The standards of design in this article should be used to judge
the adequacy of subdivision proposals. Where, in the opinion of the
Planning Commission, literal application of these standards in certain
cases would work undue hardship or be plainly unreasonable, the Planning
Commission may recommend to the Council such reasonable exceptions
as will not be contrary to the public interest.
The subdivider, developer or builder shall construct and install,
with no expense to the Borough, the streets, curbs, sidewalks, water
mains, sanitary and storm sewers, streetlights, fire hydrants, street
signs, shade trees, monuments, lot pins and other facilities and utilities
specified in this article. Construction and installation of such facilities
and utilities shall be subject to inspection by appropriate Borough
officials during the progress of the work.
The following principles of land subdivision, general requirements
and minimum standards of design shall be observed by the subdivider,
developer and builder in all instances:
A. Low-lying land subject to periodic flooding shall not be plotted
for residential development or for such other uses as may involve
danger to the health, safety, morals and general welfare of the citizens.
B. Where no public water supply is available to the subdivision, the
Council may require the subdivider, developer or builder to obtain
from the District Sanitarian of the Pennsylvania Department of Health,
certificates of approval as to the quality and adequacy of the water
supply proposed to be utilized by the subdivider, developer or builder,
and approval of the type and construction methods to be employed in
the installation of the individual water supply system.
C. Where the subdivision is inaccessible to sanitary sewers, the Council
may require the subdivider, developer or builder to obtain from the
District Sanitarian of the Pennsylvania Department of Health, certificates
of approval of the sewage disposal facilities proposed to be provided
by the subdivider, developer or builder.
D. Proposed subdivisions shall be coordinated with the existing nearby
neighborhood so that the community as a whole may develop harmoniously.
E. Improvement construction requirements will be completed under specifications
of the Pennsylvania Department of Transportation, the Pennsylvania
Department of Health or other appropriate agencies, or the specifications
included herein, whichever specifications shall result in the more
favorable interpretation of this chapter.
In accordance with Article XVII(b) of the Borough Code all new streets, culs-de-sac and widened portions of all
existing rights-of-way intended for public use shall be dedicated
to the Borough subject to final acceptance based on the following
requirements:
A. Street system.
(1) Conformance with Borough development plans. The development plan
of streets shall conform to such plan or plans for the Borough as
shall have been prepared and adopted by the Borough Planning Commission.
(2) Principles of design for residential streets. Local residential streets
in a new development should be so laid out as to discourage through
traffic, but provision for the extension and continuation of major
streets into and from adjoining areas is required. If the subdivision
abuts a present or proposed primary or major thoroughfare, marginal
interceptor streets running parallel to the thoroughfare should be
provided.
(3) Relationship to topography. At all times, the street layout should
be logically related to the topography of the land.
(4) Intersections along major streets.
(a)
Where the center lines of minor streets opening into opposite
sides of a major thoroughfare are within 200 feet of each other, they
shall be made to coincide by curving or angling the minor streets.
(b)
Intersecting minor streets shall not empty into the same side
of a major thoroughfare at intervals less than 600 feet.
(5) Provisions of streets for future development. If the lots resulting
from the original development are large enough for a resubdivision,
or if a portion of the tract is not subdivided, suitable access and
street openings for such an eventuality shall be provided.
B. Street alignment.
(1) Sight distance. A sight distance at the center line of at least 300
feet on secondary streets and 200 feet on residential streets at driver's
eye height of four feet six inches shall be provided with respect
to horizontal alignment.
(2) Horizontal curves. The minimum horizontal radius at the center line
for curves on primary roads shall be 500 feet; for secondary roads,
300 feet; and for local residential streets, 150 feet. Proper superelevation
shall be provided for curves of less than six-hundred-foot radius
on major and secondary thoroughfares. Minimum right-of-way width for
development along existing streets will correspond with the ultimate
right-of-way for these streets. Except for local streets, there shall
be a tangent of at least 100 feet, measured at the center line, between
reverse curves.
(3) Vertical curves. Vertical curves shall be used at changes in grade
of more than 1%. The length of the curve shall be approximately 50
feet for each one-percent change in grade. Over summits or in bumps,
vertical curves shall not produce excessive flatness in grade.
(4) Grade.
(a)
Maximum and minimum. The maximum grade shall be 8% for residential
streets, 7% for secondary streets and 4% for industrial streets. The
minimum grade for all streets shall be 1%. Grades in excess of 5%
are to be avoided.
(b)
Street intersections. The grade within 50 feet of any intersection
shall not exceed 3%.
(c)
Where measured. The grade shall be measured along the center
line of the street.
(d)
Curve-grade combination. A combination of minimum radius horizontal
curves and maximum grades will not be approved.
(5) Right-of-way widths and paving widths.
(a)
Streets. The minimum widths of the right-of-way and the paving
shall not be less than those of an existing street of which the new
street is to be a continuation, nor less than the following:
|
|
Widths
(feet)
|
|
---|
|
|
Right-of-Way
|
Paving
|
Curbing
|
---|
|
Major street
|
80
|
52
|
Required for all frontage as required by Council
|
|
Industrial street
|
60
|
40
|
|
|
Secondary street
|
60
|
36
|
|
|
Residential street
|
50
|
30
|
|
|
Cul-de-sac
|
50
|
30
|
|
(b)
Culs-de-sac. A cul-de-sac will not be approved when a through
street is practicable. A cul-de-sac shall not be more than 500 feet
long. A cul-de-sac shall have a circular turnabout with a minimum
right-of-way radius of 50 feet and an outer paving radius of 40 feet.
(6) Temporary turnabout. Where it is proposed that a road be constructed
to an abutting property line with the intention that such road will
be extended onto the adjoining property at a future date, a temporary
circular turnabout shall be built wholly within the right-of-way.
The right-of-way width will be a minimum of 50 feet, and the radius
of the turnabout shall be at least 25 feet.
(7) Additional width requirements. Additional widths may be required
by the Borough:
(a)
Where necessary for public safety and convenience.
(b)
For parking in commercial or multiple-family residential areas.
(c)
Where old roads do not provide the proper widths and additional
dedication is necessary.
C. Street intersections.
(1) Multiple intersections. Multiple intersections involving the junction
of more than four roadways shall be avoided, and where such avoidance
is impossible, such intersections shall be designed with extreme care
for both vehicular and pedestrian safety.
(2) Minimum angle of intersection. Right-angle intersections shall be
used whenever practicable, especially when local streets empty into
major or secondary thoroughfares. There shall be no intersection angle,
measured at the center line, of less than 60° minimum.
(3) Radii of pavement and right-of-way at intersections. Street intersections
shall be rounded with tangential arcs at pavement edge (curbline)
and right-of-way lines as listed below. Where two streets of different
right-of-way widths intersect, the radii of curvature for the widest
street shall apply.
|
|
Minimum Radius of Arc at Intersection of Pavement Edge
or Curbline
(feet)
|
Minimum Radius of Arc at Intersection of Right-of-Way
Line
(feet)
|
---|
|
Major street
|
40 (or more as may be required)
|
20 (or more a may be required)
|
|
Industrial street
|
40
|
20
|
|
Secondary street
|
30
|
20
|
|
Residential street
|
25
|
15
|
|
Cul-de-sac
|
25
|
15
|
(4) Obstructions. No fence, hedges, walls, plantings or other obstructions
shall be located within the right-of-way, except for street shade
trees.
D. Other requirements.
(1) Half street. The dedication of half streets at the edges of a new
subdivision is prohibited. If circumstances render this impracticable,
adequate provision for the concurrent dedication of the remaining
half of the street must be furnished by the subdivider, developer
or builder. When there exists a half street in an adjoining subdivision,
the remaining half shall be provided by the proposed development.
(2) Reserve strips. 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 suitable for future
development.
(3) Street names. Streets that are extensions of or obviously in alignment
with existing named streets shall bear the names of the existing streets.
All street names are subject to the approval of the Planning Commission
and the Borough Council.
(4) Obstructions. No fence, hedges, walls, plantings or other obstructions
shall be located within the right-of-way, except for street shade
trees.
If easements are used at the rear of lots to provide sewer,
water or gas mains, a minimum easement of 10 feet from the rear of
each lot must be provided, or a total minimum easement of 20 feet.
Whenever practicable, provision shall be made for suitable open
space for parks, playgrounds and recreational areas. Due consideration
shall be given to the preservation of natural features, including
large trees, groves, waterways, scenic points, historical spots and
other community assets.
A. Tree removal. All trees six inches or more in caliper at breast height
will not be removed unless within the proposed right-of-way line or
impracticable for development, which will be determined by the Borough
Engineer.
B. Topsoil protection. No topsoil shall be removed from the site or
used as spoil. Topsoil must be removed from the areas of construction
and stored separately. Upon completion of the construction, the topsoil
must be redistributed on the site uniformly. All areas of the subdivision
shall be stabilized by seeding or planting on slopes of less than
10% and shall be stabilized by sodding on slopes of 10% or more as
shown on the final grading plan.