RULES AND REGULATIONS for Ithe

SUBDIVISION OF LAND

THE PLANNING AND ZONING COMMISSION

THE BOROUGH OF K O P P ~ L Beaver dounty, Pennsylvania

Prepared B y

MICHAEL BAKER, ,JR. , INC. Consulting Engineers

!Rochester, Pennsylvania

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" c ? + I , ,'r < , RULES AND REGULATIONS FOR THE SUBDIVISION O F LAND

I I I BOROUGH OF BOPPEL BEAVER COUNTY, PENNSYLVANIA

I ' ARTICLE I P U R P ~ S E AND AUTHORITY I

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100. AD'OPTION OF REGULATIONS: The following rules and regulations for the subdivision of land in thd I

Borough of Koppel, Beaver CouTtyb Pennsylvania were adopted by Ordinance No. dated 1958 by the Borough Council pursuant to the Act of July 10, 1947, P. L. 1621 as amended.

101. EFFECTIVE DATE:

and Ahall remain in effect yntil modified o r re'scinded by the Borough Council.

1102. SHORT TITLE:

I I Koppel Subdivision Regulations of 1958".

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These regulations shall become effectivelon I 1958 ,

I These regulatiyns shall be known and may be cited a$ the "Borough of

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103. SUBJECT PROPERTIES:

street, sanitary sewer, s torm sewer, I water main, o r other faLilities, in I copnection therewith shall be laid out, constrwted, opened o r dedicated far public use o r travel, o r the commoy use of occupants of buildings abutting thereon, ,except in s t r ic t accordance with the provisions of these regulations.

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I No subdivision of any Jot, t ract o r parcel of land shall be effected; no

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104. SALE OF LOTS: No lot in a subdivision d a y be sold; no permit to erect, alter o r repair

any building upon land in a subdivision may be issued; and no building may be erected in a subdivision, unless and until a subdivision plan has been approved and recorded, and until the improvements required by the Borough Planning Commission in connection therewith shall have leither been I constructed o r guanant eed as her einaf t e r provided.

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I ' ARTICLE 11

DEFINITIONS I l i

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200. purpose I of this ordinance,, have the meaning herein indicated.

201. Alley: ,

rear of two 1 o r more properties. '

Unless otherwise expressly stated, the following words shall, fp r the

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, A minor right-of-way providing secondary vehicular access to the side o r

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8 , between any enclosed structure I ana tne aajacenr s L r e t ; L + A ~ ~ ~ ~ - ~ ~ - ~ ~ ~ .

s 1, 7 ' ' That portion of the s t reet right-oi-way surfacea Ior venrLuIa+ UDU.

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The Planning Commission of thd Borough of Koppel.

I * Coupcil: . The Council of the Borough of Koppel.

i; (I ', 3 -.-;'206. Cul-de-sac: I !

A residential s t reet with one' end,open for public vehicular vehicular turn -a r ound .

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and pedestrian

6. access and the other end terminating in a I ' I

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Easement s : 1 Grant by a property ownler of the use, for a speciric purpuae: ur puLpuPGp,

of a strip of land by the general public, a corporation o r a certain person o r

I I D . persons.

Engineer : I

The Engineer of the Borough of Kopp81.

'Improvements : . - I -

Those physical changes to the land necessary to proauce,usaDle ana desirable 'lots f rom , raw acreage incluqing, but' not limited to the following: 'I gralding, paving, curb, gutter, storm sewers land drains, improvements to existine: water courses, sidewalks, crosswalks, street signs, monuments, water

.a # , supply facilities, and sewage disposal facilities. ' I J

Fiy ' : \+* i. A t ract o r parcel of land intenaea zor tne transxer 01 wwuGrts , t lAp, uDG

improvement , whether immediate o r future. I

A tenative subdivision plan, in lesser detail tnan a rpnai pian, snowirig apprbximate s t reet and lot ,layout on a topographic map a s a basis for consider-' ation prior to preparation of a final plan.

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i I I k . -212. Final Plan:

* , , -, I A complete and exact subdivision plan, preparea for oxrlclal recorurrig ae required by statute, to define property right and proposed s t reets and other improvements. I

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I The division of a single lot, t rac t o r parcel of land, or par t thereof,

N o or more lots, t rdcts o r parcels of land, including changes in s t reet lines o r lot l ines , for the purpose, whether immediate o r future, of transfer of ownership or of building development; provided, however , that divisions of

for pgricultural purposes in parcels of m o t e than ten acres , not involving ment of aAcess, shall be exempted. I

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The owner, or authorized agent of the owner, of the subdivision.

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Streets serving large volumes of comparatively high speed and long' ance traffic, including facilities classified a s main and secondary highways

'by the Pennsylvania Department of Highways. I

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Streets which, in:addition to giving access to abutting properties ets and provide routes carrying considerable volumes of I unity facilities and to ' a r te r ia l streets.

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C. Minor S t r w t s : I Stre& UsedFrimarily f o r providing access to abutting properties.

D. Marginal Access: I I

IMinor street; parallel and afljacent to a r t e r i a l s t reets , providing( ,

access to adjoining'properties and control of intiersectfon with the a r te r ia l stkeets. I

ARTICLE 111 ' I

APPLICATION AND PLAN REQUIREMENTS I

irements and application procedure shall be followed by th herein and shall be submitted to the Commission for y it before they shall be recorded.

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I 301. I Pre-Application: \

Previous to the filing 'of an application fo,r conditional approval of a pre- l ibinary subdivision plan, the, subdivider shall submit the following plans and I data to the Commission:

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A. General Information: Describe existing covenants, land characteristics, community

' facilitiek a d Utilities; the number of lots and sizes, business a reas , playgrounds I and proposqd protective covenants, utilities and , s t ree t improvements,

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Map shall 'show relationship of the proposed subdivision to existing community facilities which serve o r influence i t and shall include development,

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I"?' ' +" c name, location. existing facilities, title, scale, and north arrow, I

, C, Sketch Plan: 1 I

I ' Sketph plan onma topographic map shall show in a simple sketdh fo rm th'e proposed layout of s t reets , lots and other features in relation to existing con

I ditions and may be f r e e hand. I

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02. After review and discussion with the Subdivider, the Commission :hall indicate the suitability of the plan' for development into preliminary plans.

303. Approval of Preliminary Plan: , 1, A. Application:

On reaching conclusions as recomrpended above regarding the general objectives, the qubdivider shal1,prepare and 'submit two copies of' a

y plat with improvement plans. ommission for review according to these standards.

This plat shall be submitted to the

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B. Plannina Commission Review : The Commission shall review the plat submitted covering the require-

ments of these regulations point by point and shall consult with the Borough Engineer and officials of any other department o r authority concerned.

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11 G. Planning Commission Action:

WitKin thirty (30) days of submislsion, the Commission shall inform der of approval, conditignal approval, o r disapproval, each with reason

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D. Nature of Approval: , Approval of a pre l ih inary plan shall not constitute approval of a f inal ther an expression of a iproval of the layout submitted on the prelim-

inary plat as a guide to the preparation of the final plat. ,

I 04. I Preliminary Plans and Data: I I Shall include but not b& limited to the 'following:

A.

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The preliminary plan shall be drawn at a scale of one hundred (COO) feet to the inch o r greater.

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B. The Plan shall show o r be accompanied by: (1) Material required in Section 301. I

(2) (3)

(5) North point, scale and date. (6)

Names and addresses of the owner o r owners. Name by whi'ch the subdivision w i l l be recorded. ' (4) ,Draft of protective cbvenants, if any. 1,

Name of registered engineer or surveyor who surveyed the

' I property and prepared the plan.

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Tract bdundaries with bearings, distance, and a rea in acres . Contours a t vertical interval of five (5) feet, o r in the qase of relatively f la t t racts , a t such i,ntervals as may be necessary for the study bf the tract . Datum to which contour elevations refer . Bench marks. I

Show existing water' courses, banks, and other significant natural features. Show al l existing buildings, sewers, water mains, tulvert8,I bridges, and otber significant man-made features.. ~

A l l existing s t reets on o r adjacent to the t ract , including name, right-of -way and cartway width. Location and width of all proposed s t ree ts and paved cartways, alleys, sidewalks, Pights-of-way and easements; lot lines with dimensions and bearings, building lines, alnd reservations of , ground for;public use. Tract closures and block closures with an allowable e r r o r of ,

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C. Additional Data: The following data shall be submitted when requested by the Commissic (1) (2)

Subsurface condition of the tract. Profiles shoying existing ground and proposedl centerline s t reet

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I grades. 0

(3) Typical c ros s sectiods of roadways ,and sidewalks. '1

(4) Names of abutting property owners. I ' I

Filing Application for Approval of Final Plat: A. When filing an application for examination of a final plat o r suddivision

'plan, the subdivider shall subm'it duplicate copies of all plans and other informa- tion. the qther copy returned to the subdivider.

One copy of such plans and data shall be retained by the Commission and

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B. At the time of filing the application:, the subdiyider shall pay to the Corhmission, for use by tbe niunicipality, a see to defray the cost of processing sqch plans and drafting same on the official map of the Borough. The fee shall

the amount to be determined by the Borough Engineer based upon the estimated cbst of processing eadh such plan.

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', not be less than f o r each plan submitted nor more than ! -,

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C. A l l final plats shall be submitted to the secretary of the Cgmmission ,, at 1eFst ten (10) days prior to the regular meeting of the Commission,

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'1 ' Approval of Final Plat: I

A. The Commission shall review the plat submitted covering the require- r~ ments of these regulations point by' point, and shall consult with the Borough , is''' Engineer and officials of any other department or authority concerned. ' I

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B. Within ten ( io ) days after the regular Commission meeting, pr ior which the final plat was submitted, the Commission shall inform the sub-

' divider of approval, conditional approval, o r disapproval, each with rea'sons

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C. A l l approved final plats shd11 bear , the ceqtificate of approval of'lthe Commission and bear the signatur'es of the Commission President and

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0 7 - Final Plat and Data for Approval: .. *"& L I For any subdivision requiring approval, the plans submitted:

' A. Shall be drawn on new linen tracing cloth and shall be on sheets in ultiples of 17 inches high by 22 inches wide with a border of one-half inch on 1 sides except the binding edge which shall be one inch. I

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B. Shall be drawn with waterproof black ink and all records, data, entri at'ements, etc. thereon shall a lso be made with the 'same type of ink or repro-

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C. Shail be drawn to scale of one huhdred (100) feet to the inch or *J sq:..larger. More than one sheet may be used fo r larger t racts and must be,indexed.

Shall contain a title block in the lower right corner with the following i ' <*' ,? .,p :1' '" f . ' D.

1 (1) Name under which the,subdivision is to be recorded. 1, I (2) Date of plan, scale, and location of subdivision.

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(3) i (4)

Name of owner of subdivision. Name and address of Engineer or surveyor preparing plan.

A l l final plans submitted shall be drawn according to the following: ' I

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Outside of Subdivision: , (1) (2)

Streets and other ways of medium solid lines. Property lines of adequate subdivisions by medium dashed and two dotted lines. I

Lot lines by light dotted lines.' (3) (4)

Within Subdivision: (1) (2)

Restriction lines, easements,, etc. by light dashed lines. I I '

Streets' o r ways of heavy solid lines. Per imeter property lines of subdivision by heavy dashed and two dotted lines. I

Lot lines of medium solid lines. Restriction of'building lines by medium dashed lines.

(3) (4) (5) Easemdnts 'or other r&served ,areas by light dotted lines. 'I '

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? I F. The Final Plat shall show: (1) Primary control points, approved by the Borough Engineer, o r

description and ties !to such control points to which all dimensions, angles, bearings, and similar data shall bd referred. Tract boundary lines, right-01-way lines of s t reets , easements and other rights-of-way, and property lines of residential lots and other si tes with accurate dimensions, bearings o r defleJ- tion angles, and radii, a r c s and central angles of all curves.

(3) Name and right-of-way width of each s t reet o r right-of-way. (4) Location, dimensions, and purpose of all easements. ( 5 ) Number to identify each lot o r site. (6) Number to 'identify each block.' (7) Purpose fo r which sites other, than residential a r e to be

(8) Building setback line on all lots and sites. (9) Location and description of survey monuments.

(10) ,Names of recorded owners of adjoining unplotted land. (11) Certification of Surveyor o r Engineer certifying to accuracy of

survey and p1at.l ' (12) Certification of title showing that applicant is land owner. (13) Statement by the owner dedicating s t reets , rights-of-ways, and

sites for public use., (14) Protective covenants, if any, in fo rm for recording. (15) Such other certificates, affidavits, endorskments o r dedicationb

as may be required in the enforcement of these regulations.

(2)

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I I I ARTICLE IV

, VARIANCES

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0. ault' f rom str ic t complianceiwith these regulations, it may vary the regulations

Where the Planning, Commission finds that extraordinary hardships may

t sdbstantial justice may be dong and the public interest secured, prvvided ch varianc'e w i l l not have the effect of Aullifying the interest and purpose

of the General Community Plan o r these regulations. I

01. equire such conditions a s wi l l , l inl its judgment, secure substantially the

In granting variances and modifications, the Planning Commission h a y

objectives of the standards or requirements so varied o r modified.

ARTICLE V DESIGN STANDARD^ I

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00. Application of Standards : The following land sqbdivision principles, standards, and requiremehts

shall be applied by the Commission i n evaluating the plans fqr proposed sub- 1 diSisions and shall be donsidered minimum requirements.

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Land Requirements: A.,

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Land shall be suited for the purpose for which it is to be subdiv

Land subjectlto hazards of life, 'health, and safety shall not be

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4;; t;' eubdivided for residential use until such hapards have been removed.

k;*502. Street Reauirements: q 1

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A. Proposed ,s t reets shall be properly related to Borough, County, and ?':State road and highway plans which have been prepared and officially adopted. ,

t E. Subdivision of land other than for res ident ia l p'urposes shall be to review by the P,lanning Commission and Borough Engineer in so far

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- - &!?as size, depth, width of lots, and parking are concerned. p... $*' - LA. I

6 I F. Corner lots shal l have a n extra width of at leas t fifteen (15) percent

,the above required wjdths to permi t appropriate building setback fo r or ien- t.

on to both s t ree ts . I

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I F. All lot l ines shalt be set perpendicular o r radial tq the centerline streeq whenever possible. All non-radial l ines shall be denoted as sucp

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I * Building Lines : The following setbacks shall be considered minimum: ' I

Front Yard 25 feet Front and Side Y a r & (at co rne r s ) 25 feet Side Yards 10 feet

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Blocks: , A. Block lengths shal l not exceed 1,600 feet nor be less than 500 feet.,

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B.

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Blocks shall b'e a t least two lots in depth except fo r r e v e r s e frontage.

Exceptionally long blocks shal l be provided with c r o s s walks with a imum right-of-waq reservat ion of twelve (12) feet, and a four (4) foot paved

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Easements : A. Utility easement$ shall be a minimum of fifteen (1s) feet and placed

the si'de o r rqar of the lots whenevler possible. I '1 ' I

, B. Anchor easements shall be 'approximately 4 ' x 30' and placed on a '

' I Lot line. '

C. ?y.

& Aerial easements slhall be a minimum of 15 feet. $; Sidewalks :

Sidewalks and 'crosswalks, where requiyed, shal l be installed by the @% * ;@: subdivider along public s t reetp o r where deemekl necessar 'y fo r public safety, as

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$detkrmined by the Commihsion. I

Reserved Areas: 1

Reserve stripq surrounding the,property o r areas r e se rved fo r any purpose

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;?'hich shall make any a r e a unprofitable for regular o r special a s ses smen t s will ynot be approved by the Commission.

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loads, to c a r r y expected flows, and be constructed the ful l width of the right-of- D. Bridges and,cul$erts shal l be designed to support the expected

way, where deemed necessary by the #Commissioners . r I E. Drainage ,plans shall be submitted fo r approval with prel iminary application.

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l F. Inspection of s tp rm drainage shal l be made by thg Borough Engineer.

I 'I ' 605. W a t e r Supply: I I

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A. If public water is available o r definitely planned fo r the a rea , then provisigns shal l be made for its immediate o r eventual use.

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B. Individual wells or project w e l l s f o r water supply shall be approved by the State Health Officer anld a copy of the approval submitted to the Commissior

-606. Monuments: I II Mpnuments shall be place$ at all block co rne r s , angle points, points of curves in s t r ee t s , and intermediate points as ' ,determineg by the Engineer. s e l l be of such s ize , length and material as approved by the Engineer.

Same

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, ARTICLE VII I I CONDITIONS OF ACCEPTANCE

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700. Recording: I

subldivider shal l r eco rd a n hpproved duplicate copy of s ame i'n the office of the County' Recorder of Deeds, and filelwith the sec re t a ry of the Commissidn a' Recorders Certif icate that the approved p l h has been recorded with the Plan Book and page numbers indicatedland approval shall not become f inal and effective until sukh cer t i f icate has been filed.

' Within thir ty (30) days after the date,of approval of the final plat, the

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A. After a n approveq subdivision plan shal l have been officially recorded, the streets, parks , and other public improvements shown thereon shall be so considered to be a p a r t of the official plan of the Borough.

0 B. Streets , parks , and other public improvements shown on a subdivision

plan to be recorded may be offered fo r dedication to the borough by formal nokation thereof on the qlan, o r the owner may note on such plan that any improve ments have not been offered fo r dedication to the Borough.

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I ' C. Every stlreet, park o r other improvement shown on a subdivision plan

bhall be deemed to bel a pr ivate street, park, o r improvement until such time as the same shal l have been offered for dedication to the Borough and accepted by ordinance o r resolution, o r until it shal l have been condemned for usle as a public street, park o r other imprqvement. I

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I I 1. General: I

nformance with the provisions of this ordinance. . I '

'B. The Commission may alter any subdivision plan and specify' I

alterations, changes, o r modifications therein which it deems necessa ry and may make its approval subje t t to such al terat ions, changes, o r modifications.

C. No road, street, lane, way o r re la ted improvement shal l be accepted

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D. Before acting to approve any subdivision plan, the Gommissidn shall

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E. written agreement that, necessary grading, paving, and street improvements,

curbs, sidewalks, street lights, fire hydrants, water mains,' s t o rm sewers and sanitaqy sewers , as may be requirgd by the Borough, shal l be installed'tby the pubdivider in s'trict accordance with the standards' and specifications within a

The writ ten agreement shal l include a bond, deposit o f

Before approving any subdivision plan, the Commission &hall r equ i r e

cified t ime period. ds , o r other secur i t ies sufficient i n amount as shal l be determined by,the

to cover the cost of such improvements. If the improvements thin the time required and in accordance with the ch deposit shall be forfeited to the Borough.'

pon writ ten certification by the Borough Engineer that such improvements have leted, the deposit shal l be returned to the subdivider.

F. In any c a s e where the Commission'disapprovks a subdivision plan', aty person aggrieved thereby, may, within thir ty (30) days thereaf ter , appeal therefrq: ,by petition to the County kourt of quar te r sessions, ' which court shall hear i the ' the action of the Commission, as m a y appear jus t in the premises . The decision

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ARTICLE VI11 I I

', ' VALIDITY AND PENALTY