The standards outlined in this chapter shall be applied by the Planning Commission in evaluating plans for proposed subdivisions. The standards outlined herein shall be considered minimum standards, and the Borough may require more restrictive standards.
The location of the subdivision shall conform to any applicable comprehensive plan, and the use of land in the subdivision shall conform to any Borough zoning ordinance (Chapter 300).
A.
Hazardous areas. Land subject to hazards to life, health or property as may arise from fire, disease, excessive noise, flooding, or considered uninhabitable for other reasons, may not be subdivided for building purposes unless:
B.
Coordination with adjacent subdivisions. The subdivision shall be coordinated with adjacent existing or proposed subdivisions.
C.
Conformance with Borough Master Plan and Official Map. The subdivision plan shall conform to such plan or plans prepared and adopted by the Borough.
A.
Classification.
(1)
Collector streets shall be those which provide for movement of traffic from one area to another at relatively high residential speeds and which provide for only limited access to abutting properties.
(2)
Minor streets shall be those whose purpose is to provide access to abutting properties and shall discourage through traffic.
B.
System.
(1)
Minor streets in a new development shall be laid out to discourage through traffic. However, provision for the extension and continuation of major streets into and from adjoining areas is required.
(2)
Proposed streets shall conform to any applicable official map or comprehensive plan.
(3)
If lots resulting from the subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary.
(4)
Dead-end streets shall be prohibited, except as stubs to provide further street extension into adjoining tracts, which shall contain temporary culs-de-sac, or when designed as culs-de-sac.
A.
Alignment. Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.
B.
Grades.
(1)
Center-line grades shall not be less than 1/2%.
(2)
Center-line grades of minor streets shall not exceed 12%.
(3)
Center-line grades of collector streets shall not exceed 7%.
(4)
Vertical curves shall be used at changes of grade exceeding 1% and shall be designed to provide a minimum sight distance of at least 100 feet for minor streets and 200 feet for major streets.
(5)
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 50 feet measured from the nearest right-of-way of the intersecting street.
(6)
All streets should be laid out to conform with the topography.
C.
Width. Minimum street and right-of-way widths shall be as follows:
Street Type | Dimension (feet) | ||
|---|---|---|---|
Minor street | |||
Right-of-way | 50 | ||
Cartway | 24 with curb and gutter | ||
Collector street | |||
Right-of-way | 50 | ||
Cartway | 26 with curb and gutter | ||
Alley or service drive | |||
Right-of-way | 30 | ||
Cartway | 24 with curb and gutter | ||
D.
Existing streets. Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformance with Subsection C shall be required.
E.
Dead-end streets. Dead-end streets shall be prohibited except as stubs to provide future street extensions into adjoining tracts, which shall contain temporary culs-de-sac, or when designed as culs-de-sac.
Intersections involving the junction of more than two streets are prohibited. Permitted intersections shall conform to the following:
A.
Design.
(1)
Streets shall intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 75°.
(2)
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet as measured between their center lines.
(3)
Minimum curb or edge of pavement radii at intersections involving only minor streets shall be not less than 15 feet, and for intersections involving other streets, not less than 25 feet .
(4)
Minimum right-of-way radii shall be not less than 25 feet for all intersections.
B.
Clear sight triangle. There shall be a clear sight triangle of 75 feet, measured along the center line from the point of intersection. No buildings or obstructions are permitted in the area.
C.
Distance between intersections. Streets shall not enter onto major streets at intervals of less than 800 feet from the center lines.
Permanently designed cul-de-sac streets shall not exceed 600 feet in length. They shall be provided with a paved turnaround having a minimum radius of 40 feet to the outside curb or edge of pavement and with a right-of-way radius of 50 feet.
B.
Street trees. Street trees shall be permitted, provided that they are planted between the sidewalk and the building line and are 15 feet from the edge of the pavement. Adequate tree planting or erosion control may be required of the developer in the lot areas, as determined and accepted by the Planning Commission.
C.
Street signs. Permanent street signs shall be provided at every intersection of a design approved by the Borough Council.
In general, the length, depths and shapes of blocks should be determined with regard to the proposed use of the land. Blocks should be 500 feet to 1,600 feet in length and be two lot depths in width. In large blocks with interior parks, in exceptionally long blocks, or where access to a school or shopping center is necessary, a crosswalk with a minimum right-of-way of 12 feet and a paved blacktop or concrete walk six feet in width could be required by the Planning Commission to be provided.
All lots shall conform to the Borough Zoning Ordinance (Chapter 300). All double-frontage lots should be avoided except where essential to provide separation of residential development from major roads or to overcome specific disadvantages of topography.
A.
Lot layout. All lots shall abut a street. Side lot lines shall be substantially at right angles or radial to street lines. The minimum size of lots not containing sewers shall be established by the County Sanitarian of the Pennsylvania Department of Health based on the site's intended use and water requirements. The minimum lot size is 4,000 square feet and the minimum lot frontage is 40 feet.
B.
Lot frontage. The minimum lot frontage of any lot shall be measured along the minimum building setback line as required for the district where located. The frontage shall equal not less than 1/3 of the lot depth in R and S Zones, except for lots of record. The minimum lot frontage is 40 feet in all R and S Zones.
C.
Corner lots. Corner residential lots shall have an additional 10 feet in width to permit sufficient setbacks from both streets. At all street intersections, no obstruction to vision (other than an existing building, post, column, fence or tree) exceeding 24 inches above the established grade of the street at the property line shall be erected or maintained on any lot within the triangle formed by the street lot lines of such lot and a line drawn between points along such street lot lines 30 feet distant from their points of intersection. (See diagram below.)
 |
Building setback lines shall conform to the Borough Zoning Ordinance (Chapter 300).
A.
Utility easements. Utility easements shall be not less than 15 feet in width, and their location shall have been reviewed by the utility company involved.
B.
Drainage easements. Where a subdivision is traversed by a watercourse there shall be provided a drainage easement or right-of-way of a minimum of 30 feet in width, conforming substantially with the line of such watercourse, and said width will be adequate to preserve natural drainage without damaging adjacent property, as determined by the Borough Engineer. Lots shall be graded to provide positive drainage away from buildings and to prevent damage to adjoining properties. The subdivider shall submit a drainage plan to the Borough Engineer.
In reviewing subdivision plans, the Planning Commission will consider the adequacy of existing or proposed community facilities as indicated in the Master Plan or Official Map to serve the additional dwelling units proposed by the subdivision and may request the reservation of land for the facilities.
[Amended 1-14-1991 by Ord. No. 1-91]
A.
Where a proposed park, playground, school or other public use shown on the Official Map is located in whole or in part in a subdivision, the Borough 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 not more than one year.
B.
Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping and off-street parking, as appropriate to the use proposed.
C.
The layout of the proposed subdivision shall be in general conformity with the features or developments proposed in the Master Plan of the Borough of Jersey Shore.
D.
Streets which are obviously in alignment with existing streets shall generally bear the name of the existing street. Street names applied to completely new streets shall not duplicate or closely approximate phonetically the names of existing streets in the Borough.
E.
The subdivider shall plan the layout to preserve the natural features of the site.
Subdivisions shall be connected to public sewer and water systems. The Planning Commission may require a feasibility study prepared by a registered professional engineer.
On-lot sewage disposal is prohibited.
Storm sewers, culverts and related facilities shall be required, as necessary, to permit the unimpeded flow of natural watercourses and ensure the drainage of low points along the street line. Facilities shall be designed to handle the runoff from the entire drainage basin.
Alleys are prohibited in residential subdivisions.