Town of McCandless, PA
Allegheny County
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Table of Contents
Table of Contents
[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.
(j) 
(Reserved)[1]
[1]
Editor's Note: This subsection was repealed by implication 8-24-1981 by Ord. No. 823. See Article 1342.
[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.
(f) 
The lengths, widths and shapes of blocks shall be determined with due regard to:
(1) 
Provision of adequate building sites suitable to the special needs of the type of use contemplated.
(2) 
Zoning requirements.
(3) 
Needs for convenient access, circulation and control of traffic.
(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.