Loading...
(A) A preliminary plan is required for major subdivisions. Submitted copies of the preliminary plan drawing shall be either black on white or blue on white prints. Sheet size shall be 18 x 24 inches or 24 x 36 inches in size. Three copies shall be submitted.
(B) The preliminary plan shall be drawn at a scale of no less than 100 feet to the inch. Other acceptable scales shall include 20, 30, 40 and 50 feet to the inch.
(C) The following information shall be shown on, or included with, all preliminary plans when they are submitted to the Commission:
(1) Proposed subdivision name or identifying title and notation that the subdivision is located in the city;
(2) Name and address of the owner of the tract or of his or her agent, if any, and of the developer;
(3) Date, north arrow and graphic scale;
(4) Total acreage of the tract, number of lots, proposed land use, remaining acreage of any unsubdivided land;
(5) Zoning information - district and lot size;
(6) Tract boundaries which, if possible, should show distances and bearings;
(7) A key map, for the purpose of locating the site to be subdivided at a minimum scale of 2,000 feet to the inch, showing the relation of the tract to adjoining property and streets, roads, bodies of water, and municipal boundaries;
(8) Contours at vertical intervals of two feet for land with average natural slope of 4% or less, and at vertical intervals of five feet for more steeply sloping land. Locations of bench marks, and datum used, shall also be shown;
(9) The names of all owners of all immediately adjacent unplatted land; the names of all proposed subdivisions or platted subdivisions immediately adjacent to the development, and the locations and dimensions of any streets or easements terminating adjacent to the development;
(10) The locations and dimensions of all existing streets, roads, railroads public sewers, aqueducts, water mains, and feeder lines, fire hydrants, gas electric, communication and oil transmission lines, streams, intermittent drainageways, swales, and other significant features within the property proposed to be subdivided, or within 100 feet of said property;
(11) The location of all buildings and approximate location of all tree masses within the property;
(12) A description of the existing vegetative cover;
(13) A full plan of the development, showing the location of all proposed streets, roads, alleys, utility easements, parks, playgrounds, pedestrian ways, and other public areas, sewer and water facilities, proposed building setback lines for each street; proposed lot lines and approximate dimensions of lots; lot numbers and/or block numbers in consecutive order; and all streets and other areas designed for appurtenant facilities, public use, or future public use, together with the conditions of such dedications or reservations;
(14) County Health Department subdivision on-lot sewage disposal report, if on-lot sewage disposal system is used; and
(15) Typical cross-sections for each proposed street shall be shown on the preliminary plan.
(D) The following certificates, where applicable, shall appear on the preliminary plan:
(1) Certificate for approval or review by the Department;
(2) Certificate for approval by the city and by its Planning Commission; and
(3) Any changes that may be proposed in the provisions of the zoning applicable to the area to be subdivided.
(E) Where the preliminary plan submitted covers only a part of the subdivider’s entire holding, a sketch plan of the prospective future street system of the unsubmitted part shall be furnished; the street system of the submitted part will be considered in the light of adjustments and connections with future streets in the part not submitted.
(Ord. 1286, passed 6-7-1982)
(A) A final plan is required for all subdivisions. For major subdivisions, the original and three prints shall be submitted. For minor subdivisions, the original and one print will be required.
(B) The final plan original for major subdivisions shall be drawn on tracing cloth or stable plastic film, and shall be in India ink. Photographic reproductions in black or dark brown will be accepted in lieu of ink. For minor subdivisions, high quality pencil drafting on vellum, stable plastic film, or other drafting media will be accepted.
(C) (1) Sheet size for recording final plans shall be 18 x 24 inches in size. Twenty-four by thirty-six inch plats will be accepted for approval purposes; however, a reduction in size to 18 x 24 inches will be necessary for recording purposes.
(2) Minor subdivisions of one lot may be drawn on plats of 8-1/2 x 11 inches.
(D) If the final plan is drawn in two or more sections, it shall be accompanied by a key map showing the location of the several sections.
(E) The final plan shall be drawn at a scale of no less than 100 feet to the inch. Other acceptable scales shall include 20, 30, 40 and 50 feet to the inch.
(F) The following information, in addition to all items required for preliminary plans shall be included on final plans where applicable:
(1) Block and lot numbers (in consecutive order);
(2) Lot lines and tract boundaries with accurate bearings and distances. Distances to be to the nearest hundredth of a foot. Survey closure shall be 1:10,000 or less;
(3) Exact acreage of entire subdivision and each individual lot. Acreage to be to the nearest hundredth acre;
(4) Setback lines not less than the minimum, or established by these regulations, or by public authority, or those specified on the deed restrictions, whichever is greater;
(5) Accurate bearings and distances to the nearest established street corners or official monuments. Reference corners shall be accurately described on the plan;
(6) Accurate locations of all existing and recorded streets intersecting the boundaries of the tract;
(7) Complete curve data for all curves included in the plan, including radius, delta angle, tangent and arc lengths;
(8) Street centerlines with accurate dimensions in feet and hundredths of feet, with bearings of such street centerlines;
(9) Street names;
(10) Location and material of all permanent existing and proposed monuments and lot markers;
(11) Easements for utilities and any limitations on such easements;
(12) Accurate dimensions of existing public land and of any property to be dedicated or reserved for public, semi-public or community use; and all areas to which title is reserved by owner; and
(13) Any other pertinent information required by these regulations or by the Commission.
(G) The following certificates, where applicable, shall be shown on the final plan:
(1) Certification, with seal, by a registered professional engineer or registered land surveyor to the effect that the survey and plan are correct. All property surveys must be performed by a registered surveyor. All paving, grading, sewers and other related engineering design shall be performed under the direction of a registered professional engineer;
(2) Certificate for review by the County Metropolitan Planning Department;
(3) A statement duly acknowledged before an officer to take acknowledgement of deeds and signed by the owner or owners of the property, to the effect that the subdivision shown on the final plan is the act and deed of the owner, that he or she is the owner of the property shown on the survey and plan, and that he or she desires the same to be subdivided and recorded as shown;
(4) Certificates for approval by the Planning Commission;
(5) Certificate for approval by the City Council and the City Engineer (major subdivision only); and
(6) A certificate to provide for the recording of the subdivision plan.
(H) The following information, in addition to that shown on the final plan shall be submitted to the Commission for final plan review, when applicable:
(1) Application for review or approval (one copy), if required by the Commission;
(2) County Health Department subdivision on-lot sewage disposal report, if on-lot sewage disposal system is used;
(3) Draft of any proposed covenants to run with land (two copies);
(4) Tentative timetable for the proposed sequence of development for the subdivision (two copies);
(5) Assurances of completion, where required;
(6) Certificate of dedication of streets and other public property (two copies) - this is the offer of dedication;
(7) Where lot sizes are based on public water and/or public sewer facilities assurance acceptable to the Commission that such facilities will be installed (two copies);
(8) Such certificates of approval by proper authorities of the county and/or state, as may have been required by the Commission including certificates approving the water supply system and sanitary sewer system of the subdivision (two copies);
(9) Specifications and drawings for all streets, sewers and other improvements;
(10) Restrictions of all types which will run with the land and become covenants in the deeds of lots shown on the drawing (two copies); and
(11) All covenants running with the land governing the reservation and maintenance of dedicated or undedicated land or open space, which shall bear the certificate of approval of the City Solicitor as to their legal sufficiency (two copies).
(Ord. 1286, passed 6-7-1982)
DESIGN STANDARDS
(A) The following land subdivision principles, standards, and requirements shall be applied by the Commission in evaluating the plans for proposed subdivisions and shall be considered minimum requirements.
(B) Land shall be suited for the purpose for which it is to be subdivided. Land subject to hazards of life, health and safety shall not be subdivided until such hazards have been removed.
(C) In reviewing subdivision plans, the Commission will consider the adequacy of existing or proposed community facilities to serve the additional dwelling units proposed by the subdivision. A reservation of land for community facilities may be requested when appropriate.
(D) The subdividing of land shall be done in a manner that will not have the effect of debarring adjacent property owners from access to the street and ways of the allotment. The Commission may require dedicated, improved or undedicated parcels to be provided for future access to adjacent land.
(Ord. 1286, passed 6-7-1982)
(A) Minimum street right-of-way widths and cartway widths shall be as follows:
Cartway - Between Curbs
| ||
Type of Street | Right-of-Way | |
Cul-de-sac | 26 feet | 50 feet |
Minor | 26 feet | 50 feet |
Collector | 36 feet | 60 feet |
Arterial | As prescribed by the Pennsylvania Department of Transportation and/or City Council | |
(B) In cases where a new subdivision is planned to join the street system on an existing subdivision, the above requirements shall apply except where the existing streets and rights-of-way are larger than required. In this event, the Commission may require that the new streets and rights-of-way be as large as those in the existing subdivision or the above minimums. Private covenants may apply if their provisions are in excess of these regulations. Any street or way that is planned, though not already established shall be continued at not less than its width as planned.
(C) Provisions for additional street width (right-of-way) may be required by the Commission in specific cases for:
(1) Public safety and convenience;
(2) Parking in commercial and industrial areas and areas of high density residential development; and
(3) Widening existing streets (rights-of-way) where the width does not meet with the requirements of these regulations.
(D) General design criteria for streets shall be in accordance with the design and criteria for streets table in this section.
(E) Dead end streets (cul-de-sacs) shall be permitted when it is clear that through traffic at such a street end is not essential to the street system in that district, and under the said conditions, a dead end must have adequate turning space foe vehicles, which shall include a minimum right-of-way radius of 60 feet, and a minimum outside curb radius of 50 feet.
(F) Street intersections shall comply with the following requirements:
(1) (a) All curbs at intersections shall be rounded by a minimum radius of:
1. Collector and arterial streets: 25 feet; and
2. Minor streets: 20 feet.
(b) Twenty-foot radii may be used where minor streets intersect collector and/or arterial streets.
(2) When fences, hedges or other plantings, structures, or walls on any lot corner would create a traffic hazard by limiting clear vision across a corner lot from a height of three feet above the ground or paved area, such structure and/or vegetation shall be removed in conjunction with grading the right-of-way to provide a sight triange, formed by the intersection of the center line of each street; sight triangles shall be formed by the connection of points on the intersecting street centerlines; such points being 80 feet from the intersection of the centerlines. Trees may be planted in this triangle area provided the lowest foliage is eight feet or higher. In computing heights, the street adjacent to the structure, or the ground line at the structure, whichever is lower, shall be the elevation from which heights are measured. Sight triangles shall be shown on the plan.
(3) Where the grade of any street at the approach to an intersection exceeds 5%, a leveling area shall be provided, if possible, with a transitional grade not to exceed 2% for a distance of 50 feet from the nearest curb line of the intersection.
(4) Intersections of more than two streets shall be avoided.
(5) Minimum street intersection angles shall be 60 degrees. Right angle intersections shall be used whenever possible.
(6) Intersecting streets shall be separated by 200 feet or more, measured between centerlines along the centerline of the intersected street.
(G) Horizontal curves shall be laid on all deflecting angles along the centerline of streets and the degree of curvature shall be set to assure the proper sight distance as shown in the design criteria for streets table in this section.
(H) Vertical curves shall be used in changes of grade exceeding 1% and shall be designed for maximum visibility.
(I) In general, minor and collector streets shall not adjoin into the same side of arterial streets at intervals of less than 600 feet.
(J) Half streets shall be prohibited. If circumstances render this impractical, adequate provisions for the concurrent dedication of the remaining half of the street must be furnished by the developer.
(K) Minor streets in a new development shall be designed to discourage through traffic. However, the provisions for the extension and continuation of major streets into and from adjoining areas is required. Where a subdivision abuts or contains an existing or proposed major street, the Commission may require marginal access streets, reverse frontage lots or such treatments as will provide protection for abutting properties, reduction in the number of intersections with the major traffic streets, and separation of local and through traffic.
(L) When the subdivision adjoins unsubdivided acreage, new streets shall be provided through to the boundary lines of the development with temporary easements for turn-arounds and the construction of graveled 100 foot diameter turnarounds.
(M) Proposed streets shall be properly related to municipal, county, and state roads and highway plans which have been prepared and officially adopted, and shall be logically related to the topography so as to produce useable lots and reasonable grades.
(N) Where a subdivision borders on or contains a railroad right-of-way, an arterial highway right-of-way or a stream, ravine, steep hill, canal, or swamp, the Commission may require a street approximately parallel to and on each side of such right-of-way or other obstruction at a distance suitable for the appropriate use of the intervening land. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations, and for non-residential uses of land, where permitted.
(O) If the lots in a development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such resubdivision shall be provided.
Design Criteria for Streets | ||||
Type of Street | ||||
Item | Arterial | Collector | Minor | Cul-De-Sac |
Design Criteria for Streets | ||||
Type of Street | ||||
Item | Arterial | Collector | Minor | Cul-De-Sac |
Maximum grade * | 6% | 6% | 12% | 12% |
Minimum grade | 0.5% | 0.5% | 1.0% | 1.0% |
Minimum center line radius | 500 feet | 300 feet | 150 feet | 150 feet |
Minimum sight distance ** | 400 feet | 250 feet | 150 feet | 150 feet |
Tangent between curves | 300 feet | 150 feet | 100 feet | 0 |
* Grades in excess of the allowable percentage may be approved by the Commission where it is clear that it is necessary and that no traffic hazard is or will be created thereby. ** Sight distance shall be measured along the centerline of the street between points located at a height of four feet above the street. The maps will provide a presentation of the general street requirements of these regulations. | ||||
(Ord. 1286, passed 6-7-1982) Penalty, see § 154.999
Loading...