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 before the approval of any subdivision
plan.
Subdivisions laid out on land subject to periodic
flooding shall not be approved unless adequate safeguards against
such hazards are provided by the plan and the plan meets the regulations
in the Borough's Floodplain Ordinance.[1]
The location of all major streets in the proposed
subdivision shall conform in general alignment to the Traffic Plan,
adopted by the Borough Planning Commission.
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.
Minor streets shall be laid out to discourage through
traffic, but provision for street connection into and from adjacent
areas will generally be required.
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.
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.
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.
Sidewalks shall be required along all streets and sidewalks shall be provided internal to the site as necessary to provide safe and convenient pedestrian access in accordance with Chapter 136, titled "Streets and Sidewalks," § 157-100 and § 157-65 for all projects requiring land development and/or subdivision applications.
Sidewalks
shall be located outside of the existing road right-of-way in the
C-1B zoning district to provide for future roadway improvements and
utilities. Council may provide/allow required sidewalks to be installed
in the road right-of-way when the developer provides justification
acceptable to the Borough that the sidewalks can be installed in the
existing road right-of-way without occupying area required for future
road improvements or utility relocations.
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.
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.
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.
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.
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.
Where a subdivision abuts or contains an existing
street of inadequate right-of-way width, additional right-of-way width
in conformance with Table 3[1] will be required.
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.
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 curbline of 40 feet.
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.
Where evidence indicates that minimum lot requirements
shown in Table 1[2] are not adequate to permit the installation of individual
on-lot water supply and/or sewage disposal facilities, the Commission
may require the developer to undertake tests prescribed by the Department
of Environmental Resources to determine the adequacy of the proposed
facilities in relation to the proposed lot size, existing grade and
soil conditions. Where 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. The cost of retaining the services of such an engineer
shall be borne by the developer.
The ratio of the depth of any lot to its width shall not be greater than 2 1/2: 1, except as may be specified in Chapter 157, Zoning, of the Code of the Borough of East Stroudsburg. Except for lots on cul-de-sacs, lots shall have their entire required frontage along a publicly ordained street. Cul-de-sac lots shall have at least 75% of the required frontage along a publicly ordained street.
[Amended 10-19-2004 by Ord. No. 1152,
approved 10-19-2004]
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 Borough.
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 157, Zoning, of the Code of the Borough of East Stroudsburg.
Where a subdivision is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially to the line of such watercourse and of such width as
will be adequate to preserve natural drainage.
Blocks shall have a minimum length of 750 feet and
a maximum length of 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.
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.
Pedestrian interior walks may be required where necessary
to assist circulation or 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.
Storm drainage pipe size and material shall be approved
for use by the Borough Engineer. Storm drainage inlets and grating
types shall also be approved by the Borough Engineer and/or Public
Works Director.
In the design of storm sewerage installations, special
consideration shall be given to avoidance of problems that may arise
from concentration of stormwater runoff over adjacent properties.
All connections to the Borough of East Stroudsburg
stormwater collection system shall be by a concrete inlet. The inlet
shall have a sump created by the outlet pipe, being a minimum of eight
inches off the bottom.
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.
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 said area is not dedicated,
it shall be reserved for acquisition by the Borough for a period of
three years.
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.