Borough of Tyrone, PA Article V Design Standards

§ 174-27 General intent.

In all subdivisions or developments developed after the effective date of these regulations, certain improvements shall be installed in accordance with design specifications set forth herein.

§ 174-28 General standards.

The following general standards shall apply to all types of development. The Borough Council will study the following factors affecting the suitability of a proposed subdivision or development:

A. Land subject to flooding and land deemed by the Borough Council to be uninhabitable for other reasons shall not be platted for residential occupancy, nor for such other uses as may increase danger to health, life or property, aggravate the flood hazard; but such land within a plan shall be set aside for such uses as will not be endangered by periodic or occasional inundation, or as will not endanger life or property or further aggravate or increase the existing menace.

B. Areas characterized by steep slopes, rock formations, or other such features which restrict the usability of the land shall not be subdivided or developed.

C. In determining the suitability of land for subdivision or development, the Borough Council shall refer to applicable studies by the County Planning Commission, state and federal agencies, including the Soil Survey prepared by the U.S. Department of Agriculture, Natural Resources Conservation Service.

D. The layout or arrangement of the subdivision or development shall conform to the Borough Comprehensive Plan and to any regulations or maps adopted in furtherance thereof; in addition, the layout or arrangement of the subdivision or development shall conform to any and all applicable ordinances which may exist.

E. Where evidence indicates that the minimum lot size requirements specified in other sections of these regulations or in any applicable zoning ordinance are not adequate to permit the installation of individual on-lot water supply and/or sewage disposal facilities, the Borough Council may require that the Blair County Sanitary Administrative Committee Inspector or the DEP make such tests as are necessary to determine the adequacy of the proposed facilities in relation to the provisions of the Pennsylvania Sewage Facilities Act, Act 537, plus other applicable state or local regulations. The Borough shall review and shall make a final determination of the adequacy of the proposed facility.

F. No subdivision or development showing reserve strips controlling the access to public ways will be approved, except where the control and disposal of the land comprising such strips are definitely placed within the jurisdiction of the Borough under agreement meeting the approval of the Borough.

G. Lot lines shall, where possible, following the Borough boundary lines rather than cross them.

H. The developer must show compliance with all requirements of Act 287, as amended.

§ 174-29 Streets.

A. The following general standards shall apply to all streets within a subdivision:

(1) The locations and width of all streets shall conform to the Borough Comprehensive Plan or to such parts thereof as may have been adopted by the Borough.

(2) The proposed street system shall extend existing or recorded streets at the same width or larger but in no case at less than the required minimum width.

(3) Where, in the opinion of the Borough, it is desirable to provide for street access to adjoining property, street stubs shall be extended by dedication to the boundary of such property.

(4) New minor streets shall be so designed as to discourage through traffic, but the subdivider or developer shall give adequate consideration to provision for the extension and continuation of major and collector streets into and from adjoining properties.

(5) Where a subdivision or development abuts or contains an existing street of improper width or alignment, the Borough may require the dedication of land sufficient to widen the street or correct the alignment.

(6) Private streets (streets not to be offered for dedication) are discouraged. They will be approved only if they meet the design standards of these regulations.

B. Width. Minimum street right-of-way and pavement widths, if not specified in the Borough Comprehensive Plan, shall be as follows:

	Street Type		Width (feet)
	Marginal access and cul-de-sac
		Right-of-way	40
		Cartway	30
	Turnaround of cul-de-sac
		Right-of-way (diameter)	100
		Cartway (diameter to outside curb)	80
		Length (maximum)	600
	Local (minor)
		Right-of-way	50
		Cartway	34
	Collector
		Right-of-way	70
		Cartway	36
	Arterial (major)
		Right-of-way	100
		Cartway	48

C. Alignment. Minimum street alignment standards shall be as follows:

(1) The minimum radius at the center line for horizontal curves on arterial streets shall be 700 feet; for collector streets, 400 feet; for minor streets, 200 feet. Proper superelevation shall be provided for curves on arterial streets.

(2) Between reverse curves, a tangent of not less than the following dimensions shall be provided:

(a) Arterial streets: 200 feet;

(b) Collector streets: 100 feet;

(c) Minor streets: 50 feet.

(3) Proper sight distance shall be provided with respect to both horizontal and vertical alignment. Measured along the center line, 4 1/2 feet above grade, the minimum sight distance shall be:

(a) Arterial streets: 400 feet.

(b) Collector streets: 200 feet.

(c) Minor streets: 150 feet.

D. Grades. Minimum street grade standards shall be as follows:

(1) The minimum grade on all streets shall be 0.5%.

(2) The maximum permitted grades shall be:

(a) Arterial streets: 5%.

(b) Collector streets: 8%.

(c) Minor streets: 12%, for a maximum distance of 1,200 feet.

(3) Intersections shall be approached on all sides by leveling areas. Where the grade exceeds 5%, such leveling areas shall have a minimum length of 75 feet (measured from the intersection of the center lines), within which no grade shall exceed a maximum of 3%.

E. Horizontal curves. Minimum horizontal curves shall be as follows:

(1) Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.

(2) To ensure adequate sight distance, minimum center line radii for horizontal curves shall be as follows:

(a) Minor streets: 150 feet.

(b) Collector streets: 300 feet.

(c) Major streets: 500 feet.

(3) A tangent of at least 100 feet shall be introduced between all horizontal curves on collector and major streets.

(4) To the greatest extent possible, combinations of the minimum radius and maximum grade shall be avoided.

F. Vertical curves. When all changes of street grades occur where the algebraic difference exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:

(1) Minor streets: 200 feet.

(2) Collector streets: 300 feet.

(3) Major streets: 400 feet.

G. Intersections. The following standards shall apply to all street intersections:

(1) Streets shall intersect as nearly as possible at right angles, and no street shall intersect another at an angle less than 75° or more than 105°.

(2) No more than two streets shall intersect at the same point.

(3) Streets intersecting another street shall either intersect directly opposite to each other or shall be separated by at least 125 feet between center lines measured along the center line of the street being intersected.

(4) Intersections with major streets from subdivision or development shall be subject to review and determination by the Borough.

(5) Street curb intersections shall be rounded by a tangential arc with a minimum radius of:

(a) Twenty feet for intersections involving only minor streets.

(b) Thirty feet for all intersections involving a collector street.

(c) Forty feet for all intersections involving a major street.

(6) Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.

H. Alleys. Alleys shall not be permitted in residential subdivisions. In other types of development, where permitted, their design standards shall be determined by the Borough.

I. Names. The subdivider or developer may choose street names, subject to the approval of the Borough. Proposed streets which are in alignment with others already existing and named, shall be assigned the names of the existing streets. In no case shall the name of a proposed street duplicate or confuse an existing street name in the Borough, irrespective of the use of the suffix street, road, avenue, boulevard, driveway, place, court, lane, etc.

§ 174-30 Blocks.

A. The length, width and shape of blocks shall be determined by the Borough with due regard to the following:

(1) Provision of adequate sites for building of the type proposed;

(2) Zoning requirements;

(3) Topography;

(4) Requirements for safe and convenient vehicular and pedestrian circulation.

B. Width, length of blocks and crosswalks. The width and length of blocks and crosswalks shall be determined by the Borough. Crosswalks shall have a width of not less than 10 feet and a paved walk of not less than five feet.

§ 174-31 Lots.

Within the area of jurisdiction of these regulations, the width and area of lots shall be no less than provided in these regulations or Chapter 205, Zoning. Insofar as practical, side lot lines should be at right angles to straight street lines or radial to curved street lines. Lot lines should tend to follow municipal boundaries rather than cross them in order to avoid interjurisdictional problems.

A. Frontage. All lots shall meet the following frontage requirements:

(1) All lots shall have direct access to a public street, existing or proposed;

(2) Double or reverse-frontage lots shall be avoided except where required to provide separation of residential development from major streets or to overcome specific topographic problems.

B. Size. All lots shall meet the minimum requirements of Chapter 205, Zoning.

§ 174-32 Easements.

The following shall apply to easements within all subdivisions or developments:

A. Easements with a minimum width of 15 feet shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to serve abutting lots. No structures or trees shall be placed within such easements.

B. Emphasis shall be placed upon the location of easements centered on or adjacent to side and rear lot lines.

C. Where a subdivision or development is traversed by a watercourse, drainageway, channel or stream and of such widths as will be necessary to preserve the unimpeded flow of natural drainage, or for the purpose of widening, deepening, improving, or protecting such drainage facilities or for the purpose of installing a stormwater system.

D. There shall be a minimum distance of 100 feet, measured in the shortest distance between each proposed dwelling unit and any petroleum products or natural gas transmission line, high pressure line, or high tension electric line which may traverse the subdivision or development.

§ 174-33 Community facilities.

In reviewing subdivision or development plans, the Borough will consider the adequacy of existing or proposed community facilities to serve the additional dwelling units proposed by the subdivision or development. The reservation of land for community facilities will be required when appropriate; therefore, the subdivider or developer shall give earnest consideration to reserving land for parks, playgrounds, churches, schools, and other community facilities. If a facility of this type has been planned by any group or agency in an area that is to be subdivided or developed, the subdivider or developer shall ascertain from such organization whether or not it plans to use the site.

§ 174-34 Public utilities.

The following public utilities, when required, shall meet the indicated standards below:

A. Water.

(1) Where public water lines are required in a new subdivision or development, they shall be in conformity with the requirements of the Borough and any applicable water plans developed for the Borough. The design specifications of all water lines installed in new subdivisions or developments shall meet the minimum standards set forth by the Borough.

(2) In determining the acceptability of design standards, a decision by the Borough will prevail.

B. Sanitary sewer.

(1) Where public sewer lines are required in a new subdivision or development, they shall be in conformity with the "Areawide Sewer Plan" for the Borough and any applicable sewer plans developed for the municipality in which the proposed subdivision or development is located. The design specifications of all sewer lines installed in new subdivisions or developments shall meet the minimum standards set forth by the Borough.

(2) In determining the acceptability of design standards, a decision by the Borough shall prevail.

(3) Public sewer lines shall be located as near to the center line of any street right-of-way and/or utility easements as is reasonably possible, and all such sewer lines shall provide sewage connectors to the property lines of each and every lot — said sewage collection lines being proper capped. Manholes shall be provided at all changes in grades and direction and in no instance shall the distance between manholes exceed 400 feet. All sewer pipelines must be at least eight inches in diameter and any sewer lateral must be at least six inches in diameter. Storm sewers or foundation underdrainage systems shall not be connected with the sanitary sewer system.

C. On-lot sewage disposal. Where it is found necessary and feasible to rely upon on-lot systems for sewage disposal, the on-lot sewage disposal systems shall meet the minimum requirements and standards of the Pennsylvania Sewage Facilities Act 537.[1]

[1] Editor's Note: See 35 P.S. § 750.1 et seq.

D. Storm sewers. Where storm sewers are required in a new subdivision or development, they shall be in conformity with the Areawide Sewer Plan for the Borough and any applicable sewer plans developed for the municipality in which the proposed subdivision or development is located. All storm sewer lines shall meet the minimum standards set forth by the Borough.