The following minimum subdivision principles,
standards, and requirements will be applied by the Planning Commission,
Borough Council, Borough staff and consultants hired to provide comment
in evaluating applications for preliminary and final plat approval.
A.
Land shall be suitable for the intended purpose for
which it is to be subdivided or developed, as demonstrated by the
Environmental Impact Statement and Traffic Study and other application
materials submitted.
B.
Land subject to hazards of life, health, and safety
such as strip or surface mined land, quarry land, open ditched and
land subject to flooding or subsidence shall not be subdivided for
residential purposes until all such hazards have been eliminated or
unless guarantee is given that adequate safeguards against such hazards
are provided by the subdivision plat.
A.
Proposed streets shall be within recorded rights-of-way
and shall be properly related to Borough, county and state road and
highway plans that have been prepared and officially adopted and/or
filed as prescribed by law.
B.
Where a subdivision plat abuts or contains an existing
or proposed arterial street, the Planning Commission and Borough Council
may require local access streets, reverse frontage lots, or such other
treatment which will provide protection for abutting properties, reduction
in the number of intersections with arterial streets, and separation
of local and through traffic.
C.
Cul-de-sac end streets may be permitted when it is
clear that through traffic at such a street end is not essential to
the street system in that district, or to the development of adjacent
properties in the area, or the topography of the ground prohibits
the future extension of the streets.
D.
Maximum allowable grades - center line of streets.
|
Arterial Streets
|
6%
| |
|
Collector Streets
|
10%
| |
|
Local Streets
|
12
| |
|
Cul-de-sac
|
Maximum grade of the turnaround pavement portion
of the cul-de-sac shall be 5%.
|
E.
Minimum grades on all streets shall not be less than
1%.
F.
Vertical curves of proper and adequate length shall
be installed on all street grade changes exceeding 1%, and provide
a minimum sight distance as follows.
|
Design Speed = 60 mph
|
Arterial Streets
|
500 feet
| |
|
Design Speed = 40 mph
|
Collector Streets
|
275 feet
| |
|
Design Speed = 30 mph
|
Local Streets
|
200 feet
|
G.
Alignment.
(1)
Whenever street lines are deflected in excess of 2°,
connection shall be made by horizontal curves.
(2)
To ensure adequate sight distance, minimum center
line radii for horizontal curves shall be as follows:
|
Design Speed = 60 mph
|
Arterial Streets
|
1,000 feet
| |
|
Design Speed = 40 mph
|
Collector Streets
|
400 feet
| |
|
Design Speed = 30 mph
|
Local Streets
|
125 feet
|
H.
Widths. Minimum street right-of-way widths and cartway
(roadway) widths shall be as follows:
|
Type of Street
|
Cartway
(feet)
|
Right-of-Way
(feet)
| |
|---|---|---|---|
|
Arterial
|
40
|
60
| |
|
Collector
|
26
|
50
| |
|
Local
|
24
|
50
|
I.
Street intersections.
(1)
Curbs, where required, shall be installed by the developer
along the streets or where deemed necessary for public safety as determined
by Borough Council. The curbs shall be of the type and material as
specified and approved by Borough Council. All curbs at intersections
shall be rounded by a minimum radius of 25 feet for local streets,
30 feet for collector streets, and 40 feet for arterial streets.
(2)
Where the grade of any street at the approach to an
intersection exceeds 5%, a leveling area shall be provided with a
transitional grade not to exceed 2% for a distance of 25 feet from
the nearest right-of-way line of the intersection.
(3)
Multiple intersections of more than four roads shall
be prohibited.
J.
Sight distances.
(1)
Along streets: Proper sight distance must be provided
for both horizontal and vertical curves. Sight distance measurements
shall be made, along a simulated driver's line of vision. Minimum
sight distances, thus measured, shall be:
|
Local Street
|
110 feet
| |
|---|---|---|
|
Collector Street
|
200 feet
|
(2)
At intersections: Appropriate sight distances must
be maintained on all approaches. When measured from the intersecting
curbline extension along an approach vehicle travel path, there shall
be uninterrupted sight distance of:
|
Local Street
|
70 feet
| |
|---|---|---|
|
Collector Street
|
90 feet
|
K.
Street offsets: Street offsets of less than 125 feet
shall be avoided.
L.
Reverse curves: Reverse curves shall be designed to
accommodate anticipated volumes of traffic at designed speeds.
M.
Alleys shall be permitted subject to design approval
of the Planning Commission and Borough Council.
N.
Driveways.
(1)
Driveways shall be located to provide the best visibility
possible within the limits of the property that each driveway serves,
and shall be designed and constructed in accordance with the requirements
of the Borough.
(2)
Private driveways which function as local streets
providing access to individual residential lots shall be designed
in accordance with this article and in compliance with the minimum
standards for public streets.
A.
Residential lots shall be subdivided in accordance
with the terms of the Zoning Ordinance and the provisions contained
herein.
B.
Subdivision and development of land other than for
residential purposes shall be subject to review by the Planning Commission
and Borough Council insofar as size, depth, width of lots, access
to public roads and parking are concerned.
C.
The frontage width of lots fronting a cul-de-sac shall
be a minimum of 50 feet at the right-of-way line.
D.
All lot lines shall be set perpendicular or radial
to the center line of the street whenever possible. All nonradial
lines shall be denoted as such on the plat.
E.
Flag lots shall have a reserve strip that has a minimum
width of 25 feet for its total length and is for the express purpose
of providing vehicular egress, ingress, and utility access to said
lot. The area of the flag lot used for access shall not be used in
computing the minimum lot area required by the Zoning Ordinance. The
building setback line shall not be established within any part of
the reserve strip. Lot width at the building setback line shall comply
with the requirements of the Zoning Ordinance.
A.
Easements for sanitary sewer and stormwater sewer
shall have a minimum width of 20 feet and be placed at the side or
rear of lots whenever possible. When Borough Council determines that
easements are required to extend proposed or future utilities the
required easements shall be provided.
B.
Anchor easements shall be approximately four feet
by 30 feet and placed on a lot line, at such locations as deemed appropriate
by the utility requiring such easements.
C.
Aerial easements shall be a minimum of 15 feet, and
located as deemed appropriate by the utility requiring such easements.
D.
Where a subdivision is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse, and of such width
as will be adequate to preserve the natural flow of water and to provide
sufficient width for maintenance, but not less than 20 feet.
The developer may choose his street names subject
to the approval of the Planning Commission and Borough Council. No
street, other than an extension, may be given the name of an existing
street in the 911 or postal service area of which the Borough of Rosslyn
Farms is a part.
In subdividing land, it shall be done in a manner
that will not have the effect of barring adjacent property owners
from access to any existing or proposed public streets.
