The design standards and requirements set forth
in this article shall be observed as minimums by the subdivider in
the design of each subdivision within Matamoras Borough. The Borough
may require more restrictive standards where necessary to protect
health, safety and welfare of the public and where circumstances unique
to the property so dictate.
B.
All portions of a tract being subdivided shall be
taken up in lots, streets, public lands or other proposed uses so
that remnants and landlocked areas shall not be created. The layout
of a subdivision shall also be planned with consideration to existing
nearby developments or neighborhoods so that the development is coordinated
in terms of traffic movement, drainage and other reasonable considerations.
C.
In all subdivisions, care shall be taken to preserve
natural features such as trees, watercourses, views and historical
features which will add attractiveness and value to the remainder
of the land. Damming, filling, relocating or other interference with
the natural flow of surface water along any surface water drainage
channel or natural watercourse shall not be permitted except with
the approval of the Borough and, where appropriate, the Pennsylvania
Department of Environmental Resources.
D.
Wherever possible, lot lines shall follow Borough
lines rather than cross them. Unusable parcels, the principal purpose
of which is to simply limit access to other lots, public rights-of-way,
public lands or adjacent private lands for nuisance value, are prohibited.
A.
Blocks.
(1)
Pedestrian interior walks may be required where necessary
to assist circulation or provide access to community facilities. Such
crosswalks shall have a width of not less than ten (10) feet and be
all-weather surfaced for not less than four (4) feet in width.
(2)
Blocks shall be of sufficient width to permit two
(2) tiers of lots of appropriate depth, except where an interior street
parallels a major street or where it backs up to a railroad, creek
or other natural barrier or unsubdivided area.
(3)
Cul-de-sac streets, permanently designed as such,
shall not exceed six hundred (600) feet in length and shall furnish
access to not more than twelve (12) dwelling units. Cul-de-sac streets
shall have at the closed end a turnaround with the right-of-way having
a minimum outside radius of not less than fifty (50) feet and shall
be paved to a radius of not less than forty (40) feet. Drainage of
culs-de-sac shall preferably be toward the open end.
B.
Lots.
(1)
All side lines of lots shall be at approximate right
angles to straight street lines and radial to curved street lines,
except where a variation to this rule will provide a safer layout.
(2)
Double frontage lots shall ordinarily not be platted,
except as specifically provided herein. In that event, a planting
strip of at least twenty (20) feet in width may be required along
the back of the lot.
(3)
If remnants of land exist after subdividing, they
shall be incorporated in existing or proposed lots.
(4)
Corner lots shall have an average width of at least
100 feet. Either of the two sides of a corner lot may be designated
as the front, provided that the rear yard shall always be opposite
the frontage so designated, and provided the mailing address of the
property shall correspond with the side designated as the front. All
corner lots shall have a curve with a minimum radius of 20 feet joining
the intersecting right-of-way lines.
[Amended 10-2-2007 by Ord. No. 293]
(5)
All lots shall front on a public or private street
(existing or proposed), and the right-of-way of the principal access
to any subdivision shall be a minimum of fifty (50) feet in width.
No subdivision will be approved where the width of the existing right-of-way
is less than fifty (50) feet unless the subdivider is able to secure
such additional right-of-way as may be required to achieve this width.
However, upon written request by the subdivider, the Borough may grant
a waiver from this and other street requirements of this chapter to
permit access to a single-family residential lot from a private drive,
provided that a release has been given the Borough making clear that
the Borough is exempted from all responsibility for the maintenance
of the same and the lot in question is not capable of being subdivided
further or is so restricted.
(7)
Monuments.
(a)
Monuments shall be placed at perimeter corners
and the corner of each street and markers set at the corner of each
lot to permanently and accurately define the metes and bounds of the
block and lots created. Monuments shall be of the following type or
approved equal:
[1]
Reinforced concrete, four by forty-eight (4
x 48) inches.
[2]
Cut stone, preferably granite, four by forty-eight
(4 x 48) inches.
[3]
Two by forty-eight (2 x 48) inches galvanized
iron pipe filled with concrete.
[4]
Brass pin, three-fourths (3/4) inch in diameter,
grouted four (4) inches into rock.
(b)
Monuments shall extend forty-two (42) inches
below ground or to solid rock. Lot corner markers shall be of pipe
or steel at least three-fourths (3/4) inch in diameter and eighteen
(18) inches in length and must be set at all corners of all lots prior
to final approval.
The subdivider shall construct a system of water
mains and connect with the Borough water system and provide a connection
for each lot. Suitable agreements shall also be established for the
design, specifications, construction, ownership and maintenance of
such distribution system, including fire hydrants.
A.
All subdivision and land developments shall be provided
with an adequate sewage disposal system. All residential lots shall
contain suitable areas for on-lot sewage disposal systems or be served
by an approved off-site sewage disposal system. Plans and specifications,
including a Planning Module for Land Development complete with all
appropriate components as required by the Pennsylvania Department
of Environmental Resources (to revise or supplement the Borough Official
Plan), shall be submitted with all preliminary subdivision or land
development plans. Following preliminary plan approval, the Borough
will submit copies of the module and necessary documentation to the
commonwealth for review. Commonwealth approval of the module and the
Borough's revision or supplement to its Official Plan shall be required
prior to final approval.
B.
On-site systems shall be provided in accordance with
criteria set forth by the Pennsylvania Department of Environmental
Resources. The Borough Sewage Enforcement Officer's site and soils
evaluation by the test pit method and favorable report is required
prior to preliminary plan approval. The Sewage Enforcement Officer
shall determine the number and location of test pits and soil percolation
tests necessary to determine the general suitability of soils throughout
the subdivision or land development for on-lot subsurface sewage disposal.
In the event that any developer shall intend
to make land changes by grading, filling, excavating or the removal
or destruction of the natural topsoil or vegetative covering thereon
in accordance with a subdivision plan submitted to the Borough, the
same shall only be approved and accomplished after the developer has
submitted to the Borough an Erosion and Sedimentation Plan and otherwise
complied with commonwealth regulations respecting such plans. Measures
in the plan shall meet with the approval of the Pike County Conservation
District.
A stormwater drainage plan may be required in certain cases for major subdivisions or land developments. Such a plan, along with § 108-26 above, shall comply with Pennsylvania DER regulations. Such a plan shall also be prepared in consultation with the Pike County Conservation District and the Soil Conservation Service, which shall suggest methods and appropriate measures for meeting the intent of the Pennsylvania Storm Water Management Act.[1] The general performance standard shall be that the amount
of uncontrolled stormwater leaving the site along any property line
after development shall not exceed that estimated for the site prior
to development. The following additional requirements shall apply:
A.
Lots shall be laid out and graded to prevent cross-lot
drainage away from proposed building areas. Natural drainage courses
shall be maintained.
B.
The existing points of natural drainage discharge
onto adjacent property shall not be altered, nor shall the rate of
water runoff be increased because of development, without the written
approval of all affected land owners.
C.
No stormwater runoff or natural drainage water shall
be so diverted as to overload existing drainage systems or create
flooding or the need for additional drainage structures on other private
properties or public lands without complete approval of provisions
being made by the developer for properly handling such conditions.
D.
Facilities shall be designed to accommodate storms
of a ten-year frequency unless a more stringent standard shall be
recommended by the Borough Engineer.
E.
Drainage structures that are located on state highway
rights-of-way shall be approved by the Pennsylvania Department of
Transportation, and a letter from that office indicating such approval
shall be directed to the Borough prior to final plan approval.
F.
All streets shall be so designed as to provide for
the discharge of surface water from their rights-of-way. The slope
of the crown on proposed streets shall be one-fourth (1/4) inch per
foot away from the center line.
G.
All proposed surface drainage structures shall be
indicated on the preliminary plan.
H.
Drainage plans shall include all appropriate designs,
details and dimensions necessary to clearly explain proposed construction
materials and elevations.
I.
Storm drains or storm sewer facilities may be required
in any development situation where the Borough Planning Commission
and the Borough Council determine that surface drainage facilities
are inadequate to prevent excessive erosion and lot or road maintenance
problems.
J.
Drainage systems shall be designed in accordance with
such design standards as may be promulgated by the Pennsylvania Department
of Environmental Resources or the Pennsylvania Department of Transportation,
using hydraulic computations to show effects of the flow of water.
In no case shall any pipe system of less than fifteen (15) inches
in diameter be used underneath a street or driveway.
K.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a drainage
easement conforming substantially with the line of such watercourse,
drainageway, channel or stream and of such width as will be adequate
to preserve the unimpeded flow of natural drainage or for the purpose
of widening, deepening, relocating, improving or protecting such drainage
facilities. Any changes in the existing drainageway shall be subject
to the approval of the Pennsylvania Department of Environmental Resources,
Division of Dams and Encroachments.
L.
All drainage systems and structures shall be subject
to the approval of the Borough Engineer, the Borough Council or any
such other qualified person as may be appointed for this purpose by
the Borough Council.
[1]
Editor's Note: See 32 P.S. § 680.1
et seq.
A.
General. The arrangement, character, extent, width,
grade and location of all streets shall conform to the Comprehensive
Plan. Where not shown on the Comprehensive Plan, the arrangement and
other design standards of streets shall conform to the provisions
found herein. Every subdivision shall have access to a public right-of-way.
B.
Design and arrangement.
(1)
In general, all streets shall be continuous and in
alignment with existing streets and shall compose a convenient system
to ensure circulation of vehicular and pedestrian traffic, with the
exception that minor streets shall be laid out including the use of
loop streets and culs-de-sac so that their use by through traffic
will be discouraged.
(2)
Where a subdivision abuts or contains an existing
or proposed arterial street, marginal access streets may be required
in order to protect residential areas from heavy traffic and also
to provide separation between local and through traffic.
(3)
Streets shall be logically related to the topography
so as to produce usable lots and reasonable grades as required by
this chapter and other Borough ordinances applicable to street standards.
(4)
New half or partial streets will not be permitted.
Wherever a tract to be subdivided borders an existing half or partial
street, the remaining portion of the street shall be platted within
such tract.
(5)
Dead-end streets shall be prohibited, except as stubs
to permit future street extension into adjoining tracts or when designed
as culs-de-sac.
(6)
Where adjoining areas are not subdivided, the arrangement
of streets in new subdivisions shall make provision for the proper
protection of streets.
(7)
Streets shall be laid out to intersect as nearly as
possible at right angles; in any event, no street shall intersect
another at less than sixty degrees (60°). Intersections of more
than two (2) streets shall be avoided.
(8)
Street and driveway intersections with arterial streets
shall not be so numerous, nor so close to each other, as to impede
the flow of traffic.
(9)
Clear sight triangles shall be provided at all street
intersections. Within such triangles, no structure or vision obstructing
object other than utility poles, streetlights, street signs or traffic
signs shall be permitted which obscures vision above the height of
thirty (30) inches and below ten (10) feet measured from the center-line
grade of intersecting streets. Such triangles shall be established
from a distance of seventy-five (75) feet from the point of intersection
of the center-lines.
C.
Alleys. Alleys may be permitted in residential areas
under special circumstances, but in no case shall an alley provide
the only means of access to a lot. Alleys are required on the rear
of all commercial and industrial lots, if no other provisions are
made for adequate service access or for parking.
D.
Street grades. Minimum vertical and horizontal visibility
[measured four and one-half (4 1/2) feet eye level to taillights
eighteen (18) inches above ground level] for curves shall be no less
than one hundred fifty (150) feet for all streets.
E.
Street and alley width.
(1)
The minimum right-of-way widths for streets and alleys
are as follows:
|
Type
|
Minimum Right-of-Way
(feet)
| |
|---|---|---|
|
Streets
|
50
| |
|
Alleys
|
20
| |
|
Crosswalks
|
10
|
(2)
Where the proposed subdivision fronts on an existing
public right-of-way of less than the required width as specified above,
the subdivider shall provide additional right-of-way as may be required
to conform with these standards. Where the proposed subdivision fronts
on only side of such a road, the entire additional width required
shall be provided on that side.
F.
Dead-end streets. Any dead-end street of a temporary
nature, if longer than two hundred (200) feet or fronted by existing
lots, shall have a surfaced turning area equal in diameter to the
right-of-way width of said street at its termination.
G.
Grading. The entire width of the travel way of each
street in a proposed subdivision shall be graded and suitably prepared
for installation of paving, drainage structures, curbs and gutters,
in accordance with the appropriate standards for the class of street.
The subgrade shall be free of sod, vegetative matter or other similar
material. Where poor subsurface drainage conditions exist, adequate
drainage shall be installed. The subgrade construction shall conform
to minimum standards of the Pennsylvania Department of Transportation.
H.
Pavement.
(1)
Minimum street pavement widths.
(a)
The width of pavement required shall vary, depending
upon the character of the development served and the amount of traffic
expected to utilize the street. The following are minimum street pavement
widths:
|
Type of Street
|
Minimum Shoulder Width
(each side)
|
Minimum Clearance Beyond Shoulder
(each side)
|
Minimum Pavement Width
| |
|---|---|---|---|---|
|
Major streets
|
10 feet
|
10 feet
|
24 feet
| |
|
Collector streets
|
10 feet
|
8 feet
|
22 feet
| |
|
Minor streets
|
4 feet
|
4 feet
|
20 feet
| |
|
Alleys
|
12 feet
|
(b)
Waivers of these standards may be granted to
conform to present conditions where an extension of an existing street
is proposed.
(2)
The pavement shall be constructed in accordance with
specifications and standards contained in the Borough Road Ordinance,
if such ordinance exists.
I.
Berms and embankments.
(1)
Street shoulders shall be constructed with materials
as specified by the Pennsylvania Department of Transportation. The
entire shoulder area shall be uniformly and thoroughly compacted by
rolling and must be level with the top of the road paving or as directed
by the Engineer.
(2)
Embankments at the sides of streets and cross sections
of drainage ditches shall not exceed a maximum slope of two (2) feet
horizontally to one (1) foot vertically in a cut or fill section.
In special cases, the Engineer may require more rigid standards.
J.
Walls, slopes and traffic guards.
(1)
Where the grade of the street is above or below the
grade of the adjacent land, walls or slopes shall be constructed in
a manner satisfactory to the Borough and shall be sufficient to support
the street or the adjacent land, as the case may be.
(2)
Where the grade of the street is three (3) feet or
more above the grade of the adjacent land, guards shall be built to
protect travel, if required by the Borough Engineer.
K.
Street improvements (generally). All streets, including
culs-de-sac and alleys, shall be constructed as shown on the preliminary
and final plan approved by the Council members and in conformity with
the Borough Road Ordinance. Where such ordinance does not provide
a clear standard, the Borough may rely upon the standards promulgated
by the Pennsylvania Department of Transportation for local streets.
L.
Street name signs. Four-way street name signs of a
design approved by the Borough Council members will be installed at
each street intersection by the subdivider at his own expense. Streets
that are extensions of or obviously in alignment with existing streets
shall bear the name of existing streets. Street names shall not be
repeated within the Borough and shall be subject to Borough approval.
M.
Streetlighting.
(1)
Streetlighting is the responsibility of the applicant
to provide and the lot owners to maintain and operate. The Borough
Engineer will determine when and if streetlighting is necessary, evaluating
need on the basis of safety considerations and commonly accepted standards
of lighting.
(2)
Whether or not streetlights are initially installed,
the developer shall be responsible for providing utility easements
for future streetlighting installation, upon consultation with the
public service utility company involved.
N.
Shade trees. Reasonable efforts should be made by
the subdivider to preserve existing shade trees along any proposed
street right-of-way.
O.
Requirement for road occupancy and other permits.
(1)
No driveway, street or drainage facility or structure
shall be constructed or altered within a state right-of-way, and no
drainage facility of the Pennsylvania Department of Transportation
(Penn DOT) shall be altered or connected onto without first obtaining
a permit from Penn DOT.
(2)
No driveway, local road or drainage facility or structure
shall be constructed or altered within a Borough right-of-way, and
no drainage facility of Matamoras Borough shall be altered or connected
onto without first obtaining a permit from the Matamoras Borough Council.
P.
Private drives.
(1)
Individual driveways serving only one (1) single-family
dwelling each shall not be subject to street improvement requirements
of this chapter or of the Borough Road Ordinance. Also, private drives
to service no more than two (2) single-family dwellings shall be permitted,
provided that the Borough is given satisfactory evidence, in the form
of declaration of restrictive covenants, that the private status of
said road is permanent and the following standards are met:
(2)
Pavement may consist of any all-weather surface satisfactory
to the Borough Engineer. If there is a potential for resubdivision
of either of the lots to be serviced by private drive such that eventually
more than two (2) lots might result, the subdivider shall provide
additional right-of-way as necessary to serve the maximum potential
number of lots. All drainage plans shall be subject to approval by
the Borough Council on the advice of the Borough Engineer.
Application. All commercial and industrial subdivisions
shall comply with the requirements of the sections below:
A.
Street systems.
(1)
Traffic movements in and out of commercial and industrial
areas should not interfere with external traffic, nor should they
create hazards for adjacent residential areas.
(2)
The design of streets, service drives and pedestrianways
should provide for safe and hazard-free internal circulation, including
provision for fire lanes where appropriate.
(3)
The points of ingress shall be designed so as not
to require commercial or industrial traffic to pass through residential
areas, insofar as possible.
B.
Block layout. Block layout shall conform with due
consideration of site conditions, with best possible service to customers,
traffic and parking circulation and pickup and delivery services.
In no case shall a block length conform into adjoining parcels or
blocks. Where safety considerations mandate, larger blocks may be
required as a minimum.
C.
Size. Lot sizes shall be based on the following factors:
(1)
The total area shall be sufficient to provide adequate
space for off-street parking and loading, landscaping and other facilities.
(2)
Whenever possible, commercial parcels should include
enough land to provide for a group of commercial establishments, planned,
developed and operated as a unit. In no case will narrow, highway
ribbon developments be approved.
The standards contained in § 124-27 of Chapter 124, Zoning, shall apply to all multifamily residential subdivisions and townhouse developments, but no building permits for the same shall be issued until preliminary plan approval has first been obtained under these regulations. No certificates of use shall be granted until final plan approval has been obtained hereunder.
