A.
The plan of subdivision shall conform to the Comprehensive
Plan or part of the plan as it may have been prepared and adopted
by the Borough.
B.
Land may be dedicated to the Borough for public use,
but such dedication shall not bind the Borough Council to accept or
maintain the same. All land dedicated to the Borough must be provided
with adequate means of ingress and egress from other public lands
or public rights-of-way.
C.
The Planning Commission may recommend certain departures
from these regulations and standards, provided that they are not contrary
to the public interest, and provided some special conditions require
such variations.
A.
Minor streets shall provide access to abutting properties.
They shall be so laid out as to discourage through traffic and shall
have minimum right-of-way width of 50 feet. All horizontal curves
shall have a minimum center-line radius of 120 feet. Minimum vertical
curve length shall be calculated by multiplying the algebraic difference
in grade times 15 for crest curves and 10 for sag curves. A cul-de-sac
street as a minor street is acceptable with the following conditions:
(1)
The length of the street shall not exceed 800 feet,
or shall not serve more than 50 dwelling units.
(2)
It shall have an adequate turnaround, either in a
circular form with a radius of a minimum 50 feet, or in a form of
a "T" not less than 80 feet in width. Cul-de-sac streets for properties
with topographic or other physical hardships serving not more than
20 housing units may be permitted to have 40 feet of right-of-way,
provided that the roadway, sidewalks, and slope areas are properly
designed and spaced inside of the right-of-way.
B.
Collector streets provide connections between minor
streets and arterial streets, and, at the same time, serve as access
for the abutting properties. They shall have a right-of-way of 60
feet. Horizontal curves shall have a minimum center-line radius of
200 feet. Minimum vertical curve length shall be calculated by multiplying
the algebraic difference in grade times 15 for crest curves and 20
for sag curves.
C.
Street intersections.
(1)
Streets should intersect each other as nearly as possible
at right angles (90º).
(2)
When two streets intersect a third street from opposite
sides (street jogs) the distance between the two street center lines
should be a minimum of 150 feet.
(3)
Property lines at street intersections shall be rounded
with a radius of 25 feet for minor streets, with a radius of 35 feet
for collector streets, and a radius of 50 feet for arterial streets
(state highways).
D.
Street grades shall not exceed the following percentage,
with proper allowance for vertical curves:
F.
Half and partial streets are permitted only:
(1)
Where needed to complete existing partial streets.
(2)
Where essential to good subdivision to combine two
or more small tracts for overall planning, and where all of the interested
parties agree in writing to dedicate and improve their part of the
street at the time their property is being subdivided.
G.
Alleys and ways may be required by the Planning Commission
for pedestrian or vehicular access to public or private open spaces
or to the rear of properties, having inadequate physical access from
a street. Such alleys shall be not less than 20 feet in width and
shall be improved for the proper purpose with walks, steps or cartways,
in accordance with the specifications and standards of the Borough.
H.
Conformance with Master Plan. The Planning Commission
may require the street design to conform to adopted Master Plan of
the Borough, or other planning agencies having jurisdiction over the
subdivision.
A.
Easements: Easements for all utilities shall be provided
across lots or centered along the rear or side lot lines where necessary
and shall not be less than 15 feet in width.
B.
Water: All new subdivisions must be provided with
public water supply systems.
C.
Sanitary sewers: All lots in a new subdivision must
be connected into a public sanitary sewer system.
D.
Storm sewers: Storm drainage facilities must be designed
throughout the entire subdivision so as to handle all the anticipated
peak discharges of stormwater from the property being subdivided,
plus all the anticipated runoff that will occur on abutting properties
at a higher elevation, when those properties will be fully developed.
The anticipated peak discharge shall be calculated according to criteria
established by the Borough Engineer relative to peak storm cycles.
E.
Electric and telephone: The Planning Commission may
require that all electric, telephone and other utilities shall be
installed underground, in properly located and recorded easements.
Permanent monuments to mark all streets at the
beginning points of the curvatures, set five feet inside of the right-of-way
lines. The final location and the number of monuments shall be determined
by the Borough Engineer. The installation and certification should
be made by a registered engineer or a registered surveyor prior to
the approval of the final subdivision plan. In lieu of this prior
installation, the developer may put up a bond or a cash guarantee
in a form of a certified check in an amount as set by resolution of
Borough Council per monument required for the plan.
The following improvements shall be required
as a condition to approve the final subdivision plan:
A.
Pavements: Streets must be surfaced to the grades
and dimensions on the plans, submitted by the applicant in accordance
with the standards and specifications of the Borough and approved
by the Borough Engineer.
B.
Curbs: On all new streets, curbs must be installed
in accordance with the standards and specifications of the Borough.
C.
Sidewalks: The Planning Commission may require that
in all new commercial and residential subdivisions sidewalks be installed
on the owner's side of an existing paved street and on both sides
of new streets to be paved during subdivision development in accordance
with the standards and specifications of the Borough. Sidewalks shall
be installed a maximum of one year following the application of the
final top course of road construction and curbing.
D.
Street trees: The Planning Commission may require
that for convenience and attractiveness and to improve the living
environment in the subdivision shade trees be planted on both sides
of the street, according to the following requirements:
(1)
Planted within a five-foot-wide tree planting easement
established adjacent to and on both sides of the dedicated public
right-of-way and running parallel to it for the entire length of the
said right-of-way. The five-foot easement shall be recorded on the
subdivision tracing and shall be noted on the plan as "Tree Planting
Easement--Type and Location of Trees as approved by the Borough."
[Amended 9-9-2002 by Ord.
No. 3-2002]
(2)
Of a minimum of 1 1/2 inches in diameter.
(3)
According to a plan approved by the Borough, and any
of the following varieties: as recommended by the Borough.
[Amended 9-9-2002 by Ord.
No. 3-2002]
(4)
The maximum number of trees required in the planting
easement not to exceed the total number of trees had they been placed
uniformly on sixty-foot centers throughout the subdivision on both
sides of public rights-of-way.
[Amended 9-9-2002 by Ord.
No. 3-2002]
The applicant shall submit an improvement bond
in an amount equal to 110% of the estimated cost of the required improvements.
Said bond shall:
A.
Be in favor of the Borough and provide satisfactory
surety.
B.
Be based on estimates by a registered engineer or
a reputable contractor and approved by the Borough Engineer; excluding
the cost of any of the required utilities, improvements and installations
which have been or are going to be constructed, installed and completed
by utility companies or by the Borough.
C.
Be in force until and terminate in accordance with
53 P.S. § 10510.
Upon completion of the required improvements
and installations, the applicant shall provide a two-year maintenance
bond, which shall cover all sanitary and storm sewers, paving and
curbing, sidewalks and any other improvements installed by the developer
and intended for acceptance by the Borough; and
A.
Be in favor of the Borough and provide surety satisfactory
to the Borough Solicitor.
B.
Be in an amount of not less than 10% of the cost,
as determined by the improvement bond.
C.
Provide that, for a period of two years after the
completion of said improvements and installations, the applicant will
at his own expense make all repairs of said improvements and installations,
which may become necessary by reason of improper workmanship or faulty
materials. Prior to and as a condition of the final approval, a written
commitment by the developer should be submitted to the Planning Commission
stating the willingness on the part of the developer to comply with
this requirement at the time of completion of this construction.
In lieu of the required bonds, the applicant
may deposit a cash guaranty in form of a certified or cashier's check
or a line of credit satisfactory to the Borough Solicitor. Any funds
deposited for guaranteeing the construction shall be used only for
the purpose of making the improvements, installation or repair for
which said bond or cash were provided.
