The standards outlined in this article shall be applied by the
Borough in evaluating plans for proposed subdivisions. The standards
outlined herein shall be considered minimum standards, and the Borough
may require more restrictive standards.
The location of the subdivision shall conform to any applicable Comprehensive Plan, and the use of land in the subdivision shall conform to Chapter 286, Zoning, of the Code of the Borough of Muncy.
A.
Hazardous areas. Land subject to hazards to life, health, or property
as may arise from fire, disease, excessive noise, falling aircraft,
or considered uninhabitable for other reasons, may not be subdivided
for building purposes unless:
B.
Coordination with adjacent subdivisions. The subdivision shall be
coordinated with adjacent existing or proposed subdivisions.
A.
Alignment. Whenever street lines are deflected in excess of 5°,
connection shall be made by horizontal curves. Minimum center-line
radii for horizontal curves on minor streets shall be 125 feet.
B.
Grades.
(1)
Center-line grades shall not be less than 1/2 of 1%.
(2)
Center-line grades of minor streets shall not exceed 12%.
(3)
Vertical curves shall be used at changes of grade exceeding 1%, and
shall be designed to provide a minimum sight distance of at least
100 feet.
(4)
Where the grade of any street at the approach to an intersection
exceeds 7%, a leveling area shall be provided having not greater than
4% grades for a distance of 25 feet measured from the nearest right-of-way
line of the intersecting street.
D.
Existing streets. Where a subdivision abuts or contains an existing
street of inadequate right-of-way width, additional right-of-way width
in conformance with this article shall be required.
E.
Dead-end streets. Dead-end streets shall be prohibited except as
stubs to provide for contemplated future street extensions into adjoining
tracts, or when designed as culs-de-sac.
F.
Alley or service drive. Alleys and service drives shall be prohibited
in areas zoned residential.
G.
Elevation. The finished elevation of proposed streets shall be no
more than two feet below the regulatory flood elevation. The Planning
Commission may require, where necessary, profiles and elevations of
streets to determine compliance with this requirement. Drainage openings
shall be sufficient to discharge flood flows without unduly increasing
flood heights.
Intersections involving the junction of more than two streets
are prohibited. Permitted intersections shall conform to the following:
A.
Design.
(1)
Streets shall intersect as nearly as possible at right angles. No
street shall intersect another at an angle of less than 60°.
(2)
Streets entering opposite sides of another street shall be laid out
either directly opposite one another or with a minimum offset of 125
feet as measured between their center lines.
(3)
Minimum curb or edge of pavement radii at intersections involving
only minor streets shall be not less than 15 feet, and not less than
25 feet for intersections involving other streets.
(4)
Minimum right-of-way radii shall be not less than 25 feet for all
intersections.
B.
Clear sight triangle. There shall be a clear sight triangle of 75
feet, measured along the center line from the point of intersection.
No building or obstructions are permitted in the area.
C.
Distance between intersections. Streets shall not enter into major
streets at intervals of less than 800 feet as measured from the center
line.
Permanently designed cul-de-sac streets shall not exceed 600
feet in length. They shall be provided with a paved turnaround having
a minimum radius of 30 feet to the outside curb or edge of pavement,
and with a right-of-way radius of 40 feet.
A.
Sidewalks. Sidewalks may be required in subdivisions and, if required,
shall commence at the right-of-way line and extend toward the curbline,
and shall be four feet wide.
B.
Street trees. Street trees shall be provided. Trees shall be permitted
between the sidewalks and the street if the area is six feet wide
or wider. Species and spacing shall be as determined by the Shade
Tree Commission.
C.
Street signs. Street signs shall be provided at every intersection.
They shall be of a design approved by the Borough.
In general, the length, depths, and shapes of blocks should
be determined with regard to the proposed use of the land. Blocks
should be 500 feet to 1,600 feet in length and be two lot depths in
width.
All lots shall conform to Chapter 286, Zoning, of the Code of the Borough of Muncy.
Building setback lines shall conform to Chapter 286, Zoning, of the Code of the Borough of Muncy.
A.
Utility easements. Utility easements shall be not more than 25 feet
in width, and their location shall have been reviewed by the utility
company involved.
B.
Drainage easements. 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 without damaging
adjacent property. Lots shall be graded to provide positive drainage
away from buildings and to prevent damage to adjoining properties.
In reviewing subdivision plans, the Borough will consider the
adequacy of existing or proposed community facilities to serve the
additional dwelling units proposed by the subdivision, and may request
the reservation or dedication of land for the facilities.
For subdivisions containing 50 or more lots, the Borough, if
it determines that recreation space is necessary, shall require the
dedication or grant in easement of 5% of the total area of all lots
or 20,000 square feet, whichever is greater. The Borough shall not
require dedication of land for recreation space if the subdivision
contains less than 50 lots.
[Amended 9-6-1977 by Ord. No. 358]
A.
The specific purpose of these special provisions is:
(1)
To regulate the subdivision and/or development of flood-prone areas
in order to promote the general health, welfare, and safety of the
community;
(2)
To require that each subdivision lot in a flood-prone area be provided
with a safe building site with adequate access; and the public facilities
which serve such uses be designed and installed to preclude flood
damage at the time of initial construction;
(3)
To protect individuals from buying lands which are unsuitable for
use because of flood hazards by prohibiting the subdivision and/or
development of unprotected flood-prone lands.
B.
General standards for development in flood-prone areas.
(1)
Where not prohibited by this or any other laws or ordinances, land
located in flood-prone areas may be platted for development with the
provision that the developer construct all buildings and structures
to preclude flood damage in accordance with this and any other laws
and ordinances regulating such development.
(2)
No subdivision and/or development, or part thereof, shall be approved
if the proposed development and/or improvement will, individually
or collectively, increase the regulatory flood elevation more than
one foot at any point. It shall be the responsibility of the developer
to document that the regulatory flood elevation will not be increased
one foot at any point.
(3)
Building sites for residents of any other type of dwelling or accommodation
shall not be permitted in any floodway areas. Sites for these uses
may be permitted outside the floodway areas if the sites or dwelling
units are elevated to a height of at least one foot above the elevation
of a site; the fill area shall extend out laterally for a distance
of at least 15 feet beyond the limits of the proposed structures.
(4)
Building sites for structures or buildings other than for residential uses shall also not be permitted in any floodway area. Also, such sites for structures or buildings outside the floodway shall be protected as provided for in Subsection B(2) above. However, the governing body may allow the subdivision and/or development of areas and sites for commercial and industrial uses at an elevation less than one foot above the regulatory flood if the developer otherwise protects the area to that height or assures that the buildings or structures will be floodproofed at least up to that height.
(5)
If the Borough of Muncy determines that only a part of the proposed
plat can be safely developed, it shall limit development to that part
and shall require that development proceed consistent with this determination.
(6)
When a developer does not intend to develop a plat himself and the
Borough of Muncy determines that additional controls are required
to insure safe development, it may require the developer to impose
appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded plat.
(7)
The plan shall show the boundary of the one-hundred-year floodplain
utilizing the Type 15 Flood Insurance Study. If such information is
not available, the floodplain shall be generally located on the plan
utilizing the best available data. The one-hundred-year flood elevation
shall be provided wherever feasible or where new developments of more
than 50 lots or five acres, whichever is less, are involved.
C.
Municipal liability. The grant of a permit or approval of a subdivision
and/or land development plan in the identified flood-prone area shall
not constitute a representation, guarantee, or warranty of any kind
by the municipality or by any official or employee thereof of the
practicability or safety of the proposed use, and shall create no
liability upon the Borough, its officials or employees.
D.
Alteration of streams or watercourses. No alteration or relocation
of a stream or watercourse can take place without obtaining the required
permit from the Department of Environmental Protection. Prior to such
alteration or relocation, adjacent communities, the Department of
Community and Economic Development and FIA must be notified. Under
no circumstances shall any alteration or relocation take place which
will lower the flood-carrying capacity.
Where any excavation or grading is proposed or where any existing
trees, shrubs or other vegetative cover will be removed, the developer
shall consult the County Conservation District representative concerning
plans for erosion and sedimentation control and to also obtain a report
on the soil characteristics of the sites so that a determination can
be made as to the height and degree of development the site may accommodate.
Before undertaking any excavation or grading, the developer shall
obtain a grading and excavation permit if such is required by the
Borough.
