A. 
In the layout, development and improvement of a subdivision, the subdivider shall comply with all standards, specifications, codes, and ordinances of the Borough, and, in addition, he shall meet, as minimums, the standards of design and principles of land subdivision, set forth in this article.
B. 
The standards and details of design herein contained are intended only as minimum requirements so that the general arrangements and layout of a subdivision may be adjusted to a wide variety of circumstances. However, in the design and development of the subdivision plan, the subdivider should use standards consistent with the site conditions so as to ensure an economical, pleasant and durable subdivision.
A. 
Existing natural features such as trees, steep slopes, watercourses and historic places shall be preserved as a conservation measure except to the extent that their removal or modification is functionally related to the harmonious design of the subdivision.
B. 
Land subject to flooding and land deemed by the Planning Commission, the Borough Council, County Soil and Water Conservation District or other official authority, to be uninhabitable shall not be platted for residential occupancy, nor for such other uses as may involve danger to health, life or property or aggravate the flood hazard, but such land within the area of the plan shall be set aside for such uses as shall not be endangered by periodic or occasional inundation.
C. 
In addition to the requirements of this chapter, all land subject to flooding shall comply with the regulations of Chapter 253, Floodplain Management, of the Code of the Borough of North East before a subdivision plat may be approved.
A. 
The arrangement, character, extent, width, grade and location of all streets shall conform to the 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.
B. 
Where such is not shown in the master plan, the arrangement of streets in a subdivision shall either:
(1) 
Provide for the continuation or appropriate projection of existing streets in surrounding areas.
(2) 
Conform to a plan for the neighborhood approved or adopted by the Planning Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impractical.
C. 
Local streets shall be so laid out that their use by through traffic will be discouraged.
D. 
Where a subdivision borders on or contains a railroad right-of-way, the Borough Council may require a street approximately parallel to and on each side of such right-of-way, at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts, or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
E. 
Street jogs with center-line offsets of less than 125 feet shall be avoided.
F. 
A tangent at least 100 feet long shall be introduced between reverse curves on major thoroughfares and collector streets.
G. 
Multiple intersections involving the junction of more than two streets shall be avoided, and where such avoidance is impossible, such intersections shall be designated with extreme care for both vehicular and pedestrian safety.
H. 
Right-angle intersections shall be used whenever practicable, especially when local residential streets and rural streets and roads empty into major or collector thoroughfares and there shall be no intersection angle, measured at the center line, of less than 70°.
I. 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of 15 feet for local residential streets and rural streets and roads and culs-de-sac and 30 feet for intersections involving collector streets or roads and primary roads or major thoroughfares.
J. 
If the lots resulting from the original development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such eventuality shall be provided.
K. 
The dedication of half streets at the edge of new subdivisions is prohibited. If circumstances render this impractical, adequate provision for the concurrent dedication of the remaining half of the street must be furnished by the subdivider. The existence of a half street in an adjoining subdivision will require the provision of the remaining half of the proposed subdivision.
L. 
Reserve strips controlling access or egress are prohibited. New streets shall be provided through to the boundary lines of the development especially if it adjoins acreage.
M. 
Streets that are extensions of, or obviously in alignment with, existing named streets shall bear the names of the existing streets subject to the approval of the Planning Commission. No street names shall be used which will duplicate or be confused with the names of existing streets.
N. 
Street dimensions, grades and alignment shall meet the following standards:
Street Type/Design Standards
Minimum ROW
(feet)
(Note 1)
Minimum Cartway Width
(feet)
Maximum Grade
Minimum Grade
Minimum Radii of Center Line
(feet)
Minimum Sight Dist.
(feet)
(Note 2)
Maximum Length
(feet)
(Note 3)
Major thoroughfares
80
36
5.0%
0.5%
500
400
—
Collector streets
60
30
7.5%
0.5%
400
300
—
Local streets
50
24
10.0%
0.5%
200
200
—
Marginal access streets
40
20
10.0%
0.5%
100
100
—
Culs-de-sac
40
20
10.0%
0.5%
100
100
600
Alleys
20
20
10.0%
0.5%
50
50
—
Pedestrian
12
8
—
—
—
—
—
NOTES:
(1)
Additional widths may be required upon findings that the same are required for:
(a)
Public safety and convenience.
(b)
Parking in commercial or public use areas.
(c)
Old roads which do not provide the proper widths, and where, as a consequence, additional dedication is necessary.
(2)
Sight distance shall be measured along the center line at eye level. Proper sight lines should be maintained at all intersections or streets. Measured along the center line, there should be a clear sight triangle or 75 feet from the point of intersection. No future building or obstruction shall be permitted in this area.
(3)
Culs-de-sac shall be designated with a turnaround having an outside cartway diameter of at least 80 feet and a property line diameter of at least 100 feet.
A. 
Wherever possible, alleys shall be avoided, particularly in residential areas. In no event are alleys to be utilized as the primary means of access to properties.
B. 
Alleys shall be provided in commercial and industrial districts, except that this requirement may be waived where other definite and assured provision is made for service access, such as off-street loading, unloading, and parking consistent with and adequate for the uses proposed.
C. 
Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.
D. 
Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turnaround facilities at the dead end, as determined by the Planning Commission.
A. 
All blocks in a subdivision shall have a maximum length of 1,400 feet. Such blocks containing individual lots shall be at least two lot depths in width, except lots along a major thoroughfare which front on an interior street. Modification of the above requirements are possible in commercial and industrial developments or planned unit developments.
B. 
A minimum of 800 feet shall be maintained between intersecting local and collector streets with a primary street or major thoroughfare which intersect on the same side of such major thoroughfare.
C. 
In large blocks with interior parks, in exceptionally long blocks, or where access to a school or shopping center is necessary, a crosswalk shall be provided.
A. 
The lot size, width, depth, shape, orientation and the minimum building setback lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
B. 
Lot dimensions shall conform to the requirements of Chapter 500, Zoning, of the Code of the Borough of North East. Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.
C. 
The subdividing of the land shall be such as to provide, by means of a public street, each lot with satisfactory access to an existing public street.
D. 
Double frontage lots should be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation.
E. 
Side lot lines shall be substantially at right angles or radial to street lines.
A. 
To the fullest extent possible, easements should be centered on or be adjacent to rear or side lot lines. Such easements shall have a minimum width of at least 15 feet.
B. 
If sewer, water, gas, electrical, streetlighting, or other public utility facilities are to be located within street rights-of-way, their location and installation shall be coordinated so that they may be added to, repaired or enlarged at minimum cost.
C. 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement conforming substantially with the lines of such watercourse and be of such width to be adequate for the purpose.
The minimum building setback shall conform with the provisions of Chapter 500, Zoning, of the Code of the Borough of North East.
A. 
The design standards provided herein may be modified by the Borough Council in the case of a plan utilizing an unusual concept of development which meets the requirements of this article. The planned residential development provision is intended to encourage original and imaginative subdivision design which preserves the natural amenities of the site and provides for the general welfare of the Borough.
B. 
The PRD plan shall be consistent with the spirit and intent of this chapter.
C. 
The PRD plan shall conform to the "Planned Residential Development" requirements of Chapter 500, Zoning, of the Code of the Borough of North East.
D. 
The area of land to be developed shall not be less than five acres. The PRD plan shall be compatible with adjacent properties.
E. 
The PRD plan shall permanently reserve common open space suitable for the use of the public or the residents of a particular subdivision. This land may be for future public facilities or for recreational or scenic open space as determined by the Borough Council and the Planning Commission.