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.
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.
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:
D.
Grades. Minimum street grade standards shall be as follows:
(1)
The minimum grade on all streets shall be 0.5%.
(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.
(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.
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.
(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.
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:
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.
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.
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.
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.