[Ord. 667, 2/11/1988, § 1]
The standards and requirements contained in this Part shall
apply as minimum design standards for subdivision and/or land developments.
[Ord. 667, 2/11/1988, § 2]
1.
Proposed streets shall be properly related to the road and highway
plans of the State, County and Borough. Streets shall be designed
to provide adequate vehicular access to all lots or parcels and with
regard for topographic conditions, projected volumes of traffic and
further subdivision possibilities in the area.
2.
The street system of the proposed subdivision or land development
shall be designed to create a hierarchy of street functions which
includes collector and local streets.
3.
The street system of a proposed subdivision or land developments
shall be designed so as to minimize street intersections and pedestrian-vehicular
conflict points.
4.
Proposed local streets shall be designed so as to discourage through
traffic and excessive speeds. However, the subdivider or land developer
shall give adequate consideration to provisions for the extension
and continuation of arterial and collector streets into and from adjoining
properties.
[Ord. 667, 2/11/1988, § 3; as amended by Ord. 829,
11/15/2001; by Ord. 858, 5/19/2005]
1.
Private Streets. Private streets are prohibited unless they meet
the design standards of these regulations. Plans which propose a private
street shall be accompanied by an agreement which shall be recorded
with the final plan. This agreement shall establish the conditions
under which the street will be constructed and maintained, as well
as conditions controlling an offer of dedication and shall stipulate:
A.
That the street shall be constructed and maintained to conform to
the specifications of this Part.
B.
That the owners of the abutting lots will include with any future
offer for dedication sufficient monies, as estimated by the Borough,
to restore the street to conformance with the prevailing standards.
C.
That an offer for dedication of the street shall be made only for
the street as a whole.
D.
The method of assessing maintenance and repair cost.
E.
That an agreement by the owners of 51% of the front footage thereon
shall be binding on the owners of the remaining lots.
2.
Arrangement. Streets shall be designed with consideration to both
existing and planned streets. All streets shall be arranged to conform
as closely as possible to the original topography. Streets which serve
as connector routes to population centers shall be connected with
streets of similar function, to form continuation thereof. Streets
shall be laid out to provide convenient and safe access to the property.
The rigid rectangular street pattern need not be adhered to, the use
of curvilinear streets and cul-de-sacs may be provided when their
use will result in a more desirable layout. Where a development abuts
an existing or proposed major street, the Borough may require the
use of reverse frontage lots or such other treatment that will provide
protection for abutting properties, reduce the number of intersections
with the major street and separate the local and through traffic.
Any new street proposing a connection between two existing state roads
shall be designed as a collector street and shall be designated as
a limited-access collector street. Access to a limited-access collector
street shall be only by means of a local street or a service street
due to the anticipated increased traffic using such a street; no individual
driveway access shall be permitted.
3.
Street Provisions for Future Development. Where appropriate, areas
shall be reserved for future street usage in conjunction with the
development of adjacent tracts. Areas reserved for future street usage
will not be required to be improved. However, these areas shall be
reserved for street improvements to be provided by the developer of
the adjacent tract. Wherever there exists a dedicated or platted area
reserved for future street usage along the boundary of a tract being
developed, the adjacent street shall be extended into the proposed
project provided this use is not adverse to the manmade or natural
features of the site.
4.
Half Streets. Half or partial streets (less than the required right-of-way
or cartway width) will not be permitted. All plans shall be designed
to provide for the entire required right-of-way and cartway.
5.
Vertical Alignments. Vertical street alignments shall be measured
along the centerline. The minimum grade of all streets shall be 0.75%
and the maximum grade shall be 10%.
A.
Vertical curves shall be used in changes in grade exceeding 1%. The
minimum lengths (in feet) of vertical curves shall be 15 times the
algebraic difference in grade. For example, if a 3% upgrade is followed
by 4% downgrade, the algebraic difference in grade is seven (+3 —
(-4) = 7); the minimum length of the vertical curve would then be
105 feet (15 x 7 = 105).
B.
Where the approaching grade exceeds 7% on any or all streets at a
four way street intersection or the terminating street at a three
way intersection, a leveling area shall be provided on the street(s)
with such excessive grade. Such leveling area(s) shall have a maximum
grade of 4% for a minimum length of 75 feet measured from the intersection
of the centerlines.
6.
Horizontal Alignments. Horizontal street alignments shall be measured
along the centerline. Horizontal curves shall be used at all angles
in excess of 2°. Single, long-radius curves shall be used rather
than a series of curves with varying radii and/or a series of short
curves separated by short, straight segments. The minimum horizontal
curve radius for streets shall be 150 feet, except as provided below.
A.
Perimeter Streets. Plans with street locations along the perimeter
of a property shall be required to show building setback lines and
clear sight triangles within the adjacent properties. The applicant
shall obtain permission from the adjacent landowner for the establishment
of the clear sight triangle and setback lines.
B.
Cartway Alignment. The centerline of the street cartway shall correspond
with the centerline of the street right-of-way.
C.
Collector streets designated as limited-access collector streets
shall be designed with a minimum horizontal radius of 1,000 feet.
Any street which provides a connection between two state roads shall
be designated as limited-access collector streets.
7.
Extension of Existing Streets. The extension of existing streets
which are presently constructed with a cartway different from the
standards of this Part shall be provided with a transition area, the
design of which is subject to Borough approval.
8.
Street Intersections.
A.
Multiple intersections involving the junction of more than two streets
are prohibited.
B.
The distance between the centerline of streets opening onto the opposite
sides of existing or proposed streets shall be no less than 150 feet
between centerlines, measured along the centerline of the street being
intersected.
C.
Intersections with major streets shall be located not closer than
1,000 feet, measured from centerline to centerline, along the centerline
of the major street being intersected.
D.
Right angle intersections shall be used whenever possible. No street
shall intersect another at an angle of less than 75°.
E.
The cartway edge at street intersections shall be rounded by a tangential
arc with a minimum radius of 20 feet for local streets and 30 feet
for intersections involving major streets. The right-of-way radii
at intersections shall be substantially concentric with the edge of
the cartway.
9.
Sight Distance at Street Intersections.
A.
There shall be provided and maintained at all intersections a clear
sight triangle with a line of sight between points 100 feet from the
intersection of the street centerlines. Clear sight triangles shall
be indicated on all plans. No building or other obstruction that would
obscure the vision of a motorist shall be permitted within these areas.
B.
Proper sight distance shall be provided with respect to both horizontal
and vertical road alignments at all intersections. The sight distance
measured from the centerline of the intersecting street with the right-of-way
of the intersected street, four feet above grade, shall be a minimum
of 300 feet.
C.
All streets intersecting a State Route shall be subject to the approval
of the Pennsylvania Department of Transportation and the Borough.
10.
Cul-de-sac Streets. Cul-de-sacs are prohibited.
11.
Service Streets (Alleys). Service streets are permitted only where
required to provide direct driveway access to arterial streets. Additional
use of service streets may be permitted by waiver provided that the
applicant produces evidence satisfactory for the need and provided
these are not the primary means of access.
A.
Where permitted, service streets shall have a minimum of 20 feet.
However, where service streets serve parcels on only one side, the
Borough may permit a paved surface of not less than 12 feet.
B.
No part of any dwelling, garage or other structure shall be located
within 16 feet of the centerline of a service street.
C.
Dead end service streets should be avoided, but where this proves
impossible, dead end service streets shall be terminated with a paved,
circular turnaround with a minimum radius to the outer pavement edge
of 40 feet.
12.
Driveways. Driveways shall be so located as to provide reasonable
sight distances at intersections with streets. Driveway locations
shall be delineated on all land development plans. Subdivision plans
may delineate locations or include a notice of conformity to this
specification.
13.
Dead End Streets. Dead end streets, other than approved cul-de-sacs,
shall be prohibited except as stubs to permit future street extension
into adjoining tracts.
14.
New Street Right-of-way and Cartway Widths. The minimum street rights-of-way
and cartway widths for new streets shall be as follows:
A.
Arterial Street. Provides for intercommunity travel, carrying large
volumes of traffic and connecting the Borough with major population
or commercial centers. Right-of-way width shall be the greater of
100 feet or as specified by the Pennsylvania Department of Transportation
based upon the projected average daily traffic and speed limit. Cartway
width shall be the greater of 44 feet or as specified by the Pennsylvania
Department of Transportation.
B.
Collector Street. Provides for intracommunity travel carrying significant
volumes of traffic. Right-of-way width shall be 60 feet. Cartway width
shall be 36 feet.
C.
Local Street. Provides access to residential land. Right-of-way width
shall be 50 feet. Cartway width shall be 34 feet.
D.
Service Street (Alley). A service street shall have a cartway width
of 20 feet. There is no right-of-way width for a service street.
E.
Provisions for additional cartway width may be required by the Borough
in specific cases for public safety and convenience.
1.
All street paving must conform to the following specifications and
as delineated in the typical street cross-section included in this
Part.
2.
All curb and sidewalk shall be installed in accordance with Ord.
693, [Part 1], as may be amended from time to time.
3.
Stone Base Course. A minimum of six inch crushed stone aggregate
base course shall be applied. Stone shall be 3A modified or preapproved
equal.
4.
Bituminous Concrete Overlay. A minimum of six inch bituminous concrete
base course (BCBC). In addition, a minimum of 1 1/2 inch bituminous
concrete wearing course shall be applied. Wearing course shall be
of ID-2A material. All materials shall be in conformance with the
latest edition of the Pennsylvania Department of Transportation Manual
Form 408 (PennDOT — Form 408).
5.
Underdrain. Underdrain pipe, in conformance with PennDOT —
Form 408, shall be installed one foot from the curb line in a trench
at least 12 inches wide by 18 inches deep. The trench shall be filled
with 1B stone aggregate.
6.
Crown. Minimum crown shall be 1/4 inches per foot.
7.
All work procedures shall conform to the requirements stated in PennDOT
Form 408.
[Ord. 667, 2/11/1988, § 5]
The Borough may, at its discretion, require the subdivider or
land developer to provide a maintenance guarantee or other approved
performance guarantee to guarantee maintenance and repair of any improvement
for a period of one year after construction thereof, or until acceptance
of improvements has been promulgated by the Borough.
