[Ord. 664, 7/8/1964, § 5.1]
The standards contained in §§ 502 through 508 shall apply to proposed subdivisions.
[Ord. 664, 7/8/1964, § 5.2]
2.
Land subject to hazards to life, health or property, such as may arise from fire, flood, disease or other cause, shall not be subdivided for building purposes unless the hazards have been eliminated or unless the plan shows adequate safeguards against them.
3.
Proposed subdivisions shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
[Ord. 664, 7/8/1964, § 5.3]
1.
The proposed street pattern shall be properly related to existing streets, to the Borough plan of streets, the plan of streets of any adjacent municipality and to those county and state road and highway plans that have been duly adopted.
2.
The street pattern shall be related to topography so as to produce usable lots and reasonable street grades.
3.
Access shall be given to all lots and portions of the tract in the subdivision and to adjacent unsubdivided territory. Streets giving the access shall be improved to the limits of the subdivision. Remnants, reserve strips and landlocked areas shall not be created.
4.
Streets shall be classified according to their function.
5.
Streets shall be laid out to preserve the integrity of their design. Minor streets shall be laid out to discourage their use by through traffic, and, where possible, major streets shall be protected for use by through traffic by marginal access streets, through lots or other means.
6.
The provision of half streets is prohibited, except to complete existing half streets.
7.
Dead-end streets are prohibited, unless designed as culs-de-sac or designed for access exclusively to neighboring tracts.
8.
Culs-de-sac shall have a paved turnaround having a minimum radius of 40 feet to the outside curbline. Drainage of culs-de-sac shall preferably be towards the open end.
9.
New streets shall be laid out to continue existing streets at equal or greater width, as regards both cartway and right-of-way, where such continuations are reasonable and practical.
10.
Continuations of existing streets shall be known by the same name. Names of new streets shall not duplicate or closely resemble names of existing streets.
11.
Where a subdivision abuts a railroad right-of-way, streets crossing the railroad shall be kept to a minimum and shall be located to facilitate grade separation.
12.
Streets shall be offered for dedication under any or all of the following conditions:
A.
The proposed street is a minor or residential service street serving more than five lots.
B.
The proposed street is other than a minor or residential service street, i.e., collector street, major traffic street or marginal access street.
C.
Extension of the proposed street is necessary to provide access to adjacent subdividable land.
D.
The proposed street is laid out between any existing streets and connecting them.
[Ord. 664, 7/8/1964, § 5.4]
1.
Blocks may vary between 500 and 1,300 feet in length, except that blocks along major traffic streets shall not be less than 1,000 feet in length.
2.
Blocks shall not be less than 200 feet wide between street right-of-way lines and shall provide generally for two tiers of lots, except where through lots with service by a minor street are required along a major street, in which case the minimum depth of those through lots shall be 150 feet.
3.
Crosswalks may be required in blocks more than 800 feet long. The walks shall not be less than 15 feet wide with a minimum paved walkway of six feet.
4.
Blocks and lots shall be graded to secure proper drainage away from buildings and to prevent the collection of stormwater in pools. Topsoil shall be redistributed as cover and shall be stabilized by seeding or planting.
5.
Lot lines shall substantially at right angles or radial to street lines.
6.
House numbers shall be assigned to each lot by the Borough Engineer.
7.
Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers shall be provided along with safe and convenient limited access to the street system. Space for off-street loading shall also be provided with similar access. Extension of streets, railroad access rights-of-way and utilities shall be provided.
9.
Lots shall be conveniently shaped, and the depth of lots shall generally not exceed their width by more than 2 1/2 times, provided the width is at least 60 feet at the building line. Each lot shall have at least 20 feet of frontage on a street.
10.
Where access from off-street parking space is to a major street, adequate turnaround space shall be provided within the boundaries of the lot.
[Ord. 664, 7/8/1964, § 5.5]
1.
In acting upon subdivision plans, consideration shall be given to the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision.
2.
Areas set aside for recreational or school purposes shall be reasonably compact parcels, placed to serve all parts of the subdivision, with not less than 100 feet of frontage on a public street, and not excessively irregular in terrain.
3.
Wherever possible, subdividers shall preserve trees more than six inches in diameter at the base of the trunk, groves, waterways, scenic points, historic spots and other community assets and landmarks.
4.
Monuments of stone, concrete or iron pipe shall be placed throughout the subdivision, subject to the approval of the Borough Engineer, to give full surveying control for each block and lot and all areas of proposed dedication or public easements. Monuments shall not be placed in the ground until final grading is completed.
[Ord. 664, 7/8/1964, § 5.6; amended by Ord. 1078, 8/7/2002, § 11; by Ord. 1098, 3/3/2004, § II; Ord. No. 1238, 9/7/2022]
1.
Widths. Minimum widths for each type of public street shall be as follows:
Type of Street | Right-of-Way Width | Cartway Width |
|---|---|---|
Collector street | 60 feet | 40 feet |
Local street | 50 feet | 36 feet |
A.
Where a subdivision abuts or contains an existing street of inadequate width, sufficient additional width shall be required to meet the above standards.
B.
Additional right-of-way and cartway widths may be required by the Borough to promote public safety and convenience when special conditions require it, and to provide parking space in areas of intensive use.
2.
3.
Grades shall be subject to the decision of the Borough Engineer.
4.
Intersections.
A.
No more than two streets shall cross at the same point.
B.
Street intersections shall be at right angles, wherever possible, and intersections of less than 70° (measured at the center lines) shall be permitted).
C.
Intersecting streets shall not enter into a major traffic street at intervals of less than 1,000 feet (measured from center line to center line).
D.
Streets entering the opposite sides of another street shall either be directly across from each other or offset by at least 200 feet from center line to center line.
E.
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% grade for a distance of 25 feet, measured from the nearest right-of-way line of the intersecting street.
F.
Maximum grade within any intersection shall not exceed 1%, and approaches to an intersection shall follow a straight course for 100 feet.
H.
The right-of-way radii at intersections shall be at least 15 feet.
I.
At intersections, the street right-of-way line shall be parallel to the curbline.
J.
At all intersections, a clear-sight triangle of 75 feet shall be required.
5.
Drainage.
A.
Storm drainage facilities shall be provided to permit unimpeded flow of natural watercourses, to drain all low points along streets and to intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
B.
Stormwater shall not be dumped on neighboring tracts in laying out subdivisions.
C.
The slope of the crown of minor and collector streets shall be as directed by the Borough Engineer. Where drainage is provided in the center of the cartway, slopes shall also be as directed by the Borough Engineer.
D.
Storm sewers, as required, shall be placed in front of the curb when located in a street right-of-way. When located in undedicated land, they shall be placed within an easement not less than 15 feet wide, as approved by the Borough Engineer. Open ditches shall be avoided.
E.
Inlets and manhole covers and frames shall conform to Borough standards.
6.
General Development Standards.
A.
Street cuts shall be provided with side slopes no steeper than one vertical to one horizontal, and streets on fill shall be provided with side slopes no steeper than one vertical to 1 1/2 horizontal. Such slopes shall be suitably planted with perennial grasses or other vegetation to prevent gullying and erosion.
B.
Sidewalks shall generally be required in residential and commercial areas. Sidewalks shall be located as required by the Borough in the street right-of-way, with grade and paving continuous across driveways.
C.
Hedges, fences and walls or other obstructions shall not be placed or planted within the right-of-way of any street.
D.
Curbing shall be provided for the full length of all streets.
E.
Material and construction standards for streets, curbs and gutters, storm and sanitary sewers, and sidewalks shall conform to Borough specifications and be subject to inspection by appropriate Borough officials.
[Ord. 664, 7/8/1964, § 5.7]
1.
Alleys shall not be permitted in residential developments except by permission of Council upon the express recommendation of the Planning Commission. Where alleys are permitted in residential developments, they shall be 20 feet wide, paved for the full width.
2.
Alleys serving commercial and industrial establishments are required unless other provisions for service are approved by Council upon the recommendation of the Planning Commission. Those alleys shall have a paved cartway of at least 22 feet. Alley intersections and sharp changes in alignment shall be avoided. Where necessary, corners shall be rounded or cut back to permit safe use by large vehicles. If it is impossible for an alley to go through a block, the alley shall be provided with an adequate turnaround at its closed end.
[Ord. 664, 7/8/1964, § 5.8]
1.
Easements with a minimum width of 15 feet shall be provided for common utilities and drainage when provided in or over undedicated land.
2.
Drainage rights-of-way shall be required along natural watercourses.
3.
All properties shall be connected to a common piped water supply system if accessible. No provision for on-lot water or sewer facilities shall be made without the express permission of the Council upon the recommendation of the Planning Commission.
4.
The installation of all sewer, water, streetlights and other utilities shall be in strict accordance with the engineering standards and specifications of the Borough Engineer, municipal authority or other utility concerned.
5.
Fire hydrants shall be located so that their distance from the projection of any building frontage to the curb is not more than 600 feet, measured along the curb. Council may require closer spacing of hydrants. In commercial and industrial areas, Council shall prescribe the location of hydrants.