[Ord. 428, 12/11/1991, § 401]
The following standards shall be applied by the Planning Commission
or Council, in evaluating plans submitted for review and/or approval.
It is intended that these standards be considered the minimum requirements
and may be modified as necessary to protect the health, safety and
general welfare of the public.
[Ord. 428, 12/11/1991, § 402; as amended by A.O.]
1.
The following requirements and guiding principles for subdivisions
and land developments shall be observed with respect to factors affecting
the suitability of the site for such development:
A.
The subdivision or land development plan shall conform to the Borough
Comprehensive Plan and Official Map.
B.
A subdivision or land development must be coordinated with existing
land development in the neighborhood so the entire area may be developed
harmoniously.
C.
Land proposed for subdivision or land development shall not be developed
or changed by grading, excavated, filling, draining, or the removal
or destruction of the natural top soil, trees, vegetative cover or
wetlands unless provisions for minimizing erosion and sedimentation
and wetland protection are provided as required by the erosion control
and wetland regulations of the Pennsylvania Department of Environmental
Protection. (25 Pa. Code, Chapters 102 and 105.)
D.
In a development where the average slope exceeds 12%, the Planning
Commission may require modifications to these regulations.
E.
In all developments, every precaution shall be taken to preserve
all natural and historic features determined to be worthy of preservation.
Examples of such features would include, but not be limited to, large
trees and stands of trees, bodies of water, historic areas and structures
and scenic views. To insure the protection of such features, the Planning
Commission may require the following additional information to be
submitted:
F.
Land subject to hazards of life, health or property, or considered
uninhabitable for other reasons may not be developed unless the hazards
have been removed or the plans show adequate safeguards against them.
[Ord. 428, 12/11/1991, § 403]
1.
In all developments, streets proposed to be constructed shall be
constructed to protect the health, safety and general welfare of the
public. To insure such protection the Planning Commission or Council
may require the following information to be submitted:
A.
Projection of average daily and peak hour traffic volumes on proposed
streets and at proposed intersections for the proposed design year
and a ten-year design year projection.
B.
Projections as above for turning movements at proposed intersections.
C.
Projections as above for traffic volumes and turning movements from
driveways onto Borough, county or commonwealth streets.
D.
Movement patterns within parking lot areas.
E.
Projected trip distribution movements from the proposed development
onto adjacent Borough and commonwealth streets to the first arterial
street and projected turning movements onto that street.
F.
Traffic projections shall be reported by vehicle class and certified
by a registered professional engineer or other recognized authority.
2.
In addition all streets proposed to be constructed under the provisions
of this chapter shall conform to the following requirements:
A.
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
B.
Residential streets shall be so laid out as to discourage through
traffic; however, proposed streets shall be planned with regard to
the existing street system, topographical conditions, public convenience
in terms of fire protection and pedestrian traffic, probable volumes
of traffic, existing and proposed use of land on abutting properties
and future extensions of the street system.
C.
When a subdivision abuts or contains an existing or proposed primary
or secondary highway, the Planning Commission or Council may require
a marginal access street, reverse frontage, or other treatment which
will provide protection for abutting properties, reduction of the
number of intersections and separation of local from through traffic.
D.
No street shall terminate into a dead end. Any street dead-ended
for access to adjoining property or because of authorized staged construction
shall be provided with a temporary bituminous turn-around and the
use of such turn-around shall be guaranteed to the public until such
time as the street is continued.
F.
The proposed street system shall extend existing or recorded streets
at the same width but in no case at less than the required minimum
width.
3.
Street Widths. Minimum street right-of-way and caraway widths shall
be as follows:
|
Street Right-of-Way and Cartway Widths
| |||
|---|---|---|---|
|
Street Type
|
Right-of-Way
|
Cartway
| |
|
Arterial Streets
|
As determined by Planning Commission after consultation with
the Pennsylvania Department of Transportation or other appropriate
professionals
|
As determined by Planning Commission after consultation with
the Pennsylvania Department of Transportation or other appropriate
professionals
| |
|
Collector and Minor Streets
|
50 feet
|
28 feet
| |
|
Alley or Service Drive
|
20 feet
|
20 feet
| |
|
Provision for additional street width (right-of-way, cartway,
or both) may be required when determined to be necessary in specific
cases for:
|
A.
Public safety and convenience.
B.
Parking in commercial and industrial areas and in areas of high density
development.
C.
Widening of existing street where the width or alignment does not
meet the requirements of the preceding paragraphs.
D.
Where topographic conditions require excessive cuts or fills.
4.
Street Grades.
A.
The grades of streets shall not be less than the minimum nor more
than the maximum requirements listed below:
|
Street Type
|
Minimum Grade
|
Maximum Grade
| |
|---|---|---|---|
|
Arterial Streets
|
As determined after consultation with the Pennsylvania Department
of Transportation or other appropriate professionals.
|
As determined after consultation with the Pennsylvania Department
of Transportation or other appropriate professionals
| |
|
Other Streets
|
0.5% when curbs are used
|
12%
| |
|
Alleys
|
1.0% without curbs
|
12%
|
B.
Vertical curves shall be used in changes of grade when the difference
exceeds 1% and shall be designed for maximum visibility.
C.
On permission of the Planning Commission or Council, minor street
grade under special topographic condition may exceed 10% for distances
less than 100 feet provided the grade does not in any case exceed
15%.
5.
Curves.
A.
Where connecting street lines deflect from each other at one point
by more than 10°, the line must be connected with a true, circular
curve. The minimum radius of the center line for the curve must be
as follows:
|
Type of Street
|
Minimum Radius
| |
|---|---|---|
|
Collector
|
300 feet
| |
|
Minor
|
150 feet
|
B.
Straight portions of the street must be tangent to the beginning
or end of curves. Except for minor streets, there must be a tangent
of at least 100 feet between reverse curves.
6.
Sight Distance.
A.
Proper sight distance shall be provided with respect to both horizontal
and vertical road alignments. The sight distance measured from the
center line 4 1/2 feet above grade shall be as follows:
|
Type of Street
|
Sight Distance
| |
|---|---|---|
|
Arterial
|
400 feet
| |
|
Collector
|
200 feet
| |
|
Minor
|
200 feet
|
B.
There shall be provided and maintained at all intersections a clear
sight triangle with a line of sight between points 100 feet from the
intersection of the street center lines. No building or other obstruction
that would obscure the vision of a motorist shall be permitted within
these areas.
C.
Proper sight distance shall be provided with respect to both horizontal
and vertical road alignments at all intersections.
7.
Cul-de-sac Streets. Permanent cul-de-sac streets shall not exceed
500 feet in length, and shall be provided with a paved turn-around
having a minimum diameter of 80 feet and legal right-of-way of 100
feet in diameter, except in nonresidential areas where cul-de-sac
streets may exceed 500 feet in length when, under special circumstances,
the Planning Commission recommends and Council agrees that such additional
length is necessary and advisable. All culs-de-sac shall be fully
paved without grass plots or other decorative areas in the center
thereof. The paving of culs-de-sac shall meet all requirements for
paving and curbing of streets.
8.
Intersections.
A.
No intersection shall involve the junction of more than two streets.
B.
Right-angle intersections shall be used whenever possible. In no
instance, however, shall streets intersect at an angle of less than
75°.
C.
Intersections shall be approached on all sides by leveling areas.
Where the grades exceed 7% such leveling areas shall have a minimum
length of 100 feet (measured from the intersection of the center lines)
within which no grade shall exceed a maximum of 4%.
D.
All streets intersecting a highway under the jurisdiction of the
Pennsylvania Department of Transportation shall be subject to the
approval of said Department. The developer shall furnish evidence
of such approval in the form of a PennDOT highway occupancy permit.
E.
Design of curb or edge of pavements must take into account such factors
as types of turning vehicles, likely speeds of traffic, angle of turn,
but in no instance shall the radius of the curb or edge of pavement
be less than the following:
|
Intersection
|
Curve Radius
| |
|---|---|---|
|
Minor with minor street
|
15 feet
| |
|
Minor with collector
|
25 feet
| |
|
Collector with collector
|
35 feet
|
F.
Minor and collector streets shall not intersect arterial streets
on the same side at less than eight-hundred-foot intervals and shall
be in alignment with any existing or proposed streets intersecting
from the opposite side. If two streets that intersect another from
opposite sides cannot be aligned, then a distance of at least 150
feet shall be provided between the two intersecting center lines.
9.
Slope of Bank along Streets. The slope of banks along a street measured
perpendicular to the street center line shall be no steeper than the
following:
10.
Partial and Half-Streets. The dedication of half-streets at the perimeter
of new developments is prohibited, except to complete existing half-streets.
11.
Names of Streets. Names of new streets shall not duplicate or approximate
existing or platted street names, or approximate such names by the
use of suffixes such as "lane," "way," "drive," "court," "avenue"
or similar designations. In approving the names, consideration shall
be given to existing or platted street names within the postal delivery
district served by the local post office. New streets shall bear the
same name or number of any continuation or alignment with an existing
street. It shall be the responsibility of the developer or subdivider
to erect street name sign posts of such size and materials as the
Council shall designate, taking into consideration the area, nature
and size of the subdivision.
12.
Reserve Strips. Controlling access to streets by reserve strips is
prohibited.
13.
Alleys. Alleys may be included in all developments, however the use
thereof shall be discouraged in single-family residential developments
except for the provisions of access to portions of the development
so located that access by other means would be difficult or impossible,
or where alleys exist adjacent to the proposed development and the
extension of them to the proposed development would not be detrimental.
[Ord. 428, 12/11/1991, § 404]
1.
Standards. Off-street vehicular parking facilities shall be provided
in accordance with the following standards:
A.
Off-street parking facilities may be located on any required site,
front or rear yard, but not within the street right-of-way.
B.
Except when provided for single-family or semi-detached dwelling
units, off-street parking areas shall be surfaced with a minimum of
four inches of stone base and shall be properly graded and drained
to dispose of all surface water in a manner prescribed by the Borough's
Stormwater Management Plan.
C.
Commercial and industrial parking areas shall be arranged and marked
for the orderly and safe movement, loading, parking and storage of
vehicles and shall be adequately illuminated if designed for use by
more than 10 cars after dusk.
D.
If determined necessary by the Planning Commission or Council, commercial
and industrial parking areas which provide more than five parking
spaces shall be screened from any abutting property used for residential
purposes. Screening may be accomplished by the placement of adequate
buildings, a solid fence high enough to provide screening and/or provision
and maintenance of solid planting in the form of contiguous evergreen
shrubs or other suitable landscaping as approved by the Planning Commission
or Council.
2.
Loading and Unloading Space.
A.
All commercial and industrial establishments shall provide loading
and unloading and commercial vehicle storage space adequate for their
needs. This required space will be provided in addition to established
requirements for patron and employee parking. In no case where a building
is erected, converted, or enlarged for commercial, manufacturing,
or business purposes shall the public right-of-way be used for loading
or unloading of materials.
B.
The minimum size loading space shall be 50 feet in depth, 12 (accordance)
feet in width, with an overhead clearance of 14 feet.
3.
Table of Spaces by Use.
A.
Each off-street parking area shall provide for parking spaces at
a minimum area of 200 square feet. Where access to such area is from
a public street, adequate turn-around space shall be provided behind
the right-of-way line.
B.
The number of off-street spaces to be provided shall be governed
by the following table:
|
Residential
|
2 per dwelling unit
|
|
Church or School
|
1 per 6 seats in principal assembly room
|
|
Private Club or Lodge
|
1 for each 200 square feet of floor space, excluding storage
and kitchen
|
|
Theater
|
1 per 4 seats
|
|
Hospital and Rest Home
|
1 per 3 beds and 1 for each 2 employees on the maximum working
shift
|
|
Hotel and Motel
|
1 per transient room
|
|
Professional Offices
|
1 for each 250 square feet of floor space
|
|
Business Services
|
1 for each 250 square feet of floor space
|
|
Wholesale Businesses
|
1 for each 250 square feet of floor space
|
|
Medical Clinic
|
1 for each 250 square feet of floor space
|
|
Retail Businesses
|
1 for 100 square feet of floor space excluding storage and kitchen
|
|
Eating & Drinking Establishments
|
1 for 100 square feet of floor space excluding storage and kitchen
|
|
Personal Services Establishments
|
1 for 100 square feet of floor space excluding storage and kitchen
|
|
Bowling Alley
|
5 for each alley
|
|
Funeral Homes
|
1 for each 30 square feet of public display space
|
|
Recreational Assembly
|
1 for each 100 square feet of floor space, excluding storage
and kitchen
|
|
Industrial Uses
|
1 for each 2 employees
|
[Ord. 428, 12/11/1991, § 405, as amended by Ord.
No. 586-20-01, 1/15/2020]
[Ord. 428, 12/11/1991, § 406]
1.
General. The length, width and shape of blocks shall be determined
with due regard for:
2.
Block Length. The length of blocks shall not exceed 1,600 feet or
be less than 800 feet.
3.
Block Depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except:
4.
Commercial and Industrial Blocks. Blocks in commercial and industrial
areas may vary from the elements of design detailed above if required
by the nature of the use. In all cases, however, adequate provision
shall be made for off-street parking and loading areas as well as
for traffic circulation and parking for employees and customers.
[Ord. 428, 12/11/1991, § 407; as amended by A.O.]
1.
General.
A.
The size, shape and orientation of lots shall be appropriate for
the type of development use contemplated. Insofar as practical, side
lot lines shall be at right angles to straight street lines or radial
to curved street lines.
B.
Where feasible, lot lines shall follow Borough boundaries rather
than cross them.
C.
Generally, the depth of residential lots shall be not less than one
nor more than 2 1/2 times their width.
D.
Where the lots in subdivision are large enough for resubdivision
or where a portion of the tract is not developed, suitable access
to these areas shall be provided.
E.
Depth and width of parcels intended for non-residential uses shall
be adequate for the purpose proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks and landscaping.
F.
If, after subdividing, there exists remnants of land, they shall
either be incorporated in existing or proposed lots, or legally dedicated
to public use, if acceptable to the Borough.
G.
No lot shall be created in any manner whatsoever which does not meet
the minimum requirements of this chapter.
2.
Lot Frontage.
A.
All lots shall front on and have access to a dedicated public street
existing or proposed, or upon a fully improved private street constructed
to specifications as set forth in this chapter. Lots fronting upon
unimproved private streets or not fronting upon or not having access
to a street shall not be approved.
B.
Double or reverse frontage lots shall be avoided except where required
to provide separation of residential development from major streets
or to overcome specific disadvantages of residential development from
major streets or to overcome specific disadvantages of topography,
orientation, or location.
3.
Lot Soils Evaluation Tests.
A.
Soil percolation tests shall be performed for each lot of a proposed
subdivision wherein buildings at the time of construction will not
be connected to a public sewage disposal system. Each lot must be
found satisfactory for on-site sewage disposal prior to approval of
the final plan with certified copies of the results of such tests
to accompany the final plan.
B.
The soils tests called for above shall be performed in accordance
with the regulations of the Pennsylvania Department of Environmental
Protection. The Borough Sewage Enforcement Officer will observe the
tests and certify the results.
C.
A land planning module for any new subdivision or land development
shall be prepared by the developer and approved by the Borough and
the Pennsylvania Department of Environmental Resources prior to approval
of the final plan.
4.
Lot Sizes on Slopes. The minimum lot area herein established shall
be increased based on reports from the Pennsylvania Department of
Environmental Protection and the Soil Conservation Service indicating
that, because of slope, surface runoff or subsurface drainage of septic
tanks, effluents are likely to result in detrimental conditions.
5.
Unique Lots.
A.
In the case of wedge-shaped lots, no lot shall be less than 60 feet
in width measured along the arc at the building setback line.
B.
Flag lots or panhandle lots or lots having a narrow strip of property
for the sole purpose of providing access to a public road from a lot
which would not otherwise front on a public road are prohibited unless
no other reasonable method of providing access is available. In no
case should this be used as a method of avoiding construction of a
street. Minimum width of the panhandle including frontage shall be
25 feet.
C.
Corner residential lots shall have enough extra width to permit appropriate
setbacks from both streets.
6.
Building Setback and Yard Measurements.
A.
Building setback shall be measured from the right-of-way lines.
C.
Where an existing building setback line is established on at least
50% of the properties in a block in which the proposed development
is located, or within 200 feet immediately adjacent to the proposed
development, the above minimum setbacks may be increased or decreased
in order to conform with such established line.
D.
Building lines in a proposed subdivision shall not be less than 10
feet from a side lot line.
E.
Building lines in a proposed subdivision shall not be less than 25
feet from a rear lot line.
F.
Additional side and rear yard setbacks shall be required for proposed
buildings or structures that are four or more stories or more than
45 feet in height.
7.
Lot Dimensions and Minimum Requirements for Residential, Commercial,
and Industrial Development.
A.
All lot areas shall be calculated from the street right-of-way lines.
All setback lines shall be measured from the right-of-way lines.
B.
Lot Areas. Lots shall be at least 70 feet wide at the building setback line and shall contain an area of not less than 10,000 square feet, (except as otherwise stated in the Zoning Ordinance [Chapter 27]). Regardless of any other provision of these regulations, the following lot width and area requirements shall apply in the following circumstances:
(1)
Where lots are provided with either a sanitary sewer system or a public water supply system, the minimum width at building setback line shall be 70 feet and the minimum lot area shall be 10,000 square feet, (except as otherwise stated in the Zoning Ordinance [Chapter 27]).
(2)
Where lots are provided with neither a sanitary sewer system nor a public water supply system, the minimum width at the building setback line shall be 100 feet and the minimum lot area shall be 20,000 square feet, except where a capped sewerage system is provided, in which case, the width and area of lots as noted in Subsection 7B(1) above shall apply if so approved by the Commonwealth Department of Environmental Protection for on-lot sewage disposal.
