The improvements included in this article are
minimum requirements; however, the Board of Supervisors reserves the
right, in any case, to increase the same if conditions so warrant.
When changes from the accepted drawings and
specifications become necessary during construction, written acceptance
by the Township, upon the advice of the Township Engineer, shall be
secured before the execution of such changes.
Adequate provisions for the satisfactory maintenance
of all streets shall be made by dedication to, and acceptance for
maintenance by, the Township, or by other acceptable means.
A.
The construction of streets and driveways, as shown
upon final plans and as contained in contract agreements, shall in
every respect conform to such requirements as the Township may by
resolution require for the construction of streets.
C.
Along the existing street on which a subdivision or
land development abuts (hereinafter called a boundary street), improvements
shall be made to the street. The improvements to the boundary street
shall be determined by the width of the required cartway and built
to the specifications established by the Township.
[Amended 12-9-1982 by Ord. No. 447]
A.
The Township shall erect, at the developer's expense,
at every street intersection, a street sign or street signs meeting
Township approval, having thereon the names of the intersecting streets.
At intersections where streets cross, there shall be at least two
such street signs and at the intersections where one street ends or
joins with another street, there shall be at least one such street
sign.
[Amended 12-9-1982 by Ord. No. 447]
B.
Street signs are to be erected when the first dwelling
on the street is occupied. Temporary street signs may be erected on
the approval of the Township but shall be made permanent before final
offer for the dedication of roads is made.
C.
Warning and regulatory signs shall be erected along
streets as required by the Board of Supervisors.
[Amended 12-9-1982 by Ord. No. 447]
Where appropriate, the developer shall install
or cause to be installed at the developer's expense metal or fiberglass
pole streetlights serviced by underground conduit in accordance with
a plan to be prepared by the developer's engineer and approved by
the Board of Supervisors and by the Philadelphia Electric Company.
The equipment of metal or fiberglass poles may be waived in such instances
as approved by the Board of Supervisors due to the existence of wooden
poles already in place. Provision shall be made for energizing said
lighting after 50% or more of the dwellings in a given subdivision
or land development, or section of a subdivision or land development,
have been occupied. The developer shall be responsible for all costs
involved in lighting the streets until such time that the streets
are accepted or condemned as public streets by the Township.
A.
Monuments shall be placed in each change in direction
of a boundary along the street line; two to be placed at each street
intersection and one on each side of any street at angle points and
at the beginning and end of curves. Areas to be conveyed for public
use shall be fully monumented at their external boundaries.
[Amended 12-9-1982 by Ord. No. 447]
B.
Monuments shall be placed in the ground after final
grading is completed, at a time specified by the Township Engineer.
C.
All monuments may be checked for accuracy by the Township
Engineer, or their accuracy certified by the owner's engineer or surveyor.
Accuracy of monuments shall be within 3/100 of a foot.
[Amended 12-9-1982 by Ord. No. 447]
A.
Sidewalks shall be constructed as required by § 105-30. These standards shall apply on all new streets and on existing streets.
[Amended 6-23-2005 by Ord. No. 802]
C.
Sidewalks, on-site walks and curbs shall be installed
for convenience and access to all dwelling units from streets, driveways,
parking areas or garages, and for convenient circulation and access
to all project facilities.
[Amended 12-9-1982 by Ord. No. 447]
D.
Width, alignment and gradient of walks shall provide
safety, convenience and appearance for pedestrian traffic. Small jogs
in the alignment shall be avoided.
E.
The alignment and gradient of walks shall be coordinated
with the grading plan to prevent the passage of concentrated surface
water on or across the sidewalk and to prevent the pocketing of surface
water by sidewalks.
[Amended 12-9-1982 by Ord. No. 447]
A.
The developer shall construct stormwater drainage
facilities, including curbs, catch basins, inlets, storm sewers, culverts,
road swales, open channels and other structures in order to prevent
erosion, flooding and other hazards to life and property.
B.
All such facilities are to be of adequate size and
grade to hydraulically accommodate maximum potential volumes of flow;
and size, type and installation of all storm drains and sewers shall
be constructed in accordance with the approved plans.
C.
The Township shall have the option of requiring that
those areas set aside as retention or catch basins shall be dedicated
to the Township.
[Amended 12-9-1982 by Ord. No. 447]
A.
The developer shall construct water mains in such
a manner as to make adequate water service available to each lot or
dwelling unit within the subdivision or land development. A minimum
pressure of 20 pounds per square inch shall be provided at each house
or other building to be connected to the water supply main. The water
supply must comply with the regulations and the standards of the Department
of Environmental Resources. Said supply shall be located or constructed
so as to eliminate the possibility of flood damage.
B.
The system shall also be designed with adequate capacity
and appropriately spaced fire hydrants for fire-fighting purposes
pursuant to the specifications of the Middle Department Association
of Fire Underwriters Review, and approval by the Township Engineer
and the Township Fire Marshal shall be required in order to ensure
that adequate fire protection is provided.
Where no public water is accessible, water shall
be furnished by the developer on an individual lot basis. If wells
are installed on each lot and the lot also contains its own sewage
disposal facilities, the well shall be of the drilled type, cased
and grout-sealed into the bedrock. The well will be required to have
a production of not less than six gallons per minute as established
by bailor tests and certified by the well driller. Before being placed
in consumer use, it shall be disinfected by the use of sodium hypochlorite
or other acceptable solutions and a sample bacteriological examination
collected by a licensed water analyst.
[Amended 12-9-1982 by Ord. No. 447]
A.
Wherever practical, sanitary sewers shall be installed
and connected to an appropriate public sewer system. Where a sanitary
sewer is not yet accessible, but is planned for extension to the subdivision
within 10 years, the developer shall install sewer lines, including
lateral connections, as may be necessary to provide adequate service
to each lot when connection with the public sewer system is made.
The sewer lines shall be suitably capped at the limits of the subdivision
and the laterals shall be capped at the right-of-way line. The sewer
installation shall include construction within rights-of-way or easements
to bring the sewer to the future connection with the public sewer
system.
(1)
A sewer shall be considered to be planned for extension
to a given area any time after preliminary engineering and related
studies have been completed by the Township and the construction of
facilities adequate to serve the area containing the subdivision or
land development have been programmed for completion within a reasonable
time.
(2)
When capped sewers are provided, approved on-site
disposal facilities shall also be provided.
B.
All public sanitary sewers shall be designed and constructed
in accordance with Township specifications. Such sewers shall be located
or constructed so as to eliminate the possibility of flood damage.
C.
No public sewer system or treatment plant shall be
constructed until plans and specifications have been submitted to
the Department of Environmental Resources and the Township and approved
in accordance with existing laws.
[Amended 4-6-2006 by Ord. No. 811]
A.
If public sewer facilities are not available, the
applicant shall provide for sewage disposal on an individual-lot basis.
B.
All preliminary plan submissions shall include a completed
sewage facilities planning module (the planning module) for land development
provided by DEP. The preliminary plan review process shall not commence
until a completed planning module has been submitted. The commencement
of the preliminary plan review process shall thus coincide with the
commencement of the planning module review process.
(1)
Planning module review shall be in accordance with the Pennsylvania Sewage Facilities Act of 1965, P.O. 1535, No. 537, as amended; DEP's Chapter 71 Regulation, Administration of Sewage Facilities; regulations and procedures of the Montgomery County Health Department; the Township's Act 537 Plan; and this chapter and other applicable Township ordinances.
(2)
Final plan approval of the proposed subdivision and
land development shall not be granted by the Board of Supervisors
until the applicant receives DEP approval of the planning module.
C.
Permit applications for community sewage systems,
small flow treatment facilities and nonresidential sewage facilities
shall not be submitted to DEP until the system has been reviewed and
approved by the Township Engineer.
D.
Individual sewage disposal systems.
(1)
Except as otherwise provided herein, each lot within
a proposed subdivision shall be served by an individual on-lot sewage
disposal system (on-lot system) approved by the Montgomery County
Health Department and DEP.
(2)
To the greatest extent possible, an on-lot system
should be located on the lot which it serves.
(3)
If it is not possible to locate an on-lot system on
the lot which it serves, the system may be located within adjacent
open space at the discretion of the Board of Supervisors. Such system
shall be designated for that purpose and may be no more than 200 feet
from the dwelling served. The corners of the sewage disposal areas
shall be marked with concrete monuments in the ground.
(4)
Each dwelling lot on which an on-lot system is located
shall have passed a percolation test as approved by the Montgomery
County Health Department prior to receiving preliminary subdivision
approval by the Board of Supervisors.
(5)
Each owner or occupant of a dwelling unit with an
on-lot system shall be provided with a plan of the on-lot system and
an instruction manual for the use and proper maintenance of the on-lot
system.
(6)
Legal descriptions identifying the exact location
of the sewage disposal areas shall be provided for all primary and
backup areas and must be shown on the final plan prior to the approval
of the final plan and the issuance of a building permit. The areas
shall be deed restricted from other uses and shall be recorded with
each lot. Concrete monuments shall mark the corners.
E.
Community sewage systems.
(1)
Community sewage service systems (common systems)
may be installed in major subdivisions only and shall serve all proposed
lots within that subdivision.
(2)
Common systems shall utilize land application or subsurface
disposal methods in accordance with the requirements of DEP and the
sewage facilities plan for the Township. Sewage systems using stream
discharge are strongly discouraged.
(3)
The planning, design and construction of any common
system shall be subject to the review and approval of the Pennsylvania
DEP, the Montgomery County Health Department and the Township.
(4)
Where surface or subsurface disposal of wastewater
effluent is proposed, preliminary hydrogeologic and permeability testing
shall be required as part of the planning module submission.
(5)
A sewage system construction and management program
agreement (the sewage agreement), must be prepared by the applicant
and approved by the DEP and the Board of Supervisors. The sewage agreement
shall outline the construction, ownership, operation, and maintenance
responsibilities for the proposed systems and shall be included in
the sewage facilities planning module.
(6)
As a minimum, each common system shall be required
to provide sand filtration to extend the life of the disposal area.
A reserve area shall be provided for all subsurface systems in the
event the disposal area should fail. The reserve area shall be located
within an area that has been tested and permitted to support such
a system. Both the primary area and reserve area shall be tested,
permitted, and preserved from construction damage, and noted on the
final plan.
(7)
The owner or responsible party of a dwelling(s) or
other use served by a common system shall be provided with a plan
of the system and an instruction manual for the use and proper maintenance
of the system.
(8)
The common system shall be located on a separate lot under the ownership of an organization (the ownership organization) approved by the Township and formed and operated in accordance with § 105-21B(17)(e) of this chapter. The lot shall be used solely for the common system and for no other purpose except passive recreation. The area of the lot shall be of sufficient size to accommodate the common system, the required area for a complete alternate or replacement system, and all required setbacks.
(9)
A planting screen approved by the Board of Supervisors
shall be provided to buffer the lot on which the common system is
located from private lots and adjacent tracts.
(10)
Ownership and maintenance of all common systems and associated property shall be the responsibility of an ownership organization formed and operated in accordance with the provisions of § 105-21B(17)(e) of this chapter.
(11)
The Township shall have the right at any time
to have the common system professionally inspected and tested. The
Township may require the ownership organization to provide the results
of regular professional testing of the system. Regardless of which
entity arranges the inspection and testing, the costs of all such
inspection and testing shall be the responsibility of the ownership
organization.
F.
All common systems shall be constructed and maintained
in compliance with the Township's sewage facilities plan.
The dimensioned location of the on-lot sewage
system and the well must be shown on the plan prior to the issuance
of a building permit.
A.
All electric, telephone and communication service
facilities, both main and service lines, shall be provided by underground
cables, installed in accordance with the prevailing standards and
practices of the utility and other companies providing such services.
Such facilities shall be located or constructed so as to eliminate
the possibility of flood damage.
B.
Where practicable, all utilities shall be located
within the street right-of-way; otherwise, easements or rights-of-way
of sufficient width for installation and maintenance shall be provided.
C.
Final plans shall show locations of all utilities
and shall be coordinated with required street tree planting.
Grading shall conform in all respects to the
final plan.
[Amended 12-9-1982 by Ord. No. 447]
B.
Street trees and other required plant material shall
not be planted until the finished grading of the subdivision or land
development has been completed.
C.
The developer shall replace, in accordance with landscaping
plans, any plantings that die or, in the opinion of a landscape architect
retained by the Township, are in an unhealthy or unsightly condition
and/or have lost their natural shape due to dead branches, excessive
pruning, inadequate or improper maintenance, or any other causes due
to the developer's negligence, prior to an offer of dedication. The
developer shall not be held responsible for acts of vandalism occurring
after the commencement of the guaranty period.
E.
Tree removal authorization. No removal of a tree or trees shall be permitted unless the applicant obtains a recommendation from the Shade Tree Commission based on a tree survey and removal plan submitted as part of a landscape plan in accordance with the Whitemarsh Township Code, Chapter 55, § 55-4, Tree protection and preservation.
[Added 1-23-2014 by Ord. No. 935]
Additional community facilities, as set forth in § 105-27, may be required to serve the proposed lots or dwellings in a subdivision or land development. Where a proposed park, playground or other public facility shown in the Comprehensive Plan is located in whole or in part in a subdivision or land development, or when additional facilities are made necessary by the development, the dedication or reservation of such areas, or financial contribution for the construction of such facilities, may be required by the Township in those cases in which it deems such requirements to be reasonable.
A.
Prior to commencing construction, the applicant shall
notify the Township Engineer of the proposed construction schedule.
Pursuant to notification by the applicant, the Township Engineer shall
inspect required improvements during the initial construction phase,
and on a periodic basis thereafter, as may be required to ensure proper
adherence to this chapter. The Township Engineer shall submit reports
to the Board of Supervisors and the applicant specifying those items
of construction, material and workmanship which do not comply with
Township specifications or the approved final plan.
B.
The applicant, upon notification from the Township
Engineer, shall proceed at his own cost to make such corrections as
shall be required to comply with the Township specifications and approved
final plans, and shall notify the Township Engineer and Board of Supervisors
upon completion, requesting final inspection.
[Amended 12-9-1982 by Ord. No. 447]
A.
The Township Engineer shall make a final inspection,
with the applicant, of all required improvements.
B.
The Township Engineer shall run the finished center-line
profile of the completed streets; submit a report to the Board of
Supervisors indicating the final elevations; and affix to the final
profile plan such elevations.
[Amended 12-9-1982 by Ord. No. 447]
A.
The Board of Supervisors shall notify the applicant
of acceptance of the required improvements if satisfied that the applicant
has complied with all specifications and ordinances of the Township.
B.
The applicant shall furnish the Township with one
linen and two paper prints of the completed required improvements,
including drainage, profiles and utilities, and pay all costs for
the Clerk of the Montgomery County Court of Common Pleas on the petition
and resolution of the Board of Supervisors to said Court for its approval
of the acceptance of the required improvements.
C.
No streets or other improvements will be accepted
by the Township if such improvements were constructed during the period
from October 15 to April 15 of each year, unless otherwise recommended
by the Township Engineer.
D.
No streets or other improvements will be accepted by the Township should said streets contain structures erected within the street rights-of-way. This prohibition shall not apply to single-family curbside or sidewalk mailboxes, appurtenant structures of public utilities and improvements required pursuant to Article VII herein.
[Added 8-23-1984 by Ord. No. 493]
