[Amended 4-11-1994 by Ord. No. 516]
The design standards listed below and in Table 1[1] shall be incorporated in all proposed plans. The construction standards referred to in Table 1 by letter are as follows:
A. 
Surface.
(1) 
Surface A: 3.5 inches (one-and-five-tenths-inch wearing course; two-inch binder course).
(2) 
Surface B: 1.5 inches.
B. 
Base.
(1) 
Base C: four inches.
(2) 
Base D: 4.5 inches.
C. 
All roads must have a six-inch subbase. Base course shall consist of bituminous concrete base course, BCBC. All materials shall be as specified in the Pennsylvania Department of Transportation Publication 408 Specifications in its current revision.
D. 
Pavements.
(1) 
Pavements 1, 2 and 5 have a structural number of 3.80.
(2) 
Pavements 3 and 4 have a structural number of 3.12.
(3) 
Other pavement designs will be considered based upon the strength, anticipated truck traffic loadings and the adjacent pavement characteristics.
E. 
Curb types from Pennsylvania Department of Transportation Design Standards RC-64 are incorporated into these design standards by reference.
(1) 
The following curb types will be utilized:
(a) 
Plain cement concrete curb.
(b) 
Plain cement concrete gutter.
(c) 
Plain cement concrete curb gutter.
(2) 
RC-64 and RC-67 standards shall be utilized for depressed curb for drives and curb cut ramps, respectively.
Land shall be suited to the purposes for which it is to be subdivided. In general, the Commission shall take the following factors into consideration prior to the approval of any subdivision plan:
A. 
Subdivisions laid out on land subject to periodic flooding shall not be approved unless adequate safeguards against such hazards are provided by the plan.
B. 
Areas characterized by steep slopes, rock formations or other features shall not be subdivided into residential lots.
A. 
Street dimensions and design standards shall be in accordance with Table 1.[1]
B. 
The location of all major streets in the proposed subdivision shall conform in general alignment to the Traffic Plan adopted by the Planning Commission.
C. 
The proposed street layout shall provide for the continuation or projection of existing streets in the surrounding area unless the Commission deems such extension undesirable for specific reasons of topography or design.
D. 
Streets shall be logically related to the topography to produce usable lots and reasonable grades.
E. 
Minor streets shall be laid out to discourage through traffic, but provision for street connections into and from adjacent areas will generally be required.
F. 
Proposed streets shall be extended to provide access to adjoining property where necessary.
G. 
Adequate street rights-of-way shall be provided as necessary where lots in the proposal are large enough to permit resubdivision or if a portion of the tract is not subdivided.
H. 
Where a subdivision abuts or contains an existing or proposed major traffic street, the Commission 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.
I. 
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 contained herein and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be secured.
J. 
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.
K. 
Dead-end streets shall be prohibited except as stubs to permit future street extension into adjoining tracts or when designed as culs-de-sac.
L. 
New reserve strips, including those controlling access to streets, shall be avoided.
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 60º.
B. 
Multiple intersections involving junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
C. 
Clear sight triangles of 30 feet measured along street lot 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 125 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 involving other type streets or such greater radius as is suited to the specific intersection.
G. 
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformance with Table 1[1] will be required.
H. 
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. 
Cul-de-sac streets, permanently designed as such, shall not exceed 500 feet in length and shall furnish access to not more than 20 dwelling units.
B. 
Cul-de-sac streets shall be provided at the closed end with a paved turnaround having a minimum radius to the outer pavement edge or curb line of 40 feet.
C. 
Unless future extension is clearly impractical or undesirable, a turnaround 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. 
Lot sizes and dimensions shall be not less than those specified in Chapter 220, Zoning.
B. 
Where either or both water supply and sanitary sewage disposal are provided by individual on-lot facilities and evidence indicates that the requirements of the Zoning Code are not adequate, the Commission may require tests, in accordance with the rules and regulations of the State Department of Health, undertaken at the expense of the developer, to determine the adequacy of the proposed lot size and existing grade and soil conditions. In all such cases where the tests indicate a larger lot size to be necessary, the Commission may employ the services of a registered and qualified independent sanitary engineer for advice as to the minimum lot size and/or facilities necessary to prevent unsanitary conditions and hazards to the public health. In such cases, the cost of retaining the services of a qualified engineer shall be borne by the developer.
C. 
Where commercial subdivisions are proposed to be served by either or both on-lot sanitary sewage disposal and water supply facilities, the lot area and dimensions required to prevent health hazards shall be subject to individual review and determination by the Planning Commission and/or the State Department of Health.
D. 
All lots shall front upon a public street.
E. 
The ratio of the depth of any lot to its width shall not be greater than two and one-half to one (2 1/2:1), except as may be specified in Chapter 220, Zoning.
F. 
Side lot lines shall be substantially at right angles or radial to street lines.
G. 
If remnants of land exist after subdividing, they shall be incorporated in existing or proposed lots or dedicated to public use if acceptable to the city.
H. 
Double frontage lots are prohibited except where employed to prevent vehicular access to major traffic streets.
I. 
Depth and width of parcels laid out or reserved for nonresidential use shall be sufficient to provide satisfactory space for off-street parking and unloading as required by the provisions of Chapter 220, Zoning.
A. 
Easements with a minimum width of 10 feet plus the width of any required pipe or other improvement shall be provided as necessary for utilities.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
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.
A. 
The length, width and shape of blocks shall be determined with due regard to the following:
(1) 
Provision of adequate sites for buildings of the type proposed.
(2) 
Zoning requirements.
(3) 
Topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation.
B. 
Blocks shall have a minimum length of 750 feet and a maximum length of one thousand two hundred (1,200) feet. In the design of blocks longer than 1,000 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 to 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. 
Lots shall be laid out and graded to provide positive drainage away from buildings.
B. 
Storm sewers, culverts and related installations shall be provided:
(1) 
To permit unimpeded flow of natural watercourses.
(2) 
To ensure adequate drainage of all low points along the line of streets.
(3) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
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.
D. 
Storm drainage.
[Added 1-9-1990 by Ord. No. 425]
(1) 
Any landowner and any person engaged in the alteration or development of land which may affect stormwater runoff characteristics shall implement such measures consistent with the provisions of the applicable watershed stormwater plan as are reasonably necessary to prevent injury to health, safety or other property. Such measures shall include such actions as are required:
(a) 
To assure that the maximum rate of stormwater runoff is no greater after development than prior to development activities; or
(b) 
To manage the quantity, velocity and direction of resulting stormwater runoff in a manner which otherwise adequately protects health and property from possible injury.
(2) 
All plans will be accompanied by a complete set of stormwater management plans and calculations. The City Engineer reserves the right to review said plans and require additional information.
E. 
Public water supply. Applicants shall provide evidence that the subdivision or development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by municipal corporation authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.
A. 
In reviewing subdivision plans, the Commission will consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision.
B. 
Where a proposed park, playground, school or other public use shown in the Master Plan is located in whole or in part in a subdivision, the Commission may require the reservation of such area as may be deemed reasonable. Where such area is not dedicated, it shall be reserved for acquisition by the city for a period of three years.
C. 
Areas provided or reserved for such community facilities should be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
D. 
The layout of the proposed subdivision shall be in general conformity with the features or developments proposed in the Master Plan of the city.
Minimum improvements and construction standards required of all subdivisions shall be as set forth in this Article and as listed in Table 1.[1] Where not set forth, they shall be in accordance with the prevailing standards as established by the Planning Commission upon advice of the Commission Engineer. Alternate improvement standards may be permitted if the Commission deems them equal or superior in performance characteristics to the specified improvements. Additional or higher type improvements may be required in specific cases where the Commission believes it necessary to create conditions essential to the health, safety, morals and general welfare of the citizens of the city.
Monuments shall be placed so that the scored or marked point shall coincide exactly with the intersection of the lines to be marked and shall be set so that the top of the monument or marker is level with the surface of the surrounding ground.
A. 
Monuments shall be set at the intersection of all lines forming angles in the boundary of the subdivision. Monuments may be of the following three types:
(1) 
Cut stone five inches by five inches by three feet long with a drill hole in the center.
(2) 
Concrete five inches by five inches by three feet long with a one-half-foot round brass pin in the center.
(3) 
A two-inch round galvanized three-foot long pipe with a brass cap with a punch hole for center.
B. 
Markers shall be set at the beginning and ending of all curves along street property lines, at all points where lot lines intersect curves, either front or rear, and at all angles in property lines of lots; at all corner lots, markers shall consist of steel bars at least 15 inches long and not less than three-quarters (3/4) inch in diameter.
Where public water supply, in the opinion of the Commission, is reasonably accessible, the subdivision shall be provided with a complete water distribution system, including a connection for each lot and appropriately spaced fire hydrants. Where public water supply is not in reasonable distance, an alternate supply, approved by the State Department of Health, shall be furnished.
A. 
Where the public sanitary sewer system, in the opinion of the Commission, is reasonably accessible, sanitary sewers shall be installed to adequately serve all lots with connections to the public system. Where lots cannot be served by the extension of an existing public sanitary sewer, the subdivider shall obtain approval of lot sizes as provided in § 197-16B. In addition, individual septic tanks and disposal fields and/or neighborhood disposal systems shall be approved by the State Department of Health.
B. 
Where the city has a plan for extending the public sanitary sewer system into an area that is being subdivided and it is reasonably expected that the area will be served by the public system within a period of five years, capped sewers shall be installed to adequately serve all lots in the proposed subdivision.
Storm sewers shall be installed when, in the opinion of the Commission, they are deemed necessary to provide adequate drainage for the subdivision.
A. 
Improvements to be provided by subdivider. In all cases, the subdivider shall be responsible for the installation of all required improvements under supervision of the Commission Engineer, and in the manner specified below.
B. 
Method of providing improvements. No final plan shall be approved by the Commission until provision has been made for the proper installation of required improvements in either of the following ways:
(1) 
Performance bond. The subdivider may post with the Commission a certified check or bond made out to the city to an amount sufficient to cover the full cost of installing the required improvements as estimated by the Commission Engineer. In the case of a bond filed, it shall be with surety satisfactory to the Commission and the time for the completion of the improvements and installations shall be specified, such time to be satisfactory with the Commission.
(2) 
Construction of improvements. In lieu of posting a bond, the subdivider may elect to install the required improvements in accordance with the standards and specifications contained in this Article and with the final plan submitted to the Commission. The subdivider shall obtain a certificate from the Commission Engineer stating that all improvements have been so installed.
C. 
Maintenance bond. In submitting the final plan to the Board, the subdivider shall submit a maintenance bond to guarantee maintenance and repair of the streets in the subdivision for one year after the construction thereof has been approved by the Commission Engineer.