[Ord. 512, 3/26/1990, § 14-5.1]
The following principles of subdivision and land development, general requirements and minimum standards of design shall be observed by the applicant in all instances, whether or not the proposed improvements are to be accepted by the Township:
1. 
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.
2. 
When only a portion of a tract is being reviewed relative to subdivision and land development, but where future subdivision or land development is imminent, 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.
3. 
Whenever a parcel of land is being subdivided for the specific purpose of being added to an adjoining parcel of land, then such subdivision application shall be accompanied by an executed agreement of sale between the applicant for subdivision and the owner of the parcel to which the subdivided parcel is to be annexed. Any such subdivision must result in a lot or lots owned by the applicant and the adjoining landowner which shall conform in all respects to the regulations contained in this chapter. In the event that settlement is not held in accordance with the agreement of sale within six months of the date of subdivision approval, then the approval shall be voided.
4. 
Whenever possible, applicants shall preserve trees, groves, waterways, scenic points, historic spots and other community assets and landmarks.
5. 
Subdivisions and land developments should be laid out so as to avoid the necessity for excessive cut or fill unless specifically warranted by terrain or location.
6. 
Flood-prone areas shall not be subdivided or developed except in strict compliance with the standards and requirements of § 22-518.
7. 
Where no public water supply is available to the subdivision or land development, the Commissioners shall require the subdivider, developer or builder to obtain from the District Sanitarian of the Pennsylvania Department of Health, or other appropriate State agency, certificates of approval as to the quality and adequacy of the water supply proposed to be utilized by the subdivider, developer or builder and approval of the type of construction methods to be employed in the installation of the individual water supply system.
8. 
Where the subdivision or land development is inaccessible to sanitary sewers, the Commissioners shall require the subdivider, developer or builder to obtain from the Sewage Enforcement Officer, the Department of Environmental Resources or other appropriate State agency certificates of approval of the sewage disposal facilities to be provided by the subdivider, developer or builder.
9. 
Additional portions of the corridors for continuous existing streets shall be offered to the government agency having jurisdiction at the time the subdivision or land development is consummated.
10. 
Proposed subdivision and land development shall be coordinated with the existing nearby neighborhood so that the community as a whole may develop harmoniously.
11. 
Improvement construction requirements will be completed under specifications of the Pennsylvania Department of Transportation, the Pennsylvania Department of Environmental Resources or other appropriate State agency, the Montgomery County Conservation District or other appropriate agency or the specifications included herein, whichever specifications shall result in the stricter interpretation of this chapter.
12. 
Construction of Facilities. The subdivider, developer or builder shall, where specified by the Township, 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 Part. 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 subdivider shall pay for inspection.
[Ord. 512, 3/26/1990, § 14-5.2; as amended by Ord. 524, 12/31/1991]
1. 
The Board of Commissioners may grant a modification of the requirements of one or more provisions of this chapter if the literal enforcement will exact undue hardship because of peculiar conditions pertaining to the land in question, provided that such modification will not be contrary to the public interest and that the purpose and intent of this chapter is observed.
2. 
All requests for a modification shall be in writing and shall accompany and be a part of the application for development. The request shall state in full the grounds and facts of unreasonableness or hardship on which the request is based, the provision or provisions of this chapter involved and the minimum modification necessary.
3. 
The request for modification shall be referred to the Planning Commission for advisory comments.
4. 
The Board of Commissioners shall keep a written record of all action on all requests for modifications.
[Ord. 512, 3/26/1990, § 14-5.3; as amended by Ord. 543, §§ 1, 2]
1. 
All new streets and culs-de-sac and widened portions of all existing rights-of-ways, intended for public use, including but not limited to State and County roadways, shall be dedicated to the Township or other governmental body having jurisdiction at the time of dedication, subject to the final acceptance based on compliance with the following requirements and § 22-408, Subsection 3, of this chapter.
A. 
Street System.
(1) 
Conformance with Adopted Plans. The proposed street pattern shall be properly regulated to existing streets, to the Township Plan of Streets and to such County and State road and highway plans as have been duly adopted by the appropriate agency.
(2) 
Arrangement. Streets shall be arranged in a manner to meet with the approval of the Board, considered in relation to both existing and planned streets and located so as to allow proper development of surrounding properties. Secondary and through highways shall be connected with such existing streets and highways so as to form continuations thereof. Residential streets shall be laid out to discourage their use as secondary streets or through highways.
(3) 
Conformity with Topography. Streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable grade, alignment and drainage.
(4) 
Grading. The street should be graded with the full width of the right-of-way and provision made for slopes beyond the right-of-way in conformance with Township specifications.
(5) 
Provision of Streets for Future Development. Access shall be given to all lots and portions of the tract in the subdivision and to adjacent unsubdivided territory. Streets giving such access shall be improved to the limits of the subdivision. Remnants, reserve strips and landlocked areas shall not be created.
(6) 
New Streets. New streets shall be laid out to continue existing streets at equal or greater right-of-way and cartway width, where such continuations are reasonable and practical.
(7) 
Dead-end Streets. Dead-end streets are prohibited, unless designed as culs-de-sac or designed for access exclusively to neighboring tracts.
(8) 
Street Names. Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names of existing streets in the same Zip Code. All street names are subject to the approval of the Board.
(9) 
Half Streets. The dedication of half streets at the edges of a new subdivision is prohibited. If circumstances render this impracticable, adequate provisions for the concurrent dedication of the remaining half of the street must be furnished by the subdivider, developer or builder. When there exists a half street in an adjoining subdivision, the remaining half shall be provided by the proposed development.
B. 
Street Alignment.
(1) 
Sight Distance on Horizontal and Vertical Curves. Proper sight distance should be provided with respect to both horizontal and vertical alignments. Measured along the center line, this should be 500 feet for major roads, 300 feet for secondary roads and 200 feet for local residential streets, measured at the center line at driver's eye height of five feet.
(2) 
Horizontal curves shall be used at all changes in excess of 2°. 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.
(a) 
Curvature. The minimum radius at the center line for horizontal curves on major streets shall be 300 feet; for secondary streets, 200 feet; and for rural or residential streets, 150 feet.
(b) 
Tangents Between Curves. Except for local streets, there shall be a tangent of at least 100 feet measured at the center line between reverse curves.
(3) 
Vertical Curves. Vertical curves shall be used at changes in grade of more than 1%. The length of the curve shall approximate 50 feet on secondary streets and 25 feet on residential streets for each 1% of 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 must be definitely and clearly shown.
(4) 
Street Grades.
(a) 
There shall be a minimum grade of at least 1% on all streets.
(b) 
Maximum Grades. There shall be a maximum grade of 7% on major and secondary streets and 10% on residential streets for distances of not more than 1,500 feet. However, grades in excess of 5% shall be avoided wherever possible. The grade shall be measured along the center line.
(c) 
Curve-Grade Combinations. A combination of minimum radius horizontal curves and maximum grades will not be approved.
(d) 
Street Intersections. 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 will be measured along the curbline of the street.
(e) 
Street grading. 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.
C. 
Right-of-Way Width, Paving Width and Curbing.
(1) 
Classification. All streets will be classified as residential, secondary, major or cul-de-sac and shall be governed as follows:
(a) 
Residential streets shall be those which are used strictly to serve residential areas and do not serve as through streets in a development. They shall have a minimum right-of-way width of 50 feet and shall have a minimum paved width of 30 feet. Construction of the street, curbing and sidewalk shall be in accordance with specifications hereinafter included in these standards.
(b) 
Secondary streets shall be defined in two ways:
1) 
Secondary feeder streets shall be those which are used as connecting and through streets to serve residential areas and to connect residential streets to collector roads and community facilities with light traffic volumes. They shall have a minimum right-of-way of 60 feet and shall have a minimum paved width of 36 feet. Curbing and/or sidewalks shall be provided as required. Construction of the street, curbing and sidewalk shall be in accordance with specifications hereinafter included in the standards.
2) 
A secondary collector street shall serve to connect feeder streets and residential streets to other feeder roads, community facilities and major highways with medium traffic volume. Additionally, collector streets may also serve business or industrial areas. They shall have a minimum right-of-way width of 80 feet and shall have a minimum paved width of 40 feet. The construction of the street, curbing and sidewalk shall conform to construction specifications hereinafter included in these standards.
(c) 
Major streets connect district centers or communities serving large volumes of fast-moving through traffic. They shall have a minimum right-of-way of 100 feet and shall have a minimum paved width of 52 feet. The street must be provided with curbing. Construction of the street curbing and sidewalk shall be in accordance with specifications included hereinafter in the standards.
(d) 
Cul-de-sac streets shall be those residential streets with one end open for vehicular access and the other end terminating in a vehicular turnaround. The circular turnaround of all culs-de-sac shall be constructed with the curvature starting at a tangent point on the right-hand side of the roadway and with the arc curving to the left.
1) 
A cul-de-sac will not be approved when a through street is practicable.
2) 
A cul-de-sac shall not be more than 500 feet in length.
3) 
A cul-de-sac must be a side street and not be the permanent culmination of another street to form a four-way intersection.
4) 
A cul-de-sac shall have a right-of-way of 50 feet and shall have a circular turnaround with a minimum right-of-way radius of 50 feet and an outer paving radius of 40 feet.
5) 
A cul-de-sac permanently terminated will not be approved when a through street is practicable. The subdivider shall have the burden of showing the impracticability of the through street in order to justify a cul-de-sac.
6) 
A cul-de-sac permanently or temporarily exceeding 500 feet in length may be approved by the Board if conditions of the land so warrant.
7) 
Where it is proposed that a road be constructed to an abutting property line with the intention that such a road will be extended onto the adjoining property at a future date, the temporarily terminated cul-de-sac shall be constructed the same as one permanently terminated, including the right-of-way width. Construction of the street curbing and sidewalk shall be in accordance with specifications hereinafter included in these standards.
8) 
The right-of-way of all culs-de-sac must terminate at the development boundary.
(2) 
Street Width. The minimum widths of the right-of-way and the paving and the requirements for curbing shall not be less than those of an existing street of which the new street is to be a continuation nor less than the following:
Type of Street
Right-of-way Width
(feet)
Paving Width
(feet)
Curbing
Major
100
52 (or more as may be required)
As may be required
Secondary-collector
80
40
As may be required
Secondary-feeder
60
36
As may be required
Residential
50
30
Required
Cul-de-sac
50
30
Required
NOTE: 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.
(a) 
The minimum right-of-way width for development along existing streets will correspond with the ultimate right-of-way for these streets.
(b) 
Islands and medial strips may be permitted in streets immediately adjacent and in commercial zones. However, no circles or circular segments shall be permitted on any street.
(c) 
Additional width requirements.
1) 
Additional widths may be required by the Township:
a) 
Where necessary for public safety and convenience.
b) 
For parking in commercial or industrial areas.
c) 
Where old roads do not provide the proper width and additional dedication is necessary.
2) 
No fences, hedges, trees, shrubbery, walls, plantings or other obstructions shall be located or permitted within the right-of-way.
D. 
Street Paving. All paving must conform to the specifications incorporated in this Part of the standards and be approved by the Township Engineer prior to acceptance by the Board. All grades, horizontal curves, intersections, sight distances and tangents shall conform to the requirements established by this chapter and shall be subject to the approval of the Township Engineer.
(1) 
Subgrade.
(a) 
The bottom of the excavation and the top of the fill between the outer limits of the paving or base course, when completed, will be known as the "subgrade" and shall conform to the lines, grade and cross sections given. The subgrade for macadam paving shall conform to the established line, grade and cross section as approved by the Board. The subgrade shall be solidly compacted to a firm and unyielding state by rolling with a minimum of a 10 ton power roller. Unstable areas shall be removed and replaced with suitable fill and then rerolled as required to provide a uniform even surface.
(b) 
After the excavation or rough grading has been performed and all drains have been constructed, the subgrade will be fine graded and shaped to the proper cross section. It shall be brought to a firm unyielding surface by rolling the entire area with an approved three wheel power roller having a metal weight of not less then 10 tons. Solid rock, boulders, soft clay and all spongy materials which will not consolidate under the roller shall be removed from the subgrade to a depth to be determined by the Township Engineer or other person designated by the Board.
The space shall be filled with suitable material from the excavation and the subgrade rerolled until it presents a smooth and firm surface of the proper shape and cross section. Crown board and straight edge shall be used for checking road and street construction. Maximum deviation shall not exceed 1/4 inch.
(2) 
Shoulder.
(a) 
Supporting shoulder shall be constructed on all sections of projects where a base course or pavement is to be constructed without other permanent support along the sides. All shoulder shall be thoroughly compacted and graded to provide drainage from the macadam surface.
(b) 
Where concrete curbing is not to be constructed, shoulders are to be constructed adjacent to the paving of the proposed road. The width and any type of construction, grade and construction methods of these shoulders is to be determined by or must meet the approval of the Township Engineer or other person designated by the Board.
(3) 
Paving Base Course. The base course shall be bituminous concrete base course.
(a) 
Bituminous Concrete Base Course. Bituminous concrete base course shall have a compressed thickness after compaction of six inches, except in the case of roadway construction in the Industrial or Limited Industrial Zoning Districts, where the bituminous concrete base course shall have a compressed thickness after compaction of eight inches. The base course shall be constructed in two equal layers. In all cases, the bituminous concrete base course shall be constructed on subbase consisting of a six-inch layer of compacted 2A modified stone. This subbase shall extend under the curb and to the back of the curbline. The construction method of the bituminous concrete base course and subbase shall conform to the Pennsylvania Department of Transportation Specifications, Publication 408, latest edition.
(b) 
Materials. The materials shall conform to the requirements as specified in § 305.2 and § 350, as applicable, of the Pennsylvania Department of Transportation Specifications, Form 408, latest edition.
(4) 
Bituminous Wearing Course ID-2.
(a) 
This surface course shall consist of hot-mixed, hot-laid asphaltic concrete, constructed on a prepared base course. The wearing course shall have a minimum thickness after compaction of 1.5 inches. All street pavement cross-sections, except where superelevated for curves, will be sloped from the center of the road to the gutter at 2% slope. The construction method of the bituminous wearing course shall be as specified in Pennsylvania Department of Transportation Specifications, Publication 408, latest edition, and shall be applied in strict accordance therewith.
(b) 
Materials. The materials for the bituminous wearing course shall conform to the requirements as given in § 420 of the Pennsylvania Department of Transportation Specifications, Publication 408, latest edition.
(c) 
Delivery slips for all materials used in the construction of streets shall be submitted to the Township.
(5) 
Pavement Base Drains.
(a) 
Pavement base drains shall be installed parallel to the roadway along the low of sections of vertical curves, areas of high groundwater table, wet soils conditions and as directed by the Township Engineer.
(b) 
Materials. The materials for pavement base drains shall conform to the requirements of § 604 or § 610, as applicable, of the Pennsylvania Department of Transportation Specification, Publication 408, latest edition.
E. 
Street Instructions.
(1) 
Number of Intersections. No more than two streets shall cross at the same point. Four way intersections are to be avoided in the layout when three way or T-intersections can be utilized. When existing streets intersect at odd angles or have more than four approaches, the subdivider, developer or builder 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.
(2) 
Minimum Angle of Intersection. Right-angle intersections shall be used whenever practicable, especially when local streets empty into major or secondary streets. There shall be no intersection angle, measured at the center line, of less than 60° minimum.
(3) 
Center Lines. Where center lines of residential or secondary streets open into opposite sides of a major street within 100 feet of each other, they shall be made to coincide by curving the minor street or streets.
(4) 
Primary Thoroughfares. Whenever practicable, intersections with through highways shall be kept to a minimum and shall be located at least 1,200 feet apart.
(5) 
Sight Distance. Proper sight lines, as provided in § 22-503, Subsection 2A, of this chapter, shall be maintained at all intersections of streets. There shall be measured along the center line a minimum of clear straight triangles of 75 feet from the point of intersection. No building, trees, hedge, shrubbery or other obstruction whatsoever will be permitted in this area. Any obstruction to sight shall be removed at the time the street is graded or at the time a building or structure is erected, whichever shall first occur.
(6) 
Approach Grades. All approaches to an intersection shall not exceed 3% for a distance of 50 feet measured from the nearest right-of-way line of the intersecting street.
(7) 
Radii of Pavement and Right-of-Way at Intersections. Street intersections shall be rounded with tangential arcs at the 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.
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)
Major
40 (or more as may be required)
20 (or more as may be required)
Secondary
30
20
Residential
25
15
Cul-de-sac
25
15
[Ord. 512, 3/26/1990, § 14-5.4; as amended by Ord. 553, 2/10/1997, §§ 1, 2; by Ord. 592, 4/13/2004; by Ord. 05-603, 7/12/2005, §§ 4-7; and by Ord. 07-611, 1/20/2007, § 3]
1. 
General Provisions. All alleys, driveways and parking areas shall be constructed in accordance with the following provisions:
A. 
Paving.
(1) 
All driveways for single-family units must use the following minimum standards:
(a) 
A modified stone base course shall be installed to a compacted depth of six inches.
(b) 
A bituminous binder course (ID-2) shall be installed to a compacted depth of one inch.
(c) 
A bituminous wearing course (ID-2) shall be installed to a compacted depth of one inch.
(2) 
Alleys, driveways and parking areas for uses other than single-family units must use the following minimum standards:
(a) 
A crushed aggregate base course shall be installed to a compacted depth of eight inches.
(b) 
A bituminous binder course (ID-2) shall be installed to a compacted depth of two inches.
(c) 
A bituminous wearing course (ID-2) shall be installed to a compacted depth of one inch.
B. 
Intersections of right-of-way lines shall be rounded by a tangential arc, the minimum radius of which shall be 10 feet; and the edge of the paving at intersections shall be rounded by a tangential arc, the minimum radius of which shall be 15 feet.
C. 
Obstructions. No fences, hedges, trees, shrubbery, walls, plantings or other obstructions shall be located within the right-of-way. Sight distance requirements as provided in Article 5, § 22-503, Subsection 5E, of this chapter shall be provided at intersections with streets.
2. 
Driveways.
A. 
Location. Driveways shall be so located as to provide reasonable sight distance at intersections with streets. A stopping area measured 20 feet behind the right-of-way line shall be provided not to exceed a grade of 4%. Newly created lots shall not have a driveway access to existing secondary or major streets unless the subdivision is such that new streets are not involved. Where any new street or streets are involved, the lots will be laid out in such manner that driveway access will be provided by way of the new street or, in the case of residential use, from existing residential or cul-de-sac streets.
B. 
Intersections. Driveways shall be located not less than 40 feet from the street intersection and shall provide access to the street of a lesser classification when there are streets of different classes involved.
C. 
Pavement Widths and Grade. Driveway paving widths and grades shall be as follows:
Land Use
Minimum Paving Width
(feet)
Maximum Grade
(percent)
Single-family residential
10
8
Multifamily residential
12 (1-way)
8
24 (2-way)
8
Commercial and industrial
12 (1-way)
5
24 (2-way)
5
D. 
All driveways shall be located, designed and constructed in such a manner as not to interfere or be inconsistent with the design, maintenance and drainage of the highway.
E. 
Access driveways should be located in such a manner that they will not cause the following:
(1) 
Interference to the traveling public.
(2) 
A hazard to the free movement of normal highway traffic.
(3) 
Areas of undue traffic congestion on the highway.
F. 
Frontages of 50 feet or less shall be limited to one driveway. Normally not more than two driveways need to be provided to any single property tract or business establishment. Exceptions may be made where the frontage exceeds 300 feet in length.
3. 
Driveways for Land Developments.
A. 
The Board shall have the authority to approve driveways intended for the use of two or more families, apartment developments and/or commercial and industrial projects where usage by the occupants constitutes essentially a private street. Driveways constituting private streets are those accessways used by two or more families daily or 10 or more workers daily for vehicular circulation. Driveways serving as private streets shall not be dedicated to the Township, nor does the Township assume the responsibility for their maintenance.
B. 
Construction of driveways to be used as private streets shall conform to minimum design standards for public streets, other than those applicable to rights-of-way, width, curbing and shoulder grading; provided, however, that the width of the cartway shall not be, in any event, less than 24 feet.
C. 
Location and placement of driveways serving as private streets shall comply with § 22-504, Subsection 2, Driveways. Additionally, provisions for drainage and stormwater runoff shall be approved by the Township Engineer.
D. 
The owner, and all successors, of any property which is to abut any driveway serving as a private street shall be fully responsible for the permanent improvement of the driveway(s) and for the maintenance thereof in a good and safe condition.
E. 
The Board shall evaluate the location, placement and alignment of driveways serving as private streets based upon the ease of accessibility to and efficient maneuverability through the development for protective services of fire and police.
F. 
Individual lots or buildings which constitute a portion of an overall shopping center or industrial development or subdivision shall not have direct driveway access onto any existing public street but rather must have access to the interior driveway system of the shopping center development or the industrial development or must have access to an interior street to be created at the time of subdivision and/or land development.
4. 
Parking Areas.
A. 
Automobile parking facilities shall be provided off street in accordance with requirements of the Zoning Ordinance [Chapter 27] and this chapter.
B. 
Neither angle nor perpendicular parking along the curbs of local, public or private access roads or streets shall be permitted. All parking lots and bays allowing any parking other than parallel shall be physically separated from the cartway by a minimum of seven feet and confined by barrier curbing.
C. 
No one area for off-street parking of motor vehicles in residential areas shall exceed 36 cars in capacity. Separate parking areas on a parcel shall be physically separated from one another by eight-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 the dwelling unit in residential areas.
E. 
Parking may be permitted within side and/or rear yards when the side and/or rear yards abut a district zoned industrial and/or commercial. However, no parking shall be permitted within five feet of a side or rear property line unless formal arrangements, satisfactory to the Township, have been made for the establishment of common parking facilities.
F. 
In commercial and industrial districts, provisions for common parking facilities are hereby encouraged in recognition of their increased flexibility and efficiency. Subject to formal arrangements between the proposed users of the common parking facilities, satisfactory to the Township, the Zoning Hearing Board may reduce the aggregate amount of required space upon determination that greater efficiency is effected by joint use of the common parking area. When common parking facilities are approved, side and/or rear yard parking requirements may be waived in order to establish unified and continuous parking areas. In such cases, access drives and sidewalks shall be so aligned as to maximize parking efficiency and minimize traffic congestion. Entrances and exists must have good visibility so that, both going in and coming out, drivers can see and cars can be seen.
G. 
Parking shall dimensions shall be not less than nine feet in width and 18 feet in depth and shall be marked and striped with durable white or yellow double "hairpin" painted lines and maintained in a clearly visible condition at all times.
H. 
Buffer planting requirements shall be applicable to parking lot facilities, along the area fronting major or secondary roads and along the area adjacent to other properties.
I. 
All dead-end parking lots shall be designed to provide sufficient backup area for the end stalls.
J. 
No less than a five-foot radius of curvature shall be permitted for all curblines in all parking areas.
K. 
Parking lot dimensions shall be no less than those listed in the following table:
Angle of Parking
(degrees)
Parking Stall
Aisle Width
Depth
(feet)
Width
(feet)
1-way
(feet)
2-way
(feet)
90
18
9
25
25
60
19
9
18
20
45
18
9
15
20
L. 
Parking lot design shall be subject to the following additional criteria:
(1) 
Forty-five and 60° parking shall be subject to specific approval by the Board of Commissioners which shall require adequate signage and one-way movement only unless specifically waived by the Board.
(2) 
Double "hairpin" pavement markings between stalls shall be required.
M. 
The total number of parking spaces required by Township Code shall be clearly set forth and labeled as such on the development, subdivision or other plan required to be filed by the landowner or developer with the Township authorities before the issuance of a building and/or use and occupancy permit. However, the number of parking spaces required to be constructed by Township Code may be reduced, and the land area equal to the reduction shall be denoted as parking reserve area. Such reserve parking shall only be permitted in the following zoning districts: B-P Business and Professional, C Commercial, L-C Limited Commercial, LC&I Limited Commercial and Industrial, I Industrial and RE Recreational. Reserve parking may be granted by the Board of Commissioners only upon full compliance with each of the following conditions:
(1) 
The landowner or developer shall certify that the parking needs for the use to which the lot or property is to be devoted are less than those required by the terms of Township Code.
(2) 
The Township Engineer shall concur with and approve the certification that a lesser number of parking spaces are sufficient.
(3) 
The parking reserve area created by such reduction shall be clearly set forth and labeled as such on the development, subdivision or other plan required to be filed with the Township authorities.
(4) 
The parking reserve area as created shall be utilized as green area. The area so created shall not constitute a portion of the green areas otherwise required by any other ordinance or regulation of the Township.
(5) 
The parking reserve area shall be converted to parking area at such time when the landowner or developer further certifies that the need to use such reserve area for parking has arisen or when the Township Engineer, upon review and inspection of the premises in question, certifies to such fact. Such reserved area shall be paved pursuant to the applicable ordinance and regulations immediately after either such certification and shall be completed within the time set forth by the Township.
5. 
Alleys. Alleys are prohibited in residential developments.
[Ord. 512, 3/26/1990, § 14-5.5]
1. 
Sidewalks.
A. 
Where Required. Sidewalks shall be provided along all streets except where, in the opinion of the Board, they are unnecessary for the public safety and convenience.
B. 
Width and Thickness. Sidewalks shall not be less than four feet in width in residential areas. A greater width may be required in areas in which apartments or business buildings are located or as deemed necessary at the discretion of the Board.
C. 
Sidewalks shall be located between the curb and right-of-way line three feet from the curbline. The grade and paving of the sidewalks shall be continuous across driveway, except in certain cases where heavy traffic volume dictates special treatment.
D. 
Construction Methods.
(1) 
Sidewalks shall be constructed so as to discharge drainage to the street, the grade of which shall not be less than 1/4 inch per foot.
(2) 
Sidewalks shall be constructed of concrete to a width as indicated for the various classifications of the street.
(3) 
Concrete used in sidewalk work shall be 3,000 pounds per square inch at 28 days with certification of the mix furnished to the Township Engineer. Concrete shall be placed in forms that are straight and securely braced. Care shall be taken to control the water content to prevent a separation of the aggregates. The concrete shall have a broom finish, and the edges shall be finished with an approved edging tool.
(4) 
All concrete sidewalks shall be constructed on a four-inch crushed stone or gravel base to ensure proper drainage. The concrete shall be placed so that there is a separate joint every five feet and shall be so constructed that the five-foot sections are completely separated from adjacent sections. One-half-inch premolded expansion joints shall be placed every 20 feet and between all points where the concrete sidewalk abuts a concrete curb.
(5) 
All concrete sidewalks shall have a minimum thickness of four inches, except under driveways, where they shall have a minimum thickness of six inches. The concrete apron in the driveway area shall be reinforced with wire six by six inches, No. 9 wire (minimum).
(6) 
Where a sidewalk does not parallel a street, it may be constructed of materials other than concrete, such as a pozzolan base with a bituminous wearing surface, a bituminous base with a bituminous wearing surface, flagstone or any similar type of material; provided, however, that specifications for such materials must be submitted to the Engineer for his review and be subject to his approval.
2. 
Curbs.
A. 
Concrete curbs shall be installed along each side of every residential, secondary or commercial street or road. Concrete curbs shall be 18 inches deep, seven inches wide at the top and eight inches wide at the base. The nominal distance from the top of the curb to the flow line of the gutter shall be eight inches on secondary, commercial, primary and residential streets. Curbing shall be built in ten-foot lengths, and an approved expansion joint of 1/4 inch minimum thickness shall be used at each joint. A combination curb and gutter may be used at the option of the developer when approved by the Township Engineer. Where combination curb and gutter is used, it must be placed on a minimum of four inches of crushed stone or gravel to provide adequate drainage beneath the curb.
B. 
All concrete used in the construction of improvements shall be certified to develop a comprehensive stress of at least 3,000 pounds per square inch at 28 days with certification of the mix furnished to the Township Engineer.
C. 
Concrete shall be placed in forms that are straight and securely braced. Care shall be taken to control the water content to prevent separation of the aggregates. All concrete shall be thoroughly tamped into the forms. After the concrete has set sufficiently, the form shall be removed and the exposed surface shall be rubbed to provide an even finish. All edges shall be finished with an approved edging tool. To provide for driveways, depressions in the curbing may be constructed and finished during the time of pouring.
[Ord. 512, 3/26/1990, § 14-5.6]
1. 
Length. In general, all blocks in a subdivision shall have a minimum length of 500 feet and maximum length of 1,200 feet unless special conditions warrant a variance.
2. 
Width. Whenever practicable, blocks shall be of such width as to provide two tiers of lots of the minimum size permitted under the applicable zoning classifications, except in the case of lots along major thoroughfares where the lot fronts on an interior street.
3. 
Through Lots. Double-frontage lots are to be avoided and generally will not be permitted except where reverse frontage is desired away from a major thoroughfare to a street of lesser traffic volume.
4. 
Blocks. Blocks for commercial and industrial areas may vary from the elements of design contained in this Part if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers may be required along with safe and convenient limited access to the street system. Space for off-street loading may also be required with similar access. Extension of streets, railroad access, rights-of-way and utilities shall be provided. The amount of parking space shall be as required by the Zoning Ordinance [Chapter 27].
[Ord. 512, 3/26/1990, § 14-5.7]
1. 
Lots in Residential Areas.
A. 
Area. All lots shall be no smaller than the minimum lot area requirements of the applicable zoning classification.
B. 
Depth. Lots excessively deep in relation to width are to be avoided.
C. 
Width. The minimum width of a lot shall be that width which is measured along the building setback line, in feet, specified for the applicable zoning district.
D. 
Corner Lots. All corner lots shall be a minimum of 1 1/2 times the minimum width of the interior lots of the same block.
E. 
Frontage. Every lot shall have frontage along the ultimate right-of-way line of a street unless specifically not required by the West Norriton Township Zoning Ordinance [Chapter 27]. Double frontage lots are prohibited except along major streets. The frontage shall not be less than the minimum requirements of the Zoning Ordinance.
F. 
Side Lines. Whenever practicable, the side lines of a lot shall be set at right angles or radial to the right-of-way line.
G. 
Building Lines. Building line for all lots shall be in conformance with the minimum front, side and rear yard line requirements of the applicable zoning district.
H. 
Lot Numbers. For the purpose of development, each subdivision may have an overall system of lot numbers, the number one being assigned to a lot in the first section to be developed. (Such systems of lot numbers shall not be confused with the regular house or building numbers system based on a Township-wide plan).
I. 
Building Numbers. House or building numbers shall be assigned by the Township based on an overall street plan. Numbers will be assigned in such a way as to allow for vacant parcels and future development.
2. 
Lot Grading for Subdivisions and Land Developments.
A. 
Blocks and Lots. Blocks and lots shall be graded to secure proper drainage away from buildings and to prevent the collection of stormwater in pools. Minimum slopes of 2% away from structures shall be required.
B. 
Design. All drainage provisions shall be of such design as to carry surface waters to the nearest practical street, storm drain or natural watercourse. Where drainage swales are used to deliver surface waters away from buildings, they shall not be less than 1% nor more than 4%. The swales shall be sodded or planted as required and shall be of such shape and size to conform to specifications of the Township Engineer.
C. 
Construction. The subdivider or developer shall construct and/or install such drainage structures and/or pipe which are necessary to prevent erosion damage and to satisfactorily carry off surface waters to the nearest practical street, storm drain or natural watercourse.
D. 
Excavation. No excavation shall be made with a cut face steeper in slope than two horizontal to one vertical, except under one or more of the following conditions:
(1) 
The excavation is located so that a line having a slope of two horizontal to one vertical and passing through any portion of the cut face will be entirely inside of the property lines of the property on which the excavation is made.
(2) 
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than two horizontal to one vertical and a written statement of a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, to that effect is submitted to the Township Engineer and approved by him. The statement shall state that the site has been inspected and that the deviation from the slope specified hereinbefore will not result in injury to persons or damage to property.
(3) 
A concrete or stone masonry wall constructed according to present or future designs of the Township of West Norriton is provided to support the face of the excavation.
E. 
Fill. No fill shall be made which creates any exposed surface steeper in slope than two horizontal to one, vertical except under one or more of the following conditions;
(1) 
The fill is located so that settlement, sliding or erosion will not result in property damage or be a hazard to adjoining property streets, alleys or buildings.
(2) 
A written statement from a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, certifying that he has inspected the site and that the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and approved by the Township Engineer.
(3) 
A concrete or stone masonry wall constructed according to present or future designs of the Township of West Norriton is provided to support the face of the excavation.
F. 
Slopes and Fences. The top or bottom edge of slopes shall be a minimum of three feet from property right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property. All property lines where walls or slopes are steeper than one horizontal to one vertical and five feet or more in height shall be protected by a fence approved by the Board.
G. 
All lots must be kept free of any debris or nuisances whatsoever.
H. 
Roof Drainage. Roof drainage shall be conveyed by downspouts constructed under the sidewalk and through the curb or to a storm sewer or natural watercourse if available.
I. 
Site Grading Plan. Site grading plans will be required in conjunction with the plan of subdivision or land development in order to ensure compliance with the above standards.
J. 
Sump Pumps. Sump pumps shall be installed in all below grade basements unless the basement area is drained by a gravity line.
3. 
Lot Siting, Planting and Beautification for Subdivisions and Land Developments.
A. 
In order to promote the highest environmental quality possible, the success to which the applicant of 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 plat may be subject to the manner in which the layout or design of the plan has preserved existing natural features.
B. 
Limit of Contract. Where the applicant is offering for dedication or is required by ordinance to establish a reservation of open space or 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 prevent despoliation of the character of the area in open space.
C. 
Tree Preservation. All trees six inches or more in caliper at breast height should not be removed unless within the proposed right-of-way line of a street or impracticable for development. Relocation of noteworthy plant material should be encouraged where retention is impracticable.
D. 
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 on slopes of less than 10% and shall be stabilized by sodding on slopes 10% or more and planted in ground cover on slopes of 20%, provided that rip-rap shall be utilized for banks exceeding 25%.
E. 
Landscaping. For all apartment, commercial and industrial districts, the developer should incorporate sufficient planting into his design so as to gain approval of the Township Planning Commission, including open space, planting strips, screening, formal gardens, shade trees, natural barriers or other types of acceptable growth.
F. 
Buffer Planting Requirements. The land surrounding any permitted use shall be landscaped except for paved areas and necessary parking and service areas, and each apartment house, group apartment development or nonresidential use shall make such other suitable screening provision as is necessary to safeguard the character of an adjacent area. A buffer area shall be used for no purpose other than planting, screening, lawns or trees, except for necessary accessways. Such buffer area shall include a suitable and uninterrupted coniferous planting screen of sufficient height and density to give maximum protection and immediate screening to the abutting district. Such screening shall be permanently maintained and replaced where necessary to present an attractive appearance.
G. 
Preserved Landscaping. When there is a conscientious effort to preserve the existing natural integrity and character of a site and where such reservation effectuates areas of woodland and trees comparable to required planting improvements, i.e., landscaping and buffer screening, the plan may be received in lieu of additional landscaping requirements.
[Ord. 512, 3/26/1990, § 14-5.8]
In commercial, industrial and business/professional areas, provisions shall be made for suitable areas for walkways (connecting parking facilities with the respective structures, malls, sitting areas, bus stops and other amenities). Due consideration shall be given to the preservation of natural features, including large trees, graves, waterways, scenic points, historical spots and other community assets.
[Ord. 512, 3/26/1990, § 14-5.9]
1. 
Reserve strips controlling access to streets, alleys, subdivisions or adjacent areas are prohibited.
2. 
Rights-of-way and/or easements for sanitary utilities, road construction or maintenance or for drainage purposes or public utilities or for any specific purpose shall be required by the Board as needed. The location and width in each case shall be as determined by that body.
A. 
Nothing shall be permitted to be placed, planted, set or put within the area of an easement.
B. 
The owner of any lot, upon written request by the Township and at the owner's sole expense, shall remove anything placed, planted, set or put (with or without knowledge for this regulation) within the area of any easement.
C. 
To the fullest extent possible, easements shall be adjacent to rear or side lot lines.
3. 
No right-of-way or easement, for any purpose whatsoever, shall be recited or described in any deed unless the same has been shown on the approved plan. Any error found in a deed shall be immediately corrected and rerecorded in the Office of the Recorder of Deeds for Montgomery County at Norristown, Pennsylvania, at the sole expense of the subdivider or developer.
4. 
Easements.
A. 
Utility. Easements with a minimum width of 20 feet shall be provided for common utilities and drainage when provided in undedicated land. Nothing shall be permitted to be placed, planted, set or put within the area of an easement.
B. 
Drainage. Drainage easements shall be required along natural watercourse to a minimum width of 25 feet from the center line and may be used for storm and sanitary sewers and as open space. Where conditions warrant, such as in floodplains, additional width shall be required in such cases where runoff treatment requires a wider easement. Runoff studies must prove such requirements beyond the floodplain.
C. 
Dedication. Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the subdivider, developer or builder shall reserve or obtain easements over all lands affected. The easements shall be adequate for such discharge of drainage and for carrying off of such water and for the maintenance, repair and reconstruction of the same, including the right of passage over, including vehicles, machinery and other equipment for such purposes, and such easements shall be of sufficient width for such passage and work. The subdivider, developer or builder shall convey, at no cost, the easement to the Township upon demand.
[Ord. 512, 3/26/1990, § 14-5.10]
1. 
Monuments shall be of stone or concrete and located on the right-of-way lines at corners, angle points, beginning and end of curves and as otherwise required. Monuments shall be indicated on all plans. They shall be placed after a new street has been completed. The center line of all new streets shall be marked with spikes and referenced to permanent monuments or structures. A certified copy of this reference information shall be given to the Township Engineer. Permanent reference monuments of case concrete or durable stone 20 inches by four inches by four inches width with 45° beveled edges, shall be set by the subdivider, developer or builder at all corners and angle points of the boundaries of the original tract to the subdivided or developed and at intermediate points as may be required.
2. 
Bench Marks. The Township elevations are based on the Township sanitary sewer system datum. Location and elevation is available to all engineers and surveyors upon request to the Municipal Authority office. All contours and elevations shown on plans must be based on this system.
3. 
Staking Requirements. All lots shall be staked by the registered engineer or surveyor for the subdivider 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 5/8 inch metal pin with a minimum length of 24 inches, located in the ground to existing grade.
[Ord. 512, 3/26/1990, § 14-5.11]
1. 
All storm drains and drainage facilities such as gutters, catch basins, bridges and culverts shall be installed and the land graded for adequate drainage as shown on the grading plan submitted and approved with the preliminary plan.
A. 
When Required. Storm drains and appurtenances shall be required to be constructed by the subdivider or developer to take surface water from the bottom of vertical grades, the grades of which slope on both sides toward the bottom, to lead water away from springs and to avoid excessive use of cross gutters at street intersections and elsewhere. All surface waters shall be enclosed in a storm drain. No open watercourses will be permitted except along a natural stream if, in the opinion of the departments affected, it will not interfere with public convenience or safety. When submitting a plan for approval involving the construction of storm drains, the designer's computations shall be submitted in duplicate to facilitate the checking of design.
B. 
Location. Whenever practicable, storm drains shall be located behind the curb and within the right-of-way of the street. They shall be protected by a cover of at least 18 inches.
C. 
Size and Grade. Storm drains shall be adequate for the anticipated runoff when the area is fully developed as permitted by zoning. They shall have a minimum grade of 0.5% unless otherwise approved by the Township Engineer. The rainfall frequency shall be 50 years, provided that frequencies of 100 years shall be required in one-hundred-year floodplain areas designated as such by the West Norriton Township Floodplain Overlay Map.
D. 
Change in Direction. Special curved storm drain sections may be used where abrupt changes are made in alignment in lieu of constructing manholes if the circumstances so warrant.
E. 
Manholes. Manholes shall be constructed at all changes in horizontal or vertical alignment, shall be spaced not more than 300 feet apart on pipe of 24 inches internal diameter or less and not more than 500 feet apart where larger sizes are installed. Inlets may be substituted for manholes where they will serve a useful purpose.
F. 
Ratio of Runoff to Rainfall for Various Surfaces.
Ratio of Runoff to Rainfall For Various Surfaces
Surface
Runoff
(percent)
Roofs and all paved surfaces
95%
All other surfaces except permanent wooded areas
45%
Permanent wooded areas or as approved by Township Engineer
30%
Type of Channel
Manning's "n" Value
Velocity
(feet per second)
Maximum
Minimum
Earth
0.035
5
3
Rubble lines
0.020
10
3
Poured concrete
0.015
15
3
Reinforced concrete pipe, under 24 inches
0.015
15
3
Reinforced concrete pipe, over 24 inches
0.013
15
3
Corrugated metal pipe
0.025
10
3
NOTE: If other types of materials of construction are proposed to be used and approved the Township Engineer will furnish on request, appropriate "n" values to be used.
G. 
Inlets. Inlet spacing shall be so arranged that 95% of the gutter flow will be captured. No inlet smaller than Pennsylvania Department of Transportation Type C four-foot special inlet shall be used on streets with grades of 4% or less. Pennsylvania Department of Transportation Type C six-foot special inlets shall be used on streets with grades of more than 4%. Inlets at street intersections shall be placed on the tangent and not on the curved portions. The gutter adjacent to and immediately upgrade from the inlet shall be so wrapped as to direct the water into the inlet.
H. 
Castings. Manhole and inlet castings, together with their covers or gratings, shall conform to Township standards as may be in effect at the time the design of the sewer is submitted.
I. 
Stormwater Roof Drains. Stormwater roof drains and pipes shall not discharge water over a sidewalk but shall extend under the sidewalk to the gutter. Where storm drains are accessible, the roof drain shall be connected thereto.
J. 
Unnatural Drainage. Wherever construction stops or concentrates the natural flow of storm drainage in such a way as to affect adjoining properties, approval of the owners should be obtained in writing and a copy filed with the Township Secretary. Approval of plans by the Township does not authorize or sanction drainage affecting adjoining properties.
K. 
Drainage from Nonnatural Sources. Water originating from other than natural sources, such as air-conditioning units, sump pumps or other dryweather flow shall be discharged into storm sewer systems or natural watercourses on the property. These facilities shall not discharge water under the sidewalk through the curb into the gutter.
L. 
Detention Basins. Detention basins shall be designed in accordance with the Erosion and Sediment Control Handbook, as published by the Montgomery County Conservation District, and the Engineering Field Manual for Conservation Practices, Soil Conservation Service, Washington, D.C. In addition to the requirements set forth in the above-mentioned publications, the following will also be required for all detention basins:
(1) 
The detention basin area will be enclosed by a four-foot high chain link fence (green) constructed along the berm of the basin. A double gate shall be provided for access of maintenance equipment.
(2) 
In cases where the bottom elevation of the detention basin is below natural ground level and is within one foot or lower than the seasonal high water table as designated by the Montgomery County Soil Survey, the design of the basin shall provide for pipe underdrain which is properly outletted from the basin.
(3) 
The minimum slope of the basin bottom running from inlet pipe to outlet pipe shall be 2%.
(4) 
Flow from the inlet pipes to the outlet pipe will be directed in a sodded swale eight feet wide by six inches in depth.
(5) 
The exterior slope bank shall not be steeper than a five to one slope.
(6) 
The interior slope bank shall not be steeper than a four-to-one slope and shall be planted with plugs of crown vetch.
(7) 
In all cases, the discharge end of the basin will be provided with a properly designed culvert pipe and end wall. Perforated riser pipes without provision for the culvert pipe and endwall will not be acceptable for permanent detention basins.
(8) 
Access ramps (for maintenance equipment) 12 feet in width and having a maximum slope of 12 1/2% shall be provided for all basins. These ramps shall be constructed of a six-inch compacted layer of topsoil on six inches of compacted 2A modified aggregate or an approved equal.
(9) 
Any area of the basin that does not have adequate grass cover within nine months from the time of first discharge from the inlet pipes into the basin will be immediately sodded.
M. 
Subbase and U-drains. Subbase in combination with six-inch pipe U-drains and/or combination storm sewers and U-drains (PennDOT Standard RC-30) shall be installed in roadways where the finished roadway grade is within one foot of the seasonal high water table as designated for the soils by the Montgomery County Soil Survey.
N. 
Design Submission.
(1) 
All plans showing the proposed storm sewer construction must be accompanied by a complete design submitted by the registered engineer.
(2) 
When subdivision or land developments are submitted to the Township for approval in sections, a complete storm sewer design for the proposed subdivision and land development shall be submitted. The proposed design must include the entire tract and not a portion.
(3) 
If only a section of a subdivision or land development is contemplated for construction, the engineer shall show how he proposes to handle stormwater from this section in order to prevent damage to adjacent properties. If temporary construction is required, the engineer shall include such structures in the plan submitted.
(4) 
In the event that such temporary measures cannot ensure protection to adjacent properties, than the main outfall line of the storm sewer shall be included as part of the construction for the proposed section.
[Ord. 512, 3/26/1990, § 14-5.12]
1. 
Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation standards to support expected loads and to carry expected flows. They shall be constructed to the full width of the right-of-way.
2. 
Approval of the Water and Power Resources Board of the Commonwealth, or its successor, is required when the area drained upstream of the point under consideration exceeds an area of 1/2 square mile.
[Ord. 512, 3/26/1990, § 14-5.13]
1. 
Sewers. Wherever practicable, sanitary sewers shall be installed and connected to the Township sanitary sewer system. In areas not presently served by public sanitary sewers, the Township shall require, according to Act No. 537 passed by the General Assembly of Pennsylvania (1965), in addition to installation of temporary individual on-site sewage disposal facilities, the installation and capping of sanitary sewer mains and house connections, if studies by the Board indicate that extension of public sanitary sewer trunks or lateral to serve the property subdivided appears probable or necessary to protect public health.
A. 
When a feasibility analysis, conducted by the Township Engineer, local engineer and District Sanitarian, has ascertained that sanitary sewers are practicable, then sanitary sewers, with connection to each building in a subdivision or land development, shall be installed at the expense of the applicant or subdivider and connected to the Township sanitary sewer system.
B. 
If outfall sewers are not available in the vicinity but are considered reasonably necessary in the near future by the Township or Pennsylvania Department of Health or other appropriate State agency for the area in question, a systems of sewers, together with all necessary laterals extending from mains to the street right-of-way line, shall be installed at the expense of the subdivider or applicant. The sewer lines shall be suitably capped at the limits of the subdivision or land development, and the laterals shall be capped at the right-of-way. The sewer installations shall include the construction within rights-of-way or easements to bring the sewer to the future connection with the Township sanitary sewer system.
C. 
If sanitary sewers are not to be installed at the time of subdivision and development, the subdivider shall grant, reserve and set aside easements in streets and roads for installation and maintenance of sewer lines at such time that the subdivision or land development shall be part of the Township sanitary sewer system.
D. 
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 and the construction of facilities adequate to serve the area containing the subdivision has been programmed for completion within a reasonable time.
E. 
When capped sewers are provided, on-site disposal facilities shall also be provided.
2. 
On-lot Disposal System. If public sewage disposal is not available and the sewage treatment is on a project or individual lot basis, such private facilities must be installed by the subdivider, developer or builder under the direct supervision of the Sewage Enforcement Officer, the Department of Environmental Resources or other appropriate officials.
A. 
Necessary Tests and Inspections. Such officer shall require percolation tests, soil samples and other data to determine the size and extent of facilities needed. During installation of such facilities, and before final coverage, the State Health Officer or other appropriate officer shall make inspections and checks to assure that all requirements and specifications have been met. He shall be granted free access to the development area at all times during this period.
B. 
Certificate of Approval. After assuring that all requirements and specifications have been met, the appropriate Board will then issue a certificate of approval to the Secretary of the Township as a requirement to final plan approval.
(1) 
The type of on-site sewage disposal system to be installed shall be determined on the basis of location, topography, available area, soil characteristics, permeability and ground water elevation. The disposal area to be provided shall be determined by the results of percolation tests, soil classification and depth of water table and such other tests as may be deemed necessary. Proof of the adequacy of such facilities shall be furnished by a registered professional engineer or other person qualified to the satisfaction of the Board. The reports of such tests shall be required at each disposal area. One percolation test per lot shall be required when the subdivider is dividing ground into lots and is not building immediately.
(2) 
All percolation tests shall conform to the standards of the Commonwealth of Pennsylvania.
(3) 
The usable area for sewage disposal shall be shown on the preliminary plan for each lot. The usable area shall be suitably situated beyond the radius of the water-supply well and shall conform to all rules and regulations or future amendments thereto of the Pennsylvania Department of Health of other appropriate agency and the Township of West Norriton.
(4) 
Proximity of Wells. In no instance shall a tile field or other effluent-disseminating system be located uphill from a drilled well and shall not be closer to it than 100 feet and 10 feet from any dwelling or property line. The septic tank shall be a minimum of 50 feet from any well and a minimum of 10 feet from any dwelling or property line.
[Ord. 512, 3/26/1990, § 14-5.14; as amended by Ord. 524, 12/31/1991]
1. 
All water and gas mains and other underground facilities shall be installed prior to the street paving at locations approved by the Township for the full width of the right-of-way.
2. 
All water and gas mains shall be installed underground. All electric, telephone and communication services, both main and service lines, shall be provided by underground cable, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services, except where it is demonstrated to the satisfaction of the Board that underground installations herein required are not feasible because of physical conditions of the lands involved. All main underground cables which are within the right-of-way of a street shall be located as specified by the Board.
A. 
In order to promote and facilitate the undergrounding of utility distribution lines, a letter of endorsement shall be required from the suppliers of utility service (not limited to electrical, telephone or cable television) of the developer's choice, wherein the applicant acknowledges that underground utility service shall be placed on the final plan as a prerequisite to final approval of such plan.
B. 
The provisions in this chapter shall not be construed as to limit or interfere with the construction, installation, operation and maintenance of public utility structures or facilities which may hereafter be located with public easements or rights-of-way designated for such purposes.
C. 
The applicant shall provide for the erection of streetlights. The installation of the streetlighting shall be in accordance with the plan approved by the Township.
D. 
Along arterial roads and major highways, all new electric service should be placed underground.
[Ord. 512, 3/26/1990, § 14-5.15]
Shade trees shall be provided by the subdivider or developer and planted a minimum distance of five feet inside the lot lines paralleling the right-of-way line. Trees shall be so located so as not to interfere with the installation and maintenance of sidewalks and utilities. Trees shall be planted not less than 40 feet apart nor more than 50 feet apart. A minimum size of not less than two inches in caliper two inches (measured 12 inches above ground level) shall be planted, provided that an alternate plan may be approved consistent with the policy of the Township of West Norriton encouraging the use of shade trees in subdivisions and developments.
[Ord. 512, 3/26/1990, § 14-5.16]
The minimum requirements for improvement shall be contained in the Pennsylvania Department of Transportation Specifications Form 408, as last revised.
[Ord. 512, 3/26/1990, § 14-5.17, as amended by Ord. 524, 12/31/1991]
1. 
The subdivider or developer shall provide public water service to provide an adequate supply to each lot in a subdivision or, as required, to a building in a development.
2. 
Where no public water service is available and it would be an undue hardship for the subdivider or developer to have the public water service extended, the subdivider or developer may, on approval of the Commissioners, be permitted to construct a well on each lot. All wells shall be constructed according to present rules and regulations, or any future amendments thereto, of the State Department of Environmental Resources or other appropriate State agency and the Township of West Norriton.
3. 
The proposed location of the wells shall be shown on the preliminary plan for each lot. Where there are existing wells on the property or adjoining lots, they must also be shown.
4. 
A circular area with a radius conforming to the rules and regulations, or future amendments thereto, of the State Department of Environmental Resources or other appropriate State agency and the Township of West Norriton shall be shown around each well to denote clear space in which no sewage system is to be located.
5. 
Where public water service is furnished, the circles are not necessary, with the exception of those wells lying immediately adjacent to the subdivision. However, the usable area is limited by a clear zone surrounding the Water-service line to each house as required by the State Department of Environmental Resources or other appropriate State agency and the Township of West Norriton.
6. 
Water Supply. If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Board of Commissioners that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a Certificate of Public Convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.
7. 
Fire hydrants are to be installed at the expense of the subdivider or developer in accordance with the following:
A. 
All fire hydrants shall be placed at intervals of 800 lineal feet or less on any waterline on any public street and not less than 400 feet from any proposed structure or as deemed necessary by the Fire Marshal.
B. 
All fire hydrant installations shall be provided with two-and-one-half-inch male outlets National Standard Thread [3.0686 by 7 1/2 threads] with covers, in addition to a four-and-one-half-inch National Standard Thread [outside diameter male thread 5.7609 inches four threads per inch] steamer connection.
C. 
All fire hydrants shall be of the safety flange protection type.
D. 
Required fire hydrants shall be installed prior to the framing of any structure which is to be protected by that hydrant.
E. 
All fire hydrants shall be the standard manufacture currently accepted by the Township.
[Ord. 512, 3/26/1990, § 14-5.18; as amended by Ord. 524, 12/31/1991]
1. 
The regulations contained herein shall apply in those areas identified as flood-prone in the Flood Insurance Study, Township of West Norriton, prepared by the Federal Insurance Administration of the United States Department of Housing and Urban Development. The Flood Boundary Floodway Map shall be available in the West Norriton Township office for inspection. In regard to the adopted Floodplain Conservation District, the regulations contained herein shall apply to those areas defined and established as flood-prone in the West Norriton Township Zoning Ordinance [Chapter 27].
2. 
The regulations contained herein are intended to conform to the requirements of Section 1910.3(d) of the National Flood Insurance Program, P.L. 93-234. Furthermore, it is the purpose of these regulations to:
A. 
Regulate the subdivision and development of flood-prone land areas in order to promote the general health, welfare and safety of the community.
B. 
Require that each subdivision lot or development site in flood-prone areas be provided with a safe building site with adequate access and that public facilities which serve such sites be designed and installed to preclude flood damage at the time of initial construction.
C. 
Protect individuals from buying lands which are unsuitable for use because of flood hazards, by prohibiting the subdivision and development of unprotected flood-prone areas.
D. 
Maintain the certification of West Norriton Township and the eligibility of the property owners in the Township for the benefits of the National Flood Insurance Program, P.L. 92-234.
3. 
Prospective developers shall consult with the Zoning Officer to make a determination as to whether or not the proposed subdivision or land development is located within an identified flood-prone area.
4. 
Where not prohibited by this or any other codes or ordinances, land located in any designated floodplain area(s) may be subdivided or developed with the provision that the developer construct all buildings or structures or attach appropriate deed restrictions or covenants so that all buildings or structures will be constructed to preclude flood damage from the one-hundred-year flood, in accordance with this and any other codes or ordinances regulating flood-prone areas.
5. 
The subdivision or development of any floodway shall be prohibited unless the developer can show that such subdivision or development will not result in an increase in flood heights.
6. 
The finished elevation of proposed streets within flood-prone areas shall be no more than one foot below the base flood elevation. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.
7. 
Storm drainage facilities shall be designed to convey the flow of surface waters without risk to persons or property. The drainage system shall ensure drainage at all points along streets and ensure conveyance of drainage away from buildings. The Township Commissioners may require an underground system to accommodate a one-hundred-year flood and a secondary surface system to accommodate larger, less frequent floods. Drainage plans shall be consistent with local and regional drainage plans. The facilities shall be designed to prevent the discharge of excess runoff onto adjacent properties.
8. 
All new or replacement water systems, whether public or private, in flood-prone areas shall be floodproofed up to a point 1 1/2 feet above the flood base flood elevation.
9. 
All new or replacement water systems, whether public or private, in flood-prone areas shall be floodproofed to a point 1 1/2 feet above the base flood elevation.
10. 
All other new or replacement public or private utilities and facilities in flood-prone areas shall be elevated or floodproofed up to a point 1 1/2 feet above the base flood elevation.
11. 
Waivers. Guidelines for relaxation from the requirements set forth in this section are as follows:
A. 
A waiver shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result.
B. 
A waiver shall only be issued if there is:
(1) 
A showing of good and sufficient cause.
(2) 
A determination that failure to relax the requirements would result in exceptional hardship to the applicant.
(3) 
A determination that the relaxing of a requirement will not result in increased flood heights, additional threats to public safety or extraordinary public expense; create nuisances; cause fraud on or victimization of the public; or conflict with existing local laws or ordinances.
C. 
A waiver shall only be issued upon a determination that the waiver is the minimum necessary, considering the flood hazard, to afford relief.
D. 
The Township shall maintain a record of all waivers, including justification for their issuance, and report such decisions issued in its annual report submitted to the Federal Insurance Administrator.
E. 
If granted relief, it shall involve only the least modification.
[Ord. 512, 3/26/1990, § 14-5.19]
The Federal government has adopted legislation regulating construction in and about areas known as "wetlands." This legislation is enforced concurrently by the United States Army Corps of Engineers, the Environmental Protection Agency and the Department of Environmental Resources. The Township of West Norriton will not review any plans with respect to their compliance with the Federal legislation, and the individual landowner should assure himself that his plans comply with the federal legislation.