A. 
The standards and requirements contained in Article IV and V are intended as the minimum for the promotion of the public health, safety and general welfare and shall be applied as such by the Borough Planning Commission in reviewing all subdivision plans.
B. 
Whenever other Borough regulations impose more restrictive standards and requirements than those contained herein, such other regulations shall be observed.
C. 
Land subject to hazards to life, health or property, such as may arise from fire, floods, disease or other causes, shall not be subdivided for building purposes unless such hazards have been eliminated or unless the subdivision plan shall show adequate safeguards against them, which shall be approved by the appropriate regulatory agencies.
D. 
Subdivision plans shall give due recognition to the official plans of the Borough and of the County or to such parts thereof as may have been adopted pursuant to statute.
A. 
General standards.
(1) 
The location and width of all streets shall conform to the official plans or to such parts thereof as may have been adopted by the Borough of Birdsboro and/or the County of Berks.
(2) 
The proposed street system shall extend existing or recorded streets at the same width but in no case at less than the required minimum width.
(3) 
Where, in the opinion of the Borough Planning Commission, it is desirable to provide for street access to adjoining property, street stubs shall be extended by dedication to the boundary of such property.
(4) 
New minor streets shall be so designed as to discourage through traffic, but the subdivider shall give adequate consideration to provision for the extension and continuation of major and collector streets into and from adjoining properties.
(5) 
Where a subdivision abuts an existing street of improper width or alignment, the Borough Planning Commission may require the dedication of land sufficient to widen the street or correct the alignment.
(6) 
Private streets (streets not to be offered for dedication) are prohibited, unless they meet the design standards of this chapter.
B. 
Partial and half streets.
(1) 
New half or partial streets will not be permitted except where essential to reasonable subdivision or 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 obtained.
(2) 
The subdivider shall provide the entire required right-of-way [as specified by § 335-17C(1)], or as much thereof as is possible within his property, along all existing streets which traverse or abut his property.
C. 
Street widths.
(1) 
Minimum street right-of-way and cartway (pavement) widths shall be as shown on the official plans or such parts thereof of the Borough of Birdsboro and/or the County of Berks or, if not shown on such plans, shall be as follows:
Required Widths
Based on the Average Lot Frontage Measured at the Building Reserve (Setback) Line
(in feet)
Street Type
Under 65 feet
65 to 99 feet
Over 99 feet
Minor street
Right-of-way
60
50
50
Cartway
36
34
34
Collector street
Right-of-way
60
60
60
Cartway
36
36
36
Major street
Right-of-way
See Note (a)
Cartway
See Note (a)
Permanent cul-de-sac street
Right-of-way
60
50
50
Cartway
36
30
26
Marginal access street
Right-of-way
50
See Note (b)
33 feet minimum
Cartway
26
24
24
Service street
Right-of-way
22
22
22
Cartway
22
22
22
NOTES:
(a)
As specified in the official plans, or as determined after consulting with the Borough, the County Planning Commission and the Pennsylvania Department of Highways.
(b)
Variable, depending on the width of the adjacent right-of-way, but not less than 33 feet.
(2) 
Additional right-of-way and cartway widths may be required by the Borough Planning Commission for the purpose of promoting the public safety and convenience or to provide parking in commercial and industrial areas and in areas of high-density residential development.
D. 
Restriction of access.
(1) 
Whenever a subdivision abuts or contains an existing or proposed street with an ultimate right-of-way of 80 feet or more, the Borough Planning Commission may require restriction of access to the major street by:
(a) 
Provision of reverse frontage lots.
(b) 
Provision of service streets along the rear of the abutting lots, together with prohibition of private driveways intersecting the major streets.
(c) 
Provision of marginal access streets, provided that the reserve strips establishing such marginal access streets shall be definitely placed within the jurisdiction of the municipality under an agreement meeting the approval of the Borough.
(2) 
Except as specified by § 335-17D(1)(c), reserve strips shall be prohibited.
E. 
Street grades.
(1) 
There shall be a minimum center-line grade of 3/4%.
(2) 
Center-line grades shall not exceed the following:
(a) 
Minor street: 10%.
(b) 
Collector street: 6%.
(c) 
Major street: 6%.
(d) 
Street intersection: 5%.
(3) 
Grades up to 12% may be permitted on a through minor street where access to the street is possible over streets with grades of 10% or less.
F. 
Horizontal curves.
(1) 
Whenever street lines are deflected in excess of five degrees, 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) 
Minor streets: 150 feet.
(b) 
Collector streets: 300 feet.
(c) 
Major streets: 500 feet.
(3) 
A tangent of at least 100 feet shall be introduced between all horizontal curves on collector and major streets.
(4) 
To the greatest extent possible, combinations of the minimum radius and maximum grade shall be avoided.
G. 
Vertical curves. At all changes of street grades where the algebraic difference exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:
(1) 
Minor streets: 200 feet.
(2) 
Collector streets: 300 feet.
(3) 
Major streets: 400 feet.
H. 
Intersections.
(1) 
Streets shall intersect as nearly as possible at right angles, and no street shall intersect another at an angle of less than 60° or more than 120°.
(2) 
No more than two streets shall intersect at the same point.
(3) 
Streets intersecting another street shall either intersect directly opposite to each other or shall be separated by at least 150 feet between center lines, measured along the center line of the street being intersected.
(4) 
Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 5% within 50 feet of the intersection of the nearest right-of-way lines.
(5) 
Intersections with major streets shall be located not less than 1,000 feet apart, measured from center line to center line along the center line of the major street.
(6) 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of:
(a) 
Twenty feet for intersections involving only minor streets.
(b) 
Thirty feet for all intersections involving a collector street.
(c) 
Forty feet for all intersections involving a major street.
(7) 
Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.
I. 
Sight distance at intersections.
(1) 
Clear sight triangles shall be provided at all street intersections. Within such triangles, no vision-obstructing object shall be permitted which obscures vision above the height of 30 inches and below 10 feet, measured from the center-line grade of intersecting streets. Such triangles shall be established from a distance of 75 feet from the point of intersection of the center lines; except that, clear sight triangles of 150 feet shall be provided for all intersections with major streets.
(2) 
Wherever a portion of the line of such triangle occurs behind (i.e., from the street) the building reserve (setback) line, such portion shall be shown on the final plan of the subdivision and shall be considered a building setback (reserve) line.
J. 
Cul-de-sac streets.
(1) 
Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.
(2) 
Any street dead end for access to an adjoining property or because of authorized stage development shall be provided with a temporary all-weather turnaround within the subdivision, and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.
(3) 
Cul-de-sac streets, permanently designed as such, shall not exceed 500 feet in length and shall not furnish access to more than 20 dwelling units.
(4) 
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.
(5) 
All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turnaround:
(a) 
If parking will be prohibited on the turnaround, the minimum radius to the pavement edge or curbline shall be 40 feet, and the minimum radius of the right-of-way line shall be 50 feet.
(b) 
If parking will be permitted on the turnaround, the minimum radius to the pavement edge or curbline shall be 50 feet, and the minimum radius of the right-of-way line shall be 60 feet.
(6) 
Drainage of cul-de-sac streets shall preferably be towards the open end.
(7) 
The center-line grade on a cul-de-sac street shall not exceed 10%, and the grade of the diameter of the turnaround shall not exceed 5%.
K. 
Street names.
(1) 
Proposed streets which are obviously in alignment with others already existing and named shall bear the name of the existing streets.
(2) 
In no case shall the name of a proposed street duplicate an existing street name in the Borough and in the postal district, irrespective of the use of the suffix street, road, avenue, boulevard, drive, way, place, court, lane, etc.
(3) 
All street names shall be subject to the approval of the Borough.
L. 
Service streets (alleys).
(1) 
Service streets are prohibited in subdivisions for single-family detached residences, except where required to avoid direct driveway access to major streets.
(2) 
Service streets may be permitted in other types of residential development, provided that the subdivider produces evidence satisfactory to the Borough Planning Commission of the need for such service streets.
(3) 
Where permitted, service streets in residential developments shall have a minimum paved width of 22 feet, except that, where service streets serve dwellings on only one side, the Borough Planning Commission may permit a paved surface of not less than 12 feet.
(4) 
No part of any dwelling, garage or other structure shall be located within 16 feet of the center line of a service street.
(5) 
Except where other adequate provision is made for off-street loading and parking consistent with the use proposed, service streets shall be required in commercial and industrial districts and shall have a minimum paved width of 22 feet.
(6) 
Dead-end service streets shall be avoided, but where this proves impossible, dead-end service streets shall terminate with a paved circular turnaround:
(a) 
With a minimum radius to the outer pavement edge (curbline) of 40 feet if parking is prohibited on the turnaround.
(b) 
With a minimum radius to the outer pavement edge (curbline) of 50 feet if parking is permitted on the turnaround.
(7) 
Service street intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be rounded or cut back sufficiently to permit safe vehicular circulation.
[Amended 10-10-2011 by Ord. No. 432]
A. 
Layout. The length, width and shape of blocks shall be determined with due regard to:
(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, including the reduction of intersections with major streets.
B. 
Length.
(1) 
Blocks shall have a maximum length of 1,600 feet and a minimum length of 500 feet.
(2) 
In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.
(3) 
Where practicable, blocks along major and collector streets shall not be less than 1,000 feet long.
C. 
Crosswalks.
(1) 
Crosswalks may be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities, as well as in blocks of over 1,000 feet in length.
(2) 
Such crosswalks shall have a width of not less than 10 feet and a paved walk of not less than four feet.
D. 
Depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except:
(1) 
Where reverse frontage lots are required along a major traffic street.
(2) 
Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Borough Planning Commission may approve a single tier of lots.
E. 
Commercial and industrial blocks. Blocks in commercial and industrial areas may vary from the elements of design detailed above if required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.
A. 
General standards.
(1) 
The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.
(2) 
Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.
(3) 
Where feasible, lot lines shall follow municipal boundaries rather than cross them, in order to avoid jurisdictional problems.
(4) 
Generally, the depth of residential lots shall be not less than one nor more than 2 1/2 times their width.
(5) 
Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, etc.
(6) 
If, after subdividing, there exist remnants of land, they shall be either:
(a) 
Incorporated in existing or proposed lots.
(b) 
Legally dedicated to public use, if acceptable to the municipality.
B. 
Lot frontage.
(1) 
All lots shall have direct access to a public street or to a private street if it meets the requirements of this chapter.
(2) 
Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major streets or to overcome specific disadvantages of topography or orientation.
(3) 
All residential reverse frontage lots shall have a rear yard with a minimum depth of 75 feet, measured in the shortest distance from the proposed dwelling unit to the ultimate right-of-way, and shall, within such rear yard and immediately adjacent to the right-of-way, have a planting screen easement of at least 10 feet in width, across which there shall be no right of access.
C. 
Building reserve (setback) lines.
(1) 
Unless a greater setback is required by the Borough of Birdsboro Zoning Ordinance (Chapter 395), the minimum building reserve (setback) line shall be 25 feet, measured from the ultimate right-of-way line (building line) of all abutting streets.
(2) 
On any lot abutting a railroad, no dwelling shall be placed within 75 feet of the nearest existing track nor within 25 feet of any portion of the right-of-way line.
D. 
Driveways and off-street parking.
(1) 
Each proposed dwelling unit in a subdivision shall be provided with at least one off-street parking space per family.
(a) 
In the case of single-family- or two-family-dwelling buildings, such off-street parking space(s) shall be provided behind the street right-of-way line and may be as attached or separate garage(s), carport(s) or driveway(s).
(b) 
In the case of multiple-family-dwelling buildings, such off-street parking space may be provided in the form of a parking compound(s) located adjacent to or near the multifamily building.
(c) 
Each off-street parking area shall provide a usable parking space of at least 200 square feet, and where access to such area is from a collector or major street, adequate turnaround space shall be provided behind the right-of-way line. The grade of such parking area should not exceed 5%.
(2) 
Commercial subdivisions shall provide not less than three square feet of paved parking area, inclusive of access lanes, for every one square foot of interior floor area, exclusive of basements which are not used as sales space.
(3) 
Industrial subdivisions shall provide not less than 150 square feet of paved parking area, inclusive of access lanes, for each employee. In addition, adequate paved parking space should be provided for visitors and customers.
(4) 
Private driveways on corner lots shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines.
(5) 
In order to provide a safe and convenient means of access, grades on private driveways should not exceed 14%. In addition, driveways should be paved where grades exceed 7%.
(6) 
In order to provide safe and convenient ingress and egress, private driveway entrances should be rounded at a minimum radius of five feet or should have a flare constructed that is equivalent to this radius at the point of intersection with the cartway edge (curbline).
E. 
Lot size. Lot dimensions and areas shall be not less than specified by the provisions of the Borough Zoning Ordinance (Chapter 395).
A. 
All subdivisions shall be connected with the Borough water system in accordance with Borough regulations.
B. 
The water distribution system shall be designed to furnish an adequate supply of water to each lot, with adequate main sizes and fire hydrant locations to meet the specifications of the Middle Department Association of Fire Underwriters and Borough requirements.
A. 
Storm sewers, culverts and related installations should be provided, as necessary, to:
(1) 
Permit unimpeded flow of natural watercourses.
(2) 
Ensure adequate drainage of all low points along the line of streets.
(3) 
Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained.
(4) 
Provide positive drainage away from on-site sewage disposal facilities.
B. 
Storm sewers and related installations shall be required only when the runoff of stormwater cannot be satisfactorily handled within the street cartway.
C. 
Where existing storm sewers are reasonably accessible, proposed subdivisions shall be required, if necessary, to connect therewith.
D. 
In the design of storm drainage facilities, special consideration shall be given to avoidance of problems which may arise from the concentration of stormwater runoff onto adjacent developed or undeveloped properties.
E. 
Storm drainage facilities should be designed not only to handle the anticipated peak discharge from the property being subdivided but also the anticipated increase in runoff that will occur when all the property at a higher elevation in the same watershed is fully developed.
F. 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, drainageway, channel or stream and of such width as will be adequate to preserve the unimpeded flow of natural drainage or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities. Any changes in the existing drainageway shall be subject to the approval of the Pennsylvania Water and Power Resources Board.
G. 
All streets shall be so designed as to provide for the discharge of surface water from their rights-of-way.
H. 
The slope of the crown on proposed streets shall be not less than 1/8 of an inch per foot and not more than 1/3 of an inch per foot.
I. 
Adequate facilities shall be provided at low points along streets and, where necessary, to intercept runoff.
A. 
Public open spaces.
(1) 
In reviewing subdivision plans, the Borough Planning Commission shall consider whether community facilities, especially schools, in the area are adequate to serve the needs of the additional dwellings proposed by the subdivision and shall make such report thereon as it deems necessary in the public interest.
(2) 
Subdividers shall give earnest consideration to the desirability of providing or reserving areas for facilities normally required in residential neighborhoods, including churches, libraries, schools and other public buildings; parks, playgrounds and play fields; shopping, local business centers. 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. Prior to the preparation of plans, subdividers of large tracts should review with the staff of the County Planning Commission the minimum standards for various community facilities applicable to the tract being subdivided.
(3) 
In subdivisions which are intended to provide housing for more than 50 families, the Borough Planning Commission shall consider the need for suitable open areas for recreation and shall make a recommendation thereon. Standards to be used by the Borough Planning Commission in requesting the reservation of space for recreation shall be as follows:
Families to be Served
Minimum Playground and Neighborhood Park Acreage to be Recommended
(acres)
50 to 174
3.0
175 to 374
5.5
375 to 624
6.5
625 to 800
8.0
For each additional 175 families
1.5
B. 
Community assets. Consideration shall be shown for all natural features such as large trees, watercourses, historic areas and structures and similar community assets which, if preserved, will add attractiveness and value to the remainder of the subdivision.
C. 
Utility easements.
(1) 
Easements with a minimum width of 15 feet (preferred, 15 feet) shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to service the abutting lots. No structures or trees shall be placed within such easements.
(2) 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
(3) 
There shall be a minimum distance of 20 feet, measured in the shortest distance, between any proposed dwelling unit and any petroleum, petroleum products or natural gas transmission line which traverses the subdivision.
(4) 
Subdividers are urged to avail themselves of the services provided by the various public utility companies in determining the property locations for utility line easements.