A.
The arrangement, character, extent, width, grade and location of
all streets shall conform to the Official Map of the Borough. Where
streets are not shown on the Official Map, the arrangement and other
design standards of streets shall conform to the provisions set forth
herein. Every subdivision shall have access to a public street, except
as may be otherwise authorized herein.
B.
The purpose of this article and all of its subsections now or hereafter
adopted is to regulate new street and road construction in order to
protect the safety and health and to provide for the general welfare
of the Borough and its inhabitants by providing procedures and specifications
for street and roadway construction within the Borough.
A.
In general, all streets shall be continuous and in alignment with
existing streets and shall compose a convenient system to ensure circulation
of vehicular and pedestrian traffic.
B.
Where a subdivision abuts or contains an existing or proposed street,
the newly proposed streets shall be planned and designed in order
to protect residential areas from heavy traffic and also to provide
separation between local and through traffic.
C.
Streets shall be logically related to the topography so as to produce
usable lots and reasonable grades.
D.
Half or partial streets shall not be permitted. Wherever a tract
to be subdivided borders an existing half or partial street, the remaining
portion of the street shall be platted within such tract.
E.
Dead-end streets shall be prohibited except as stubs utilizing temporary
culs-de-sac to permit future street extension into adjoining tracts
of ground or when designed as permanent culs-de-sac of less than or
equal to 1,000 feet in length serving no more than 50 lots. Culs-de-sac
shall be a minimum of 250 feet in length, measured from the center
line of the intersecting street to the midpoint of the cul-de-sac.
The paved turnaround must have a minimum radius of 40 feet (eighty-foot
diameter) and a right-of-way radius of 50 feet (one-hundred-foot diameter).
Where the intersection of more than one cul-de-sac is proposed, the
maximum length of any section from point of origin and through street
shall not exceed 1,000 feet in length or serve more than 50 units.
F.
Where a street is proposed to be extended into property proposed
for future development, a temporary hammerhead turnaround shall be
provided in an extension of the right-of-way onto the property proposed
for future development. The extension of the right-of-way containing
the hammerhead turnaround shall not include any portion of frontage
for a residential lot.
G.
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 capable
of future subdivision, then the new streets shall be carried to the
boundaries of the tract proposed to be subdivided.
H.
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
70°. 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.
I.
Street intersections shall not be so numerous or so close to each
other as to impede the flow of traffic or as to create a safety hazard.
J.
Clear sight triangles shall measure a minimum distance of 75 feet
along street center lines from their point of junction at all intersections
unless longer distances are required to provide adequate sight distance;
no structures or other obstructions to vision shall be permitted.
A clear sight triangle is defined as an area of unobstructed vision
at street intersections defined by lines of sight between points on
the center lines at a given distance from the intersection of street
lines.
K.
The vacation of any street or part of a street dedicated for public
use shall not be approved if such vacation interferes with the uniformity
of the existing street pattern or any future street plans prepared
for the area.
L.
A design speed of 30 miles per hour shall be utilized unless traffic
patterns and volumes dictate an increase. Said increase shall be as
approved by the Borough Engineer.
M.
If undeveloped property has an alternative means of vehicular access,
a single-family lot in an adjoining recorded plan shall not be used
as a future right-of-way for a public street, private street or other
vehicular access.
N.
These regulations shall apply to all streets and roads shown on plats
of residential subdivision containing four lots or parcels or more
and for all roads and streets shown on plats of subdivision of business,
commercial or industrial properties, regardless of the number of lots
shown thereon.
O.
In subdivisions of residential properties containing three lots or
fewer, an exception may be granted by Borough Council wherein private
drives shown on laid plats may be built to a lesser standard than
that of the provisions herein only if said private drives are to be
privately owned and maintained and are not to be dedicated to the
Borough. In that event, Council will establish such lesser standards
subject to conditions of ground and character of the development.
Furthermore, whenever a plat of residential subdivision depicts three
lots or fewer, and the streets thereon are to be privately owned and
maintained and not dedicated to the Borough, no further subdivision
of the land area shown thereon shall be permitted, and such restriction
shall be marked on the residential subdivision plat.
P.
All streets shall also conform to the requirements of the Westmoreland
County Subdivision and Land Development Ordinance. Where the requirements
of these specifications and the county ordinance conflict, the provisions
herein will prevail.
A.
Profiles. No street grade shall be less than 1% and shall not exceed
10% for any collector streets or roadways and 14% for any local streets
and roadways in the Borough. Streets shall have a grade not to exceed
5% for a distance within 50 feet of the street right-of-way line for
any intersecting street.
B.
Cross section. The gradients of streets shall be 0.02 foot per foot,
and the cross section shall conform to the dimensions and depths as
set forth on Detail No. 1, Typical Street Section, as the same is
attached hereto and made a part hereof by reference.[1]
[1]
Editor's Note: Street Details are attached to this chapter.
A.
Vertical curves in profile design. For all streets and roadways in
the Borough, profile grades shall be connected by vertical curves
as established in the American Association of State Highway and Transportation
Officials (AASHTO) Policy on Geometric Design of Highways and Streets,
latest edition; however, the minimum vertical curve length shall be
100 feet.
A.
Standards. The gradations and consistency of all materials and the
methods of construction, unless otherwise authorized herein, shall
be in accordance with the Pennsylvania Department of Transportation
Specifications, Form 408, as amended.
B.
Notice. No road construction activity shall be permitted in the Borough
until and unless the contractor shall notify the Borough at least
one week in advance of commencing the work. The contractor shall at
all times during the progress of the work have a competent superintendent
or foreman on the job site. Inspection of the road work shall be done
by representatives of Borough Council and/or the Borough Engineer.
C.
Grading.
(1)
The entire width of the right-of-way of each street in a proposed
subdivision shall be graded and suitably prepared for the installation
of paving, drainage structures, curbs, gutters and sidewalks in accordance
with the appropriate standards for the class of street.
(2)
The subgrade shall be free of sod, vegetation matter or other
unsuitable material. Where poor subsurface drainage conditions exist,
adequate drainage shall be installed. The subgrade construction shall
conform to minimum standards as adopted by the Borough.
(3)
All utility lines, underdrains, sewer lines, including laterals
and service lines, being placed in the right-of-way shall be installed
prior to the commencement of road construction at the following minimum
depths:
(4)
All backfill for utilities under the roadway shall be only 2A
modified stone compacted at the optimum material moisture content
and placed in not greater than eight-inch lifts.
D.
Preparation of road subgrade.
(1)
The subgrade shall be well-rolled and fine-graded to a tolerance
of not more than 0.1 foot above and 0.2 foot below the grade as shown
on the plan.
(2)
All soft, plastic or rock areas in the subgrade shall be undercut
to a depth of at least 12 inches or more, if deemed necessary by the
Borough Engineer, and shall be refilled with approved materials (including
possible use of geotextile) and by methods approved by the Borough
Engineer.
(3)
The subgrade shall conform to the same crown as the paved surface.
(4)
Prior to the placement of subbase or base course material, the
subgrade shall be proof-rolled with a loaded tri-axle truck with a
gross weight of 75,500 pounds and approved by the Borough Engineer.
In the alternative, in those circumstances where the Borough Engineer,
in his sole discretion, shall deem it necessary, the subgrade shall
be tested utilizing a compaction meter to ensure proper compaction
prior to the placement of the subbase or base course material.
(5)
french drains shall be installed pursuant to the specifications
set forth on Detail No. 1,[1] as attached hereto and made a part hereof, said french drains to be constructed pursuant to the provisions of § 260-116 hereof. Cross drains may be required where persistent wet conditions exist within the road base or as may be directed by the Borough during inspection of the road base. Such cross drains, if required, shall be connected to the road drainage system.
[1]
Editor's Note: Street Details are attached to this chapter.
E.
Preparation of road subsurface. The subsurface shall consist of two
inches of 2A modified stone, free of any solids and graded in accordance
with Pennsylvania Department of Transportation specifications for
material. Materials shall be spread evenly over the entire width of
the proposed road or street.
F.
Preparation of road base. The base course material shall consist
of eight inches of compacted PennDOT No. 4 aggregate (AASHTO No. 1),
installed as set forth in this section. The base course shall be constructed
in two layers. The bottom layer shall consist of five inches of No.
4 aggregate spread evenly, compacted to a thickness of four inches
by use of a ten-ton vibratory roller to compact each layer. After
the bottom layer has been properly placed, the entire surface shall
be choked with PennDOT No. 1A (AASHTO No. 10) screenings, swept into
place and rolled until all void spaces have been properly filled.
The top layer shall be applied in the same manner as the bottom layer
and with the same specifications. (All materials shall be in accordance
with Pennsylvania Department of Transportation specifications.)
G.
Preparation of road surface. The surface course shall consist of
two courses, a binder course and a wearing course of hot-mixed, hot-laid
asphaltic concrete.
(1)
The binder course shall consist of a minimum of three inches
after compaction of Superpave Asphalt Mixture Design, HMA Binder Course,
PG 64-22, 0.3 to <3 million ESALs, 19 mm mix, meeting the specifications
of the Pennsylvania Department of Transportation Publication 408,
as amended, and shall be laid in the manner described therein. After
the binder of a new road or street is completed, it shall be sealed
using 0.3 gallon of E-3 oil and 25 pounds of PennDOT No. 1B (AASHTO
No. 8) stone per square yard of road surface. However, during the
time frame of September 15 through and including October 31 of any
year, said sealing must be done utilizing 3/4 inch after compaction
of Superpave Asphalt Mixture Design, HMA Wearing Course, PG 64-22,
0.3 to <3 million ESALs, 9.5 mm mix fine grade, meeting the requirements
of PennDOT Publication 408, as amended, and shall be laid in the manner
prescribed therein. Sealing roads in this manner shall not relieve
the developer of the placement of the one-and-one-half-inch wearing
course as hereinafter set forth.
(2)
The wearing course shall consist of a minimum of 1 1/2
inches after compaction of Superpave Asphalt Mixture Design, HMA Wearing
Course, PG 64-22, 0.3 to <3 million ESALs or 3 to <30 million
ESALs, 9.5 mm mix, fine grade meeting the requirements of the Pennsylvania
Department of Transportation Publication 408, as amended, and shall
be laid in the manner prescribed therein.
(3)
The wearing course shall only be placed after sufficient time
has passed to ensure that no further settling will take place. The
wearing course shall only be placed after an inspection has determined
no sags, low spots, or depressions exist which could adversely affect
the integrity of the wearing course. Any defects found shall be repaired
prior to the placement of the wearing course. Subject to said inspection,
the wearing course shall be placed no later than the time when 90%
of the lots abutting on said road or portion thereof shall have been
developed or when three years have passed from the placement of the
binder course, whichever occurs first.
All roadways and streets constructed in the Borough shall provide
for the proper flow of stormwater and natural water in the areas of
new streets and roads as follows:
A.
The french drain is to be constructed and shall be placed along the
edge of the road on the uphill side, except that, when the road has
an elevated berm on both sides, the french drain shall be constructed
under both edges. The size of the trench shall be a minimum of 14
inches wide. The drain shall lead into storm inlets with six-inch
perforated plastic pipe placed in the trench four inches from the
bottom of said trench. The french drain ditch shall have PennDOT No.
2B (AASHTO No. 57) aggregate placed in it and shall not be choked
with fines.
B.
No drainage from dwellings or other buildings, nor downspouts for
roof drainage water shall be piped to the road cartway. The developer
shall provide a minimum of two taps from the storm sewer system for
each lot or parcel in the subdivision for the control of roof drains
and other drains on the lot. These taps must be comprised of four-inch
plastic pipes properly connected to the storm sewer and extended to
the edge of the right-of-way line. Storm drainage from dwellings and
roof drainage water must be connected to the storm sewer system or
to an eight-inch PVC pipe to be provided specifically for roof drains
and french drains.
C.
All french drains or storm sewers must be piped to the approved stormwater
management facility for the development.
A.
Berms. Each street or road constructed in the Borough shall have
a berm of at least four feet wide at the lower side of the road and
10 feet wide at the uphill side, and, if not undisturbed, virgin soil
shall be compacted in six- to eight-inch layers. Any slopes or embankments
beyond the four-foot or ten-foot area shall be sloped at one foot
vertical to 1 1/2 feet horizontal or better and shall be seeded
with perennial rye grass at a rate of four pounds per 1,000 square
feet and covered with mulch.
B.
Curbs. All new streets or roadways constructed in the Borough shall
have bituminous wedge-type curbs constructed with the asphalt wearing
course material five inches high by 12 inches wide.
A.
Catch basins shall be designed in conformity with the drawings and
specifications set forth on Detail No. 2,[1] as the same is attached to this chapter and made a part hereof by reference. Said drawings and specifications are for a standard catch basin which shall be two feet by four feet in size and placed at a maximum depth of six feet. Precast or poured-in-place reinforced-concrete-type catch basins shall be used, although no more than two sections shall be permitted for precast catch basins. Any catch basin proposed to deviate from the standards set forth herein and on Detail No. 2 shall only be permitted upon special approval by the designated representatives of the Borough on a case-by-case basis based upon individual plans and specifications prepared by the developer or contractor.
[1]
Editor's Note: Street Details are attached to this chapter.
B.
Catch basins are to be placed no greater than 350 feet apart where
the road grade is between 1% and 5% and no greater than 250 feet apart
for roads having a grade between 5% and 10%. For road grades in excess
of 10%, calculations must be provided to ensure the effectiveness
of the catch basin system and the proper placement thereof.
C.
Pipe for storm sewers shall be a minimum of fifteen-inch reinforced
concrete pipe or as may be required by the size of the watershed.
This pipe shall be in accordance with the standards and specifications
set forth in the Pennsylvania Department of Transportation Form 408,
as amended. All natural springs becoming apparent during construction
shall be piped to the nearest storm sewer or watershed with proper
drainpipe.
D.
In lieu of reinforced concrete pipe, a polyethylene pipe with a corrugated
exterior and smooth interior may be utilized so long as said pipe
shall be a minimum sixteen-gauge and shall conform to the requirements
of the Pennsylvania Department of Transportation Form 408, as amended.
E.
All catch basins installed pursuant to the provisions hereof shall
include a cast-iron frame as is more fully described on Detail No.
3,[2] which is attached to this chapter and made a part hereof by reference.
[2]
Editor's Note: Street Details are attached to this chapter.
F.
All catch basins installed or placed within any newly developed roadway
shall be equipped with bicycle-safe, heavy-duty, cast-iron grates.
This grate is more fully described on Detail No. 4,[3] which is attached to this chapter and made a part hereof by reference.
[3]
Editor's Note: Street Details are attached to this chapter.
G.
All endwalls shall be poured-in-place or precast reinforced concrete
conforming to the drawings and specifications set forth on Detail
No. 5,[4] which is attached to this chapter and made a part hereof by reference.
[4]
Editor's Note: Street Details are attached to this chapter.
A.
All bridges or similar structures to be constructed on any Borough
roads or any road which is to be dedicated to the Borough for acceptance
must be designed in accordance with the requirements of the Pennsylvania
Department of Transportation's Design Manual and Part 4, as amended,
entitled "Structures," as well as the requirements of the American
Association of State and Highway Transportation Officials (AASHTO)
Standard Specifications for Highway Bridges.
B.
Plans and design calculations meeting the foregoing requirements
shall be submitted for review and approval by the Borough Engineer.
C.
All materials and workmanship for construction must be in compliance
with the Pennsylvania Department of Transportation Specifications
Publication 408, as amended.
D.
All bridges to be constructed in accordance with the terms hereof
shall be of reinforced concrete, either poured-in-place or utilizing
precast concrete members. The use of steel beam structures will be
subject to specific approval on a case-by-case basis by the Borough
Council.
Road construction work, such as filling, berming, subgrade,
fine-grade construction, base construction, surface construction or
paving, shall not be commenced before April 1 and shall be completed
by October 31 of the same year. It is assumed that the weather conditions
between these dates will be ideal for road construction. However,
if adverse weather conditions occur between these dates, the contractor
or builder must abide by the judgment of the Borough Council in regard
to permissible construction weather conditions. Work shall only be
permitted before or after these dates on a day-by-day basis as approved
by the Borough Council.
A.
Street sign. The contractor or developer, after the street is complete
with binder course and after the performance bond has been provided,
and as soon as the first dwelling is being occupied, shall request
the Borough to install a road sign and shall be required to pay the
cost of the sign and of the installation of the work. The cost is
to be the actual cost to the Borough for the materials and labor.
Following the installation of said sign and the payment of the costs
for that installation, the Borough shall thereafter be solely responsible
for the maintenance thereof at the expense of the developer until
the final acceptance and adoption of the street by the Borough and
upon expiration of the required maintenance bond.
B.
Snow removal. The contractor or developer, after having met all the
above-mentioned requirements, may request that the Borough provide
snow removal to the residents of the new street or road. This service
is rendered by the Borough; provided, however, that the contractor
or developer assumes all responsibility for the effect of the snow
removal, including plowing, salt, cinders, etc., on the road surface.
C.
Fire hydrants. Where the subdivision is serviced by a waterline sufficient
to enable the installation of fire hydrants, the developer shall pay
the cost of the required fire hydrants set forth on said plan as the
placement thereof is approved by the Borough Fire Chief. The location
of said hydrants shall be such that all dwellings will be within a
six-hundred-foot radius of a hydrant. The cost of a hydrant is charged
to the governing body by the appropriate water authority. The developer
shall post moneys sufficient to cover the cost of the installation
of said fire hydrants with the Borough Council at the time of application
for a road construction permit.
A.
Construction and paving plans. The paving width, curving requirements,
grade and type of paving shall be established by and noted on detailed
plans and profiles submitted to the Borough Council. Incorporated
herein as Detail No. 1[1] is a typical road section which establishes paving width
and specifications.
[1]
Editor's Note: Street Details are attached to this chapter.
B.
Drainage plans. Detailed plans of the existing and proposed drainage
facilities of said street or road and contiguous territory shall be
submitted to the Borough Council for its approval. When necessary,
said plans shall address and be in conformity with the provisions
of the Borough's stormwater management requirements.[2] Said plans must cover a scope large enough to show the
effect of the facility or facilities on any land or stream above and
any land or stream below. This scope shall be determined by the Borough
Council or the Borough Engineer and must be set forth on a separate
plan.
C.
Certification of plans. All plans, profiles or drawings required
under the provisions of this chapter shall include a certification
by a Pennsylvania-registered professional engineer attesting that
all elements of the plan are in conformity with the Borough's Code
and any applicable state regulations.
D.
Number of plans. Plans and profiles for streets, roadways, drainage
or other items required under the terms of this chapter must be submitted
to the Borough on drawings not to exceed 24 inches by 36 inches. Match
sheets may be used where necessary. One Mylar copy and four prints
must be provided.
E.
As-built drawings. Within 30 days of the completion of the street,
roadway and/or drainage system, the Borough Engineer's office shall
be supplied detailed Mylar drawings of said streets, roadways and/or
drainage systems as the same have been completed. Said drawings must
include a certification by a Pennsylvania-registered professional
engineer that all elements of the approved plan have been constructed
as designed and approved.
A.
Permit. A road construction permit shall be secured by the developer
or contractor before starting any work or road construction. The Borough
Council shall, from time to time, by resolution, fix the cost of such
permit.
B.
Inspection fees. Inspection shall be required for all phases of road
construction work: subgrading, base installation, binder placement
and finish course applications. The contractor and/or builder, prior
to any approval by the Borough Council, must pay an inspection fee
in an amount to be set by Council by way of resolution.
[Amended 7-14-2021 by Ord. No. 995]
