Construction shall be in accordance with design details which
may from time to time be adopted by the Council or, where applicable,
with county, state, Fox Chapel Authority and Fox Chapel Sanitary Authority
details and specifications.
[Amended 9-19-1989 by Ord. No. 500; 1-15-1990 by Ord. No. 505; 12-12-1993 by Ord. No. 547]
B.
Areas of common open space shall be located, oriented and dimensioned to meet the requirements of the Natural Resources Ordinance (Chapter 363, Part 2) and to enhance the quality of dwellings in or in the neighborhood of the subdivision. No parcel of common open space shall be smaller than one acre.
C.
Lots, building sites, roads, lanes, parking areas, utilities and
all other aspects of the site plan shall be located, oriented and
dimensioned to meet the requirements of the Natural Resources Ordinance.
D.
No lot shall be created which has no access from a road, nor shall road access be denied to any existing lot which has no other road access. For purposes of this § 380-18D, a lot will have access from a road only when all of the following conditions are met:
(1)
The lot abuts a public road or an approved private road which connects to the public road system either directly or by using only other public roads or approved private roads. "Approved private road" means either: a) a road or lane which meets the standards for such road or lane as set forth in § 380-19 hereof; or b) a road or lane which does not meet the § 380-19 standards but for which it is demonstrated to the satisfaction of Council that the road or lane can: a) safely accommodate all existing traffic using the road or lane, as well as all prospective traffic to be generated by the proposed subdivision; and(b) safely accommodate and provide ready access for police, fire and other emergency vehicles. Applicants relying on this subsection must submit an opinion of a qualified traffic engineer that these standards are met. The opinion must, at a minimum, address width, grade, existing conditions such as curves, the existing physical conditions, structural integrity and stormwater drainage of the road and/or lane and the impact of the subdivision on the road or lane.
F.
All lighting associated with site improvements shall be directed
away from adjacent property.
G.
No lot shall be created where all or a part of such lot is located
on or contained in a lot on another plat where such plat contains
a statement that the lot shown thereon shall not be subdivided.
H.
No lot may be created if such lot is split or divided in any way by a road or lane. Notwithstanding the foregoing, such a lot may be created if the portion of the lot on either side of such road or lane contains sufficient area, standing alone, to meet the applicable lot area and width requirements as set forth in § 400-10 of the Zoning Ordinance and the accompanying Schedule of District Regulations.[2] However, any portion of any lot standing alone so created,
not meeting the aforesaid applicable lot area and width requirements,
may not have any structure constructed or erected thereon.
[Amended 11-21-1988 by Ord. No. 489; 9-19-1989 by Ord. No. 500; 1-15-1990 by Ord. No. 504; 5-20-1991 by Ord. No. 519; 9-20-1993 by Ord. No. 542; 7-18-1994 by Ord. No. 551; 8-17-1998 by Ord. No. 596; 11-20-2000 by Ord. No. 613]
A.
All roads and lanes shall, whether public or private, be designed
and improved in accordance with this section; and all roads shall
meet the provisions of this section at the time of any future dedication
to the Borough. All roads and lanes, whether public or private, shall
be constructed and maintained with an all-weather, dust-free surface
and shall at all times be maintained so as to be readily accessible
and passable by emergency vehicles. All applications for subdivision
approval MUST include design data for each curve (horizontal and vertical)
sufficient to show compliance with the requirements hereinafter set
forth.
B.
In order to prevent conflict between vehicles and pedestrians, to
prevent vehicular accident, and to permit smooth and convenient circulation
of through traffic, each road or lane or each portion thereof shall
be functionally classified as a "lane," "local road" or as a "minor
collector road." The classification of each road or lane or portion
thereof shall be determined by the ranges of average daily traffic
(ADT) that may use the road under fully developed conditions and upon
other conditions hereinafter set forth. In projecting or estimating
traffic levels, each dwelling shall be assumed to generate 10 ADTs,
unless detailed local studies indicate some other level of generated
traffic. Roads and lanes shall be classified based on the number of
projected dwelling units multiplied by 10 ADTs per dwelling unit.
(1)
In planning and designing local roads and abutting lands, consideration
shall be given to pedestrian movement, children's play areas, access
to abutting properties, slowing of traffic and eliminating through
traffic. Alignments of local roads shall be culs-de-sac or short linear
alignments.
(2)
In planning and designing minor collector roads and abutting lands,
consideration shall be given to moving through traffic smoothly and
conveniently and eliminating conflict with slowing and turning vehicles,
pedestrians and playing children. Alignments of minor collector roads
shall be linear and continuous.
(3)
In addition to the foregoing, roads and lanes shall be classified
and designed in accordance with the following:
(a)
Lanes. In general, lanes are intended as short, cul-de-sac roadways
that carry extremely low traffic volumes. Lanes carrying two-way traffic
are expected to serve no more than three dwelling units. Lanes shall
provide a minimum right-of-way width of 20 feet with a minimum cartway
width of 12 feet and berm widths of one foot on each side of the cartway.
[1]
Principal function:
[a]
To provide access to no more than three abutting,
single-family dwelling units.
[2]
General criteria:
[a]
Abutting homogeneous residential land use.
[b]
Truncate in culs-de-sac.
[c]
Serve as the access for no more than three dwelling
units.
[d]
Carry average weekly (two-way) vehicular traffic
volumes equal to or less than 30 vehicles per day.
[e]
Have no on-road parking; parking restricted to
clearly defined off-cartway areas.
[f]
No intersection with other lanes.
[g]
Provide capability for vehicles to reverse the
direction of travel at not less than one-thousand-foot intervals.
[3]
Right-of-way width considerations for traffic safety and efficiency:
[a]
Capable of accommodating existing and twenty-year
forecasted traffic volumes at a minimum Level of Service A (see definitions).
[b]
Capable of permitting horizontal and vertical geometric
designs for a design speed of 10 miles per hour under wet weather
conditions without voiding accessibility to abutting land uses.
[4]
Cartway considerations for traffic safety and efficiency:
[a]
Volume-to-capacity ratio for a minimum Level of
Service A.
[b]
Horizontal and vertical geometric controls to satisfy
a design speed of 10 miles per hour under wet pavement conditions.
[c]
Stop or yield control (as determined from PennDOT
established criteria) regulating access to all higher-classed roadways.
(b)
Local roads.
[2]
General criteria:
[a]
Homogeneous land use.
[b]
Uniformity in vehicle and pedestrian trip generation.
[c]
No more than one lane of traffic for each direction
of travel.
[d]
No trucks except those serving abutting land uses.
[e]
A traffic regulatory or roadway design pattern
that is not intended to encourage continuous, uninterrupted vehicle
flow.
[f]
No main line or principal feeder public transit
routes.
[g]
Average forecasted weekday vehicular traffic volumes
equal to or less than 600 vehicles per day (two-way) and/or peak work
trip traffic hour volumes equal to or less than 70 vehicles per hour
(two-way).
[h]
Pedestrians accommodated on shoulders or in pedestrian
walkways along both sides of roadways.
[i]
Parking generally permitted on shoulders or in
established parking lanes, except as otherwise restricted by Borough
ordinances or the State Vehicle Code.
[3]
Right-of-way width considerations for traffic safety and efficiency:
[a]
Capable of accommodating existing and twenty-year
forecasted traffic volumes at a minimum Level of Service A.
[b]
Capable of accommodating pedestrian walkways and
areas for other forms of transportation applicable to local roads.
[c]
Capable of permitting horizontal and vertical geometric
designs in accordance with a design speed of 20 miles per hour under
wet weather conditions without voiding accessibility to abutting land
uses.
[d]
Capable of providing for parallel parking lanes
in curbed roadway sections if in-roadway parking is needed.
[4]
Cartway considerations for traffic safety and efficiency:
[a]
Volume-to-capacity ratio for a minimum Level of
Service A.
[b]
Horizontal and vertical geometric controls to satisfy
a design speed of 20 miles per hour under wet pavement conditions.
[c]
Assignment of right-of-way through the use of "yield"
or "stop" signs (as determined from PennDOT established criteria)
at intersections with other local roads.
[d]
"Stop" or "yield" signs (as determined from PennDOT
established criteria), regulating access to minor collector roads.
[e]
"Stop" signs or traffic signals (as determined
from PennDOT established criteria), regulating access from local roads
to collector roads and/or arteries.
(c)
Minor collector roads.
[2]
General criteria:
[a]
Generally homogeneous land uses along both frontages,
which may be interrupted by an occasional minor activity center.
[b]
One- or two-way regulation of vehicle flow; volumes
normally accommodated in a single travel lane for each direction of
flow.
[c]
May accommodate trucks destined to abutting land
uses and/or to land uses abutting and served from intersecting local
roads.
[d]
A traffic regulatory or roadway design pattern
which may be arranged to permit or encourage a continuous vehicle
traffic flow with a minimum of interruption to movement.
[e]
Average forecasted mid-week day traffic volumes
of 2,500 vehicles or less and/or volumes of 300 vehicles or less per
hour during design traffic hours.
[f]
Pedestrians accommodated on shoulders or walkways
along both sides of the roadway.
[g]
Parking lanes generally should be provided on berms
or in defined areas on curbed roadways.
[3]
Right-of-way width considerations for traffic safety and efficiency:
[a]
Capable of accommodating existing and twenty-year
forecasted traffic volumes at a minimum Level of Service B.
[b]
Capable of providing for parallel parking lanes
should the need be demonstrated.
[c]
Capable of accommodating pedestrian walkways and
areas for other forms of transportation applicable to collector roads.
[d]
Capable of permitting horizontal and vertical geometric
designs for a design speed of 25 miles per hour under wet weather
conditions without voiding accessibility to abutting land uses.
[4]
Cartway considerations for traffic safety and efficiency:
[a]
Volume-to-capacity ratio for minimum Level of Service
B.
[b]
Horizontal and vertical geometric controls to satisfy
a design speed of 25 miles per hour under wet pavement conditions.
[c]
"Stop" signs or traffic signals (as determined
by PennDOT established criteria) to regulate traffic flows into collector
roads and/or arteries.
C.
Where a driveway, lane or road is proposed that will later be used
to serve in a higher lane or road classification as shown on a master
plan, the width of the right-of-way and the horizontal and vertical
alignments shall be those required under fully developed conditions.
If necessary, grading easements adjacent to the right-of-way or additional
right-of-way width shall be created sufficient to support later widening
of the cartway and shoulders to the width required under fully developed
conditions.
D.
The cartway of each road shall be centered within the right-of-way.
In special cases, the right-of-way may be widened on one or both sides
to create a more efficient overall site layout or to preserve unique
roadside features and dedicate them to the public; in these special
cases, there shall be sufficient right-of-way on both sides of the
cartway to contain a right-of-way of at least minimum width.
E.
New half or partial roads or lanes will not be permitted. Along all
existing public roads which traverse or abut a subdivision, the developer
shall provide 1/2 of the required right-of-way (50 feet for all roads
except arterial roads, which have sixty-foot rights-of-way). Along
all existing public roads with improper width or alignment which traverse
or abut a subdivision, land sufficient to widen the road, correct
the alignment or otherwise meet the requirements of this section shall
also be provided as required.
F.
Roads and lanes shall generally intersect at a horizontal angle of
90° but in no case less than 80°. Vertically, the center line
of the intersecting road or lane shall meet flush with the edge of
the cartway of the intersected road or lane. At said cartway edge,
the algebraic difference between the cross-pitch of the intersected
road or lane and the gradient of the intersecting road or lane shall
not exceed 2%, with a maximum approach grade of 5% for at least 50
feet. At each intersection, a clear sight triangle shall be kept clear
of vision-obstructing objects above the height of 30 inches and below
the height of 10 feet, measured from the cartway surface. Whenever
a portion of the line of the clear sight triangle occurs farther from
the right-of-way than the building line, such portion shall be considered
a building line. Intersecting rights-of-way shall be joined by an
arc of at least a twenty-five-foot radius. Intersecting cartways shall
be joined by the arc of a circle having the following minimum radii:
|
Between
|
Minimum Corner Radii
(feet)
| |
|---|---|---|
|
Lane and local road
|
16
| |
|
Lane and minor collector road
|
25
| |
|
Lane and collector road or artery road
|
25
| |
|
Local road and local road
|
25
| |
|
Local road and minor collector road
|
25
| |
|
Local road and collector road
|
25
| |
|
Local road and artery road
|
25
| |
|
Minor collector road and minor collector road
|
30
| |
|
Minor collector road and collector road
|
30
| |
|
Minor collector road and artery road
|
30
|
G.
Channelization island designs.
(1)
When situated in areas of restricted sight distance, the approach
end of the island should be extended to be clearly visible to approaching
drivers. Island approach ends should be placed to the left of the
center line of the road. Islands which require motorists to laterally
shift from a straight-line travel path should be constructed to allow
this movement at a rate of not less than one foot in 10 feet for every
10 miles per hour (operating speed).
(2)
Left-turn channelization islands should be designed and located so
as to permit approaching vehicles to laterally shift from a straight-line
travel path at a rate of not less than one foot in 35 feet. Vehicles
entering protected left-turn lanes should be able to do so at a minimum
rate of lateral shift (from through traffic lanes) of one foot in
five feet. Left-turn storage lanes should be designed to accommodate
1.5 times the volume of traffic expected to use the lane during one
minute in the design traffic hour of a design day.
(3)
All triangular islands are to have approach noses rounded with a
two- to five-foot radii and with a minimum one-foot radius at the
merging ends.
(4)
A minimum offset of two feet is to be provided between the edge of
a triangular island and the edge of the through lane.
(5)
Where the highway shoulder is carried through the intersection, the
island may be placed at the edge of the shoulder.
(6)
Islands should be constructed with mountable curbs, except if they
are to accommodate pedestrians, poles or road furniture.
|
Channelization Island Sizes
| |||
|---|---|---|---|
|
Type of Island
|
Minimum Size
|
Desirable Size
| |
|
Any
|
75 square feet
|
100 square feet
| |
|
Triangular
|
12 feet long each side
|
15 feet long each side
| |
|
Elongated or divisional
|
4 feet wide
(In special cases where space is limited, elongated islands
may be reduced to an absolute minimum width of two feet.)
| ||
|
Islands
|
25 feet long
|
N/A
| |
H.
Cul-de-sac.
(1)
The end of each road not forming a loop shall be provided with a
circular cul-de-sac, hammerhead and T-type turn areas being prohibited
under normal circumstances. In addition, where the distance from the
beginning of a road to the terminal cul-de-sac exceeds 1,000 feet,
intervening turnarounds may be required at locations to be determined
by the Borough. Each turnaround/cul-de-sac shall have a right-of-way
sufficiently large to contain a circle of forty-seven-foot radius,
a paved cartway sufficiently large to contain a circle of thirty-five-foot
radius and a central unpaved island sufficiently small to leave at
least an eighteen-foot-wide cartway but no smaller than a circle of
seventeen-foot radius. The turnaround/cul-de-sac may be centered on
the right-of-way or offset such that the cartway and right-of-way
shall each be rounded with curves of equal radius no smaller than
50 feet.
(2)
On any portion of a cul-de-sac or turnaround, the full width of each
shoulder shall be stabilized with a layer of coarse aggregate. The
coarse aggregate shall be eight inches deep of compacted No. 4 coarse
aggregate (as defined by Pennsylvania Department of Transportation,
Form 408), into which soil is brushed after compacting. A two-inch-deep
layer of topsoil shall be placed over the aggregate to bring the shoulder
up to grade.
I.
Any roads or lanes temporarily dead-ended because of authorized phase
development shall be provided with a suitable all-weather turnaround.
The use of the turnaround shall be guaranteed to the public until
such time as the road or lane is extended.
J.
Center-line grade.
(1)
On all roads, there shall be a minimum center-line grade of 0.75%
and a maximum center-line grade of 10%, except that a waiver to 12%
may be granted by Borough Council for grades less than 500 feet in
length when it can be demonstrated that an adverse environmental impact
can be mitigated by increasing the grade.
(2)
On all lanes, there shall be a minimum center-line grade of 0.75%
and a maximum center-line grade of 12%, except that a waiver to 15%
may be granted by Borough Council for grades less than 500 feet in
length when it can be demonstrated that an adverse environmental impact
can be mitigated by increasing the grade.
K.
A vertical curve shall be used at each change in center-line gradient exceeding the limits shown in § 380-19O. In determining the minimum required lengths of vertical curves, the "K" factor listed in § 380-19P is the coefficient by which the algebraic difference in gradient is multiplied to determine the minimum required length in feet of the vertical curve.
L.
All cartways which are not superelevated shall crown at the center
line to a slope of 1/4 inch to one foot. At every intersection, the
cross-pitch of the intersecting (minor) road or land shall be superelevated
in order to meet flush with the edge of the cartway of the intersected
(through) road. The superelevation runoff shall extend continuously
to a point at least 50 feet from said edge.
M.
Curbs shall be required at the edges of all road cartways unless
specifically waived by Borough Council. The width of the shoulder
shall be measured from the outside of the curb. The shoulder shall
be graded at a slope of 2%, draining either toward or away from the
cartway. The shoulder shall be kept clear of aboveground physical
obstructions, including but not limited to road signs, guideposts
and fire hydrants.
N.
Any proposed road which is obviously in alignment with an existing
named road or lane shall bear the name of the existing road or lane.
Any proposed new road or lane shall not duplicate or phonetically
resemble the name of an existing road or lane in the Borough or in
the postal district.[3]
O.
The requirements in the following table shall apply as indicated:
|
Minor Collector Road
|
Local Road
|
Lane
| ||
|---|---|---|---|---|
|
Minimum length of horizontal tangent
|
None (A)
|
None (A)
|
None (A)
| |
|
Maximum length of horizontal tangent
|
100 feet (B)
|
100 feet (B)
|
100 feet (B)
| |
|
Minimum radius of horizontal curve
|
See § 380-19R
| |||
|
Maximum degree of curve
|
See § 380-19R
| |||
|
Minimum length of vertical curve — K value
|
See § 380-19U
| |||
|
Minimum separation between intersecting roads or driveways (proposed
or existing)
|
200 feet for roads and driveways (C)
|
200 feet for roads; none for driveways (C)
| ||
|
Minimum length of side of side of clear sight triangle
|
See § 380-19Q
| |||
|
Minimum clearance over roadways
|
17 feet
|
17 feet
|
17 feet
| |
|
Minimum stopping sight distances
|
See § 380-19R
| |||
|
Required superelevation runoff
|
See § 380-19R
|
N/A
| ||
|
Maximum algebraic difference in the gradients without vertical
curve
|
2%
|
2%
|
2%
| |
|
Minimum shoulder width
|
8 feet (D)
|
6 feet (D)
|
1 foot (D)
| |
|
Minimum cartway width
|
20 feet
|
18 feet (E)
|
12 feet
| |
|
Minimum right-of-way
|
50 feet
|
50 feet
|
20 feet
|
|
NOTES:
| ||
|---|---|---|
|
(A)
|
Based on roads with normal crowns. Where curves are superelevated,
minimum tangent distances must equal or exceed the required lengths
or superelevation runoff.
| |
|
(B)
|
Based on roads with normal crowns. Where curves are superelevated,
the maximum length of tangent sections should not exceed the required
lengths of superelevation runoff.
| |
|
(C)
|
The separation between road, lane or driveway intersections
shall be measured from center line to center line of the intersecting
roads, lanes or driveways. However, no driveway shall be constructed
such that the edge of the paving is less than 40 feet from the right-of-way
line extension of any intersecting road or lane. Lots having less
than 175 feet of frontage at the road or lane right-of-way line shall
have no more than one driveway entrance onto said road or lane.
| |
|
(D)
|
Additional shoulder shall be provided as required to allow for
installation of utilities.
| |
|
(E)
|
Borough Council may reduce the required cartway width to that
of a lane when the lane is already existing and when widening it to
18 feet would cause substantial environmental damage. Such waiver
shall be limited to such instances where no more than six homes will
be served by the road. In such instances, the road will remain a private
road.
| |
P.
Minimum safe sight distances at intersections.
|
Table I
Minimum Safe Sight Distances at Intersections
| ||
|---|---|---|
|
Design Speed of Major Approach
(miles per hour)
|
Sight Distance
(feet)
| |
|
20
|
125
| |
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
Assumptions:
| ||
|---|---|---|
|
1.
|
Level intersection approaches.
| |
|
2.
|
Right-angle intersection.
| |
|
3.
|
The use of stop sign control on the minor approach.
| |
|
4.
|
Designed to accommodate occasional single-unit trucks.
| |
|
5.
|
Represents sight distance along the major approach from a position
10 feet back from the intersection on the major approach, from a height
of 3.5 feet to an object height of 3.5 feet.
| |
|
Adjustments for Grade
| |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Approach Grade
|
+12
|
+10
|
+8
|
+6
|
+4
|
+2
|
0
|
-2
|
-4
|
-6
|
-8
|
-10
|
-12
|
|
Adjust Factor
|
0.85
|
0.87
|
0.89
|
0.91
|
0.94
|
0.97
|
1.0
|
1.03
|
1.08
|
1.13
|
1.18
|
1.26
|
1.34
|
Q.
Maximum degree of curve and minimum radius for horizontal curves.
|
Table II
| |||||||
|---|---|---|---|---|---|---|---|
|
Minimum Radius
(feet)
| |||||||
|
Rate of Superelevation
| |||||||
|
Design Speed
(miles per hour)
|
Friction Factor
|
NC*
|
0.02
|
0.03
|
0.04
|
0.05
|
0.06
|
|
10
|
0.210
|
480
|
29
|
28
|
27
|
26
|
25
|
|
20
|
0.170
|
2,140
|
140
|
135
|
130
|
125
|
180
|
|
25
|
0.165
|
2,980
|
225
|
215
|
205
|
195
|
185
|
|
Maximum Degree of Curve
(degrees)
| |||||||
|
10
|
0.210
|
11.98
|
197
|
206
|
214
|
223
|
231
|
|
20
|
0.170
|
11.85
|
41
|
43
|
45
|
47
|
49
|
|
25
|
0.165
|
11.68
|
25
|
27
|
28
|
29
|
31
|
|
NOTES:
| |
|---|---|
|
Maximum rate of superelevation shall be 0.06 foot per
foot.
| |
|
*
|
NC = Normal crown
|
S.
Length required for superelevation runoff — two-lane pavements.
|
Table IV
| ||||
|---|---|---|---|---|
|
Required Runoff for Ten-Foot Lanes
(feet)
| ||||
|
Superelevation Rate
(feet per foot)
|
Design Speed
(miles per hour)
| |||
|
10
|
20
|
25
| ||
|
0.02
|
20
|
50
|
75
| |
|
0.04
|
40
|
50
|
75
| |
|
0.06
|
70
|
80
|
90
| |
|
Required Runoff for Nine-Foot Lanes
(feet)
| ||||
|
Superelevation Rate
(feet per foot)
|
Design Speed
(miles per hour)
| |||
|
10
|
20
|
25
| ||
|
0.02
|
20
|
50
|
75
| |
|
0.04
|
40
|
50
|
70
| |
|
0.06
|
60
|
70
|
85
| |
|
Superelevation Rate
(feet per foot)
| ||||
|
Superelevation Rate
(feet per foot)
|
Design Speed
(miles per hour)
| |||
|
10
| ||||
|
0.02
|
20
| |||
|
0.04
|
40
| |||
|
0.06
|
70
| |||
T.
"K" Values (Table V). Minimum stopping sight distance in feet for
vertical crest and sag curves (assumes a 2.5-second reaction time)
|
Design Speed
| ||||
|---|---|---|---|---|
|
10
|
20
|
25
| ||
|
"K" value for crest vertical curve
|
2
|
16
|
22
| |
|
"K" value for sag vertical curve
|
4
|
24
|
29
| |
V.
Drainage requirements. All roads shall be adequately drained as set
forth elsewhere in this chapter and/or as provided in the "Standard
Provisions - Construction of Public Improvements in Subdivisions."
As a minimum, underdrains shall be installed along both sides of the
road, and inlets shall be placed so that the distance of flow to any
inlet shall not exceed 600 feet. Inlets shall offset beyond the cartway
and the curbs flared accordingly in accordance with the Standard Details.
The minimum acceptable size for storm sewers shall be 15 inches, and
all sewers are to be constructed using either reinforced concrete
pipe or ADS pipe with smooth invert.
W.
Construction requirements; dedication; notice.
(1)
All embankments and roads intended for public dedication, including berms, shall be constructed in accordance with the requirements set forth in "Standard Provisions - Construction of Public Improvements in Subdivisions" and "Standard Specifications - Roads." For roads and lanes intended for public dedication, after the binder course has been placed, a three-fourths-inch FJ-1 wearing surface shall be installed. After construction of 90% of the homes using the subject road is completed or after five years has elapsed from the time that the binder and FJ-1 were installed together with at least 50% of the homes using the subject road having been completed, whichever occurs first, a final wearing surface shall be installed using one-and-one-half-inch ID-2 asphalt. For purposes of this requirement, "completed" shall mean establishment of final ground cover. All thicknesses refer to compacted thickness. Where required, stabilized berms or shoulders shall be constructed in accordance with Subsection H of this section.
(2)
Private roads and lanes may be required to meet the standards set forth in Subsection W(1) hereof where articulable concerns relating to topography, slope, potential usage and traffic, width, curves, utilities, stormwater or other health and safety concerns make adherence to such standards necessary or desirable.
(3)
Only roads which meet the standards set forth in Subsection W(1) will be accepted by the Borough for public dedication, and any private road not meeting said standards shall not be so accepted. In order to be accepted by the Borough for public dedication, including winter maintenance, all required improvements must be completed before September 1. Acceptance of roads is always at the discretion of the Borough.
(4)
Prior to the sale of any lot which abuts a private road or lane,
the developer must notify the purchaser of said lot in writing that:
a) the road or lane is private; and b) the Borough will not accept
the road or lane for dedication and will not maintain the road or
lane as a result of this condition. Said notice shall also be made
at the time of conveyance in the deed.
X.
Guide rail. Guide rails will be installed at locations to be determined
by the Borough, said locations to be determined after all grading
and road construction has been completed. The materials for guide
rail construction shall be determined by the Borough.
[Amended 12-18-1989 by Ord. No. 503]
A.
To the fullest extent possible, underground utilities lines shall
not be installed beneath paved roads. When it is necessary to construct
any sanitary sewers, storm sewers, water mains, gas mains or any other
mains, pipes or conduits, together with all service connections or
laterals, under any roads shown on the plans, the same shall be installed
prior to any road construction.
B.
The developer shall install sanitary sewers adequate to serve each
lot, including a capped watertight lateral to each lot line and extending
at least six feet from the wye or manhole. All sanitary sewer facilities
shall meet the requirements of the Fox Chapel Sanitary Authority and
shall be approved by the appropriate office of the Pennsylvania Department
of Environmental Protection. No such facilities shall be covered prior
to inspection and approval by the Borough Engineer or his designated
representative.
C.
The developer shall install a water distribution system and all related
appurtenances, including fire hydrants, adequate to furnish a water
supply for fire protection as well as domestic use for each lot. All
such facilities shall be subject to the inspection and approval of
the Fox Chapel Authority.
D.
A fire hydrant shall be installed no more than 600 feet from the
nearest portion of the buildable area of each lot, measured by way
of accessible roads and lanes.
E.
Easements or rights-of-way shall be provided such that every lot
in a subdivision shall be capable of being served by electric lines.
The locations and screening of electrical transformers shall be approved
by the Borough Engineer so as to be unobtrusive when viewed from cartways.
Electric lines shall be located underground.
F.
The requirements of the Fox Chapel Borough Guidelines for Public
Utility Locations in New Residential Subdivisions, on file at the
Borough, shall be met.
To maintain the present environment of the Borough, landscape
development of any subdivision shall meet the following requirements:
When the subdivision is contiguous to any existing public right-of-way
for which planting recommendations are made in the Grounds Maintenance
Guide, the developer shall follow those recommendations. Along other
existing and proposed roads serving more than three dwellings, plantings
shall be installed in conformity with the species, types of arrangements,
sizes and types of locations recommended by the Grounds Maintenance
Guide.
No incidental recreational facilities which are not structures shall be located closer than 15 feet to any boundary of the subdivision, any structure or any proposed public road right-of-way; nor closer than 40 feet to the center line of any existing or proposed private road within the subdivision serving more than three dwellings. Incidental recreational facilities which are structures shall comply with Chapter 400, Article XIII, § 400-70G, of the Fox Chapel Code.
[Amended 6-18-1990 by Ord. No. 509; 5-18-1992 by Ord. No. 530]
Twenty-foot-wide utility easements shall be provided for all
utilities and stormwater conveyances which are outside road rights-of-way;
whenever possible these easements should extend along existing or
proposed property lines. Such width is based on the installation of
a single utility or storm sewer in the easement. When more than one
utility or storm sewer is to be installed in the same easement, the
width of the easement shall be increased by five feet for each additional
utility or storm sewer. The Borough reserves the right to require
that additional easements be provided on the recording plan at locations
to be determined by the Borough for future utility line extensions.
[Amended 5-18-1992 by Ord. No. 530]
A.
Concrete monuments at least four inches square at the top and six
inches square at the bottom and 30 inches in length with copper pins
shall be placed at road intersections, at changes in horizontal road
alignment and along the tract boundary, in such locations as directed
by the Borough Engineer.
B.
All lot corners shall be located with a metal pin of at least three-fourths-inch
diameter and 30 inches in length. At least six inches of the pin shall
be exposed above the existing grade. All pins must be placed before
a lot is sold.
C.
All monuments and iron pins shall be shown on the final plan with
the distance between them and with sufficient curve data plainly marked.
D.
All monuments shall be placed by a registered land surveyor so that
the scored (by an indented cross in the top of the monument) point
shall coincide exactly with the point of intersection of the lines
being monumented. If such monuments have not been set at the time
the final plan is submitted to the Borough, a certified check made
payable to the Borough of Fox Chapel shall be deposited with the Borough
Manager in an amount estimated by him to be sufficient to cover the
estimated cost of setting the monuments. If the monuments have not
been set within 30 days following completion of the roads, the checks
shall be forfeited to pay the cost of setting the monuments.
Each parcel of common open space generated by the application
of the provisions of this chapter shall be so dedicated or otherwise
preserved and maintained so as always to remain open and available
for Borough park use or use by the occupants of the subdivision or
of the Borough. Each parcel of common open space shall be offered
for dedication to the Borough for park use. The Borough may accept
or reject any such offer. Only if the Borough rejects such an offer
of any parcel, the parcel shall meet one of the following two requirements:
A.
The land shall be deeded to an organization in which membership is
mandatory for all owners of dwellings in the subdivision, which organization
shall be responsible for maintenance of and insurance and taxes on
common open space; or
B.
The land shall be deeded to a private nonprofit conservation organization
with perpetual existence, provided that the conveyance contains a
provision for reverter or retransfer to the Borough or to another
private nonprofit conservation organization with perpetual existence
in the event that the first or a successor to such organization becomes
unwilling or unable to continue carrying out its functions; and further
provided that, at or before the time of such conveyance, appropriate
covenants or a maintenance agreement acceptable to the Borough is
entered into by the developer and the organization.
[Amended 5-18-1992 by Ord. No. 530; 7-20-1992 by Ord. No. 532]
C.
Side lot lines shall be approximately at right angles to the road
line.
D.
Corner lots shall be sufficiently wide to permit the required setback
on both road frontages.
E.
The road right-of-way shall not be included as part of the lot area.
F.
The depth of a lot shall not exceed three times its width. Under
special conditions, the Planning Commission may waive this requirement.
