[Ord. 2005-2, 4/4/2005]
1.
Land shall be suited to the purposes for which it is to be subdivided/developed.
In general, the Commission shall take the following factors into consideration
prior to the approval of any subdivision plan.
A.
Subdivisions or land developments laid out on low-lying land that
is subject to periodic flooding shall not be approved unless it is
proven that adequate safeguards against such hazards are provided
by the plan.
B.
Land subject to hazards to life, health, or property, such as quarry
land, open ditches, land subject to inundation and land with unstable
subsurface conditions, etc., shall not be subdivided or developed
for residential purposes until such hazards have been eliminated or
unless adequate safeguards against such hazards are provided by the
development plan.
[Ord. 2005-2, 4/4/2005]
1.
The arrangement, character, extent, width, grade, and location of
all streets shall conform to the Official Map and to the Community
Master Plan, if one has been adopted, 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 use of the land to be served by such streets. Where
not shown on the Official Map or Community Master Plan, the arrangement
and other design standards of streets shall conform to the provisions
found herein.
A.
The arrangement of streets in new subdivisions shall make provisions
for the continuation of existing streets in adjoining areas, unless
the Commission deems such extension undesirable for specific reasons
of topography or design.
B.
Where adjoining areas are not subdivided, the arrangement of streets
in new subdivisions shall make provision for the proper projection
of streets by carrying them to the boundaries of the tract proposed
to be subdivided.
C.
Proposed streets shall conform to any local, county, and state road
or highway plans which have been prepared, adopted, and/or filed,
as required by law.
D.
Alleys shall be discouraged in residential districts. In commercial
and industrial areas adequate service roads shall be provided where
needed for access to loading and unloading facilities.
E.
Local access streets shall be laid out so as to discourage through
traffic, but provision for street connection to adjacent areas will
generally be required.
F.
Whenever the proposed development contains or is adjacent to a highway
designated as a "Limited Access Highway" by the appropriate highway
authorities, provision shall be made for a marginal access street
at a distance acceptable, for the appropriate use of the land between
the highway and such street. The Borough may also require rear service
alleys, reverse frontage lots or such other treatment which will provide
protection for abutting properties, reduction in the number of intersections
with major streets, and separation of local and through traffic.
G.
Names of new streets shall not duplicate existing or platted street
names, or approximate such names by the use of suffixes such as "lane,"
"way," "drive," "court," "avenue." In approving names of streets,
cognizance may be given to existing or platted street names within
the postal delivery district served by the post office. New streets
shall bear the same name of any continuation or alignment with an
existing or platted street.
H.
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 of these regulations and where, in addition,
satisfactory assurance for dedication of the remaining part of the
street can be secured.
I.
Wherever a tract to be developed borders an existing half or partial
street, the other part of the street shall be plotted within such
tract.
J.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts, or when designed as culs-de-sac.
K.
New reserve strips, including those controlling access to streets
shall be prohibited.
L.
The location of a collector street in the proposed development shall
conform in general alignment to the Traffic Plan included in the Municipality's
Comprehensive Plan.
M.
Streets shall be functionally related to the topography so as to
produce usable lots and reasonable grades in accordance with the standards
set forth herein.
N.
Where it is desirable in the opinion of the Planning Commission to
provide street access to adjoining property, proposed streets shall
be extended to the boundary of such property.
O.
If lots resulting from original subdivision are large enough to permit
resubdivision, or if a portion of the tract is not subdivided, adequate
street rights-of-way to permit further subdivision shall be provided
as necessary.
P.
The finished elevation of all new streets shall be not more than
one foot below the base flood elevation at that point. Drainage openings
shall be sufficient to discharge flood flows without unduly increasing
flood heights.
[Ord. 2005-2, 4/4/2005]
1.
Culs-de-sac in residential developments shall be provided at the
closed end with a paved turnaround having a minimum radius to the
outer pavement edge or curbline of 50 feet.
2.
Culs-de-sac in commercial and industrial developments shall be provided
with a paved turnaround having a minimum radius to the outer pavement
edge or curbline of 65 feet.
3.
When the Planning Commission determines it necessary for adequate
access and egress to the subject property and/or adjacent property,
the right-of-way shall be placed adjacent to a property line and a
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.
4.
Temporary dead-end streets, on approved plans, may be used, provided
that the developer, on his own land, constructs a stabilized all weather
turnaround of the same radius as would be required for a permanent
street, and the turnaround shall be removed when the street is continued.
5.
Permanent cul-de-sac streets shall not exceed 1,000 feet unless topographic
conditions warrant increase when approved by the Planning Commission.
[Ord. 2005-2, 4/4/2005]
1.
Minimum street right-of-way widths, measured from the lot line, shall
be as shown on the Traffic Plan included in the Municipality's
Comprehensive Plan, or if not shown thereon, shall meet the following
standards:
A.
Arterial: eighty foot right-of-way. (NOTE: Or such greater width
as may be determined by the Pennsylvania Department of Transportation.)
B.
Collector street: sixty foot right-of-way.
C.
Local access street: fifty foot right-of-way.
D.
Marginal access street: thirty-three foot right-of-way.
E.
Service roads: thirty-three foot right-of-way.
2.
Where a subdivision abuts or contains an existing street of inadequate
right-of-way width, additional right-of-way width in conformance with
the above standards shall be required.
[Ord. 2005-2, 4/4/2005]
Minimum pavement and cartway widths, shall be as shown on the
Traffic Plan, or if not shown thereon, shall meet the following standards:
|
Cartway
(feet)
|
Each Shoulder
(feet)*
| |
|---|---|---|
|
Arterial
|
24
|
10
|
|
Collector street
|
22
|
8
|
|
Local access street
|
20
|
8
|
|
Marginal access street
|
20
|
6
|
|
Service roads
|
20
|
N.A.
|
|
NOTES:
| |
|---|---|
|
*
|
Or Curb Parking Lane
|
[Ord. 2005-2, 4/4/2005]
[Ord. 2005-2, 4/4/2005]
3.
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.
4.
To provide for adequate drainage, the minimum grade shall be not
less than 0.5%.
[Ord. 2005-2, 4/4/2005]
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 the junction of more than two streets
are prohibited.
3.
Intersections with major traffic streets shall be located not less
than 800 feet apart, measured from center line to center line, unless
the Planning Commission determines that a lesser distance is appropriate
due to the unusual dimensions of the site.
4.
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.
5.
Minimum curb radii at street intersections shall be 15 feet for intersections
involving only minor streets, 30 feet for intersections involving
other type streets, or such greater radius as is suited to the specific
intersection. A property line corner shall be rounded to the same
radius as the curb which it adjoins.
6.
On any corner lot, no wall, fence or other structure shall be erected
or altered; and no tree, hedge, shrub, or other growth shall be maintained
which may cause danger to traffic on a street or public road by obscuring
the view. A clear sight triangle of 30 feet measured along street
right-of-way lines from their point of junction shall be provided
at all intersections within which vegetation or other visual obstructions
shall be limited to a height of not more than 30 inches above the
street grade. Said 30 inches shall be measured from the intersection
of the extension of the street R.O.W. lines of corner lots.
7.
At each point where a private accessway intersects a public street
or road, a clear sight triangle of 10 feet, measured from the point
of intersection of the street line and the edge of the accessway,
shall be maintained, within which vegetation and other visual obstructions
shall be limited to a height of not more than 30 inches above the
street grade. If not obstructing the view of traffic, posts, columns,
or trees, not exceeding one foot in diameter, shall be permitted in
the clear sight triangle.
[Ord. 2005-2, 4/4/2005]
Building setback lines shall not be less than required by Chapter 27, Zoning.
[Ord. 2005-2, 4/4/2005]
1.
The arrangement and other design standards of lots shall conform
to the following requirements:
A.
Every lot shall abut a public or private street, except no lot shall
front an alley or service road.
B.
Double frontage lots shall not be platted, except:
(1)
Where desired along limited access highways, lots may face on
an interior street and back on such thoroughfares.
(2)
Where planning requires double frontage lot due to grading or
other physical characteristics making double front lots the most feasible
form of lots to be used. In that event, a planting strip for a screen,
at least 15 feet in width, shall be provided along the back of the
lot. Where lots back on a railroad, creek, or other natural barrier,
there may also be required a fifteen-foot planting screen strip; and
interior lots having frontage on two streets shall be prohibited except
where unusual conditions make it desirable.
C.
The ratio of the depth of any lot to its width shall not be greater than 2.5:1 except as may be specified in Chapter 27, Zoning.
D.
If remnants (tracts smaller than minimum lot size) of land exist
in the subdivision plan, they shall be incorporated in existing or
proposed lots, or dedicated to public use if acceptable to the governing
body. There shall be no remnants of land allowed.
F.
Lot size shall be measured from the right-of-way line.
G.
Corner lots shall be 20 feet wider than other lots or at least the
additional width required to accommodate front yard setbacks on all
frontages facing a street.
H.
Side lot lines shall be substantially at right angles or radial to
street lines.
[Ord. 2005-2, 4/4/2005]
[Ord. 2005-2, 4/4/2005]
2.
Location. Easements for public utilities shall, wherever possible,
be centered on side or rear lot lines. Drainageways, (i.e., swales),
channels, or stream easements may be located as necessary to adequately
meet the engineering requirements for the facility.
3.
Transmission Lines. Where natural gas, petroleum, or high tension
lines are located within or adjacent to the subdivision/development,
the subdivider/developer shall provide the Planning Commission with
a statement from the utility company involved setting forth any special
conditions which they may require.
4.
Watercourses. Where a subdivision/development 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.
[Ord. 2005-2, 4/4/2005]
1.
In reviewing subdivision plans, the Commission will consider the
adequacy of existing or proposed community facilities to serve the
additional dwellings proposed by the subdivision.
2.
Where a proposed park, playground, school or other public use shown
on an Official Map of the Borough is located in whole or in part in
a subdivision, the Borough may require the reservation of such area
as may be deemed reasonable. Where said area is not dedicated, it
shall be reserved for acquisition by the municipality for a period
of not more than one year.
3.
Areas provided or reserved for such community facilities shall be
adequate to provide for building sites, landscaping and off-street
parking as appropriate to the use proposed.
4.
The layout of the proposed subdivision shall be in general conformity
with the features or developments proposed in the Master Plan of the
Borough of Watsontown.
5.
Streets which are obviously in alignment with existing streets shall
generally bear the name of the existing street. Street names applied
to completely new streets shall not duplicate or closely approximate,
phonetically, the names of existing streets in the Borough.
6.
The subdivider shall plan the layout to preserve the natural features
of the site.
[Ord. 2005-2, 4/4/2005]
1.
For any development of 10 or more dwelling units under one or more applications, the developer shall, as a condition precedent to final application approval, either pay a recreation fee, construct recreational facilities, and/or dedicate land to the Borough in lieu of such a recreational fee. Said payment, commitment to construct, or offer of dedication shall take place at the time of filing of the final application; provided, however, that such decision shall be rendered by the subdivider/developer prior to the approval of the preliminary application for the subject development. The determination of the selected alternative method to be applied to each development shall be at the discretion of the subdivider/developer. The procedure for each alternatives shall be as described in Subsections 2, 3 and 4 hereof.
2.
Alternative Requiring Payment of a Recreation Fee. Where it is determined
that a fee shall be paid, such fee shall be used only for the purpose
of providing park or recreational facilities accessible to the subject
development. The amount of such fee shall be $300 per dwelling unit
included in the subject land development; provided, however, that
said fee shall be refundable, with interest, upon request of the payer
of the fee in the event that the municipality has failed to utilize
such funds for the purpose set forth herein within three years of
the date of payment of said fee.
3.
Alternative Requiring Dedication of Land in Lieu of a Recreation
Fee. This option shall only be considered for developments of 20 or
more dwelling units. The development may be required to dedicate 1,000
square feet of land for each dwelling unit. The delineation of the
area to be dedicated shall be the choice of the developer; provided,
however, that such delineation shall be subject to the approval of
the Borough. The Borough shall not withhold approval of any such delineation,
provided that the area offered can be reasonably developed for recreational
uses. If, however, the Borough fails to develop the dedicated site
within three years of the date of dedication, the site shall be returned
to the developer.
4.
Alternative Requiring Construction of Recreational Facilities. The subdivider/developer may prefer to meet the requirements of this § 22-314 by agreeing to construct recreational facilities instead of or in combination with the alternatives described in Subsections 2 and 3. In such cases, the construction proposals of the subdivider/developer shall accompany the preliminary application, and shall be subject to acceptance by the Borough.
