Article V Design Standards

The locations and width of all streets shall conform to the "Official Plan" or to such parts thereof as may have been adopted by the Municipality.

The proposed street system shall extend existing or other streets on the "Official Plans" at the same width or larger but in no case at less than the required minimum width.

Where, in the opinion of the Municipal Planning Commission or Municipal Officials, it is desirable to provide for street access to adjoining property, street stubs shall be extended by dedication to the boundary of such property.

New minor streets shall be so designed as to discourage through traffic, but the subdivider shall give adequate continuation of major and collector streets into and from adjoining properties.

Where a subdivision abuts or contains an existing street of improper width or alignment, the Municipal Planning Commission or Municipal Officials may require the dedication of land sufficient to widen the street or correct the alignment.

Private streets (streets not to be offered for dedication) are prohibited.

Partial and half streets: New half or partial streets shall be prohibited except where essential for reasonable subdivision of a tract in conformance with the other requirements and standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be obtained.

Street widths: Minimum street right-of-way and pavement widths shall be as shown on the "Official Plans" or if not shown on such plans, shall be as follows. Refer to PennDOT publication on the construction of local streets if adequate information is not indicated on the following chart.

Restriction of access:

Whenever a subdivision abuts or contains an existing or proposed street with a right-of-way of 80' or more, the Municipal Planning Commission or Municipal Officials may require reconstruction of access to said street by:

Provision of reverse frontage lots.

Provision of service streets along the rear of the abutting lots, together with prohibition of private driveways intersecting the major streets.

Provision of marginal access streets, provided that the reserve strips establishing such marginal access streets shall be definitely placed within the jurisdiction of the Municipality under an agreement meeting the approval of the Municipality's Solicitor.

Except as specified under Subsection C above, reserve strips shall be prohibited.

Street grades:

There shall be a minimum center line grade of 3/4%.

Center line grades shall not exceed the following:

Minor street — 10%.

Collector street — 6%.

Major street — 6%.

(d)

Street intersection — 5%.

Grades up to 12% may be permitted on a through minor street where access to the street is possible over streets with grades of 10% or less.

Horizontal curves:

Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.

To ensure adequate sight distance, minimum center line radii for horizontal curves shall be as follows:

Minor streets - 150'.

Collector streets - 300'.

Major streets - 500'.

A tangent of at least 100' shall be introduced between all horizontal curves on collector and major streets.

To the greatest extent possible, combinations of the minimum radius and maximum grade shall be avoided.

Vertical curves (dip): At all changes of street grades where the algebraic difference exceeds 1%, vertical curves shall be provided to allow an easy or smooth transition.

Intersections:

Streets shall intersect as nearly as possible at right angles, and no street shall intersect another at an angle of less than 60° or more than 120°.

No more than two streets shall intersect at the same point.

Streets intersecting another street shall either intersect directly opposite to each other or shall be separated by at least 150' between center lines measured along the center line of the street being intersected.

Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 5% within 50' of the intersection of the nearest right-of-way lines.

Intersections with major streets shall be located not less than 1,000' apart measured from center line to center line along the center line of the major street.

Street curb intersections shall be rounded by a tangential arc with a minimum radius of:

Thirty-five feet for intersections involving only minor streets.

Fifty feet for all intersections involving a collector street.

Fifty feet for all intersections involving a major street.

(7)

Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.

Sight distance at intersections:

Clear sight triangles shall be provided at all street intersections. Within such triangles, no vision-obstructing object other than utility poles shall be permitted which obscures vision above the height of 30" and below 10' measured from the center line grade of intersecting streets. Such triangles shall be established from a distance of:

Seventy-five feet from the point of intersection of the center line, except that:

Clear sight triangles of 150' shall be provided for all intersections with major streets. (See Appendix.)

Wherever a portion of the line of such triangles occurs behind (i.e., from the street) the building reserve (setback) line, such portion shall be shown on the Final Plan of the subdivision and shall be considered a building setback (reserve) line.

Cul-de-sac streets:

Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.

Any dead-end street for access to an adjoining property or because of authorized stage development shall be provided with a temporary all-weather turnaround within the subdivision, and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.

Cul-de-sac streets, permanently designed as such, shall not exceed 600' in length and shall not furnish access to more than 20 dwelling units.

Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street in full width.

All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turn-around. The minimum radius to the pavement edge or curb line shall be 40' and the minimum radius of the right-of-way shall be 50'.

Drainage of cul-de-sac streets shall preferably be towards the open end. If drainage is toward the closed end it shall be conducted away in an underground storm sewer.

(7)

The center line grade on a cul-de-sac shall not exceed 10%, and the grade of the diameter of the turn-around shall not exceed 5%.

(8)

All cul-de-sac street widths shall follow the same minimum street widths as prescribed for minor streets.

Street names:

Proposed streets which are obviously in alignment with others already existing and named, shall bear the names of the existing streets.

In no case shall the name of a proposed street be the same as or similar to an existing street name in the Municipality and in the postal district, irrespective of the use of the suffix street, road, avenue, boulevard, driveway, place, court, lane, etc.

All street names shall be subject to the approval of the Municipal Officials and local Postmaster.

Service streets (alleys):

Service streets may be permitted, provided that the subdivider produces evidence satisfactory to the Municipal Planning Commission or the Municipal Officials of the need for such service streets.

No part of any structure shall be located within 20' of the center line of a service street.

Dead-end service streets shall be avoided, but where this proves impossible, dead-end service streets shall terminate with a paved circular turn-around or equal with a minimum radius of the outer pavement edge of 40'.

Service street intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be rounded or cut back sufficiently to permit safe vehicular circulation.

Driveway:

Private driveways on corner lots shall be located at least 40' from the point of intersection of the nearest street right-of-way lines.

In order to provide safe and convenient means of access, grades on private driveways shall not exceed 7%. Entrances should be rounded at a minimum radius of 5', or should have a flare construction that is equivalent to the radius at the point of intersection with the cartway edge.

§ 164-24 Blocks.

Layout: The length, width, and shape of blocks shall be determined with due regard to:

Provision of adequate sites for buildings of the type proposed.

Zoning requirements.

Topography.

Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with major streets.

Length:

Blocks shall have a maximum length of 1,600' and a minimum length of 500', provided however that the Municipal Planning Commission or Municipal Officials may decrease the maximum and/or minimum lengths of blocks if in the opinion of either body, topography of the land in question and/or surface water drainage condition warrant such a decrease.

In the design of blocks longer than 1,000', special consideration shall be given to the requirements of satisfactory fire protection.

Where practicable, blocks along major and collector streets shall not be less than 1,000' long.

Crosswalks:

Crosswalks shall be required in blocks of over 1,000' or wherever necessary to facilitate pedestrian circulation and to give access to community facilities.

Such crosswalks shall have a right-of-way width of not less than 10' and a paved walk of not less than 5'.

Depth: Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where prevented by the size, topographical conditions, or other inherent conditions of property, in which case the Municipal Planning Commission or Municipal Officials may approve a single tier of lots.

Commercial and industrial blocks: Blocks in commercial and industrial areas may vary from the element of design detailed above as required by the nature of the use.

§ 164-25 Lots and parcels.

General standards:

Insofar as practical, side lot lines should be at right angles to straight street lines or radial to curved street lines.

Where feasible, lot lines should follow municipal boundaries rather than cross them in order to avoid jurisdictional problems.

Generally, the depth of residential lots should be not less than one time their width.

Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, etc.

If, after subdividing, there exists remnants of land, they shall be either:

Incorporated in existing or proposed lots; or

Legally dedicated to public use, if acceptable to the Municipality.

Lot frontage:

All lots shall have direct access to a public street, existing or proposed, that meets the requirements of these regulations.

Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major streets.

§ 164-27 Soil testing requirements for on-lot sewage disposal service areas.

All residential reverse frontage lots shall have, within such rear yard and immediately adjacent to the right-of-way, a planting screen easement of at least 10' in width, across which there shall be no right of access.

Lot size and setback: Lot dimensions, areas, and setbacks shall not be less than specified by the Municipal Zoning Ordinance.[1]

[1]

Editor's Note: See Ch. 193, Zoning.

§ 164-26 Sanitary sewage disposal.

Sanitary sewers shall be designed and constructed in strict accordance with Department of Environmental Protection Standards of the Commonwealth of Pennsylvania and Municipal (Borough/Authority) construction standards.

Sanitary sewers shall not be used to carry stormwater.

Where it is necessary and feasible to rely upon on-lot sewage disposal systems, said systems must meet all minimum requirements and standards of the Pennsylvania Sewage Facilities 537, the Pennsylvania Code, Title 25 Environmental Protection, Chapters 71 through 73; the Municipal Zoning Ordinance,[1] and any amendments or supplements thereto or any regulations adopted pursuant thereto. Within the Municipality, the provisions of the Act/Code are administered by the Municipal Sewage Enforcement Officer(s).

[1]

Editor's Note: See Ch. 193, Zoning.

If sanitary on-lot sewage disposal facilities are to be utilized, the Municipality may require that the subdivider submit an Economic Feasibility Report. Such Report shall compare the cost of providing on-site facilities and the cost of connecting to a public sanitary sewer.

Soil tests shall be performed for all subdivisions wherein residential buildings and/or other buildings requiring sewage disposal, at the time of construction, will not be connected to a public or community sanitary sewage disposal system.

Soil tests shall be performed in accordance with the procedures required by the Pennsylvania Department of Environmental Protection, by the Municipal Sewage Enforcement Officer.

The results of the soil tests shall be analyzed by the Municipal Planning Commission and Municipal Officials in conjunction with the Pennsylvania Department of Environmental Protection in relation to the physical characteristics of the tract being subdivided and of the general area surrounding the tract being subdivided, and the Final Plan lot layout shall be based on this analysis.

If the analysis of the soil test results reveals that the site is unsuitable for the intended use at the lot size proposed, the Municipal Planning Commission or the Municipal Officials may require that the lot size(s) be increased in accordance with the test results or that additional tests be made on each proposed lot at the location of the contemplated disposal facilities, and the data submitted for review.

§ 164-28 Water supply.

If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Municipality that the subdivision or development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or other utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.

Where individual on-site water supply system(s) are to be utilized, each lot so served shall be of a size and shape to allow safe location of such a system and wells shall be placed uphill from sewage disposal systems and shall not be within 100' of any part of the absorption field of any on-site sanitary sewage disposal system, nor within 50' from lakes, streams, ponds, quarries, etc.

Where individual on-site water supply system(s) are to be utilized, it is recommended that the subdivider provide at least one test well for each 10 proposed dwelling units. Such wells should be drilled, cased, and grout sealed into bedrock at least 50' deep, having a production capacity of at least five gallons per minute of safe potable drinking water as certified by State or Municipal health officer.

§ 164-29 Stormwater drainage.

Any landowner and any person engaged in the alteration or development of land which may affect stormwater runoff characteristics shall implement such measures consistent with the provisions of the applicable watershed stormwater management plan as are reasonably necessary to prevent injury to health, and of person's safety and/or damage to adjacent property. Such measures shall include such actions as are required: 1. to assure that the maximum rate of stormwater runoff is no greater after development than prior to development activities; or 2. to manage the quantity, velocity and direction of resulting stormwater runoff in a manner which otherwise adequately protects health and property from possible injury.

General criteria.

The stormwater management plan must consider all the stormwater runoff flowing over the project site.

All stormwater runoff easements and detention controls shall be located and designed by a person qualified and/or experienced in the location and design of such structures.

The method used in calculating stormwater runoff shall be the method designated in the Municipal Stormwater Management Ordinance.

Stormwater roof drains and pipes shall discharge water into cisterns, french drains (where soils are suitable), sheet drains or other stormwater runoff dispersion and absorption control device and not into storm sewers unless recommended in the watershed stormwater plan.

No discharge of toxic materials into any stormwater management system is permitted.

Flow velocities from any storm drain may not result in a deflection of the receiving channel.

(7)

Developers are encouraged to consult the following stormwater management and erosion sedimentation control publications in preparing their plans.

Chapter 102, Erosion Control, Title 25, Rules and Regulations of the Department of Environmental Protection.

Chapter 105, Water Obstructions and Encroachments, Title 25, Rules and Regulations of the Department of Environmental Protection.

Engineering Field Manual for Conservation Practices, 1975, U. S. Department of Agriculture, Soil Conservation Service.

(d)

Erosion and Sediment Control Handbook, Beaver County Conservation District.

(e)

Guidelines for Storm Water Management, Department of Environmental Protection, Bureau of Dams and Waterway Management.

(f)

Soil Erosion and Sedimentation Control Manual, Department of Environmental Protection, Bureau of Soil and Water Conservation and Bureau of Water Quality Management.

(g)

Urban Hydrology for Small Watersheds, Technical Release No. 55, Soil Conservation Service, U.S. Department of Agriculture, January, 1975.

(h)

Act 167 Stormwater Management Plan, Beaver County.

(i)

PennDOT Design Manual II (Publication 13), Section 10.

Specific criteria.

Refer to the Municipal Stormwater Management Ordinance.[1]

[1]

Editor's Note: See Ch. 162, Stormwater Management.

§ 164-30 Public use and service area.

Public open spaces:

In reviewing subdivision plans, the Municipal Planning Commission and Municipal Officials should consider whether community facilities, especially schools, in the area are adequate to serve the needs of the additional dwellings proposed by the subdivision.

Subdividers and the Municipality shall give earnest consideration to providing facilities or reserving areas for facilities normally required in residential neighborhoods, including churches, libraries, schools and other public buildings; parks, playgrounds and playfields, shopping and local business centers. Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use of the proposed facility. Prior to the preparation of plans, subdividers of large tracts should review with the Municipal Planning Commission or Municipal Officials the minimum standards for various community facilities applicable to the tract being subdivided.

In subdivisions which are intended to provide housing, the Municipal Planning Commission or Municipal Officials shall consider the need for suitable open areas for recreation and shall make a recommendation thereon. However, if the Municipality has a formally-adopted recreation plan, then the land area to be dedicated, or the fees to be paid in lieu thereof, shall conform to said recreation plan and shall be a condition precedent to Final Plan approval.

Community assets: Consideration shall be shown for all natural features such as large trees, watercourses, historic areas and structures, and similar community assets which, if preserved, will add attractiveness and value to the remainder of the subdivision.

Utility easements:

A temporary construction easement of 30 feet and a permanent maintenance easement of 15 feet shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to service the abutting lots. No structures or trees shall be placed within such easements.

To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.

There shall be a minimum distance of 50', measured in the shortest distance, between any proposed dwelling unit and any petroleum, petroleum products, or natural gas transmission line which traverses the subdivision.

Subdividers are urged to avail themselves of the services provided by the various public utility companies in determining the proper locations for utility line easements.