The following land subdivision principles, standards, and requirements shall be applied by the Commission in evaluating the plans for proposed subdivisions and shall be considered minimum requirements.
A. 
Land shall be suited for the purpose for which it is to be subdivided.
B. 
Land subject to hazards of life, health, and safety shall not be subdivided for residential use until such hazards have been removed.
A. 
Proposed streets shall be properly related to the Borough and state road 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 at 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. 
Where a subdivision abuts or contains an existing or proposed primary street, the Commission may require a marginal access road, reverse frontage, or other treatment which will provide protection for abutting properties, reduce the number of intersections, and separate local and through traffic.
E. 
Half streets shall be prohibited except to complete an existing half street.
F. 
Maximum allowable grades:
(1) 
Arterial: 6%.
(2) 
Collector: 7%.
(3) 
Local: 12%.
G. 
Minimum grades on all streets shall not be less than 0.50%.
H. 
Vertical curves shall be installed at all street grade changes exceeding 1%.
I. 
Minimum center line radii for horizontal curves shall be designed as follows: arterial: 1,000 feet; collector: 300 feet; local: 200 feet; or in accordance with the current policies of the Pennsylvania Department of Transportation (PennDOT) and related to the design speed of the facility of which it will be a part.
J. 
Minimum street right-of-way and cartway widths shall be as follows:
Type of Street
Type of
Development
Cartway
(feet)
Right-of-Way
(feet)
Local
Single-family lots
28
50
Collector
Single, double, multifamily lots or planned unit developments
32
60
Commercial or industrial lots
36
60
Arterial
All types
As prescribed by Pennsylvania Department of Transportation (PennDOT)
K. 
Culs-de-sac are permitted where the length does not exceed 600 feet and where a turnaround with a roadway diameter of 80 feet and a right-of-way of 100 feet is provided.
L. 
Street intersections:
(1) 
All curbs at intersections shall be rounded by a minimum radius of 20 feet for collector and primary streets and 15 feet for local streets.
(2) 
Where the grade of any street at the approach to an intersection is to exceed 5%, a level 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.
(3) 
Four-way intersections shall be the most complex intersections permitted.
(4) 
Streets shall be laid out so as to intersect as nearly as possible at right angles. Minimum street intersection angles shall be 60º.
(5) 
When any street intersection will involve banks or vegetation, existing or to be planted inside any lot corner that would create a traffic hazard by limited visibility, from a height of 3 1/2 feet above finished paved areas, at the center line of the right-of-way, the subdivider shall cut such ground and/or vegetation in conjunction with grading the right-of-way to provide a sight line of 100 feet along the center line of a collector street from the center line intersections and 75 feet at local street intersections. When a collector and a local street intersect, each shall retain their respective footage requirements along the center line to form the sight triangle.
M. 
Street offsets of less than 150 feet are to be avoided.
N. 
Reverse curves shall have a minimum tangent between them of:
(1) 
Local streets: 100 feet.
(2) 
Collector streets: 150 feet.
(3) 
Arterial streets: as prescribed by Pennsylvania Department of Transportation (PennDOT).
O. 
Alleys:
(1) 
Are not permitted in residential areas.
(2) 
Are permitted in commercial and industrial areas subject to the approval of the Commission.
(3) 
Shall have a minimum paved cartway width of 20 feet.
(4) 
Maximum alley grade shall be 8%.
A. 
Residential lots where public water and sanitary sewers are not provided shall be not less than 20,000 square feet in area nor have less than 100 feet lot width.
B. 
Residential lots where either public water or public sanitary sewer (only one) are provided shall be not less than 15,000 square feet in area and have a minimum lot width of 75 feet.
C. 
Residential lots having public water and public sanitary sewer shall be not less than 8,750 square feet in area and have a minimum lot width of 70 feet.
D. 
Where lots are intended for the use of more than one family, the minimum lot area shall be increased by 1,250 square feet for each family more than one, and the minimum lot width shall be increased by 10 feet for each family more than one.
E. 
Lot and area requirements shall be increased in size where the average front-to-rear or side-to-side lot slope is in accordance with the following:
Slope
Requirement
0% to 8%
As required above
9% to 15%
Minimum lot size plus 10% area increase
16% to 24%
Minimum lot size plus 50% area increase
25% and over
Minimum lot size plus 100% area increase
F. 
Subdivision of land other than for residential purposes shall be subject to review by the Planning Commission and Engineer insofar as size, depth, width of lots and parking are concerned.
G. 
Corner lots shall have an extra width of at least 15% of the above required widths to permit appropriate building setback to meet required side yard regulations listed herein for orientation to both streets.
H. 
The frontage width of lots fronting a cul-de-sac shall 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.
I. 
All lot lines shall be set perpendicular or radial to the center line of the street whenever possible. All non-radial lines shall be denoted as such on plat.
J. 
Lots abutting minor streets shall front upon the streets which parallel the long dimension of the block, if possible.
A. 
The following shall be considered minimum yard depths:
Arterial Streets1
(feet)
Collector and
Local Streets
(feet)
Front yards
50
35
Side yards
Minimum
8
7
Total
24
16
Rear yards
40
40
NOTES:
1 Minimum yard widths for development on arterial streets shall conform with the current standards of the Pennsylvania Department of Transportation (PennDOT) but in no case shall they be less than the minimum standards prescribed above.
B. 
Accessory buildings may be placed no closer than five feet from the side lot line in the rear yard.
C. 
Where a subdivision has existing buildings on either side, the building setback line for the new subdivision may be the average of the setback of existing buildings within 200 feet.
A. 
Block lengths shall not normally exceed 1, 600 feet nor be less than 500 feet.
B. 
Blocks shall be at least two lots in depth except for lots with reverse frontage.
C. 
Blocks exceeding 1,600 feet in length 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 for usable lot length shall be at a maximum of 2 1/2 to one.
When the Engineer determines that conditions are suitable for essential services, an easement reservation shall be required. Utility easements shall be a minimum of 10 feet in width and placed at the side or rear of the lots.
Sidewalks and crosswalks, where required, shall be installed by the subdivider along public streets or where deemed necessary for public safety, as determined by the Commission.
Reserved strips surrounding the property or areas reserved for any purpose which shall make any area unprofitable for regular or special assessments will not be approved by the Commission.
The subdivider may choose his street names subject to the approval of the Commission. No street, other than an extension, may be given the name of an existing street in the Borough.