1248.01   GENERAL REQUIREMENTS

In the layout, development and improvement of a subdivision, the subdivider shall comply with all adopted standards, specifications, codes and ordinances of the Township which are applicable and in addition shall meet the standards of design and principles of land subdivision set forth in this chapter.

The standards and details of design herein contained are intended only as minimum requirements, so that the general arrangements and layout of a subdivision may be adjusted to a wide variety of circumstances.  However, in the design and development of the subdivision plan, the subdivider should use standards consistent with the site conditions so as to ensure an economical, aesthetic and durable subdivision.

1248.02   NATURAL FEATURES, FLOOD PLAINS, AND LAKE BLUFFS

Existing natural features, such as trees, steep slopes, watercourses, and historic places, shall be preserved as a conservation measure, except to the extent that their removal or modification is functionally related to the harmonious design of the subdivision.

Land subject to flooding by stream or wave action, and land deemed by the Board of Commissioners, or other official authority, to be uninhabitable shall not be platted for residential occupancy, nor for such other uses as may involve danger to health, life or property, or aggravate the flood hazard, and such land within that area of the plan shall be set aside for such uses as shall not be endangered by periodic or occasional inundation.

In addition to the requirements of these Subdivision Regulations, all land subject to flooding shall comply with the regulations of Chapter 1420 of the Building and Housing Code before a subdivision plat may be approved by the Board of Commissioners.

In addition to the requirements of these Subdivision Regulations, all land within the Lake Erie bluff recession hazard area shall comply with the regulations of Chapter 1424 of the Building and Housing Code before a subdivision plat may be approved by the Board of Commissioners.

1248.03   STREETS

The arrangement, character, extent, width, grade, and location of all streets shall conform to the Master Plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.

Where such is not shown in the Master Plan, the arrangement of streets in a subdivision shall either:

(a)        Provide for the continuation or appropriate projection of existing streets in surrounding areas; and

(b)       Conform to a plan for the neighborhood approved by the Board of Commissioners after consideration of the recommendations of the Planning Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impractical.

Local streets shall be so laid out that their use by through traffic will be discouraged.  However, permanent cul-de-sacs should be avoided.

Where a subdivision borders on or contains a railroad right-of-way, the Board of Commissioners may require a street approximately parallel to and on each side of such right of way, at a distance suitable for the appropriate use of the intervening land, as for park purposes in Residential Districts, or for commercial or industrial purposes in appropriate districts.  Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.

Street jogs with centerline offsets of less than 125 feet shall be avoided.

A tangent at least 100 feet long shall be introduced between reverse curves on major thoroughfares and collector streets.

Multiple intersections involving the junction of more than two streets should be avoided, and where such avoidance is impossible as determined by the Board of Commissioners, such intersections shall be designated with extreme care for both vehicular and pedestrian safety.

Right angle intersections shall be used whenever practicable, especially when local residential streets empty into major or collector thoroughfares, and there shall be no intersection angle, measured at the centerline, of less than seventy degrees.

Street curb intersections shall be rounded by a tangential arc, with a minimum radius of fifteen feet for local residential streets and thirty feet for intersections involving collector streets and primary or major thoroughfares.

If the lots resulting from this original development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such eventuality shall be provided by temporary cul-de-sacs.

Reserve strips controlling access or egress may be permitted.  New streets shall be provided through to the boundary lines of the development, especially if it adjoins substantial acreage by temporary cul-de-sacs.

Streets that are extensions of, or obviously in alignment with, existing named streets shall bear the names of the existing streets, subject to the approval of the Board of Commissioners and the Erie Post Office.  No street names shall be used which will duplicate or be confused with the names of existing streets.

Street dimensions, grades, and alignment shall meet the following standards:

Notes:

(1)        Additional widths may be required upon findings that the same are required for:

(a)        Public safety and convenience;

(b)        Parking in commercial or public use areas;

(c)        Existing street, alley or crosswalk rights of way which do not provide the above-mentioned minimum widths, and where, as a consequence, additional dedication is necessary.

(2)        Sight distance shall be measured along the centerline at eye level.  Proper sight lines should be maintained at all intersections or streets.  Measured along the centerline, there should be a clear sight triangle the specified sight distance from the point of intersection.  No future building or obstruction shall be permitted in this area.

(3)        Cul-de-sacs shall be designated, with a turn-around having a minimum outside cartway diameter of 100 feet and a minimum property line diameter of 120 feet.

1248.04   ALLEYS

Whenever possible, alleys should be avoided in residential areas.  In no event are alleys to be utilized as the primary means of access to residential properties.

Alleys shall be provided in commercial and industrial districts, except that this requirement may be waived where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed.

Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.

Deadend alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turn-around facilities at the deadend, as determined by the Board of Commissioners.

1248.05   BLOCKS

All blocks in a subdivision shall have a maximum length of 1,400 feet.  Such blocks containing individual lots shall be at least two lot depths in width, except lots along a major thoroughfare which front on an interior street.  Modification of the above requirements are possible in commercial and industrial developments.

A minimum of 800 feet shall be maintained between intersecting local and collector streets, with a primary street or major thoroughfare which intersect on the same side of such major thoroughfare.

In large blocks with interior parts, in exceptionally long blocks, or where access to a school or shopping center is necessary, a crosswalk shall be provided.

1248.06   LOTS

The lot size, width, depth, shape, orientation, and the minimum building setback lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated.

Lot dimensions shall conform to the requirements of the Lawrence Park Township Zoning Code.  Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.

The subdividing of the land shall be such as to provide, by means of a public street, each lot with satisfactory access to an existing public street.

Double frontage lots should be avoided, except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation.

Side lot lines shall be substantially at right angles or radial to street lines.

1248.07   EASEMENTS AND RIGHTS OF WAY

To the fullest extent possible, easements should be centered on or be adjacent to rear or side lot lines.  Such easements shall have a minimum width of at least twenty feet.

If sewer, water, gas, electrical, telephone, street lighting or other public utility facilities are to be located within street rights of way, their location and installation shall be coordinated so that they may be added to, repaired or enlarged at minimum cost.

Where a subdivision is traversed by a watercourse, drainage way, channel or  stream, there shall be provided a stormwater easement, conforming substantially with the lines of such watercourse and of such width to be adequate for the purpose.

1248.08   BUILDING LINES

The minimum building setback shall conform with the provisions of the Lawrence Park Township Zoning Code.