[Ord. 754, 8/14/2007]
The following minimum standards and requirements will be applied
by the Planning Commission, the Council, Borough staff and consultants
hired to provide comment in evaluating applications for preliminary
and final plat approval, and land development approval.
[Ord. 754, 8/14/2007]
A.
Land shall be suited for the purpose for which it is to be subdivided
and/or developed.
B.
Land subject to hazards of life, health, and safety such as strip
or surface mined land, quarry land, open ditched and land subject
to flooding or subsidence shall not be subdivided for residential
purposes until all such hazards have been eliminated or unless guarantee
is given that adequate safeguards against such hazards are provided
with the subdivision plat.
[Ord. 754, 8/14/2007]
A.
Proposed streets shall be properly related to Borough, county and
state road and highway plans which have been prepared and officially
adopted and/or filed as prescribed by law.
B.
Streets shall be logically related to the topography so as to produce
usable lots and reasonable grades.
C.
Where a subdivision plat or land development plan abuts or contains
an existing or proposed arterial street, the Planning Commission and
Council may require local access streets, reverse frontage lots, or
such other treatment which will provide protection for abutting properties,
a reduction in the number of intersections with arterial streets,
and separation of local and through traffic.
D.
New half or partial streets will not be permitted, except where essential
to reasonable subdivision or development of a tract in conformance
with the other requirements and standards of this chapter and where,
in addition, satisfactory assurance for dedication of the remaining
part of the street can be secured.
E.
Where a tract to be subdivided or developed borders an existing half
or partial street, the unimproved part of the street shall be plotted
within such tract or land development. The cost of said improvements
shall be borne equally by the applicant and the Borough.
F.
Cul-de-sac end streets may be permitted when it is clear that through
traffic at such a street end is not essential to the street system
in that district, or to the development of adjacent properties in
the area, or the topography of the ground prohibits the future extension
of the streets. The maximum length of a cul-de-sac street shall be
800 linear feet, exclusive of the turn-around portion.
1.
A turnaround with a cartway diameter of 80 feet with a right-of-way
diameter of 100 feet shall be required at the end of all streets.
2.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to a property line,
and a right-of-way of the same width as the street shall be carried
to the property line in such a way as to permit future extension of
the street into an adjoining tract.
G.
If lots resulting from original subdivision are large enough to permit
resubdivision, or if a portion of the tract is not subdivided, adequate
street right-of-way to permit further resubdivision shall be provided
as necessary.
H.
Reserve strips, restricting or controlling access to adjacent streets
or properties shall be prohibited.
I.
Maximum Allowable Grades — Center Line of Streets.
|
Arterial Streets
|
6%
| |
|
Collector Streets
|
10%
| |
|
Local Streets
|
12%
| |
|
Alleys
|
15%
|
1.
Cul-de-sac: the maximum grade of the turnaround pavement portion
of the cul-de-sac shall be 5%.
J.
Minimum grades on all streets shall not be less than 1%.
K.
Vertical curves of proper and adequate length shall be installed
on all street grade changes exceeding 1% and shall be designed to
provide a minimum sight distance as follows.
|
Design Speed = 60 mph
|
Arterial Streets 500 feet
| |
|
Design Speed = 40 mph
|
Collector Streets 275 feet
| |
|
Design Speed = 30 mph
|
Local Streets 200 feet
|
L.
Alignment.
1.
Whenever street lines are deflected in excess of 2°, connection
shall be made by horizontal curves.
2.
To ensure adequate sight distance, minimum center line radii for
horizontal curves shall be as follows:
|
Design Speed = 60 mph
|
Arterial Streets 1,000 feet
| |
|
Design Speed = 40 mph
|
Collector Streets 400 feet
| |
|
Design Speed = 30 mph
|
Local Streets 100 feet
|
M.
Widths. Minimum street right-of-way widths and cartway (roadway)
widths shall be as follows:
|
Type of Street
|
Cartway
|
Right of Way
| |
|---|---|---|---|
|
Arterial
|
40 feet
|
60 feet
| |
|
Collector
|
26 feet
|
50 feet
| |
|
Local
|
24 feet
|
50 feet
|
1.
Additional right-of-way and cartway widths may be required by the
Council for the following purposes:
a.
To promote public safety and convenience.
b.
To provide parking space in commercial districts and in areas of
high density residential development.
c.
Where a subdivision abuts or contains an existing street of inadequate
right-of-way width, additional right-of-way width in conformation
with the standards herein may be required.
d.
Where anticipated traffic flows and vehicle size warrants additional
widths, increases in base material and cartway widths will be established
by the Planning Commission and the Borough Engineer.
N.
Street Intersections.
1.
Curbs, where required, shall be installed by the applicant along
the streets or where deemed necessary for public safety as determined
by the Council. The curbs shall be of the type and material as specified
and approved by the Council. All curbs at intersections shall be rounded
by a minimum radius of 25 feet for local streets, 30 feet for collector
streets, and 40 feet for arterial streets.
2.
Where the grade of any street at the approach to an intersection
exceeds 5%, a leveling area shall be provided with a transitional
grade not to exceed 2% for a distance of 25 feet from the nearest
right-of-way line of the intersection.
3.
Multiple intersections of more than four roads shall be prohibited.
O.
Street Offsets. Street offsets of less than 125 feet shall be avoided.
P.
Reverse Curves. Reverse curves shall be designed to accommodate anticipated
volumes of traffic at designed speeds.
Q.
Alleys. Alleys are:
R.
Driveways.
1.
Driveways shall be located to provide the best visibility possible
within the limits of the property that each driveway serves, and shall
be designed and constructed in accordance with the requirements of
the Borough.
2.
Private driveways which function as local streets providing access
to individual residential lots shall be designed in accordance with
this Part and in compliance with the minimum standards for public
streets for compacted, dustless surfaces.
[Ord. 754, 8/14/2007]
A.
Residential lots shall be subdivided in accordance with the terms
of the Zoning Ordinance of Beaver Borough and the provisions contained
herein.
B.
Subdivision and development of land other than for residential purposes
shall be subject to review by the Planning Commission and the Council
insofar as size, depth, width of lots, access to public roads and
parking are concerned.
C.
The minimum width of lots fronting a cul-de-sac shall be 40 feet
at the right-of-way line. The side yard setback requirements shall
be calculated from the front of the structure and extended from both
sides of the structure to the side property lines.
D.
All lot lines shall be set perpendicular or radial to the center
line of the street whenever possible. All nonradial lines shall be
denoted as such on the plat.
E.
Lots abutting local streets shall front upon the streets that parallel
the long dimension of the block, when possible.
F.
Where two such vehicular access areas abut one another, a combined
driveway shall be required to a distance of 150 feet. The minimum
twenty-foot width may be reduced to 15 feet on each lot.
G.
Lots proposed as flag lots shall not be recommended for approval
by the Planning Commission and approved by the Council unless the
developer/applicant can demonstrate that a modification is warranted
in accordance with the provisions of this chapter. Where a lot is
proposed requiring an extended access to a public or private right-of-way
for vehicular ingress and egress and a modification or variance is
granted, the land upon which the private driveway is to be constructed
shall be a minimum of 20 feet in width.
[Ord. 754, 8/14/2007]
The building lines shall be in accordance with the terms of
the Zoning Ordinance of Beaver Borough.[1]
[Ord. 754, 8/14/2007]
A.
Block length shall not exceed 550 linear feet nor be less than 350
feet.
B.
Blocks shall be at least two lots in depth except where reverse frontage
lots are proposed.
C.
Exceptionally long blocks shall be provided with crosswalks with
a minimum right-of-way reservation of 12 feet, and a four-foot paved
walk.
D.
The depth-to-width ratio of usable lots shall be a maximum of 2 1/2
to one.
[Ord. 754, 8/14/2007]
A.
Easements for sanitary sewer and stormwater sewer shall have a minimum
width of 20 feet and be placed at the side or rear of lots whenever
possible. When the Council determines that easements are required
to extend proposed or future utilities the required easements shall
be provided.
B.
Anchor easements shall be approximately four feet wide by 30 feet
long and placed on a lot line, at such locations as deemed appropriate
by the utility requiring such easements.
C.
Aerial easements shall be a minimum of 15 feet in width, and located
as deemed appropriate by the utility requiring such easements.
D.
Where a subdivision or land development is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse, and of such width
as will be adequate to preserve the natural flow of water and to provide
sufficient width for maintenance, but not less than 20 feet.
[Ord. 754, 8/14/2007]
Reserve strips surrounding the property or areas reserved for
any purpose which shall make any area exempt for regular or special
assessments, or which may revert to untended nuisance areas, will
not be approved by the Planning Commission and the Council.
[Ord. 754, 8/14/2007]
The applicant may choose his street names subject to the approval
of the United States Postal Service, the Planning Commission and the
Council. No street, other than an extension, may be given the name
of an existing street in the Borough.
[Ord. 754, 8/14/2007]
In subdividing land it shall be done in a manner that will not
have the effect of barring adjacent property owners from access to
the street rights-of-way or recorded easement.
