Standards to be applied. The design standards and requirements outlined in this article will be applied by the Borough Planning Commission in evaluating plans for all proposed subdivisions.
A. 
Land requirements. Land shall be suited to the purpose for which it is to be subdivided. Land subject to periodic flooding or other hazards to life, health or property shall not be subdivided for residential purposes unless adequate safeguards against such hazards are provided by the plan.
B. 
Community facilities and Master Plan requirements. The Commission will consider the adequacy of the existing or proposed community facilities to serve the uses proposed in the subdivision. Where a proposed park, playground, school or other public use shown in the Master Plan is located in whole or in part in a subdivision, the Commission may require the provision or reservation of such area as may be deemed reasonable, provided that such provision or reservation is acceptable to the municipality.
(1) 
Areas provided or reserved for such community facilities should be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
(2) 
The layout of the proposed subdivision shall be in general conformity with the features or developments proposed in the Master Plan.
C. 
On-lot sewage and water supply. Where evidence indicates that the minimum lot size requirements specified in other sections of this chapter or in Chapter 500, Zoning, are not adequate to permit the installation of individual on-lot water supply and/or sewage disposal facilities, the Commission shall request the Bureau of Environmental Health, Division of Sanitation, of the Pennsylvania Department of Health, to make such tests as are necessary to determine the adequacy of the proposed facilities in relation to the proposed lot size, existing grade and soil conditions. The Planning Commission shall review the findings of the Department of Health and of any other competent registered engineer or authority on this matter and shall make a final determination on the adequacy of the proposed facility.
D. 
Easements.
(1) 
Easements with a minimum width of 10 feet plus the width of any required pipe or other improvements shall be provided as necessary for utilities.
(2) 
To the fullest extent possible, easements shall be centered or adjacent to rear or side lot lines.
(3) 
Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage.
E. 
Blocks.
(1) 
The length, width and shape of blocks shall be determined with due regard to the following:
(a) 
Provisions of adequate sites for buildings of the type proposed.
(b) 
Zoning requirements.
(c) 
Topography.
(d) 
Requirements for safe and convenient vehicular and pedestrian circulation.
(2) 
Pedestrian interior walks may be required to assist circulation or provide access to community facilities in blocks over 1,200 feet or to provide pedestrian walkway continuity within a given subdivision. Such crosswalks shall have a width of not less than 10 feet and a paved walk of not less than four feet.
F. 
Storm drainage. Lots shall be laid out to encourage positive drainage away from proposed building areas and, wherever desirable, natural drainagecourses shall be maintained.
G. 
Design standards for streets.
(1) 
Street right-of-way widths. Minimum right-of-way widths for all proposed streets shall conform to the requirements set forth in Table 1.
Table 1
Street Rights-of-Way
Type of Street
Right-of-Way Width
(feet)
Major traffic
80
Collector
60
Minor
50
Marginal access
40
Alley
30
(2) 
Geometric standards. Geometric design standards for all proposed streets shall conform to the requirements set forth in Table 2
Table 2
Geometric Standards for Streets
Type of Street
Standard
Major(c) Traffic
Collector
Minor and Marginal Access
Alley
Maximum grade(a)
5%
8%
10%
10%
Minimum grade
0.5%
0.5%
0.5%
0.5%
Minimum sight distance (feet)
600
400
150
—
Minimum center-line radius for horizontal curves (feet)(b)
500
300
100
—
(a)
Vertical curves shall be required at changes of grade exceeding 1% and shall be designed in relation to the extent of the grade change and to provide the minimum sight distance listed above.
(b)
Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves, and a tangent shall be required between reverse horizontal curves.
(c)
Major traffic streets which are state highways shall conform to the applicable requirements of the Pennsylvania State Highway Department.
H. 
Street system layout.
(1) 
Proposed streets shall be properly related to such street plans or parts thereof as have been officially prepared and adopted by the municipality, and they shall further conform to such county and state road and highway plans as have been prepared, adopted and/or filed as prescribed by law.
(2) 
The proposed street layout shall provide for the continuation or projection of existing streets in the surrounding area unless the Commission deems such extension undesirable for specific reasons of topography or design.
(3) 
Streets shall be logically related to the topography to produce usable lots and reasonable grades.
(4) 
Minor streets shall be laid out to discourage through traffic, but provision for street connections into and from adjacent areas will generally be required.
(5) 
Proposed streets shall be extended to provide access to adjoining property where necessary.
(6) 
Adequate street rights-of-way shall be provided as necessary where lots in the proposal are large enough to permit resubdivision or if a portion of the tract is not subdivided.
(7) 
New half or partial streets will not be permitted, except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards contained herein and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be secured.
(8) 
Wherever a tract to be subdivided borders an existing 1/2 or partial street, the other part of the street shall be plotted within such tract.
(9) 
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts or when designed as culs-de-sac to serve residential areas.
(10) 
New reserve strips, including those controlling access to streets, shall be avoided.
I. 
Street intersections.
(1) 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 60°.
(2) 
Multiple intersections involving junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
(3) 
Clear-sight triangles of 30 feet measured along street lot lines from their point of junction shall be provided at all intersections, and no building shall be permitted within such sight triangles.
(4) 
To the fullest extent possible, intersections with major traffic streets shall be located not less than 800 feet apart, measured from center line to center line.
(5) 
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines.
(6) 
Minimum curb radii at street intersections shall be 15 feet for intersections involving only minor streets, 25 feet for intersections involving other type streets, or such greater radius as is suited to the specific intersection.
(7) 
Minimum right-of-way radii at street intersections shall be 25 feet for all intersections.
(8) 
Where a subdivision abuts or contains an existing street or inadequate right-of-way width, additional right-of-way width in conformance with Table 1 will be required.
(9) 
Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having not greater than four-percent grades for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.
J. 
Uses fronting on major traffic streets.
(1) 
Service streets. Where a subdivision fronts or abuts a major street as defined in § 425-37, the Commission may require any of the following measures:
(a) 
A service street approximately parallel to the major street at a distance suitable for the appropriate use of the intervening land.
(b) 
Marginal access streets, rear service alleys, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with the major street, and separation of local and through traffic.
(2) 
Controlled access. Entrances and exits to nonresidential subdivisions shall be designed so as not to interfere with through traffic. In general, entrance and exit points shall not be located closer to one another than 50 feet and, when combined, shall be restricted to one combined access point per 100 feet. Access points shall not exceed 24 feet in width at any such point.
(3) 
Building setback line. Unless otherwise regulated by appropriate ordinances, nonresidential structures shall be set back not less than 40 feet from the property line fronting on the major street. Rear setback lines shall be such that no nonresidential structure shall be any closer to the rear property line than 20 feet.
A. 
Application. All subdivisions proposed for residential use, except mobile home courts, shall conform with the provisions of this section.
B. 
Residential lot sizes. Lot dimensions, areas, yards and building setback lines shall be not less than specified by the provisions of Chapter 500, Zoning, except that the provisions of § 425-16 shall apply in all cases. Where such a zoning ordinance is not in force, the requirements listed in Table 3 below and in § 425-16 shall apply.
Table 3
Lot Standards for Residential Subdivisions
Lot Area and Dimensions
Lots Served with Public Water and Public Sewer
Lots Served with Either Public Water or Public Sewer
Lots not Served with Public Water or Public Sewer
Minimum area
(square feet)
7,000
10,000
20,000
*Minimum width
(feet)
70
75
100
Minimum depth
(feet)
125
125
125
Minimum front yard
(feet)
25
25
25
Minimum for one side yard
(feet)
7
10
15
Minimum for both side yards combined
(feet)
14
20
30
Minimum rear yard
(feet)
30
50
50
*
Measured at the building line.
C. 
Design of residential lots.
(1) 
All lots shall front upon a public street, existing or proposed.
(2) 
Side lot lines shall be substantially at right angles or radial to street lines.
(3) 
If remnants of land exist after subdividing, they shall be incorporated in existing or proposed lots or dedicated to public use, if acceptable to the municipality.
(4) 
Double frontage lots are prohibited, except where employed to prevent vehicular access to major traffic streets.
(5) 
Depth and width of parcels laid out or reserved for nonresidential use shall be sufficient to provide satisfactory space for off-street parking and unloading.
D. 
Residential blocks.
(1) 
Blocks shall have a maximum length of 1,200 feet. In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements for satisfactory fire protection.
(2) 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering a major traffic street are used.
E. 
Cul-de-sac street.
(1) 
Cul-de-sac streets permanently designed as such shall not exceed 800 feet in length and shall furnish access to not more than 20 dwelling units. This requirement may be waived where the Planning Commission determines the physical features of the site deem it necessary.
(2) 
Cul-de-sac streets shall be provided at the closed end with a paved turnaround having a minimum radius to the outer pavement edge or curbline of 40 feet.
(3) 
Unless future extension is clearly impractical or undesirable, a turnaround right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into the adjoining tract.
A. 
Application. All mobile home courts shall conform with the provisions of this section.
B. 
Site location.
(1) 
All mobile home courts shall be located on high and well-drained lands and shall have not less than a total land area of five acres.
(2) 
All mobile home courts shall have paved access roads to and from any such site, and in no instance shall such sites be in conflict with any other ordinance of the Borough.
C. 
Minimum site improvements. Minimum site improvements for all mobile home courts shall include, but shall not be limited to, the following:
(1) 
Streets. All streets within any mobile home court shall be not less than 50 feet right-of-way with a paved width of not less than 28 feet and shall meet minimum paving thickness and other requirements as set out in Article V hereof for minor streets.[1] All streets shall be properly drained and shall be kept free of debris or other obstructions to provide clear access for fire, police or other emergency access.
[1]
Editor's Note: See Table 4, Standards and Required Improvements for Streets, Curbs and Sidewalks, which is attached to this chapter.
(2) 
Open space. All mobile home courts shall provide not less than 10% of the total land area for public open space purposes, and such lands shall be improved whereby the same will be accessible to all families residing within said tract and whereby such open space may be used for recreational purposes.
(3) 
Utility improvements. All mobile home courts shall provide to each lot line a continuing supply of safe and palatable water as approved by the Pennsylvania State Department of Health as well as a sanitary sewerage disposal system in accordance with, and as approved by, the Pennsylvania State Department of Health, all such systems being provided to the lot lines of all lots in any such mobile home court.
(4) 
Other site improvements. There shall be provided in each mobile home court such other improvements as the Commission may require whereby such requirements shall at all times be in the best interests of the public's health, safety and general welfare and may include, but shall not be limited to, garbage and trash collection and disposal facilities, as approved by the Pennsylvania State Department of Health, and adequate park lighting systems.
D. 
Minimum lot and area requirements.
(1) 
Lot size. No lot in any mobile home court shall be less than 30 feet wide and have less than 3,000 square feet of total lot area, exclusive of easements or rights-of-way.
(2) 
Setback requirements. No structure located on any lot in any mobile home court shall be closer to any front lot line than 25 feet; to any side lot line closer than eight feet; nor to any rear lot line closer than 20 feet.
(3) 
Lot requirements. All lots in any mobile home court shall be well drained and graded to a point where trailers or mobile homes may be parked so that the parking of the same shall result in safety to all concerned. In al instances as much natural growth as is reasonably possible shall be preserved by any mobile home court developer.
A. 
Application. All commercial and industrial subdivisions shall conform with the provisions of this section.
B. 
Size. Approval of lot or parcel size will be determined by the following factors:
(1) 
The total area shall be sufficient to provide adequate space for off-street parking and loading, landscaping and other facilities. In no instance shall there be less than four square feet of off-street parking for each one square foot of building use.
(2) 
Whenever possible, commercial parcels should include enough land to provide for a group of commercial establishments, planned, developed, owned and managed as a unit. In no case will narrow, highway ribbon developments be approved.
C. 
Street system.
(1) 
Traffic movements in and out of commercial and industrial areas should not interfere with external traffic, nor should it create hazards for adjacent residential areas.
(2) 
The design of streets, service drives and pedestrianways should provide for safe and hazard-free internal circulation.
D. 
Front yard. Building setback lines shall be as specified by Chapter 500, Zoning. If no such ordinance is in force, setback lines shall be not less than 30 feet.
E. 
Utilities. Where possible, commercial and industrial subdivisions should be located close to public utilities. In any case, subdivisions should be provided with such utilities as are necessary to maintain adequate health standards and to dispose of commercial and industrial wastes.
F. 
Location.
(1) 
In general, commercial and industrial subdivisions should be located adjacent or close to major highways and transportation facilities.
(2) 
Commercial and industrial subdivisions may not be located in predominately residential areas or areas that are better suited to residential development, provided that a commercial parcel designed as an integral part of a residential subdivision will be permitted, and provided that said site shall be in conformance with any zoning ordinance adopted by the Borough.