Land subject to hazards to life, health or property, such as quarry land, open ditches, etc., shall not be subdivided for residential purposes until such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plan.
The arrangement, character, extent, width, grade and location of all streets shall conform to the Official Map and to the community Master Plan, if one has been adopted, and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets. Where not shown on the Official Map or community Master Plan, the arrangement and other design standards of streets shall conform to the provisions found herein.
A. 
The arrangement of streets in new subdivisions shall make provisions for the continuation of existing streets in adjoining areas.
B. 
Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall make provision for the proper projection of streets.
C. 
When a new subdivision adjoins unsubdivided land appropriate for subdivision, then the new streets shall be carried to the boundaries of the tract proposed to be subdivided.
D. 
Proposed streets shall conform to any local, county and state road or highway plans which have been prepared, adopted and/or filed, as required by law.
E. 
Alleys shall be discouraged in residential districts. In commercial and industrial areas, adequate alleys or off-street loading and unloading space, where needed for loading and unloading or access purposes, shall be provided.
F. 
Minor streets shall be laid out so as to discourage through traffic.
G. 
Whenever the proposed subdivision contains or is adjacent to a highway designated as a "limited access highway" by the appropriate highway authorities, provision shall be made for a marginal access street at a distance acceptable for the appropriate use of the land between the highway and such street. The Commission may also require rear service alleys, reverse frontage lots or such other treatment which will provide protection for abutting properties, reduction in the number of intersections with major streets and separation of local and through traffic.
H. 
Names of new streets shall not duplicate existing or platted street names, or approximate such names by the use of suffixes such as "land," "way," "drive," "court" and "avenue." In approving names of streets, cognizance may be given to existing or platted street names within the postal delivery district served by the post office. New streets shall bear the same name as that of existing or platted streets if there is any continuation or alignment with an existing or platted street.
I. 
New half or partial streets shall 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.
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. 
Culs-de-sac in residential developments 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 and a property line radius of 50 feet.
B. 
Culs-de-sac in commercial and industrial developments shall be provided with a paved turnaround having a minimum radius to the outer pavement edge or curbline of 55 feet and a property line radius of 65 feet.
C. 
Stub streets. When future extension is desirable, the 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.
D. 
Temporary dead-end streets, on approved plans, may be used, provided that the developer, on his own land, constructs a stabilized, all-weather turnaround of the same radius as would be required for a permanent street, the turnaround to be removed when the street is continued.
E. 
Permanent cul-de-sac streets should in general not exceed 500 feet, unless topographic conditions warrant increase, when approved by the Planning Commission.
The design of secondary collector and minor streets or roads shall meet the minimum geometrical design requirements as specified by the American Association of State Highway Officials Manual.
A. 
Street right-of-way and cartway widths shall be not less than as shown on the following table:
Street or Road Widths
Type of Street or Road
Type of Department
Minimum Right-of-Way
(feet)
Minimum Cartway
(feet)
Primary
All types
Determined by Pennsylvania Department of Transportation and Planning Commission
Secondary/collector
Commercial, industrial or residential
60-80
38
No Curbs
Curbs
Local/ minor
Residential lot (15,000 feet or more)
50
24
26
Residential lot (15,000 feet or less)
50
32
34
B. 
Provision for additional street width (right-of-way) may be required by the Planning Commission in specific cases:
(1) 
For public safety and convenience.
(2) 
In commercial and industrial areas or in high density residential development.
(3) 
For widening of existing streets which do not meet the requirements of Subsection A.
A. 
Width. The width of access drives shall be a minimum of 10 feet and a maximum of 35 feet.
B. 
Number. There may be one drive per 100 feet of frontage.
C. 
An access drive may not cross a street right-of-way line:
(1) 
Within 40 feet of the right-of-way line of an intersecting street.
(2) 
Within five feet of a fire hydrant.
(3) 
Within 40 feet of another access drive on the same property.
(4) 
Within three feet of a property line other than at a street intersection.
D. 
Unless the distance is greater than 25 feet, no island or curb is permitted for access drives.
E. 
The minimum angle between the center line of the access drive and the street shall be not less than 45°.
Streets shall be logically related to the topography so as to produce usable roads and reasonable grades. The grade of streets shall be as follows:
A. 
Center-line grades.
(1) 
Center-line grades should be not less than 1/2 of 1%.
(2) 
Center-line grades shall, wherever feasible, not exceed the following:
(a) 
Minor street, 10%.
(b) 
Collector and major traffic street, 6%.
(3) 
Vertical curves shall be used at changes of grade and shall be designed in relation to the extent of the grade change.
B. 
Leveling area. Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having not greater than 4% grades for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.
A. 
Intersection design.
(1) 
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°.
(2) 
Multiple intersections involving the junction or crossing 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.
(3) 
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.
(4) 
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.
B. 
Curb radii. 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 intersections. Property line corners shall be rounded with a similar radius as is provided for the curb.
A. 
The minimum building line, measured from the required right-of-way line, shall be as follows:
Right-of-Way
(feet)
Minimum Building Line
(feet)
50
25
60
30
80
40
B. 
In no case shall the required setback be less than 50% of the right-of-way or as required by Chapter 175, Zoning, where subsurface disposal is indicated the distance from the right-of-way line, the building line shall be adequate to provide area for the subsurface drainage field. For other than residential lots, the Planning Commission may require additional setbacks.
C. 
When an unimproved lot adjoins an improved lot having a building thereon, the setback of any building on the unimproved lot may be the average setback of such adjoining improved lot and the required setback for the unimproved lot. The adjoining unimproved lot second from the original improved lot must have the minimum required setback.
D. 
Side lot lines shall be substantially at right angles or radial to street lines. Side building lines shall be not less than 10 feet from the side lot line, as required by Chapter 175, Zoning.
E. 
Rear building lines shall be equal to 20% of the lot depth or as required by Chapter 175, Zoning.
F. 
Corner lots shall have extra width to permit the required building setback from both streets.
The arrangement and other design standards of lots shall conform to the following requirements:
A. 
Every lot shall abut a street.
B. 
Double frontage lots shall not be platted, except that where desired along limited access highways, lots may face on an interior street and back on such thoroughfares. In that event, a planting strip for a screen, at least 15 feet in width, shall be provided along the back of the lot. Where lots back on a railroad, creek or other natural barrier, there may also be required a fifteen-foot planting screen strip; and interior lots having frontage on two streets shall be prohibited except where unusual conditions make them desirable.
C. 
Lot size shall be controlled by the provisions of Chapter 175, Zoning, or the following minimums:
(1) 
Where both water supply and sanitary sewage disposal are provided by off-lot facilities, lots for single-family detached dwellings shall have a minimum area of 8,000 square feet and a minimum width at the building line of 80 feet. For lots intended for use by more than one family, the minimum lot shall be increased by 1,500 square feet for each dwelling unit more than one.
(2) 
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 20,000 square feet and a minimum width at the building line of 100 feet. For each additional family to be accommodated on the lot, the minimum lot size shall be increased by 5,000 square feet for each dwelling unit over one, provided that an approved sewage disposal and water supply system are installed to serve the subdivision.
(3) 
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 80 feet. For each additional dwelling unit, the minimum lot size shall be increased by 4,000 square feet, provided that an approved sewage disposal or water supply system is installed to serve the subdivision.
(4) 
Where either or both water supply and sanitary sewage disposal facilities are provided by individual on-lot facilities, the municipality shall require that the subdivider request that the Pennsylvania Department of Health, local Health Officer or other qualified personnel make the necessary tests to determine the adequacy of the proposed facilities in relation to the lot size, existing grade and soil conditions. A certificate by the Sanitarian of the Pennsylvania Department of Health, local Health Officer or other approved personnel indicating that the proposed facilities are adequate shall be required before final approval of the plan.
A. 
Lot drainage. Lots shall be laid out and graded to provide positive drainage away from new and existing buildings.
B. 
Installation of storm sewers. Storm sewers, culverts and related installations shall be provided:
(1) 
To permit unimpeded flow of natural watercourses.
(2) 
To ensure adequate drainage of streets.
(3) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
C. 
Stormwater runoff. 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. 
Open drainageways. When open drainageways are used for the disposal of stormwater, the Planning Commission shall review the design of such open drainageways in relation to the following:
(1) 
Safety. Steep banks and deep pools shall be avoided.
(2) 
Erosion. Adequate measures shall be taken, such as seeding, sodding, paving or other measures, as necessary to prevent the erosion of banks and the scouring of the channel bottom.
(3) 
Stagnation. Design of open drainageways shall not create stagnant pools or swampy areas.
E. 
Approval. Drainage structures for areas of more than 1/2 mile square shall be subject to approval by the Pennsylvania Department of Environmental Protection.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A. 
Minimum widths. The following minimum widths of easements shall be observed unless otherwise specified:
(1) 
Underground public utility facilities, 15 feet.
(2) 
Overhead public utility facilities, 10 feet.
(3) 
Drainage facilities, 20 feet.
B. 
Location. Easements for public utilities shall, wherever possible, be centered on side or rear lot lines. Drainageways, channels or stream easements may be located as necessary to adequately meet the engineering requirements for the facility.
C. 
Transmission lines. Where natural gas, petroleum or high tension lines are located within or adjacent to the subdivision, the subdivider shall provide the Planning Commission with a statement from the utility company involved, setting forth any special conditions which it may require.
A. 
On any corner lot, no wall, fence or other structure shall be erected or altered, and no tree, hedge, shrub or other growth shall be maintained, which may cause danger to traffic on a street or public road by obscuring the view. A clear sight triangle, measured along the center lines of intersecting streets, shall be maintained, within which vegetation and other visual obstructions shall be limited to a height of not more than three feet above the street grade.
Street Type
Clear Sight Triangle
(feet)
Collector and minor
75
Primary
150
B. 
At each point where a private accessway intersects a public street or road, a clear sight triangle of 10 feet, measured from the point of intersection of the street line and the edge of the accessway, shall be maintained, within which vegetation and other visual obstructions shall be limited to a height of not more than three feet above street grade.
C. 
If not obstructing the view of traffic, posts, columns or trees not exceeding one foot in diameter shall be permitted in the clear sight triangle.