A.
The following minimum subdivision principles, standards, and requirements
will be applied by the Planning Commission the Board of Supervisors,
Township staff and consultants hired to provide comment in evaluating
applications for preliminary and final plat approval for all subdivisions
and land developments.
B.
In addition to the standards in this article, all subdivisions and
land developments shall comply with the applicable construction standards
adopted by resolution of the Board of Supervisors.
A.
Land shall be suited for the purpose for which it is to be subdivided.
B.
Land subject to hazards of life, health, and safety, such as strip-
or surface-mined land, quarry land, open ditches and land subject
to flooding or subsidence, shall not be subdivided for residential
purposes until all such hazards have been eliminated or unless guarantee
is given that adequate safeguards against such hazards are provided
by the subdivision plat.
A.
Proposed streets shall be properly related to Township, county and
state road and highway plans which have been prepared and officially
adopted and/or filed as prescribed by law.
B.
Streets shall be logically related to the topography so as to produce
usable lots and reasonable grades.
C.
Local streets shall be so laid out as to discourage through traffic,
but provisions for street connections into and from adjacent areas
will be generally required.
D.
Where a subdivision plat abuts or contains an existing or proposed
arterial street, the Planning Commission and Board of Supervisors
may require local access streets, reverse-frontage lots, or such other
treatment which will provide protection for abutting properties, reduction
in the number of intersections with arterial streets, and separation
of local and through traffic.
E.
New half or partial streets will not be permitted, except where essential
to reasonable subdivision of a tract in conformance with the other
requirements and standards of this chapter and where, in addition,
satisfactory assurance for dedication of the remaining part of the
street can be secured.
F.
Wherever a tract to be subdivided borders an existing half or partial
street, the other part of the street shall be plotted within such
tract.
G.
Cul-de-sac end streets may be permitted when it is clear that through
traffic at such a street end is not essential to the street system
in that district, or to the development of adjacent properties in
the area, or the topography of the ground prohibits the future extension
of the streets. The maximum length of a cul-de-sac street shall be
800 lineal feet.
(1)
A turnaround with a cartway diameter of 80 feet with a right-of-way
diameter of 100 feet shall be required at the end of all streets.
(2)
Unless future extension is clearly impracticable or undesirable,
the turnaround right-of-way shall be placed adjacent to a property
line, and a right-of-way of the same width as the street shall be
carried to the property line in such a way as to permit future extension
of the street into an adjoining tract.
H.
If lots resulting from original subdivision are large enough to permit
resubdivision, or if a portion of the tract is not subdivided, adequate
street right-of-way to permit further resubdivision shall be provided
as necessary.
I.
Reserve strips, restricting or controlling access to adjacent streets
or properties shall be prohibited.
K.
Minimum grades on all streets shall not be less than 1%.
L.
Vertical curves of proper and adequate length shall be installed
on all street grade changes exceeding 1% and provide a minimum sight
distance as follows:
|
Design speed = 60 mph
|
Arterial streets
|
500 feet
|
|
Design speed = 50 mph
|
Collector streets*
|
350 feet
|
|
Design speed = 40 mph
|
Collector streets
|
275 feet
|
|
Design speed = 30 mph
|
Local streets
|
200 feet
|
|
NOTES:
| |
|---|---|
|
*
|
Serving more than 50 lots.
|
M.
Alignment.
(1)
Whenever street lines are deflected in excess of 2°, connection
shall be made by horizontal curves.
(2)
To ensure adequate sight distance, minimum center-line radii
for horizontal curves shall be as follows:
|
Design speed = 60 mph
|
Arterial streets
|
1,000 feet
|
|
Design speed = 50 mph
|
Collector streets*
|
600 feet
|
|
Design speed = 40 mph
|
Collector streets
|
400 feet
|
|
Design speed = 30 mph
|
Local streets
|
100 feet
|
|
NOTES:
| |
|---|---|
|
*
|
Serving more than 50 lots
|
N.
Widths.
(1)
Minimum street right-of-way widths and cartway (roadway) widths
shall be as follows:
|
Type of Street
|
Cartway
(feet)
|
Right-of-way
(feet)
|
|---|---|---|
|
Arterial
|
40
|
60
|
|
Collector*
|
28
|
50
|
|
Collector
|
26
|
50
|
|
Local
|
24
|
50
|
|
NOTES:
| |
|---|---|
|
*
|
Serving more than 50 lots.
|
(2)
Additional right-of-way and cartway widths may be required by
the Board of Supervisors for the following purposes:
(a)
To promote public safety and convenience.
(b)
To provide parking space in commercial districts and in areas
of high-density residential development.
(c)
Where a subdivision abuts or contains an existing street of
inadequate right-of-way width, additional right-of-way width in conformation
with above standards may be required.
(d)
Where anticipated traffic flows and vehicle size warrants additional
widths, increases in base material and cartway widths will be established
by the Planning Commission and the Township Engineer.
O.
Street intersection.
(1)
Curbs, where required, shall be installed by the subdivider
along the streets or where deemed necessary for public safety as determined
by the Board of Supervisors. The curbs shall be of the type and material
as specified and approved by the Board of Supervisors. All curbs at
intersections shall be rounded by a minimum radius of 25 feet for
local streets, 30 feet for collector streets, and 40 feet for arterial
streets.
(2)
Where the grade of any street at the approach to an intersection
exceeds 5%, a leveling area shall be provided with a transitional
grade not to exceed 2% for a distance of 25 feet from the nearest
right-of-way line of the intersection.
(3)
Multiple intersections of more than four roads shall be prohibited.
P.
Street offsets. Street offsets of less than 125 feet shall be avoided.
S.
Driveways.
(1)
Driveways shall be located and identified by dimension on all
plats submitted for approval, whether preliminary or final, to provide
the best visibility possible within the limits of the property that
each driveway serves, and shall be designed and constructed in accordance
with the requirements of the Township. Driveways which connect to
Township streets shall be subject to a driveway permit from the Township.
Driveways which connect to a state highway shall be subject to a PennDOT
Highway Occupancy Permit.
(2)
Common driveways providing access to two or more individual
residential lots shall be permitted where each lot has frontage on
a public street, but because of topography or other natural features,
a common driveway is more practical. Common driveways shall be subject
to a common driveway maintenance agreement which shall be recorded
with the deeds for each abutting lot and referenced on the plat for
recording.
A.
Residential lots shall be subdivided in accordance with the terms of Chapter 350, Zoning, and the provisions contained herein.
B.
Subdivision and development of land other than for residential purposes
shall be subject to review by the Planning Commission and the Board
of Supervisors insofar as size, depth, width of lots, access to public
roads and parking are concerned.
D.
The width of lots fronting a cul-de-sac shall have the minimum lot width at the building line required by Chapter 350, Zoning. The side yard setback requirements will be calculated from the front of the structure and extended from both sides of the structure to the side property lines.
E.
All lot lines shall be set perpendicular or radial to the center
line of the street whenever possible. All nonradial lines shall be
denoted as such on the plat.
F.
Lots abutting local streets shall front upon the streets which parallel
the long dimension of the block, if possible.
G.
Where a lot is created requiring an extended access to a public or
private right-of-way for vehicular ingress and egress, the land upon
which the private driveway is to be constructed shall be a minimum
of 20 feet in width.
H.
Where two such vehicular access areas abut one another, a combined
driveway shall be required to a distance of 150 feet. The minimum
twenty-foot width may be reduced to 15 feet on each lot.
I.
Lots proposed as flag lots will not be recommended for approval by
the Planning Commission and approved by the Board of Supervisors unless
the developer can demonstrate that a modification of this provision
is warranted in accordance with the following criteria:
(1)
No more than one flag lot shall be authorized in any subdivision
plan;
(2)
The access corridor for a flag lot shall have a minimum width
of 20 feet at the street right-of-way line and for its entire length
and shall be owned in fee simple by the owner of the flag lot.
(3)
In the case where a proposed flag lot has adequate lot area
that it can be further subdivided or where the flag lot adjoins undeveloped
acreage to the rear, the Township may require a fifty-foot right-of-way
for a future public street in lieu of the twenty-foot-wide fee-simple
access corridor.
(4)
The front yard setback for a flag lot shall be measured from
the property line in common with the forward lot (the base of the
flag) and most nearly parallel to the street right-of-way, regardless
of which way the dwelling is proposed to face.
(5)
The rear yard setback for a flag lot shall be opposite the front
yard (top of the flag), and all other setbacks shall be side yards.
(6)
Access to the forward lot from the twenty-foot fee-simple access
corridor shall not be permitted unless an easement is granted by the
owner of the flag lot or reserved by the subdivider and a maintenance
agreement signed by each owner is submitted to the Township.
J.
Criteria for creating a new private street. A new private street
may be created, provided all of the following requirements are met:
(1)
No more than four lots shall have frontage on a private street.
(2)
The proposed lot or lots shall have no other feasible access
to a public street.
(3)
In the case where a new private street is proposed, the property
from which the new lots are subdivided and over which the private
street is proposed shall have frontage on an improved public street
and the proposed private street shall intersect with the public street.
(4)
If the original parcel from which the subdivision is created
will have its principal vehicular access from the private street,
it shall be counted as a lot on the private street, even though it
has legal frontage on a public street.
(5)
The private street shall meet the following requirements:
(a)
In no case shall the private street be greater than 800 feet
in length measured from its intersection with the public street to
the terminus of the private street's right-of-way.
(b)
The minimum width of the right-of-way required for a private
street shall be 50 feet.
(c)
The minimum width of the cartway required for a private street
serving no more than four lots shall be 16 feet.
(d)
The cartway for a private street shall be paved; however, the
cartway for a private street serving no more than four lots shall
not be required to meet Township specifications for a public street.
(6)
A notation shall be placed on the plat for recording indicating
that the Township has no maintenance responsibilities for the private
street.
(7)
The plat for recording shall contain a notation and the deeds
for each lot shall contain a reference to an executed and recorded
agreement obligating the property owners to maintain the private street.
(8)
The plat for recording and the deeds for each lot shall contain
a statement that any future request by lot owners to have the street
accepted by the Township as a public street shall be subject to the
owners assuming the total cost of improving the private street to
Township construction standards in effect at the time of the request.
(9)
House numbers for dwellings located on private streets shall
be placed at the intersection of the private street with the public
street and shall be visible from the public street.
(10)
The owners of the lots shall provide signage approved by the
Township and installed by the Township in the public right-of-way
to indicate the name of the street, that the street is private and
that there is no outlet.
(11)
If the Board of Supervisors grants a modification to this § 295-503J to permit more than four lots along the frontage of a new private street in accordance with all the requirements of this § 295-503J, the Board of Supervisors shall consider whether an increase in the width of the cartway or upgrading the required surface of the cartway is warranted also.
K.
Criteria for subdivisions on an existing private street. Subdivisions
may be approved on an existing private street, provided all of the
following requirements are met:
(1)
The total number of lots (existing and proposed) on a private
street shall not exceed four lots.
(2)
The proposed lot or lots have no other feasible access to a
public street.
(3)
No portion of any lot fronting on a private street shall be
more than 800 feet from its intersection with the public street.
(4)
The existing private street shall not be extended unless:
(a)
The length of the existing private street is less than 800 feet
measured from its intersection with the public street to the terminus
of the existing private street; or
(b)
If the existing private street is 800 or more feet in length,
the original segment of the private street shall be improved to Township
specifications for a public street for the distance necessary to limit
the total length of the private street to 800 feet, after its extension.
(5)
The proposed subdivision shall also meet all the requirements of § 295-503J(4) through (11) above.
The building lines shall be in accordance with the terms of Chapter 350, Zoning.
A.
Block length shall not exceed 1,200 feet nor be less than 500 feet.
B.
Blocks shall be at least two lots in depth except for reverse frontage
lots.
C.
Exceptionally long blocks shall be provided with crosswalks with
a minimum right-of-way reservation of 12 feet and a four-foot paved
walk.
D.
The depth-to-width ratio of usable lot length shall be at a maximum
of 2 1/2 to 1.
A.
Easements for sanitary sewers and stormwater sewers shall have a
minimum width of 20 feet and be placed at the side or rear of lots
whenever possible. When the Board of Supervisors determines that easements
are required to extend proposed or future utilities, the required
easements shall be provided.
B.
Anchor easements shall be approximately four by 30 feet and placed
on a lot line.
C.
Aerial easements shall be a minimum of 15 feet.
D.
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 of such width as will be adequate
to preserve the natural flow of water and to provide sufficient width
for maintenance, but not less than 20 feet.
Reserve strips surrounding the property or areas reserved for
any purpose which shall make any area unprofitable for regular or
special assessments or which may revert to untended nuisance areas,
will not be approved by the Planning Commission and the Board of Supervisors.
The subdivider may choose his street names subject to the approval
of the Planning Commission and the Board of Supervisors. No street,
other than an extension, may be given the name of an existing street
in the Township or Slippery Rock postal service area of which Brady
Township is a part.
In subdividing land, it shall be done in a manner that will
not have the effect of barring adjacent property owners from access
to the streets and ways of the allotment.
