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.
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.
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:
(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.
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.