The arrangement, character, extent, width, grade and location
of all streets shall conform to the Official Map of the Borough of
Middletown or the Community Master Plan of the Borough of Middletown,
if one has been adopted, and shall be considered in their relation
to existing and planned streets, to topographical conditions, to public
convenience and safety and in their appropriate relation to the proposed
uses of the land to be served by such streets. Where not shown on
the Official Map or Community Master Plan, the arrangement and other
design standards of streets shall conform to the provisions found
herein.
A.
The arrangement of streets in new subdivisions shall make provisions
for the continuation of existing streets in adjoining areas.
B.
Where adjoining areas are not subdivided, the arrangement of streets
in new subdivisions shall make provisions for the proper projection
of streets.
C.
When a new subdivision adjoins unsubdivided land appropriate for
subdivision, then the new streets shall be carried to the boundaries
of the tract proposed to be subdivided.
D.
Proposed streets shall conform to any local, county and state road
or highway plans which have been prepared, adopted and/or filed as
required by law.
E.
Alleys shall be discouraged in residential districts. In commercial
and industrial areas, adequate alleys or off-street loading and unloading
space, where needed for loading and unloading or access purposes,
shall be provided.
F.
Minor streets shall be laid out to discourage through traffic.
G.
Street jogs with center-line offsets of less than 150 feet shall
be avoided.
H.
Whenever the proposed subdivision or land development contains or
is adjacent to a highway designated as a "limited-access highway"
by the appropriate highway authorities, provision shall be made for
a marginal access street at a distance acceptable for the appropriate
use of the land between the highway and such street. The Borough Engineer
may also require rear service access, reverse frontage lots or such
other treatment which will provide protection for abutting properties,
reduction in the number of intersections with major streets and separation
of local and through traffic.
I.
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 of this chapter and where, in addition,
satisfactory assurance for dedication of the remaining part of the
street can be secured.
J.
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.
K.
New reserved strips, including those controlling access to streets,
shall be prohibited.
L.
Dead-end streets designed to be so permanently shall not be longer
than 500 feet nor shorter than 200 feet and shall be provided with
a turnaround having an outside diameter of at least 80 feet and a
property line diameter of at least 100 feet.
M.
Names of new streets shall not duplicate existing or platted street
names or approximate such names by the use of suffixes such as "lane,"
"way," "drive," "court" or "avenue." New streets shall bear the same
name of any continuation or alignment with an existing or platted
street.
B.
Location. Easements for public utilities shall, whenever possible,
be centered on side or rear lot lines. Drainageways, channels or stream
easements may be located as necessary to adequately meet the engineering
requirements for the facility.
C.
Transmission lines. Where natural gas, petroleum or high-tension
lines are located within or adjacent to the subdivision or land development,
the application shall provide the Planning Commission with a statement
from the utility company involved setting forth any special conditions
which they may require.
D.
Responsibility. Where easements are necessary for utilities, roadways,
etc., over adjoining properties, the developer will be required to
provide them.
A.
B.
Lots. The arrangement and other design standards of lots shall conform
to the following requirements:
(1)
Every lot shall abut a public, minor, marginal access, collector
or arterial street. Side lot lines should be substantially at right
angles or radial to street lines.
(2)
Double frontage lots shall not be platted, except that, where desired
along limited access highways, lots may face on an interior street
and back on such thoroughfares. In that event, a planting strip for
a screen at least 20 feet in width shall be provided along the back
of the lot. Where lots back on a railroad, creek or other natural
barrier, a twenty-foot planting screen strip may also be required.
Interior lots having frontage on two streets shall be prohibited,
except where unusual conditions make it desirable.
A.
Residential 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 curbline of 40 feet and a property line radius to 50 feet.
B.
Commercial and industrial culs-de-sac shall be adequate for the type
of use to be serviced.
C.
Temporary dead-end streets, on approved plans, may be used, provided
that the developer, on his own land, constructs a stabilized all-weather
turnaround of the same radius as would be required for a permanent
street, the turnaround to be removed when the street is continued.
D.
Permanent cul-de-sac streets shall have a minimum length of 200 feet
and not exceed 500 feet in length.
A.
Curves.
(1)
Whenever street lines are deflected in excess of 1°, connection
shall be made by horizontal curves.
(2)
A tangent shall be required between curves, except on minor streets.
(3)
The center lines of streets shall intersect as nearly at right angles
as possible, but in no case shall they intersect at less than 75°
or more than 105°.
B.
C.
Clear sight triangles. Minimum clear sight triangles shall be provided
as follows:
A.
Street right-of-way and cartway widths shall not be less than as
shown in the following table:
|
Street Type
|
Right-of-Way
(feet)
|
Cartway
(feet)
|
Sidewalk
(feet)
|
|---|---|---|---|
|
Arterial
|
80 to 100
|
To be determined by the Planning Commission and Borough Council
| |
|
Collector
|
60 to 80
|
40
|
4
|
|
Minor
|
60
|
34
|
4
|
|
Marginal access
|
50
|
34
|
4
|
|
Alley
|
20
|
Paved the full width
|
B.
Short extensions of already existing streets with right-of-way or
cartway widths less than the requirements above may be permitted,
provided that the Planning Commission and the Borough Council determine
that such an extension would be reasonable and necessary for the orderly
and efficient completion of that street.
C.
Provisions for additional street width (right-of-way, cartway or
both) may be required by the Borough Council and/or the Planning Commission
in specific areas:
Streets shall be logically related to the topography so as to
produce usable roads and reasonable grades. The grade of streets shall
be as follows:
A.
B.
Leveling area. Where the grade of any street at the approach to an
intersection exceeds 7%, a leveling area shall be provided having
grades not greater than 4% for a distance of 25 feet, measured from
the nearest right-of-way line on the intersecting street.
A.
Intersection design.
(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
75° or more than 105°.
(2)
Multiple intersections involving the junction or crossing of more
than two streets are prohibited. Where this proves impossible, such
intersections shall be designed with extreme care for both pedestrian
and vehicular safety.
(3)
To the fullest extent possible, intersections with major traffic
streets shall be located not less than 800 feet apart, measured from
center line to center line.
(4)
Streets entering opposite sides of another street shall be laid out
either directly opposite one another or with a minimum offset of 150
feet between their center lines.
B.
Curb radii. Minimum curb radii at street intersections shall be 20
feet for intersections involving only minor streets, 35 feet for intersections
including other type streets or such greater radius as is suitable
to the specific intersection. Property line corners shall be rounded
with a concentric radius as provided for the curb.
A.
Lot drainage. Lots shall be laid out and graded to provide positive
drainage away from new and existing buildings.
B.
Storm sewer installation. Storm sewers, culverts and related installations shall be installed in accordance with § 238-21 to provide:
C.
Stormwater runoff. In the design of storm sewerage installations,
specific consideration shall be given to avoidance of problems which
may arise from concentration of stormwater runoff over adjacent properties.
The Council will review storm sewer plans on the basis of a ten-year
storm.
D.
Open drainageways. When open drainageways are used for the disposal
of stormwater, the Planning Commission shall review the design of
such open drainageways in relation to the following:
(1)
Safety. Steep banks and deep pools shall be avoided.
(2)
Erosion. Adequate measures shall be taken, such as seeding, sodding,
paving or other measures as necessary, to prevent the erosion of banks
and the scouring of the channel bottom.
(3)
Stagnation. Design of open drainageways shall not create stagnant
pools or swampy areas.
E.
Approval. Any structure in, along or across any stream having a drainage
area of 1/2 mile square or more shall be subject to approval by the
Pennsylvania Department of Environmental Protection. The applicant
shall submit to the Commission a copy of the approved permit for a
structure from the Pennsylvania Department of Environmental Protection.
A.
In reviewing subdivision and land development plans, the Council
will consider the adequacy of existing or proposed community facilities
to serve the additional dwellings proposed by the subdivision.
B.
The applicant shall give earnest consideration to the desirability
of providing or reserving areas for facilities normally required in
residential sections, including churches, libraries, schools and other
public buildings, parks, playgrounds and playfields, and shopping
and local business centers.
C.
Areas 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. Prior to preparation of
final plans, subdividers of large tracts should review with the Council
staff minimum standards for various community facilities applicable
to the tract to be subdivided.
