[Ord. 1975-8, 6/11/1975, § 501]
1.
The standards and requirements contained in this Part are intended
as the minimum for the promotion of the public health, safety, and
general welfare, and shall be applied as such by the Borough Planning
Commission in reviewing all subdivision plans. Land subject to hazards
to life, health or property, such as may arise from fire, flood, diseases,
or other causes, shall not be subdivided for building purposes unless
the hazards have been eliminated or unless the plans show adequate
safeguards against them.
2.
Whenever other Borough regulations impose more restrictive standards
and requirements than those contained herein, such other regulations
shall be observed.
[Ord. 1975-8, 6/11/1975, § 502; as amended by Ord.
1995-2, 3/14/1995]
1.
General Standards.
A.
The location and width of all streets shall conform to the "official
plan" or to such parts thereof as may have been adopted by the Borough.
B.
The proposed street system shall extend existing or recorded streets
at the same width, but in no case at less than the required minimum
width.
C.
Where a subdivision abuts an existing street of improper width or
alignment, the Borough Council may required the dedication of land
sufficient to widen the street or correct the alignment.
D.
Private streets (streets not to be offered for dedication) are prohibited,
unless they meet the design standards of this Chapter.
2.
Half and Partial Streets. Half or partial streets will not be permitted,
except where satisfactory assurance for dedication of the remaining
part of the street can be obtained, in writing, by the subdivider
or where needed to complete existing half streets.
3.
Street Widths. Minimum street right-of-way and cartway (pavement)
widths shall be shown on the "official plans" or Comprehensive Plan,
or if not shown on such plans, shall be as follows:
|
Street Type
|
Required Widths
(in feet)
| ||
|---|---|---|---|
|
Local Street
| |||
|
Right-of-way
|
50
| ||
|
Cartway
|
30
| ||
|
Minor Collector Street
| |||
|
Right-of-way
|
50
| ||
|
Cartway
|
50
| ||
|
Major Collector Street
| |||
|
Right-of-way
|
See note
| ||
|
Cartway
|
See note
| ||
|
Permanent Cul-de-Sac (turnaround)
| |||
|
Right-of-way (radius)
|
90
| ||
|
Cartway (radius)
|
80
| ||
|
NOTE: As specified in the "official plans," or Comprehensive
Plan, or as determined after consulting with the Borough Council,
the County Planning Commission and the Pennsylvania Department of
Transportation.
|
|
Additional right-of-way and cartway widths may be required by
the Borough Council for the purpose of promoting the public safety
and convenience, or to provide parking in commercial and industrial
areas and in areas of high density residential development.
|
4.
Grades.
A.
Street center line grades shall not exceed the following:
|
Minimum Grade
|
Maximum Grade
| ||
|---|---|---|---|
|
Major collector street
|
0.75%
|
10%
| |
|
Minor collector street
|
0.75%
|
12%
| |
|
Local street
|
0.75%
|
15%
|
B.
Grades up to 20% may be permitted for a distance of less than 500
feet on a through minor street where access to the street is possible
over streets with grades of 15% or less.
5.
Horizontal Curves. Whenever street lines are deflected in excess
of 5°, connection shall be made by horizontal curves.
7.
Intersections.
A.
Streets shall intersect as nearly as possible at right angles.
B.
No more than two streets shall intersect at the same point.
C.
Intersections shall be approached on all sides by a straight leveling
area, the grade of which shall not exceed 8% within 50 feet of the
intersection of the nearest right-of-way lines.
D.
Intersections with major collector streets shall be located not closer
than 1,000 feet apart, measured from center line to center line, along
the center line of the major street.
E.
Street curb intersections, where curbs are installed, shall be rounded
by a tangential arc with a minimum radius of 15 feet for intersections
involving only local streets; 20 feet for all intersections involving
a minor collector street; and 30 feet for all intersections involving
a major collector street.
8.
Sight Distance at Intersections. Clear sight triangles shall be provided
at all street intersections. Within such triangles, no vision obstructing
object shall be permitted which obscures vision above the height of
30 inches measured from the center line grade of intersecting streets.
Such triangles shall be established from a distance of 75 feet from
the point of intersection of the center lines.
9.
Cul-de-Sac.
A.
Dead-end streets are prohibited unless designed as permanent cul-de-sac
streets or for future access to adjoining properties.
B.
Any street dead-end for access to an adjoining property or because
of authorized stage development shall be provided with a temporary,
all-weather turnaround, within the subdivision, and the use of such
turnaround shall be guaranteed to the public until such time as the
street is extended.
C.
Cul-de-sac streets, permanently designed as such, shall not exceed
750 feet in length.
D.
The center line grade on a cul-de-sac street shall not exceed 15%.
[Ord. 1975-8, 6/11/1975, § 503]
1.
Proposed streets which are obviously in alignment with others already
existing and named shall bear the names of the existing streets.
2.
In no case shall the name of a proposed street duplicate an existing
street name in the Borough in the postal district. The subdivider
shall submit the proposed street names to the local post office prior
to filing a preliminary plan.
3.
All street names shall be subject to the approval of the Borough
Council.
4.
Service Streets (Alleys).
A.
Service streets are prohibited in subdivisions for single-family
detached residences, except where required to avoid direct driveway
access to major collector streets.
B.
Except where other adequate provision is made for off-street loading
and parking consistent with the use proposed, service streets shall
be required in commercial and industrial districts and shall have
a minimum paved width of 22 feet.
[Ord. 1975-8, 6/11/1975, § 504]
Exceptions from strict conformity with the standards hereinbefore
set forth may be made by the Planning Commission to allow unique and
imaginative design of block layouts. Site plans presented to the Planning
Commission for review shall show the detailed design being proposed
including structures, trees, and other features as required elsewhere
in this Chapter under plan requirements. Such original designs may
comprise industrial or commercial subdivisions, or residential subdivision
of five or more lots, and shall be prepared by a planner, landscape
architect, registered architect, or registered civil engineer. Nothing
in this Section shall relieve the subdivider from strict conformity
with the regulations unless he can show that his proposals for original
design observe the spirit of the resolution, if not the exact content.
A.
Layout. The length, width and shape of blocks shall be determined
with due regard to provision of adequate sites for buildings of the
type proposed, zoning requirements and topography.
B.
Length.
(1)
Blocks shall have a minimum length of 300 feet.
(2)
In the design of blocks (fronting on local streets) longer than 1,000
feet, special consideration shall be given to the requirements of
satisfactory fire protection.
(3)
Where practicable, blocks along collector streets shall not be less
than 1,000 feet long.
C.
Crosswalks.
(1)
Crosswalks may be required between streets wherever necessarily to
facilitate pedestrian circulation and to give access to community
facilities, such as parks or playgrounds.
(2)
Such crosswalks shall have a width of not less than 10 feet. The
Planning Commission may specify surfacing materials.
D.
Depth. Two tiers of lots shall be provided for in residential blocks
except:
[Ord. 1975-8, 6/11/1975, § 505]
The "original design" provisions of § 504 shall also
be applicable here.
1.
General Standards.
A.
Lots shall be of size, shape, and orientation appropriate for the
type of development and use contemplated.
B.
Where practical, side lot lines shall be at right angles to straight
street lines or radial to curved street lines.
C.
Lot lines shall follow municipal boundaries rather than cross them,
whenever possible, in order to avoid jurisdictional problems.
D.
Generally, the depth of residential lots shall be not less than one
nor more than 2 1/2 times their width.
E.
Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setback, and landscaping.
F.
If, after subdividing, there exist remnants of land, they shall be
incorporated in existing or proposed lots, or legally dedicated to
public use, if acceptable to the Borough.
2.
Lot Frontage.
A.
All lots shall have direct access to a public street (or to a private
street if it meets the requirements of these regulations).
B.
Double or reverse frontage lots shall be avoided except where required
to provide separation of residential uses from major streets or to
overcome specific disadvantages of topography or orientation.
3.
Driveways and Off-Street Parking.
A.
Commercial and industrial subdivisions shall provide paved parking areas, in accordance with the Borough Zoning Ordinance [Chapter 27].
B.
Private driveways on corner lots shall be located at least 30 feet
from the point of intersection of the nearest street right-of-way
lines.
C.
Grades on private driveways must not exceed 20%. In addition, driveways
should be paved where grades exceed 7%.
D.
In order to provide safe and convenient ingress and egress, private
driveway entrances shall be rounded at a minimum radius of five feet,
or should have a flare constructed that is equivalent to this radius,
at the point of intersection with the cartway edge (curbline); and
entrance onto cartway must conform to existing grade lines or may
be established by the Borough Council.
E.
Subdivisions shall be designed to eliminate, where possible, driveways
abutting State highway routes. This shall be accomplished either by
providing for a street parallel to the State highway, separated from
same by a grass area; or by laying out lots such that the rear lot
lines abut the State highway right-of-way and that provisions for
driveways be made from the front of the lot onto a street of the subdivision.
The provision of driveways onto State highway routes in accordance
with the requirements established herein shall be subject to approval
by the Borough Council.
[Ord. 1975-8, 6/11/1975, § 506; as amended by Ord.
1978-7, -/-/1978]
1.
Each property shall connect with an approved public sewer system,
if accessible. Where the sewer is not yet accessible but is planned
for extension to the subdivision, the subdivider shall install the
sewer lines, including lateral connections as may be necessary to
provide adequate service to each lot when connection with the sewer
system is made. The sewer lines shall be suitably capped at the limits
of the subdivision, and the laterals shall be capped at the street
right-of-way line. When capped sewers are provided, on-site disposal
facilities shall also be provided.
2.
Sanitary sewers installed by the developer shall conform to the requirements
of any authority having jurisdiction over sanitary sewers in the subdivision.
3.
Sanitary sewers shall not be used to carry stormwater.
4.
All sanitary sewer systems located in any designated floodplain district,
whether public or private, shall be floodproofed up to the regulatory
flood elevation.
A.
The Borough Council shall prohibit installation of sewage disposal
facilities requiring soil absorption systems where such systems will
not function due to high ground water, flooding, or unsuitable soil
characteristics. The Borough Council may require that the developer
note on the face of the plat and in any deed of conveyance that soil
absorption fields are prohibited in designated areas.
[Ord. 1975-8, 6/11/1975, § 507; as amended by Ord.
1978-7, -/-/1978; and by Ord. 1995-4, 12/12/1995, § 11]
1.
If the water distribution system cannot be connected with an approved
public system, the individual well or spring must be installed and/or
set up in full compliance with the latest Pennsylvania Department
of Environmental Protection specifications covering such facilities.
2.
All water systems located in any designated floodplain districts,
whether public or private, shall be floodproofed up to the regulatory
flood elevation. If there is an existing public water supply system
on or near the subdivision, the Borough Council shall require the
developer to connect to this system where practical, and shall prescribe
the procedures to be followed by the developer in connecting to the
system.
[Ord. 1975-8, 6/11/1975, § 508; as amended by Ord.
1995-4, 12/12/1995, § 12]
[Ord. 1975-8, 6/11/1975, § 509; as amended by Ord.
1978-7, -/-/1978]
1.
Easements with a minimum width of 15 feet shall be provided for poles,
wires, conduits, storm and sanitary sewers, gas, water and hear mains
and/or other utility lines intended to service the abutting lots.
No structures or trees shall be placed within such easements.
2.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
3.
There shall be a minimum distance of 50 feet, measured in the shortest
distance, between any proposed dwelling unit and any petroleum, petroleum
products, or natural gas transmission lines which traverse the subdivision.
4.
Subdividers are urged to avail themselves of the facilities provided
by the various public utility companies in determining the proper
locations for utility lines easements.
5.
All public and/or private utilities and facilities including gas
and electric shall be elevated or floodproofed up to the regulatory
flood elevation.
