(A) General standards.
(1) The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated, and be in accordance with the provisions of the borough zoning ordinance. Lots shall be capable of being built upon in accordance with the provisions of the borough zoning ordinance.
(2) Side lot lines shall be at right angles to straight street lines and radial to curved street lines.
(3) Lot lines shall follow municipal boundaries rather than cross them.
(4) The depth of residential lots shall be not less than one nor more than three times their width. Lot width shall be measured at the right-of-way line, between the side lot lines, and the lot depth shall be measured between the street right-of-way line and rear lot line or the mean distance between the street right-of-way line and rear lot line when the rear lot line is not parallel to the street right-of-way line. Lots having an area three times or greater than the minimum lot area as required by the zoning district in which the lot is located are exempt from this regulation.
(5) Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, buffer yards and landscaping and the like.
(6) Subdivisions shall be designed to avoid the creation of residue of land. If residue of land would result after subdividing, adequate provision, which shall be approved by the Borough Council, shall be made for the disposition and maintenance of the residue.
(7) Flag lots are prohibited, unless permission is granted by the Borough Council. In granting permission to use flag lots, the Borough Council shall find:
(a) Flag lots are appropriate because of topographical or other conditions unique to the site. The access strip portions of a flag lot must be wide enough to permit the construction of a road with a right-of-way meeting the requirements of this chapter and shall not be used for building purposes;
(b) The use of flag lots will not result in conditions which will cause increased interruptions to traffic flow, accident hazards and sedimentation and runoff problems onto public roads;
(c) The use of an internal street system or marginal access streets on which lots would front will not be more appropriate for development of the tract than the use of flag lots;
(d) The use of flag lots is necessary to permit utilization of a tract of ground, which otherwise is not feasible to utilize under the applicable standards for lots found in this chapter;
(e) No more than one flag lot shall be created from the original tract of land for each ten lots created from the original tract of land which meet the requirements of this chapter for lot configuration;
(f) Should a flag lot be divided into two or more lots, the access strip shall be constructed into a street complying with the specifications of this chapter;
(g) All structures shall be located on the flag lot so as to provide the required setback should the access strip be used for construction of a street; and
(h) The area of land contained in the access stip shall not be included in the calculation of minimum lot area.
(8) Where an ultimate right-of-way line has been provided, all setbacks and lot areas shall be measured from such ultimate right-of-way line.
(9) Wherever feasible, lots shall be designed so that buildings can be constructed above street grade. Where this is not possible, the developer shall indicate what measures are to be taken to assure proper drainage away from the buildings.
(10) When only a portion of a tract is designed at a time and there exists the potential for development of the remainder of the tract, lots shall be designed such that they do not restrict access to the remainder of the tract, do not unduly restrict the potential development of the remainder of the tract, nor result in the creation of awkward or difficult-to-develop parcels in the remainder of the tract.
(11) The maximum slope utilized when grading lots or streets along an adjoining tract of land not owned by the developer shall be a three to one slope ratio of horizontal distance to vertical distance.
(B) Lot frontage and access.
(1) All lots shall abut and have direct driveway access to an existing or proposed public street or private street meeting the requirements of this chapter.
(2) Reverse frontage lots shall be avoided except where required by the Borough Council to restrict access to existing streets or to overcome specific disadvantages of topography or orientation. All residential reverse frontage lots shall contain a landscape screen, fence, earth mounding or similar screening device and barrier to vehicular access subject to borough approval within the rear yard and with a minimum width of ten feet.
(3) Where access to land within a subdivision or land development will be solely by proposed roads within an adjoining municipality, the Borough Council may require assurance from the adjoining municipality that adequate provisions have been made to ensure construction of the proposed access roads.
(4) When the rear wall of a building will face a public street, the Borough Council may require a landscape screen, fence, earth mounding or similar screening device subject to borough approval between the building and the public street.
(5) (a) After consideration of street speeds, traffic volumes, projected traffic generated at a proposed land use, and the location and arrangement of existing and proposed driveways and intersections, the Borough Council may require the developer to install at his or her expense an acceleration or deceleration lane, or both, to serve a proposed driveway or street in the development. If additional street right-of-way is required to construct the acceleration or deceleration lane, the additional right-of-way shall be provided by the developer.
(b) When required by the Borough Council, the developer shall furnish a study to the borough which will provide the information necessary to permit the determination as to whether an acceleration or deceleration lane is required.
(6) For lots proposed to abut a railroad right-of-way containing railroad tracks which are used for rail service, when deemed necessary by the borough a landscape screen to provide a sight and noise buffer shall be placed within those lots in the yards abutting the railroad right-of-way. The screen shall be adequate for the intended purpose and a plan for the screen shall be approved by the Borough Council.
(C) Lot size. The minimum lot size and width requirements set forth in the borough zoning ordinance shall be met. The minimum lot area requirements found in the zoning ordinance may be increased by the borough according to the results of the soil percolation tests required by § 153.120.
(D) Off-street parking.
(1) Each proposed dwelling unit in a subdivision or land development shall be provided with a minimum of two off-street parking spaces.
(a) In the case of single-family or two-family dwellings and townhouses with on-lot parking, such off-street parking spaces shall be provided behind the street right-of-way line and may be provided in an attached or separate garage, carport, or driveway. The spaces shall not be located within any clear sight triangle required by this chapter,
(b) In the case of multiple-family dwellings, such off-street parking spaces shall be provided in parking facilities located adjacent to, within or near the multiple family dwellings. Spaces shall be located behind the street right-of-way line and not be located within any clear sight triangle required by this chapter. Each off-street parking space shall contain a minimum of 200 square feet. In addition, adequate aisles with a minimum width of 24 feet for maneuvering and movement of vehicles shall be provided. The grade of areas used for parking shall not exceed 6%. The grade of areas used only for access shall not exceed 10%.
(2) Nonresidential development shall meet the off-street parking requirements of the borough zoning ordinance.
(E) Driveways.
(1) Subdivisions and land developments shall be provided with internal streets to which the lots will have driveway access in order to minimize the number of driveway intersections with existing public streets. This reduction in driveway intersections will lessen interruptions to traffic flow and accident hazards and minimize sedimentation and runoff problems onto streets.
(2) All driveways shall be designed with turnaround areas so that cars will not back onto streets.
(3) (a) Provision shall be made at all intersections of driveways with streets to ensure adequate stormwater drainage and erosion and sediment control.
(b) The Borough Council may require subdivision and land development plans to show a typical treatment of the construction of driveways and handling of storm drainage where the driveways intersect a street. The Borough Council may require as a condition to approval of a plan that prior to the issuance of zoning or building permits the specific proposals for the construction of a driveway and treatment of storm drainage and erosion and sediment control for that driveway be submitted to the Borough for approval.
(4) (a) Driveways shall be placed at locations at which sight distance is adequate to safely allow each permitted movement to be made into or out of the driveways; that the free movement of normal street traffic is not impaired; that the driveways will not create a hazard; and that the driveways will not create an area of undue traffic congestion on streets. Applicable safe sight distance as established in the regulations of the State Department of Transportation shall be provided.
(b) The Borough Council may require the driveway to a lot which abuts two or more streets to be restricted to that street which can more safely accommodate its traffic. The Borough Council may also require a driveway to be located directly across from a street or driveway on the opposite side of the street the driveway intersects if the Borough Council find that offset driveways will create a safety hazard.
(c) The Borough Council may require the location of a driveway for a lot to be shown on the subdivision or land development plan, and further require that driveway locations be subject to approval of the Borough Council.
(d) Clear sight triangles shall be measured from the intersection of the centerline of the driveway and the centerline of the street and measured along the centerline of the street and driveway. Within clear sight triangles, no vision-obstructing object shall be permitted which obscures vision above the height of 30 inches and below the height of ten feet, measured from the centerline grades of the intersecting driveway and street.
(5) (a) Entrances to private driveways serving multiple-family dwellings shall be rounded at a minimum radius of ten feet. The maximum radius shall be 30 feet.
(b) Entrances to private driveways serving one- and two-family dwellings shall be rounded at a minimum radius of five feet. The maximum radius shall be 20 feet.
(6) Driveways shall intersect streets as nearly as possible at right angles, and in no case at an angle of less than 70 degrees or more than 110 degrees, provided that the Borough Council may permit the use of one-way driveways but at an angle of not less than 45 degrees.
(7) Private driveways shall have such grades as to furnish safe and convenient parking spaces and to provide a safe and convenient means of access. The grades and construction materials of driveways shall be such that the materials of the driveway will not wash onto public streets. The maximum permissible grade shall be 14% on all driveways, except that driveway grades shall not exceed 5% within 20 feet of street cartway lines. Driveways shall be paved.
(8) The centerline of entrances to private driveways serving one and two-family dwellings shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines from a minor street, at least 80 feet from a collector street, and at least 120 feet from an arterial street. The centerline of entrances to private driveways serving multiple-family dwellings or nonresidential buildings shall be located at least 80 feet from the point of intersection of the nearest street cartway lines from a minor street, at least 120 feet from a collector street, and at least one hundred 60 feet from an arterial street. This requirement shall apply to both sides of any street forming part of a cross-street or “T” intersection.
(9) The standards for driveways are in addition to those established in the borough’s driveway, curb and sidewalk ordinance.
(Ord. 1-2006, passed 5-8-2006)