A.
The following land subdivision principles and standards
will be applied by the Township Planning Board and Board of Commissioners
in evaluating plans for proposed subdivisions.
B.
The standards outlined herein shall be considered
minimum standards for the promotion of the public health, safety,
morals and general welfare.
C.
Where literal compliance with the standards herein
specified is clearly impractical, the Board of Commissioners may modify
or adjust the standards to permit reasonable utilization of property
while securing substantial conformance with the objectives of these
regulations.
Land subject to hazards to life, health or property,
such as quarry land, open ditches, etc., shall not be subdivided for
residential purposes until all such hazards have been eliminated or
unless adequate safeguards against such hazards are provided by the
subdivision plan.
A.
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially prepared and
adopted by the Township.
B.
Proposed streets shall further conform to such Township,
county and state road and highway plans as have been prepared, adopted
and/or filed as prescribed by law.
C.
Streets shall be logically related to the topography
so as to produce usable lots and reasonable grades.
D.
Minor streets shall be so laid out as to discourage
through traffic, but provisions for street connections into and from
adjacent areas will generally be required.
E.
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.
F.
Where a subdivision abuts or contains an existing
or proposed major traffic street, the Commissioners may require marginal
access streets, rear service alleys, reverse frontage lots or such
other treatment as will provide protection for abutting properties,
reduction in the number of intersections with the major street, and
separation of local and through traffic.
G.
New half or partial streets will not be permitted
except where essential to reasonable subdivision of a tract in conformance
with the other requirements and standards of these regulations, and
where, in addition, satisfactory assurance for dedication of the remaining
part of the street can be secured.
H.
Wherever a tract to be subdivided borders an existing
half or partial street, the other part of the street shall be plotted
within such tract.
I.
Dead-end streets shall be prohibited except as stubs
to permit future street extension into adjoining tracts, or when designed
as culs-de-sac.
J.
New reserve strips, including those controlling access
to streets, shall be avoided.
A.
Culs-de-sac shall be provided at the closed end with
a paved turnaround having a minimum radius to the outer pavement edge
or curbline of 40 feet.
B.
Unless future extension is clearly impractical or
undesirable, the turnaround right-of-way shall be placed adjacent
to a property line, and a right-of-way of the same width as the street
shall be carried to the property line in such a way as to permit future
extension of the street into the adjoining tract.
A.
Minimum street right-of-way and cartway (roadway)
widths shall be as follows:
(1)
Minor street and marginal access street: fifty-foot
right-of-way and twenty-seven-foot paved cartway.
(2)
Collector street: sixty-foot right-of-way and thirty-six-foot
paved cartway.
(3)
Major traffic street: eighty-foot right-of-way, and
cartway generally as prescribed by Pennsylvania State Highway Department
standards.
D.
Short extension of existing streets with lesser right-of-way and/or cartway widths than prescribed by § 265-25A above may be permitted; provided, however, that no section of new right-of-way less than 40 feet in width shall be permitted.
E.
Where a subdivision abuts or contains an existing
street of inadequate right-of-way width, additional right-of-way width
in conformance with the above standards shall be required.
A.
Center-line grades should, wherever possible, be not
less than 1%.
D.
Where the grade of any street at the approach to an
intersection exceeds 7%, a leveling area shall be provided having
not greater than four-percent grades for a distance of 25 feet measured
from the nearest right-of-way line of the intersecting street.
A.
Streets shall be laid out to intersect as nearly as
possible at right angles. No street shall intersect another at an
angle of less than 60°.
B.
Multiple intersections involving junction of more
than two streets shall be prohibited. Where this proves impossible,
such intersections shall be designed with extreme care for both pedestrian
and vehicular safety.
C.
Clear-sight triangles of 75 feet measured along street
center lines from their point of junction shall be provided at all
intersections, and no building shall be permitted within such sight
triangles.
D.
To the fullest extent possible, intersections with
major traffic streets shall be located not less than 800 feet apart,
measured from center line to center line.
E.
Streets entering opposite sides of another street
shall be laid out either directly opposite one another or with a minimum
offset of 150 feet between their center lines.
F.
Minimum curb radii at street intersections shall be
15 feet for intersections involving only minor streets, 25 feet for
intersections including other type streets, or such greater radius
as is suitable to the specific intersection.
A.
Lots shall be laid out and graded to provide positive
drainage away from new and existing buildings.
B.
Storm sewers, culverts and related installations shall
be provided:
C.
In the design of storm sewerage installations, special
consideration shall be given to avoidance of problems which may arise
from concentration of stormwater runoff over adjacent properties.
B.
Blocks should have a maximum length of 1,600 feet
and, so far as practicable, a minimum length of 500 feet. In the design
of blocks longer than 1,100 feet, special consideration shall be given
to the requirements of satisfactory fire protection.
C.
Residential blocks shall be of sufficient depth to
accommodate two tiers of lots, except where reverse frontage lots
bordering a major traffic street are used.
D.
Pedestrian interior walks may be required where necessary
to assist circulation or provide access to community facilities. Such
crosswalks shall have a width of not less than 10 feet and a paved
walk of not less than four feet.
A.
Lot dimensions and areas shall be not less than specified
by provisions of the Marple Township Zoning Ordinance[1] and shall further conform to the following requirements
designed to abate health hazards:
(1)
Where both water supply and sanitary sewage disposal
are provided by individual on-lot facilities, lots for single-family
detached dwellings shall have a minimum area of 40,000 square feet
and a minimum width, measured at the building line, of 125 feet.
(2)
Where either water supply or sanitary sewage disposal,
but not both, are provided by individual on-lot facilities, lots for
single-family detached dwellings shall have a minimum area of 12,000
square feet and a minimum width, measured at the building line, of
75 feet.
(3)
Where either or both water supply and sanitary sewage
disposal are provided by individual on-lot facilities, the Township
may require that the subdivider request the Division of Environmental
Hygiene of the State Department of Health to make such tests as are
necessary to determine the adequacy of the proposed facilities in
relation to the proposed lot size and existing grade and soil conditions.
In all such cases, a certificate by the State Health Officer that
the proposed facilities are adequate shall be prerequisite to final
approval of the plan.
B.
The minimum building setback line shall be controlled
by the provisions of the Marple Township Zoning Ordinance, as amended
from time to time.
C.
Side lot lines shall be substantially at right angles
or radial to street lines.
D.
Residential lots shall in general front on a municipal
street, existing or proposed.
A.
Alleys are prohibited in developments of single-family
detached residences.
B.
Private driveways, where provided, shall be located
not less than 40 feet from the intersection corner of corner lots
and shall have such grades as to furnish a safe and convenient parking
space.
C.
Easements with a minimum width of 10 feet shall be
provided as necessary for utilities.
D.
To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
E.
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 natural drainage and provide sufficient
width for maintenance.