The following minimum subdivision principles, standards and requirements will be applied by the Planning Commission and the Board of Commissioners in evaluating the plans for a proposed subdivision.
A. 
Land shall be suited for the purpose for which it is to be subdivided.
B. 
Land subject to hazards of life, health and safety, such as strip mine land, quarry land, open ditches 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 plan.
A. 
Proposed streets shall be properly related to Township, county and state road and highway plans which have been prepared and officially adopted and/or filed as prescribed by law.
B. 
Streets shall be logically related to the topography so as to produce usable lots and reasonable grades.
C. 
Local streets shall be so laid out as to discourage through traffic, but provisions for street connections into and from adjacent areas will be generally required.
D. 
Where a subdivision plan abuts or contains an existing or proposed arterial street, the Planning Commission and the Board of Commissioners 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.
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 this chapter 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.
G. 
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.
(1) 
A turnaround with a cartway diameter of 80 feet with a right-of-way diameter of 100 feet shall be required at the end of all streets; and
(2) 
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 an adjoining tract.
H. 
If lots resulting from original subdivision are large enough to permit subdivision, or if a portion of the tract is not subdivided, adequate street right-of-way to permit further subdivision shall be provided as necessary.
I. 
Reserve strips restricting or controlling access to adjacent streets or properties shall be prohibited.
J. 
Maximum allowable grades, center line of streets:
(1) 
Arterial streets: 6%.
(2) 
Collector streets: 6%.
(3) 
Local streets: 12%.
K. 
Minimum grades on all streets shall not be less than 1%.
L. 
Vertical curves of proper and adequate length shall be installed on all street grade changes exceeding 1%.
M. 
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:
(a) 
Arterial streets: 500 feet.
(b) 
Collector streets: 200 feet.
(c) 
Local streets: 100 feet.
N. 
Widths.
(1) 
Minimum street right-of-way widths and cartway widths shall be as follows:
Type of Street
Cartway
(feet)
Right-of-Way
(feet)
Local
24
50
Collector
24
50
Collector (serving more than 50 lots)
30
50
Arterial
40
60
(2) 
Additional right-of-way and cartway widths may be required by the Board of Commissioners for the following purposes:
(a) 
To promote public safety and convenience;
(b) 
To provide parking space in commercial districts and in areas of high-density residential development; and
(c) 
Where a subdivision abuts or contains an existing street of inadequate width, a right-of-way in conformance with the above standards may be required.
O. 
Street intersections.
(1) 
Curbs, where required, shall be installed by the subdivider along the streets or where deemed necessary for public safety as determined by the Board of Commissioners. The curbs shall be of the type and material as specified and approved by the Board of Commissioners. All curbs at intersections shall be rounded by a minimum radius of 20 feet.
(2) 
Where the grade of any street at the approach to an intersection exceeds five percent, a leveling area shall be provided with a transitional grade not to exceed two percent 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.
(4) 
Minimum street intersection angles shall not be less than 60°.
P. 
Street offsets. Street offsets of less than 125 feet shall be avoided.
Q. 
Reverse curves. Reverse curves shall have a minimum transient between them of:
(1) 
Arterial streets: 300 feet.
(2) 
Collector streets: 150 feet.
(3) 
Local streets: 100 feet.
R. 
Alleys are not permitted in any zoning district.
S. 
Private streets shall not be approved nor shall improvements for lots abutting private streets be approved, except as provided for in § 167-17F.
T. 
Driveways.
(1) 
Driveways shall be located to provide the best visibility possible within the limits of the property that each driveway serves. Driveways shall conform to the following tabulation:
(a) 
Residential.
[1] 
Width: 10 feet minimum; 20 feet maximum.
[2] 
Radius: 10 feet minimum; 15 feet maximum.
(b) 
Commercial: in compliance with the Pennsylvania Department of Transportation Specifications.
(2) 
Driveways shall be constructed so as not to interfere with roadway drainage. Cross drains shall be constructed beneath the driveway where required to provide adequate drainage.
(3) 
The grade line of the driveway shall be sloped to meet the edge of the roadway shoulder so that the difference on slopes between the driveway and cross slope of the shoulder does not exceed eight percent.
A. 
Residential lots shall be subdivided in accordance with the terms of the Patterson Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 190, Zoning.
B. 
Nonresidential lots shall be subdivided in accordance with the terms of the Patterson Township Zoning Ordinance.
C. 
The frontage width of lots fronting a cul-de-sac shall be determined as the width at the building line. The side yard and setback requirements will be calculated from the midpoint of the structure along the average length of both sides of the structure.
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. 
Lots abutting local streets shall front upon the streets which parallel the long dimension of the block, if possible.
F. 
All lots shall abut by their full frontage on a publicly dedicated street or on a street that has received the legal status of such. Lots abutting on a private street or easement shall not be approved, except that lots developed on private streets in existence prior to the enactment of this chapter may be approved. Private streets normally shall not be extended to permit additional lot development.
The building line shall be in accordance with the terms of the Patterson Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 190, Zoning.
A. 
Block length shall not exceed 1,200 feet nor be less than 500 feet.
B. 
Blocks shall be at least two lots in depth except for reverse frontage lots.
C. 
Exceptionally long blocks (a block exceeding 1,000 feet in length) shall have crosswalks through the subdivided property with a minimum right-of-way reservation of 12 feet and a four-foot paved walk.
D. 
The depth-to-width ratio of usable lot length shall be at a maximum of 2 1/2 to one.
A. 
Utility and public utility easements shall have a minimum width of 20 feet and be placed at the side or rear of lots and underground whenever possible. When the Board of Commissioners determines that conditions are suitable for utilities and/or public utilities, an easement reservation will be required.
B. 
Anchor easements shall be approximately four feet by 30 feet and placed on a lot line.
C. 
Aerial easements shall be in accordance with state regulatory agencies having jurisdiction.
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 natural drainage and provide sufficient width for maintenance purposes, but not less than 20 feet.
[Amended 4-9-2015 by Ord. No. 449]
Sidewalks and crosswalks shall be installed by the subdivider or developer along public or private streets and/or where deemed necessary for public safety. All sidewalks and crosswalks shall be constructed in accordance with Article II of Chapter 164, § 164-5, and any resolution adopted by the Township in conjunction with § 164-5 establishing the specifications for sidewalks.
Reserve strips surrounding property or areas reserved for any purpose which shall make any area unprofitable for regular or special assessments or which may revert to an untended nuisance area will not be approved by the Planning Commission and the Board of Commissioners.
The subdivider may choose his street names subject to the approval of the Planning Commission and the Board of Commissioners. No street, other than an extension, may be given the name of an existing street in the Township's postal service area. A letter from the local postmaster certifying that the street names used are not duplication of street names within the same post office service area shall be filed by the developer.
In subdividing land, it shall be done in a manner that will not have the effect of barring adjacent property owners from access to the streets and ways of alignment.