§ 185-14General standards.
§ 185-15Street design.
§ 185-16Easements.
§ 185-17Blocks.
§ 185-18Lots.
§ 185-19Other public facilities.
A subdivision must be coordinated with existing development in the neighborhood so the entire area will be developed harmoniously.
In all subdivisions, every precaution shall be taken to preserve all natural and historic features determined to be worthy of preservation by the Borough. Examples of such features would include, but not be limited to, large trees or stands of trees, watercourses, historic areas and structures, scenic views, etc. To insure the protection of such features, the Borough may require the following additional information to be submitted:
Where any earth work or change in existing contours is proposed or where any existing trees, shrubs or other natural vegetative cover will be removed, the subdivider shall consult the Perry County Soil and Water Conservation District office concerning plans for erosion and sediment control and to also obtain a report on the soil characteristics of the site so that a determination can be made as to the type and degree of development the site may accommodate. Measures to be used to control erosion and sedimentation shall, as a minimum, meet the standards and specifications of the Perry County Soil and Water Conservation District.
In a subdivision where the average slope exceeds 15%, the Borough may recommend modifications to these regulations.
Except for a privately developed pond, lake, or similar water body, subdivisions adjacent to a river, stream or other significant body of water shall adhere to the following standards:
No building may be located within 60 horizontal feet of the edge of any watercourse or have a first-floor elevation less than three feet above the ordinary high-water level of the watercourse.
Public access points shall be provided to the water body at an interval of not less than one point in every 1/2 mile along the shore.
No building or street may be erected in any floodplain area.
Where the lots in a subdivision are large enough for resubdivision or where a portion of the tract is not subdivided, suitable access to these areas shall be provided.
General location of all streets shall conform to the Official Map and to the Community Master Plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets. Where not shown on the Official Map or Community Master Plan, the arrangement and other design standards of streets shall conform to the provisions found herein.
The arrangement of streets in new subdivisions shall make provisions for the continuation of existing streets in adjoining areas.
Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall make provision for the proper projection of streets.
When a new subdivision adjoins unsubdivided land appropriate for subdivision, then the new streets shall be carried to the boundaries of the tract proposed to be subdivided.
Alleys shall be discouraged in residential districts. In commercial and industrial areas, adequate alleys or off-street loading and unloading space where needed for loading and unloading or access purposes shall be provided.
Where a proposed subdivision abuts an existing street of improper width or alignment, the Commission may require the dedication of land sufficient to widen the street or correct this alignment.
Private streets (streets not offered for dedication) are prohibited unless they meet the design standards of these regulations.
Intersections involving more than two streets are prohibited. Right angle intersections shall be used wherever possible, but in no case shall the angle of intersection be less than 75° nor more than 105°.
At intersections of streets and of streets and alleys, the property line corner and curb or edge of pavement shall be rounded by arcs with radii, or by chords of such arcs in accordance with engineering specifications.
Street jogs with center-line offsets of less than 150 feet shall be avoided.
Whenever the proposed subdivision contains or is adjacent to a highway designated as a limited-access highway by the appropriate highway authorities, provision shall be made for a marginal access street at a distance acceptable for the appropriate use of the land between the highway and such street.
Sight distances to permit horizontal visibility on all streets shall be established in accordance with the engineering specifications.
Tangents shall be introduced between curves on streets in accordance with the engineering specifications.
Street right-of-way widths shall not be less than as follows:
| Street Type | Right-of-Way Width (feet) | Cartway (feet) | |
|---|---|---|---|
| Arterial streets | 50 | To be determined | |
| Collector streets | 40 | 32 | |
| Minor streets | 40 | 30 | |
| Marginal access streets | 40 | 22 | |
| Alleys | 20 | 20 |
Dead-end streets, designated to be so permanently, shall not be longer than 400 feet and shall be provided with a turnaround having an outside road diameter of at least 80 feet and a property line diameter of at least 100 feet.
The grade of streets shall be in accordance with the engineering specifications, except that no grade shall be less than 0.5% nor more than 10%.
Names of new streets shall not duplicate existing or platted streets names, or approximate such names by the use of suffixes such as "land," "way," "drive," "court," "avenue." In approving names of streets, cognizance may be given to existing or platted street names within the postal delivery district served by the central post office of the Borough of Duncannon. New streets shall bear the same name of any continuation or alignment with an existing or platted street.
Electric and telephone facilities shall be installed underground, unless conditions require otherwise.
Wherever possible, easements for public utilities shall be centered on side or rear lot lines. Drainageways, channels, or stream easements may be located as necessary to adequately meet Borough engineering specifications for the facility.
The length, width and shape of blocks shall be determined with due regard to:
Blocks on which lots front shall be not less than 200 feet nor more than 600 feet in length; provided, however, that blocks of estate lots of two acres or more may be of greater length, subject to approval of the Council.
In cases where the block length exceeds 600 feet and/or where deemed essential to provide pedestrian circulation to schools, playgrounds, shopping centers and other community facilities, an easement for a crosswalk shall be provided where required, not less than 10 feet wide.
The arrangement and other design standards of lots shall conform to the following requirements:
Every lot shall abut a public street or private street if the street meets the requirements of these regulations.
Double frontage lots shall not be platted, except that, where desired along limited-access highways, lots may face on an interior street and back on such thoroughfares. In that event, a planting strip for a screen, at least 20 feet in width, shall be provided along the back of the lot. Where lots back on a railroad, creek, or other natural barrier, there may also be required a twenty-foot planting screen strip; and interior lots having frontage on two streets shall be prohibited except where unusual conditions make it desirable.
All lots shall conform to the minimum requirements of this chapter as to area and dimensions for the zones in which the subdivision is located. The minimum requirements are as follows:
Residential lots where not served by public water or sanitary sewers shall be not less than 100 feet wide at the building line nor less than 20,000 square feet in area per dwelling unit.
Residential lots where served by public water and not by sanitary sewers shall be not less than 85 feet wide at the building line nor less than 13,000 square feet in area per dwelling unit.
Residential lots for single-family detached dwellings which are served by both public water and sanitary sewers shall not be less than 80 feet wide at the building setback line nor less than 10,000 square feet in area in the Single-family Residential District; and not less than 70 feet wide at the building setback line nor less than 8,750 square feet in area in the General Residential District.
The lot width and area requirements of properties reserved or laid out for uses other than residential shall provide adequate space for yards and off-street loading, unloading and parking facilities. Subdivision plans for uses other than residential shall be accompanied by plans of contemplated construction on the subdivision lots in sufficient detail to assure that these requirements are being satisfied.
Wherever either septic tanks and/or private water wells are to be used in a subdivision, the minimum areas set forth herein shall be increased whenever the required percolation test indicates that a larger lot area is required.
The minimum lot areas herein established shall be increased in accordance with the Engineer's requirements whenever slope conditions indicate that hazards exist from surface runoff or subsurface drainage of septic tank effluents.
Corner lots for residential use shall have extra width of at least 10% of the above required width to permit appropriate building setback from the orientation to both streets.
Building lines shall not be less than 25 feet from the street right-of-way, excepting that, where an existing building line is established on at least 50% of the properties within 150 feet immediately adjacent to the proposed subdivision, this minimum may be increased or decreased in order to conform with such established building line.
Side yards shall be not less than 15 feet.
Rear building lines shall not be less than 30 feet from rear lot lines.
In acting upon subdivision or land development plans, consideration shall be given to the adequacy of existing or proposed community facilities serving the additional dwellings proposed by the subdivision.
Areas offered for recreational or school purposes shall be reasonably compact parcels, placed to serve all parts of the subdivision or development, with not less than 100 feet of frontage on a public street and not excessively irregular in terrain.
Wherever possible, subdividers shall preserve trees more than six inches in diameter at the base of the trunk, groves, waterways, scenic and historic areas, and other community assets and landmarks.
Consideration shall be given to the desirability of providing or reserving areas for facilities normally required in residential sections, including churches, libraries, schools, and other public buildings, parks, playgrounds and play fields.
