The following standards shall be applied by the Planning Commission
or Council in evaluating plans submitted for review and/or approval. It is
intended that these standards shall be considered the minimum requirements
and may be modified as necessary to protect the health, safety and general
welfare of the public.
The following requirements and guiding principles for subdivisions and
land developments shall be observed with respect to factors affecting the
suitability of the site for such development:
A.
The subdivision or land development plan shall conform
to the City Comprehensive Plan and Official Map.
B.
A subdivision or land development must be coordinated
with existing land development in the neighborhood so that the entire area
may be developed harmoniously.
C.
Land proposed for subdivision or land development shall
not be developed or changed by grading, excavated, filling, drainage or the
removal or destruction of the natural topsoil, trees, vegetative cover or
wetlands unless provisions for minimizing erosion and sedimentation and wetland
protection are provided as required by the erosion control and wetland regulations
of the Pennsylvania Department of Environmental Resources (25 Pennsylvania
Code, Chapters 102 and 105).
D.
In a development where the average slope exceeds twelve
percent (12%), the Planning Commission may require modifications to these
regulations.
E.
Preservation of natural and historic features.
(1)
In all developments, every precaution shall be taken
to preserve all natural and historic features determined to be worthy of preservation.
Examples of such features would include, but not be limited to, large trees
and stands of trees, bodies of water, historic areas and structures and scenic
views. To ensure the protection of such features, the Planning Commission
may require the following additional information to be submitted:
(2)
In proposed subdivision or land developments of five
(5) or more acres, the following additional information shall be provided
to the Planning Commission and Council:
(a)
Certification from the Pennsylvania Historical and Museum
Commission that no structures or sites of historical or archaeological significance
are present.
(b)
Certification from the Westmoreland County Planning Commission
and United States Environmental Protection Agency that no hazardous or toxic
waste sites are present.
(c)
Certification from the United States Fish and Wildlife
Service, Pennsylvania Fish Commission and Pennsylvania Game Commission that
no rare or endangered species are present.
(d)
Certification from a registered professional engineer,
the United States Army Corps of Engineers, Westmoreland County Conservation
District, Pennsylvania Department of Environmental Resources or other recognized
authority that no wetlands are present.
F.
Land subject to hazards of life, health or property or
considered uninhabitable for other reasons may not be developed unless the
hazards have been removed or the plans show adequate safeguards against them.
A.
General standards.
(1)
In all developments, streets proposed to be constructed
shall be constructed to protect the health, safety and general welfare of
the public. To ensure such protection, the Planning Commission or Council
may require the following information to be submitted:
(a)
Projection of average daily and peak-hour traffic volumes
on proposed streets and at proposed intersections for the proposed design
year and a ten-year design year projection.
(b)
Projections as above for turning movements at proposed
intersections.
(c)
Projections as above for traffic volumes and turning
movements from driveways onto city, county or state streets.
(d)
Movement patterns within parking lot areas.
(e)
Projected trip distribution movements from the proposed
development onto adjacent city and state streets to the first arterial street
and projected turning movements onto that street.
(f)
Traffic projections shall be reported by vehicle class
and certified by a registered professional engineer or other recognized authority.
(2)
In addition, all streets proposed to be constructed under
the provisions of this chapter shall conform to the following requirements:
(a)
Streets shall be logically related to topography so as
to produce reasonable grades, satisfactory drainage and suitable building
sites.
(b)
Residential streets shall be so laid out as to discourage
through traffic; however, proposed streets shall be planned with regard to
the existing street system, topographical conditions, public convenience in
terms of fire protection and pedestrian traffic, probable volumes of traffic,
existing and proposed use of land on abutting properties and future extensions
of the street system.
(c)
When a subdivision abuts or contains an existing or proposed
primary or secondary highway, the Planning Commission or Council may require
a marginal access street, reverse frontage or other treatment which will project
protection for abutting properties, reduction of the number of intersections
and separation of local from through traffic.
(d)
No street shall terminate into a dead end. Any street
dead-ended for access to adjoining property or because of authorized staged
construction shall be provided with a temporary bituminous turnaround, and
the use of such turnaround shall be guaranteed to the public until such time
as the street is continued.
(e)
Private streets (streets not offered for dedication to public use) are prohibited unless they meet the design and improvement standards of this chapter and unless the subdivider or developer submits and records the agreement set forth in § 185-16D(3).
(f)
The proposed street system shall extend existing or recorded
streets at the same width but in no case at less than the required minimum
width.
B.
Street widths.
(1)
Minimum street right-of-way and cartway widths shall
be as follows:
|
Street Type
|
Right-of-Way Width
|
Cartway Width
| |
|---|---|---|---|
|
Arterial
|
As determined by Planning Commission after consultation with the Pennsylvania
Department of Transportation or other appropriate officials
|
As determined by Planning Commission after consultation with the Pennsylvania
Department of Transportation or other appropriate officials
| |
|
Collector and minor
|
50 feet
|
28 feet
| |
|
Alley or service drive
|
20 feet
|
20 feet
|
(2)
Provisions for additional street width (right-of-way,
cartway or both) may be required when determined to be necessary in specific
cases:
(a)
For public safety and convenience.
(b)
For parking in commercial and industrial areas and in
areas of high-density development.
(c)
For widening of existing street where the width or alignment
does not meet the requirements of the preceding subsections.
(d)
Where topographic conditions require excessive cuts or
fills.
C.
Street grades.
(1)
The grades of streets shall not be less than the minimum
nor more than the maximum requirements listed below:
|
Street Type
|
Minimum Grade
|
Maximum Grade
| |
|---|---|---|---|
|
Arterial
|
As determined after consultation with the Pennsylvania Department of
Transportation or other appropriate professionals
|
As determined after consultation with the Pennsylvania Department of
Transportation or other appropriate professionals
| |
|
Other
|
0.5% when curbs are used
|
12%
| |
|
Alleys
|
1.0% without curbs
|
12%
|
(2)
Vertical curves shall be used in changes of grade when
the difference exceeds one percent (1%) and shall be designed for maximum
visibility.
(3)
On permission of the Planning Commission or Council,
minor street grade under special topographic conditions may exceed twelve
percent (12%) for distances less than one hundred (100) feet, provided that
the grade does not in any case exceed fifteen percent (15%).
D.
Curves.
(1)
Where connecting street lines deflect from each other
at one (1) point by more than ten degrees (10º), the line must be connected
with a true, circular curve. The minimum radius of the center line for the
curve must be as follows:
|
Type of Street
|
Minimum Radius
(feet)
| |
|---|---|---|
|
Collector
|
300
| |
|
Minor
|
150
|
(2)
Straight portions of the street must be tangent to the
beginning or end of curves. Except for minor streets, there must be a tangent
of at least one hundred (100) feet between reverse curves.
E.
Sight distance.
(1)
Proper sight distance shall be provided with respect
to both horizontal and vertical road alignments. The sight distance measured
from the center line four and five-tenths (4.5) feet above grade shall be
as follows:
|
Type of Street
|
Sight Distance
(feet)
| |
|---|---|---|
|
Arterial
|
400
| |
|
Collector
|
200
| |
|
Minor
|
200
|
(2)
There shall be provided and maintained at all intersections
a clear-sight triangle with a line of sight between points one hundred fifty
(150) feet from the intersection of the street center lines. No building or
other obstruction that would obscure the vision of a motorist shall be permitted
within these areas.
(3)
Proper sight distance shall be provided with respect
to both horizontal and vertical road alignments at all intersections.
F.
Cul-de-sac streets. Permanent cul-de-sac streets shall
not exceed five hundred (500) feet in length and shall be provided with a
paved turnaround having a minimum diameter of eighty (80) feet and legal right-of-way
of one hundred (100) feet in diameter, except in nonresidential areas where
cul-de-sac streets may exceed five hundred (500) feet in length when, under
special circumstances, the Planning Commission recommends and Council agrees
that such additional length is necessary and advisable. All culs-de-sac shall
be fully paved without grass plots or other decorative areas in the center
thereof. The paving of culs-de-sac shall meet all requirements for paving
and curbing of streets.
G.
Intersections.
(1)
No intersection shall involve the junction of more than
two (2) streets.
(2)
Right-angle intersections shall be used whenever possible.
In no instance, however, shall streets intersect at an angle of less than
seventy-five degrees (75º).
(3)
Intersections shall be approached on all sides by leveling
areas. Where the grades exceed seven percent (7%), such leveling areas shall
have a minimum length of one hundred (100) feet (measured from the intersection
of the center lines) within which no grade shall exceed a maximum of four
percent (4%).
(4)
All streets intersecting a highway under the jurisdiction
of the Pennsylvania Department of Transportation shall be subject to the approval
of said Department. The developer shall furnish evidence of such approval
in the form of a Pennsylvania Department of Transportation highway occupancy
permit.
(5)
Design of curb or edge of pavements must take into account
such factors as types of turning vehicles, likely speeds of traffic and angle
of turn, but in no instance shall the radius of the curb or edge of pavement
be less than the following:
|
Intersection
|
Curve Radius
(feet)
| |
|---|---|---|
|
Minor with minor
|
15
| |
|
Minor with collector
|
25
| |
|
Collector with collector
|
5
|
(6)
Minor and collector streets shall not intersect arterial
streets on the same side at less than eight-hundred-foot intervals and shall
be in alignment with any existing or proposed streets intersecting from the
opposite side. If two (2) streets that intersect one another from opposite
sides cannot be aligned, then a distance of at least one hundred fifty (150)
feet shall be provided between the two (2) intersecting center lines.
H.
Slope of bank along streets. The slope of banks along
a street measured perpendicular to the street center line shall be no steeper
than the following:
I.
Partial and half-streets. The dedication of half-streets
at the perimeter of new developments is prohibited, except to complete existing
half-streets.
J.
Names of streets. Names of new streets shall not duplicate
or approximate existing or platted street names or approximate such names
by the use of suffixes such as "lane," "way," "drive," "court," "avenue" or
similar designations. In approving the names, consideration shall be given
to existing or platted street names within the postal delivery district served
by the local post office. New streets shall bear the same name or number of
any continuation or alignment with an existing street. It shall be the responsibility
of the developer or subdivider to erect street name signposts of such size
and materials as the Council shall designate, taking into consideration the
area, nature and size of the subdivision.
K.
Reserve strips. Controlling access to streets by reserve
strips is prohibited.
L.
Alleys. Alleys may be included in all developments; however,
the use thereof shall be discouraged in single-family residential developments
except for the provision of access to portions of the development so located
that access by other means would be difficult or impossible or where alleys
exist adjacent to the proposed development and the extension of them to the
proposed development would not be detrimental.
A.
General standards. Off-street vehicular parking facilities
shall be provided in accordance with the following standards:
(1)
Off-street parking facilities may be located on any required
side, front or rear yard but not within the street right-of-way.
(2)
Except when provided for single-family or semidetached dwelling units, off-street parking areas shall be surfaced with a minimum of four (4) inches of stone base and shall be properly graded and designed to dispose of all surface water in a manner prescribed by Chapter 178, Stormwater Management.
(3)
Commercial and industrial parking areas shall be arranged
and marked for the orderly and safe movement, loading, parking and storage
of vehicles and shall be adequately illuminated if designed for use by more
than ten (10) cars after dusk.
(4)
If determined necessary by the Planning Commission or
Council, commercial and industrial parking areas which provide more than five
(5) parking spaces shall be screened from any abutting property used for residential
purposes. Screening may be accomplished by the placement of adequate buildings,
a solid fence high enough to provide screening and/or provision and maintenance
of solid planting in the form of contiguous evergreen shrubs or other suitable
landscaping as approved by the Planning Commission or Council.
B.
Loading and unloading space.
(1)
All commercial and industrial establishments shall provide
loading and unloading and commercial vehicle storage space adequate for their
needs. This required space will be provided in addition to established requirements
for patron and employee parking. In no case where a building is erected, converted
or enlarged for commercial, manufacturing or business purposes shall the public
right-of-way be used for loading or unloading of materials.
(2)
The minimum size loading space shall be fifty (50) feet
in depth and twelve (12) feet in width, with an overhead clearance of fourteen
(14) feet.
C.
Table of spaces by use.
(1)
Each off-street parking area shall provide for parking
spaces at a minimum area of one hundred eighty (180) square feet. Where access
to such area is from a public street, adequate turnaround space shall be provided
behind the right-of-way line.
(2)
The number of spaces to be provided shall be governed
by the following table:
|
Use
|
Number of Spaces
| |
|---|---|---|
|
Offices, retail businesses and service establishments
|
1 for each 300 square feet of floor space
| |
|
Restaurants, taverns and nightclubs
|
1 for every 2.5 seats and 1 for each employee
| |
|
Professional offices or clinics
|
5 for each professional person, unless the applicant can satisfactorily
demonstrate a need for fewer spaces, but in no case fewer than 3
| |
|
Motels and hotels
|
1.5 for each sleeping room and 1 for each employee on the shift employing
the maximum number of employees
| |
|
Theaters and auditoriums
|
1 for every 2.5 seats
| |
|
Social halls, clubs and lodges
|
1 for each 200 square feet of floor area
| |
|
Bowling alleys
|
2 for each alley and 1 for each employee
| |
|
Residential dwellings
|
According to type of dwelling (see lot sizes by type of development)
| |
|
Funeral homes
|
1 for each 5 seats
| |
|
Rooming houses and dormitories
|
1 for each 2 beds
| |
|
Manufacturing plants and laboratories
|
1 for every 3 employees
| |
|
Wholesale establishments and warehouses
|
1 for every 2 employees
| |
|
Churches
|
1 for every 3.5 seats
| |
|
Barber- and beauty shops
|
2 for each service chair and 1 for each employee
|
A.
Residential. Access drives to any public street or highway
in a residential area shall be governed by the following:
(1)
An access drive may not exceed twenty (20) feet in width
at its intersection with a public street or highway, as it crosses through
the right-of-way of said street or highway, and for an additional ten (10)
feet beyond said right-of-way line to the residence which it serves.
(2)
The number of access drives may not exceed two (2) per
lot.
(3)
An access drive may not cross a street right-of-way line:
(a)
Within five (5) feet of a property line, except for common
access for two (2) dwellings.
(b)
Within fifty (50) feet of the right-of-way line of an
intersecting street when entrance is from an arterial street.
(c)
Within thirty-five (35) feet of the right-of-way line
of an intersecting street when entrance is from a collector street.
(d)
Within twenty-five (25) feet of the right-of-way line
of an intersecting street when entrance is from a minor street.
(e)
Within fifteen (15) feet of a fire hydrant.
(4)
An access drive must be located in safe relationship
to sight distance and barriers to vision. The drive may not exceed a slope
of five percent (5%) within twenty-five (25) feet of the street right-of-way
lines. Where a drive enters a bank through a cut, the shoulders of the cut
may not exceed fifty percent (50%) in slope within twenty-five (25) feet of
the point the drive intersects the street right-of-way.
B.
Commercial and industrial. Access drives to any public
street or highway in the case of a commercial or industrial development shall
be governed by the following:
(1)
Access drives to public streets or highways shall be
located at least one hundred fifty (150) feet from any intersection involving
an arterial or collector street and one hundred (100) feet from any intersection
of minor streets. Access drives shall be designed to permit safe ingress and
egress and, where practicable, shall be located on minor rather than on collector
or arterial streets.
(2)
No design shall be approved which is likely to create
substantial traffic hazards endangering the public safety. Safety requirements
which may be imposed in such a review shall include traffic control devices,
acceleration or deceleration lanes, turning lanes, traffic and lane markings
and signs. The developer shall be responsible for the construction of any
such traffic control devices.
A.
General standards. The length, width and shape of blocks
shall be determined with due regard for:
B.
Block length. The length of blocks shall not exceed one
thousand six hundred (1,600) feet or be less than eight hundred (800) feet.
C.
Block depth. Residential blocks shall be of sufficient
depth to accommodate two (2) tiers of lots, except:
D.
Commercial and industrial blocks. Blocks in commercial
and industrial areas may vary from the elements of design detailed above if
required by the nature of the use. In all cases, however, adequate provision
shall be made for off-street parking and loading areas as well as for traffic
circulation and parking for employees and customers.
A.
General standards.
(1)
The size, shape and orientation of lots shall be appropriate
for the type of development use contemplated. Insofar as practical, side lot
lines shall be at right angles to straight street lines or radial to curved
street lines.
(2)
Where feasible, lot lines shall follow municipal boundaries
rather than cross them.
(3)
Generally, the depth of residential lots shall be not
less than one (1) nor more than two and one-half (2 1/2) times their width.
(4)
Where the lots in a subdivision are large enough for
resubdivision or where a portion of the tract is not developed, suitable access
to these areas shall be provided.
(5)
Depth and width of parcels intended for nonresidential
uses shall be adequate for the purpose proposed and sufficient to provide
satisfactory space for on-site parking, loading and unloading, setbacks and
landscaping.
(6)
If, after subdividing, there exist remnants of land,
they shall either be incorporated in existing or proposed lots or legally
dedicated to public use, if acceptable to the city.
(7)
No lot shall be created in any manner whatsoever which
does not meet the minimum requirements of this chapter.
B.
Lot frontage.
(1)
All lots shall front on a dedicated public street existing
or proposed or upon a fully improved private street constructed to specifications
as set forth in this chapter. Lots fronting upon an unimproved private street
or not fronting upon a street shall not be approved.
(2)
Double- or reverse-frontage lots shall be avoided except
where required to provide separation of residential development from major
streets or to overcome specific disadvantages of topography, orientation or
location.
C.
Lot soils evaluation tests.
(1)
Soil percolation tests shall be performed for each lot
of a proposed subdivision wherein buildings at the time of construction will
not be connected to a public sewage disposal system. Each lot must be found
satisfactory for on-site sewage disposal prior to approval of the final plan,
with certified copies of the results of such test to accompany the final plan.
(2)
The soils tests called for above shall be performed in
accordance with the regulations of the Pennsylvania Department of Environmental
Resources. The City Sewage Enforcement Officer will observe the test and certify
the results.
(3)
A land planning module for any new subdivision or land
development shall be prepared by the developer and approved by the city and
the Pennsylvania Department of Environmental Resources prior to approval of
the final plan.
D.
Lot sizes on slopes. The minimum lot area herein established
shall be increased based on reports from the Pennsylvania Department of Environmental
Resources and the Soil Conservation Service indicating that, because of the
slope, surface runoff or subsurface drainage of septic tanks, effluents are
likely to result in detrimental conditions.
E.
Unique lots.
(1)
In the case of wedge-shaped lots, no lot shall be less
than thirty-five (35) feet in width measured along the arc at the front street
right-of-way line.
(2)
Flag lots or panhandle lots or lots having a narrow strip
of property for the sole purpose of providing access to a public road from
a lot which would not otherwise front on a public road are prohibited unless
no other reasonable method of providing access is available. In no case should
this be used as a method of avoiding construction of a street. Minimum width
of the panhandle, including frontage, shall be twenty-five (25) feet.
(3)
Corner residential lots shall have enough extra width
to permit appropriate setbacks from both streets.
F.
Building setback and yard measurement.
(1)
Building setback shall be measured from the right-of-way
lines.
(3)
Where an existing building setback line is established
on at least fifty percent (50%) of the properties in a block in which that
proposed development is located or within two hundred (200) feet immediately
adjacent to the proposed development, the above minimum setbacks may be increased
or decreased in order to conform to such established line.
(4)
Building lines in a proposed subdivision shall not be
less than ten (10) feet from a side lot line.
(5)
Building lines in a proposed subdivision shall not be
less than twenty-five (25) feet from a rear lot line.
(6)
Additional side and rear yard setbacks shall be required
for proposed buildings or structures that are four (4) or more stories or
more than forty-five (45) feet in height.
G.
Lot dimensions and minimum requirements for residential,
commercial and industrial development. All lot areas shall be calculated from
the street right-of-way lines. All setback lines shall be measured from the
right-of-way lines.
