[Ord. 668, passed 1-27-1975]
The layout of any land development or subdivision in the Town
shall be in accordance with the Town Master Plan and Zoning Ordinance.
The type of development shall be appropriate for the location, and
the road pattern shall tie in with the overall road plan of the Town.
[Ord. 668, passed 1-27-1975; Ord. 709, passed 12-20-1976; Ord. 737, passed 4-3-1978; Ord. 906, passed 5-28-1985; passed Ord. 1223, passed 12-20-1999]
(a)
The arrangement, character, extent, width, grade and location of
all roads shall conform to the Town Master Plan and shall be considered
in their relation to existing and planned streets, to topographical
conditions, to public convenience and safety, and in their appropriate
relation to the proposed uses of the land to be served by such streets.
Where not shown on the Master Plan, the arrangement and other design
standards of streets shall conform to the provisions found herein.
(b)
In general, all streets shall be continuous and in alignment with
existing streets and shall compose a convenient system to insure circulation
of vehicular and pedestrian traffic, with the exception that local
streets shall be so laid out, that their use by through traffic will
be discouraged.
(c)
Where a land development or subdivision abuts or contains an existing
or proposed arterial street, the Planning Commission may require marginal
access streets, reverse frontage with screen planting contained in
a nonaccess reservation along the rear property line, deep lots with
rear service alleys, or such other treatment as may be necessary for
adequate protection of residential properties and to afford separation
of through and local traffic.
(d)
Where a land development or subdivision abuts on or contains a railroad
right of way or limited access highway right of way, the Planning
Commission may require a street approximately parallel to and on each
side of such right of way, at a distance suitable for the appropriate
use of the intervening land, as for park purposes in residential districts,
or for commercial or industrial purposes in appropriate districts.
Such distances shall also be determined with due regard for the requirements
of approach grades and future grade separations.
(e)
New half or partial streets will not be permitted; wherever a tract
to be developed or subdivided borders an existing half or partial
street, the other part of the street shall be platted within such
tract.
(f)
Center lines of streets opening into opposite sides of another street
shall either intersect or be separated from each other by more than
200 feet.
(g)
Dead-end or cul-de-sac streets designed to be so permanently shall
be provided at the closed end with a paved turn around and an outside
cartway diameter of at least 80 feet and a street property line diameter
of at least 100 feet.
In the case of a cul-de-sac street having any portion in excess
of 6% grade, the fifty-foot wide right-of-way shall be at a level
horizontal plane in all portions exceeding that 6% gradient.
(h)
Any road temporarily dead-ended because of approved stage development
shall be provided with a paved turn around, having an outside diameter
of at least 80 feet. The use of the turn around shall be guaranteed
to the public until such time as the road is extended.
(i)
Streets shall be laid out so as to intersect as nearly as possible
at right angles, and no street shall intersect any other street at
an angle less than 60°.
(j)
Edge of right-of-way line radii abutting street intersections shall
be rounded by a tangential arc with a minimum radius of 25 feet for
intersections of minor streets and 30 feet for intersections including
collector or arterial streets.
(k)
Minimum pavement edge or curb radii at intersections of minor streets
will be 15 feet and as deemed necessary by the Planning Commission
for intersections involving collector or arterial streets.
(l)
Clear sight triangles shall be included in the design of all intersections
based upon the Street Layout Standard presented in the Town Standards
for Construction. No structures or obstructions to vision shall be
permitted within said sight triangles.
(m)
A tangent at least 100 feet long shall be introduced between reverse
curves on collector and arterial streets.
(n)
When connecting street lines deflect from each other at any one point
by more than 10°, they shall be connected by horizontal curves.
(o)
Adequate sight distances shall be provided with respect to both horizontal
and vertical alignment. Measured along the center line, this shall
be 500 feet for arterial streets, 250 feet for collector streets,
and 200 feet for minor or marginal access streets.
(p)
Vertical curves shall be used in all changes of grades. The minimum
vertical curve shall be 150 feet in length for arterial, 100 feet
for collector streets and 50 feet for minor or marginal access streets.
Vertical curves shall be increased 20 feet for each 1% of grade change
exceeding 3%. Grades across intersections shall not exceed 6% within
25 feet of the center line intersection.
(q)
Horizontal curves shall have a minimum radius on the center line
of 500 feet for arterial streets, 300 feet for collector streets and
150 feet for minor and marginal access streets.
(r)
Alleys shall be provided in commercial and industrial districts,
except that the Planning Commission may waive this requirement where
other definite and assured provision is made for service access, which
is consistent with and adequate for the uses proposed. Where provided,
the right of way of an alley shall be 20 feet.
(s)
All streets shall be named. No street names shall be used which will
duplicate or be confused with the names of existing streets. Street
names shall be subject to the approval of the Planning Commission.
[Ord. 668, passed 1-27-1975; Ord. 709, passed 12-20-1976; Ord. 737, passed 4-3-1978; Ord. 804, passed 10-27-1980]
The width, grade, alignment, construction and improvement for
each street in a land development or subdivision shall conform to
the standards listed in this section:
(a)
Minimum improvement standards for public or private streets.
|
Street Type
| |||
|---|---|---|---|
|
Collector
|
Local
|
Minor or Marginal Access
| |
|
(numbers are in feet unless otherwise indicated)
| |||
|
Right-of-way width
|
60
|
50
|
50
|
|
Paving width including gutters
| |||
|
All Districts
|
24
|
24
|
24
|
|
Paving-base and bitumnous surface
|
Shall be in accordance with Town specifications
| ||
|
Curbs
|
Shall be in accordance with Town specifications
| ||
|
Minimum sight distance
|
500
|
250
|
200
|
|
Minimum center line radius
|
500
|
300
|
150
|
|
Maximum grade
|
10%
|
12%
|
12%
|
|
Minimum grade
|
0.5%
|
0.5%
|
0.5%
|
(b)
Sidewalks shall be constructed within the street right of way along
all streets. Pedestrian pathways shall be required in all residential
districts exceeding four units per acre. Pathways shall connect major
use areas such as parking, recreation service and building entrances
and will not necessarily be within a street right of way.
Where required, sidewalks and pedestrian pathways shall be a
minimum of four feet wide and constructed of suitable materials as
approved by the Town. The builder or owner shall construct permanent
sidewalks prior to issuance of an occupancy permit. Prior to the expiration
of the two year street maintenance bond, the developer shall install
permanent sidewalks along the frontage of all vacant properties within
the plat.
Sidewalks installed along County or State roads shall meet the
specifications established by the County or State.
(c)
The right-of-way of each street in a proposed land development or
subdivision shall be graded and there shall be installed paving, drainage
structures, curbs and gutters, and pedestrian pathways in accordance
with the standards outlined in these Land Development and Subdivision
Regulations and in strict accordance with all Town specifications.
(1)
All streets shall be constructed on a prepared subgrade in accordance
with the Town specifications.
(2)
Street cross sections, paving and curbs shall conform to the
specifications shown on the drawing titled, "Standards and Specifications,
Paving, Curbs, and Catch-Basins Situate in Town of McCandless" (latest
edition).
(d)
The slope of that portion of the right of way between the outer edge
of the curb and an abutting property line shall not be less than 1/4
inch plus or minus nor more than one inch plus or minus for every
one foot of horizontal distance between the curb and the property
line, measured from the established elevation of the curb.
(e)
All driveways shall be constructed so as not to interfere with surface drainage along a right of way. Driveway grades within a right of way shall not exceed those specified in subsection (c) hereof.
(f)
Where the grade of the street is above or below the grade of the
adjacent land, walls or slopes shall be constructed in a manner satisfactory
to the Town, and shall be in compliance with the Town Grading Ordinance,
and shall be sufficient to support the street or the adjacent land,
as the case may be.
(g)
Where the grade of the street is three feet or more above the grade
of the adjacent land, guard rails shall be built to protect travel
and shall be satisfactory to the Town.
(h)
Sidewalks adjacent to streets shall be so located within the street
right of way according to Town specifications.
Sidewalks installed along County or State roads shall meet the
specifications established by the County or State.
(i)
Bituminous streets shall crown at the center line to a slope of 1/4
inch to one foot; concrete streets shall crown at the center line
to a slope of 1/8 inch per foot.
[Ord. 1318, passed 7-18-2005]
Stormwater drainage facilities shall be designed in accordance
with Article 913 and the Town of McCandless Standards for Construction
(latest version).
[Ord. 668, passed 1-27-1975; Ord. 1004, passed 3-27-1989; Ord. 1052, passed 4-22-1991]
(a)
Land shall be suited for the purpose for which it is to be developed,
and all lots shall comply with the minimum area, lot width and other
requirements prescribed by the Zoning Ordinance.
(b)
Lots shall be land out and graded to provide positive drainage away
from buildings and water wells.
(c)
Every lot shall abut on a public street with the exception of suitably
designed residential courts or other planned developments having acceptable
means of access.
(d)
Double frontage and reverse frontage lots shall be avoided except
where essential to provide separation of residential development from
traffic arteries or to overcome specific disadvantages of topography
and orientation. A planting screen easement of at least 10 feet, and
across which there shall be no right of access, shall be provided
along the line of lots abutting such traffic artery or other disadvantageous
use.
(e)
Easements for public utilities having a minimum width of 15 feet
shall be provided and shall be satisfactory to the agency providing
such utility service. Whenever possible, utility easements shall extend
along rear property lines and shall be so located to blend into the
landscape.
(g)
Block lengths shall not exceed 1,800 feet or be less than 400 feet
unless the developer can demonstrate to the Town how blocks not meeting
those standards are required by topography and would be beneficial
to the Town.
(h)
All buildings and residences shall be numbered as assigned by the
Town and be displayed at a location as approved by the Zoning Officer.
(i)
All roads, drives and aisles in commercial and multi-family developments
shall contain a minimum of 25 feet turning radii for vehicular traffic
and shall be a minimum of 20 feet wide.
[Ord. 668, passed 1-27-1975; Ord. 737, passed 4-3-1978]
(a)
Where connection with the McCandless Township Sanitary Authority
is practicable, the subdivider shall install sanitary sewers and sewer
laterals in conformity with the McCandless Township Sanitary Authority
specifications for sanitary sewer construction before roads shown
on the plan are constructed.
(b)
Where connection to the public sanitary sewers is not deemed possible
by the McCandless Township Sanitary Authority, the developer may install
a private sewage disposal plant and sanitary sewers connecting thereto
in a manner satisfactory to the McCandless Township Sanitary Authority
and to the Allegheny County Health Department and other related agencies,
and such facilities may be dedicated to the McCandless Township Sanitary
Authority where the McCandless Township Sanitary Authority agrees
to accept them.
(c)
All plans and specifications for sanitary sewers, sewage pumping
stations, and sewage treatment plants shall be submitted to and approved
by the McCandless Township Sanitary Authority and other regulatory
agencies prior to the approval of any plat.
(d)
A water distribution system shall be installed to furnish an adequate
supply of water to each proposed lot, with adequate main sizes to
meet the specifications of the West View Water Authority. All water
distribution system plans shall be approved by the West View Water
Authority prior to the approval of any plat.
(e)
Fire hydrants shall be installed as specified by the Town Manager
after consultation with the West View Water Authority, in order to
provide adequate fire protection to all properties within the land
development or subdivision.
(f)
All water mains proposed to be installed in or along rights of way
shall be located three feet away from the edge of the pavement.
(g)
Every lot in a land development or subdivision shall be capable of
being served by electric and telephone lines, and easements acceptable
to the electric and telephone companies shall be provided.
(h)
Where gas lines are proposed to be installed, easements acceptable
to the gas company shall be provided.
(i)
To the fullest extent possible, underground utility lines shall not
be installed beneath existing or proposed paved areas.
(j)
All utilities shall be underground.
[Ord. 668, passed 1-27-1975]
A street sign having a name plate shall be installed by the
developer at every street intersection and shall conform to construction
standards approved by the Town.
[Ord. 668, passed 1-27-1975]
(a)
The monuments as required shall be shown on the final plat with the
distance between them and with sufficient curve data plainly marked.
If such monuments have not been set at the time the final plat is
submitted to the Town, a certified check, payable to the Town of McCandless,
shall be deposited with the Town Manager. The amount of the check
shall be sufficient to cover the cost of setting the required monuments
as estimated by the Town Manager. If the monuments have not been set
within 30 days after the expiration of the street maintenance bond,
they will be set by the Town and the check forfeited.
(b)
Permanent reference monuments shall be located at the corners of
tract and shall be of concrete or durable stone at least four inches
square at the top and six inches square at the bottom and at least
24 inches in length. All monuments shall be set so that the top of
the monument is level with the surface of the surrounding ground as
finally graded.
(c)
All lot corners shall be located with metal pins of at least 3/4
inch diameter with a minimum length of 30 inches. Prior to the issuance
of an occupancy permit, it shall be the responsibility of the builder
to install the metal property pins.
[Ord. 668, passed 1-27-1975]
All trees having a diameter of six inches or greater not interfering
with rights of way or dwellings shall be preserved.
[Ord. 1052, passed 4-22-1991]
In commercial, industrial and institutional developments all
improvements shall comply with the design standards as specified in
these Land Development and Subdivision Regulations and the Zoning
and Grading Ordinances of the Town.
[1]
Editor's Note: Former § 1371.11, Designated floodplain
districts, was repealed by implication 8-24-1981 by Ord. No. 823.
See Article 1342.
[Ord. 1027, passed 2-26-1990]
(a)
Offer of dedication to the Town.
(1)
An applicant or developer shall offer the public dedication
of land required by the Zoning Code for open space, park and recreational
use to the Town. Council is authorized to enter into agreements with
the applicant or developer, for the construction of recreational facilities
on such land by such applicant or developer.
(2)
The applicant or developer shall cause the preparation of a
legal description with metes and bounds of the land being offered
for dedication, which dedication the Town may accept by vote of Council.
(3)
The plan for recording shall set forth the location of any open
space, park or recreational land and shall reflect either the dedication
and acceptance by the Town or the method by which the perpetual administration
and maintenance under subsection (a)(3) hereof is to be achieved.
(b)
Fee in lieu of open space.
(1)
Should the developer or applicant not offer to dedicate land
for recreation purposes or where Council, after review and comment
by the Planning Commission, determines that, as a result of the size,
shape, location, access, topography or other physical features of
the land, that the setting aside of land for open space, park or recreational
use as required by this section is impractical or infeasible, the
developer or applicant may elect to pay a fee in lieu of setting aside
such land in order to finance the provision of open space, park or
recreational land for the use of Town park or recreational facilities
by future inhabitants of the development or subdivision. Such fee
is determined to be in the amount of $400 per dwelling unit after
careful review of Section 503, Subsection (11), of the Pennsylvania
Municipalities Planning Code, the North Pittsburgh Community Development
Corporation Recreation Plan, the Town Master Plan and the 1990 Town
municipal budget and five year capital program which includes the
establishment and expansion of recreational facilities, with such
fee being payable at the time of the signing of a land development
or subdivision agreement.
(2)
The fee authorized under this subsection shall, upon its receipt
by the Town, be deposited in the Capital Reserve Fund under an interest-bearing
account, any fee received shall, unless the person paying such fee
agrees otherwise, be clearly identified to a specific recreational
facility or facilities of the Town accessible to the subdivision or
land development for which the fee was received. Interest earned on
such accounts shall become funds of that account. Funds from such
accounts shall be expended only in properly allocable portions of
the cost incurred to construct the specific recreational facilities
for which the funds were collected.
(3)
The fees in lieu of the provision of park and recreational areas
shall be used, unless the person paying such fee shall agree otherwise,
only for the purpose of providing park or recreational facilities
accessible to the subdivision or land development for which such fees
are paid.
(4)
Upon the written request of any developer or applicant who paid
any fee, the Town shall refund such fee, plus interest accumulated
thereon from the date of payment, if the Town fails to utilize the
fee paid for the purpose set forth in this section within three years
from the date such fee was paid.
