All subdivision and land development plans approved
by the Borough Council shall comply with the following general standards.
The standards outlined herein shall be considered minimum requirements
for the promotion of the public health, safety and general welfare.
A.
Land shall be developed in conformance with the Comprehensive Plan, Chapter 380, Zoning, and other ordinances and regulations in effect in the Borough.
B.
The design of subdivisions and land developments shall
preserve, insofar as possible, the natural terrain, natural drainage,
existing topsoil and trees.
C.
Land subject to hazards to life, health or property,
such as may arise from fire, floods, disease or other causes, shall
not be developed for building purposes unless such hazards have been
eliminated or unless the plan shall show adequate safeguards against
them, which shall be approved by the appropriate regulatory agencies.
D.
All portions of the tract being developed shall be
taken up on lots, streets, public lands or other proposed uses so
that remnants and landlocked areas shall not be created.
E.
Lot lines shall, where possible, follow Borough boundary
lines rather than cross them.
A.
System.
(1)
The location and width of all streets shall conform to the Comprehensive Plan, Chapter 380, Zoning, and the Official Map or to such parts thereof as may have been adopted by the Borough.
(2)
Proposed streets shall further conform to such county
and state street and highway plans as have been prepared, adopted
and/or filed as prescribed by law.
(3)
Streets shall be logically related to the topography
so as to produce reasonable grades, satisfactory drainage and suitable
building sites.
(4)
Residential streets shall be so laid out as to discourage
through traffic; however, the arrangement of streets shall provide
for the continuation of existing or platted streets and proper access
to adjoining undeveloped tracts suitable for future subdivision.
(5)
New streets shall be extended to the boundary lines
of the development with temporary easements for turnarounds when the
subdivision or land development adjoins unsubdivided acreage; however,
no such streets shall be required when it is shown to the satisfaction
of the Borough Council to be poor or unnecessary design or that such
requirement would not further the objectives of this chapter.
(6)
Streets that are extensions of or obviously in alignment
with existing streets shall bear the names of the existing streets.
Street names shall not be repeated, and all street names shall be
subject to the approval of appropriate local authorities.
(7)
If lots resulting from original subdivision are large
enough to permit resubdivision or if a portion of the tract is not
subdivided, adequate street rights-of-way to permit further subdivision
shall be provided as necessary.
(8)
The dedication of half streets at the perimeter of
a new subdivision is prohibited.
B.
Culs-de-sac and turnarounds.
(1)
Dead-end streets shall be prohibited, except when
designed as temporary turnarounds to permit future street extension
into adjoining tracts or when designed as culs-de-sac.
(2)
All culs-de-sac, whether permanently or temporarily
designed as such, shall not exceed 1,000 feet in length. Permanent
cul-de-sac streets must be provided with a paved turnaround with a
minimum diameter of 80 feet to the outside curb and of 100 feet to
the street right-of-way line.
(3)
Any street dead-ended, for either access to an adjoining
property or for authorized stage development, which is greater than
one lot depth shall be provided with a temporary all-weather turnaround
within the subdivision or land development; and the use of such turnaround
shall be guaranteed to the public until such time as the street is
extended. The temporary turnaround shall be circular with a minimum
cartway radius of 25 feet and shall remain completely within the right-of-way.
C.
Private streets.
(1)
Private streets are to be discouraged within subdivisions,
unless adequate off-street parking is shown to exist and proper maintenance
of all improvements is guaranteed by the developer.
(2)
Streets providing circulation between adjacent land
developments (existing and proposed) shall be public streets and shall
be connected directly to another public street. All other streets
within a land development are permitted to remain private.
(3)
There shall be a note on each preliminary and final
plan indicating those streets that are not intended for dedication.
(4)
There shall be a note on each preliminary and final
plan indicating which private streets will have off-street parking.
(5)
Private streets shall adhere to all design standards
of a public street except for those standards for which private streets
are specifically excluded.
(6)
Private streets shall not be offered for dedication
unless they meet all public street design standards.
A.
All blocks in a subdivision shall have a maximum depth
of 1,600 feet. Blocks subdivided into lots shall be two lot depths
in width, except lots along a major thoroughfare which front on an
interior street.
B.
In commercial or residential land development areas,
the block layout shall conform, with due consideration of site conditions,
to the best possible layout to serve the public, to permit good traffic
circulation and the parking of cars, to make delivery and pickup efficient
and to reinforce the best design of the units in the commercial or
residential area.
C.
The block layout in industrial areas shall be governed
by the most-efficient arrangement of space for present use and future
expansion, with due regard for work and customer access and parking.
D.
In large blocks with interior parks and playgrounds,
in exceptionally long blocks where access to a school or shopping
center is necessary, or where cross streets are impractical or unnecessary,
a crosswalk with a minimum right-of-way of 12 feet and five feet of
paving included therein may be required by the Borough Council.
B.
All lots shall abut on a public street or shall have
access to an approved private street. In general, side lot lines shall
be at right angles or radial to street lines. If, after subdividing,
there exist remnants of land, they shall be included in the area of
proposed or existing lots.
C.
Double-frontage lots are prohibited.
D.
Reverse-frontage lots are permitted.
B.
Easements.
(1)
All sanitary and storm sewerage collection and water
distribution systems shall be located within street rights-of-way
of public streets or within the cartway of private streets unless
otherwise approved by the Council. When easements are required for
utilities, they shall be a minimum of 20 feet wide and shall, to the
fullest extent possible, be centered on or be adjacent to rear or
side lot lines. Local utility companies shall be consulted by the
developer when locating easements.
(2)
Where a subdivision or land development is traversed
by a watercourse, drainageway, channel or stream, there shall be provided
a drainage easement conforming substantially with the line of such
watercourse, drainageway, channel or stream and of such width as will
be adequate to preserve the unimpeded flow of natural drainage, for
the purpose of widening, deepening, relocating, improving or protecting
such drainage facilities or for the purpose of installing stormwater
sewers.
A.
The minimum distance from a natural gas line to a
dwelling unit shall be as required by the applicable transmission
or distributing company or as may be required by the applicable regulations
issued by the Department of Transportation under the Natural Gas Pipe
Line Safety Act of 1968, as amended, whichever is greater.
B.
When any petroleum or petroleum products transmission
line traverses a subdivision or land development, the developer shall
confer with the applicable transmission or distributing company to
determine the minimum distance which shall be required between each
proposed dwelling unit and the petroleum or petroleum products transmission
line.
