The following types of land developments are hereby excluded from the provisions of this Chapter governing land developments, as defined herein:
802.1.
The conversion of an existing single-family detached dwelling of single-family semi-detached dwelling into not more than three residential dwelling units, unless such units are intended to be a condominium;
802.2.
The addition of any accessory building, including farm buildings, on a lot or lots subordinate to an existing principal building; or
802.3.
Any change of use, addition to structural enlargement of a non-residential structure which results in either:
802.3.1.
An increase in the gross floor area of the principal building of less than 1,000 square feet;
802.3.2.
An increase in the paved area of the lot of less than 1,000 square feet;
802.3.3.
An increase in the gross floor area of the principal building and the paved area of the lot which, in combination, total less than 1,000 square feet.
In reviewing any application for approval of a subdivision or land development, the Planning Board and the Commission shall refer the application for development to the municipal engineer for a recommendation concerning technical compliance with these design standards, this Chapter and the municipal construction standards.
804.1.
Grading, Filling, Removal of Topsoil, Erosion and Sedimentation Control. All grading, filling, removal of topsoil and erosion and sedimentation control shall be performed in accordance with the requirements of Chapter 6 (Grading, Excavating and Development of Slopes) of the Mt. Lebanon Code and the requirements of the Pennsylvania Clean Streams Law and Chapter 102 of the Rules and Regulations of the Pennsylvania Department of Environmental Protection governing erosion control, or their successor regulations.
804.2.
Planting and Cutting of Trees; Removal of Debris. Large trees shall be adequately protected from injury and preserved to the extent practical.
During construction, the developer shall remove and dispose of all uprooted trees, stumps, brush, rubbish, unused building materials and debris promptly in the interest of public safety and shall maintain the site in a condition which complies with Chapter 7 of the Mt. Lebanon Code.
805.1.
Layout. 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. 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.
805.2.
Topography. Proposed streets shall be planned to conform to the contour of the land, to the fullest extent possible to provide buildable lots, to have a suitable alignment and grade and to allow proper drainage.
805.3.
Street Grades. Minimum and maximum grades shall be provided on all streets in accordance with the design standards specified in Appendix V. Grades shall be measured along the centerline of the street. Vertical curves shall be used in changes of grade exceeding 1% and shall be designed in accordance with the design standards specified in Appendix V. 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 V. The grade of actual intersections shall not exceed 6% in any direction.
805.4.
Right-Of-Way and Paving Widths. Minimum widths of rights-of-way and minimum widths of paving shall be provided in accordance with the design standards specified in Appendix V. All streets shall be paved in accordance with the “Municipality of Mt. Lebanon Construction Standards.”
805.5.
Cul-De-Sacs. A cul-de-sac shall not be approved when a through street is practical and shall not be more than 1,200 feet in length, unless a modification or exception to the maximum twelve-hundred-foot length of cul-de-sac is granted in accordance with the requirements of Part 12 of this Chapter. A cul-de-sac shall have a minimum right-of-way radius and an outer minimum paving radius as specified in the design standards in Appendix V.
805.6.
Temporary Turnarounds. A temporary turnaround may be required where a street is constructed to an adjoining property line or where the terminus of a road adjoins property in a future phase of the plan. The temporary turnaround shall be paved in accordance with the municipal construction standards. The temporary right-of-way radius required for a temporary turnaround shall be a minimum of 50 feet and the outer paving radius of the temporary turnaround shall be 40 feet.
805.7.
Visibility. No fence, hedges, shrubbery, walls, earth slopes, planting (other than trees and grass) or similar obstructions shall be located within the right-of-way and no such obstruction shall obscure visibility at any intersection. The location of fences and walls shall be further subject to the requirements of Chapter 20, (Zoning) of the Mt. Lebanon Code.
A clear sight triangle, as defined by this Chapter, shall be maintained free of any obstructions at intersections so that there shall be a minimum clear sight triangle measured along the centerline from the points of intersection in accordance with the requirements specified in Appendix II.
805.8.
Street Names. All new street names shall be approved by the Municipality and the Post Office. Names of new streets shall be sufficiently different in pronunciation and spelling from existing names of streets in the Municipality or in the 9-1-1 service area so as not to cause confusion. All streets, planned as a continuation of an existing street, shall bear the same name. Street signs shall be provided in accordance with §16-706 of this Chapter.
805.9.
Sidewalks. The width of sidewalks shall conform to the standards specified in Appendix II. Sidewalks shall be located in line with existing sidewalks on adjacent lots or, where none exists, shall be located a minimum of six feet from the edge of any curb or paving where practical and constructed to municipal standards.
805.10.
Crosswalks. Crosswalks shall be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities such as parks, playgrounds, schools or public buildings.
805.11.
Structures. No Structures shall be erected within Streets rights-of-way except as follows: (1) public transportation or public utility structures and (2) individual mail boxes for One-Family or Two-Family Dwellings at which door delivery of mail is unavailable pursuant to postal regulations, ruling or other authority.
Service streets, as defined by this Chapter, may be permitted in residential, commercial and industrial land developments where needed for loading, unloading or secondary access. Service streets shall be constructed in accordance with the municipal construction standards and shall meet the minimum design standards shown in Appendix V for local streets, except that the minimum right-of-way width may be reduced to 30 feet and the minimum cartway width may be reduced to 20 feet.
Easements required by the Municipality shall have a minimum width of 20 feet.
The following standards shall apply to all lots proposed to be subdivided or developed in accordance with this Chapter.
808.1.
Area. Minimum lot areas shall conform to the requirements of Chapter 20 of the Mt. Lebanon Code, entitled “Zoning.”
808.2.
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 conform to the requirements of Chapter 20 of the Mt. Lebanon Code, entitled “Zoning.”
808.3.
Double Frontage. Double frontage lots shall be avoided; however, where a double frontage lot is the only 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 feasible. The final plan shall contain a notation restricting vehicular access to one street frontage.
808.4.
Side Lines. Whenever practical, the side lines of a lot shall be at right angles to a straight street right-of-way and radial where the street right-of-way line is curved.
808.5.
Front Building Lines. Front building lines of lots shall conform to the minimum requirements of Chapter 20 of the Mt. Lebanon Code entitled “Zoning” and shall be shown on the Final Plat.
808.6.
Grading and Drainage. Lots shall be graded to provide drainage away from buildings and water shall be drained to the street, rather than to adjoining property, if possible. The developer shall be required to provide drains or other drainage facilities, as approved by the municipal engineer, to drain off surface water within the development.
808.7.
Driveways. Driveways shall 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 therefore from the Municipality. All curb cuts shall conform to Municipal specifications. Paved driveways shall have a joint at the public street right of way. Driveways shall not be constructed in such a way that creates a drainage problem on adjoining property. No driveway shall be placed where an existing catch basin will obstruct said driveway.
808.8.
Accessibility. Every lot, building and structure shall be accessible to emergency and public safety vehicles.
808.9.
House Numbers. House numbers shall be assigned by the Municipality and U. S. Postal Service, and shall be posted at each house so as to be easily visible and readable from the street.
809.1.
Conveyance of Stormwater. Storm sewers, stream enclosures, bridges, culverts and channel changes shall be designed and constructed in conformity with standard engineering practices. Where regulated waters of the Commonwealth are involved, a permit shall be obtained from the Pennsylvania Department of Environmental Protection in conformity with Chapter 105 of its Regulations, as amended.
809.2.
Design and Construction Criteria. All construction, alteration, enlargement, repair or removal of the facilities noted in §809.1 of this Chapter shall be in accordance with the following criteria:
809.2.1.
The facility shall not create or constitute a hazard to life or property.
809.2.2.
The facility shall not materially alter the natural regimen of a stream.
809.2.3.
The facility shall not cause an increase in velocity of direct flow so as to cause erosion of a stream bed or banks.
809.2.4.
The facility shall pass flood flows without loss of stability.
809.2.5.
The facility shall include adequate entrance and outfall appurtenances for efficient flow characteristics.
809.2.6.
The design capacity of the facility shall be based on the degree of development of the tributary watershed throughout the lifetime of the facility.
809.2.7.
The determination of flows for design shall be made with consideration of the run-off characteristics based on Mt. Lebanon Standards. Specific hydraulic design criteria shall fit the conditions at the site.
809.2.8.
Adequate means of access shall be provided for maintenance of the facility.
809.3.
Report and Analysis. The design of the facility shall be prepared by an engineer in conformity with the Mt. Lebanon Construction Standards. The report and analysis shall include:
809.3.1.
The location, type, size and height of the proposed structure;
809.3.2.
A profile of the stream for a reasonable distance above and below the proposed site, showing slopes of bed, normal water surface and flood water surface;
809.3.3.
Estimates of flood frequencies and flood flows at the site of the proposed facility, including such information as can be reasonably obtained regarding actual rainfall and flood flow records of the stream;
809.3.4.
An analysis of the hydraulic capacity of the proposed facility;
809.3.5.
A description of the purposes of the proposed facility;
809.3.6.
A listing and description of all other enclosures and all culverts, bridges, dams and other water obstructions located within one-half mile upstream and downstream of the proposed facility;
809.3.7.
Such other information as the municipal engineer may require.
809.3.8.
Storm sewer facilities shall be designed to pass the stormwater runoff from the following design storms. Where stormwater runoff may exceed the capacity of the storm sewer facilities but will not cause the flooding of private property (twenty-five-year storm). Where stormwater runoff may cause the flooding of private property (100-year storm).
809.4.
Stormwater Management.
809.4.1.
Where the development of any tract or parcel of land will cause increased peak flow of stormwater run-off, the effects of such increased run-off shall be analyzed through the downstream portions of the storm sewer facilities or watercourse system. In considering such effects, the reasonable ultimate development of the total tributary area shall be considered.
809.4.2.
On-site stormwater detention shall be required as a stormwater management technique when detrimental effects by increased peak runoff flow may be caused downstream.
809.4.3.
The analysis shall be prepared by an engineer and shall indicate by hydrographs and other evaluations the effects of the increased peak flows and retained flows at critical points on the downstream system.
809.4.4.
In designing the storm drainage system the developer shall use as his guide the publication “Urban Hydrology for Small Watersheds,” Technical Release No. 55, U.S. Department of Agriculture, Soil Conservation Service, June 1986, and as amended.
809.4.5.
The pre-development condition of the parcel to be developed shall consider the state of the land surface on the date that the developer entered into an agreement to purchase the property. The developer may pass through stormwater originating upstream of his property, but if he elects to control it, by-pass devices he installs shall be capable of handling the 100-year storm, and he may trade off, as compensation for such installations, control measures that would normally be required on his property, provided the total control system results in equal or better protection for downstream properties.
809.4.6.
The stormwater drainage plan of a subdivision or land development plan shall be designed to assure that after development, stormwater does not leave the property at a greater velocity or volume per second than before development commenced.
809.4.6.1.
Volumes of runoff from the drainage area(s) must be calculated to determine the sizing of temporary and permanent facilities to control stormwater and erosion. For the purpose of this Chapter, storm events are based on the amount of runoff during a period of 24 hours as follows:
Storm Frequency | Inches of Rainfall |
|---|---|
2 Year | 2.3 |
5 Year | 3.3 |
10 Year | 3.9 |
25 Year | 4.4 |
100 Year | 5.2 |
809.4.6.2.
Storm sewer system within a development shall be designed to handle the peak rate of runoff from a twenty-five-year storm. Where the provisions of Federal and State laws impose a greater design frequency, particularly in areas where drainage systems cross highways, they shall prevail.
809.4.6.3.
All stormwater retention/detention facilities shall be designed to handle the peak rate runoff from a twenty-five-year storm. All designs shall provide emergency overflow facilities for the 100-year storm, unless positive measures are installed to control the inflow so as not to exceed the safe capacity of the retention/detention facility.
809.4.6.4.
The minimum retention/detention volume required shall be that necessary to handle runoff of a twenty-five-year storm.
809.4.6.5.
The peak release rate of stormwater from all retention/detention facilities for any storm event shall be that which was experienced prior to development for the twenty-four-hour duration of the same storm event up to and including the twenty-five-year storm (100% of pre-development).
809.4.6.6.
Storm sewers shall be designed utilizing the rational method with a PennDOT twenty-five-year storm from their Intensity Duration Charts.
809.4.7.
Detention areas, where required to impede run-off, shall be designed to meet or exceed the Mt. Lebanon Construction Standards:
809.4.7.1.
Except where a permanent pond is approved by the Municipality detention areas shall be designed to drain completely.
809.4.7.2.
The area to be occupied by the dam shall be cleared of all topsoil and organic materials prior to construction. The dam shall be built up in layers not to exceed six inches in depth with equipment providing 95% compaction at optimum moisture conditions. The top of the dam shall be constructed 10% higher than its designed height to allow for settlement.
809.4.7.3.
The settled elevation of the top of the dam at its lowest point shall be not less than one foot above the maximum water level to be impounded behind the dam and not less than two feet above the elevation of the emergency spillway.
809.4.7.4.
The surfaces of the dam shall be planted in a mixture of perennial quick-catching grasses as identified on the required plant list. See Appendix III.
809.4.7.5.
The faces of the dam shall not slope on either face more than one foot vertical rise for each two feet above the elevation of the emergency spillway.
809.4.7.6.
The horizontal drainpipe passing through the dam shall be smooth steel, schedule 40 or heavier or reinforced concrete pipe with equivalent strength and hydraulic characteristics. Anti-seepage collars shall be placed less than 28 feet apart along the length of the pipe. Each collar shall be fabricated of not less than one-fourth inch steel plate, shall extend not less than two feet in all directions at right angles from the outer face of the pipe, shall be welded in place all around, and shall be completely enclosed within the dam fill.
809.4.7.7.
The emergency spillway shall be capable of passing the flow created by 100-year storm. It shall be located at an elevation of a minimum of one foot above the twenty-five-year storm water level.
809.4.7.8.
The low edge of a parking area, curbed or not, may serve the purpose of an emergency spill way to pass the overflow from a stormwater detention area, provided the embankment below the edge is well stabilized with planting materials and the angle of the slope will not encourage erosion, in the opinion of the Municipality and other reviewing agencies. The maximum depth of water in a parking area used for stormwater management purposes shall not exceed eight inches.
810.1.
Size and Grade of Storm Sewers. Storm sewers shall be of adequate size and capacity 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 recommended by the municipal engineer and approved by the Commission in accordance with the modification procedure specified in Part 12 of this chapter.
810.2.
Manholes. For pipe sizes of 36 inches or less, manholes shall be spaced at a maximum of 300 feet and for larger pipe sizes, the maximum distances between manholes shall be 500 feet. In addition, manholes shall be installed at all points of changes in horizontal alignment greater than 15° and vertical grade greater than 10%. Inlets may be substituted for manholes when approved by the Municipal Engineer.
810.3.
Inlets. Inlets of the type shown in the municipal construction standards shall be installed. Inlets at street intersections shall be placed on the tangent and not on the curved portions.
810.4.
Castings. Manholes and inlet castings shall be as indicated in the municipal construction standards.
810.5.
Stormwater Roof Drains. All pipe from roof drains shall be a minimum four inch Schedule 40 ABS, PVC or SDR 35 pipe. Four inch Schedule 40 PVC or ABS pipe is required for a distance of five feet from the foundation of the structure. All pipe shall be installed in accordance with the requirements of the Allegheny County Plumbing Code.
810.6.
Water Courses. Open water courses shall not be permitted within the rights of way of streets. The stopping, filling up, confining or other interference with, or changing the course of, drains, ditches, streams and water courses in the Municipality shall not be permitted unless approval in writing is obtained from the Commission. A permit must be obtained from the Department of Environmental Protection (DEP) of the Commonwealth of Pennsylvania for construction or changes in a water course subject to the regulations of the Pennsylvania Department of Environmental Protection.
810.7.
Bridges and Culverts. All bridges and culverts shall be designed to support the superimposed loads for the type of use and to carry stormwater runoff design peak flows and shall also be designed to meet current standards of the Pennsylvania Department of Transportation. Bridges and culverts shall be subject to all permits required by the Pennsylvania Department of Environmental Protection, Bureau of Dams and Encroachments.
810.8.
Rear Yard Storm Sewers. Land developments shall have roof down spouts and other extraneous drainage structures collected and extended to the storm sewer system.
Residential developments shall have down spouts and driveway drains collected and conveyed to the storm sewer system. Where possible laterals shall be extended from the storm sewer system in the street to provide individual connections for lots created. Lots created with low side drainage that cannot be conveyed to the street system shall include a separate storm sewer system in the rear with lateral connections. All systems outside the street right of way shall include appropriate easements for access and maintenance.
811.1.
Installation. Installation of sanitary sewers and appurtenances shall be in accordance with the regulations of the PADEP and the Allegheny County Plumbing Department, subject to the approval of the Municipal Engineer.
811.2.
Minimum Size and Grade. The minimum diameter of sanitary sewers shall be eight inches and the minimum grade shall be 1%.
811.3.
Service Lines. Wyes shall be installed in the public sanitary sewer to serve each parcel of land and/or structure.
In addition to the standards set forth in Appendix IV and the municipal construction standards, the following design standards shall apply to private improvements proposed in a land development.
812.1.
Grading.
812.1.1.
All grading shall conform to the requirements of Chapter 6 (Grading Excavating and Development of Steep Slopes) of the Mt. Lebanon Code.
812.1.2.
Slopes with a ratio of one-to-three (1:3) are preferred since they can be maintained as lawn.
812.1.3.
Interception and diversion facilities shall be designed to accommodate stormwater surface runoff from above and below cut areas during and after construction. The roll at the top and bottom of slopes shall be designed with vertical curves to blend with existing grades.
812.1.4.
The top of bottom edge of final cut and fill slopes shall be set back at least five feet from adjacent property lines or street right-of-way lines in order to permit the normal rounding of the edge without encroaching on the abutting property or street right-of-way and to allow for the location of proper drainage facilities and protective devices unless otherwise permitted under this Chapter.
812.2.
Storm and Sanitary Sewers. Storm and sanitary sewers shall be designed in accordance with the municipal construction standards. Storm sewer systems shall be designed and constructed consistent with standard engineering practices.
812.2.1.
Storm sewer systems shall be designed and constructed consistent with standard engineering practices.
812.2.2.
Sanitary sewer systems shall be designed and constructed consistent with standard engineering practices.
812.2.3.
Sewers shall be designed where practical to traverse under seeded and planted areas. Sewers constructed within 10 feet of road paving, walks or other surfaced areas shall have a maximum compaction of backfill to prevent settlement.
812.2.4.
Sewers shall be installed after excavating and filling in the area to be traversed is completed, unless the sewer is installed in the original ground with a minimum of three-foot cover and/or adequate protection during the fill construction.
812.2.5.
Sewers shall be designed with anchors when gradient exceeds 20%; and with special backfill requirements when traversing under a paved area.
812.2.6.
Sewer pipe, trenching, bedding and backfilling requirements shall conform to the requirements of the municipal construction standards, and to applicable requirements of the Pennsylvania Department of Transportation Specifications, Form 408, with all revisions.
812.2.7.
Storm inlets and structures shall be designed to accommodate expected stormwater peak flow and shall be consistent with the municipal construction standards.
812.2.8.
Top of manholes shall be at finished grade and conform to the slope of finished grade.
812.2.9.
Endwalls or discharge points shall be located to discharge into existing streams or watercourses. Endwalls shall be of a design approved by Mt. Lebanon. All necessary precautions, including legal counseling, shall be taken with respect to discharge where private property may be violated.
812.2.10.
Where stream encroachments are to be made, the developer shall review said project with the Pennsylvania Department of Environmental Protection and have its approval (where applicable) and shall submit a certified copy of said Department’s approval to the Municipality before final approval by the Municipality.
812.3.
Driveways. Driveways shall be designed in accordance with the municipal construction standards.
812.3.1.
Driveways shall be located and designed in accordance with Diagrams 3 and 4 in Appendix II.
812.3.2.
The gradient of driveways shall be a minimum of 1% in accordance with Diagram 5 in Appendix II.
812.3.3.
At the junction with the edge of a public street for a new entry or exit driveway exceeding 5% gradient, a vertical curve shall provide a suitable transition and leveling-out area in accordance with Diagram 5 in Appendix II.
812.3.4.
The width of a two way driveway shall be a minimum of 22 feet. Width of a one way driveway shall be a minimum of 15 feet. If parking on a driveway is authorized, eight feet additional width shall be provided to allow for parallel parking in accordance with Diagram 16 in Appendix II.
812.3.5.
The minimum crown on all driveways shall be one-quarter inch per foot. Super-elevated driveways shall have a minimum cross slope of 1% and maximum cross slope of 12%.
812.3.6.
Design of bituminous driveways shall conform to current recommendations of the Asphalt Institute and the municipal construction standards. Design of concrete driveways shall conform to current recommendations of the Portland Cement Association and the municipal construction standards.
812.3.7.
Design of driveways shall include provisions for positive subsurface and sub-base drainage under and at the outside edges of the driveway paving. In major cut or potentially wet areas, underdrains shall be installed under edges of driveways and connected to the storm drainage system.
812.3.8.
Curbs shall be installed on sides of driveways to contain vehicular traffic, control stormwater runoff, protect pedestrians and reduce maintenance of adjacent seeded or planted areas.
812.3.9.
Centerline markings on roads and drives shall be installed to guide and control traffic flow. Line marking to define and control parallel parking on roads and drives shall be installed.
812.3.10.
Traffic direction and control signs shall be provided.
812.3.11.
All streets in the C and C-1 zoning districts shall have sidewalks with a minimum width of five feet in accordance with Diagram 3 in Appendix II.
812.3.12.
Interior circulation, access and traffic control in commercial districts and for commercial uses in all districts and transitional areas shall be in accordance with regulations set forth in Chapter 20 of the Mt. Lebanon Code, entitled “Zoning.”
812.3.13.
Driveways to individual townhouse dwellings in a townhouse unit abutting a street having traffic volumes of 300 vehicles or more per hour in one direction of flow during peak hours shall not be accessed directly from the street. Driveways to individual townhouse dwellings in a townhouse unit abutting a street having traffic volumes of less than 300 vehicles per hour in one direction of flow during peak hours shall be permitted access directly from the street provided the driveways are separated a minimum of 20 feet measured from the edge of the driveway paving to the edge of the nearest driveway paving. The space between the driveways shall be landscaped in accordance with Diagram 4 in Appendix II.
812.4.
Parking Areas.
812.4.1.
Parking areas shall be located and designed in accordance with Diagrams 6 through 14 in Appendix II.
812.4.2.
Nine-foot minimum wide stalls for cars shall be provided.
812.4.3.
Curbs for each stall shall be provided in accordance with Diagrams 8 through 13 in Appendix II.
812.4.4.
Line markings shall be provided to separate parking stalls. Double loaded stalls shall include three-inch wide lines separated by 12 inches to 15 inches and placed in accordance with Diagrams 8 through 13 in Appendix II.
812.4.5.
Permissible parking lot gradients shall be maximum 5% cross slope and maximum 7% longitudinal slope in accordance with Diagram 14 in Appendix II.
812.4.6.
The following face of stall to face of stall width requirements shall apply to parking areas:
812.4.6.1.
Perpendicular or 90° Double-Loaded Parking. In accordance with Diagrams 8 and 9 in Appendix II, vehicles shall be free to overhang the face of the stall; width from the face of stall to face of stall shall be 56 feet minimum. The area behind face of stall shall be clear of structures, earth mounding or slopes, trees or hedges for a minimum distance of four feet.
812.4.6.2.
Sixty Degree Double-Loaded Parking. In accordance with Diagrams 10 and 11 in Appendix II, vehicles shall be free to overhang face of stall; width face of stall to face of stall shall be 53 feet minimum, allowing 17 feet six inches for motor vehicle bays and 18 feet minimum for one-way access lane. The area behind face of stall shall be clear of structures, earth mounding, slopes, trees or hedges for a minimum distance of four feet.
812.4.6.3.
Forty-Five Degree Double-Loaded Parking. In accordance with Diagrams 12 and 13 in Appendix II, vehicles shall be free to overhang face of stall; width face of stall to face of stall shall be 50 feet minimum, allowing 18 feet six inches for motor vehicle bays and 13 feet minimum for one way access lane. The area behind face of stall shall be clear of structures, earth mounding, slopes, trees or hedges for a minimum distance of four feet.
812.4.6.4.
Parallel Parking. In accordance with Diagram 15 in Appendix II, the stall length shall be 23 feet in length and eight feet in width.
812.4.7.
Interior circulation, access and traffic control in commercial districts and for commercial uses in all districts and transitional areas shall be in accordance with regulations set forth in Chapter 20 of the Mt. Lebanon Code, entitled “Zoning.”
812.4.8.
If the area within the parking limit line exceeds 3,500 square feet, two trees shall be provided for each 3,000 square feet of parking area in the parking area in accordance with Diagrams 6 and 7 in Appendix II.
812.5.
Walks and Paving.
812.5.1.
Where walks are not required to meet accessibility standards they must meet the following requirements:
812.5.1.1.
Where the walk is perpendicular to the building at entrances, a ramp shall be provided with 1% minimum, 5% maximum, gradient for first 10 feet. Beyond the ten-foot line, entrance walks shall not exceed 12% gradient. The surface of entrance paving shall be non-slip.
812.5.1.2.
Where the walk is parallel and adjacent to the building, 1% minimum longitudinal gradient or 1% minimum cross-slope to outside edge shall be provided.
812.5.1.3.
Where the walk is separated from the building by five feet or more, 1% minimum longitudinal gradient shall be provided. Crown or cross-slope walks shall have a longitudinal slope of 1% minimum and a maximum of 12%.
812.5.2.
Accessibility ramp gradient, walk gradient, requirements of railings, and treatment of pavement surfacing shall comply with applicable requirements of the Pennsylvania Department of Labor and Industry and the Uniform Federal Accessibility Standards of the Americans with Disabilities Act.
812.6.
Lawn Areas (Seeded or Sodded).
812.6.1.
The minimum slope shall be 1%.
812.6.2.
The maximum slope shall be one unit of vertical distance on three units of horizontal distance.
812.6.3.
Cut areas treated as lawn shall have rock covered with 12 inches minimum of suitable subsoil below topsoil.
812.6.4.
The depth of topsoil shall be a minimum of four inches. The maximum depth shall be 12 inches, placed in a uniform depth to prevent uneven settlement.
812.6.5.
Topsoil shall not be stripped, placed or worked while frozen or wet.
812.6.6.
The finished grade of topsoil shall be one-half inch to three-fourths inch below top of walks and curbs to provide positive drainage off walks.
812.6.7.
Lawn or ground cover areas shall be designed as a plane or convex surface.
812.6.8.
A swale for surface drainage in lawn or paved areas shall be a shallow-dished section with a uniform longitudinal fall (1% minimum, 4% maximum), and shall be used to provide a drainage system that can be easily maintained and traversed.
812.8.
Other Plantings.
812.8.1.
All plantings shall conform to the requirements of Appendix III.
812.9.
Walls, Fences and Screens.
812.9.1.
Planting screens or hedges shall not exceed three feet in height where location is such that sight lines are necessary for vehicular movement across pedestrian ways in accordance with Diagrams 6 and 7 in Appendix II.
812.9.2.
Parking facilities shall be suitably screened through the use of a fence or wall at least four feet in height or a planting screen of a four-foot minimum width and height. The fence, wall or screen planting shall be installed in accordance with Chapter 20 of the Mt. Lebanon Code entitled “Zoning.”
812.9.3.
Any portion of a parking facility which is effectively screened by a cut slope or structure shall not be required to be screened by a fence, wall or screen planting.
812.9.4.
Any parking facility abutting a fill slope exceeding one on three shall be enclosed on the slope side by a guardrail or fence of a strength sufficient to prevent vehicles using the parking facility from going over the slope.
812.11.
Lighting.
812.11.1.
All pedestrian ways and walks, steps or change of grade of walks shall be lighted at all times. Details of proposed lighting fixtures and supports and the locations thereof shall be submitted as part of the land development plan.
812.11.2.
Parking and pedestrian areas on the property shall be lighted to create a level of not less than one foot-candle when measured three feet above the pavement throughout the paved areas on the property. Such lighting may be from freestanding lampposts within the parking areas, from nearby streetlights or from lights mounted on buildings. Lighting shall be shielded or aimed so as not to create glare conditions on adjacent streets or properties. Light standards in parking areas shall be protected from accidental damage by vehicles. Pedestrian areas, plazas and walk lights shall not exceed 15 feet in height and should be designed to be harmonious with light fixtures on site.
812.11.3.
Lighting devices which produce objectionable direct or reflected glare on adjoining properties or thoroughfares shall not be permitted. No light in excess of one-half foot-candles shall be emitted on adjoining property for a distance of more than 25 feet from the property line of the property on which the source of the light is located.
812.11.4.
All lighting devices located within 100 feet of any property line adjoining a residential use or zoning classification shall be designed with shields, reflectors or refractor panels which direct and cut off the light at an angle that is less than 90°. “Cutoff angle” is defined as the angle formed by a line drawn from the direction of the light rays at the light source and a line perpendicular to the ground from the light source above which no light is emitted.
812.12.
Required Plant List. Plant types and sizes required in landscaping plans for land developments are specified in Appendix III. Plantings other than those that appear on the list in Appendix III shall be subject to approval by the Commission in accordance with the procedures specified in Part 12 of this Chapter for granting modifications.
812.13.
Required Materials. Materials required for use to construct private improvements in land developments appear in Appendix IV. Materials other than those on the list in Appendix IV shall be subject to approval by the Commission in accordance with the procedures specified in Part 12 of this Chapter for granting modifications.
All subdivision and land development plans shall be designed to meet the current standards of the Commonwealth and Federal law with respect to handicapped accessibility.
814.1.
Reservation of Recreation Land.
814.1.1.
Any land proposed development in excess of five acres shall provide 0.01 of an acre of land for each dwelling unit to be developed as recreation space.
814.1.2.
The land that is to be reserved for recreational purposes shall be developed to serve the needs of the residents in the immediate area.
814.1.3.
For planned residential developments, the minimum area requirement for recreational space shall be 20% of the total site area. For sites of five acres or more, the minimum area requirement for recreation space shall be 25% of the total site area.
814.2.
Dedication of Public Recreation Sites.
814.2.1.
Where a proposed park, playground, open space or other neighborhood recreation site shown in comprehensive plan is located in whole or in part in the proposed subdivision, the Commission may require the dedication of all or a portion of such a site in accordance with the following standards.
814.2.2.
The amount of land so dedicated for this purpose shall equal or exceed 0.02 of an acre of land for each dwelling unit.
814.2.3.
Any land to be dedicated as a requirement of this section shall be reasonably adaptable for use for active and passive parks and recreation purposes and shall be at a location accessible to the people to be served. Factors used in evaluating the adequacy of the proposed park and/or recreational area shall include size and shape, topography, geology, tree cover, access and location.
814.2.4.
Public access to the dedicated land shall be provided either by adjoining street frontages or public easement to the dedicated parcel. The easement shall be sufficiently wide so that maintenance equipment will have reasonably convenient access to the land.
814.3.
Fee in Lieu of Required Dedication.
814.3.1.
In the event that the Commission, upon the advice of the Planning Board, shall determine that the application of the standards set forth in §814.2 of this Chapter would result in an open space or public recreation site too small to be usable, or if the comprehensive plan indicates that such public recreation site should be located elsewhere, or if a suitable public recreation site cannot be properly located in the proposed subdivision, the payment of a fee in lieu of the dedication of such land shall be required in accordance with the following procedure, provided that the public recreation site on which the fee is to be expended shall be accessible to the proposed subdivision:
814.3.2.
The amount of the fee shall be substantially equal to the value of the land that would be set aside if the standards specified above were to be applied.
814.3.3.
The fee shall be paid to the municipality prior to the approval of the final Plat.
814.3.4.
All fees paid to the Municipality under this provision shall be deposited in an interest-bearing account clearly identifying the specific recreation facilities for which the fee was received. Interest earned on such accounts shall become funds of that account.
814.3.5.
Funds from such accounts shall be expended only in properly allocable portions of the cost incurred to construct the specific recreation facilities for which the funds were collected.
814.3.6.
Park or recreational fees shall be retained in recreational fee accounts for a period of three years from the date such fees were paid. Within 12 months after the expiration of the three-year period, and upon the request of the applicant, the Municipality shall refund such portion of such fee as has not been utilized, plus interest accumulated thereon from the date of payment. Any such refund shall be paid within 60 days of such request. If such request is not made within the twelve-month period, such funds shall inure to the Municipality and shall become part of the Municipality’s general fund. If the total amount of funds expended on a specific park or recreational facility exceeds the total amount of funds collected for that facility, then in no event shall funds be returned to the parties paying a recreational fee.
814.4.
Further Provisions for the Reservation and Dedication of Open Space. In the event that the Commission, upon the advice of the Planning Board, shall determine that the proposed subdivision design preserves natural topography, trees and geologic features because the developer agrees that the 80% or more of the Lots shall have a lot area exceeding 125% of the minimum lot area authorized for the zoning district in which the subdivision is located, the Commission may eliminate the required reservation as set forth in §814.1 of this Chapter and the required dedication as set forth in §814.2 of this Chapter.
815.1.
Sanitary Sewer Infrastructure Testing. All private sanitary manholes shall be vacuum tested and all private sanitary sewer lines shall be lamped and air tested by the developer in the presence of the Municipal Engineer or Inspector. Air tests shall be conducted in accordance with current standard engineering practices.
815.2.
Testing of Materials. If required by the municipal engineer, all construction materials used in sewers, streets, sidewalks and other required private improvements shall be tested by a qualified testing laboratory. The cost for such tests shall be borne by the developer.
815.3.
Stormwater Infrastructure Testing. All private stormwater management systems must be tested at the time of installation in accordance with current standard engineering practices. The Municipal Engineer shall be present if requested by the applicant or required by the Municipality. The Owner of any property containing a private stormwater management system shall provide an annual inspection report and certification of performance to the Municipality.
Copies of the test reports shall be provided to the municipal engineer and to the developer. |
816.1.
Landscape Requirements.
816.1.1.
General Landscaping. Any portion of a developed lot or property that is not used for the location of buildings, structures, accessory uses, off-street parking, loading areas, sidewalks or similar features shall be landscaped. Mulch, stone and other non-vegetative material shall not be substituted for landscaping. Paving that exceeds requirements for off-street parking areas, driveways, loading areas and sidewalks shall not be substituted for landscaping.
816.1.2.
Off-Street Parking Areas. A minimum of 25 square feet of landscaping shall be provided for each parking space in parking lots with up to 100 parking spaces. For parking lots with more than 100 parking spaces, a minimum 30 square feet of landscaping shall be provided for each parking space. Required landscaping shall take the form of planter strips, landscaped areas, or perimeter landscaping. The landscaping shall include at least one tree for every 10 parking spaces, or fraction thereof. Landscaped areas shall be dispersed throughout the parking lot. Planter strips, landscaped areas, and perimeter landscaped areas shall have a minimum width of five feet. These trees shall be in addition to any required open space tree or street tree.
816.1.3.
Street trees. At least one street tree shall be provided for each lot or 40 linear feet of property adjoining a public street. Street trees shall be installed within 20 feet of street curb. Trees planted within the sidewalk must have a minimum non-paved planting area of 30 square feet, with a minimum depth of three feet and a minimum width of three feet. In cases where there is an existing pattern of street trees, compatible new trees shall be planted according to the existing tree spacing and pattern to the greatest extent possible. These trees shall be in addition to the trees provided in any parking area or any required open space tree.
816.1.4.
Trees for Open Spaces. In any nonresidential development, one deciduous tree shall be planted per 2,500 square feet of building footprint. These trees shall be in addition to the trees required in any parking area or any required street tree.
816.2.
Screening Requirements. The following features shall be screened on all sides except those sides that are physically adjacent to other features required to be screened. If items 1, 2 or 3 below face a residential zone, they must be equipped with a movable screen (i.e. fence, gate, or door):
1 | Refuse receptacles and waste removal areas. |
2 | Open storage and open structures. |
3 | Open receiving areas, service yards, and exterior work areas. |
4 | Off-street parking areas. |
Required screening shall comply with the following standards. All items noted above shall be located such that the access location is not on the street side of any residential lot, and does not face on to the street side of any other residential lot. All items noted above are required to be screened from view from adjacent property and rights-of-way, with a visual barrier as defined in this section. | |
816.2.1.
Required screening shall be provided in the form of new or existing natural plantings, walls and fences, topographic changes, buildings, horizontal separation, or a combination, according to the provisions of this chapter.
816.2.1.1.
Screening with Landscaping. Landscape screening shall be a minimum depth of five feet, and plant materials shall be a minimum height of 24 inches at the time of planting. Evergreen plants or plants with dense structure year-round shall be employed.
816.2.1.2.
Fences and Walls. Walls or fences shall be compatible with architectural style and building materials, shall be constructed of appropriate materials, including, but not limited to, iron grating, wood, stone, or brick, and shall provide the required degree of opacity, durability and aesthetic compatibility with the surrounding context. The finished side of a fence or wall shall be placed on the outside of the fenced area. Landscaping may be combined with walls or fences to achieve the required screening. Walls greater than 40 feet in length shall incorporate some form of visual relief, including, but not limited to, pattern breaks, varying wall construction, vertical features such as columns, differing construction materials, or a combination of the above.
816.2.1.3.
Topographic Changes. Changes in topography, such as changes in grade or earthen berms may be used to provide required screening. The slope of the topographical change shall be of a grade that is suitable for maintenance and soil stability. All slopes are to be planted.
816.2.1.4.
Buildings. Buildings or structures on the same site may be used for screening, as long as the buildings or structures are not erected for the sole purpose of screening and meet all other requirements of this code.
816.2.1.5.
Horizontal separation. Distance between a use or object to be screened and the adjoining property or public right-of-way, may be used in combination with landscaping to provide required screening. The Zoning Administrator may approve a reduction in screening requirements with additional separation beyond required setbacks.
816.2.1.6.
Height. Required screening shall be at least as tall as the object to be screened and need not exceed 8½ feet. Parking lots shall be screened to a minimum height of 36inches inches but not obstruct sight lines. The Zoning Administrator may approve a reduction in screening requirements with additional separation beyond required setbacks. Planting screens shall not exceed 24 inches in height where location is such that sight lines are necessary for vehicular movement.
816.2.2.
The screen shall be designed and installed so that the object being screened is not more than 20% visible when viewed through the screen.
816.2.3.
Location of Screening. Any screening required by this section shall be located within the property lines of the lot containing the use subject to screening.
816.3.
Plant Material and Maintenance Standards.
816.3.1.
The selection of plant materials shall be based upon Mt. Lebanon’s climate and soils, and the selection of native and indigenous plant materials is strongly encouraged. See Appendix III for a list of allowable and preferred plant species.
816.3.2.
All required trees shall be a minimum of two inches in caliper at breast height and all required shrubs shall be a minimum of 24 inches at the time of planting. Shrubs used for screening shall reach a minimum of 42 inches by the third growing season.
816.4.
Installation Maintenance and Replacement.
816.4.1.
All landscaping shall be installed according to sound nursery practices in a manner designed to encourage vigorous growth. All landscape material, living and non-living, shall be healthy and in place prior to issuance of final Occupancy Certificate. A temporary Certificate of Occupancy may be issued prior to installation of required landscaping if written assurances and financial guarantees are submitted ensuring that planting will take place when planting season arrives.
816.4.2.
Trees, shrubs, fences, walls and other landscape features depicted on plans approved by the Municipality shall be considered as elements of the project in the same manner as parking, building materials and other details are elements of the plan.
The land owner, or successors in interest, or agent, if any, shall be jointly and severally responsible for the following:
816.4.2.1.
Regular maintenance of all landscaping in good condition and in a way that presents a healthy, neat, and orderly appearance. All landscaping shall be maintained free from disease, pests, weeds and litter. This maintenance shall include weeding, watering, fertilizing, pruning, mowing, edging, mulching or other maintenance, as needed and in accordance with acceptable horticultural practices;
816.4.2.2.
The repair or replacement of required landscape structures (e.g., walls, fences) to a structurally sound condition;
816.4.2.3.
The regular maintenance, repair, or replacement, where necessary, of any landscaping required by this chapter; and
816.4.2.4.
Continuous maintenance of the site.
817.1.
Pervious Pavement Requirements. Pervious pavement systems, capable of carrying a wheel load of four thousand (4,000) pounds, including pervious asphalt, pervious concrete, modular pavers designed to funnel water between blocks, lattice or honeycomb-shaped concrete grids with turf grass or gravel filled voids to funnel water, plastic geocells with turf grass or gravel, reinforced turf grass or gravel with overlaid or embedded meshes, or similar structured and durable systems are permitted. Gravel, turf, or other materials that are not part of a structured system designed to manage stormwater shall not be considered pervious pavement or a pervious pavement system. Pervious pavement and pervious pavement systems shall meet the following conditions:
817.1.1.
All materials shall be installed per industry standards. Appropriate soils and site conditions shall exist for the pervious pavement or pervious pavement system to function. For parking lots of 10 spaces or more infiltration testing shall be performed and documentation that verifies appropriate soils and site conditions shall be provided.
817.1.2.
All materials shall be maintained per industry standards. The Owner must submit a signed and recorded maintenance document to the Municipality. The pervious pavement must be cleaned a minimum of every two years and will be inspected every year by the Municipality. Areas damaged by snow plows or other vehicles shall be promptly repaired. Gravel that has migrated from the pervious pavement systems onto adjacent areas shall be swept and removed regularly.
817.1.3.
Pervious pavements shall not be used on areas where the slope is greater than 5% or driveways routinely used by large trucks and buses.
817.1.4.
All pervious pavement for accessible parking spaces or the accessible route from the accessible space to the principal structure or use served must meet ADA guidelines.
817.1.5.
Pervious pavement or pervious pavement systems shall be prohibited in areas used for the dispensing of gasoline or other engine fuels or where hazardous liquids could be absorbed into the soil through the pervious pavement or pervious pavement system.
817.1.6.
Pervious pavement or pervious pavement systems, except for pervious asphalt, pervious concrete, or modular pavers shall not be used for drive aisles or driveways.
817.1.7.
Pervious pavement or pervious pavement systems that utilize turf grass shall be limited to overflow parking spaces that are not utilized for required parking and that are not occupied on a daily or regular basis.
817.1.8.
Pervious pavement shall count as 80% impervious surface in any zoning district for the purposes of impervious surface coverage calculations.
817.1.9.
Parking areas shall have the parking spaces marked as required by this chapter except that pervious pavement systems that utilize gravel or turf may use alternative markings to indicate the location of the parking space, including, but not limited to, markings at the end of spaces on the drive aisle or curbing, wheel stops, or concrete or paver strips in lieu of painted lines.
817.1.10.
Off-street parking areas and driveways accessory to a single-family dwelling may be surfaced with a pervious paving system installed and maintained per industry standards.
817.1.10.1.
Ribbon driveways that consist of two-wheel tracks with a turf median are permitted to single- and two-family dwellings. Each wheel track shall be surfaced in compliance with the requirements of this chapter and shall be at least 3½ feet in width. The width of the driveway as measured from the outside edges of each wheel track shall not be less than minimum driveway width requirements of this chapter. The median shall not exceed three feet in width.