A. 
The following subdivision and land development principles, standards and requirements will be applied in evaluating plans for proposed subdivisions and land developments.
B. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety and general welfare.
C. 
Where literal compliance with the standards specified herein is clearly impractical, the governing body may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.
D. 
Pursuant to the provisions of § 268-54, substantive changes may be made with regard to selected standards in keeping with § 503(5) of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
A. 
All portions of a site being subdivided shall be taken up in lots, streets, public lands or other proposed uses such as common open space or other common areas, so that remnants and landlocked areas shall not be created.
B. 
In general, lot lines shall follow municipal boundary lines rather than cross them.
C. 
The developer shall conform to all applicable performance standards, including, but not limited to, those contained in Chapter 300, Zoning.
D. 
Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.
E. 
Land subject to subsidence, and land deemed to be topographically unsuitable, may not be platted for residential use or for such other uses as may increase danger to health, life or property until all such hazards have been eliminated, or unless adequate safeguards against such hazards, subject to review and approval by the governing body, are provided by the subdivision plans. Such land within the subdivision or land development shall be set aside on the plan for uses that shall not endanger life or property or further aggravate or increase the existing menace.
In accordance with the provisions of Chapter 300, Zoning, and other ordinances and regulations of the municipality:
A. 
In reviewing subdivision plans, the governing body shall consider the adequacy of existing or proposed community facilities to serve the additional dwellings or nonresidential uses proposed by the subdivision or land development.
B. 
Where deemed necessary by the governing body, upon consideration of the particular type of development proposed and especially in large-scale residential developments, the governing body may require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development for schools, parks and other purposes. Where such areas proposed for public use are within the subject subdivision/land development area, they shall be reserved for public use in accordance with the municipality's Official Map Ordinance.
C. 
Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
D. 
Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision or land development, the governing body may require the dedication or reservation of such area within the subdivision or land development, in those cases in which the governing body deems such requirements to be necessary.
A. 
Proposed streets shall conform to such municipal, county and state street and highway plans as have been prepared, adopted and/or filed, as prescribed by law.
B. 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
C. 
All streets shall be graded to the full width of the right-of-way. In wooded areas this may be modified to preserve existing trees.
D. 
Streets shall be laid out to avoid hazard areas and environmentally sensitive areas such as floodplains, wetlands, cliffs, steep slopes or ravines. A secondary means of access to a higher order street that avoids the same hazard area shall be provided when one of the access streets serving a subdivision of more than 20 dwelling units traverses a hazard area.
E. 
Residential streets shall be so laid out as to discourage through traffic; however, the arrangement of streets shall provide for continuation of existing or platted streets and/or proper access to adjoining undeveloped tracts suitable for future subdivision.
F. 
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.
G. 
Improvements shall be made to existing streets abutting the proposed subdivision or land development. The type of improvements shall be determined by the classification and standards required of said street, pursuant to §§ 268-27 and 268-28.
H. 
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts, or when designed as cul-de-sacs. Stub streets shall be properly closed to through traffic until such time as the street is extended.
I. 
Stub streets greater in length than one lot depth shall be provided with a turnaround designed to meet the standards required for cul-de-sacs and shall be provided with sufficient rights-of-way to permit the further extension of the street onto the adjacent property.
J. 
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 within the municipality or postal delivery area, and all street names shall be subject to approval by the governing body.
K. 
Any applicant who encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation.
L. 
No street required to provide access shall be a private street, except as otherwise provided herein.
A. 
Streets shall be classified in accordance with the definitions included in Article I hereof.
B. 
The determination of traffic volumes applicable to the classification of streets shall be based on the data presented from the Institute of Traffic Engineering (ITE) or other recognized traffic authorities.
C. 
New streets will be classified according to the ADT that may be expected to use the street, pursuant to the Institute of Traffic Engineering (ITE) or other recognized traffic authorities. If, however, such streets shall be classified on the basis of a traffic impact study [§ 268-18B(8) hereof], such a classification shall be approved by the governing body. If a new street will serve as a stub, its classification must be based on the ultimate traffic to be generated upon full development.
A. 
The following chart indicates the required basic dimensional standards for the various classifications of streets as defined herein:
Table 1
Basic Street Dimensional Standards2
Right-of-Way Class
Cartway
(feet)
Curbs3
Sidewalks4
Expressways
See Note 1
See Note 1
See Note 1
No
Arterials
100
See Note 1
See Note 1
See Note 1
Collectors
60
40
Yes
4 feet each
Feeder streets
50
36
Yes
4 feet each
Local streets
50
28
Yes
4 feet each
Marginal access streets
50
20
Yes
No
Service road (internal)
33
20
Yes
No
NOTES:
1 As recommended by the Pennsylvania Department of Transportation.
2 All utilities shall be within the right-of-way, but outside of the cartway.
3 Refer to § 268-44 hereof.
4 Refer to § 268-45 hereof.
Table 2
Street and Roadway Design Standards
RC Zone
Design Factor
Local Access Road
Right-of-way width
50 feet
Cartway width
20 feet
Type of curb
Ref. § 268-44
Sidewalk width
4 feet, special circumstances only*
Sidewalk distance from curb
N/A
Design speed
25 mph
Minimum sight distance looking ahead
200 feet
Minimum sign distance from side street
350 feet
Maximum grade
Ref. our ordinance
Minimum intersection spacing
150 feet
Minimum center-line radius
180 feet
Minimum tangent between reverse curves
50 feet
Maximum cul-de-sac length
1,000 feet, loop streets preferred, 25 units maximum
NOTE:
* Multifamily (density).
B. 
Additional right-of-way and/or cartway widths maybe required by the governing body in order to lessen traffic congestion, to secure safety from fire, panic and other dangers, to facilitate the adequate provision for transportation and other public requirements and to promote the general welfare.
C. 
Short extensions of existing streets with lesser cartway widths than generally prescribed may be permitted; provided, however, that no section of new cartway shall be less than 18 feet in width and such extensions shall be less than 100 feet in length.
D. 
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, the governing body may require the reservation or dedication of rights-of-way to conform to the current standards. The center line of the future right-of-way shall be the same center line as the existing right-of-way.
E. 
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.
F. 
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.
A. 
Permanent cul-de-sacs shall have a minimum length of 250 feet, but shall neither exceed 1,000 feet in length nor furnish access to more than 25 dwelling units.
B. 
Cul-de-sacs serving residential uses shall have at the closed end a turnaround with a right-of-way having a minimum outside right-of-way radius of 50 feet and shall be paved to a radius of not less than 40 feet.
C. 
Grades across cul-de-sacs shall not exceed 3%.
D. 
Cul-de-sacs shall be constructed with a minimum paved area of 14 feet in width, and shall be designed for one-way counterclockwise circulation.
E. 
Cul-de-sacs for commercial or industrial uses shall be designed as needed to provide for the movement of the design-vehicle of the proposed use.
Private residential streets are not permitted.
A. 
Whenever the lines of a local street or lower classification are deflected in excess of 5°, connection shall be made by horizontal curves. No other streets shall be permitted to have angle points in their alignments, except as otherwise provided herein.
B. 
Minimum center-line radii for horizontal curves shall be as follows:
(1) 
Local streets: 200 feet.
(2) 
Collectors: 300 feet.
(3) 
Arterials: 900 feet.
C. 
On local streets and lower classification, a minimum tangent of 50 feet shall be required between curves; on all other streets, the minimum tangent shall be 250 feet.
D. 
A long radius curve shall be preferred to a series of curves and tangents.
E. 
The approaches to an intersection shall follow a straight course for a least 100 feet.
A. 
Center-line grades shall not be less than 1%.
B. 
The maximum street grades shall be as follows:
(1) 
Local streets: 12%.
(2) 
Collectors: 7%.
(3) 
Arterials: 4%.
C. 
Vertical curves shall be used at changes of grade exceeding 1%.
D. 
A leveling area, measured from the point of intersection of the ultimate rights-of-way, shall be provided at the approach to an intersection as follows:
(1) 
Four-percent grade or less for a minimum distance of 50 feet for local and feeder streets.
(2) 
Three-percent grade or less for a minimum distance of 100 feet for arterials and collectors.
A. 
No street shall intersect another at an angle of less than 80°.
B. 
Streets intersecting a street of higher classification, as defined herein, shall be designated as a stop street and shall be provided with proper signage.
C. 
Multiple intersections involving the junction of more than two streets shall be prohibited.
D. 
Minor collectors, feeder streets and local streets shall not intersect on the same side of a major collector or arterial at an interval of less than 600 feet.
E. 
Streets entering opposite sides of another street shall be laid out directly opposite one another or have a minimum offset of 200 feet between their center lines.
F. 
The minimum curb radii at street intersections, which shall be concentric with the street line, shall meet Pennsylvania Department of Transportation standards. In no instance shall curb radii be less than 15 feet for local streets and 35 feet for higher order streets. Where streets of different categories intersect, the radius requirement of the higher order street shall apply.
G. 
The minimum curb radius for driveways serving an expected average daily traffic (ADT) count of 20 or fewer trips shall be 10 feet. For driveways serving an expected ADT of more than 20 trips, the curb radius shall be increased to 15 feet, unless a greater radius is required by the Engineer to safely accommodate expected traffic.
A. 
Where a subdivision abuts or contains an existing or proposed arterial or collector street, the municipality may require marginal-access streets, reverse-frontage lots, or such other treatment as will provide separate local and through traffic.
B. 
Access to parking areas on commercial and industrial sites shall be controlled and shall be so located as to provide a minimum of 200 feet between points of access. For access to commercial uses, service roads or common access drives shall be provided where feasible.
C. 
Private driveways, where provided, shall be located not less than 40 feet from the tangent point of the curb radius of any intersection and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as defined herein.
D. 
Driveway grades for residential development shall not exceed 15%; and for commercial or industrial development, such grades shall not exceed 10%.
E. 
In general, no private driveway shall have direct access to an arterial or major collector street. Driveways shall be so located and designed as to provide a reasonable sight distance in accordance with § 268-35.
A. 
The control of grades, curvature and obstructions at intersections is required to ensure adequate sight distance for safety and efficient vehicular operation. There are three types of sight distance:
(1) 
For intersections to ensure safe crossing or entering of an intersecting street.
(2) 
For stopping.
(3) 
For passing overtaken vehicles on two- and three-lane streets.
B. 
Corner sight distance.
(1) 
At intersections, the street of lower order shall be designed to provide a minimum comer sight distance as specified in the accompanying diagram and table.
(2) 
Where streets of equal order intersect, Y shall continue to be determined on the basis of the accompanying table, Minimum Corner Sight Distance.
(3) 
The entire area of the clear sight triangle, described by points a, b and c in the attached diagram, shall be designed to provide an unobstructed view across it from point b to all points 3.5 feet above the cartway along the center line from point a to points c and d.
Minimum Corner Sight Distance (Y)
Design Speed
(mph)
Y
(in feet)
50
500
40
400
35
350
30
300
25
250
C. 
The following table indicates the minimum sight distance required for stopping and passing on the various street types:
Street Classification
Sight Distance
Arterial
Collector
Local
Design speed
(mph)
60
50
25
Stopping
(feet)
500
350
200
Passing
(feet)
2,100
1,800
1,100
The design standards specified below shall be required for all off-street parking facilities with a capacity of five or more vehicles:
A. 
The minimum dimensions of stalls and aisles shall be as follows:
Parking
Aisle
Angle of Parking
Stall Width*
(feet)
Stall Depth
(feet)
One-Way
(feet)
Two-Way
(feet)
90
9.0
18
20
24
60
9.0
19
18
21
45
9.0
18
15
20
Parallel
9.0
22
12
20
NOTE:
*For handicapped-accessible parking spaces, the minimum width shall be not less than nine feet plus a minimum five-foot access aisle for cars and eight-foot access aisle for vans.
B. 
Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicles.
C. 
All parking spaces shall be marked so as to provide for safe and orderly parking.
D. 
At no time shall angle or perpendicular parking be permitted along public streets.
E. 
Except at entrance and exit drives, all parking areas shall be set back from the right-of-way line and all property lines pursuant to the provisions of Chapter 300, Zoning. The distance between this required setback and the cartway shall be maintained as a planting strip or planting strip and sidewalk.
F. 
No more than 20 parking spaces shall be permitted in a continuous row without being interrupted by landscaping for a minimum of 10 feet.
G. 
No one area for off-street parking of motor vehicles shall exceed 80 cars in capacity. Separate parking areas on a parcel shall be physically separated from one another by ten-foot-wide planting strips.
H. 
Parking lots shall not have a grade exceeding 5%. No grade cut, fill, or height difference between terraced parking areas shall exceed four feet unless approved by the governing body.
I. 
In no case shall parking areas be designed to require or encourage cars to back into a public street in order to leave the lot.
J. 
Entrances and exits to and from off-street parking areas shall be located so as to minimize interference with street traffic.
K. 
For the purpose of servicing any property under single and separate ownership, entrance and exit drives crossing the street line shall be limited to two along the frontage of any single street for each 500 feet of frontage, and their center lines shall be spaced at least 80 feet apart. On all corner properties, there shall be a minimum spacing of 60 feet, measured at the street line, between the center line of any entrance or exit drive and the street line of the street parallel to said drive.
L. 
The width of entrances and exit drives shall be:
(1) 
A minimum of 14 feet for one-way use only.
(2) 
A minimum of 25 feet for two-way use.
(3) 
A maximum of 35 feet at the street line.
M. 
Tire bumpers or landscape berms shall be installed so as to prevent vehicle overhang on any sidewalk area.
N. 
No less than a five-foot radius of curvature shall be permitted for all curbs in parking areas.
O. 
All dead-end parking areas shall be designed to provide sufficient backup area for the end stalls of parking area.
P. 
Pedestrian crosswalks in parking areas shall not be subject to passage or concentration of surface water.
Q. 
All common parking areas shall be adequately lighted during after-dark operating hours. All light standards shall be located on raised parking islands and not on the parking surface.
R. 
All artificial lighting used to illuminate any parking space or spaces shall be so arranged that no direct rays from such lighting shall fall upon any neighboring property or streets, nor shall any high brightness surface of the luminaries be visible from neighboring residential properties or from a public street. No such lighting shall exceed 0.5 FC at the property line.
S. 
Handicapped-accessible spaces shall be provided as follows, and shall meet all applicable ADA requirements:
Total Parking in Lot
Required Accessible Spaces
1 to 25
1
26 to 50
2
51 to 75
3
76 to 100
4
101 to 150
5
151 to 200
6
201 to 300
7
301 to 400
8
401 to 500
9
501 to 1,000
2% of total
1,001 and over
20 plus 1 for each 100 over 1,000
A. 
The following requirements shall be applied to all parking lots with 10 or more spaces.
B. 
All parking areas shall have at least one tree of 1 1/2 inches minimum caliper for every 10 parking spaces in single bays and one tree of 1 1/2 inches caliper minimum for every 20 parking spaces in double bays.
C. 
Trees shall be planted in such a manner to afford maximum protection from the sun for parked vehicles.
D. 
A minimum of 10% of any parking lot facility shall be devoted to landscaping, inclusive of required trees.
E. 
Plantings shall be able to survive soot and gas fumes.
F. 
Trees that have low-growing branches, gum or moisture that may drop on vehicles, blossoms, thorns, seeds or pods that may clog drainage facilities shall be avoided. Approved trees include, but are not limited to, those listed in § 268-46H or as recommended by the Pennsylvania Bureau of Forestry.
G. 
Interior landscaping shall not be required for any lots of less than 20 spaces.
Off-street loading facilities shall be designed to conform to the following specifications:
A. 
Each space shall be no less than 15 feet wide, 50 feet long and have a vertical clearance of 16 feet, exclusive of drives and maneuvering space, and located entirely on the lot being served.
B. 
There shall be appropriate means of access to a street or alley as well as adequate maneuvering space.
C. 
The maximum width of driveways and sidewalk openings measured at the street lot line shall be 35 feet; the minimum width shall be 14 feet.
D. 
All accessory driveways and entranceways shall be graded, have a bituminous surface, and be drained to the satisfaction of the Engineer to the extent necessary to prevent nuisances of dust, erosion or excessive water flow across public streets or sidewalks.
E. 
Such facilities shall be designed and used in such a manner so as to at no time constitute a nuisance, a hazard or an unreasonable impediment to traffic.
F. 
The lighting requirements of § 268-36Q and R shall be met, if applicable.
A. 
General. The developer shall construct and/or install such drainage structures, on- and off-site, as necessary to comply with Chapter 260, Stormwater Management. Drainage systems shall be designed and sealed by a registered professional engineer.
(1) 
Prevent erosion damage and to satisfactorily carry off or detain and control the rate of release of surface waters.
(2) 
Encourage runoff control measures that percolate the stormwater into the ground to aid in the recharge of groundwaters.
(3) 
Carry surface water to the nearest adequate street, storm drain, detention basin, natural watercourse or drainage facility.
(4) 
Take surface water from the bottom of vertical grades, to lead water away from springs, and to avoid excessive use of cross gutters at street intersections and elsewhere.
(5) 
Handle the anticipated peak discharge from the property being subdivided or developed and the existing runoff being contributed from all land at a higher elevation in the same watershed.
(6) 
Maintain the adequacy of the natural stream channels. Accelerated bank erosion shall be prevented by controlling the rate and velocity of runoff discharge to these watercourses, so as to avoid increasing the occurrence of stream bank overflow.
(7) 
Preserve the adequacy of existing culverts. Bridges and similar structures shall be preserved by suppressing the new flood peaks created by new land development.
B. 
Retention of existing watercourses and natural drainage features.
(1) 
Whenever a watercourse, stream, or intermittent stream is located within a development site, such a watercourse, stream, or intermittent stream shall remain open in its natural state and location and shall not be piped.
(2) 
The existing points of natural drainage discharge onto adjacent property shall not be altered without the written approval of the affected landowners.
(3) 
No stormwater runoff or natural drainage shall be so diverted as to overload existing drainage systems, or create flooding or the need for additional drainage structures on other private properties or public lands.
C. 
Design criteria. All plans and designs for stormwater management facilities shall determine the maximum expected discharge and runoff in accordance with Chapter 260, Stormwater Management.
A. 
General provisions and compliance.
(1) 
No changes shall be made in the contour of the land, and no grading excavation, removal nor destruction of the topsoil, trees or other vegetative cover of the land shall be commenced, until such time that a plan for minimizing erosion and sedimentation has been:
(a) 
Processed and reviewed by the Engineer and approved by the Lackawanna County Soil Conservation District; and
(b) 
Approved by the governing body.
(2) 
The governing body, in its consideration of all preliminary subdivision and land development plans, shall condition its approval upon the execution of erosion and sediment control measures as contained in the standards and specifications of the Lackawanna County Soil Conservation District, and the Pennsylvania Department of Environmental Protection, Bureau of Soil and Water Conservation, or its successor agency.
(3) 
Final approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with the approval of the final subdivision or land development plans, and become a part thereof.
(4) 
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required by the municipality. (See Article VII.)
(5) 
No subdivision or land development plan shall be approved unless:
(a) 
There shall be an improvement bond or other acceptable security deposited with the municipality in the form of an escrow guaranty that will ensure installation and completion of the required improvements; or
(b) 
There has been a determination by the governing body that a plan for minimizing erosion and sedimentation is not necessary. The governing body may waive the above requirement for minor subdivisions.
(6) 
The Engineer shall review plans and inspect the development site during the construction of site improvements to insure compliance with the approved plan.
B. 
General erosion control standards.
(1) 
Measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the Lackawanna County Soil Conservation District, and the Pennsylvania Department of Environmental Protection, Bureau of Soil and Water Conservation, or its successor agency.
(2) 
In cases where the Lackawanna County Soil Conservation District does not have standards and specifications for erosion and sedimentation control, other known and commonly accepted standards and specifications approved by the Engineer may be used.
A. 
The length, width and shape of blocks shall be determined with due regard to the following:
(1) 
Provision of adequate sites for the types of buildings proposed.
(2) 
Zoning requirements as to lot sizes, dimensions and minimum lot areas per dwelling unit.
(3) 
The limitations and opportunities of the topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation and access.
B. 
Blocks shall have a maximum length of 1,600 feet and minimum length of 300 feet. In the design of blocks longer than 1,100 feet, special consideration shall be given to the requirements of satisfactory fire protection.
A. 
Lot dimensions and areas shall not be less than specified by Chapter 300, Zoning.
B. 
Residential lots shall front on an existing or proposed public street.
C. 
Through lots are prohibited, except where employed to prevent vehicular access to arterial and collector streets.
D. 
Side lot lines shall be substantially at right angles or radial to street lines.
E. 
The depth of single-family detached residential lots shall not be less than one nor more than 2 1/2 times their width. All lots shall be designed to provide a building envelope (depth minus front and rear yards) of at least 40 feet in depth.
F. 
If remnants of land exist after subdividing, they shall be incorporated into existing or proposed lots, or offered for dedication to public use for recreation or open space. The municipality may or may not accept such offer of dedication.
G. 
The subdivision of a tract that creates nonconforming side and rear yards for existing buildings will not be approved unless variances have been granted by the Zoning Hearing Board prior to final application submission.
A. 
Utility easements shall be provided, as needed; such easements shall be designed in accordance with the provisions hereof.
B. 
Roadway utility easements shall be in accordance with § 268-28, Table 1, hereof.
C. 
Utility easements not located within a public right-of-way shall be located along front, side or rear property lines and shall have minimum widths, as follows:
(1) 
Underground utility: 15 feet.
(2) 
Overhead utility: 10 feet.
(3) 
Drainage facilities: 20 feet.
D. 
No structure requiring a building permit or plantings, except for lawn, shall be set or put within the area of a utility easement.
E. 
Where a subdivision or land development 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 afford adequate access for maintenance, but not less than 50 feet in width, or as may be required or directed by the engineer and/or the Pennsylvania Department of Environmental Protection or its successor agency. The owner shall properly grade and stabilize slopes and fence any open ditches when it is deemed necessary by the engineer.
F. 
Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the applicant or owner shall reserve or obtain easements over all lands affected thereby; such easements shall be adequate for discharge or drainage and for the carrying off of such water, and for the maintenance, repair and reconstruction of the same vehicles, machinery and other equipment for such purposes, and shall be of sufficient width for such passage and work. The owner shall convey, free of charge or cost, such easements to the municipality upon demand.
G. 
No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan.
A. 
Curbs shall be provided along streets pursuant to Table 1 and Table 2 unless swales are substituted pursuant to § 268-54A(2).
B. 
Curbs shall be constructed in accordance with municipal specifications, and as follows:
(1) 
Curbs shall be provided on all streets and parking compounds located within all major subdivisions and land developments.
(2) 
All curbs shall be depressed at intersections to sufficient width to accommodate wheelchairs. Depression shall be in line with sidewalks where provided.
(3) 
Curbs shall be the vertical type.
(4) 
All curbs shall be constructed of cement concrete with expansion joints every 20 feet, and shall follow PennDOT standards, as follows: straight portland cement curb, 18 inches by seven inches, top rolled and battered to eight inches at bottom, eight inches face exposed above finish road surface.
C. 
When the sole purpose of the curb is to protect the pavement edge, cement concrete headers may be utilized, subject to the approval of the governing body.
A. 
Sidewalks and pedestrian paths shall minimize pedestrian-vehicular conflict and shall be provided where the development density will be five dwelling units or more per net acre, unless waived by the governing body pursuant to § 268-54B. The Commission may require the installation of sidewalks in any subdivision where the evidence indicates that sidewalks are necessary for the public safety.
B. 
The minimum width of all sidewalks and pedestrian paths shall be four feet.
C. 
Sidewalks and public paths shall be installed for convenience and access to all dwelling units from streets, driveways, parking areas or garages and located within a public right-of-way, a public easement or a common open space area.
D. 
At corners and other pedestrian street-crossing points, sidewalks shall be extended to the curbline with ramps for adequate and reasonable access of physically handicapped persons, including those in wheelchairs, across curbs.
E. 
Sidewalks and pedestrian paths away from streets shall be adequately lighted.
F. 
The grades and paving of sidewalks and pedestrian paths shall be continuous across driveways. Where heavy traffic volume is expected, a special paving treatment may be required by the governing body. Small jogs in the alignment shall be avoided.
G. 
Sidewalks and pedestrian paths shall be laterally pitched at a slope of not less than 1/4 inch per foot to provide for adequate surface drainage. The concentration of surface waters shall be prevented from passing on or across sidewalks. The design of sidewalks shall not cause surface waters to pocket.
H. 
Where sidewalk grades exceed 5%, a nonslip surface texture shall be used.
I. 
Required sidewalks and pedestrian paths shall be of a hard surface composition and shall be constructed according to municipal specifications.
J. 
Sidewalks adjacent to angle parking areas shall be set back a minimum of five feet to prevent car overhang from restricting pedestrian movement along the sidewalk.
A. 
Within any land development or major subdivision, street trees shall be planted along all streets where suitable street trees do not exist.
B. 
Large street trees shall be planted at intervals of not more than 45 feet, and small street trees at intervals of not more than 30 feet along both sides of new streets and along one or both sides of an existing street within the proposed subdivision or land development. An equivalent number may be planted in an informal arrangement, subject to the approval of the governing body.
C. 
Street trees shall not be planted opposite each other, but shall alternate.
D. 
At intersections, trees shall not be located within the clear sight triangle.
E. 
Street trees shall be planted in the right-of-way, within the planting strip, rather than on lots. Where sidewalks are required, the planting strip shall be between the curb and the sidewalk.
F. 
Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, suitable for street use, and in conformity with the standards of the American Association of Nurserymen.
G. 
The minimum trunk diameter, measured at a height of six inches above the finished grade level, shall be 2 1/2 inches at the time of planting.
H. 
Species shall be as specified herein and as otherwise approved by the Pennsylvania Bureau of Forestry. In general, trees shall be mature shade trees. Trees such as Norway Maple and Amur Cork trees shall be prohibited.
A. 
Interior crosswalks maybe required wherever necessary to facilitate pedestrian circulation and to give access to community facilities in blocks of over 1,600 feet in length.
B. 
Such crosswalks shall have an easement width of not less than 10 feet and a paved walk of not less than four feet. They shall be clearly marked by bollards, paving material, signing, lights or similar provisions to ensure their visibility to motorists.
A. 
Approval of the preliminary application must be obtained for the entire proposed development. Final approval may be obtained section by section, but such sections shall be specified on the preliminary plan and must be numbered in the proposed order that they are to be developed. Such order of development must be adhered to, and if changes are required, plans must be resubmitted and processed pursuant to Article III.
B. 
Design standards.
(1) 
The land development shall be designed to be harmonious and efficient in relation to topography, the size and shape of the site, the character of adjoining properties and the type and size of proposed buildings.
(2) 
Buildings shall be well-related to the natural topography, existing desirable vegetation, bodies of water, views within and beyond the site, and exposure to the sun and other existing and proposed buildings.
(3) 
Attached dwelling types shall incorporate varied designs, architectural modes and setbacks.
C. 
Access and circulation.
(1) 
Access to the dwellings and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be comfortable and convenient for the occupants.
(2) 
Access and circulation for fire-fighting and other emergency equipment, moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.
(3) 
Walking distances from the main entrance of a building or a single-family dwelling unit to a parking area shall be less than 100 feet. Exceptions to this standard shall be reasonably justified by compensating advantages, such as desirable views and site preservation through adaptation to topography. In no case shall the distance exceed 250 feet.
D. 
Grading.
(1) 
Grading shall be designed for buildings, lawns, paved areas and other facilities to assure adequate surface drainage, safe and convenient access to and around the buildings, screening of parking and other service areas and conservation of desirable existing vegetation and natural ground forms.
(2) 
Grading around buildings shall be designed to be in harmony with the natural topography.
E. 
Streets and driveways.
(1) 
Streets and/or driveways shall be provided on the site where necessary for convenient access to dwelling units, garage compounds, parking areas, service entrances of buildings, collection of refuse and all other necessary services. Internal streets and driveways shall enter public streets at safe locations.
(2) 
Streets and/or driveways shall be planned for convenient circulation suitable for traffic needs and safety.
(3) 
All streets and/or driveways shall be laid out to conform with the design, service, and access standards contained herein for public streets based upon projected average daily traffic.
(4) 
Streets and/or driveways shall be paved and constructed in accordance with municipal standards.
F. 
Refuse collection stations.
(1) 
Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.
(2) 
Collection stations shall be located so as to be adequately separated from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents, and shall be adequately screened and landscaped, in accordance with Chapter 300, Zoning.
G. 
Planting.
(1) 
The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and desirable topographic features.
(2) 
Additional plant material shall be added for privacy, shade, beauty of buildings and grounds, and to screen out objectionable features.
A. 
Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary by the governing body to assure the free flow of through traffic from vehicles entering or leaving parking/loading areas.
B. 
When two adjacent lots proposed for nonresidential uses front on an arterial or major collector street, the applicant may be required to provide common ingress and egress as well as common parking facilities. When three or more adjacent lots are proposed for nonresidential uses, the applicant may be required to provide a service road for common ingress and egress.
C. 
Dead-end alleys shall be avoided; but, where this proves impossible, they shall be terminated with a paved turnaround of adequate dimensions as approved by the governing body.
D. 
Outdoor collection stations shall be provided for garbage and trash removal when indoor collection is not provided. Collection stations shall be screened from view and landscaped.
Buffer yards are required between subdivisions and land developments and along existing streets to soften visual impact, to screen glare, and to create a visual barrier between conflicting land uses. Buffer areas shall be developed in accordance with the standards set forth in Chapter 300, Zoning.
A. 
In accordance with the municipality's recreation plan, upon consideration of the particular type of development proposed, the governing body may require the dedication or reservation of such other areas or sites of a character, extent, and location suitable to the need created by such development for parks and recreation areas.
B. 
The following standards shall apply to the provisions of parks, other recreation areas and permanent open space:
(1) 
Single-family detached developments. In the case of residential developments designed exclusively with single-family detached dwellings, the applicant shall provide a minimum of 1,000 square feet per dwelling unit for parks and recreation areas.
(2) 
Single-family cluster developments. In single family cluster developments, the open space and recreation requirements as set forth in Chapter 300, Zoning, shall be adhered to.
(3) 
Multifamily developments. In multifamily residential developments, the open space and recreation requirements as set forth in Chapter 300, Zoning, shall be adhered to.
C. 
Recreation areas, as required by Chapter 300, Zoning, shall be laid out in accordance with the best principles of site design. The recreation areas shall form part of an interconnecting open space system that extends throughout the development. The following criteria shall be utilized to determine whether the recreation areas have been properly designed:
(1) 
Recreation areas shall be readily accessible to all development residents, or, in the case of recreation areas dedicated to the municipality, shall be easily and safely accessible to the general public. At least one side of the recreation area shall abut a street for minimum distance of 50 feet for access of emergency and maintenance vehicles.
(2) 
Recreation areas shall have suitable topography, drainage and soils for use and development of recreational activities.
(3) 
When active recreation activities are proposed that entail the construction and installation of equipment or playing surfaces, a buffer, as described in § 268-50, shall be provided when such activities abut residential uses.
(4) 
Recreational areas shall not be traversed by streets or utility easements unless said utilities are placed underground and no part of them or their supportive equipment protrudes above ground level.
(5) 
The shape of the recreational area shall be suitable to accommodate those recreation and open space activities appropriate to the location and needs of future residents.
D. 
The municipality may accept or reject the dedication of any recreation area.
E. 
Except as otherwise provided herein, for any development of 10 or more dwelling units under one or more applications, the developer shall, as a condition precedent to final plan approval, either pay a recreation fee or dedicate land to the municipality in lieu of such a recreation fee. The municipality, however, may reject an offer of dedication of land. Such decision shall be rendered by the municipality prior to the approval of the preliminary application for the subject development. The procedure for both alternatives shall be as described in Subsections F and G hereof.
F. 
Alternative procedure for payment of a recreation fee. Where it is determined that a recreation fee shall be paid, such fee shall be used only for the purpose of providing park or recreational facilities accessible to the subject development. The amount of such recreation fee shall be $300 per dwelling unit included in the subject land development; provided, however, that said fee shall be refundable, with interest, upon request of the payer of the fee in the event that the municipality has failed to utilize such funds for the purpose set forth herein within three years of the date of payment of said fee.
G. 
Alternative procedure for dedication of land in lieu of a recreation fee. This option shall only be considered for developments of 20 or more dwelling units. The developer may be required to dedicate 1,000 square feet of land for each dwelling unit. The delineation of the area to be dedicated shall be the choice of the developer; provided, however, that such lands shall be suitable for recreational use as determined by the municipality. If, however, the municipality fails to develop the dedicated site within three years of the date of dedication, the site shall be returned to the developer.
A. 
All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in the categories listed in Subsection B below: "Open space land may not be separately sold, nor shall such land be further developed or subdivided."
B. 
In designating the use of open space and the type of maintenance to be provided on the plan, the following classes may be used:
(1) 
Lawn. A grass area with or without trees that may be used by the residents for a variety of purposes and that shall be mowed regularly to insure a neat and tidy appearance.
(2) 
Natural area. An area of natural vegetation, undisturbed during construction or related activities. Such areas may contain pathways. Meadows shall be maintained as such and not left to become weed infested. Maintenance may be minimal, but shall prevent the proliferation of weeds and undesirable plants such as honeysuckle and poison ivy. Litter, dead trees and brush shall be removed, and streams shall be kept in free-flowing condition.
(3) 
Recreation area. An area designated for a specific recreation use, including, but not limited to, tennis, swimming, shuffleboard, playfield and tot lot. Such areas shall be maintained so as to avoid creating a nuisance, and shall perpetuate the proposed use.
(4) 
Agricultural area. An area designated for the preservation of Class I, II and III agriculture soils for agricultural usage, as may be required by Chapter 300, Zoning. Such open space areas shall be designed to provide the maximum amount of farmland for usable fields or garden plots.
All open space shown on the final plan as filed with the municipality and subsequently recorded in the office of the Recorder of Deeds of Lackawanna County must be conveyed in accordance with the procedures set forth in Chapter 300, Zoning.
The Planning Commission, recognizing that a situation may arise where additional flexibility is warranted, is authorized to alter the design standards specified below. The applicant shall present evidence and demonstrate that the variation requested will result in improving the proposed subdivision or land development.
A. 
Streets. Standards for streets expressed in this chapter are intended to provide for the safe and intelligent layout of streets that can be easily maintained at minimum cost.
(1) 
Cartway width. The width of streets has been established to ensure adequate movement of traffic in times of greatest parking loads. Where a street is designed so that all dwelling units face on local streets and where on-street parking is not permitted and no safety hazard will be created, the cartway width may be reduced. This reduction is limited to 28 feet on collector or 20 feet on local streets.
(2) 
Curbs. Curbs are used to channel water to storm sewers, protect pavement edges and keep vehicles off of grassed areas. Where topography and soils permit, roadside swales, set back a minimum of 10 feet from the edge of the cartway, may be substituted for curbs, provided that the alternate design:
(a) 
Ensures adequate means for the protection of pavement edges.
(b) 
Handles stormwater in a manner to ensure against erosion or other conditions detrimental to the public health, safety or welfare.
(c) 
Has the approval of the Planning Commission engineer.
(3) 
Right-of-way widths. Right-of-way widths are intended to provide enough land for streets, sidewalks, driveway aprons, street trees, cut or fill slopes, and utilities. They are intended to provide an additional buffer between dwelling units and streets. Where sidewalks are not run along streets, cartway widths are reduced, utilities are located outside of the right-of-way, or dwellings will not front on the streets, a reduction in the widths of rights-of-way may be permitted. In no instance shall a right-of-way width be reduced to less than 33 feet.
B. 
Sidewalks. Sidewalks are intended to provide a separate means of movement for pedestrians. Occasionally, it may be appropriate for the location of sidewalks to be away from streets. In order for the Planning Commission to waive the requirement for sidewalks to be within a street right-of-way, all of the following provisions for relocated sidewalks shall be met:
(1) 
The walks shall be all-weather and easily cleared of snow.
(2) 
They shall be convenient for the most frequent trips, such as children walking to school bus stops.
(3) 
If the walks shall remain as private property, then the responsibility for their maintenance shall be clearly established, such as by a homeowners' association, or the respective property owners.