The following land subdivision principles, standards and requirements
shall be applied by the Planning and Zoning Commission and approved
by the Board of Commissioners in evaluating the plans for proposed
subdivisions and shall be considered minimum requirements.
A.
Proposed streets shall be properly related to Township, county and
state roads and highway plans which have been prepared and officially
adopted.
B.
Streets shall be logically related to the topography so as to produce
usable lots and reasonable grades.
C.
Local streets shall be so laid out as to discourage through traffic,
but provisions for street connections into and from adjacent areas
will be generally required.
D.
Half streets shall be prohibited except to complete an existing half
street.
E.
Dead-end streets shall be permitted when it is clear that through
traffic at such a street end is not essential to the street system
in that district, and under the said conditions, a dead end must have
adequate turning space for vehicles, which is a minimum right-of-way
radius of 50 feet.
F.
Any street or way already established shall be continued at not less
than its existing width.
G.
Any street or way that is planned, though not already established,
shall be continued at not less than its width as planned.
I.
Minimum grades on all streets shall not be less than 1/2 of 1%.
J.
Vertical curves shall be installed on all street grade changes exceeding
1%.
K.
L.
Widths.
(1)
Minimum street right-of-way widths and cartway widths shall be as
follows:
|
Type of Street
|
Type of Development
|
Cartway
(feet)
|
Right-of-Way
(feet)
| |
|---|---|---|---|---|
|
Local
|
Single-family lots
| |||
|
No on-street parking
|
20
|
50
| ||
|
With on-street parking
|
28
|
50
| ||
|
Collector
|
Single-family, planned unit and commercial
| |||
|
No on-street parking
|
22
|
60
| ||
|
With on-street parking
|
36
|
60
| ||
|
Arterial
|
All types
|
As prescribed by the Pennsylvania Department of Transportation
| ||
(2)
In cases where a new subdivision is planned to join the street system
of an existing subdivision, the above minimum requirements shall apply
except where the existing streets and rights-of-way are larger than
required. In this event, the Board of Commissioners may require that
the new streets and rights-of-way be as large as the existing. Private
covenants may apply if their provisions are in excess of this chapter.
M.
Culs-de-sac. Culs-de-sac are
permitted where the length does not exceed 600 feet and where a turnaround
with right-of-way diameter of 100 feet is provided. Extension of a
cul-de-sac will be permitted to connect to a street system of a new
or extended subdivision, provided that the maximum street lengths
for blocks and culs-de-sac are met. Cul-de-sac design shall be avoided
unless it is clear that a through street is not essential to the street
system of the plan on the adjacent area.
N.
Street intersections.
(2)
Twenty-foot radii will be maintained where collector and/or arterial
streets intersect local streets.
(4)
Where the grade of any street at the approach to an intersection
exceeds 5%, a leveling area shall be provided with a transitional
grade not to exceed 2% for a distance of 50 feet from the nearest
right-of-way line of the intersection.
(5)
Intersection of more than two streets shall be avoided.
(6)
Minimum street intersection angles shall be 60°.
O.
Street offsets: Street offsets of less than 125 feet are not permitted.
Q.
Alleys.
R.
Private streets shall not be approved nor shall improvements be approved
for private streets.
B.
Subdivision of land other than for residential purposes shall be
subject to review by the Planning and Zoning Commission, the Board
of Commissioners and the Engineer insofar as size, depth, width of
lots and parking are concerned.
C.
Corner lots shall have a street side yard equal to or greater than
20% of the above required lot widths to permit appropriate building
setback and to meet required side yard regulations listed below for
orientation to both streets.
D.
The frontage width of lots fronting a cul-de-sac will be determined
as the width at the building line. The side yard setback requirements
will be calculated from the midpoint of the structure along the average
length of both sides of the structure.
E.
All lot lines shall be set perpendicular or radial to the center
line of the street whenever possible. All nonradial lines shall be
denoted as such on the plat.
F.
Lots abutting local streets shall front upon the streets which parallel
the long dimension of the block, if possible.
G.
All lots shall abut by their full frontage on a publicly dedicated
street or on a street that has received the legal status as such.
Lots abutting on a private street or easement shall not be approved.
The building lines shall be in accordance with the terms of Chapter 180, Zoning.
A.
Block lengths shall not exceed 1,200 feet nor be less than 500 feet.
B.
Blocks shall be at least two lots in depth except for reverse frontage
lots.
C.
Exceptionally long blocks shall be provided with crosswalks with
a minimum right-of-way reservation of 12 feet and a four-foot paved
walk.
D.
The depth-to-width ratio of usable lot length shall be at a maximum
of 2 1/2:1.
A.
Where desirable or expedient, adequate easements or dedications for
public service utilities shall be provided for sewer, water, electric
power and gas lines and similar services; and no structure or obstruction
of any kind shall be placed or allowed to be placed where it will
interfere in any way with an easement.
B.
Utility easements shall have a minimum width of 10 feet and be placed
at the side or rear of lots whenever possible. When the Engineer determines
that conditions are suitable for essential services, an easement reservation
will be required.
C.
Anchor easements shall be approximately four by 30 feet and placed
on a lot line.
D.
Aerial easements shall be a minimum of 15 feet.
Sidewalks and crosswalks, where required, shall be installed
by the subdivider along public streets or when deemed necessary for
public safety, as determined by the Planning and Zoning Commission
and approved by the Board of Commissioners.
Reserve strips surrounding the property or areas reserved for
any purpose which shall make any area unprofitable for regular or
special assessments or which may revert to untended nuisance areas
will not be recommended by the Planning and Zoning Commission or approved
by the Board of Commissioners.
The subdivider may choose his street names subject to the recommendations
of the Planning Commission and approved by the Board of Commissioners.
No street, other than an extension, may be given the name of an existing
street in the Township.
In subdividing land it shall be done in a manner that will not
have the effect of debarring adjacent property owners from access
to the streets and ways of the allotment.
