*
|
36
|
26
|
26
|
24
|
|
Curbs
|
Yes1
|
Yes1
|
Yes2
|
Yes2
|
Yes2
|
|
Sidewalks
|
Yes
|
Yes3
|
Yes3
|
Yes3
|
Yes3
|
|
Intersection radius (feet) ROW and paving
|
35
|
30
|
25
|
25
|
25
|
|
Maximum allowable grades (percent)
|
10
|
10
|
12
|
12
|
12
|
|
Minimum horizontal curve radius (feet)
|
4
|
300
|
200
|
150
|
150
|
|
Minimum length of tangents between horizontal curves (feet)
|
150
|
20
| |||
|
Minimum vertical curve length per 1% algebraic difference (feet)
|
4
|
25
|
20
|
20
|
20
|
|
Minimum intersection spacing (feet)
|
600
|
300
|
200
|
200
|
200
|
|
Minimum sight triangles (feet)
|
125
|
100
|
75
|
75
|
75
|
|
Minimum sight distance (feet)
|
600
|
450
|
300
|
300
|
300
|
|
Minimum design speed (mph)
|
60
|
40
|
25
|
25
|
35
|
|
NOTES:
| |
|---|---|
|
*
|
As required by traffic operations, Pennsylvania Department of
Transportation or County standards.
|
|
1
|
Nonmountable.
|
|
2
|
Mountable or as specified by the Township Engineer.
|
|
3
|
At the discretion of the Township Board of Supervisors.
|
|
4
|
As required by the American Association of State Highway Officials
standards for rural highways.
|
(2)
Final recorded right-of-way. Final right-of-way widths are either
existing, proposed or expanded from existing rights-of-way, depending
on the ultimate classification of a street as determined by the Township
Board of Supervisors. The following shall apply to final rights-of-way:
(a)
No fences, walls or other obstruction shall be constructed within
a street right-of-way, except retaining walls where necessitated by
road widening and constructed by the governmental agency having jurisdiction
over the road.
(b)
The front building setback shall be the distance set forth in
this article, measured from the planned (final) street right-of-way-line
location.
(c)
Additional rights-of-way and/or paving widths may be required
by the Township where it is necessary for public safety and convenience
to install traffic control facilities or turning lanes and where old
roads do not provide the proper width and additional dedication is
necessary.
(d)
The area between the existing right-of-way line and the final
right-of-way line shall be dedicated to the authority having jurisdiction
over any public streets which abut or pass through any subdivision
or land development proposed within the Township.
(3)
Pavement.
(a)
Paving widths shall be as defined in § 320-34 unless otherwise noted in this article:
[1]
The Township Board of Supervisors may require paving widths in excess of the standards in § 320-34 for special situations, including the following:
[2]
Reductions to the paving requirement may be approved by the
Township Board of Supervisors in instances where parking, turning,
safety and convenience considerations have been adequately met.
(b)
Road paving standards. All roads using specified materials shall
be constructed as herein described or as shown in the Standard Construction
Details, Appendix B.[1]
[1]
The base course shall be Superpave asphalt mixture design, 25.0
mm, PG 64-22, four inches in depth. The binder course shall be Superpave
asphalt mixture design, 19.0 mm, PG 64-22, two inches in depth. Asphalt
curbing, if any, is to be placed with the binder course. After the
base course of a new road or street is completed, the new road or
street must be sealed utilizing a bituminous seal coat as specified
in PennDOT Publication 408, Section 470. The sealing of the roads
in this manner shall not relieve the developer of the placement of
the final wearing course. All work shall be performed in accordance
with PennDOT Publication 408, latest edition. The anticipated traffic
counts shall be submitted in order to calculate the ESAL (equivalent
single-axle load) and SRL (skid resistance level) ratings.
[Amended 10-16-2017 by Ord. No. 173]
[2]
The final wearing course and curb course shall consist of Superpave
asphalt mixture design, 9.5 mm, PG 64-22, wearing course, 1 1/2
inches in depth. The ESAL and SRL ratings are traffic-count dependent;
therefore, traffic data shall be submitted in accordance with PennDOT
Publication 408 (as amended) to justify the classification.
[Amended 10-16-2017 by Ord. No. 173]
[3]
The wearing course shall only be placed after the Township has
performed an inspection of the road and after all necessary repairs
as required by either the Township Engineer or the Township Supervisors
have been addressed. This requirement is to ensure the integrity of
the wearing course shall not be adversely affected. Subject to said
inspection and approval, the wearing course shall be placed no later
than the time when 80% of the lots abutting on said street, road,
or portion thereof shall have been erected and developed or when five
years have passed from the placement of the binder course, whichever
first occurs.
[4]
The Mount Pleasant Township Board of Supervisors may require
the placement of the wearing course of a developed road to be delayed
if the future phases of the project will utilize the developed road
for access during construction.
[5]
One year after placement of the wearing course, emulsified asphalt
sealer must be placed on the roadway. The sealer must be installed
in accordance with the specifications set forth in PennDOT Publication
408, as amended.
[6]
Base course/pavement design. Two pavement designs are specified
for Mount Pleasant Township streets; one for minor streets and one
for collector streets.
[Amended 10-16-2017 by Ord. No. 173]
[b]
Collector streets (ADT from 600 to 3,000). Collector
streets shall consist of an eight-inch aggregate base, a three-inch
Superpave mix binder course and a two-inch Superpave mix wearing course.
Collector streets shall be constructed as specified in the Standard
Construction Details, Appendix B.
[c]
Pavement restoration. Pavement restoration following
trenching shall be in accordance with the Standard Construction Details,
Appendix B.
[8]
Undercurb/drains. All roads shall be provided with under-curb
drains as specified in Standard Construction Details, Appendix B.
[1]
Editor's Note: Appendix B is on file in the Township office.
(c)
All under-pavement utilities, including services, shall be installed
prior to paving.
(d)
No paving shall be permitted between October 31 and April 1
unless approved by the Township Engineer.
(4)
Curbs and sidewalks. Sidewalks and curbs shall be installed along
all proposed public and nonpublic streets, except when this requirement
is waived at the discretion of the Township Board of Supervisors,
with input from the Township Engineer, upon recommendation of Mount
Pleasant Township Board of Supervisors.
[Amended 11-21-2016 by Ord. No. 171]
(a)
The Township Board of Supervisors may waive the sidewalk requirement
under one or more of the following situations:
[1]
In a proposed residential development, where no destination
exists or is anticipated to exist which can be reached by pedestrians,
including but not limited to a shopping center, bus stop, employment
site, or a school).
[2]
Where the sidewalk(s) would not be an extension of an existing
network which provides neighborhood or village circulation.
[3]
Where an alternative pedestrian circulation concept can be shown
to be more desirable, especially when using open space areas, provided
that appropriate walks are provided between the open space walkways
and the pedestrian origins and destinations.
[4]
Where the rural character, density of the area and/or small
size of the proposal precludes the purposeful use of sidewalks.
(b)
Regardless of the size of land development or subdivision proposal,
sidewalks and curbs shall be required whenever they fill a gap in
an existing network.
(c)
Sidewalks shall be not less than four feet in width, although
the Township Board of Supervisors may require additional width where
higher volumes of pedestrian traffic are anticipated.
(d)
Sidewalks shall not extend beyond the right-of-way line of public
streets or the equivalent right-of-way line of private streets unless
located in legal easements guaranteeing adequate pedestrian access.
(e)
Sidewalks shall be provided in appropriate locations to provide
safe and efficient pedestrian access between parking areas and nonresidential
buildings.
(f)
Additional sidewalks shall be required where deemed necessary
by the Township Board of Supervisors to provide access to schools,
churches, parks, community facilities and commercial centers and to
provide necessary pedestrian circulation within land development and/or
subdivisions where otherwise required sidewalks would not be sufficient
for public safety and convenience.
(h)
Driveway crossings shall be designed in compliance with this
article.
(i)
Sidewalks shall be laterally pitched at a slope of not less
than 1/4 inch per foot to provide for adequate surface drainage towards
the street abutting high-side lots and away from streets on low side.
(j)
At corners and pedestrian street crossing points, sidewalks
shall be extended to the curbline with an adequate apron area for
anticipated pedestrian traffic.
(k)
Sidewalks shall not exceed a grade of 12%. Steps or a combination
of steps and ramps shall be utilized to maintain the maximum grades,
where necessary. A nonslip surface texture shall be used.
(l)
The grades and paving of sidewalks shall be continuous across
driveways, except in nonresidential and multifamily residential developments
and in certain other cases where heavy traffic volume dictates special
treatment.
(m)
The thickness and type of construction of all sidewalks and
curbs shall be in accordance with the following:
(n)
If, for any reason, an interim waiver of these requirements
is made, a sufficient guarantee shall be posted for the eventual installation
of these improvements, subject to approval by the Township Board of
Supervisors, upon the recommendation of the Township Engineer and
Solicitor.
(5)
Pavement and right-of-way radii at intersections:
(a)
Road intersections shall be rounded with tangential arcs at
the pavement edge (curbline) and right-of-way lines as listed below.
Where two roads of different right-of-way width intersect, the radii
of curvature for the higher classification road shall apply. The pavement
edge (or curbline) radius and right-of-way radius shall be concentric.
(b)
For arterial streets, the right-of-way width at intersections
should be as specified by the Pennsylvania Department of Transportation.
(c)
For collector and minor streets, the right-of-way width at intersections
should extend 10 feet beyond the pavement edge or as approved by the
Township Engineer.
(6)
Street grades. All streets shall be graded as shown on the street profile submitted and approved as a part of the plan approval process for subdivision and/or land development. Street grades shall comply with § 320-34 and the following:
(a)
The minimum grade for all streets shall be 1%.
(b)
Maximum grades for all streets shall be as defined in § 320-34 herein, unless otherwise noted in this chapter.
(c)
Street grades shall be measured along the center line.
(d)
Curve/grade combinations shall follow accepted engineering guidelines
for safety and efficiency and in all cases provide for the minimum
sight distance. For example, minimum-radius horizontal curves shall
not be permitted in combination with maximum grades.
(e)
At all approaches to intersections, street grades shall not
exceed 5% for a minimum distance of 35 feet.
(f)
The grade of the outer perimeter of cul-de-sac turnarounds shall
not exceed 5%, measured at any curb gutter from center of the cul-de-sac
along the curbline.
(g)
Arterial and collector streets, where necessary, shall be superelevated,
not to exceed 6%, in compliance with accepted engineering standards.
(7)
Horizontal curves and tangents.
(a)
Horizontal curves shall be used at all changes of direction. Long radius curves shall be used rather than a series of curves connected by short tangents. Minimum radius curves at the end of long tangents shall not be approved. Minimum radii are given in § 320-34 herein.
(b)
Curve/tangent relationships shall follow accepted engineering
guidelines for safety and efficiency.
(c)
Approaches to intersections shall follow a straight horizontal
course for a minimum of 50 feet for minor streets. All other streets
shall follow a straight course in accordance with accepted engineering
standards but shall in no case be less than 100 feet.
(d)
Any applicant who encroaches within the legal right-of-way of
a commonwealth highway is required to obtain a highway occupancy permit
from the Pennsylvania Department of Transportation prior to final
approval. In addition, the Township may require the applicant to obtain
an occupancy permit for a highway encroachment which is consistent
with the internal access and street plan.
(8)
Vertical curves. Vertical curves shall be used at changes in grade
of more than 1% in compliance with the following requirements:
(9)
Intersections and sight triangles. All street intersections under
the jurisdiction of this chapter shall be subject to the requirements
of this subsection.
(a)
No more than two streets shall intersect at the same point.
(b)
Corrective changes to existing intersections. When existing
streets intersect at odd angles or have more than four approaches,
the applicant shall make corrective changes to bring the intersection
into compliance with this article, as required by the Township Board
of Supervisors, which shall first seek the recommendation of other
technical advisors or agencies, as appropriate. For commonwealth highways,
corrective changes shall comply with the requirements of the appropriate
agency.
[Amended 11-21-2016 by Ord. No. 171]
(c)
Angle of intersections. All intersection approaches shall be
designed at right angles whenever practicable. There shall be no intersections
with an arterial of less than 75°, and there shall be no intersections
of less than 60° for all other streets, measured at the center
line of the intersection.
(d)
Intersection spacing. Street intersections shall be spaced the minimum distances apart as specified for the street classifications listed in § 320-34 herein, whether on the same or opposite sides of the street. The minimum distance between intersections shall be measured along the higher-classification intersecting street and shall be measured between the center lines of intersecting streets.
(e)
Sight triangles.
[1]
Proper sight lines required by § 320-34 herein shall be maintained at all intersections of streets. Clear sight triangles shall be maintained along all approaches to all intersections and shall be measured along street center lines from their point of intersection. Where streets of differing classifications intersect, the dimension for the higher classification street shall be used.
[2]
Within the area of clear sight triangles, obstructions to visibility
shall not be permitted within the following ranges of height:
[3]
Modifications may be made by the Township Board of Supervisors
to allow the location of the following items at the time of new street
construction in the clear sight triangle as long as the sight triangle
is maintained:
[a]
Private signposts, provided that the post does
not exceed one foot in diameter and that the sign itself is above
the minimum height limit.
[b]
Shade trees, provided that, as the tree matures,
the lower branches will be kept pruned to the minimum height limit
above grade and the trunk will not inhibit sight distance.
[c]
Existing shade trees, provided that lower branches
are kept pruned to the minimum height limit and that the size, number
and arrangement of trees does not impede adequate visibility. The
Township Board of Supervisors may require the removal of one or more
trees if necessary to provide adequate visibility.
(10)
Sight distance.
(a)
Proper sight distance shall be provided with respect to both
horizontal and vertical alignments, measured at the driver's eye height
of 3 1/2 feet. An object six inches off the finished road grade
must be visible at the sight distance specified.
(c)
Since sight distance is determined by both horizontal and vertical
curvature, sight distance standards will, in all cases, usurp standards
for either of these curvatures in instances where a conflict in standards
might arise.
(11)
Design speed. Section 320-34 herein shall be used as a guideline in street design. Final design criteria shall be as regulated by the remainder of this chapter and as approved by the Township Board of Supervisors.
(12)
Maintenance of access easements or rights-of-way.
(a)
In those cases where access to a commercial subdivision is by
means of an easement or right-of-way which does not comply with the
design standards for public streets as prescribed in this article,
the Township Board of Supervisors shall make the final determination
on the continuing maintenance responsibilities of such access easement
or right-of-way as a part of the development application review.
(b)
In the event that the Township Board of Supervisors determines
that the health, safety or welfare of the inhabitants of such development
or of the citizens of the Township would be prejudiced by the failure
to maintain such easement or right-of-way of access by the owner thereof,
the Township Board of Supervisors may require as a condition precedent
to the approval of such subdivision or land development the preparation
and execution of a maintenance agreement providing for the maintenance
of such easement or right-of-way of access, signed and acknowledged
by all of the owners of property within such development and/or all
of the owners of property having the legal right to utilize such easement
or right-of-way of access, whereby such easement or right-of-way of
access shall be maintained, and said agreement shall be recorded in
the office of the Recorder of Deeds of Westmoreland County, Pennsylvania.
(c)
In determining whether such maintenance agreement shall be required
in order to promote the health, safety or welfare of the inhabitants
of such development or of the citizens of the Township, the Township
Board of Supervisors may make findings, following a public hearing,
held at the discretion of the Board of Supervisors, regarding the
following:
[1]
That the easement or right-of-way of access shall be of sufficient
width and topography so as to provide access to all lots and/or tracts
of land in the subdivision or development and to adjacent unsubdivided
property.
[2]
That the continued maintenance of such easement or right-of-way
of access to the development or subdivision is necessary to accommodate
the travel of ambulances, emergency medical service vehicles, fire
vehicles, police vehicles and other emergency vehicles to or from
the development or subdivision.
[3]
That the configuration of such easement or right-of-way of access
shall be such so as to properly accommodate its use for both pedestrian
traffic and vehicular traffic without placing pedestrians or vehicular
traffic in danger.
[4]
That it is impossible to finance the sale of property within
such subdivision or land development without the existence of a maintenance
agreement binding all owners of property within such subdivision and
others having the legal right to use such easement or right-of-way
of access to participate in the maintenance of such access easement
or right-of-way.
[5]
In those cases where a residential or commercial subdivision
or land development has previously been approved by the Township Board
of Supervisors and is in existence, where access to such residential
or commercial subdivision is by means of an easement or right-of-way
which does not comply with the design standards for nonpublic streets
and/or public streets as prescribed in this article and in the event
that the Township Board of Supervisors determines that the health,
safety or welfare of the inhabitants of such development or of the
citizens of the Township would be prejudiced by the failure to maintain
such easement or right-of-way of access by the owner or owners thereof,
the Township Board of Supervisors may require the preparation and
execution of a maintenance agreement providing for the maintenance
of such easement or right-of-way of access, signed and acknowledged
by all of the owner of property within such development and/or all
of the owners of property having the legal right to utilize such easement
or right-of-way of access, whereby such easement or right-of-way of
access shall be maintained, and said agreement shall be recorded in
the office of the Recorder of Deeds of Westmoreland County, Pennsylvania.
[6]
The Township Board of Supervisors shall determine, with particularity,
the details and specifications of the activities required to maintain
said easement or right-of-way of access as aforesaid, and in the event
that those persons responsible for said maintenance under such agreement
shall fail, neglect or refuse to provide the same, the Township Board
of Supervisors shall, in writing delivered to each of said persons,
require that such maintenance shall be performed within such time
as shall be required by the Township Board of Supervisors in said
notice, and in the event that such maintenance is not so performed
within said time, the Township Board of Supervisors shall have the
responsibility of performing such maintenance and collecting the cost
thereof from those persons responsible therefor under the aforementioned
agreement by a civil action at law or by the filing of a municipal
claim against the properties owned by such persons in such proportions
as shall be set forth in the aforementioned maintenance agreement.
(13)
Other street standards.
(a)
Islands, median strips and channelization may be required in
any area where traffic volumes warrant their use for safety and efficiency
and may be permitted in any area at the discretion of the Township
Board of Supervisors. Such devices on commonwealth roads must meet
or exceed the requirements of the Pennsylvania Department of Transportation.
The Township Board of Supervisors may require additional rights-of-way
widths when such devices are used.
(b)
Walls, slopes and guide rails.
[1]
Where the grade of the street is above or below the grade of
the adjacent land, the applicant may be required to construct walls
or slopes.
[2]
Where the grade of the street is steeper than a slope of 4:1
above the grade of the adjacent land, the applicant may be required
to install guide rails or posts in a manner consistent with Pennsylvania
Department of Transportation standards.
(c)
Embankments. Subject to appropriate slope stability and the
conditions of grading specifications, 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, or as recommended by the Township Engineer.
(d)
Driveways. The requirements for private driveways shall be the
standards of the Pennsylvania Department of Transportation regarding
access to and occupancy of highways by driveways and local roads (67
Pa. Code Chapter 441, as amended). Driveway access to commonwealth
highways shall be subject to the permit process of that Department.
Driveway access to Township roads shall be subject to the Township
permit process. All driveways shall be subject to the standards, requirements
and processing of this subsection.
[1]
Location.
[a]
Driveways shall be located so as to provide adequate
sight distance at intersection with streets.
[b]
Driveways shall be located in a manner which will
not cause interference to the traveling public, will not be a hazard
to the free movement of normal highway traffic or cause areas of traffic
congestion on the highway.
[c]
Driveways shall be located, designed and constructed
in such a manner so as not to interfere with or be inconsistent with
the design, maintenance and drainage of the highway.
[d]
Alternatives to be considered for larger subdivisions
shall be as follows, subject to the approval of the Township Board
of Supervisors. Alternatives shall be to provide reverse frontage
interior roads to be built according to standards for subdivision
roads and to provide marginal access roads.
[Amended 11-21-2016 by Ord. No. 171]
[2]
Design arrangement. For subdivisions, the lots in which are
to be used for residential dwellings, and which contain three lots
or fewer including any residual land owned by the developer, and where
driveways are to be private and not dedicated to the Township, the
following shall apply:
[a]
No further subdivision of the land area of any
of the lots, including the residual land, shall be permitted.
[b]
Such restriction shall be indicated on the subdivision
plat, which shall state that this restriction is binding upon the
owners, purchasers, subsequent purchasers and their heirs, administrators,
successors and assigns.
[c]
The proposed private driveway shall be installed
with a dust-free and mud-free surface.
[d]
The private driveway shall have a minimum width
of 50 feet of dedicated road right-of-way.
[e]
The beginning point of said private driveway shall
be at the intersection with a public road or street.
[f]
The proposed private driveway shall not be extended
in the future to service any other lots.
[g]
The lots in the approved subdivision shall not
be subdivided in the future unless the private driveway meets the
requirements of this section.
[h]
A private driveway agreement shall be executed
by the developer, and the same shall be recorded in the office of
the Recorder of Deeds in and for Westmoreland County, Pennsylvania.
Said private road agreement shall provide for the allocation of maintenance
costs between the respective owners of the lots serviced by the private
driveway. The private driveway agreement shall be in a form as approved
by the Township Solicitor.
[i]
The proposed private driveway shall not be adopted
as a Township-maintained public road unless said private driveway
is installed in conformity to the then-existing Township regulations
for public streets. The plan submitted for subdivision shall have
specifically noted thereon a statement indicating that said private
driveway will not be maintained or owned by the Township of Mount
Pleasant.
[4]
Number of driveways (nonresidential).
[a]
Properties with frontage of 99 feet or less shall
be limited to one curb cut.
[b]
Not more than two curb cuts per street frontage
may be permitted for any single property, tract or lot for each street
frontage.
[c]
More than two curb cuts per street frontage may
be permitted when such points of access are a characteristic of the
interior circulation plan and if anticipated traffic volumes warrant
more than two, which is supported by a traffic study prepared by a
qualified transportation engineer.
[5]
Choice of streets. When streets of different classes are involved,
the driveway shall provide access to the street of lesser classification
unless this requirement is waived by the Township Board of Supervisors
for reasons of sight distance, incompatibility of traffic, grading
or drainage.
[6]
Driveway requirements.
|
Minimum Paving Width
(feet)
| |||||
|---|---|---|---|---|---|
|
Land Use
|
Single-Way
|
Two-Way
|
Minimum Radius Return
(feet)
|
Maximum Grade
(percent)
| |
|
Residential:
| |||||
|
Single-family/ townhouse units
|
N/A
|
N/A
|
5
|
15%
| |
|
Townhouse courts
|
12
|
22
|
20
|
12%
| |
|
Multifamily courts
|
12
|
22
|
20
|
12%
| |
|
Commercial
|
15
|
24
|
25
|
10%
| |
|
Industrial
|
15
|
26
|
25
|
10%
| |
(e)
Stopping areas, residential. All driveways shall be provided
with a stopping area within which the grade shall not exceed 6%. The
stopping area shall be measured as follows:
[1]
The minimum length of the stopping area with the maximum six-percent
grade shall be a minimum of 10 feet.
[2]
Stopping areas shall be measured from the edge of the existing
cartway line for arterial and collector streets and from the edge
of pavement, curbline or edge of sidewalk facing the right-of-way
of minor streets.
(f)
Stopping areas, nonresidential. All driveways shall be provided
with a stopping area within which the grade shall not exceed 6%. The
stopping area shall be measured as follows:
[1]
The minimum length of the stopping area with the maximum six-percent
grade shall be a minimum of 20 feet.
[2]
Stopping areas shall be measured from the edge of the existing
cartway line for arterial and collector streets and from the edge
of the pavement, curbline or edge of sidewalk facing the right-of-way
of minor streets.
(g)
Clear sight triangle. Clear sight triangles shall be provided where driveways intersect streets, in compliance with the standards of § 320-34 herein. The dimensional standards shall be determined by the classification of the street which the driveway intersects.
(h)
No nonresidential driveway location, classification or design
shall be considered finally approved until permits have been granted
by the commonwealth and/or Township and preliminary plan approval
has been granted by the Township Board of Supervisors for the subdivision
and/or land development which the driveway(s) will serve.
(i)
No building permit shall be issued nor shall any occupancy permit be issued for any improvement or improvements in any district in the Township until the application for a driveway permit as per the provisions of Chapter 158, Driveways (Ordinance No. 128 of April 26, 2004), shall have been made, in writing, and a permit approved by the Township staff or review agency which may have jurisdiction over the road or street.
Off-street parking and loading areas and related internal driveways
shall be designed and constructed as follows:
A.
Number of off-street parking spaces required. A subdivision or land
development must provide adequate off-street parking based on standards
established by the Institute of Transportation Engineers.
B.
Dimensional requirements.
(1)
Each parking space shall be at least nine feet in width and contain
at least 180 square feet of area exclusive of access lanes.
(2)
The minimum dimension, including access lanes, across a double-loaded
parking aisle with parking spaces at right angles to the access lane
shall be at least 62 feet, and for a single-loaded aisle, at least
42 feet. The minimum width of an access lane shall be 22 feet.
(3)
Where parking spaces form a 45° angle with the access lane, the
dimension across a double-loaded aisle shall be at least 54 feet and
across a single-loaded aisle at least 32 feet. The dimension shall
include the full depth of the parking spaces.
(4)
A parking aisle includes the parking spaces and the access lane providing
access to the spaces. A double-loaded aisle has parking on both sides
of the lane.
C.
Design standards.
(1)
Parking to serve any nonresidential use shall be located so that
no required space is more than 500 feet from the building or use such
space is designed to serve.
(2)
Parking to serve multifamily residential development shall be located
so that no required space is more than 200 feet from the entrance
to the building the space is designed to serve. A planted strip not
less than five feet in width shall separate the edge of the parking
areas from an adjacent structure generating the need for such parking.
(3)
Where a structure contains a mix of uses, to the maximum extent feasible
the parking for the various uses shall be shared.
(4)
Whenever a structure is enlarged or changed, additional parking required
to serve such enlargement or change shall be provided prior to occupancy.
(5)
All parking areas serving any commercial or industrial operation
or any residential activity where more than four dwelling units utilize
the same area shall be surfaced with a maintained all-weather material.
Such parking areas shall be sloped not more than 6% towards an approved
stormwater drainage system.
(6)
Exterior parking lot lighting shall be located and aimed so that
the light source and its translucent or transparent cover is not visible
from adjacent streets or nearby residential properties. Sharp cutoff
luminaries are recommended. The pool of light (area of illumination)
at ground level shall be kept completely within the property on which
the light standard is located. The illumination level shall be the
minimum to provide safety and security.
(7)
On paved parking surfaces, spaces shall be marked off in white or
yellow traffic paint with lines at least five inches wide.
D.
Commercial parking.
(1)
Off-street parking for commercial uses shall be sufficient to provide
parking for the employees of all proposed uses as well as long-term
customer parking. Spaces reserved for employees shall be designated
as such by means of striping and signage.
(2)
Except where specifically permitted, off-street parking lots shall
be prohibited in front yards and shall be located at the rear of buildings
on the interior of lots and shall be accessed by means of shared driveways,
preferably from side streets. Such lots shall, to the maximum extent
feasible, be interconnected with commercial parking lots on adjacent
properties. Private cross-access easements for adjacent parcels with
interconnected parking lots shall be recorded with the approved land
development plan, with language acceptable to the Township Solicitor.
E.
Parking lot landscaping, buffering and screening.
(1)
All new required parking lots and all existing parking lots that
must expand by 20 or more parking spaces based on an expansion of
the use generating the need for such parking, after the effective
date of this chapter, shall comply with the parking lot landscaping
standards set forth in this section.
(2)
Where a required parking area is located within 25 feet of an adjacent
property containing a developed residential lot, the edge of the lot
shall be screened with landscaping, an evergreen hedge, earth mounding,
a fence, or any combination of design features.
F.
Required loading and service areas.
(1)
Loading docks, solid waste containers, recycling facilities, and
other service areas shall be placed to the rear or side of buildings
in visually unobtrusive locations.
(2)
Screening and landscaping shall prevent direct views of the loading
areas and their driveways from adjacent properties or from the public
right-of-way. Screening and landscaping shall also minimize spillover
glare, noise or exhaust fumes. Screening and buffering shall be achieved
through walls, fences and landscaping, shall be a minimum of five
feet tall, and shall be visually impervious. Recesses in the building
or depressed access ramps may be used.
(3)
Loading and unloading areas shall be of sufficient size to accommodate
the numbers and types of vehicles that use this area, given the characteristics
of the proposed development.
G.
General requirements for off-street loading.
(1)
Each loading space shall be at least 10 feet by 40 feet in area with
a clear height of 14 feet six inches exclusive of access and maneuvering
space.
(2)
All loading spaces shall be in the side or rear yards of a commercial
or industrial property, and access to such spaces should not be located
closer than 100 feet of any street intersection.
(3)
Streets adjacent to a loading area shall not be used for maneuvering.
Maneuvering space shall be provided adjacent to the loading area so
that vehicles may change directions and exit as well as enter the
loading area moving in a forward direction.
(4)
When a group of buildings on the same property is proposed, one building
may be designated to receive and dispatch goods.
(5)
Loading areas and adjacent maneuvering space shall be surfaced with
a maintained all-weather material placed over at least six inches
of well-compacted base course and shall be sloped to assure positive
drainage to a storm inlet or drainageway.
(6)
Space allocated for off-street loading, including access to such
space, shall not be utilized to meet required off-street parking requirements.
(7)
No motor vehicle repair or service shall be permitted in a loading
area.
(8)
When the use of a property is expanded or changed, the additional
loading required to serve such expansion or change shall be provided.
A.
Easements with a minimum width of 20 feet shall be provided as necessary
for all utilities.
B.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
C.
Natural watercourses shall be maintained as permanent easements.
D.
Stormwater outlets shall have permanent easements from headwall to
the center line of the existing watercourse.
E.
Subsequent to completion of construction, all utility easements shall
be identified on the as-built drawing and recorded if revised from
the original recorded plat.
A.
Any land development or subdivision which when completed will contain
less than 5,000 square feet of impervious surface per lot, tract or
parcel, (area covered by buildings and paved surfaces), or a grading
operation that disturbs less than 43,560 square feet of site area,
shall be exempt from the regulations of this section, except that
subsequent development of the site after the exemption has been exhausted
shall be subject to these requirements.
B.
No final subdivision or land development plan shall be approved,
no permit authorizing construction issued, or any earthmoving or land
disturbance activity initiated until a final stormwater management
plan for the site is approved as provided for in this section. The
Township Engineer shall determine if a development project is exempt.
C.
Concentrated stormwater drainage shall not be permitted to flow across
the surface of streets that are within or adjacent to the plan, nor
shall concentrated stormwater drainage flow across neighboring property
without the benefit of a recorded easement or an accepted drainageway.
D.
The design of underground storm drainage systems, including the type
and size of inlets and pipe selected, shall be approved by the Township
Engineer as part of the final plan approval process.
E.
The general criteria for the design of stormwater control measures and best management practices shall be consistent with the provisions of Township Ordinance No. 143 of 2006, as amended (Chapter 308, Stormwater Management).
F.
The calculations to determine the need for on-site detention and
the design of the detention facilities themselves shall be prepared
by a registered professional civil engineer or registered professional
land surveyor retained by the owner/applicant, whose work may be evaluated
by the Township Engineer.
G.
Stormwater may be impounded in detention basins, inside oversized
underground pipes, within curbed parking areas, on flat rooftops,
in cisterns, or any combination of these.
H.
In residential developments where a series of lots occur on sloped
land and lot-to-lot stormwater drainage is anticipated, drainage easements
for overland flow shall be identified. Detention sumps for roof drains
on individual lots shall be required if not provided for otherwise.
A.
No earth movement or removal of trees or ground cover in any subdivision
or land development plan where a minimum of 5,000 square feet of impervious
surface is proposed, except a minor subdivision or an earth disturbance
of less than 43,560 square feet, shall commence until an erosion and
sedimentation control plan has been reviewed and approved by the Township
Engineer and Westmoreland County Conservation District, as required.
B.
The plan shall be prepared by a design professional with experience
in this aspect of land development.
C.
If the site proposed for development exceeds minimum Department of
Environmental Protection area requirements or involves any activity
requiring a Department of Environmental Protection permit, said permit
shall be secured prior to the start of construction.
D.
Evidence that, when required, a plan has been approved by the Soil
Conservation District or that an earth disturbance permit has been
issued shall be provided before any earth disturbance may take place.
E.
The approved erosion and sedimentation control plan shall be kept
on the construction site available for inspection by public officials
until the work covered by it has been completed.
F.
The Board of Supervisors may require surety in favor of the Township
to be posted by the owner/applicant to cover the full cost of installing
any facilities relating to erosion and sedimentation control.
An executed agreement/contractual commitment shall be required
in writing, signed by the applicant and approved by the Township Solicitor.
Such agreement/contractual commitment may include, but not be limited
to, requirements that the applicant or owner/applicant is bound not
to cause any physical change in the land or to any structure which
requires prior approval or the issuance of a permit, or both, from
any governmental body or agency until such permits or approvals are
actually obtained. Such agreement shall also specify, among other
things, that the subdivision or land development shall be completed
and maintained in the manner approved in the final plan within the
time schedule agreed upon and the hours within which construction
takes place, the maintenance of existing and proposed roads and facilities
and authorizing the Township to obtain an immediate ex parte injunction,
the withdrawal of permits and such other remedies as the Township
deems appropriate against the applicant, its agents and contractors
in the Court of Common Pleas of Westmoreland County, if work is commenced
without such permits or approvals or violations of other terms in
the agreement occur. Such agreement shall also specify what additional
information, as deemed appropriate by the Board of Supervisors, must
be provided by the owner/applicant and shall specify what remedies
for failure of the owner/applicant to comply are applicable.
