[Ord. No. 386, 4/14/2020]
1.
The design standards herein specified are minimum standards. When
restrictive covenants or deed restrictions imposed by the developer
are more restrictive, they shall govern.
2.
Where the literal compliance with the standards specified is clearly impractical, a modification may be granted in accordance with the procedures and criteria specified in Part 7 of this chapter.
3.
Land susceptible to flooding, exceptionally high water table, unstable
subsurface conditions, steep or unstable slopes, presence of high
voltage or high pressure overhead or underground utilities, etc.,
shall not be approved for subdivision or development unless the hazards
have been eliminated or unless the proposed plan shows safeguards
adequate, in the opinion of the Township Engineer, to protect the
proposed use of the land.
[Ord. No. 386, 4/14/2020]
1.
Layout and Continuity.
A.
The layout of streets in a subdivision or plan shall produce usable
lots or areas for development, reasonable grades and preserve the
amenities of the site.
B.
Local streets in a subdivision or plan shall be designed to discourage
through traffic.
C.
Streets shall be extended to the boundaries of the subdivision or
plan where such extension will connect to an existing or recorded
street in an adjacent subdivision or plan or shall represent a connection
into undeveloped adjacent land because of topography or shape of the
adjacent land.
D.
Where a subdivision or plan abuts a major highway, the arrangement
within the subdivision or plan shall be oriented away from the major
highway and the number of access points to the highway shall be kept
to a minimum.
E.
Where a subdivision or plan abuts an already existing public road
whose right-of-way is less than 50 feet, the right-of-way may be widened
so that the portion abutting the subdivision or plan is 25 feet from
the established road center line, except in the case of major highways
when the right-of-way may be required to be widened further at the
direction of the Township and/or Pennsylvania Department of Transportation.
F.
Half streets or partial streets shall be prohibited, except where
a proposed subdivision or plan abuts property along such a public
street on the abutting property, the proposed subdivision or plan
shall complete the street and it shall be recorded in the plan. At
least 25 feet of right-of-way width, measured from the center line
of the public street, shall be provided on the property proposed for
subdivision.
G.
Alleys shall not be permitted in residential developments, but may
be provided in commercial or industrial developments where needed
for loading, unloading or secondary access. Where authorized by the
Township, alleys shall have a minimum right-of-way width of 30 feet
and shall be paved with a minimum base which meets the standards of
construction and specifications adopted by resolution of the Board
of Supervisors for a Township street.
2.
Street Alignment.
A.
Street Alignment and Intersections. All streets and intersections
shall be designed in accordance with the requirements of the latest
edition of "A Policy on Geometric Design of Highways and Streets"
issued by the American Association of State Highway and Transportation
Officials (AASHTO).
B.
Street Grades.
(1)
There shall be a minimum center line grade of 2%.
(2)
Center line grades shall not exceed the following:
|
Type of Street
|
Center-Line Grade
|
|---|---|
|
Minor street
|
12%
|
|
Connector street
|
8%
|
|
Collector street
|
6%
|
|
Arterial street
|
5%
|
(3)
Center line grades on culs-de-sac shall not exceed 6%, unless
modified in accordance with § 702.
C.
Street Widths. Minimum right-of-way and cartway (pavement) widths
shall be:
D.
Culs-de-sac.
(1)
Unless modified by § 702, cul-de-sac streets shall
not exceed 1,200 feet in length. The alignment and placement of fire
hydrants shall be subject to Township review and approval. All culs-de-sac
shall be provided at the closed end with a circular turnaround having
a paved area at least 84 feet in diameter within a right-of-way whose
diameter is at least 100 feet. Alternate means of ingress and egress
are encouraged from a planning perspective rather than dead-end culs-de-sac.
Culs-de-sac shall not be constructed with landscape islands.
(2)
If a subdivision or plan is developed over several stages and
roads are to be extended as development proceeds, cul-de-sac streets
produced in one stage to be extended in a later stage shall be provided
within the limits of the first phase of the plan or on the adjacent
remnant parcel on which the next phase is proposed, provided that
the right-of-way for the cul-de-sac is recorded with the approved
phase of the plan and the construction of the cul-de-sac is guaranteed
by the improvement bond posted for the approved phase. In the event
that the street is extended in the future, the abandonment of the
right-of-way for the cul-de-sac shall be subject to the concurrence
of the owners in the recorded plan on which the right-of-way is recorded
and so detailed for recording on the plan for the street extension.
(3)
A maximum of 49 dwelling units shall exist on any cul-de-sac.
E.
Vertical Curves. The following K values shall be used to compute
minimum curve length. Curve length equals the algebraic difference
of the tangent grades times the K value:
|
K Values
| ||
|---|---|---|
|
Design Speed
(mph)
|
Crest Curves
|
Sag Curves
|
|
15
|
8
|
12
|
|
20
|
9
|
15
|
|
25
|
15
|
22
|
|
30
|
24
|
31
|
|
35
|
36
|
41
|
|
40
|
55
|
55
|
|
45
|
77
|
70
|
|
50
|
107
|
90
|
F.
Horizontal Curves.
(1)
The following minimum horizontal curves shall be provided for
each design speed:
|
Design Speed
(mph)
|
Minimum Desirable Horizontal Curvature on Center Line
|
|---|---|
|
15
|
50-95
|
|
20
|
100-180
|
|
25
|
180-280
|
|
30
|
300-430
|
|
35
|
475-585
|
|
40
|
750-825
|
|
45
|
1,040
|
|
50
|
1,390
|
(2)
A minimum tangent length of 50 feet must be provided between
reverse curves when no superelevation is used. If superelevation is
required, a tangent must be provided such that a smooth superelevation
transition is provided.
G.
Intersections.
(1)
Streets shall intersect as nearly as possible at right angles.
No more than two streets shall intersect at the same point. The following
minimum spacing requirements shall be provided from center line to
center line of an intersection:
|
Classification
|
Minimum Spacing Between Intersections
(feet)
|
|---|---|
|
Arterial street
|
1,000
|
|
Collector street
|
300
|
|
Connector street
|
200
|
|
Minor local street
|
200
|
(3)
All intersections of streets and driveways with state highways
shall require a highway occupancy permit issued by the Pennsylvania
Department of Transportation.
H.
Sight Distance at Intersections.
(1)
All intersections on Township streets shall have a minimum sight
distance as described below, corresponding to the Pennsylvania Department
of Transportation regulations, Title 67, § 441.8(h).
(2)
Safe sight distance for passenger cars and single unit trucks
exiting from streets onto two lane streets, as measured from a point
10 feet back from the edge of the cartway:
|
Posted Speed
(mph)
|
Safe Sight Distance — Left
(feet)
|
Safe Sight Distance — Right
(feet)
|
|---|---|---|
|
25
|
250
|
195
|
|
30
|
250
|
195
|
|
35
|
440
|
350
|
|
45
|
635
|
570
|
|
55
|
945
|
875
|
(3)
Safe sight distance for buses and combinations exiting from
streets onto two lane streets, as measured from a point 10 feet back
from the edge of the cartway:
|
Posted Speed
(mph)
|
Safe Sight Distance — Left
(feet)
|
Safe Sight Distance — Right
(feet)
|
|---|---|---|
|
25
|
400
|
300
|
|
30
|
400
|
300
|
|
35
|
675
|
625
|
|
45
|
1,225
|
1,225
|
|
55
|
2,050
|
2,050
|
I.
Split Streets.
(1)
Developers who propose split streets with islands of any type
within the right-of-way shall be required to submit a landscaping
plan subject to approval by the Township. The plan shall show the
location, quantity, size and type of all planting materials, soil
preparation details and planting instructions. All selected plant
material shall be appropriate for the site, be able to withstand adverse
typical climatic conditions for this area and be as maintenance free
as possible. Guidelines for plant selection are available from the
Township. The landscaping shall be installed at the developer's
expense in accordance with the planting procedures established by
the American Association of Nurserymen.
(2)
Any landscaping installed on islands on split streets shall
not impede the sight triangle of intersecting streets. The Township
shall not be responsible for maintenance of said landscaping.
J.
Street Names.
(1)
Streets that are extensions of existing streets or are substantially
in alignment with them shall bear the name of the existing street.
(2)
Street names shall be subject to the approval of the Board of
Supervisors and shall not duplicate names already in use within the
same postal zip code zone.
(3)
Street name signs shall be installed in accordance with the
requirements of § 504 of this chapter.
K.
Private Lanes.
(1)
A private lane, as defined by this chapter, may be permitted
only when such lane serves only two lots that have no other access
to a public street, provided that the property from which the lot
is subdivided has frontage on a public street.
(2)
Such a lane shall not be subject to the standards of this chapter
for construction of a public street, unless any lot or parcel it serves
is proposed to be further subdivided into three or more lots. Any
further subdivision of a lot or parcel into three or more lots with
frontage on a private lane shall mandate construction of a public
street in accordance with the requirements of this chapter for constructing
a public street per the Township construction standard. The plan for
recording shall contain a notation regarding this requirement to provide
a public street if the property is resubdivided.
(3)
No more than one private lane shall be permitted on any property
legally existing prior to the adoption of this chapter.
(4)
Private lanes shall be named and noted on the subdivision plan;
house numbers for dwellings located on the private lanes shall be
in accordance with the Code of the Township of North Strabane.
(5)
The minimum width of the required right-of-way for a private
lane shall be 15 feet, unless there is a possibility that the property
fronting on the private lane can be further subdivided, then the minimum
width of the required right-of-way for the private lane shall be 50
feet.
(6)
The required width of the cartway shall be not less than 10
feet and shall have a mud-free, dust-free surface. The maximum permitted
grade of a private lane shall be 12%.
(7)
Approval of a private lane shall be subject to the execution
and recording of an agreement between the adjoining property owners
and the Township, where the Township is a third-party beneficiary,
to maintain the private lane and placement of a notation on the plan
for recording indicating that the Township has no maintenance responsibilities
for the private lane.
[Ord. No. 386, 4/14/2020]
1.
Public Utilities.
A.
Where possible, utilities shall be placed within the street rights-of-way,
but where that is not possible they shall be placed, except to accommodate
unusual sanitary or storm sewerage conditions, within easements centered
on side or rear lot lines.
B.
Easements shall be not less than 15 feet in width and shall be aligned
across blocks and across plans, but may be increased in width to meet
the requirements of individual utilities using them.
C.
A minimum distance of 20 feet shall be maintained between any point
of a residential building and the nearest petroleum products or natural
gas transmission line.
2.
Drainage.
A.
Where a subdivision or plan is traversed by a watercourse or storm
drainage line, a drainage easement or right-of-way shall be provided
and recorded on the plan.
B.
The easement shall be of sufficient width to accommodate the watercourse
or line as well as areas adjacent to the watercourse subject to frequent
high water table conditions or utilized as detention ponds, etc.,
and to allow access for work crews to maintain the drainage way.
3.
Dedications. Where sites for parks, schools, playgrounds or other
public use areas are required for conformance with objectives of the
Township's Comprehensive Plan within the subdivision plan, or
open areas are proposed for dedication to the Township or a private
association by the developer, such dedication shall be designated
as "dedicated" or "reserved" on the final plat, together with the
name of the agency responsible for their maintenance.
4.
If private development is proposed to be located within an easement,
permission from the easement holder shall be necessary.
[Ord. No. 386, 4/14/2020]
1.
Every lot in a subdivision shall abut a public street, except in
accordance with § 402, Subsection 2K, of this Part.
2.
Side lines of lots shall be at right angles or radial to street lines
as nearly as possible.
3.
Corner lots shall be increased in width to allow a buildable area
comparable to an interior lot.
4.
Double frontage lots shall be discouraged except where such lots
abut a major highway along their rear line, in which case the rear
building line of the lots shall be 75 feet from the major highway
right-of-way line.
5.
Minimum lot dimensions and areas shall not be less than those specified in the Township Zoning Ordinance (Chapter 27) for the zoning district containing the lot.
6.
Within a subdivision or plan where public or community sewage disposal
is not contemplated, soil percolation tests in accordance with procedures
of the state regulatory agency shall be undertaken. Results of the
tests shall be made available to the Planning Commission.
7.
The arrangement within a subdivision or land development plan and
areas set aside for community facilities and nonresidential uses shall
be approved by the Planning Commission and Board of Supervisors based
on circulation, parking and location relative to the residential uses
in the plan.
8.
All land in a subdivision shall be platted for a specific purpose.
9.
Lot lines within a subdivision shall be arranged to minimize the
amount of drainage passing from one lot directly onto a neighboring
lot. The Board of Supervisors may direct the developer to provide
drainage easements, grade swales or yard and roof drain collector
sewers along lot lines to control drainage across lots.
10.
Existing natural features, existing topography and significant trees
shall be retained wherever possible and clearance of ground cover
shall be minimized to reduce erosion and maintain drainage patterns.
[Ord. No. 386, 4/14/2020]
1.
A transportation impact study shall be required for developments
or changes in use generating, on the average, greater than 75 new
or additional trips during a single peak hour or greater than 1,500
average weekday trips. Also, in cases where known deficiencies exist
in the area of the proposed development, a transportation impact study
may be required. If access is proposed to a state highway, the transportation
impact study, or traffic impact assessment, shall be coordinated and
reviewed jointly with PennDOT in accordance with their current policies.
A.
The Township may waive the transportation impact study requirements
where a proposed development was incorporated as part of a previously
approved traffic study.
B.
Prior to beginning a transportation impact study, the applicant shall
submit a proposed scope of services to the Township for review and
approval. The scope shall be submitted in accordance with the current
form utilized by PennDOT. It shall be reviewed and approved by PennDOT
concurrently with the Township if access is being requested onto a
state highway. The transportation impact study shall include the following,
if appropriate, as determined by the Township:
(1)
A brief description of the proposed project in terms of land
use and magnitude.
(2)
An inventory and analysis of existing roadway and traffic conditions
in the site environs, including:
(a)
Roadway network and traffic control.
(b)
Existing traffic volumes in terms of peak hours and average
daily traffic (ADT). Previously collected traffic data can be used,
but it must have been collected within the last two years of the date
of the transportation impact study submission.
(c)
Crash data for the previous five years at all study intersections.
(d)
Planned roadway improvements and developments by others. Planned
improvements can be assumed under future conditions only if the improvements
are funded and if final land development approvals have been obtained
from the Township.
(e)
Intersection levels-of-service and average delays per vehicle
reported by approach, movement and overall intersection.
(f)
Other measures of roadway adequacy, i.e., lane widths, traffic
signal warrants, gap studies, vehicle delay studies, multi-way stop-control
warrants, etc.
(3)
Projected site-generated traffic volumes in terms of:
(a)
Peak hours and ADT (by development phase, if required). Trip
reductions for alternative transportation modes, such as pedestrian,
bicycle, transit, can be considered in accordance with current PennDOT
procedures. Any reductions must be approved by the Township and PennDOT,
if access is to a state highway.
(b)
Approach/departure distribution including method of determination.
(c)
Site traffic volumes on the study roadway(s).
(4)
An analysis of future traffic conditions, including:
(a)
Future design year, which shall be five years beyond the anticipated
opening year of the development. If phasing is proposed, the design
year for each phase shall be evaluated and shall be agreed upon in
the form.
(b)
Intersection levels-of-service and average delays per vehicle
reported by approach, movement and overall intersection. Traffic signal
timings shall be optimized for any signalized intersections.
(c)
A pavement analysis of roadways which are projected to experience
significant increases in ADT volumes off site.
(d)
Other measures of roadway adequacy, i.e., lane widths, traffic
signal warrants, gap studies, vehicle delay studies, multi-way stop-control
warrants, etc.
(e)
When access is onto a state highway, the analysis of future
conditions shall be consistent with current PennDOT policies and requirements.
(5)
A description of future levels-of-service and their compliance
with standards for traffic capacity of streets, intersections, and
driveways. New streets shall be designed for adequate traffic capacity
defined as follows: All reference to levels-of-service (LOS) shall
be defined by the current edition of the Highway Capacity Manual,
published by the Transportation Research Board.
(a)
Traffic capacity LOS shall be based upon a future design year,
which coincides with completion of the development.
(b)
Unsignalized intersections or driveways, existing or new, which
intersect public streets shall maintain or be designed for a LOS 0
or better for each traffic movement unless otherwise specified by
the Township.
(c)
New signalized intersections shall be designed for overall intersection
LOS D or better. Existing signalized intersections impacted by development
traffic shall maintain the same level-of-service as under pre-development
conditions, however, an overall intersection increase in delay of
up to 10 seconds is acceptable. If overall intersection delays increase
by more than 10 seconds, mitigation strategies shall be developed.
If mitigation is not feasible, then the following alternatives apply:
1)
The Township may allow a marginal LOS degradation with municipal
concurrence if recommended by the Township Traffic Engineer. If access
is proposed to a state highway, PennDOT must also approve the marginal
LOS degradation.
2)
The Township may approve an alternative transportation plan,
in accordance with current PennDOT policies, if mitigation is not
feasible. The alternative transportation plan must be approved by
the Township and PennDOT, if access is to a state highway.
3)
A design waiver may be applied for per current PennDOT policies,
if access is onto a state highway. If access is to a Township street,
the LOS waiver does not apply.
(d)
Streets shall be designed for a minimum LOS D.
(6)
A description and analysis of the proposed access plan and site
plan, including:
(a)
Access plan, including analysis of required sight distances
using applicable PennDOT criteria, using geometric conditions and
traffic control.
(b)
On-site circulation plan showing parking locations and dimensions,
loading access, pedestrian facilities and circulation, and traffic
control signage.
(7)
Traffic circulation mitigating action plan shall include:
(a)
Project features relative to site access and on-site circulation,
which could be modified to maximize positive impact or minimize negative
impact.
(b)
Off-site improvement plan, depicting required roadway and signal
installation and signing improvements to meet the minimum level-of-service
requirements. Conceptual designs and preliminary construction cost
estimates shall be included for any off-site improvements.
(c)
Prior to release and/or reduction of bonding associated with
the final phase of any land development, the developer shall perform
a traffic calming analysis of all roadways in each phase of the development.
Said analysis, subject to Township Engineer and/or Public Works Director
review, shall identify the locations and types of applicable PennDOT-approved,
traffic calming measures in order to ensure proper circulation and
safety within the development. Based upon the findings of said analysis,
the developer shall be responsible for the installation of necessary
improvements.
C.
Review. The applicant shall be required to pay for the cost of all
review(s) by the Township Traffic Engineer, including:
(1)
If a transportation impact study or traffic impact assessment
is required.
(2)
When a highway occupancy permit is required for access to a
state highway, a copy of the application and two copies of the plans
must be submitted to the Township for review and approval.
(3)
No permits for construction or occupancy of a site shall be
issued until said review fees are paid.
