A.
General standards.
(1)
The size, shape, and orientation of lots shall be appropriate for the type of development and use contemplated and in accordance with the provisions of Chapter 600, Zoning.
(2)
Wherever practicable, side lot lines shall be at right angles to straight street lines and radial to curved street lines.
(3)
Where practicable, lot lines shall follow municipal boundaries rather than cross them.
(4)
Generally, the depth of residential lots shall be not less than one nor more than three times their width.
B.
Lot frontage.
(1)
Reverse or double frontage lots shall be avoided except where required to provide separation of residential development from arterial streets or to overcome specific disadvantages of topography or orientation.
(2)
All residential reverse frontage lots shall have a minimum rear yard depth of 75 feet with a planted visual screen immediately adjacent to the street right-of-way. No vehicular access shall be permitted through the rear yard to the street adjacent to the rear yard.
C.
Lot access.
(1)
All lots shall have direct access to an existing or proposed public street.
(2)
Residential lots having direct access to an arterial street shall be avoided, whenever possible. Where direct access to an arterial street cannot be avoided, safe sight distance in addition to adequate turnaround space shall be provided behind the right-of-way line.
D.
Lot sizes based on availability of water and sewerage.
(1)
Where both water supply and sewerage are provided by individual on-lot facilities, lots shall have a minimum area of 30,000 square feet and a minimum width measured at the building line of 125 feet.
(2)
Where on-lot sewerage and public water are provided, lots shall have a minimum area of 20,000 square feet in the R-1 Zoning District and 15,000 square feet in all other zoning districts and a minimum width measured at the building line of 80 feet.
A.
General standards.
(1)
The location and width of all streets shall be in accordance with road and highway plans of the state and county. Streets shall be designed to provide adequate vehicular access to all lots or parcels with regard to topographic conditions, projected volumes of traffic, and further subdivision possibilities in the area.
(2)
The street system of a proposed subdivision or land development shall be designed to create a hierarchy of street functions.
(3)
Local streets shall be designed so as to discourage through traffic and excessive speed.
(4)
If lots resulting from the proposed subdivision are large enough to allow for 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, and located so as to allow proper development of surrounding properties.
(5)
Where a subdivision or land development abuts or contains an existing street right-of-way of improper width or alignments, the Board of Commissioner may require the dedication or reservation of additional land (ultimate right-of-way) sufficient to widen the street or correct the alignment. Where an additional dedication or reservation is required, all building setback lines will be measured from such dedicated or reserved right-of-way lines.
(6)
All streets shall be graded and improved to conform to Township construction standards and specifications.
(7)
Road designs and specifications shall be approved by the Township Engineer, in accordance with the construction plans required for final plan review.
B.
Street right-of-way and cartway widths. Street right-of-way and cartway widths in proposed subdivisions and land developments shall conform to the minimum standards listed in Table 2 below:
| Table 2 | |||
|---|---|---|---|
| Street Design Standards | |||
| Right-of-Way Width (feet) | Cartway Width (feet) | ||
| Local, including culs-de-sac | 50 | 34 | |
| Collector | 60 | 36 | |
| Arterial | As determined after consultation with the Township Engineer, the County Planning Commission, and the Pennsylvania Department of Transportation | ||
D.
Horizontal curves.
(1)
Whenever street center line are deflected more than 5°, connection shall be made by horizontal curves.
(3)
A minimum tangent of 50 feet shall be required between reverse curves on local streets and between a curve and a street intersection where both of the intersecting streets are local streets.
(4)
A minimum tangent of 100 feet shall be required between reverse curves on collector and arterial streets and between a curve and a street intersection where one of the intersecting streets is a collector or an arterial street.
F.
Intersections.
(1)
Streets shall intersect at right angles whenever practicable, and no street shall intersect another at an angle less than 60°.
(2)
Multiple intersections involving the junction of more than two streets shall be avoided.
(3)
Two streets intersecting a third street from opposite sides shall either intersect with a common center line or their center line shall be offset as follows:
(a)
The two streets shall be separated by a distance of 150 feet between center line measured along the center line of the street being intersected when all three streets involved are local streets.
(b)
The two streets shall be separated by a distance of 400 feet between center line measured along the center line of the street being intersected when one or more of the streets involved is a collector street.
(c)
The two streets shall be separated by a distance of 800 feet between center line measured along the center line of the street being intersected when one or more of the streets involved is an arterial street.
(4)
Clear sight triangles shall be provided at all intersections. The maximum height of any object within such triangles shall be 2 1/2 feet, and no object that could obscure the vision of a motorist shall be permitted. Such triangles shall be established as follows:
(a)
Seventy-five feet from the point of intersection of the center line of two intersecting local streets.
(b)
Two hundred feet from the point of intersection of the center line of two streets where one street is a collector street.
(c)
Four hundred feet from the point of intersection of the center line of two streets where one is an arterial street.
(5)
Whenever a portion of the line of such triangles falls within the proposed building setback line, such portion shall be shown on the final subdivision or land development plan and shall be considered a building setback line.
(6)
Where the grade of any street at the approach to an intersection is greater than 4%, the street shall be leveled to no more than four-percent grade for a distance of at least 100 feet in each direction of the intersecting street.
G.
Cul-de-sac streets.
(1)
Cul-de-sac streets permanently designed as such shall not furnish access to more than 30 dwelling units or potential dwelling units.
(2)
All cul-de-sac streets shall be provided at the closed end with a fully paved turnaround. Minimum radius to the pavement edge or curbline shall be 40 feet, and a minimum radius to the right-of-way line shall be 50 feet.
(3)
The center-line grade on a cul-de-sac turnaround shall not exceed 4%. The center-line grade on a cul-de-sac street shall not exceed 12%.
(4)
Drainage of cul-de-sac streets shall preferably be toward the open end. If drainage is toward the closed end, water shall be conducted away in an underground storm sewer or by other means approved by the Township Engineer.
H.
Half streets and alleys.
[Amended 3-11-2004 by Ord. No. 608]
I.
Driveways.
(1)
The minimum width of all residential driveways shall be 10 feet.
(2)
All driveways shall be located no less than two feet from any lot line (except at the point of intersection with a street).
(3)
The maximum grade of any residential driveway shall not exceed 10%.
(4)
All driveways shall be surfaced with erosion-resistant materials, approved by the Township Engineer, from the edge of the street cartway to a point in the lot not less than 25 feet from the right-of-way line.
(6)
Driveways intersecting arterial shall be discouraged.
