A.
The design standards and requirements outlined in
this article will be utilized by the Township in determining the adequacy
of all plans for proposed subdivisions and land developments.
B.
Development shall be planned, reviewed and carried
out in conformance with all Township, county, state and other applicable
laws and regulations.
C.
Whenever other Township ordinances or regulations
impose more restrictive standards and requirements than those contained
herein, such other regulations shall be observed.
A.
Land subject to flooding or other hazards to life,
health or property and land deemed to be topographically unsuitable
shall not be subdivided or developed for residential occupancy or
for such other uses as may endanger health, life or property or aggravate
erosion or flood hazards until all such hazards have been eliminated
or unless adequate safeguards against such hazards are provided by
the final plans. Such land within a subdivision or land development
shall be set aside on the plan for uses that will not be endangered
by periodic or occasional inundation or will not produce unsatisfactory
living conditions.
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.
C.
Whenever possible, applicants shall preserve scenic
points, historic sites and other community assets and landmarks as
well as natural amenities, such as mature trees and waterways.
D.
Subdivisions and land developments should be laid
out so as to avoid excessive cut or fill.
E.
Applicants shall observe the required rights-of-way for contiguous existing roads as prescribed in this chapter. Additional portions of the corridors for such roads shall be offered to the government agency having jurisdiction at the time the subdivision or land development is consummated. Applicable building setback lines, as defined by Chapter 195, the Zoning Code of current adoption, shall be delineated as measured from the required right-of-way lines.
F.
When only a portion of a tract is being reviewed relative
to subdivision and land development but where future subdivision or
land development is possible, the applicant shall, subject to approval
of his plan, demonstrate that the remainder of the tract or parcel
may be subdivided or developed in conformance with the existing zoning
classification of land use in a logical and satisfactory manner.
G.
Proposed subdivision and land development shall be
coordinated with the existing nearby neighborhood as well as abutting
tracts where future development is possible so that the community
as a whole may develop harmoniously.
H.
Improvement construction requirements will be completed
under specifications of the Pennsylvania Department of Transportation,
the Pennsylvania Department of Environmental Protection or other appropriate
state agency, the Montgomery County Soil and Water Conservation District
or other appropriate agencies, or the specifications included herein,
whichever specifications shall be the more restrictive.
I.
Community facilities. The developer shall construct
and install, with no expense to the Township, the streets, curbs,
sidewalks, water mains, sanitary and storm sewers, streetlights, fire
hydrants, street signs, shade trees, monuments and other facilities
and utilities specified in this article. Construction and installation
of such facilities and utilities shall be subject to inspection by
appropriate Township officials during the progress of the work, and
the developer shall pay for inspection.
A.
Block layout. The length, width and shape of blocks
shall be determined with due regard to:
B.
Block length.
(1)
Residential blocks shall ordinarily be no less than
500 feet in length or no more than 1,200 feet in length.
(2)
In the design of blocks longer than 1,000 feet, special
consideration shall be given to the requirements of satisfactory fire
protection.
(3)
Where practicable, blocks along arterial and collector
streets shall not be less than 1,000 feet long.
C.
Block depth. Residential blocks shall be of sufficient
depth to accommodate two tiers of lots, except:
D.
Commercial, industrial and planned residential development
blocks. Blocks in commercial, industrial and planned residential developments
may vary from the elements of design detailed above if required by
the nature of the use. In all cases, however, adequate provision shall
be made for traffic circulation, off-street parking and loading areas.
A.
General standards.
(1)
Within the requirements of Chapter 195, Zoning, the size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.
(2)
Insofar as practical, side lot lines shall be at right
angles to street lines or radial to curved street lines. Nonradial
lines shall be so noted.
(3)
Where feasible, lot lines shall follow municipal boundaries
rather than cross them in order to avoid jurisdictional problems.
(4)
Generally, the depth of residential lots shall be
not less than one nor more than three times their width.
(5)
Depth and width of parcels intended for nonresidential
uses shall be adequate for the use proposed and sufficient to provide
satisfactory space for on-site parking, loading and unloading, setbacks,
landscaping, etc.
B.
Lot frontage.
(1)
All lots shall have direct access to an existing or
proposed public street or to a private street approved by the Township.
(2)
Double or reverse frontage lots may be required to
provide separation of residential development from arterial streets
or to overcome specific disadvantages of topography or other natural
features of the proposed subdivision tract.
(3)
All residential reverse frontage lots shall have a
rear yard with a minimum depth of 75 feet, measured along the shortest
distance from the proposed dwelling unit to the required right-of-way,
and shall, within such rear yard and immediately adjacent to the right-of-way,
have a planting screen easement of at least 25 feet in width, across
which there shall be no right of vehicular access.
C.
Lot access.
(1)
When required by the Commissioners, adequate turnaround
space shall be provided behind the right-of-way line.
(2)
Where access is permitted to a state or county road
or highway, authorization from the appropriate agency must be provided
by the display of a valid highway occupancy permit. Driveways to single-family
residences shall intersect streets at angles of no less than 60°.
All other driveways or access roads shall intersect streets at right
angles, where practicable, and in no case less than 75°.
(3)
Widths of access roads or driveways shall be in accordance
with the following standards:
(a)
Access roads for multifamily residential and
all nonresidential subdivisions shall be no less than 30 feet in width
at the street line and shall be clearly defined by use of curbing.
(b)
Driveways, excluding aprons, for single-family
residential subdivisions shall be no less than 10 feet in width but
shall not exceed 24 feet in width at the street line.
(4)
To provide safe and convenient ingress and egress,
access road and driveway entrances shall be rounded at the following
minimum radius: access road entrances for multifamily residential
developments, mobile home parks and all nonresidential subdivisions
shall be rounded at a minimum radius of 25 feet.
(5)
Driveway entrances for single-family residential subdivisions
shall be depressed curbs.
(6)
Access road grades or driveway grades shall not exceed
7%, except for grades up to 10%, which, when submitted with a full-scale
grading and drainage plan, may be approved by the Board.
(7)
The center line of an access road or driveway at the
point of access to a street shall not be located closer to the center
line of a street intersection than 75 feet.
A.
General requirements.
(1)
The proposed street pattern shall conform to existing
roads, to the Township road map, and to such county and state road
and highway plans as have been duly adopted.
(2)
The street system shall be arranged in such a manner
to:
(a)
Allow proper development of surrounding properties
in relation to both existing and planned roads.
(b)
Minimize street intersections and pedestrian-vehicular
conflict points.
(c)
Conform to the contour of the land so as to
produce usable lots and streets of reasonable grade, alignment and
drainage.
(d)
Discourage through traffic and excessive speeds.
(e)
Provide access to all lots and all portions
of the tract in the subdivision and to adjacent properties where required
by the Board.
(3)
Streets that are extensions of or obviously in alignment
with existing streets shall bear the names of the existing streets.
Street names shall not be repeated, and all street names shall be
subject to the approval of the Board of Commissioners.
(4)
Where a subdivision or development abuts or contains
an existing or proposed primary or secondary street, the Board may
require reverse frontage with screen planting along the rear property
line, extra deep lots with rear service roads, or such other treatment
as may be necessary for the adequate protection of residential properties
and to afford separation of through and local traffic.
(5)
Where a subdivision or land development abuts an existing
street of improper alignment, the Board may require the dedication
of land sufficient to widen the street or correct the alignment.
(6)
Where the lots resulting from the original subdivision
are large enough for resubdivision or if a portion of the tract is
not subdivided, suitable access to street openings for such an eventuality
shall be provided.
(7)
Whenever an applicant proposes to establish a street
which is not offered for dedication and not required to be offered
for dedication, he shall submit a copy of a statement signed by the
Township Solicitor that he has made an agreement on behalf of his
heirs and assigns with the Township. Said agreement shall be subject
to the approval of the Board of Commissioners and shall be recorded
with the subdivision plan. Said agreement shall establish the conditions
under which the streets may later be offered for dedication and stipulate,
among other things, the following:
(a)
That the street shall be in a good state of
repair as certified by the Township Engineer or that the owners of
the lots along it agree to include with the offer of dedication sufficient
money, as estimated by the Township Engineer, to bring the street
in conformance with Township specifications.
(b)
That an offer to dedicate the street shall be
made only for the street as a whole.
(c)
That the method of assessing repair costs shall
be as stipulated.
(d)
That the agreement to offer the street for dedication
by the owners of more than 50% of the lot road frontage shall be binding
on owners of the remaining lots.
(8)
The Commissioners shall, in the interest of highway
safety and the safety of the area residents and in order to promote
orderly community development, require the owner/developer of any
large commercial complex, such as a shopping center, industrial park
or plant, housing project, apartment complex, major education or recreational
facility or other significant traffic generator, to meet jointly with
representatives of the Township and County Planning Commissions and
the Pennsylvania Department of Transportation to ultimately achieve
the best possible design from the standpoint of traffic.
(9)
Any applicant who encroaches within the legal right-of-way
of a state highway is required to obtain a highway occupancy permit
from the Pennsylvania Department of Transportation, Permits Office,
Saint Davids, Pennsylvania.
(10)
Any applicant who encroaches within the legal
right-of-way of a county highway is required to obtain a highway occupancy
permit from the Montgomery County Public Works Department, Roads and
Bridges Division, Norristown, Pennsylvania.
B.
Street alignment.
(1)
Proper sight distance shall be provided for both horizontal
and vertical alignment. Measured along the center line, minimum sight
distance shall be 500 feet for primary streets, 300 feet for secondary
streets and 200 feet for local streets, measured at the center line
and at the driver's-eye height of 4.5 feet.[1]
(2)
Horizontal curves.
(a)
Horizontal curves shall be used in all changes
of direction in excess of 1°. Long radius curves shall be used
rather than a series of curves connected by short tangents. Minimum
radius curves at the end of long tangents will not be approved. Minimum
radii at the center line for horizontal curves shall be as follows:
|
Type of Street
|
Minimum Radius
(feet)
| |
|---|---|---|
|
Primary
|
300
| |
|
Secondary
|
200
| |
|
Local
|
100
|
(b)
Except for local streets, the minimum tangent
between reverse curves shall be 100 feet.
(3)
Vertical curves shall be used at changes in grade
of more than 1%. The length of curve shall be approximately 50 feet
on all primary and secondary roads and 25 feet on all other roads
for each one-percent change in grade. Over summits or in sumps, vertical
curves shall not produce excessive flatness in grade. The high or
low point on a vertical curve shall be definitely and clearly shown.
(4)
Street superelevations may be required on primary
and secondary streets. Curves shall be superelevated in accordance
with Pennsylvania Department of Transportation Design Manual, Part
2, Highway Design, as amended, subject to approval of the Township
Engineer.
C.
Street grades.
(1)
There shall be a minimum grade of at least 1% on all
streets.
(2)
Grades in excess of 5% shall be avoided whenever possible.
For distances of not more than 1,500 feet, there shall be a maximum
grade of 7% on primary and secondary roads and 10% on all other roads.
The grade shall be measured along the center line.
(3)
Combinations of minimum horizontal curves and maximum
grades shall not be permitted.
(4)
The grade within 50 feet of any side of an intersection
or the outer perimeter of a cul-de-sac shall not exceed 3%. The grade
shall be measured along the curbline.
(5)
All streets shall be graded to the grades shown on
the street profile and cross-section plan submitted and approved with
the preliminary plan of subdivision and land development. They shall
be inspected and checked for accuracy by the Township Engineer.
D.
Classification of streets.
(1)
All roads shall be classified as one of the following:
primary - arterial; secondary - collector and feeder; and local -
residential and cul-de-sac.
(a)
Arterial streets connect district centers or
communities which serve large volumes of fast-moving traffic. Restrictions
are placed on the access of adjacent properties. For the most part,
the authority for control of access or construction within their right-of-way
is vested with the Pennsylvania Department of Transportation.
(c)
Local streets.
[1]
Residential streets are those which are used
strictly to serve residential areas and do not serve as through roads
in a development.
[2]
Cul-de-sac streets are those which are closed
at one end and shall not be more than 500 feet long, terminating in
a turnaround with a minimum right-of-way radius of 52 feet and an
outer paving radius of 40 feet. A permanently terminated cul-de-sac
shall not be approved when a through street is practicable.
(2)
Required street widths.
(a)
Minimum street requirements shall be as follows:
|
Classification
|
Right- of-Way
(feet)
|
Pavement Widths
(feet)
|
Sidewalk Required
|
Curb Required
|
|---|---|---|---|---|
|
Arterial
|
90
|
62
|
5-foot
|
Yes
|
|
Collector
|
80
|
52
|
5-foot
|
Yes
|
|
Feeder
|
70
|
46
|
4-foot
|
Yes
|
|
Residential
|
54
|
30
|
4-foot
|
Yes
|
|
Cul-de-sac
|
54
|
30
|
4-foot
|
Yes
|
(b)
(c)
Where the subdivision fronts on an existing
street, the existing paved portion shall be extended to the required
curbline. Construction of any such widening shall be as directed by
the Township Engineer.
[1]
Minimum right-of-way width for development along
existing streets will correspond with the designated right-of-way
for these streets.
[2]
Islands and medial strips may be permitted in
streets immediately adjacent to and in commercial zones. However,
no circles or circular segments shall be permitted on any street.
[3]
Additional width requirements. Additional right-of-way
and/or cartway widths may be required by the Township:
[4]
No fences, hedges, trees, shrubbery, walls,
plantings or other obstructions shall be located or permitted within
the right-of-way.
(3)
Street intersections.
(a)
Number of intersections. No more than two streets
shall cross at the same point. When existing streets intersect at
odd angles or have more than four approaches, the developer shall
be required to make corrective changes to eliminate the odd angle
or reduce the number of approaches to the intersection by curving
the lesser street.
(b)
Minimum angle of intersection. Right-angle intersections
shall be used whenever practicable, especially when residential streets
empty into arterial or collector streets. There shall be no intersection
angle, measured at the center line, of less than a seventy-degree
minimum.
(c)
Center line. Two streets intersecting a third
street from opposite sides shall either intersect with a common center
line or be separated by a minimum distance of 350 feet, measured along
the center lines.
(d)
Sight distance. Clear sight triangles shall
be provided at all intersections. Within such triangles, no object
greater than 2 1/2 feet in height and no other object that would
obstruct the vision of the motorist shall be permitted. Such triangles
shall be established as measured from the road center lines at a distance
of 100 feet. Wherever a portion of the line of such triangles occurs
within the proposed building setback line, such portion shall be shown
on the final plan of subdivision and shall be considered the building
setback line.
(e)
Approach criteria. All approaches to an intersection
shall not exceed 3% in grade for a distance of 50 feet measured from
the nearest right-of-way line of the existing street and shall follow
a straight horizontal course for 100 feet.
(f)
Radii of pavement and right-of-way at intersections.
Street intersections shall be rounded with tangential arcs at pavement
edge (curbline) and right-of-way lines as listed below. Where two
streets of different right-of-way widths intersect, the radii of curvature
for the widest street shall apply. The pavement edge (or curbline)
radius and right-of-way radius should be concentric when possible.
|
Type of Street
|
Minimum Radius of Arc at Intersection
of Pavement Edge or Curbline
(feet)
|
Minimum Radius of Arc at Intersection
of Right-of-Way Line
(feet)
| |
|---|---|---|---|
|
Arterial
|
40 (or more as may be required)
|
26
| |
|
Collector
|
35
|
21
| |
|
Feeder
|
30
|
18
| |
|
Residential
|
25
|
13
| |
|
Cul-de-sac
|
25
|
13
|
E.
Construction standards.
(1)
The following are considered to be minimum street
construction standards. More restrictive standards may be applied
if conditions warrant.
|
Type of Street
|
Prepared Subgrade Required
|
Base Course*
(inches of crushed aggregate)
|
Surface Course
|
|---|---|---|---|
|
Arterial
|
Yes
|
12
|
One-inch bituminous wearing course ID-2 on two-inch
bituminous binder course ID-2
|
|
Collector
|
Yes
|
12
|
Same as arterial streets
|
|
Feeder
|
Yes
|
10
|
Same as arterial streets
|
|
Residential
|
Yes
|
10
|
Same as arterial streets
|
|
Cul-de-sac
|
Yes
|
10
|
Same as arterial streets
|
|
Driveways, parking areas
|
Yes
|
6
|
One-inch bituminous wearing course ID-2 on one-and-one-half-inch
bituminous binder course ID-2
|
|
*NOTE: Alternate designs utilizing bituminous
concrete base course may be submitted to the Township Engineer.
| |||
(2)
Foundation underdrain. When ground conditions warrant,
foundation underdrain shall be placed in the cartway at the direction
of the Township Engineer.
F.
Street names.
(1)
Proposed streets which are in alignment with others
already existing and named shall bear the names of the existing streets.
(2)
In no case shall the name of a proposed street duplicate
an existing street name in the municipality and in the postal district,
irrespective of the use of the suffix "street," "road," "avenue,"
"boulevard," "driveway," place," "court," "lane," etc.
(3)
All street names shall be subject to the approval
of the Commissioners.
A.
Automobile parking facilities shall be provided off roads, in accordance with requirements of this chapter and Chapter 195, Zoning.
B.
At no time shall angled or perpendicular parking along
the curbs of local, public or private access roads be permitted. All
parking lots and bays allowing any parking other than parallel shall
be physically separated from the cartway by a minimum of 10 feet and
confined by barrier curbing.
C.
No one area for off-street parking of motor vehicles
in residential areas shall exceed five cars in capacity. Separate
parking areas on a parcel shall be physically separated from one another
by ten-foot planting strips.
D.
No less than 10 feet of open space shall be provided
between the curbline of any parking area and the outside wall of a
building.
E.
Stall dimensions.
[Amended 3-25-1991 by Ord. No. 91-3]
(1)
Parking stall dimensions shall not be less than those shown in Subsection H, measured perpendicular and parallel to the stall, respectively.
(2)
For all parking lots which exceed five parking spaces, parking stall dimensions specified in Chapter 195, Zoning, for parking spaces shall be delineated by painted white or yellow lines having a width of not less than four inches. Parking stall lines must be maintained in a good and visible condition.
F.
All dead-end parking lots should be designed to provide
sufficient backup area for the end stalls.
G.
No less than a five-foot radius of curvature shall
be permitted for all curblines in all parking areas.
H.
Parking lots shall be designed based on the following
criteria:
|
Aisle Width
| ||||
|---|---|---|---|---|
|
Angle of Parking
(degrees)
|
Parking Depth
(feet)
|
Stall Width
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
|
|
90°
|
A
|
A
|
25
|
25
|
|
60°
|
17B
|
A
|
20
|
C
|
|
45°
|
14B
|
A
|
18
|
C
|
I.
Poured-in-place concrete curbing.
(1)
Poured-in-place concrete curb shall be provided at
the following locations:
(a)
To define street entrances (except in cases
where a depressed curb and apron treatment is utilized, i.e., residential
drives or small parking areas).
(b)
Around landscaped areas or islands defining
aisles and parking stalls.
(c)
Around the perimeter of parking lots adjacent
to buildings.
(d)
Between sidewalks and the parking lot.
(e)
Where needed to control stormwater runoff.
(2)
If poured-in-place curb is not required or utilized
around the perimeter of the parking lot and parking stalls face the
perimeter, precast concrete bumpers shall be installed two feet in
from the edge of paving. Bumpers shall be at least six feet long and
five inches high, anchored with two twenty-four-inch-long iron pins.
J.
The maximum grade permitted for areas on which vehicles
will be parked shall be 5%. Entrances and connecting drives shall
not exceed 10%.
K.
Stormwater management facilities shall be provided pursuant to the provisions of the Stormwater Management Ordinance set forth at Chapter 162.
[Amended 3-22-2004 by Ord. No. 2004-2]
L.
Landscaping requirements shall be in accordance with § 195-9O(5) of the Township Code. In order to accomplish § 195-9O(5)(b), a landscaped area equivalent to one parking stall (i.e., 10 feet by 20 feet) shall be provided for every nine parking stalls. This area shall be within the parking lot and shall be used to separate the parking stalls. These areas should be distributed rather uniformly throughout the parking lot. In addition, landscaped islands equal in size to not less than one parking space shall be provided along both sides at the end of each parking aisle and adjacent to each entrance and exit.
[Amended 3-25-1991 by Ord. No. 91-3]
M.
Lighting shall be provided as required in Chapter 195, Zoning, or as may be required by the Township Engineer. Light standards shall be arranged so as to provide a minimum level of illumination on the parking lot surface of 1.0 footcandle. However, the illumination at the perimeter property line or zoning district boundary line shall not exceed 1/2 footcandle at ground elevation.
[Amended 3-25-1991 by Ord. No. 91-3]
N.
Driveways shall have a minimum width of 10 feet.
O.
Driveways shall be no closer than six feet to the
property line.
P.
Common- or joint-use driveways are prohibited.
Q.
Driveways entering arterial, collector or feeder streets
shall include a turnaround area beyond the street right-of-way.
R.
All driveways and parking areas shall be constructed
with an all-weather surface of a type approved by the Township Engineer.
A.
Curbs shall be provided along and at the intersections
of all streets as directed by the Township and/or the Pennsylvania
Department of Transportation. Curb grades shall be at the direction
of the Township Engineer or Pennsylvania Department of Transportation,
whichever shall have jurisdiction.
B.
Curbs shall be constructed of concrete. Shapes and
sizes shall be as shown in Appendix 1.[1] Base under curbs shall be provided as shown. Complete
details of proposed curbs shall be included in subdivision plans.
All curbs shall be made of concrete with a minimum twenty-eight-day
strength of 3,000 pounds per square inch in accordance with the applicable
requirements of the Pennsylvania Department of Transportation Specifications,
Publication 408, latest edition thereof. Curbs shall have joints formed
by a steel template with one layer of building paper on each side
at intervals of 10 feet. Expansion joints shall be used using approved
three-fourths-inch premolded expansion material at all points adjoining
existing curb, at points of tangency of street returns and intersecting
curbs, and in no case more than 50 feet apart.
[1]
Editor's Note: Appendix 1 is on file in the
Township offices.
C.
The top surface of the curb shall be finished true
to line and grade in a smooth, neat and even manner by means of floats,
and the edge of the faces and back shall be rounded to a radius of
not more than 3/4 inch. Curb depressions will be permitted only at
points where it is necessary for vehicles to drive across the curb.
The bottom of the depression shall be 1 1/2 inches above the
finished road surface next to the curb. Cutting or filling in of existing
curb will not be permitted. New depressions shall be made by completely
removing the existing curb between adjacent joints and installing
a new curb with the required depression. Eliminating unused depressions
shall be done by removing the section of curb between adjacent joints
and installing new curb for a full section.
D.
Curbs shall be cured in accordance with Pennsylvania
Department of Transportation Specifications, Publication 408, latest
edition.
E.
The curbs shall be sealed with AC-20 or other Township
approved sealer. The seal material shall extend out a minimum of 12
inches from the face of the curb and a minimum of one inch up the
face. The roadway and curb face shall be properly cleaned prior to
sealing to provide for maximum adherence of the sealing materials.
A.
Sidewalks shall be provided where required, except
where, in the opinion of the Board of Commissioners, they are not
necessary for public safety and convenience.
B.
When provided, sidewalks shall be constructed with
a six-inch crushed aggregate base of concrete with a minimum twenty-eight-day
strength of 3,000 pounds per square inch, with a minimum width of
four feet and a thickness of four inches, except at driveway crossings,
when the sidewalk thickness shall be increased to six inches and reinforced
with six inches by six inches of wire mesh. Where a sidewalk abuts
the curb, a building, wall or other permanent structure, a premolded
expansion joint 1/2 inch in thickness shall be placed between the
curb and structure for the full length of such permanent structure.
Sidewalks shall be constructed in separate slabs 30 feet in length,
except for closures. The slab between expansion joints shall be divided
into blocks five feet in length by scoring transversely.
C.
Sidewalks shall be constructed so as to discharge
drainage into the road, the grade of which shall not be less than
1/4 inch per foot.
D.
Sidewalks shall be cured in accordance with Pennsylvania
Department of Transportation Specifications, Publication 408, latest
edition.
E.
The Board
of Commissioners, in the exercise of its sole discretion, may determine
that a fee in lieu of installation of required sidewalks is appropriate
if one or more of the following conditions exist:
[Added 4-19-2022 by Ord. No. 2022-01]
(1)
Sidewalks
are scheduled to be installed as part of a Township, county, or state
project that has been funded for construction;
(2)
Where
the District Executive of PennDOT recommends in writing that no sidewalk
be constructed, and the Township agrees;
(3)
The
sidewalks are not logical extensions of or links to other existing
or proposed pedestrian facilities;
(4)
Where
a combination of conditions exists which make it impractical or not
feasible to construct a sidewalk (such as, but not limited to, topography,
hazardous conditions, impacts in environmentally sensitive areas,
or other conditions warranting same, upon the recommendation of the
Township Engineer);
(5)
The
sidewalks are not a proposed feature as depicted in the Township's
Comprehensive Plan or any official map as may have been adopted by
the Township;
(6)
Other
situations unique to the site or project that render sidewalk installation
impractical or unnecessary at the time of construction; or
(7)
The
purpose and intent of this chapter is better served by the Township's
acceptance of fees in lieu of installation and construction of said
sidewalks.
F.
If it
is determined that the Township will accept a fee in lieu of sidewalk
installation, the fee to be paid shall be equal to the costs of the
installation and construction of sidewalks in the proposed subdivision
or land development, as verified by the Township's engineer. The calculation
of installation and construction costs shall include the cost of any
ramps necessary to ensure accessibility in compliance with the Americans
with Disabilities Act (ADA). Payment of the required contribution
shall be included as a condition of approval of such subdivision and
land development plans. The fee shall be paid upon approval of the
subdivision or land development plan or any phase or section thereof.
[Added 4-19-2022 by Ord. No. 2022-01]
G.
All fees
paid to the Township in lieu of sidewalk installation shall be placed
in an interest-bearing account and shall be accounted for separately
from other Township funds. Interest earned on this account shall likewise
be the funds of the Township. The Township shall maintain records
indicating the source of the funds and the projects where the funds
are expended. Such fees shall only be used in the following manner:
[Added 4-19-2022 by Ord. No. 2022-01]
(1)
For
construction or expansion of sidewalks, ADA curb ramps, trails, pedestrian
accesses, or other facilities that are available to the public or
located in a public right-of-way or easement.
(2)
For
design, engineering, acquisition of rights-of-way or easements and
utility relocation associated with installation of facilities described
above.
[Amended 3-22-2004 by Ord. No. 2004-2]
The management of stormwater on the site, both during and upon completion of the disturbances associated with the proposed subdivision or land development, shall be accomplished in accordance with the standards and criteria set forth in this section and in the Stormwater Management Ordinance set forth at Chapter 162 of this Code.
A.
General requirements.
(2)
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 approved provisions being made
by the developer for properly handling such conditions.
(3)
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 Commissioners.
(4)
Blocks and lots shall be graded to secure proper drainage
away from buildings and to prevent the collection of stormwater in
pools. A minimum two-percent slope away from structures shall be required.
(5)
To minimize the effect of increased runoff in multifamily
and nonresidential areas, roof drainage shall be conveyed by downspouts
and other drainage facilities constructed under the sidewalk and through
the curb or to a storm sewer, swale, stormwater detention and control
structure or natural watercourse. Approval of such facilities shall
be determined by the Township Engineer.
(6)
Drainage across drives, road and walkways shall not
be permitted.
(7)
Water from sump pumps shall not be discharged onto
streets, walks or driveways; developers are encouraged to provide
for sump pump discharge directly into the stormwater drainage system.[1]
[1]
Editor's Note: Former Subsection C, pertaining
to impervious cover, was repealed 3-22-2004 by Ord. No. 2004-2, and
subsequent subsections were renumbered accordingly.
B.
Storm sewers, culverts, bridges and related installations
shall be provided:
(1)
To permit unimpeded flow of natural watercourses.
Such flow may be redirected as required, subject to the approval of
the Department of Environmental Protection.
(2)
To ensure adequate drainage of all low points along
the line of streets.
(3)
To intercept stormwater runoff along streets at intervals
reasonably related to the extent and grade of the area drained and
to prevent substantial flow of water across intersections or flooded
intersections during storms up to and including a ten-year frequency.
(4)
To ensure adequate and unimpeded flow of stormwater
under driveways in, near or across natural watercourses or drainage
swales. Suitable pipes or other waterway openings shall be provided
as necessary.
C.
Design of storm sewers and related installations.
(1)
Storm sewers, as required, shall be placed immediately
in front of the curb, when parallel to the street, within the right-of-way.
When located in undedicated land, they shall be placed within an easement
not less than 20 feet wide, as approved by the Township Engineer.
Open ditches per se shall be avoided, but properly designed, graded
and turfed drainage swales shall be permitted in lieu of storm sewers
where approved by the Township Engineer. Such swales shall be designed
not only to carry the required discharge without excessive erosion,
but also to decrease the time of concentration, reduce peak discharge
and velocity, and permit the water to percolate into the soil. Where
a subdivision is traversed by a watercourse, a drainage easement or
right-of-way conforming substantially to the line of such watercourse
and of such width as will be adequate to preserve natural drainage
and provide sufficient width for maintenance may be required. All
storm sewers or drainage swales shall discharge to a detention facility
for the control of peak runoff discharge, unless otherwise provided
for in the plan or a hydraulic analysis demonstrates a detention facility
is not required.
(2)
Storm sewers shall have a minimum diameter of 15 inches
and a minimum grade of 1/2%. Reinforced concrete pipe or high-density
polyethylene (smooth-lined interior) pipe may be used for storm sewers.
Changes in alignment shall be by straight sections connected by inlets
or manholes. A minimum cover of 18 inches shall be provided over all
storm drains. Storm sewer systems shall be designed to handle a ten-year
frequency storm, except from sump (low point) areas to detention facilities
or discharge points in open watercourses, in which case a fifty-year
frequency storm shall be used. If no detention facilities are required
and the storm drainage system is connecting to an existing pipe, then
a ten-year frequency storm can be used throughout. Trench backfill
will be in accordance with Township specifications. Rainfall intensity
curves and other hydraulic design data provided by the Pennsylvania
Department of Transportation and/or Natural Resources Conservation
Service shall be used for design purposes.
(3)
Manholes shall be not more than 300 feet apart on
sizes up to 24 inches and not more than 450 feet apart on greater
sizes. Inlets may be substituted for manholes on approval by the Township
Engineer.
(4)
Inlets, manholes, covers and frames shall conform
to Pennsylvania Department of Transportation specifications. At street
intersections, inlets shall be placed in the tangent and not in the
curved portion of the curbing. When precast concrete inlets or manholes
are used, a minimum of two courses of brick masonry or grade ring
shall be placed to bring the grate or cover to proper elevation.
(5)
Stormwater roof drains shall not discharge water directly
over a sidewalk, driveway or into any sanitary sewer line.
D.
Bridges and culverts.
(1)
Bridges and culverts shall have ample waterway to
carry expected flows, based on a minimum storm frequency of 50 years.
Bridge and/or culvert construction shall be in accordance with the
Pennsylvania Department of Transportation specifications and shall
meet the requirements of the Pennsylvania Department of Environmental
Protection.
(2)
Culverts shall be provided with wing walls and constructed
for the full width of the right-of-way. The cartway area over the
bridge shall be 24 inches wider, on either side, than the road connecting
with the bridge, or, if the character of the road is expected to change
for future planning, the cartway of the bridge shall be made to anticipate
this condition. Provision shall also be made for present or future
sidewalks. Final cartway, sidewalk and total width between parapets
shall be subject to Township Engineer approval.
E.
Detention basins shall meet the standards and criteria set forth in the Stormwater Management Ordinance at Chapter 162.
(1)
Basins shall be installed prior to any earthmoving
or land disturbances which they will serve. The phasing of their construction
shall be noted in the narrative and on the plan.
(2)
Emergency spillway. Whenever possible, the emergency
spillway for detention basins shall be constructed on undisturbed
ground. Emergency spillways shall be constructed of reinforced concrete,
vegetated earth or riprap. All emergency spillways shall be constructed
so that the detention basin berm is immediately protected against
erosion. The minimum capacity of the emergency spillway shall be such
that it will permit passage of flow equivalent to the peak flow produced
in a one-hundred-year storm. After construction, one foot of freeboard
shall be required between design flow elevation through the emergency
spillway and the top of the berm.
(3)
Energy dissipaters and/or level spreaders shall be
installed to prevent erosion at points where pipes or drainageways
discharge to or from basins.
(4)
The following restrictions shall apply to basins:
(a)
Exterior slopes of compacted soil shall not
exceed one foot vertical for three feet horizontal and may be further
reduced if the soil has unstable characteristics.
(b)
Interior slopes of the basin shall not exceed
one foot vertical to three feet horizontal where maximum water depth
exceeds three feet.
(c)
Slope of the basin bottom shall not be less
than 2% for all sheet flow and a minimum grade of 1/2% for all channel
flow.
(d)
The minimum top width of detention basin berms
shall be 10 feet for all basins exceeding four feet in depth.
(5)
Outlet structures within basins which will control
peak discharge flows and distribute the flows by pipes to discharge
areas shall be constructed of concrete or brick and shall have childproof,
nonclogging trash racks over all design openings exceeding 12 inches
in diameter, except those openings designed to carry perennial stream
flows. Antiseep collars shall be installed around the principal pipe
barrel within the normal saturation zone of the detention basin berms.
(6)
Inlet and outlet structures shall be located at maximum
distances from one another. The Township Engineer may require a rock
filter berm or rock-filled gabions between inlet and outlet areas
when the distance is deemed insufficient for sediment trapping.
(7)
Temporary and permanent grasses or stabilization measures
shall be established on the sides of all earthen basins within 15
days of initial construction.
(8)
Notwithstanding the above, all requirements of the
Pennsylvania Department of Environmental Protection and/or the Natural
Resources Conservation Service, United States Department of Agriculture,
shall be met, and evidence of approvals by those agencies shall be
submitted to the Township.
(9)
For all proposed developments, plans for erosion and
sedimentation control and stormwater management must be submitted
to the Township for review and approval by the Township Engineer as
part of the subdivision and land development approval process. The
developer and/or owner shall assure the Township, in writing, that
all stormwater management facilities will be properly maintained.
(10)
Any noncompliance with the applicable provisions of this section, as specified in the approved subdivision or land development plan, that is identified by the Township Engineer or his designee in the course of inspections shall be remedied by the developer immediately, but in no case shall such remedy fail to be completed within 10 days and to the satisfaction of the Township. Failure to comply shall be deemed a violation of the approved plan and this Article IV.
A.
Where any excavation or grading is proposed, the developer shall prepare necessary plans and obtain necessary permits as required by this section and by the Stormwater Management Ordinance set forth at Chapter 162.
[Amended 3-22-2004 by Ord. No. 2004-2]
B.
No subdivision or land development plan shall be approved
unless there has been a plan approved by the Board of Commissioners
that provides for minimizing erosion and sedimentation consistent
with this section and an improvement bond or other acceptable securities
are deposited with the Township which will insure installation and
completion of the required improvements.
C.
The Board of Commissioners, in its approval of any
preliminary plan of subdivision and land development, shall condition
its approval upon the execution of measures designed to prevent accelerated
soil erosion and resulting sedimentation, as required by the Pennsylvania
Department of Environmental Protection. All applicable regulations
and permit requirements of said Department, as stipulated in its Soil
Erosion and Sedimentation Control Manual, shall be followed by all
parties engaged in earthmoving activities. The manual is available
at the office of the Montgomery County Conservation District, Norristown,
Pennsylvania. The Township Engineer shall assure compliance with the
appropriate specifications and requirements.
D.
In addition, the developer shall submit data, including
proposed dates, where relevant, to indicate that the subdivision or
development will be carried out in compliance with the following principles:
(1)
Where feasible, natural vegetation should be protected
and natural grade alterations kept to a minimum.
(2)
The smallest practicable area of soil should be exposed
at any one time during development or construction.
(3)
When soil is exposed during development or construction,
the exposure should be limited to the shortest practicable period
of time.
(4)
Temporary ditches, dikes, vegetation and/or mulching
shall be used to protect critical areas exposed during development
or construction.
(5)
Permanent vegetation and erosion control structures
should be installed as soon as practicable during construction activities.
(6)
Provisions should be made to accommodate effectively
the increased runoff caused by changed soil and surface conditions
during and after development or construction.
(7)
Sediment basins (debris basins, desilting basins or
silt traps) shall be installed and maintained to remove sediment from
runoff waters from land undergoing development.
E.
Excavations and fills.
(1)
Cut and fill slopes shall not be steeper than two
to one, unless stabilized by a retaining wall or cribbing, except
as approved by the Board of Commissioners when handled under special
conditions.
(2)
Adequate provisions shall be made to prevent surface
water from damaging the cut face of excavations of the sloping surfaces
of fills.
(3)
Cuts and fills shall not endanger adjoining property.
(4)
Fill shall be placed and compacted so as to minimize
sliding or erosion of the soil.
(5)
Fill shall not encroach on natural watercourses or
constructed channels.
(6)
Fill placed adjacent to natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding.
(7)
Grading shall not divert water into the property of
another landowner without the written consent of that landowner and
the approval of the Board of Commissioners.
(8)
During grading operations, measures for dust control
shall be exercised.
(9)
Grading equipment shall not be allowed to cross live
streams. Provisions shall be made for the installation of temporary
culverts or bridges, if necessary.
F.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation,
regrading or other development, it shall be the responsibility of
the person, corporation or other entity causing such sedimentation
to remove it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense as quickly as possible.
(2)
Maintenance of all drainage facilities and watercourses
within any subdivision or land development is the responsibility of
the developer unless and/or until they are accepted by the Township
or other party, after which they become the responsibility of the
accepting party.
(3)
It is the responsibility of any person, corporation
or other entity doing any act on or across a communal stream, watercourse
or swale or upon the floodplain or right-of-way thereof to maintain,
as nearly as possible, the stream, watercourse, swale, floodplain
or right-of-way in its present state during the activity and to return
it to its original or equal condition after such activity is completed.
(4)
Maintenance of drainage facilities or watercourses
originating and completely on private property to their point of open
discharge at the property line or at a communal watercourse within
the property is the responsibility of the owner.
(5)
No person, corporation or other entity shall block,
impede the flow of, alter, construct any structure or deposit any
material or commit any act which shall affect normal or flood flow
in any communal stream or watercourse without having obtained prior
approval from the Township or the Pennsylvania Department of Environmental
Protection, whichever is applicable.
(6)
Any person, corporation or other entity which makes
any surface changes shall be required to handle existing and potential
off-site runoff through his development by designing facilities to
adequately handle storm runoff.
A.
Sanitary sewers shall be installed and connected to
the Township's sanitary sewer system. Where the subdivision or land
development necessitates a capital improvement of the Township's sanitary
sewer system, the applicant shall pay that portion of said capital
expenditure as is necessitated by the subdivision or land development.
B.
Requirements relating to design, construction and
dedication of sanitary sewers shall be determined by the respective
municipal authority and shall also be subject to the review and approval
of such county and state regulatory authorities as have such jurisdiction
in such matters. Permits, where required, shall be obtained before
construction of a sanitary sewer system is started. Trench backfill
will be in accordance with Township specifications.
A.
The applicant shall be required to provide connection
to a public water supply system.
B.
Requirements relating to design, size, construction
and dedication of water supply and distribution system shall be determined,
reviewed and approved by the respective water company. Trench backfill
will be in accordance with Township specifications.
C.
The applicant shall provide fire hydrants of such
type and at such locations as approved by the Township Fire Marshal.
A.
In accordance with the Pennsylvania Public Utility
Commission, all utility distribution lines shall be installed underground.
Trench backfill will be in accordance with Township specifications.
B.
Utility easements.
(1)
Utility easements shall be provided for wires, conduits,
storm and sanitary sewers, gas, water and heat mains and/or other
utility lines intended to service the abutting lots. No structures
shall be placed within such easements. Local utility companies shall
be consulted by the developer when locating utility easements.
(2)
Utility easements shall be located as required by
the Township Solicitor and Engineer.
A.
Monuments shall be of stone or concrete and located
on the right-of-way lines at corners, angle points, beginning and
end of curves, at all corners and angle points of the boundaries of
the original tract to be subdivided and as otherwise required. Monuments
shall be placed after a new street has been completed. A certified
copy of this referenced information shall be given to the Township
Engineer. Permanent reference monuments shall be of cast concrete
or durable stone 24 inches by four inches by four inches, with an
indented cross or dimple. The monument shall be set by a registered
professional surveyor so that the scored point shall coincide exactly
with the point of intersection of the line being monumented. The monument
shall be set with its top level at the finished grade of the surrounding
ground.
B.
Bench marks. The Township elevations are based on
the United States Geological Survey datum. Location and elevation
is available to all engineers and surveyors upon request to the Township
Engineer's office. All contours and elevations shown on plans must
be based on this system.
C.
Staking requirements. All lots shall be staked by
a registered surveyor for the subdivider, builder or developer when
final grading has been completed. This stakeout shall be visible and
completed before an owner or occupant moves into the property. All
lot corner markers shall be permanently located and shall be at least
a five-eighths-inch metal pin with a minimum length of 24 inches located
in the ground to existing grade.
Street name signs shall be installed at all
street intersections. The design and placement of such signs shall
be done by the Township, the cost to be borne by the developer.
A.
In accordance with the conditions to be agreed upon
by the developer, the Township Board of Commissioners and the appropriate
public utility, streetlights are to be installed in subdivisions and
land developments.
B.
Streetlighting shall consist of along-street public
pole lighting or shall be provided by private on-lot post lighting,
or a combination thereof, as determined by the Commissioners.
A.
Limit of contract. Where the applicant is offering
for dedication or is required to establish a reservation of open spaces
or to preserve an area of scenic or historic importance, a limit of
contract, which will confine excavation, earthmoving procedures and
other changes to the landscape, may be required to ensure preservation
and to prevent destruction of the character of the area.
B.
Tree preservation. All trees six inches or more in
caliper, at a height of four feet, should not be removed unless within
the proposed right-of-way line of a street or impractical for development.
Relocation of noteworthy plant material should be encouraged where
retention is impractical.
C.
Topsoil preservation. No topsoil shall be removed
from the site or used as spoil. Topsoil must be removed from the areas
of construction and stored separately. Upon completion of the construction,
the topsoil must be redistributed on the site uniformly. All areas
of the site shall be stabilized by seeding or planting.
D.
Preserved landscaping. In order to promote the highest
environmental quality possible, the degree to which the applicant
for a subdivision or land development plan has preserved existing
salient natural features and land forms intrinsic to the site shall
be assessed. Terms of approval of a plan may be subject to the manner
in which the layout or design of the plan has preserved existing natural
features.
E.
Stream frontage preservation. A restrictive covenant
of sufficient width to provide proper preservation shall be provided
along all streams.
B.
Shade trees.
(1)
Shade trees shall be provided and placed from three
to five feet back of the right-of-way line so as to not interfere
with the installation and maintenance of sidewalk and/or utilities,
unless otherwise specified by the Board.
(2)
Any shade tree to be installed shall have a minimum
diameter of two inches at a height of four feet and a minimum height
of six feet. Spacing shall be 40 feet on centers.
(3)
Species shall be selected for hardiness, minimal need
for maintenance, compatibility with other features of the site and
surrounding community and shade potential of the crown and shall be
approved by the Board.
A.
In reviewing subdivision plans, the Township Planning
Commission and Township Commissioners shall consider whether community
facilities, especially schools, in the area are adequate to serve
the needs of the additional dwellings proposed by the subdivision
and shall take such action as they deem necessary in the public interest.
B.
Subdividers and Township Commissioners shall give
earnest consideration to providing facilities or reserving areas for
facilities normally required in residential neighborhoods, including
churches, libraries, schools and other public buildings; parks, playgrounds
and play fields; and shopping and local business centers. Areas provided
or reserved for such community facilities shall be adequate to provide
for building sites, landscaping and off-street parking as appropriate
to the use proposed and shall be suitably prepared for this end use
at the expense of the subdivider. Prior to the preparation of plans,
subdividers of large tracts should review with the Township Planning
Commission the minimum standards for various community facilities
applicable to the tract being subdivided.
(1)
School sites. The Township Board of Commissioners,
with the advice of the school district serving the Township, may require
the subdivider of residential subdivisions to reserve land to be conveyed
to the school district for school sites.
(2)
Fire, police, library and other public buildings.
The Township Board of Commissioners may require any subdivider to
reserve land to be conveyed or dedicated to the Township to provide
facilities for fire and police protection, library, indoor recreation
or other municipal services.
(3)
Street right-of-way reservation. At the request of the Township Engineer and/or the Township Board of Commissioners, any subdivider may be required to dedicate land, in addition to that required under § 168-20D(2), to the Township for future street widening if vehicular traffic generated by the subdivision will cause congestion or safety hazards on existing streets.
(4)
Open space, play lots and neighborhood and community
parks. In proposed subdivisions and land developments which are intended
to provide housing for two or more families, the Commissioners may
require the developer to either:
(5)
The expenditure of $200 or $400 per dwelling unit
shall remain in effect throughout the 1986 calendar year. For each
succeeding year, the expenditure shall be increased 10% per year.
