The plats of a subdivision shall substantially conform to the
principles and standards enumerated in this chapter. If there is a
discrepancy between any of the minimum standards or dimensions noted
in this chapter and a standard or dimension contained in the Uniform
Construction Code, or any other official regulation, the highest standard
shall apply. All construction shall comply with all applicable codes.
A.
All street and alley layouts shall take into consideration prospective
plans made by the Borough, the County and the Pennsylvania Department
of Transportation. Also, the subdivider shall comply with any plan
officially adopted by the Borough.
B.
Wherever there exists a dedicated or platted portion of a street
or alley along a boundary of the tract being subdivided, the remainder
of such street or alley, to the prescribed width, shall be platted
within the proposed development.
C.
Service streets may be considered only in planned developments.
D.
Culs-de-sac shall not be longer than 600 feet, which shall include
a turnaround at the closed end. The turnaround shall have a maximum
grade of 5%.
E.
Alleys shall not be provided in residential districts but may be
included in commercial, industrial or institutional areas where needed
for loading and unloading or access purposes.
F.
The minimum distance between center lines of parallel or approximately
parallel streets intersecting a cross street from opposite directions
shall be 125 feet.
G.
Intersections of more than two streets at one point are prohibited.
Street intersections shall be spaced not less than 300 feet apart.
H.
Sight triangles for intersections shall be free of all obstruction,
including embankments and shrubbery, which obstruct vision between
any point on the streets and any other point on the streets within
the triangle. The clear vertical area shall permit unobstructed visual
access to the area between 1 1/2 feet and eight feet above the
opposing street but shall not be interpreted to prohibit street signs,
utility poles, tree trunks, etc.
I.
Council may, when it deems it advisable, require a right-of-way in
excess of the width of that required in this chapter. Such increased
width shall be under the advisement of the Planning Commission and
the Borough Engineer.
J.
Minimum right-of-way widths, paving widths, angles of intersection,
distances along sides of sight triangles, required sidewalks, horizontal
alignments, vertical alignments and maximum and minimum grades, shall
be in accordance with Table I, following this chapter.
K.
Design standards of streets are as shown in such Table I.
Blocks shall ordinarily not exceed 1,000 feet in length. Where
it is necessary for blocks to exceed such length, pedestrianways and/or
easements may be required near the center of the block.
A.
Every lot shall be accessible for the use of public safety vehicles
and other public and private purposes and shall be served by a public
or private street system, improved in accordance with this chapter
and connected to the general street system.
B.
Side lines of lots shall be approximately at right angles to straight
streets and to radial lines on curved streets. Some variation from
this rule is permissible, but pointed or very irregular lots shall
be avoided unless it is clearly evident that such variation will improve
the overall neighborhood design.
C.
Double-frontage shall be avoided.
D.
Lot width, building setback and lot area shall be as specified in
the Zoning Code.
E.
When a tract is subdivided into larger than required building lots,
such lots or parcels shall be so arranged as to permit a logical location
and opening of future streets and resubdividing, with provision for
adequate utility connections for each subdivision.
The placement of structures on a lot shall be as specified or
permitted in the Zoning Code.
Sewer and utility easements shall be required at a minimum width
of 15 feet. Where a subdivision is, or will be, traversed by a watercourse,
there shall be provided a stormwater easement or drainage right-of-way
of a width sufficient for the purpose, but no less than 20 feet.
A.
Design and construction of facilities. Storm sewers, stream enclosures, bridges, culverts and channel changes shall be designed and constructed in conformity with accepted engineering practice. Where regulated waters of the commonwealth are involved, a permit shall be obtained from the Pennsylvania Department of Environmental Protection in conformity with Chapter 105 of its regulations, as amended.
B.
Design and construction criteria. All construction, alteration, enlargement, repair or removal of the water obstructions specified in Subsection A hereof shall be in accordance with the following criteria:
(1)
The structure shall not create or constitute a hazard to life or
property.
(2)
The structure shall not materially alter the natural regimen of the
stream.
(3)
The structure shall not cause an increase in velocity or direct flow
so as to cause erosion of the streambed or banks.
(4)
The structure shall pass flood flows without loss of stability.
(5)
The structure shall include adequate entrance and outfall appurtenances
for efficient flow characteristics.
(6)
The design capacity of the structure shall be based on the degree
of development of the tributary watershed throughout the lifetime
of the structure.
(7)
The determination of flows for design shall be made with consideration
of the runoff characteristics in the design year. Specific hydraulic
design criteria shall fit the conditions at the site.
(8)
Adequate means of access shall be provided for maintenance of the
structure.
C.
Report and analysis. The design of the structure shall be prepared by a registered engineer in conformity with the PennDOT Design Manual, Part 2, Chapter 12. The report and analysis shall include:
(1)
The location, type, size and height of the proposed structure;
(2)
A profile of the stream for a reasonable distance above and below
the proposed site, showing slopes of bed, normal water surface and
floodwater surface;
(3)
Estimates of flood frequencies and flood flows at the site of the
proposed structure, including such information as can be reasonably
obtained regarding actual rainfall and flood flow records on the stream;
(4)
An analysis of the hydraulic capacity of the proposed structure;
(5)
A description of the purposes of the proposed structure;
(6)
A listing and description of all other enclosures and all culverts,
bridges, dams and other water obstructions located upstream and downstream
of the proposed enclosure;
(7)
Proof of title or adequate flowage and other easements for all lands
included in the site of the proposed structure, including all lands
which may be subject to flooding by backwater from such structure
during a one-hundred-year flood; and
(8)
Such other information as the Borough may require.
D.
Effects of runoff.
(1)
Where the intense development of any tract or parcel of land will
cause increased and unnatural stormwater runoff, the effects of such
increased runoff shall be analyzed through the downstream portions
of the storm sewer or watercourse system. In considering such effects,
the reasonable ultimate development of the total tributary area shall
be considered.
(2)
On-site stormwater detention shall be required as a stormwater management
technique where detrimental effects may be caused downstream.
(3)
The analysis shall be prepared by a registered engineer and shall
indicate by hydrographs and other evaluations the effects of the increased
flows and retained flows at critical points on the downstream system.
Erosion control facilities shall be designed and constructed
in accordance with the Borough's Standards for Construction, [1] the U.S. Soil Conservation Service's Standards and
Specifications, or equivalent standards.
[1]
Editor's Note: The Borough's Standards for Construction are
included as an attachment to this chapter; drawings of specific standards are available
in the Borough offices.