A. Land Requirements. Land shall be suited to the purposes for which it is to be subdivided. In general, the Commission shall take the following factors into consideration prior to the approval of any subdivision plan:
(1) Subdivisions laid out on land subject to periodic flooding shall not be approved unless adequate safeguards against such hazards are provided by the plan.
(2) Areas characterized by steep slopes, rock formations, or other features, shall not be subdivided into residential lots.
B. Street System Layout.
(1) Street dimensions and design standards shall be in accordance with Table 22-3-2.
(2) The location of all major streets in the proposed subdivision shall conform in general alignment to the traffic plan adopted by the Borough Planning Commission.
(3) 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.
(4) Streets shall be logically related to the topography to produce usable lots and reasonable grades.
(5) Minor streets shall be laid out to discourage through traffic, but provision for street connections into and from adjacent areas will generally be required.
(6) Proposed streets shall be extended to provide access to adjoining property where necessary.
(7) 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.
(8) Where a subdivision abuts or contains an existing or proposed major traffic street, the Commission may require marginal access streets, rear service alleys, reverse frontage lots or such other treatment will provide protection for abutting properties, reduction in the number of intersections with the major street, and separation of local and through traffic.
(9) 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.
(10) Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
(11) Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts, or when designed as culs-de-sac. New reserve strips, including those controlling access to street shall be prohibited.
C. 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 degrees.
(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 pedestrians and vehicular safety.
(3) Clear-sight triangles of 30 feet measured along street right-of-way 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 apar 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) Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformance with Table 22-3-2 will be required.
(8) Where the grade of any street at the approach to an intersection exceeds 7 percent, a leveling area shall be provided having not greater than 4 percent grades for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.
D. Cul-de-sac Streets.
(1) Cul-de-sac streets, permanently designed as such, shall not exceed 500 feet in length, and shall furnish access to not more than 20 dwelling units.
(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 curb line 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.
E. Lots and Lot Sizes.
(1) Lot sizes and dimensions shall be in accordance with Table 22-3-1.
(2) Where evidence indicates that minimum lot requirements shown in Table 22-3-1 are not adequate to permit the installation of individual on-lot water supply and/or sewage disposal facilities, the Commission may require the developer to undertake tests prescribed by the Pennsylvania Department of Environmental Resources to determine the adequacy of the proposed facilities in relation to the proposed lot size, existing grade and soil conditions. Where tests indicate a larger lot size to be necessary, the Commission may employ the services of a registered and qualified independent sanitary engineer for advice as to the minimum lot size and/or facilities necessary to prevent unsanitary conditions and hazards to the public. The cost of retaining the services of such an engineer shall be borne by the developer. [Ord. 350]
(3) All lots shall front upon a public street.
(4) The ratio of the depth of any lot to its width shall not be greater than 2 ½, except as may be specified in the Zoning Ordinance of the Borough.
(5) Side lot lines shall be substantially at right angles or radial to street lines.
(6) 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 Borough.
(7) Double frontage lots are prohibited, except where employed to prevent vehicular access to major traffic streets.
(8) 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 as required by the provisions of this Chapter.
F. Easements.
(1) Easements with a minimum width of 10 feet plus the width of any required pipe or other improvement shall be provided as necessary for utilities.
(2) To the fullest extent possible, easements shall be centered on 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.
G. Blocks.
(1) The length, width and shape of blocks shall be determined with due regard to the following:
(a) Provision 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) Blocks shall have a minimum length of 750 feet and a maximum length of 1200 feet. In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.
(3) 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.
(4) Pedestrian interior walks may be required where necessary assist circulation or provide access to community facilities. Such crosswalks shall have a width of not less than 10 feet and a paved walk of not less than 4 feet.
H. Storm Drainage.
(1) Lots shall be laid out and graded to provide positive drainage away from buildings.
(2) Storm sewers, culverts and related installations shall be provided:
(a) To permit unimpeded flow of natural watercourses.
(b) To insure adequate drainage of all low points along the line of streets.
(3) To intercept stormwater runoff along streets and intervals reasonably related to the extent and grade of the area drained.
(4) In the design of storm sewerage installations, special consideration shall be given to avoidance of problems which may arise from concentration of stormwater runoff over adjacent properties.
I. Community Facilities and Master Plan Requirements.
(1) In reviewing subdivision plans, the Commission will consider the adequacy of existing or proposed community facilities to serve the additional dwelling proposed by the subdivision.
(2) 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 reservation of such area as may be deemed reasonable. Where said area is not dedicated, it shall be reserved for acquisition by the Borough for a period of 3 years.
(3) Area 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.
(4) The layout of the proposed subdivision shall be in general conformity with the features or development proposed in the master plan of the Borough.
(Ord. 164, 8/20/1965, § 3.100; as amended by Ord. 350, 5/6/1991, §3)