A. 
Any application for development shall conform to the standards set forth in this article.
B. 
The standards specified in this article are minimum design requirements.
C. 
The design of a subdivision or land development shall be based upon an analysis of existing conditions of the site, which includes consideration of the site's natural and man-made features and of the opportunities and constraints for development that are associated with these features. The site analysis shall also consider the relationship of the site to surrounding developed and undeveloped areas and to applicable municipal, county and regional plans. The required project narrative should summarize how the analysis of existing conditions has influenced the design of the subdivision or land development.
In reviewing any application for development, the Planning Commission and Borough Council shall refer the application for development to the Borough Engineer for a recommendation concerning technical compliance with the design standards of this chapter.
A. 
Slope of land:
(1) 
No land shall be graded, cut or filled so as to create a slope exceeding a vertical rise of one foot for each two feet of horizontal distance between adjoining lots.
B. 
Stripping of topsoil:
(1) 
No person shall strip, excavate or otherwise remove topsoil, dirt, minerals or slag for sale, or for use other than on the lot from which it is taken, except in connection with the construction or alteration of a building on that lot and the excavation or grading incidental to that construction or unless a special permit has been obtained under provisions of the Borough Zoning Ordinance[1] or the Excavation, Grading and Fills Ordinance.[2]
[1]
Editor's Note: See Ch. 205, Zoning.
[2]
Editor's Note: Legislation regarding grading, excavation and fills in the Borough of Oakmont is on file in the Borough offices, where it is available for inspection during normal office hours.
C. 
Excavation, grading and filling:
(1) 
Any cuts, excavation, grading, and filling which changes the drainage characteristics of the site and site's relationship with surrounding properties shall not be permitted unless first approved by the Borough Engineer in conformance with a plan submitted in accordance with the steep slope requirements of the Borough Zoning Ordinance and the Borough Excavation, Grading and Fills Ordinance.
D. 
Planting and cutting of trees; removal of debris:
(1) 
Planting and removal of trees shall be in accordance with the landscaping requirements of the Borough Zoning Ordinance.
(2) 
In the interest of public safety, during construction, the developer shall remove and dispose of all uprooted trees, stumps, brush, rubbish, unused building materials and debris promptly.
E. 
Flood-prone areas:
(1) 
Land identified as flood-prone on maps issued by the Federal Insurance Administration shall be subject to the regulations of the National Flood Insurance Program and shall comply with the Borough Floodplain Ordinance.[3]
[3]
Editor's Note: See Ch. 109, Floodplain Management.
A. 
Layout:
(1) 
Streets shall be planned to conform with the layout of existing and planned streets and so located as to allow proper development of surrounding properties.
(2) 
Local streets shall be laid out so as to discourage through traffic. Collector streets should be designed to provide adequate flow of traffic from local streets to major community facilities and to arterial streets.
(3) 
Where a proposed subdivision or land development adjoins vacant property, the layout of streets shall be designed to allow for future extension of streets to the adjoining property.
(4) 
Where a plan adjoins existing development or an undeveloped parcel, consideration shall be given to the possibility of new street connections and the provision of new collector streets, where warranted.
(5) 
The layout of streets in a plan shall be designed to maximize the possibility for two points of access to a plan. The layout of streets in a plan shall be designed with consideration for the adequate provision of public safety and other municipal services.
B. 
Topography:
(1) 
Proposed streets shall be planned to conform to the contour of the land, to provide buildable lots, to have a suitable alignment and grade and to allow proper drainage.
C. 
Grading:
(1) 
The shoulders shall be graded to six feet behind the curb and provisions shall be made for protection of slopes beyond the right-of-way.
D. 
Street grades:
(1) 
The minimum and maximum grades permitted on all streets shall be in accordance with the design standards specified in Appendix A,[1] unless modification is granted under Article IX of this chapter.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2) 
Grades shall be measured along the center of the street.
(3) 
Vertical curves shall be used in changes of grade exceeding 1% and shall be designed in accordance with the design standards specified in Appendix A.
(4) 
Intersections shall be approached on all sides by leveling grades for a distance of 25 feet within which no grades shall exceed the design standards specified in Appendix A.
(5) 
The grade of actual intersections shall not exceed 6% in any direction.
E. 
Right-of-way and paving widths:
(1) 
Minimum widths of rights-of-way and minimum widths of paving shall be provided in accordance with the design standards specified in Appendix A.
(2) 
All streets shall be paved in accordance with the Borough requirements in Appendix A of this chapter.
F. 
Additional right-of-way and paving widths:
(1) 
Additional widths and paved cartway widths may be requested by the Borough where necessary for public safety and convenience, for parking in commercial and residential areas and where additional width is necessary on existing roads which do not comply with current right-of-way standards; however, the approval of the plan shall not be conditioned upon dedication of the additional right-of-way.
G. 
Culs-de-sac:
(1) 
A cul-de-sac will not be approved when a through street is practical and shall not be more than 900 feet in length, unless modification or exception to this requirement is granted under Article IX of this chapter.
(2) 
A cul-de-sac shall have a minimum right-of-way radius and outer minimum paving radius as specified in the design standards specified in Appendix A.
H. 
Temporary turnarounds:
(1) 
Where street construction is proposed to be phased, a temporary turnaround shall be constructed to the adjoining property line in the phased development.
(2) 
The right-of-way width required for a temporary turnaround shall be a minimum of 60 feet and the outer paving radius of the temporary turnaround shall be 30 feet.
(3) 
A hammerhead turnaround may be authorized if the adjoining phase of development is scheduled to be initiated within 12 months of the date of installation of the temporary turnaround.
I. 
Visibility:
(1) 
No fences, hedges, shrubbery, walls, planting (other than trees and grass) or similar obstructions shall be located within the rights-of-way and no such obstruction shall obscure visibility at any intersection.
(2) 
A clear sight triangle, as defined by the Borough Zoning Ordinance,[2] shall be maintained free of any obstructions at intersections. The sides of the clear sight triangle shall be measured along the center line of the intersecting streets and shall meet the minimum standards specified in the Borough Zoning Ordinance.
[2]
Editor's Note: See Ch. 205, Zoning.
(3) 
The clear sight triangle shall be shown on the final plat for recording.
J. 
Street names:
(1) 
All new street names shall be approved by the Borough. Names of new streets shall be sufficiently different in sound and spelling from existing names of streets in the Borough to limit confusion.
(2) 
A street which is planned as a continuation of an existing street shall bear the same name.
(3) 
Street signs shall be provided in accordance with Article VII of this chapter.
K. 
Sidewalks:
(1) 
Sidewalks shall be at least five feet wide and shall be located in line with existing sidewalks on adjacent lots or, where none exist shall be located adjacent to the curb, where no curb exists, within one foot of the edge of the paving.
(2) 
Sidewalks shall be constructed in accordance with the Oakmont Sidewalk Ordinance No. 570, as amended.[3]
[3]
Editor's Note: See Ch. 183, Street and Sidewalk Regulations.
A. 
Applicability: A traffic impact report shall be required in the following cases:
(1) 
Any residential development which proposes more than 25 dwelling units.
(2) 
Any development which, according to the Institute of Transportation Engineers (ITE) standards, will generate in excess of either 250 trips per acre per day or 100 trips per day.
B. 
Contents of traffic impact report. The traffic impact report shall contain the following data and information:
(1) 
General site description. A detailed description of the roadway network within 1/2 mile of the site, a description of the proposed land uses, the anticipated stages of construction and the anticipated completion date of the proposed development shall be provided.
(a) 
This description, which may be in the form of a map, shall include the following:
[1] 
All major intersections;
[2] 
All existing and proposed ingress and egress locations;
[3] 
All existing roadway widths and rights-of-way;
[4] 
All existing traffic signals and traffic control devices;
[5] 
Any changes in the roadway network proposed by any governmental agency; and
[6] 
All existing and proposed public transportation services and facilities within a one-mile radius of the site.
(2) 
Description of existing capacities and levels of service of all streets and intersections within 1/2 mile of the site.
(3) 
A determination of the trip generation expected to result from the proposed development based on the ratios and methodology contained in the current edition of the Manuals of the Institute of Transportation Engineers (ITE).
(4) 
The impact of the proposed development on existing roadway and intersection service levels within 1/2 mile of the site.
C. 
Traffic control devices:
(1) 
Whenever, as a result of the additional traffic generated by a proposed development, the traffic impact report determines the need for a traffic control signal or regulatory sign at or near the site, the developer shall be responsible for installing all of said devices and signs.
D. 
Other traffic improvements:
(1) 
Whenever, as a result of the additional traffic generated by a proposed development, the traffic impact report identifies the need for additional traffic lanes (acceleration, deceleration or turning) or other traffic improvements, the developer shall be responsible for installing all of said improvements.
A. 
Service streets, as defined by this chapter, shall not be permitted in residential developments, but may be provided in commercial and industrial developments where needed for loading, unloading or secondary access.
B. 
Service streets shall meet the minimum Borough Public Improvements Code and the requirements of Appendix A[1] for local streets.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
A. 
Easements for sanitary sewers, waterlines and access to stormwater management facilities dedicated to the Borough shall be required to have a minimum width of 20 feet.
B. 
Where a subdivision is, or will be, traversed by a watercourse, there shall be provided a stormwater easement or drainage right-of-way of a width sufficient for the purpose, but not less than 20 feet.
A. 
The following standards shall apply to all lots proposed to be subdivided or developed in accordance with this chapter:
(1) 
Area: Minimum lot areas shall conform to the requirements of the Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 205, Zoning.
(2) 
Frontage: All lots created by a subdivision shall have frontage along the right-of-way of a public street and the width of the frontage shall be as required by the Borough Zoning Ordinance.
(3) 
Double frontage: Double frontage lots, other than corner lots, shall be avoided; however, where a double frontage lot is the practical alternative, vehicular access shall be limited to only one street and that street shall be the street with the lower volume of traffic, if physically possible. The final plan shall contain a notation restricting vehicular access to one frontage.
(4) 
Side lines: Whenever practicable, the side lines of a lot shall be at right angles or radial to the right-of-way lines of streets.
(5) 
Building lines: Building lines of lots shall conform to the minimum requirements of the Borough Zoning Ordinance.
(6) 
Grading: Lots shall be graded to provide drainage away from buildings and, where practical, water shall be drained to the street rather than to adjoining property. The developer shall be required to provide drains or drainage facilities, as approved by the Borough Engineer, to drain off surface water within the development.
(7) 
Driveways: Driveways serving single family and two family dwellings shall be paved. All driveways shall be paved in accordance with the Appendix A and/or the Pennsylvania Department of Transportation Design Manual, Part 2, Chapter 18.
(a) 
No driveway shall have a slope of more than 15%. Driveways may extend from the right-of-way line of the street to the cartway of the street, but shall not change the grade or contour of the street right-of-way, nor shall any person cut into, fill, or in any way alter any gutter, curbing, drainage ditch or storm sewer, within the right-of-way of a street or easement for the purpose of extending a driveway; or for any other purpose without first obtaining a permit from the Borough Building Inspector.
(8) 
Accessibility:
(a) 
Every lot shall be accessible to emergency and public safety vehicles.
(9) 
House numbers: House numbers shall be assigned by the Borough Building Inspector and must be posted at each house so as to be easily visible and readable from the street.
A. 
Stormwater management facilities shall be provided for all subdivisions and land developments as required by the Borough Stormwater Management Ordinance[1] and other existing ordinances of the Borough of Oakmont.
[1]
Editor's Note: See Ch. 171, Stormwater Management Control.
B. 
The standards for calculating stormwater management facility requirements shall be as established by the Borough of Oakmont or by Allegheny County for those watersheds for which the County has prepared stormwater management plans. Those watersheds for which the County has not prepared a study, calculations shall be based on the twenty-five-year storm.
A. 
Size and grade: Storm drains shall be adequate for the anticipated run-off when the area is fully developed. The minimum diameter of storm sewers shall be 15 inches, and the minimum grade shall be 1%, unless approved by the Borough Engineer. Sewers shall be constructed to line and grade.
B. 
Manholes: For pipe sizes of 24 inches or less, manholes shall be spaced at a maximum of 400 feet and, for larger pipe sizes, the maximum distances between manholes shall be 600 feet. In addition, manholes shall be installed at all points of abrupt changes in alignment and grade. Inlets may be substituted for manholes where practical.
C. 
Inlets: Inlets of the type shown in the Appendix A[1] shall be installed. Inlets at street intersections shall be placed on the tangent and not on the curved portions.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
D. 
Castings: Manholes and inlet castings shall be as indicated in Appendix A.
E. 
Stormwater roof drains: Stormwater roof drains shall extend to the paved gutter and, where accessible, shall connect to the stormwater drainage system.
F. 
Unnatural drainage: Whenever construction stops or concentrates the natural flow of storm drainage in such a way as to affect adjoining properties, approval of the owners shall be obtained in writing. Approval of plans by the Borough does not authorize or sanction drainage affecting adjoining properties.
G. 
Watercourses: Open watercourses shall not be permitted within the rights-of-way of streets. The stopping, filling up, confining or other interference with, changing the course of, drains, ditches, streams or watercourses in the Borough shall not be permitted unless approval, in writing, is obtained from Borough Council.
(1) 
A permit must be obtained from the Department of Environmental Protection (DEP) of the Commonwealth of Pennsylvania for construction or changes in a watercourse subject to the regulations of the Pennsylvania Department of Environmental Resources.
H. 
Bridges and culverts: All bridges and culverts shall be designed to support expected loads and to carry expected flows and shall be constructed of steel and reinforced concrete to the full width of the right-of-way. They shall be designed to meet current standards of the Pennsylvania Department of Transportation and approved by the Borough Engineer.
A. 
Installation: Installation of sanitary sewers and appurtenances shall be in accordance with the Borough requirements as determined by the Borough Council or its assigns. All installations, including house connections, shall be made prior to the paving of the street.
B. 
Minimum size and grade: The minimum diameter of sanitary sewers shall be eight inches and the minimum grade shall be 0.5%.
C. 
Laterals: Lateral connections, where required, shall be installed to the right-of-way line of the street prior to road paving. Each building shall have a separate connection to the Borough sewer, except that garages accessory to dwellings may be connected to the dwelling line.
A. 
Public water shall be supplied to each lot from the Municipal Authority of the Borough of Oakmont or from a community service system which has been approved by the Pennsylvania Department of Environmental Protection (DEP).
B. 
Waterlines shall be a minimum of six inches in diameter and shall be constructed of materials which meet the Municipal Authority of the Borough of Oakmont standards.
A. 
Fire hydrants shall be installed in accordance with NFPA standards and shall be spaced a maximum of 1,000 feet apart. Hydrants and couplings shall be approved by the Borough Fire Marshal. The middle of the steamer connection shall be a minimum of 18 inches from the adjacent ground level.
A. 
All construction materials used in sewers, streets, sidewalks and other required improvements shall be tested by a qualified testing laboratory, if required by the Borough Engineer. The cost for such tests shall be borne by the developer.
A. 
Streetlighting shall be provided for all nonresidential developments, multifamily residential developments, and single-family residential developments requiring either the construction of new homes or the extension of existing streets.
B. 
Streetlights shall be provided at all intersections of streets and at the access drives of all nonresidential developments.
C. 
Lights shall be provided in parking areas, along sidewalks, and between buildings as needed for public safety and convenience.
D. 
The placement, height, and shielding of lighting standards shall provide adequate lighting without hazard to drivers or nuisance to nearby residents. No spillover of light onto adjoining properties from required light standards shall be permitted.
E. 
The style, type, and shielding of light standards shall be appropriate to the use, the development, and the Borough, and shall be approved by the Borough Engineer.