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[1] 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.
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.
[1]
Editor's Note: See now Title 8 Pa.C.S.A. Chapter 17,
Streets. Pursuant to Act 37 of 2014, the Borough Code was repealed
and its provisions moved to Part I of Title 8, "Boroughs and Incorporated
Towns," of the Pennsylvania Consolidated Statutes (8 Pa.C.S.A. §
101 et seq.).
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.
A.
Length. All blocks in a subdivision shall have a minimum length of
at least 600 feet, with a maximum length of 800 feet. Modifications
of the above requirements are possible in commercial and industrial
developments.
B.
Width. Whenever practicable, blocks shall be of such width as will
provide two tiers of lots of minimum size permitted under the applicable
zoning classifications.
C.
Crosswalks. In large blocks with interior parks, in exceptionally
long blocks at bus stops, or where access to a school or shopping
center is necessary, a crosswalk with a minimum right-of-way of 10
feet and a paved walk of six feet in width shall be provided.
A.
Area. All lots shall be no smaller than the minimum lot area requirements
of the applicable zoning classification.
B.
Depth. Lots excessively deep in relation to width are to be avoided.
A proportion of 2 1/2:1 is generally regarded as proper maximum
for lots 60 feet or more in width.
C.
Width. The width of a lot shall be that width in feet specified for the applicable zoning district as provided for in Chapter 370, Zoning.
D.
Corner lots. All corner lots shall be a minimum of 1 1/2 times
the minimum width of the interior lots of the same block.
E.
Frontage. Every lot shall have frontage along the ultimate right-of-way
line of a street, but double-frontage lots are prohibited.
F.
Side lines. Whenever practicable, the side lines of a lot shall be
set at right angles or radial to the right-of-way line.
G.
Building lines. Building lines for all lots shall be in conformance with the minimum front, side and rear yard line requirements of the applicable zoning district as established by Chapter 370, Zoning.
H.
Lot numbers. For the purpose of development, each subdivision may
have an overall system of lot numbers, the number "1" being assigned
to a lot in the first section to be developed. (Such system of lot
numbers shall not be confused with the regular house or building numbering
system based on a Borough-wide plan.)
I.
Building numbers. House or building numbers shall be assigned by
the Borough based on an overall street plan. Numbers will be assigned
in such a way as to allow for vacant parcels and future development.
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.
A.
Monuments and lot pins.
(1)
Permanent monuments. Permanent reference monuments of cast concrete
or durable stone, 24 inches long by four inches by four inches, with
forty-five-degree beveled edges, shall be set by the subdivider, developer
or builder at all corners and angle points of the boundaries of the
original tract to be subdivided, and at all street intersections and
intermediate points as may be required.
(2)
Lot pins. All lot corner markers shall be permanently located and
shall be at least a five-eighths-inch metal pin with a minimum length
of 30 inches, located in the ground to existing grade.
B.
Street grading. All streets shall be graded to the grades shown on
the street profile and cross-section plan submitted and approved with
the final plan. They shall be inspected and checked for accuracy by
the Borough Engineer or municipal authority having jurisdiction over
the local roads involved. The grading shall be to the full width of
the right-of-way and provisions made for slopes beyond the right-of-way
unless adequate permanent drainage is provided.
C.
Paving and curbing. All pavement and curbing for local and secondary
streets shall be installed as shown on the final plan.
(1)
Cartway construction. All paved cartway areas shall have a thickness
of not less than 11 inches, the base of which shall consist of broken
stone or slag eight inches in compacted thickness of Pennsylvania
State Highway Specification No. 4 stone, and wearing-surface course
of three inches consisting of two inches of ID-2 binder course and
one inch of ID-2 wearing surface. The paving shall be constructed
both as to materials and workmanship in accordance to specifications
promulgated by the Department of Transportation of the Commonwealth
of Pennsylvania now in force or hereafter revised.
(2)
Crown. All pavements, except where superelevated for curves, shall
be minimum slope from center of road to the gutter of a minimum of
1/4 inch per foot to a maximum of 1/2 inch per foot.
(3)
Curbs and gutters. All curbs shall be installed in accordance with
the specifications of the Borough Engineer. When required, gutters
shall be in combination curb and gutters installed in accordance with
Borough specifications.
D.
Storm and surface drainage. All storm sewers and drainage facilities,
such as gutters, catch basins, bridges and culverts, shall be installed
and the land graded for adequate drainage as shown on the grading
plan submitted and approved with the preliminary plan.
(1)
Storm sewers.
(a)
Location. When installed within the right-of-way, storm drains
shall be located behind the curb.
(b)
Size and grade. Storm drains shall have a minimum diameter of
15 inches and a minimum grade of 1%.
(c)
Manholes. Manholes and stormwater inlets shall not be more than
300 feet apart where pipe sizes of 24 inches or less are used, and
not more than 450 feet apart where larger sizes are installed, and
manholes shall be installed at all points of abrupt change in grade
or alignment. All manhole castings shall conform to Borough standards.
(d)
Inlets. Open-mouth and grate inlets six feet eight inches wide
shall be used on streets with grades of more than 5%. All others shall
be four feet eight inches. Inlets at street intersections shall be
placed at the lowest point of the intersection, preferably on the
tangent. All inlet castings shall conform to Borough standards.
(e)
Stormwater roof drains. Stormwater roof drains and pipes shall
not discharge water over a sidewalk but shall extend under the sidewalk
through the curb to the gutter. Where accessible, the roof drain shall
be connected with the storm drain.
(2)
Bridges and culverts. All bridges and culverts shall be designed
to support expected loads, to carry expected flows and to be constructed
to the full width of the right-of-way. The design of all culverts
and bridges, through which streams draining over 1/2 square mile shall
pass, must be approved by the Pennsylvania Department of Forests and
Waters or its successor.
E.
Sanitary sewer and waste disposal.
(1)
Sewers. Wherever practicable, sanitary sewers shall be installed
and connected to the sanitary sewer system. In areas not presently
served by public sanitary sewers, the Borough Council may require,
in addition to installation of temporary, individual on-site sewage
disposal facilities, the installation and capping of sanitary sewer
mains and house laterals to the right-of-way line, if studies by the
Borough Council indicate that extensions of public sanitary sewer
trunks or laterals to serve the property subdivided appear probable
or necessary to protect public health.
(a)
Size and grade. Sanitary sewers shall have a minimum inside
diameter of eight inches and a minimum grade of 0.5%.
(b)
Manholes. Manholes shall be located at intervals of 250 feet
and at each change of line or grade. In exceptional cases, the interval
may be extended to not more than 300 feet. Manhole frames, covers,
buckets and steps shall be according to the Borough standards.
(c)
Laterals. Lateral connections shall be extended to the right-of-way
whenever their need can be anticipated. Each building shall have a
separate connection to the sewer, except that the garages accessory
to dwellings may be connected to the dwelling line.
(2)
On-lot disposal systems. If public sewage disposal is not available
and the sewage treatment is on a project or individual-lot basis,
such private facilities must be installed by the subdivider, developer
or builder under direct supervision of the Borough Engineer.
(a)
Necessary tests and inspection. Such officer shall require percolation
tests, soil samples and other data to determine the size and extent
of facilities needed, tests to be made by a registered professional
civil engineer. During installation of such facilities and before
final coverage, the Borough Engineer shall make inspections and checks
to assure that all requirements and specifications have been met.
He shall be granted free access to the development area at all times
during this period.
(b)
Certificate of approval. After assuring that all requirements
and specifications have been met, the Borough Engineer shall then
issue a certificate of approval to the Secretary of the Borough as
a requirement to the issuance of a building permit.
(c)
Proximity to wells. In no instance shall a septic tank, tile
field or other effluent-disseminating system be located uphill from
a drilled well and shall not be closer to it than 100 feet and 10
feet from any dwelling or property.
F.
Water. All water mains and lines as indicated on the final plan shall
be installed from each lot to the municipal supply. Where no public
supply is available, it must be furnished by the developer on the
project or an individual-lot basis. If wells are installed on each
lot and the lot also contains its own sewage disposal facilities,
the well shall be drilled, based to the depth of 50 feet and grouted.
The Borough Engineer shall inspect and check the well installation
for conformance to standards, shall ascertain that an ample supply
of pure water is available, and shall issue to the Secretary of the
Borough a certificate of approval as a requirement to the issuance
of a use and occupancy permit.
G.
Hydrants. Fire hydrants shall be located at accessible points throughout
the subdivision when public water supply is available and shall be
at intervals of 1,200 feet.
H.
Sidewalks.
(1)
Where required. Sidewalks shall be required at any location the Council
shall determine that sidewalks are necessary for public safety or
convenience.
(2)
Construction requirements. Sidewalks shall be constructed to the
following minimum specifications: Sidewalks shall be concrete mix,
with a minimum width of four feet and four inches thick, except at
driveway crossings, where the sidewalks should be increased to six
inches thick. The latter shall be reinforced with six-by-six No. 66
mesh.
I.
Street names and signs.
(1)
No street name shall be used which will duplicate or be confused
with the name of an existing street.
(2)
Existing street names shall be projected whenever possible.
(3)
Signposts and nameplates approved by the Borough Engineer shall be
placed at street intersections by the subdivider, developer or builder,
at his expense.
J.
Streetlights. The location of poles or standards for streetlights
shall be located on the plan, and when required by the Borough authorities,
said poles or standards of a type approved by the Borough authorities
shall be erected by the subdivider, developer or builder at his expense.
K.
Planting. Adequate tree plantings shall be completed by the subdivider,
developer or builder on each side of every new street, at intervals
of at least 40 feet but not more than 50 feet, in all areas where
no trees exist or where existing trees are not retained on the lot.
Tentative tree species shall be indicated on the preliminary plans.
Trees shall not be less than two inches to 2 1/2 inches in caliper
at breast height at the time of planting. They will be planted within
the right-of-way line and not obstructing the driveways and intersections
and must be adequately supported by guy wires until firmly rooted.
A list of suitable and appropriate trees for planting shall be supplied
at the Borough Secretary's office in the Borough Hall. Adequate
screening may be required along boundary lines between different zoning
classifications.
