General. This article sets forth design standards and requirements
for all subdivision and land development proposals. The following
standards and requirements shall be applied by the Borough in evaluating
the plans for proposed subdivisions and land developments and shall
be the minimum requirements. Any application fee for development shall
conform to the standards set forth in this article, unless a modification
is granted under the provisions of this chapter.
A.
All plans shall be prepared in compliance with any applicable municipal
ordinance, including the Zoning Ordinance in effect, and in compliance
with any requirement imposed by any local, state, or federal entity
exercising valid regulatory authority.
B.
When other local regulations, or state or federal statutes impose
more restrictive standards and requirements than those contained herein,
the more restrictive standards shall be observed.
C.
Unless otherwise specified by the Borough, the requirements of Allegheny
County Subdivision and Land Development Ordinance, Appendix 1: Drafting
Standards for Plans for Recording, shall be applicable.
Land shall be subdivided only for the purposes for which the
subdivision has been approved or proposed.
A.
A preservation of natural features. Applicant shall make every effort
to preserve shade trees, other salient natural features, keep cut-fill
operations to a minimum, and ensure conformity with topography so
as to create the least erosion potential and adequately handle the
volume and velocity of surface water runoff. Whenever possible the
applicant shall preserve trees, scenic points, historic spots and
other community assets and landmarks. All subdivisions over five acres
in size shall include a comprehensive environmental analysis prepared
by a qualified environmental engineer. Such environmental analysis
shall include:
(1)
A description of the project.
(3)
An assessment of the impact of the proposed development on those items identified in Subsection A(2) above.
(4)
A list of steps proposed to mitigate environmental damage to
the site during construction in accordance with the latest revision
of EPA Clean Water Act.
(5)
Evidence that the analysis was completed by a qualified environmental
engineer.
B.
Subsidence. Land subject to subsidence or underground fires shall
either be made safe for the purpose for which it is to be used, or
such land shall be set aside for uses which shall not endanger life
or property or further aggravate or increase the existing menace.
C.
Flood-prone areas. Portions of land which are poorly drained, subject
to periodic flooding, or are in a designated FEMA floodplain or floodway
shall be developed in accordance with Chapter 126, Floodplain Management,
of the Borough Code and also any applicable Pennsylvania Department
of Environmental Protection regulations.
D.
Grading, excavating and filling. No change shall be made in the contour
of the land; no grading, excavating, removal or destruction of the
topsoil, trees or other vegetative cover of the land shall be commenced
unless approved in the preliminary and final plat and, where applicable,
reviewed and approved by the Allegheny County Conservation District.
Such approval shall be based on the preliminary grading plan for minimizing
erosion and sedimentation, controls for excessive slope areas, grading
regulations and storm drainage regulations in this chapter, and as
may be required by applicable regulatory agencies having jurisdiction
thereof.
E.
Land subject to hazards of life, health and safety shall not be subdivided
until such hazards have been reviewed or corrected.
F.
All portions of a tract being subdivided or developed shall be taken
up in lots, streets, public lands or other proposed uses so that remnants
and landlocked areas shall be avoided.
Easements with a minimum width of 20 feet shall be provided
in all subdivisions and land developments for poles, wires, conduits,
storm drains, sanitary sewers, gas, water and heat mains and/or other
utility lines intended to service the abutting lots, tracts or parcels.
Additional widths may be required if more than one utility is located
in the same easement. Easements shall be centered on or adjacent to
rear or side lot lines. No structures or trees shall be placed within
such easements. The applicant shall comply with the Pennsylvania Public
Utility Commission (PUC) order of July 8, 1973, which requires electric
and telephone service in residential developments to be placed underground.
Where a subdivision 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 with such width as will be adequate
to preserve natural drainage and provide sufficient width for maintenance.
Applicants shall avail themselves of the facilities provided by the
various authorities or public utility companies in determining the
proper locations for utility line easements.
A.
Water supply.
(1)
All properties in subdivisions shall connect with an approved
public water supply system, if available. The subdivider shall construct
a system of water mains which are to be connected to the public water
system serving the Borough wherever same is available. Subdivisions
of three lots or less which are located 1,000 feet beyond the existing
system may be exempted from this requirement by the Borough Council.
If the water distribution system cannot be tied-in with an approved
public system, an individual well or spring must be installed and
operated in full compliance with the latest Pennsylvania Department
of Environmental Protection specifications covering such facilities.
All land developments of other types must be equipped with a public
water supply system, approved as adequate by the Borough Council.
(2)
The plans for the installation of the mains of a water distribution
system shall be prepared with the cooperation of the applicable public
water authority and reviewed and approved by its engineer. A statement
of approval from the Borough shall be submitted to the Borough Council.
(3)
Upon completion of water distribution and supply system, one
copy of the plans for the system shall be filed with the Borough Council.
The plan shall also be reviewed and approved by the Department of
Environmental Protection.
(4)
Fire hydrants. It will be the responsibility of the applicant
to provide all subdivisions and land developments with fire hydrants.
Hydrants shall be installed with the installation of the waterlines
or as soon as they become available. The location of the hydrants
shall be approximately every 1,000 feet and shall be subject to approval
by the Borough on the final plat.
B.
Sanitary sewage disposal.
(1)
Each property shall connect with an approved public sewer system.
Where the sewer is not yet provided, the applicant shall install the
sewer line, including lateral connections as may be necessary to provided
adequate service to each lot, when connection with the sewer system
is made. The sewer lines shall be suitably capped at the limits of
the subdivision or development, and the laterals shall be capped at
the street right-of-way line.
(2)
All plats submitted for approval must show sanitary drains separated
from all other drains. No stormwater shall be permitted in sanitary
drains.
(3)
All plats, designs and data of any new sewage system or for
extension for tapping into any existing system shall be submitted
to the Borough for approval and be subject to all its requirements.
(4)
The subdivider shall contract the necessary and required sanitary
sewer lines which shall, when possible, be connected to the public
sewer system serving the Borough or a portion thereof.
(5)
If in the opinion of the Allegheny County Health Officer, the
Borough Engineer and/or the Borough Council factors exist which would
create a public health and sanitation problem if a certain area is
developed, the Board shall not, in those cases, approve the subdivision
and platting of such area until such factors are corrected by an adequate
sanitary sewer system.
C.
Propane. All propane installation shall be subject to prior approval
of the Borough Engineer or other person designated by the Borough
and the Pennsylvania Department of Labor and Industry.
Blocks.
A.
B.
Length in residential districts. Blocks shall have a minimum length
of 200 feet and a maximum length of 1,000 feet, and meet any other
zoning requirements. In the design of blocks (fronting on minor streets)
longer than 1,000 feet, special consideration shall be given to the
requirements of satisfactory fire protection. Where practicable, blocks
along arterial and collector streets shall not be less than 1,000
feet long.
C.
Length in commercial and industrial districts. Blocks in commercial
and industrial areas may vary from the elements of design detailed
above, if required by the nature of the use. Any subdivision of land
or land development in the commercial or industrial districts shall
take into consideration the feasibility of creating roads on the lot
that minimize intersections with arterial, collector or local roads.
In all cases, however, adequate provisions shall be made for off-street
parking and loading areas as well as for traffic circulation and parking
for employees and customers.
D.
Depth. Residential blocks, including those for garden apartment,
condominium or townhouse developments, shall be of sufficient depth
to accommodate two tiers of lots, except:
E.
Lot or parcel numbers. Lot numbers or lettered parcels shall be assigned
and approved prior to filing the final subdivision and/or land development
plat.
F.
Building setback lines on lots and parcels. Building lines of lots
or parcels from street rights-of-way (public or private) shall not
be less than those required by the appropriate zoning classification
under the Borough Zoning Code, as amended, for the zoning district
in which they are located.
A street, whether dedicated to the Borough or privately maintained,
shall be defined as any right-of-way intended for general public use
as access to single-family homes, townhouse or garden apartments,
condominiums, commercial centers, industrial centers, or any other
land development. All provisions in the article shall be equally applicable
and binding for both dedicated and privately maintained streets where
said streets serve more than one dwelling.
A.
General standards.
(1)
All streets intended for public use shall be paved to full cartway
width. In all cases, paving materials and workmanship shall conform
to any and all applicable Borough standards, including all Pennsylvania
Department of Transportation standards adopted by the Borough. The
proposed street system shall extend existing or recorded streets at
the same width, but in no case at less than the required minimum width,
and be so located as to allow proper development of surrounding properties.
(2)
Where a subdivision or land development abuts an existing street
of improper width or alignment, the Borough Council may require the
dedication of land sufficient to widen the street or correct the alignment.
(3)
Minor streets shall be laid out so as to discourage through
traffic. Connector and collector streets should be provided to adequately
provide for the expected flow to traffic from minor streets.
(4)
Streets in and bordering a subdivision or land development shall
be coordinated and be of such widths and grades and in such locations
as deemed necessary to accommodate prospective traffic and facilitate
fire protection.
(5)
Proposed streets shall be planned suitable to the contour of
the land to provide buildable lots, to have a suitable alignment and
grade, and to be able to drain properly in accordance with the standards
established by this or other ordinances.
(6)
Partially completed streets shall not be approved in a development
plan, but all streets shall be constructed as soon as feasible under
the construction schedule in accordance with the designations under
approved final plat.
(7)
Streets intended for the interior circulation of traffic in
land development shall be designed so that no street providing parking
spaces shall be used as a through street. The applicant shall be responsible
for installing center-line markings and traffic direction and control
signs on such streets.
(8)
Street name signs shall be installed by the applicant at each
street intersection in accordance with type of materials, design and
standards established by the Borough.
(9)
Streetlighting system shall be installed in all developments
involving multifamily dwellings and at all intersections with existing
Borough streets/roads. Streetlights may also be required where a hazard
exists, as determined by the Borough Council.
B.
Street widths.
|
Street Type
|
Minimum Required Width
(feet)
| ||
|---|---|---|---|
|
Collector
|
Right-of-way
|
50
| |
|
Cartway
|
24
| ||
|
Local
|
Right-of-way
|
50
| |
|
Cartway
|
20
| ||
|
Permanent cul-de-sac
|
Right-of-way (radius)
|
50
| |
|
Cartway (radius)
|
40
| ||
|
Split street (having a median with a separate lane of traffic
for each direction)
|
Right-of-way
|
70
| |
|
Cartways (each)
|
16
|
(1)
Additional right-of-way and cartway widths may be required to
the Borough Council for various reasons, including but not limited
to:
C.
Street grades. There shall be a minimum center-line grade of 2%.
Grades shall be designed for maximum visibility. Center-line grades
shall not exceed the following:
D.
Horizontal curves. Proper sight distance must be provided with respect
to horizontal alignment. Measured along the center line five feet
above grade, horizontal curves shall be provided to permit the following
minimum sight distances:
E.
Vertical curves. Proper sight distance must be provided with respect
to vertical alignment, measured along the center line five feet above
minimum sight distances.
F.
Intersection.
(1)
Streets shall intersect as nearly as possible at right angles.
No more than two streets shall intersect at the same point. Intersections
with collector streets shall be located not closer than 1,000 feet
apart, measured from the center line of the major street.
(2)
Intersections with connector streets shall be at intervals of
not less than 800 feet.
(3)
Intersections with minor streets shall be at intervals of not
less than 500 feet.
(4)
Staggered intersections shall be provided on collector streets
at a minimum distance of 500 feet; on connector or minor streets at
not less than 200 feet as measured from center line to center line
along the street common to both intersections.
G.
Sight distance at intersections and obstructions. Embankments, fences,
hedges, shrubbery, walls, planting (except for trees and grass) or
other obstructions, including signs, shall not be located within the
right-of-way and shall not obscure any intersection. A clear sight
triangle shall be maintained at intersections so that, measured along
the center line, there shall be a clear sight triangle of 75 feet
minimum from the point of intersection. No obstruction to view will
be permitted in this area above the height of 2 1/2 feet and
below 10 feet.
H.
Culs-de-sac and temporary dead-end streets.
(1)
Cul-de-sac streets, permanently designed as such, shall not
exceed 500 feet in length. The center-line grade on a cul-de-sac street
shall not exceed 8%.
(2)
Dead-end streets shall be prohibited except for future access
to an adjoining property or because of authorized stage development.
Such streets shall be provided with a temporary, all-weather turnaround
within the subdivision or development, and the use of such turnaround
shall be guaranteed to the public until such time as the street is
extended. The outer paving radius shall be 40 feet. Temporary dead-end
streets shall not exceed 1,000 feet in length.
I.
Street names.
(1)
Proposed streets which are obviously in alignment with others
already existing and named shall bear the names of the existing streets.
(2)
In no case shall the name of a proposed street duplicate or
be phonetically similar to an existing street name in either the Borough
or the postal district in which located. The applicant shall submit
the proposed street names to the Borough at the time the preliminary
discussions are held and prior to filing a preliminary plat.
A.
Stakeout. In order to assure the Borough staff and the Borough Engineer
that the road is being paved in the center of the right-of-way and
in accordance with all grades that may have heretofore been approved,
the contractor, applicant and/or road builder must present an affidavit
signed by a licensed Pennsylvania title surveyor, that he has established
the recorded and/or legal right-of-way on the ground by a survey on
the ground and has set construction stakes to the desired construction
offset distance at points along the road not exceeding fifty-foot
intervals and has established reference elevation on said stakes to
effect the construction of the road in accordance with all plans that
have been previously approved.
B.
Grading.
(1)
All streets shall be graded to the full width of the right-of-way
and the adjacent side slopes graded to blend with the natural lay
of the land or in accordance with the cross section presented, to
the satisfaction of the Borough Engineer. The slope of the ground
of the entire right-of-way line must be graded toward the paving,
to the satisfaction of the Borough Engineer or other designated Borough
officials. An alternate grading plan may be submitted to the Planning
Commission and approved by the Borough Engineer. When filling operations
are required, all topsoil must be removed and the surface roughed
up or scarified in order to assure a good bond between the filled
ground and virgin ground. (If the lateral slope upon which the fill
is to be made is deemed too steep for scarifying to make bond, then
the virgin ground must first be benched and the fill placed upon the
benches.) Drainage for any springs, wet areas, existing streams or
wet weather gullies encountered while preparing for filling operations
must be approved by Sewickley Borough before filling can be commenced.
Fills must be built up with six-inch layers of suitable rock-free,
nonfrozen material, each layer being well-compacted with an approved
sheep's foot ten-ton roller or equivalent approved by Sewickley Borough,
and well crowned and drained to prevent soaking and spongy areas.
Where fill materials are necessary to establish uniform grades, compacting
shall be required to ninety-five-percent density and shall be so certified
by a qualified soils technician. No paving shall be placed in any
fill area until at least two months have elapsed since the filling
operation was completed. A slope of two horizontal to one vertical
foot beyond the right-of-way line in cut or fill shall be required
as the maximum slope, except for extraordinary situations approved
by Sewickley Borough.
(2)
Street cross sections for all streets shall be in accordance
with the standards established by Sewickley Borough or elsewhere herein.
All details of the cross section, crowns, curb, pavement, subgrade
and roadside ditches shall conform to the designated cross section.
(State approval shall also be obtained where necessary.)
(3)
The subgrade shall be well-rolled with an approved three-wheel,
ten-ton-minimum roller, crowned in conformance with the finished surface
crown and must be perfectly smooth, free of spongy areas as well as
drained with approved subgrade drains and/or bleeders, the bleeders
draining into approved dry wells (constructed at a minimum distance
of three feet from the edge of paving), lateral drains, storm sewers
or drop inlets. In all cases, the flow lines of the aforementioned
dry wells, lateral drains, storm sewers and drop inlets must be at
least 18 inches to three feet below the lowest part of the subgrade.
All drainage must be constructed and in operation before any fine
grading, berm construction or filling commenced. The width of the
subgrade shall include the area to be paved, plus the area of any
curbs, berms or sidewalks.
C.
Berms. Where required, built-up rolled berms shall be constructed
along each edge paving using suitable and approved material (which
shall not include red dog or ashes) with a minimum width of three
feet and sloping toward the paving at a minimum slope of two inches
per foot, using the top of the curb for the start of the upward slope.
The berm shall be constructed before the curb or base is constructed
and simultaneously with the fine grading of the subgrade.
D.
Subbase.
(1)
Where required, the applicant shall place a six-inch compacted
subbase consisting of stone material which shall meet the PennDOT
Publication 408 specifications, placed and spread evenly and extensively
rolled in place with a three-wheel, ten-ton roller while maintaining
the crown.
(2)
Where conditions warrant, subsurface drainage systems shall
be installed. Generally, this will mean that subsurface drainage must
be installed in the high side of any cut unless approved otherwise.
(3)
Where conditions warrant, a geotextile shall be installed for
the separation of subgrade and subbase aggregate. Geotextiles shall
meet the PennDOT Publication 408 specifications "Furnishing and Installing
Geotextiles."
E.
Base course. The applicant shall construct a base course in accordance
with either of the following alternatives, the Borough reserving the
right to specify either alternative and/or to modify either alternative:
(1)
A stone base, properly drained, at least eight inches thick,
placed in two layers each approximately four inches thick, the material
to be in accordance with the Specifications of the Pennsylvania Department
of Transportation, Form 408. (This base must be used under any concrete
paving.)
(2)
SuperPave
WMA 25.0 mm bituminous base course, properly placed and compacted
to a minimum thickness of 5 1/2 inches, the material and installation
to be in accordance with the specifications of the Pennsylvania Department
of Transportation, Form 408.
[Amended 9-8-2020 by Ord. No. 1373]
(3)
The applicant shall install said base before any excavation
or construction of dwelling units or building units is undertaken.
F.
Binder course. Where the use of the stone base has been selected
and approved, the applicant shall place SuperPave WMA 19.0 mm binder
course material and properly compact to a minimum thickness of 2.5
inches.
[Amended 9-8-2020 by Ord. No. 1373]
G.
Curbing.
(1)
All concrete curbs installed within the Borough shall be 24
inches deep and 4,000 psi concrete in nature.
(2)
The base course portion under the wedge-type curb must be installed
at the time of the base course installation and must extend a minimum
of six inches beyond the back of the curb.
(3)
The curb shall be constructed before the wearing surface is
placed using either SuperPave WMA bituminous base material or SuperPave
WMA bituminous binder material, depending on the overall design of
the road, and shall be machine-spread and machine-rolled; all materials
to be prepared in a plant approved by the Pennsylvania Department
of Transportation Specifications, Form 408.
[Amended 9-8-2020 by Ord. No. 1373]
(4)
The curb must be properly barricaded and protected from any
traffic or vehicles of any kind until it has been thoroughly set up
and all voids on the grass plot side have been completely backfilled,
the backfill being placed with proper and approved tamping equipment
in maximum four-inch layers. No traffic or vehicles of any kind will
be permitted to pass over this curb, except through driveway approaches.
H.
Design standards.
(1)
Wearing course.
(a)
After placing the SuperPave WMA base course (5 1/2 inches) or
the SuperPave WMA binder course (2 1/2 inches), the applicant shall
place SuperPave WMA 9.5 mm bituminous wearing surface course material
over the entire base or binder course (including curbs) and properly
compact to a minimum thickness of 1 1/2 inches.
[Amended 9-8-2020 by Ord. No. 1373]
(b)
After home and other construction is 90% complete, the applicant
shall place SuperPave VMA 9.5 mm bituminous wearing surface course
material over the entire wearing surface (including curbs) and properly
compact to a minimum thickness of 1 1/2 inches.
[Amended 9-8-2020 by Ord. No. 1373]
(c)
All materials shall be placed and compacted using approved spreaders
and rollers in compliance with Pennsylvania Department of Transportation,
Form 408.
I.
Concrete streets and concrete curb construction.
(1)
If concrete street and/or concrete curb construction is desired
or required because of heaving or industrial use of street or road,
all plans, materials, specifications, construction and inspection
of this type of street or road must be approved by the Borough Council
and the Borough Engineer. A pavement design must be provided by the
developer for review of the Borough as justification of the proposed
pavement depth; however, in no circumstance shall the pavement depth
be less than eight inches. All construction must be in accordance
with Pennsylvania Department of Transportation, Form 408, and Pennsylvania
Department of Transportation, Roadway Construction Standards, Publication
72M, current edition.
[Amended 9-8-2020 by Ord. No. 1373]
(2)
The specifications and construction must comply to Portland
Cement Association recommended standards, latest edition, titled "Design
of Concrete Pavement for City Streets." The width of the streets shall
be as set forth elsewhere in this chapter. A special street width
for divided highways in an enlarged overall street right-of-way width
shall be permitted, but each of said parallel cartways shall have
a minimum width of 15 or 16 feet, including twenty-four-inch concrete
curbs. (The special street width must be approved as a special use
only when unusual topography, natural conditions or traffic exist
and warrant such exceptions. This use may be approved or required
through special action by the Borough Council.)
A.
Road construction, such as filling, berming, subgrade, fine grade
construction, base construction or surface construction, cannot be
commenced before April 1 and must be completed before October 31 of
the same year, unless special permission is granted by the Borough
Council otherwise. (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, its agents or assigns,
in regard to permissible construction weather conditions.)
B.
Testing and repair.
(1)
Prior to acceptance by the Borough, all roads shall be core-bored
at locations to be determined by the Borough Engineer by a reputable
firm certified to do such work. All cores shall be tested for compliance
with all applicable paving regulations and shall include, as a minimum,
a standard test for thickness, material gradation and compaction,
and the Borough shall be furnished with three copies of a written
report setting forth the test results. All costs associated therewith
are to be paid by the applicant.
(2)
All paving must be in complete compliance with Pennsylvania
Department of Transportation Form 408, and the Borough may subject
the finished road to any additional testing set forth therein.
(3)
All roads shall have a smooth, uniform, finished surface. The
applicant shall replace or resurface any areas which do not meet the
testing requirements or do not have a smooth, uniform appearance due
to patches, spalling, poorly butted joints, etc., regardless of the
results of any tests. Any replacement or resurfacing shall be made
in a neat, workmanlike manner extending the entire width of the road,
at right angles to the center line; the extent of the replacement
or resurfacing to be determined by the Borough Engineer.
C.
Acceptance of streets.
(1)
Prior to acceptance of any streets and after all road construction
has been completed, the applicant and/or contractor, under the direct
guidance of a licensed Pennsylvania surveyor, must install concrete
monuments with a minimum size of four inches in diameter, four inches
square and three feet long, the center being marked with a one-half-inch-minimum
brass wire or bar plug at all intersections and points of curvature
in order to amply mark the right-of-way before the construction of
the road can be considered as complete and fully prepared for the
Borough to accept the maintenance responsibilities.
(2)
The applicant shall be required to furnish the Borough with
a maintenance bond prior to the acceptance of any streets by the Borough.
Such bonding, with a corporate surety company approved by the Borough
Council, shall be in the amount of 15% of the construction value and
shall be for a period of 18 months commencing with the date of acceptance
of said streets by the Borough and shall specifically protect the
Borough from defects of inferior materials and workmanship or damage
caused by the applicant and those employed by or under contract to
him.
(3)
Applicant or contractor must conform to weight limits' restriction
ordinances.
D.
Monuments.
(1)
All streets shall be monumented and monument locations shall
be shown on the recorded plat. All angle points in the boundary of
any subdivision shall be monumented. All lot corners and angle points
shall be located by iron pins. All monuments and iron pins shall be
placed by a licensed Pennsylvania title 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.
(2)
Monuments and iron pins shall be set so their top is level with
the finished grade of the surrounding area.
A.
Sidewalks. All development shall provide sidewalks unless otherwise
recommended by the Borough Planning Commission and/or Borough Council.
B.
Crosswalks.
(1)
Crosswalks are required between streets whenever necessary to
facilitate pedestrian circulation and to give access to community
facilities, such as parks, playgrounds or schools.
(2)
Such crosswalks shall have a right-of-way width of not less
than 10 feet and have a paved walk five feet in width.
C.
Sidewalks and crosswalks shall have a minimum gradient of 1% and
maximum gradient of 10%. ADA handicapped access, ramp gradients, railing
requirements and treatment of pavement surfacing shall comply with
applicable requirements of the Pennsylvania Department of Labor and
Industry.
A.
Conservation. Development shall be planned so as to minimize the
removal of existing trees, shrubs and ground cover and to minimize
the amount of land covered by impervious surfaces. All plans shall
be submitted to the Allegheny County Conservation District.
B.
Noise control. Street trees along local and collector streets in
residential areas may be required as a buffer every 25 feet or in
accordance with the established tree pattern of the street(s) on which
the lot exists.
C.
Screening. Wherever natural screening is being planted to meet a screening requirement of the Borough Zoning Ordinance, Chapter 330 of the Code, such screen shall consist of 50% evergreen or evergreen-type hedges and 50% shrubs and deciduous trees interplanted with a variety and size, at the time of planting, that will attain a height of at least six feet within three years. Furthermore, subdivision and land development plans shall provide for such screening as follows:
(1)
Where nonresidential uses abut residential uses.
(2)
Where residential uses abut any railroad right-of-way or arterial
highway.
(3)
Along the perimeter of any outdoor storage area, common utility
yard or outdoor equipment area in multiple residential developments.
(4)
Elsewhere, as deemed necessary by the Planning Commission and
the Borough Council.
D.
Windbreaks. The use of planting rows to serve as windbreaks to control
the drifting of snow across public and private roadways shall be required.
Street trees installed within the Borough shall comply with the Borough of Sewickley Tree Commission and Tree Ordinance; see Chapter 267, Shade Trees.
A.
It is the policy of this Borough that all subdivided lands shall
have immediate access to a public street. Because of unique property
configuration and location, this Borough recognizes the need for limited
exceptions to the foregoing general policy.
B.
No subdivision will be approved on a private street or road if more
than two lots already front on such street or road or if, after subdivision,
more than two lots will front on such private street or road.
A.
In order to promote the highest environmental quality possible, the
degree to which the applicant of a subdivision or land development
plan has preserved existing salient natural features and land forms
intrinsic to the site, shall be assessed. Terms of approval of a plat
may be subject to the manner in which the layout or design of the
plan has preserved existing natural features such as, but not limited
to, trees, wooded areas and watercourse.
B.
Open space. Where the applicant is offering for dedication, or is
required by ordinance to establish a reservation of open space or
preserve an area of scenic or historic importance, a "limit of work,"
which will confine excavation, earthmoving procedures and other changes
to the landscape, may be required to ensure preservation and prevent
despoliation of the character of the area in open space.
C.
Tree preservation. Whenever possible, trees shall not be removed
unless they are located within the proposed street right-of-way, within
the proposed building area, or within utility locations and equipment
access areas. In areas where trees are retained, the original grade
level shall be maintained, if possible, so as not to disturb the trees.
D.
Topsoil preservation. All of the topsoil from areas where cuts and
fills have been made should be stockpiled and redistributed uniformly
after grading. All areas of the site shall be stabilized by seeding
or planting on slopes of less than 10% and shall be stabilized by
sodding on slopes of 10% or more and planted in ground cover on slopes
of 20% or greater.
E.
Landscaping. For all multifamily, apartment, office, commercial,
and industrial subdivisions or land developments, a landscaping plan
shall be provided and shall include sufficient plantings for the required
open space, planting strips, screenings, formal gardens, shade trees
and natural barriers.
F.
Buffer planting requirements. Buffer yard requirements should be as specified in Chapter 330, Zoning.
G.
Preserved landscaping. When there is a conscientious effort to preserve
the existing natural integrity and character of a site and where such
preservation effectuates areas of woodland and trees comparable to
required planting improvements, i.e., landscaping and buffer screening,
the plan may be approved in lieu of additional landscaping requirements.
H.
Trees. The planting of trees within the street right-of-way line
shall not be permitted without the consent of the Borough. The planting
of any trees within the private property of each residential lot shall
be at the discretion of the landowner and/or developer.
I.
Watercourse protection. Where a subdivision or land development is
traversed by a natural 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
natural drainage.
A.
General purpose.
(1)
The Borough Council finds that the minimization of erosion and
control of sedimentation in connection with land development and subdivision
are in the public interest, affecting public health, safety and welfare,
and therefore those regulations governing erosion control and sedimentation
control are necessary for the Borough.
(2)
No changes shall be made in the contour of the land; no grading,
excavating, removal or destruction to the topsoil, trees or other
vegetative cover of the land shall be commenced until such time that
a plan for minimizing erosion and sedimentation has been processed
with and reviewed by the Borough Engineer and/or the Allegheny County
Conservation District, or there has been a determination by the above
entities that such plans are not necessary.
(3)
No subdivision or land development plan shall be approved unless:
(i) there has been an erosion and sedimentation control plan approved
by the Borough Council that provides for minimizing erosion and sedimentation,
and an improvement bond or other acceptable securities are deposited
with the Borough in the form of an escrow guarantee which will ensure
installation and completion of the required improvements; or (ii)
there has been a determination by the Borough Council that a plan
for minimizing erosion and sedimentations is not necessary.
(4)
Where not specified, measures used to control erosion and reduce
sedimentation shall as a minimum meet the standards and specification
of the Allegheny County Soil and Water Conservation District, the
state Clean Streams Act, and shall comply with applicable regulations
of the Department of Environmental Protection. The Borough Engineer,
or other officials as designated, shall ensure compliance with the
appropriate specifications, copies of which are available from the
Soil and Water Conservation District.
B.
Performance principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
(1)
Stripping of vegetation, regrading or other development shall
be done in such a way that will prevent all but minor erosion.
(2)
Development plans shall preserve salient natural features, keep
cut-fill operation to a minimum, and ensure conformity with topography
so as to create the least erosion potential and adequately handle
the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
(4)
The disturbed area and the duration of exposure shall be kept
to a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as practicable.
(6)
Temporary vegetation and/or mulching shall be used to protect
exposed critical areas during development.
(7)
The permanent final vegetation and structural erosion control
and drainage measures shall be installed as soon as practical in the
development.
(8)
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps or similar measures.
C.
Grading for erosion and other environmental controls. In order to
provide a suitable site for building and other uses, improve surface
drainage and control erosion, the following requirements shall be
met:
(1)
Streets shall be improved to a mud-free or otherwise permanently
passable condition as one of the first items of work done on a subdivision
or development. The wearing surface shall be installed as approved
in the final plan.
(2)
Provisions shall be made to prevent surface water from damaging
the cut face of excavation or the sloping surfaces of fills by installation
of temporary or permanent drainage across or above these areas.
(3)
Fill shall be placed and compacted so as to minimize sliding
or erosion of the soil.
(4)
Fills placed adjacent to watercourses shall have suitable protection
against erosion during periods of flooding.
(5)
During grading operations, necessary measures for dust control
will be exercised.
(6)
Grading equipment will not be allowed to enter into flowing
streams unless permitted by the Pennsylvania Department of Environmental
Protection.
D.
Responsibility.
(1)
Whenever sedimentation damage is caused by stripping vegetation,
grading or other development, it shall be the collective responsibility
of the applicant and of the contractor, person, corporation and other
entity causing such sedimentation to remove it from all adjoining
surfaces, drainage systems and watercourses and to repair any damage
at their expense as quickly as possible.
(2)
Maintenance of all erosion and sedimentation control facilities
during the construction and development period is the responsibility
of the applicant.
(3)
It is the responsibility of any applicant and any person, corporation
or other entity doing any act on or across a communal stream, watercourse
or swale, or upon the floodplain or right-of-way, to maintain as nearly
as possible in its present state the stream, watercourse, swale, floodplain
or right-of-way during the pendency of the activity to return it to
its original or equal condition after such activity is completed.
(4)
The applicant shall provide and install, at his expense, in
accordance with Borough requirements, all drainage and erosion control
improvements (temporary and permanent) shown on the erosion and sediment
control plan.
E.
Compliance with regulations and procedures.
(1)
The Borough Council, in its consideration of all preliminary
plans of subdivision and land development, shall condition its approval
upon the execution of erosion and sediment control measures.
(2)
The installation and design of the required erosion and sediment
control measures shall be in accordance with standards and specifications
of the Allegheny County Soil Conservation District and EPA Clean Water
Act.
(3)
Stream channel construction. Stream channel construction on
watersheds with drainage areas in excess of 1/2 square mile, or in
those cases where downstream hazards exist, will conform to criteria
established by the Pennsylvania Department of Environmental Protection.
A.
Purpose. The specific purposes of these special provisions are:
(1)
To regulate the subdivision or development of land within any
designated floodplain area in order to promote the general health,
welfare and safety of the community.
(2)
To require that each subdivision lot in flood-prone areas be
provided with a safe building site with adequate access and that public
facilities which serve such uses be designed and installed to preclude
flood damage at the time of initial construction.
(3)
To prevent individuals from buying lands which are unsuitable
for use because of flooding by prohibiting the improper subdivision
or development of unprotected lands within the designated floodplain
districts.
B.
Abrogation and greater restrictions. To the extent that this section
imposes greater requirements or more complete disclosure than any
other provisions of this article, in any respect, or to the extent
that the provisions of this section are more restrictive than such
other provisions, it shall control such other provisions of this article.
C.
Disclaimer of municipal liability. The grant of a permit or approval
of a plan for any proposed subdivision or land development to be located
within any designated floodplain area shall not constitute a representation,
guarantee or warranty of any kind by the Borough or by any official
or employee thereof of the practicability or safety of the proposed
use and shall create no liability upon the Borough, its officials,
employees or agents.
D.
Application procedures and requirements.
(1)
Preapplication procedures.
(a)
Prior to the preparation of any plans, it is suggested that
prospective developers consult with the Pennsylvania Department of
Environmental Protection concerning soil suitability when on-site
sewage disposal facilities are proposed.
(b)
Prospective developers shall consult with a PADEP Soil and Waterways
Management District representative concerning erosion and sediment
control and the effect of geologic conditions on the proposed development.
At the same time, a determination should be made as to whether or
not any flood hazards either exist or will be created as a result
of the subdivision or development.
(2)
Preliminary plan requirements. The following information shall
be required as part of the preliminary plan and shall be prepared
by a registered engineer or surveyor:
(a)
Name of engineer, surveyor or other qualified person responsible
for providing the information required in this subsection.
(b)
A map showing the location of the proposed subdivision or land
development with respect to any designated floodplain area, including
information on, but not limited to, the one-hundred-year flood elevations,
boundaries of the floodplain area or areas, proposed lots and sites,
fills, flood or erosion protective facilities, and areas subject to
special deed restrictions.
(c)
Where the subdivision or land development lies partially or
completely within any designated floodplain area or where the subdivision
or land development borders on a floodplain area, the preliminary
plan map shall include detailed information giving the location and
elevation of proposed roads, public utilities and building sites.
All such maps shall also show contours at intervals of five feet and
shall identify accurately the boundaries of the floodplain areas.
(3)
Final plan requirements. The following information shall be
required as part of the final plan and shall be prepared by a registered
engineer or surveyor:
(a)
All information required for the submission of the preliminary
plan incorporating any changes requested by the Borough Council.
(b)
A map showing the exact location and elevation of all proposed
buildings, structures, roads and public utilities to be constructed
within any designated floodplain area. All such maps shall show contours
at intervals of five feet within the floodplain area and shall identify
accurately the boundaries of the flood-prone areas.
(c)
Submission of the final plan shall also be accompanied by all
required permits and related documentation from the Department of
Environmental Protection and any other commonwealth agency or local
municipality where any alteration or relocation of a stream or watercourse
is proposed. In addition, documentation shall be submitted indicating
that all affected adjacent municipalities have been notified in advance
of the proposed alteration or relocation. The Department of Community
and Economic Development and the Federal Insurance Administration
shall also be notified in advance of any such proposed activity, and
proof of such notification shall be submitted in advance of the Planning
Commission meeting at which such plan is to be considered.
E.
Design standards and improvements in designated floodplain areas.
(1)
General.
(a)
Where not prohibited by this or any other laws or ordinances,
land located in any designated floodplain area may be platted for
development with the provisions that the landowner and/or developer
construct all buildings and structures to preclude flood damage in
accordance with this and any other laws and ordinances regulating
such development.
(b)
No subdivision or land development, or part thereof, shall be
approved if the proposed development or improvements will, individually
or collectively, increase the one-hundred-year flood elevation more
than one foot at any point.
(c)
Building sites for residences or any other type of dwelling
or accommodation shall not be permitted in any floodway area. Sites
for those uses may be permitted outside the floodway area in a floodplain
area if the lowest floor (including basement) is elevated to the regulatory
flood elevation. If fill is used to raise the elevation of a site,
the fill area shall extend laterally for a distance of at least 15
feet beyond the limits of the proposed structures.
(d)
Building sites for structures or buildings other than for residential
uses shall not be permitted in any floodway area. Sites for such structures
or buildings outside the floodway in a floodplain area shall be protected.
However, the Borough Council may allow the subdivision or development
of areas or sites for commercial and industrial uses at an elevation
below the regulatory flood elevation if the landowner and/or developer
otherwise protects the regulatory flood elevation and if the landowner
and/or developer otherwise protects the area to that height or assures
that the buildings or structures will be floodproofed to the regulatory
flood elevation.
(e)
If the Borough Council determines that only a part of a proposed
plat can be safely developed, it shall limit development to that part
and shall require that development proceed consistent with this determination.
(f)
When a developer does not intend to develop the plat himself
and the Borough Council determines that additional controls are required
to ensure safe development, it may require the landowner and/or developer
to impose appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded plat.
(2)
Drainage facilities.
(a)
Storm drainage facilities shall be designed to convey the flow
of surface water without damage to person or property. The system
shall ensure drainage at all points along streets and provide positive
drainage away from buildings and on-site waste disposal sites.
(b)
Plans shall be subject to the approval of the Borough Council.
The Borough Council may require a primary underground system to accommodate
frequent floods and a secondary surface system to accommodate larger,
less frequent floods. Drainage plans shall be consistent with local,
county and regional drainage plans. The facilities shall be designed
to prevent the discharge or excess runoff onto adjacent properties.
F.
Streets and driveways. The finished elevation of proposed streets
and driveways shall not be more than one foot below regulatory flood
elevation. Profiles and elevations of streets and driveways to determine
compliance with this requirement and as required by other provisions
of this article shall be submitted with the final plan.
G.
Sewer facilities. All sanitary sewer systems located in any designated
floodplain area, whether public or private, shall be floodproofed
up to the regulatory flood elevation.
H.
Water facilities and other utilities and facilities. All other public
or private utilities and facilities, including gas and electric, shall
be elevated or floodproofed up to the regulatory flood elevation.
