The following principles of subdivision and
land development, general requirements, and minimum standards of design,
including those shown on the Horsham Township Construction Standards
(H-Standards),[1] shall be observed by the applicant in all instances, whether
or not the proposed improvements are to be accepted by the Township.
A.
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.
B.
When only a portion of a tract is being reviewed relative
to subdivision and land development, but where future subdivision
and 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.
C.
Whenever a parcel of land is being subdivided for
the specific purpose of being added to an adjoining parcel of land,
prior to subdivision approval, the applicant shall provide an executed
agreement of sale between the applicant for subdivision and the owner
of the parcel to which the subdivided parcel is to 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.
D.
As much as possible, applicants shall preserve trees,
groves, waterways, scenic points, historic resources and other community
assets and landmarks.
E.
Subdivisions and land developments shall be laid out
so as to avoid the necessity for excessive cut or fill unless specifically
warranted by terrain or location.
F.
Low-lying land subject to periodic flooding shall
not be subdivided or developed for residential development or for
such other uses as may involve danger to health, safety, and general
welfare.
G.
Where no public water supply is available to the subdivision
or land development, the Council shall require the subdivider, developer
or builder to obtain from the Department of Environmental Protection
and other appropriate governmental agencies with jurisdiction, 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 and materials to be employed in
the installation of the individual water supply system.
H.
Where the subdivision or land development is inaccessible to sanitary sewers, the Council shall require the landowner to obtain from the Sewage Enforcement Officer and other appropriate governmental agency with jurisdiction, certificates of approval for the sewage disposal facilities to be provided by the landowner, and approval of the construction methods and materials to be employed in the installation of the individual on-site sewage treatment system(s). Where applicable, Pennsylvania Department of Environmental Protection planning modules shall be prepared and submitted to all appropriate reviewing agencies for approval or verification of waiver of planning module requirements submitted (see Subsection Q below).
I.
Applicants shall observe the ultimate right-of-way for contiguous existing streets as prescribed by this chapter. Additional portions of the corridors for such streets shall be offered to the government agency having jurisdiction at the time the subdivision or land development is consummated. Applicable building setback lines, as defined by Chapter 230, Zoning, shall be delineated as measured from the ultimate right-of-way street line.
J.
Proposed subdivision and land development shall be
coordinated with the existing nearby neighborhood so that the community
as a whole may develop harmoniously.
K.
Improvement construction requirements will be completed
under specifications of the Pennsylvania Department of Transportation,
the Pennsylvania Department of Environmental Protection or other appropriate
state agency, the Montgomery County Soil and Water Conservation District,
or other appropriate agency, or under the specifications included
herein, whichever specifications shall result in the stricter interpretation
of this chapter.
L.
The Township Fire Marshal shall review all proposed
applications for subdivision and/or development or construction, where
applicable, for compliance with all currently accepted fire protection
standards. All proposed facilities shall conform to such standards
as specified in the Fire Marshal's report on the proposed application.
M.
All proposed applications for land development shall
be reviewed by the Township Landscape Architect for compliance with
all Township requirements related to landscaping/planting and all
other currently accepted standards. All proposed applications shall
conform to such requirements/standards as specified in the Landscape
Architect's report on the application.
N.
All proposed applications for land development shall
be reviewed by the Township Lighting Consultant, for compliance with
all Township requirements and/or any other currently accepted standard
related to lighting. All proposed applications shall conform to such
requirements/standards as specified in the Lighting Consultant's report
on the application.
O.
All proposed applications which may have an impact on the existing characteristics of the sound pressure levels surrounding the subjects parcel, shall, at the direction of the Township Engineer, be studied to determine the impact of such proposed operations on existing sound pressure levels. Increase in sound pressure levels, in excess of the standards set forth in Chapter 230, Zoning, of the Code of Horsham Township, will not be permitted. All noise studies shall include the monitoring and analysis of existing background noises at all applicable sensitive points along the perimeter of the subject parcel, particularly adjacent to residential areas.
P.
A traffic impact study shall be required for all subdivision and/or land development applications projected to exceed 50 or more trips during the weekday morning or evening street peak hours. Traffic impact study shall be completed by a professional engineer licensed in the State of Pennsylvania, and submitted to the Township for review and approval. The traffic impact study shall be used by the Township to determine if any additional improvements beyond the scope of the proposed application will be necessary to maintain existing levels of service that would be impacted by the development. The scope and extent of such a study shall be as determined by the Township Engineer; however, the locations of the study shall not include intersections covered in Act 209 study previously conducted. A study, when conducted, shall always include an analysis of the proposed site access. Township Council may waive the traffic impact study if recommended by the Township Engineer. In either case, the applicant shall pay traffic impact fees, in accordance with Chapter 122, Impact Fees, as amended from time to time, to the Township.
Q.
Appropriate Pennsylvania Department of Environmental
Protection planning modules application shall be submitted for all
proposed public and private sanitary sewer facilities with all preliminary
plan applications (or with the final plan application if preliminary
plan is not required) or verification of waiver of planning module
requirements shall be submitted. Planning modules shall meet all requirements
contained in Pennsylvania Code, Title 25, Chapter 71, Administration
of Sewer Facilities Planning Program (including "Official Plan Requirements
for Alternative Evaluation"). Such planning modules shall also meet
all procedural and content requirements of Title 25, Chapter 71, §§
71.52 and 71.53, including the requirement that they be accompanied
by the comments of the Montgomery County Health Department and the
Montgomery County Planning Commission.
R.
A Pennsylvania Department of Transportation highway
occupancy permit shall be required for all proposed subdivisions and/or
land developments having any impact on any portion of the right-of-way
of a state highway or where stormwater runoff is proposed to be carried
in any way onto or across the state highway right-of-way or into the
state highway storm sewer system. A Horsham Township road opening
permit shall be required for any proposed work within Township right-of-way.
S.
Emergency access driveway(s) shall be provided for
all subdivisions and land developments where only one development
access point to a public street is proposed or where otherwise deemed
appropriate by Township Council. The alignment of such access driveways
shall be as approved by the Township Engineer and shall be located
to be as short as possible and with such turning radius as is required
to provide access for all types of emergency vehicles. Accessways
shall be constructed of reinforced concrete checker blocks (backfilled
with topsoil and seeded) or other similar paver approved by the Township
Engineer, over a compacted six-inch bed of PennDOT type 2A coarse
aggregate, shall have a maximum slope of 12%, and a minimum width
of 18 feet. Such accessways shall extend from paved public cartway
to the proposed paved cartway and vehicle movement through such shall
be restricted on either end with bollard and chain or other means
acceptable to Horsham Township. All emergency access drives shall
meet the approval of the Township Fire Marshal.
T.
Refuse collection. For all nonresidential and multiresidential
developments, the following shall apply:
U.
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 chapter. Where applicable, all proposed facilities
shall be constructed in such a manner as to be accessible to the handicapped
and shall conform to the requirements of the Americans with Disabilities
Act. Construction and installation of facilities and utilities proposed
for construction shall be subject to inspection by appropriate Township
officials during the progress of the work and the subdivider, developer
or builder shall pay for inspection.
[1]
Editor's Note: The Horsham Township Construction
Standards (H-Standards) are included at the end of this chapter.
The standards and specifications of development
in this chapter shall be used to judge the adequacy of subdivision
and/or land development proposals. Where, after application by the
landowner, it is proven that a literal application of these specifications
and standards in certain cases would work an undue hardship or be
plainly unreasonable, the Township Council may, in the exercise of
its discretion, grant such reasonable exceptions as will not be contrary
to the public health, safety, and general welfare. In reviewing applications
for such exceptions, the Township Council shall be guided by the standards
set forth in the Pennsylvania Municipalities Planning Code pertaining
to the granting of variances and special exceptions by zoning hearing
boards. The specifications of this chapter may be modified to permit
reasonable utilization of property while securing substantial conformance
with the objectives of the regulations.
The minimum requirements for improvements shall
be contained in the Pennsylvania Department of Transportation Specifications
(Publication 408 and/or Publication 72 — Road Construction
Standards) as last revised.
A.
Blocks
(1)
Length. In general, all blocks in a subdivision shall
have a minimum length of 500 feet and a maximum length of 1,200 feet.
(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 classification 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 reversed frontage
is desired away from a major thoroughfare to a street of lesser traffic
volume. Through lots will clearly indicate front and rear yards (rear
yards shall abut the road of higher classification), with roadway
access limited to the street of lower classification.
(4)
Crosswalk. Macadam crosswalks not less than 10 feet
wide, and/or concrete paving not less than four feet wide, may be
required by Council, where necessary, to provide access to schools,
churches, parks and commercial areas. The abutting property owners
shall maintain all crosswalks in the same manner as sidewalks on public
streets.
(5)
Blocks for commercial and industrial areas may vary from the elements of design contained in this section 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, railroads access rights-of-way, and utilities shall be provided. The amount of parking space shall be as required by Chapter 230, Zoning.
B.
Lots.
(1)
Area. All lots shall be no smaller than the minimum
lot area requirements of the applicable zoning classification.
(2)
Depth. Lots excessively deep in relation to width
are to be avoided. Residential lot depth shall not be less than one
nor more than three times the lot width.
(3)
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.
(4)
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.
(5)
Every lot shall have frontage along the ultimate right-of-way line of a street, but double frontage lots are prohibited except along major streets. The frontage shall not be less than the minimum requirements of Chapter 230, Zoning. Residential lots shall not be created which front upon an arterial street. Screening in accordance with this chapter's standards shall be provided along the rear property line of lots with reverse frontage to buffer lots from the higher order street.
(6)
Side lines. Whenever practicable, the side lines of
a lot shall be set at right angles or radial to the right-of-way line.
(7)
Building lines. Building lines for all lots shall
be in conformance with the minimum front, side and rear yard line
requirements of the applicable zoning district.
(8)
In general, lot lines shall follow Township boundary
lines rather than cross them.
(9)
Lot lines intersecting street lines shall be substantially
at right angles or radial to street lines from the street line to
the rear lot line.
(10)
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.)
(11)
Building numbers. House or building numbers
(address) 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.
(12)
Lot siting, planting and beautification for
subdivisions and land developments. 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 or the plan has preserved existing natural features.
Conditions placed on plat approval (if any) shall also include the
recommendations of the Township Landscape Architect.
(a)
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, earth-moving
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.
(b)
Topsoil preservation. All disturbed areas of
the site shall be stabilized by seeding, mulching and planting or
other approved means. All approved slopes in excess of three horizontal
to one vertical (3:1 — 33.3%) shall be stabilized by sodding.
(c)
Buffer planting requirements. The land surrounding
any permitted use shall be landscaped except for paved areas, and
necessary parking 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 and approved access
ways.
A.
Flag lots may be permitted as an exception to the
minimum lot width requirements at the building setback line. A flag
lot is a parcel of land that does not have the required minimum lot
width at the minimum front yard line but has direct access to a public
street through a narrow strip of land that is part of the same lot.
The lot lines of the narrow portion of the lot (the lane) are parallel
or nearly parallel.
B.
Flag lots will be permitted under the following conditions:
C.
Design standards.
(1)
The minimum width of flag lot access driveways shall be 12 feet. In addition to the below standards, all access driveways shall also be constructed in accordance with § 198-33 of this chapter related to driveway design and construction.
(2)
Each lane shall be cleared (brush, trees and any other
obstructions to vehicular movement) to a minimum width of 18 feet
to allow for emergency vehicles. Access driveways shall be limited
to a maximum slope of 10%.
(3)
Any lane crossing a stream or swale (or any channels
considered "waters of the Commonwealth of Pennsylvania") shall meet
the requirements of this chapter and the Pennsylvania Department of
Environmental Protection for stormwater conveyance and wetland or
stream disturbance. The applicant shall secure permits for the crossing
or disturbance prior to recording of final plan and commencement of
construction.
All new streets and cul-de-sacs and widened
portions of all existing rights-of-way, 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 final acceptance based on compliance
with requirements of this chapter. All proposed streets and/or driveways
associated with an approved subdivision and/or land development under
land development agreement with the Township and financially secured,
shall be completed to the extent of the pavement base (storm sewer,
curb, stone subbase and bituminous concrete base course) prior to
commencement of construction of other facilities, with the exception
of detention/retention basins, approved with the development.
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 that agency.
(2)
Arrangement. Streets shall be arranged in a manner
to meet with the approval of Council 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 shall be graded to the full width
of the right-of-way and provision made for slopes beyond the right-of-way
in conformance with Township specifications.
(5)
Provisions of streets for future development. Access
shall be given to all lots and portions of the tract in the subdivision
and to adjacent nonsubdivided 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 street. 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 cul-de-sacs 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. All street names are
subject to the approval of Council.
(9)
Half-street. The dedication of half streets at the
edges of a new subdivision is prohibited. If circumstances render
this impracticable, adequate provision for the concurrent dedication
of the remaining half of the street, must be furnished by the subdivider,
developer or builder. When a half-street exists in an adjoining subdivision,
the remaining half shall be provided by the proposed development.
(10)
No street shall be laid out or opened which
extends to or crosses any boundary between the Township and any other
municipality except with the specific approval of the Township Council
and upon such conditions as the Township may impose.
B.
Street alignment.
(1)
Safe stopping sight distance on horizontal and vertical
curves. Proper sight distance shall be provided with respect to both
horizontal and vertical alignments. Measured along the center line,
this shall be 500 feet for major arterial streets; 400 feet for minor
arterial streets; 250 feet for collector streets; and 200 feet for
local streets, measured at the center line and at driver's eye height
of 3.5 feet and a target height of six inches.
(2)
Horizontal curves shall be used at all changes in
excess of 2°. Except where noted below, 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 arterial streets shall be 300 feet;
for collector streets, 200 feet; and for local streets, 100 feet.
For the purpose of controlling speed on local streets, the maximum
radius permitted on a local street shall be 500 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. For the purpose of controlling speed
on local streets, the maximum tangent permitted on a local street
shall be 200 feet.
(c)
Horizontal curves will not be permitted on a
proposed street within 100 feet of the ultimate right-of-way of an
existing or proposed street.
(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 local 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. 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.
Ultimate (future) right-of-way width, paving width
and curbing.
(1)
Classification. All streets will be classified as
local, collector, minor arterial, or major arterial.
(a)
Local streets. shall have a minimum right-of-way
width of 50 feet. Specific streets within Horsham Township classified
as local are as specified in Subsection (C)(3) of this section. Construction
of the street, curbing and sidewalk shall be in accordance with specifications
hereinafter included in these standards.
(b)
Collector streets. shall have a minimum right-of-way
width of 60 feet. Specific streets within Horsham Township classified
as collector are as specified in Subsection (C)(3) of this section.
Construction of the street, curbing and sidewalk shall be in accordance
with specifications hereinafter included in these standards.
(c)
Minor arterial streets. shall have a minimum
right-of-way width of 80 feet. Specific streets within Horsham Township
classified as minor arterial are as specified in Subsection (C)(3)
of this section. Construction of the street, curbing and sidewalk
shall be in accordance with specifications hereinafter included in
these standards.
(d)
Major arterial streets shall have a minimum
right-of-way of 100 feet. Specific streets within Horsham Township
classified as major arterial are as specified in Subsection (C)(3)
of this section. Construction of the street, curbing and sidewalk
shall be in accordance with specifications hereinafter included in
these standards.
(e)
Cul-de-sac streets shall have a minimum right-of-way
width of 50 feet. Specific streets within Horsham Township classified
as cul-de-sac are as specified in Subsection (C)(3) of this section.
Construction of the street, curbing and sidewalk shall be in accordance
with specifications hereinafter included in these standards.
[1]
A cul-de-sac will not be approved when a through
street is practicable. A cul-de-sac shall not be more than 500 feet
in length. A cul-de-sac must be a side street and not be the permanent
culmination of another street to form a four-way intersection. A cul-de-sac
shall have a circular turnaround with a minimum right-of-way radius
of 70 feet and an outer paving radius of 60 feet.
[2]
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.
[3]
A cul-de-sac permanently or temporarily exceeding
500 feet in length may be approved by Council if conditions of the
land so warrant. The minimum length of a cul-de-sac shall be 250 feet.
[4]
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 (or temporary cul-de-sac easement)
width and outer paving radius.
[5]
A snow removal easement shall be provided at
the rear of all cul-de-sac bulbs for the piling and storage of plowed
snow by the Township or other snow removal entity. Such an easement
shall as much as possible be centered on the projection of the cartway
center line, into the bulb right-of-way. The easement shall have a
minimum width of 15 feet measured from the right-of-way line and minimum
arc length of 50 feet or as otherwise deemed necessary by the Township
to provide adequate snow storage area. Except for required sidewalks,
nothing shall be permitted to be placed or planted within the easement
including but not limited to driveways, mailboxes, street trees or
other landscaping, and lights. Snow removal easements shall be owned
and maintained by individual lot owners or other Township approved
entity and removal of snow from required sidewalks within the easement
shall be the responsibility of the individual lot owners or other
approved maintenance entity. Such easements shall be described on
the record plan with ownership and maintenance responsibilities defined.
[6]
The Township Engineer shall review commercial
and industrial cul-de-sacs for adequacy. When deemed necessary by
Township Council, additional cartway and/or right-of-way radius may
be required.
(2)
Right-of-way. Where a proposed subdivision and/or
land development abuts or contains an existing public street or road
having a right-of-way width less than would be required if said street
or road were created under this chapter, sufficient additional width
for right-of-way shall be provided and dedicated to meet the foregoing
standards. Additional right-of-way may be required by Council to promote
public safety and convenience when required by special conditions.
(3)
Specifications and categories.
(a)
The minimum widths of paving and the requirements
for curbing and sidewalk shall not be less than those of an existing
street of which the new street is to be a continuation, nor less than
the standards provided below. Where a subdivision and/or land development
fronts on an existing street, curb and sidewalk, where required, shall
be constructed and the existing paved cartway shall be extended to
the required curbline. Where a subdivision and/or land development
abuts an existing street, drainage improvements shall be made to the
existing street, where deemed necessary by Council. Additionally,
existing cartways shall be reconstructed where necessary to establish
the minimum construction standards of this chapter. Where reconstruction
is not required, leveling and overlay of the cartway with ID-2 binder
and wearing course material may be required to improve the cartway
surface. Additional cartway widths may be required by Council to promote
public safety and convenience when required by special conditions.
Construction of any such widening, curb, sidewalk, or drainage improvements
shall be as specified herein (Horsham Construction Standards) or as
directed by the Township Engineer.
|
Type of Street
|
Ultimate (Future) Right-of-Way Width
(feet)
|
Paving Width
(feet)
|
Curbing
|
Sidewalk
|
|---|---|---|---|---|
|
Major Arterial
|
100
|
52 (or more as may be required)
|
Required
|
Required
|
|
Minor Arterial
|
80
|
40
|
Required
|
Required
|
|
Collector
|
60
|
40
|
Required
|
Required
|
|
Local
|
50
|
30
|
Required
|
Required
|
|
Cul-de-sac
|
50
|
30*
|
Required
|
Required
|
|
* Note: All cul-de-sac bulbs shall have a minimum-paving
radius of 60 feet.
|
(b)
The types of streets as herein set forth above
shall include specific streets as listed below:
[1]
Major arterial. This category shall include
the following streets:
|
Horsham Road
|
Blair Mill Road
| |
|
Welsh Road
|
Easton Road
| |
|
Bethlehem Pike
|
County Line Road
|
[2]
Minor arterial. This category shall include
the following streets:
|
Norristown Road
|
Lower State Road
| |
|
Limekiln Pike
|
Dresher Road
|
[3]
Collector. This category shall include the following
streets:
|
Meetinghouse Road
|
Park Road
|
Witmer Road
| |
|
Maple Avenue
|
Davis Grove Road
|
Prudential Road
| |
|
Mann Road
|
Chestnut Lane
|
Rock Road
| |
|
Jarrett Road
|
New Road
|
Gibraltar Road
| |
|
Babylon Road
|
McKean Road
|
Precision Road
| |
|
Moreland Road
|
Herman Road
|
Sheehy Drive
| |
|
Tennis Avenue
|
Cedar Hill Road
|
Electronic Drive
| |
|
Butler Pike
|
Privet Road
| ||
|
Keith Valley Road
|
[4]
Local and cul-de-sac. This category shall include
streets used primarily as the principal means of access to adjacent
properties and shall include all streets not otherwise categorized,
as appropriate.
D.
Street paving. All street paving must conform to the
specifications incorporated in this section of the standards and Horsham
Township Construction Standards[1] and be approved by the Township Engineer prior to acceptance
by Council. All grades, horizontal curves, vertical 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. 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, grades and cross sections given. The subgrade for macadam
paving shall conform to the established line, grade and cross section
as approved by Council. The subgrade shall be solidly compacted for
a firm and unyielding state by rolling with a minimum of ten-ton power
roller. Unstable areas shall be removed and replace with suitable
fill and then rerolled as required to provide a uniform even, unyielding
surface.
(a)
Construction methods. 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 roller having a metal weight of not less than
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 Council. 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. It shall be the responsibility of the developer to verify required
stability of subgrade through compaction testing suitable to the Township
Engineer.
(2)
Stone subbase. The subbase shall be PennDOT type 2A
crushed aggregate or other material approved by Township Council.
(a)
Type 2A crushed aggregate. Crushed aggregate
shall have a compacted thickness of six inches for streets of all
classifications, unless otherwise approved by Council.
(b)
Materials. Materials meeting the requirements
as specified in Sections 350.2 and 703.2 of the Pennsylvania Department
of Transportation Publication 408, latest revision, shall be used.
(c)
Construction methods. Construction and installation
of type 2A crushed aggregate subbase shall comply with Pennsylvania
Department of Transportation, Publication 408, latest revision, Section
350.3.
(3)
Paving base course. The base course shall be "Superpave
Asphalt Mixture Design, 25 MM Mix, PG 64-22, HMA Base Course, 3.0
to 10.0 Million ESALS," or other material approved by Township Council.
[Amended 8-13-2014 by Ord. No. 2014-3]
(a)
Superpave Asphalt Mixture Design, 25 MM Mix,
PG 64-22, HMA Base Course, 3.0 to 10.0 Million ESALS. "Superpave Asphalt
Mixture Design, 25 MM Mix, PG 64-22, HMA Base Course, 3.0 to 10.0
Million ESALS" shall have a compressed thickness after compaction
of 4 1/2 for local and cul-de-sac classified roads/streets and
six inches for all other classified roads/streets, unless otherwise
approved by Council.
(b)
Materials. Materials meeting the requirements
as specified in Section 305.2 of the Pennsylvania Department of Transportation
Publication 408, latest revision, shall be used.
(c)
Construction methods. Construction and installation
of Superpave Asphalt Mixture Design, 25 MM Mix, PG 64-22, HMA Base
Course, 3.0 to 10.0 Million ESALS shall comply with Pennsylvania Department
of Transportation, Publication 408, latest revision, Sections 401.3
and 403.3, with the following additions:
[1]
Base course shall not be placed on surfaces
that are wet or at a temperature of 35° F. or lower, or when air
temperature is 35° F. or lower.
[2]
If the proposed base course thickness is greater
than five inches in compacted depth, it shall be placed in two or
more lifts of approximately equal depth, with no layer more than 2 1/2
inches. Base course shall be placed in layers of not less than four
inches in depth when the air temperature is less than 40° F.
(4)
Superpave Asphalt Mixture Design, 9.5 MM Mix, HMA
Wearing Course, 3.0 to 10.0 Million ESALS, SRL-H. This surface course
shall consist a wearing course, of hot-mixed, hot-laid asphalitic
concrete, constructed on a prepared bituminous base course. The bituminous
surface course shall have a total thickness, after final compaction
of 1 1/2 inches or as approved by the Township. All street pavement
cross sections, except where superelevated for curves, will be a minimum
slope from the center of the road to the gutter of a minimum of 1/4
inch per foot to a maximum of 5/16 inch per foot, unless otherwise
approved by Council.
[Amended 8-13-2014 by Ord. No. 2014-3]
(a)
Materials. The materials shall conform to the
requirements as given in Section 420 of the Pennsylvania Department
of Transportation Specifications 408, latest revision.
(b)
Construction methods. The wearing course shall
be Superpave Asphalt Mixture Design, 9.5 MM Mix, HMA Wearing Course,
3.0 to 10.0 Million ESALS, SRL-H, as specified in Pennsylvania Department
of Transportation Publication 408, latest revision, and shall be applied
in strict accordance with Publication Section 420.3. No visible moisture
shall be present prior to the laying of each course. Road surface
and air temperature shall be a minimum of 40° Fahrenheit or greater
prior to laying of the bituminous surface. The air temperature shall
also be rising. Prior to placement of surface course, all unsuitable
materials from the surface of the existing pavement base course, including
loose and foreign material and excess joint sealer and crack filler,
shall be removed. Existing vertical surfaces (of curbs, gutters, structures,
etc.) shall be painted with a uniform bituminous material, as specified
in Pennsylvania Department of Transportation Publication 408, latest
revision, Section 401.3(f). When specified by the Township Engineer,
scratch or leveling courses shall be applied to wheel ruts and other
local, small depressions, in order to raise these areas to the level
of the surrounding uniform pavement. Scratch or leveling shall be
completed prior to placement of wearing course. Prior to placement
of wearing course, a tack coat conforming to Publication 408 Section
460.3 shall be applied to the bituminous base course (or binder course
where approved) when directed by the Township Engineer.
(c)
Horsham Township shall require delivery slips
for all materials used in the construction of streets.
(5)
Underdrain. When directed by the Township Engineer
or where the finished roadway grade is within one foot of the seasonal
high water table as designated for site-specific soils type as designated
in the Soil Survey for Montgomery County, a combination storm sewer
and underdrain shall be place along the curbline of all new roads/streets,
in accordance with the construction standards defined in the "Horsham
Township Construction Standards" adopted as part of this chapter.[2] An acceptable alternative to the combination storm sewer
and underdrain would be a six-inch perforated, corrugated polyethylene
pipe (or other approved by the Township Engineer).
[2]
Editor's Note: The Horsham Township Construction
Standards are included at the end of this chapter.
(6)
Shoulder. Supporting shoulder shall be constructed
on all sections of roads where a base course or pavement is approved
to be constructed without other permanent support along the sides
(such as concrete curb or granite/Belgian block curb, etc.). All shoulder
shall be thoroughly compacted and graded to provide drainage from
the macadam surface.
(a)
Construction methods. Where concrete curbing
is not to be constructed, shoulders are to be constructed adjacent
to the paving of the proposed road. The width and type of construction,
grade, and construction methods of these shoulders shall be as depicted
in the Horsham Township Construction Standards or as otherwise approved
by the Township Engineer or other person designated by Council.
[1]
Editor's Note: The Horsham Township Construction
Standards are included at the end of this chapter.
E.
Repair and maintenance of existing streets and roadways.
All public streets utilized by a developer for access to a site during
construction shall be maintained and repaired, as needed, by the developer
at their own expense, in accordance with Horsham Township Standards.
Where road improvements or utility work is required within the public
cartway of an existing street, the following maintenance/repair work
shall be required:
(1)
Where the existing road along the frontage of the
parcel being developed is being widened, the remainder of the existing
cartway not being widened shall be milled and overlaid from the physical
center line to the face of new curb or edge of cartway (along the
entire frontage of the parcel). If the existing road surface is severely
damage by trenching and construction vehicle traffic, the existing
road pavement shall be entirely removed and replaced in accordance
with Township Standards.
(2)
Where utilities are being installed in existing roads,
the cartway shall be milled and overlaid from the physical center
line to the face of curb or edge of cartway. This work shall be completed
over the entire extent of the utility work area where utilities are
only being installed in 1/2 of the road cartway. If utilities are
being installed on both sides of the road, the entire road cartway
shall be milled and overlaid in accordance with Township Standards,
along the entire extent of the utility work area.
(3)
Where utility installation is not consistent with
that described above, the exact extent of road maintenance and repair
shall be determined by Council with the recommendation of the Township
Engineer.
(4)
Where no utility work or widening is being completed
along an existing road, however, the existing road is being damaged
by construction vehicle traffic to a particular development site,
at the discretion of the Township Engineer, appropriate road repairs
shall be completed by the developer, at their expense, to restore
the road to its predevelopment condition. Such work shall include
but not be limited to milling, pavement replacement, and overlay across
a portion of or the entire road damage by the construction vehicle
traffic.
F.
Street intersections.
(1)
Number of intersections. No more than two streets
shall cross at the same point. When existing streets intersect at
odd angles, or have more than four approaches, the 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. Ninety-degree-angle
intersections shall be used when local or cul-de-sac streets connect
to arterial or collector streets. Intersection of all proposed streets
shall be made at ninety-degree angles.
(3)
Center lines. Where center lines of streets are proposed
to open onto opposite sides of an existing or proposed street within
175 feet of each others center lines, they shall be made to coincide
by curving the street or streets of lesser classification.
(4)
Primary thoroughfares. Wherever practicable, intersections
with arterial streets shall be kept to a minimum and shall be located
at least 1,200 feet apart.
(5)
Intersection sight distance. Sight distance at proposed
driveway and/or street intersections shall conform to the requirements
of Pennsylvania Code, Title 67, Chapter 441 (and as stated in the
Horsham Construction Standards, adopted as part of this chapter[3]), as from time to time amended. If necessary to achieve
the minimum required sight distance, the applicant shall be responsible
for altering on-site and off-site existing features along the sight
lines defined in Chapter 441. If such features are located outside
of the legal right-of-way of the fronting street or road, the applicant
shall be responsible for obtaining temporary construction and permanent
sight distance easements over the area requiring modification. In
all cases, permanent sight distance easements shall be established
over all off-site area, outside of the legal right-of-way and along
the sight lines of the proposed driveway or street intersection, if
sight lines cross adjacent private property. The record plan of the
subdivision and/or land development shall contain appropriate notations
defining ownership and maintenance within the area of any such easement.
The applicant as well as the entity ultimately responsible for maintenance
of the land development (homeowners' association, etc.) shall be responsible
for perpetual maintenance of the easement area in order to preserve
the required sight distance. All improvements to be completed within
such easement areas shall be completed in accordance with the requirements
of this chapter. The extent of improvements along the required sight
lines shall be verified by the applicant and approved by the Township
Engineer. Proof of required sight distance easement and/or temporary
construction easements shall be submitted to Horsham Township prior
to plan approval.
[3]
Editor's Note: The Horsham Township Construction
Standards are included at the end of this chapter.
(6)
Maximum grade. Maximum grade within any intersection
shall not exceed 1%, and approaches to an intersection shall follow
a straight horizontal course for 100 feet.
(7)
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.
(8)
Radii of pavement and right-of-way at intersections.
Street intersections shall be rounded with tangential arcs at pavement
edge (curbline) and right-of-way 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 Curve at Intersection
of Pavement Edge or Curblines
(in feet)
|
Minimum Radius of Curve at Intersection
of Right-of-Way Lines
(in feet)
| |
|---|---|---|---|
|
Major arterial
|
40
(or more as may be required)
|
20
(or more as may be required)
| |
|
Minor arterial and collector
|
35
|
20
| |
|
Local
|
25
|
15
| |
|
Cul-de-sac
|
25
|
15
|
G.
Roadside barriers. Roadside barriers and guide rail shall be required in accordance with PennDOT Design Manual, Part 2, Highway Design, Chapter 12 (Publication No. 13), latest revision. Construction and materials shall be in accordance with applicable PennDOT Road Construction Standards (Publication No. 72).
H.
Traffic control. Vehicular traffic control in work
zone areas on and along streets open to the public shall be in strict
accordance to requirements of PennDOT Publication 203, Work Zone Traffic
Control (67 Pa. Code, Chapter 203).
I.
"P-loop" streets (loop streets from a single access
point) shall have an entrance leg not exceeding 500 feet. The loop
of a "P-loop" shall have a street length not exceeding 3,000 feet.
Within a Residential Golf Course Community,
all permitted structures and/or uses may be served by private streets.
Such streets shall be designed and constructed in accordance with
the requirements of this section. Private streets shall not be dedicated
to the Township; nor does the Township assume the responsibility for
their maintenance.
A.
Street system. Private streets within a Residential Golf Course Community shall comply with § 198-31A, with the exception that continuations of existing streets shall not be required. All such streets shall be designed to provide access suitable for fire, ambulance and other emergency vehicles. The owner may limit nonemergency and nonmunicipal access onto private streets.
B.
Street alignment. Private streets within a Residential Golf Course Community shall comply with the requirements for residential streets as set forth in § 198-31B.
C.
Right-of-way width, paving width and curbing.
(1)
Classification. Private streets within a Residential
Golf Course Community shall be classified and governed in accordance
with the following provisions:
(a)
Private connector streets. Private connector
streets shall be those private streets providing vehicular access
between existing public streets and areas within a Residential Golf
Course Community. On-street parking shall be prohibited, and driveways
serving individual dwelling units shall not be permitted to access
directly onto private connector streets. The minimum allowable right-of-way
width shall be 50 feet and the minimum allowable cartway width shall
be 24 feet for two-way streets and 18 feet for one-way streets. A
private connector street providing only stabilized emergency access
to an existing public street shall be designed to provide adequate
circulation for anticipated nonemergency traffic.
(b)
Private residential streets. private residential streets shall be those private streets providing vehicular access between private connector streets and residential areas of a Residential Golf Course Community, and vehicular access within such areas. Private residential streets shall not access directly onto existing arterial or collector streets except as may be required for emergency vehicular access. Such streets shall comply with § 198-33E.
A.
General provisions. All driveways and parking areas
shall be constructed in accordance with the following provisions:
(1)
Paving. The paving requirements shall be as follows:
(a)
Residential driveways - single family. Residential
driveways shall be constructed as follows: six inches of mechanically
compacted 2A stone subbase (material and construction in accordance
with Pennsylvania Department of Transportation Publication 408, latest
revision, Section 350), 1.5 inches of type ID-2 hot-mixed, hot-laid
asphalitic concrete binder course (material and construction in accordance
with Pennsylvania Department of Transportation Publication 408, latest
revision, Section 401), and 1.5 inches of type ID-2 (standard), hot-mixed,
hot-laid asphalitic concrete wearing course (material and construction
in accordance with Pennsylvania Department of Transportation Publication
408, latest revision, Section 420). Driveway pavement and stone subbase
shall be placed on a prepared subgrade, free of soft, muddy, or frozen
areas. Such unsatisfactory soft areas shall be corrected by scarifying,
reshaping, and recompacting existing material, or by replacing soft
material with stable, suitable material. Unsatisfactory material shall
be replaced when directed by the Township Engineer. It shall be the
responsibility of the developer to verify required stability of subgrade
through compaction testing suitable to the Township Engineer.
(b)
Nonresidential and multifamily residential driveways
and parking areas nonresidential and multifamily residential driveways
and parking areas shall be constructed as follows: six inches of mechanically
compacted 2A stone subbase (material and construction in accordance
with Pennsylvania Department of Transportation Publication 408, latest
revision, Section 350), 4 1/2 inches of Superpave Asphalt Mixture
Design, 25 MM Mix, PG 64-22, HMA Base Course, 3.0 to 10.0 Million
ESALS (material and construction in accordance with Pennsylvania Department
of Transportation Publication 408, latest revision, Sections 305.2
and 305.3), and 1 1/2 inches of Superpave Asphalt Mixture Design,
9.5 MM Mix, HMA Wearing Course, 3.0 to 10.0 Million ESALS, SRL-H,
hot-mixed, hot-laid asphalitic concrete wearing course (material and
construction in accordance with Pennsylvania Department of Transportation
Publication 408, latest revision, Section 420). Pavement and stone
subbase shall be placed on a prepared subgrade, free of soft, muddy,
or frozen areas. Such unsatisfactory soft areas shall be corrected
by scarifying, reshaping, and recompacting existing material, or by
replacing soft material with stable, suitable material. Unsatisfactory
material shall be replaced when directed by the Township Engineer.
It shall be the responsibility of the developer to verify required
stability of subgrade through compaction testing suitable to the Township
Engineer. Prior to placement of wearing course, a tack coat conforming
to Publication 408, Section 460.3, shall be applied to the bituminous
base course (or binder course, where approved) when directed by the
Township Engineer.
[Amended 8-13-2014 by Ord. No. 2014-3]
(2)
Where applicable, intersections of right-of-way lines
shall be rounded by a tangential arc, the minimum radius of which
shall be 15 feet.
B.
Driveways.
(1)
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 four-percent grade. Minimum intersection sight distance
as specified in Pennsylvania Code, Title 67, Transportation, Chapter
441, latest revision (specific distances are specified in the "Intersection
Sight Distance Diagram - Driveways and Streets"; see detail included
in the Horsham Construction Standards, adopted as part of this chapter[1]) shall be maintained at all intersections with streets.
[1]
Editor's Note: The Horsham Township Construction
Standards are included at the end of this chapter.
(2)
Intersections. Where possible, driveways shall be
located not less than 60 feet from the street intersection and shall
provide access to the street of a lesser classification when there
are streets of different classes involved.
(3)
Pavement widths and grade. Driveway paving widths
and grades shall be as specified below, except where the type of vehicle
intended to be utilized dictates more stringent standards and/or where
the requirements of Pennsylvania Code, Title 67, Transportation, Chapter
441, are more restrictive, in which case, the aforementioned standards
shall govern.
|
Land Use
|
Minimum Paving Width
(feet)
|
Minimum Pavement/Curb Radius
(feet)
|
Maximum Grade
(percent)
|
Maximum Change of Grade per 10 Feet
(percent)
|
|---|---|---|---|---|
|
Single-family residential
|
10
|
5
|
8%
|
10%
|
|
Multifamily residential
|
18 (one-way)
|
10
|
8%
|
10%
|
|
24 (two-way)
|
10
|
8%
|
10%
| |
|
Nonresidential (commercial and industrial, etc.)
|
18 (one-way)
|
15
|
5%
|
7%
|
|
24 (two-way)
|
15
|
5%
|
7%
|
(4)
Driveway entrance width shall not exceed 35 feet,
excluding medial areas, unless the applicant demonstrates that additional
width would improve accessway safety. Additional width shall only
be permitted, with the approval of Council, in nonresidential districts
or for nonresidential uses.
(5)
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.
(7)
Frontages of 50 feet or less shall be limited to one
driveway. Not more than two driveways shall be provided to any single
property tract or business establishment with frontage greater than
50 feet. Exceptions may be made where the frontage exceeds 300 feet
in length.
(8)
Residential driveways in excess of 200 feet in length,
serving a single-family dwelling, shall be constructed to a minimum
width of 18 feet, with a clear area of four feet on either side, unless
the dwelling is equipped with a residential sprinkler system or meets
the following requirements:
(a)
Paved pull-off area(s) shall be provided at
appropriate locations (acceptable to the Township Fire Marshal) to
allow vehicles moving in opposite directions to pass one another.
Pull-off areas shall be constructed of materials approved by the Township
Engineer.
(b)
The lane which includes a proposed driveway
in excess of 200 feet shall be cleared of trees, brush, and other
similar obstructions to vehicles movement, to a minimum width of 18
feet, with a clear area of four feet on either side, to allow for
emergency vehicles.
(c)
All driveways in excess of 200 feet shall be
clearly marked at the roadway entrance of the drive, with a three-foot
post with three-inch-high reflective numerals.
(9)
Where shared driveway entrances for single-family
dwellings are proposed, the driveway shall have a minimum width of
20 feet, from the point at which the driveway meets the public paved
cartway to a minimum of 50 feet from the paved cartway. Shared driveways
shall only be permitted where a cross-easement has been established.
Such an easement shall be noted on the record plan along with appropriate
notations defining ownership and maintenance responsibilities for
the area within the easement.
(10)
Concrete curb (or granite/Belgian block curb,
where approved by Township Council), with an eight-inch reveal, shall
be constructed along the perimeter of all nonresidential (commercial,
industrial, etc.) and multiresidential driveways. Council may waive
curb where it can be demonstrated that such curb is not consistent
with surrounding adjacent off-site facilities or with any future plans
for improvements in the surrounding area.
(11)
Driveways to corner lots shall gain access from
the street of lower classification when a corner lot is bounded by
streets of two different classifications as described herein, unless
otherwise required by Township Council due to special conditions.
A corner lot created by a proposed street and an existing street shall
gain access to the proposed street.
(12)
In cases where sidewalks are provided, a concrete
driveway apron shall be required.
C.
Driveways for use as private streets (except within
Residential Golf Course Communities).
(1)
Council 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 access ways 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.
(2)
Private streets may be approved only if they are designed to meet Township street standards for right-of-way, paving width, drainage, curbs, and sidewalks as stated in § 198-31 of this chapter. Less stringent standards, acceptable to the Township Engineer, may be permitted where the applicant can demonstrate that the private street(s) can be improved in the future to conform to all applicable ordinance standards for dedicated streets of the applicable classification.
(4)
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.
(5)
Council 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.
D.
Parking areas.
(1)
Automobile parking facilities shall be provided off street in accordance with requirements of Chapter 230, Zoning, and this chapter.
(2)
At no time shall angle or perpendicular parking along
the curbs of local, public or private access roads or streets 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 concrete curbing.
(3)
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
an eight-foot planting strip.
(4)
No less than 20 feet of open space shall be provided
between the curbline/edge of paving of any parking area and the outside
wall of any principal building.
(5)
If permitted by Chapter 230, Zoning, parking may be located within side and/or rear yards; however, no parking shall be permitted within 10 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."
(6)
In commercial and industrial districts, provisions
of "common parking facilities" is 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 Township Council 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
exits must have good visibility so that both going in and coming out,
drivers can see and cars can be seen. Following the approval of common
parking facilities, an agreement between or among the property owners
involved shall be recorded in the office for the Recorder of Deeds.
(7)
Connection of parking facilities, on adjacent lots,
in commercial zoning districts, is encouraged in order to reduce the
number of access points onto public roads and to reduce the number
trips onto public roads by patrons using adjacent facilities. Any
such interconnection between commercial developments shall only be
permitted where permanent access ("cross") easements are established
between involved property owners.
(8)
Parking stall dimensions shall be not less than 10
feet in width and 20 feet in depth and shall be marked and striped.
At the discretion of Council, waiver may be granted to permit parking
stalls dimensioned at nine feet in width by 18 feet in depth, for
noncommercial uses.
(9)
All dead-end parking lots shall be designed to provide
sufficient back-up area for the end stalls.
(10)
No less than a five-foot radius of curvature
shall be permitted for all curbline/pavement line in all parking areas.
(11)
Parking lot dimensions shall be no less than
those listed the following table:
|
Parking Stall
|
Aisle Width
| ||||
|---|---|---|---|---|---|
|
Angle of Parking
(degrees)
|
Depth
(feet)
|
Width
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
| |
|
90
|
20
|
10
|
20
|
24
| |
|
60
|
21
|
10
|
18
|
22
| |
|
45
|
19
|
10
|
18
|
22
| |
(12)
All proposed parking areas shall include handicap
parking spaces with size and location in compliance with the Americans
with Disabilities Act. The quantity of handicap parking spaces to
be provided shall not be less than 2.5% of the total number of spaces
proposed. A minimum of one space shall be provided with all parking
lots.
(13)
Off-street loading and unloading with proper
access from a street, highway or common service driveway shall be
provided on any lot on which a building or buildings for any use other
than single-family residential, twin or duplex is (are) proposed.
(a)
A minimum of one loading and unloading area
per building shall be provided. In the case where more than one use
or occupant is involved in a single building, additional loading and
unloading areas will be required. The Township Engineer will determine
the number of additional loading and unloading areas required in these
instances.
(b)
Each space shall be not less than 12 feet wide
by 35 feet deep (for applicable residential uses) or 14 feet wide
by 65 feet deep (for all other uses), exclusive of drives and maneuvering
space.
(c)
The paving requirements for loading and unloading
areas shall be the same as required for nonresidential driveway and
parking areas unless a sturdier pavement section is required due to
types of vehicles anticipated to use the facility.
(d)
Appropriate areas in front of all loading and
unloading doors in the building or buildings of the development shall
be designated as loading and unloading areas on the subdivision or
land development plan.
(e)
There shall be appropriate means of access to
a street or driveway, as well as adequate maneuvering space. The applicant
shall be responsible for demonstrating on the plan that adequate maneuvering
space is proposed for the type of vehicle anticipated to use the loading
area and associated driveway and entrances.
(14)
Concrete curb (or granite/Belgian block curb,
where approved by Township Council), with an eight-inch reveal, shall
be constructed along the perimeter of all multiresidential and nonresidential
(commercial, industrial, etc.) parking areas and parking area islands.
(15)
Rows of parking spaces shall not be contiguous
but rather separated by a curbed, landscape island by no less than
four feet in width. Ends of parking rows shall be treated with landscaped
islands with a minimum width of 10 feet. Landscaping may be substituted
by pavement only to the extent that the pavement forms part of the
walkway system serving the facility.
E.
Driveways within a Residential Golf Course Community. Within a Residential Golf Course Community, driveways shall be those private access ways providing for vehicular access between a private street and a parking area within a lot or property. Notwithstanding any other provisions of this chapter, such driveways shall be designed and constructed in accordance with Subsection B of this section, except as hereinafter provided:
(1)
Driveways that provide for vehicular access between
a private connector street or private residential street and two or
more dwelling units shall constitute private streets. Driveways serving
individual dwelling units, and access ways designed primarily for
pedestrian, bicycle and/or golf cart travel shall not constitute private
streets. Driveways serving as private streets are permitted within
a Residential Golf Course Community subject to the following requirements.
(2)
Construction of driveways serving as private streets shall conform to minimum design standards for private streets as set forth in § 198-32, other than those applicable to rights-of-way, width, curbing, and shoulder grading; provided, however, that the width of the cartway shall not be less than that specified for multifamily residential in Subsection B(3) of this section without permission of Council, and further provided that approaches to an intersection shall follow a straight horizontal course for a minimum of 50 feet.
(3)
Location and placement of driveways serving as private streets shall comply with § 198-32. Additionally, provisions for drainage and stormwater runoff shall be approved by the Township Engineer. No driveway shall be permitted to access directly onto an existing major arterial, minor arterial, or collector street.
(4)
Driveways serving as private streets shall be owned
by a homeowners' or condominium association and the association shall
be responsible for the permanent improvement of the street and for
the maintenance thereof in a good and safe condition.
(5)
The Township Engineer 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.
A.
Sidewalks.
(1)
Where required. Sidewalks shall be provided along
all collector, local and cul-de-sac classified streets and along all
major and minor arterial classified streets excepting where, in the
opinion of Township Council, they are unnecessary for the public's
safety and convenience. Sidewalks shall not be required in a Residential
Golf Course Community. A path system connecting residential areas
within the community to each other and to the clubhouse facilities
shall be provided for the use of residents of a Residential Golf Course
Community. Sidewalks shall also be provided along nonresidential and
multiresidential driveways and parking areas where in the opinion
of the Township Engineer and as a condition of approval by Council,
they are necessary for the safety and convenience of the those people
utilizing the proposed facility.
(2)
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/commercial/industrial buildings
are located, or as deemed necessary at the discretion of the Council.
(3)
Sidewalks shall be located between the curb and right-of-way
line, a minimum of five feet from the curbline. The grade and paving
of the sidewalk shall be continuous across driveways, except in certain
cases where heavy traffic volume dictates special treatment.
(4)
Construction methods. Sidewalks shall be constructed
so as to discharge drainage to the street unless otherwise approved
by the Township Engineer; the grade of which shall not be less than
1/4 inch per foot. The finished grade between the outside edge of
the sidewalk to the curbline/edge of the cartway shall never exceed
a total vertical elevation change of one foot.
(5)
Sidewalk shall be constructed of class "A" concrete
(3,300 P.S.I.; twenty-eight-day compressive strength) to a width as
indicated for the various classifications of the street. Certification
of the concrete mix (classification) shall be furnished to the Township
Engineer. Concrete shall be placed in forms that are straight and
securely braced. All sections of sidewalk, proposed to be sharply
curved, shall be created with curved forms. All sidewalk curves shall
appear smooth. Care shall be taken to control the water content of
the concrete to prevent separation of the aggregates. The concrete
shall have a transverse broom finish and the edges shall be finished
with an approved edging tool. All handicap ramps shall be constructed
in accordance with current PennDOT Pub-72M details and Pub 408 standards.
[Amended 8-13-2014 by Ord. No. 2014-3]
(6)
All concrete sidewalks shall be constructed on a mechanically
compacted, four-inch base of PennDOT type 2B (clean) crushed stone
base to ensure drainage. The concrete shall be placed so that there
is a traverse "dummy" joint (1/8 inch wide by one inch deep) every
five feet. One-half inch approved premolded expansion joint material
shall be placed every 24 feet (or every 30 feet with five-foot-wide
sidewalk) for the full depth of the concrete. Expansion joint material
shall also be placed at locations where sidewalk abuts curb, where
existing pavement or sidewalk meets proposed sidewalk, and where sidewalk
transitions from four inches thick to six inches thick (driveway aprons,
etc.).
(7)
All concrete sidewalks shall have a minimum thickness
of four inches, except under driveways, where they shall have a minimum
thickness of six inches. Areas of six-inch concrete driveway/apron
shall be placed on a six-inch base of type 2B-crushed stone base.
The concrete apron and sidewalk in the driveway area shall be reinforced
with six by six - W2.0 x W2.0 welded wire fabric, minimum. The wire
shall be installed so that it is not closer than one inch from the
bottom surfaces of the sidewalk/apron.
(8)
Sidewalks shall not exceed a seven-percent grade,
unless proposed along new roads of approved slope greater than 7%.
All sidewalks shall be finished using methods that will provide a
skid-resistant surface (broom-swept finish).
(9)
Handicap sidewalk ramps shall be monolithic where
constructed in existing developments (existing sidewalk and curb)
and although not required, are encouraged to be constructed monolithically
in new land developments. Where sidewalk ramps are not constructed
monolithically, they shall be doweled to the adjacent depressed curb
and sidewalk in order to prevent separation and settlement of the
ramp away from the curb and sidewalk. Dowels shall be approved by
the Township Engineer and shall be of sufficient size and strength
to effectively accomplish the above stated requirement.
B.
Curbs.
(1)
Concrete curbs shall be installed along each side
of every public street/road, multiresidential and nonresidential driveway
and parking areas. Concrete curbs shall be 18 inches deep, seven inches
wide at the top and eight inches wide at the flow line of the gutter.
The nominal distance from the top of curb to flow line of the gutter
(reveal) shall be eight inches. Where approved by Council, curb may
also be granite or Belgian block, set in concrete. Any granite or
Belgian block curb approved to be utilized shall conform to the design
standards set forth in the Horsham Construction Standards adopted
as part of this chapter.[1] Curb machines will be permitted to be used for construction
of concrete curb provided the completed curb meets all construction
specifications as specified in this chapter, i.e., expansion and contraction
joints, required dimensions, etc.
[1]
Editor's Note: The Horsham Township Construction
Standards are included at the end of this chapter.
(2)
Concrete curbing shall be constructed in ten-foot
sections, with each section defined on each end with a contraction
joint, two inches deep by 3/16 inches wide. Three-quarter-inch premolded
expansion joint material, cut to the cross-sectional area of the curb,
shall be placed every 50 feet and at all structures (driveways, inlets,
curb radii, etc.). Curbs shall be dowel pinned where curb abuts inlet
hoods. 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 type 2B crushed stone base to provide adequate drainage beneath
the curb.
(3)
All concrete used in the construction of improvements
shall be certified to develop a compressive stress of at least 3,300
P.S.I. at 28 (PennDOT Class "A") days with certification of the mix
furnished to the Township Engineer.
(4)
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 curb proposed to be sharply
curved shall be created with curved forms. All curved curbs sections
shall appear smooth. 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.
(5)
To provide for driveways, depressions in the curbing
may be constructed and finished during the time of pouring. Curb depressions
shall be constructed in accordance with the Horsham Construction Standards,
adopted as part of this chapter.
(6)
Curbing shall not be required in a Residential Golf
Course Community.
A.
Prior to grading of a site, topsoil should be stripped
from the surface and stockpiled in accordance with the approved erosion
and sedimentation control plan. After completion of rough grading,
a minimum of six inches of topsoil shall be returned to remaining
disturbed areas prior to finish grading and seeding.
B.
Lots shall be graded to secure proper drainage away
from buildings and to prevent the collection of stormwater in pools.
Minimum 2% slopes away from structures shall be required.
C.
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 swales are used to deliver surface
waters away from buildings they shall not be less than 2% nor more
than 4% in slope, unless sufficiently stabilized in conformance with
Montgomery County Conservation District standards. The swales shall
be sodded or planted as required and shall be of such shape and size
to effectively contain the one-hundred-year, Rational Method design
storm, or greater, and to conform to all other specifications of the
Township Engineer.
D.
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 such surface
waters to the nearest practical street, storm drain or natural watercourse.
E.
Excavation. No excavation shall be made with a cut
face steeper in slope than three horizontal to one vertical (3:1 —
33.3%), except under one or more of the following conditions:
(1)
The material in which the excavation is made is sufficiently
stable to sustain a slope of steeper than 3:1 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.
(2)
A concrete, segmental block, or stone masonry wall,
constructed according to present or future Horsham Construction Standards,
is provided to support the face of the excavation.
F.
Fill. No fill shall be made which creates any exposed
surface steeper in slope than three horizontal to one vertical (3:1
— 33.3%) 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, segmental block, or stone masonry wall,
constructed according to present or future Horsham Construction Standards,
is provided to support the face of the excavation.
G.
Slopes and fences. The top or bottom edge of slopes
shall be a minimum of five feet from property or 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 approved walls, or slopes are steeper than three horizontal
to one vertical (3:1 — 33.3%) and five feet or more in height]
shall be protected by a fence approved by the Council.
H.
Cleanup. All lots must be kept free of any debris
or nuisances whatsoever.
I.
Roof drainage. Roof drainage shall be directly conveyed
by downspouts and a roof leader system and conveyed to a storm sewer
or natural watercourse if available. In no case shall a sump pump
connection or stormwater conduit be discharged through the curb.
J.
Site grading plan. The Township Engineer shall require
a grading plan in conjunction with the plan of subdivision and/or
land development in order to ensure compliance with the above standards.
K.
A lot grading plan, prepared by a registered professional
engineer or land surveyor, shall be required for all proposed building
construction or building additions. Such plans shall depict the size
and location of all new construction and all existing structures on
the site, distances to lot lines, existing and proposed elevations,
and be drawn in accordance with an accurate boundary line survey.
A.
As a prerequisite for approval, any proposed application
for development which will result in grading/disturbance of earth
or vegetation and/or is believed to result in an increase in stormwater
runoff from a site, approval by the Montgomery County Conservation
District of an erosion and sedimentation control plan shall be verified
by the applicant. All erosion and sedimentation control plans shall
be prepared and sealed by a professional engineer licensed in the
State of Pennsylvania. Approved erosion and sedimentation control
plan shall be available, at all times, at the site of the construction
activity or development.
C.
As much as possible, design of erosion and sedimentation control facilities (particularly stormwater/sediment basins) shall incorporate best management practices as defined by Chapter 190, Stormwater Management, of the Code of Horsham Township.
D.
Cut and fill operations shall be kept to a minimum.
Wherever feasible, natural vegetation shall be retained, protected
and supplemented. Development plans shall preserve salient natural
features and ensure conformity with topography so as to create the
least erosion potential and adequately handle the volume and velocity
of surface water runoff. Cut and fills shall not endanger adjoining
property.
E.
No grading equipment shall be permitted to be loaded
and/or unloaded on a public street, and no grading equipment shall
be permitted to travel on or across a public street unless licensed
for operation on public thoroughfares.
F.
Grading equipment shall not be permitted to cross
live streams. Temporary crossing shall only be permitted where application
is made, and approval is received, from the Pennsylvania Department
of Environmental Protection (where applicable), the Montgomery County
Conservation District, and Horsham Township.
G.
Design of energy dissipation for high volume and/or
high velocity discharge from storm sewer pipes and channels shall
be in accordance with Hydraulic Engineering Circular No. 14, "Hydraulic
Design of Energy Dissipaters for Culverts and Channels," as published
by Department of Transportation, FHA, when deemed necessary by the
Township Engineer, and as approved by the Montgomery County Conservation
District.
H.
Improvements shall be made to drainage channels, roadside
swales, and areas of shallow concentrated or sheet flow to eliminate
existing erosion.
I.
Areas disturbed adjacent to natural watercourses or
constructed channels shall have suitable protection against erosion
during periods of flooding.
J.
Permission for clearing and grading prior to recording
of plats may be obtained from the Township under temporary easements
or agreement or other conditions satisfactory to Horsham Township.
In the event the developer proceeds to clear and grade prior to recording
plats, without satisfying the above-stated conditions, Council may
revoke the approval of the preliminary plan and require restoration
to the original grade and vegetation as equal as possible to the original
natural conditions, at the developer's expense. Damages to adjoining
property owners because of the developer's action in such cases will
not be the responsibility of Horsham Township but will be the sole
responsibility of the developer who is in violation of this chapter.
K.
As a minimum, the following erosion control measures
shall be taken where applicable:
(1)
Stripping of vegetation, regrading, or other activities
shall be done in a way that will minimize erosion and resulting sedimentation.
The smallest practicable area of land shall be exposed at any one
time during development or construction.
(2)
All erosion and sedimentation control measures shall
be installed per the approved plan prior to any earth-moving activities.
Where a stormwater management basin is involved, the basin shall be
constructed, functional, and stabilized prior to any additional site
activity. An as-built plan of the facility prepared by a registered
professional land surveyor or engineer, licensed in the Commonwealth
of Pennsylvania, shall be submitted to the Township for review to
verify adequate stage/storage capacity prior to commencement of other
site activity. Plan must include note stating the same.
(3)
Disturbed earthen areas and duration of exposure shall
be kept to a practical minimum, but shall not exceed 20 days. All
disturbed soils and topsoil stockpile areas shall be stabilized as
quickly as possible and, if necessary, seeded with temporary vegetation
and mulched. If stockpile areas are located on sloping ground or near
waters of the commonwealth, they shall be enclosed with silt fencing.
(4)
Permanent vegetation shall be installed as soon as
practical on all sites. Temporary vegetation and/or mulching shall
be used to protect exposed critical areas during development.
(5)
All runoff from project areas shall be collected and
diverted to facilities for removal of sediment.
(6)
Runoff from a project area shall not be discharged
into the waters of the commonwealth without means to prevent sedimentation.
(7)
Sedimentation in the runoff water shall be trapped
and filtered until the disturbed area is stabilized by the use of
debris basins, sediment basins, silt traps, or similar measures.
(8)
Sediment barriers shall be properly installed with
silt fencing trenched and haybales staked.
(9)
In order to control the dissemination of mud and dirt
on to public roads and driveways, tire cleaning areas constructed
of AASHTO No. 1 stone and at least 50 feet in length shall be provided
at each point of access to the site and individual lots (once internal
streets are constructed). Washing stations shall also be set up at
every construction entrance in order to wash mud and dirt from existing
vehicles. In addition to the above, the developer shall be responsible
for the placement of appropriate signage identifying construction
entrances and washing stations. Construction entrances shall be replaced
by the developer on an as-needed basis during construction, as determined
by Horsham Township.
(10)
During construction activities, necessary measures
for dust control must be exercised, including the application of water
to higher traffic areas of the site.
(11)
It shall be the responsibility of each person,
corporation or other entity performing grading and/or building activities
to install and maintain erosion and sedimentation controls until the
site is stabilized. In the event any mud and/or debris is transported
from the site onto a public roadway, the debris shall be removed and
the roadway swept and/or washed as deemed necessary by the Township
at the owner's expense.
(12)
Adequate provision shall be made to prevent
surface water from damaging the cut face of excavation and the sloping
surfaces of fills.
(13)
Fill material shall be placed and compacted
so as to minimize sliding or erosion of the soil.
[Amended 10-9-2002 by Ord. No. 4019]
A.
Purposes. In order to protect the health, safety,
and general welfare of Horsham Township residents by protecting the
surface and groundwater of Horsham Township the developer shall construct
and install drainage and stormwater management practices, or shall
modify the design of proposed improvements, to achieve the following
purposes:
(1)
Prevent erosion and to satisfactorily carry off or
detain and control the rate of release of surface waters. Prior to
finish grading of a development site and final overlay of streets,
roads, and driveways, temporary measures, acceptable to the Township,
shall be taken to ensure that all runoff intended to be intercepted
and collected by an inlet or other catch facility, will be collected.
Proposed land development plans shall specifically defines means to
accomplish this.
(2)
Encourage all runoff control measures to percolate
the stormwater into the ground to aid in the recharge of ground waters.
(3)
Carry surface water to the nearest adequate street,
storm drain, detention basin, and natural watercourse or drainage
facility.
(4)
Take surface water from the bottom of vertical grades,
to lead water away from springs, and to avoid the use of cross gutters
at street intersections and elsewhere.
(5)
No development shall be permitted that generates more runoff in the postdevelopment condition than the site in its natural condition for the same frequency storm (one-year through one-hundred-year), unless more strict standards are specified in Chapter 190, Stormwater Management, adopted previously.
(6)
Not only handle the anticipated peak discharge from
the property being subdivided or developed in accordance with the
applicable release rate as set forth in this chapter, but also the
existing runoff being contributed from all land at a higher elevation
in the same watershed. The future use of undeveloped areas upstream
shall be taken into account in the calculation of pipe sizes for storm
sewer system designs. The capacity and maximum anticipated present
flow of the body or system receiving the proposed system(s) discharge
shall be calculated to verify its capability of receiving any additional
flow caused by the development or subdivision. The runoff from any
proposed development shall be subject to an evaluation that includes
the anticipated runoff from other existing or proposed developments
with the same watershed. Stormwater management facilities designed
to serve more than one property or development in the same watershed
are encouraged; consultation with the Township is required prior to
design of such facilities.
(7)
Maintain and improve the existing water quality of
receiving waterways including streams, rivers, ponds, lakes, and impoundments.
(8)
Maintain the adequacy of the natural stream channels.
Accelerated bank erosion shall be prevented by controlling the rate
and velocity of runoff discharge to these watercourses, so as to avoid
increasing occurrence of stream bank overflow.
(9)
Preserve the adequacy of existing culverts and bridges
by suppressing the new flood peaks created by new land development.
(10)
If in the course of preparing or reviewing the
stormwater management plan, the Township determines that off-site
improvements are necessary to satisfactorily handle the stormwater
from the proposed development the developer shall be responsible for
those off-site improvements.
(11)
Maintain the existing predevelopment water balance
in watersheds and subwatersheds containing first-order streams and
other sensitive streams in Horsham Township, and to work to restore
natural hydrologic functions and habitat wherever possible throughout
the stream system.
(12)
Maintain the predevelopment volume of groundwater
recharge.
(13)
Maintain predevelopment runoff volumes, and
prevent a significant increase in surface runoff volumes, predevelopment
to postdevelopment, which could worsen flooding downstream in the
watershed, enlarge floodplains, erode streambanks, and create other
flood-related health-welfare-property losses.
(14)
Maintain or reduce predevelopment peak rates
of discharge, site-by-site, for specified reference storms so flooding
at adjacent downstream sites does not worsen, and to work to reduce
peak runoff rates to natural level.
(15)
Manage stormwater impacts close to the runoff
source which require a minimum of structures and maximize reliance
on natural processes.
(16)
Minimize non-point source pollutant loadings
to ground and surface waters throughout Horsham Township.
(17)
Minimize impacts on stream temperatures.
B.
General requirements.
(1)
Stormwater management plan. All major and minor subdivisions
and land developments that disturb greater than 5,000 square feet
shall submit a stormwater management plan and report. The stormwater
management plan and report shall contain, but not be limited to, the
following:
(a)
A suitable map of the total watershed (a United
States Geological Survey quadrangle map is sufficient) with predevelopment
(existing) and postdevelopment (proposed) areas outlined.
(b)
Suitable maps and drawings showing all existing
drainage facilities affecting the subject property.
(c)
A plan of the proposed stormwater drainage system
attributable to the subdivision or land development.
(d)
The design computations for the stormwater drainage
systems, including storm drain pipes, inlets, runoff control measures
and culverts, drainage channels, and other best management practices.
(e)
A grading plan, including all areas of disturbance,
of the subject subdivision or land development.
(f)
A plan of the erosion and sedimentation procedures
to be utilized.
(g)
A plan of the stormwater drainage system, showing
all pipes, swales, channels, structures, detention basins, other best
management practices shall be submitted as part of the stormwater
management plan. The drainage areas into each inlet or structure must
be delineated on the plan of the storm drainage system.
(i)
Delineate the pathways of all concentrated flow
(i.e., flow other than overland sheet flow).
(2)
Permanent stormwater management standards. All minor
and major subdivisions and land developments that disturb greater
than 5,000 s.f. shall provide stormwater controls which are designed
and constructed to provide groundwater recharge, water quality treatment,
and peak flow attenuation in conformance with the following:
(a)
Recharge requirement. In order to preserve predevelopment
levels of groundwater recharge and minimize the increased volumes
of stormwater discharging into local streams, structural best management
practices shall be implemented on-site consistent with the following:
[1]
Structural best management practices including,
but not limited to, permeable pavement, infiltration trenches, and
seepage beds shall be used to mitigate for the decreased levels of
groundwater recharge and the increased volumes of stormwater caused
by land disturbance, and the creation of impervious surface.
[2]
Based upon the proposed area of land disturbance,
including impervious areas, and the underlying hydrologic soil grouping,
the following formula shall be used to determine the minimum volume
of water (acre-feet) to be intercepted and retained to infiltrate
on-site:
|
Recharge Volume (acre-feet) = [ (A * 0.38) +
(B * 0.25) + (C * 0.13) + (D * 0.06) ]/12
| |||
|
Where:
| |||
|
A
|
=
|
Disturbed acreage underlain by hydrologic soil
group "A"
| |
|
B
|
=
|
Disturbed acreage underlain by hydrologic soil
group "B"
| |
|
C
|
=
|
Disturbed acreage underlain by hydrologic soil
group "C"
| |
|
D
|
=
|
Disturbed acreage underlain by hydrologic soil
group "D"
| |
|
Example: Existing 15 acre parcel
with six acres of disturbance on "B" soils and three acres of disturbance
on "C" soils.
| |||
|
Recharge Volume = [ (0 * 0.38) + (6 * 0.25)
+ (3 * 0.13) + (0 * 0.06) / 12 = 0.158 acre feet
| |||
|
Therefore, structural best management practices
need to be designed and constructed on site to intercept and retain
a minimum of 0.158 acre-feet of stormwater.
| |||
(b)
Recharge alternatives.
[1]
Horsham Township Council may determine, upon
recommendation of the Township Engineer, that use of best management
practices to satisfy the recharge requirement is not possible due
to site configuration, existing soil, bedrock, water table, or other
site conditions, or may result in ground water contamination due to
existing or proposed site activities.
[2]
In place of the recharge requirement, the peak rate standards of Subsection B(2)(d)[1], below, shall be modified so that the postdevelopment peak rate of discharge from the site must be equal to or less than 75% of the predevelopment peak rate for all storms up to and including the ten-year storm.
(c)
Water quality requirement. In order to reduce
the water quality impacts of stormwater on receiving streams, nonstructural
(vegetative) best management practices and dry basin discharge controls
shall be utilized on-site consistent with the following:
[1]
Nonstructural (vegetated) best management practices,
including but not limited to bioretention areas, filter strips, grass
swales, and riparian buffers, shall be used to mitigate the impacts
of stormwater from impervious areas on water quality. Based upon the
total site area and the underlying hydrologic soil grouping, the following
formula shall be used to determine the minimum percentage of impervious
area to be directed to and/or drained by nonstructural best management
practices:
|
Percent Area = (A * 38) + (B * 25) + (C * 13)
+ (D * 6)
| |||
|
Where:
| |||
|
A
|
=
|
Percentage of site underlain by hydrologic soil
group "A"/100
| |
|
B
|
=
|
Percentage of site underlain by hydrologic soil
group "B"/100
| |
|
C
|
=
|
Percentage of site underlain by hydrologic soil
group "C"/100
| |
|
D
|
=
|
Percentage of site underlain by hydrologic soil
group "D"/100
| |
|
Example: Existing 15 acre parcel
with 40% of the site underlain by "B" soils, 20% underlain by "C"
soils, and 40% of the site underlain by "D" soils.
| |||
|
Percent Area = (0 * 38) + (0.40 * 25) + (0.20
* 13) + (0.40 *6) = 15%
| |||
|
Therefore, a minimum of 15% of the site's proposed
impervious area shall be directed to and/or drained by nonstructural
best management practices.
| |||
[2]
The volume of stormwater for the one-year, twenty-four-hour
design storm (rainfall depth equals 2.7 inches) generated by areas
of impervious surface not directed to structural or nonstructural
best management practices shall be controlled so that the one-year
storm takes 24 hours to drain from the facility from a point where
the maximum volume of water captured by the facility for the one-year
storm is achieved (i.e., the maximum water surface elevation achieved
in the facility).
(d)
Peak flow attenuation. Following compliance
with the recharge and water quality requirements, peak flow from the
proposed development shall be attenuated consistent with the following
requirements:
[1]
The peak rate of stormwater discharge from the site for the design storms noted in Subsection D(2) shall not exceed the peak discharge from the site of the same storm before proposed development:
[2]
To reduce the need for large wet and/or dry ponds to satisfy the peak flow attenuation requirements, other innovative best management practices located close to the source of the runoff generation (rooftop storage, bioretention, infiltration trenches) shall be considered, including a combination of best management practices (i.e., rooftop storage draining into an infiltration trench having overflow conveyed by a grass swale). In addition, the impact of structural and nonstructural best management practices implemented to meet the requirements of Subsection B(2)(a) may be considered when designing the facility(s) to satisfy the peak flow attenuation requirement to reflect the volume of runoff being infiltrated and/or increased times of concentration.
(3)
Watercourses, streams, or intermittent streams.
(a)
Whenever a watercourse, stream, or intermittent
stream is located within a development site, it shall remain open
in its natural state and location and shall not be piped. It shall
be the responsibility of the developer to stabilize eroded or erodible
stream banks that can cause sedimentation in downstream waterways.
(b)
The Township may require a developer to provide
a permanent easement along any watercourse located within or along
the boundary of any property being subdivided or developed. The purpose
of any such watercourse easement shall be for maintenance of the channel
of any watercourse; the terms of the easement shall prohibit excavation,
the placing of fill or structures, and any alterations that may adversely
affect the watercourse. The easement shall conform to the line of
the watercourse and shall be of sufficient width to protect the natural
drainage system which shall be calculated using a one-hundred-year
storm event, however, in no case shall the easement be less than 30
feet in width. The developer will retain the easement until such time
as one of the following is accomplished:
[1]
If an easement acceptable to the municipality
is established, the maintenance shall then be the responsibility of
the individual lot owners over whose property the easement passes.
For land developments the maintenance shall then be the responsibility
of the owner. The record plan shall contain description of such easement(s)
and notation indicating the maintenance responsibility.
[2]
A homeowners' association or other approved
legal entity, approved by the Township, assumes responsibility for
the maintenance of the development, including the watercourse easement.
(c)
Horsham Township will not accept dedication
of watercourse easements, however, shall, upon satisfactory installation
of improvements as specified in a land development agreement with
Horsham Township, maintain and repair only the structural improvements
within the easement, if any, such as: piping; inlets; headwalls/endwalls;
and energy dissipation structures or facilities. The Township will
not be responsible for any other repair/maintenance within the easement
such as: lawn/ground cover maintenance; vermin control; removal of
obstructions and accumulated sediment or vegetation; removal of litter
or garbage; repair of erosion; and restoration of vegetation. The
record plan and development agreement for the approved land development
shall contain a provision permitting access to such easement(s), at
any reasonable time, for inspection and/or emergency repair/maintenance
by Horsham Township or its designee, of all facilities deemed critical
to the public's welfare. In the event the lot owner or homeowners'
association responsible for maintenance fails to honor the responsibility
set forth herein, in any manner, Horsham Township shall have the right
of entry upon and within the area of the easement to undertake any
required corrective or maintenance effort. The total cost of such,
including administrative, engineering, and legal costs for enforcement,
may be imposed upon the responsible party as determined by Horsham
Township. Failure to remedy all associated costs described above,
may be subject of the imposition of a lien by the Township against
the owner(s) in question, in the same manner as the Township might
otherwise be empowered by law to assess or impose a lien against a
property for municipal improvements.
(4)
The existing points/patterns and character of natural
drainage discharge onto and off of adjacent property shall not be
altered without the approval of the affected adjoining property owners.
Verification of such approval must be obtained in writing and a copy
filed with Horsham Township. Approval of plans by the Township does
not authorize or sanction drainage affecting adjoining properties.
(5)
When directed by the Township Engineer and/or where
the finished roadway grade is within one foot of the seasonal high
water table as designated for the site-specific soils type as designated
by the Soil Survey for Montgomery County, storm sewer shall be designed
as a combination storm sewer and underdrain. An acceptable alternative
to the combination storm sewer and underdrain would be a six-inch
perforated corrugated polyethylene pipe. As much as practical, all
storm sewer, as required, shall be placed in the right-of-way, parallel
to the roadway. When located in undedicated land, storm sewer shall
be placed within an easement not less than 30 feet in width or as
otherwise approved by the Township Engineer.
(6)
Where applicable, stormwater management facilities
or programs shall comply with the requirements of Chapter 102 (Erosion
Control), Chapter 105 (Dam Safety and Waterway Management), and Chapter
106 (Floodplain Management) of Pennsylvania Code, Title 25, Rules
and Regulations of the Department of Environmental Protection.
(7)
A Pennsylvania Department of Transportation highway
occupancy permit is required if stormwater runoff is to be carried
in any way onto state Highway right-of-way or into the state Highway
storm drainage system. The Township shall defer final approval of
stormwater management facilities until the developer secures a highway
occupancy permit, as applicable.
(8)
The developer may be required to participate in off-site storm drainage improvements in the drainage basin within which the proposed development is located. The specific contribution/ improvements required shall be as specified by the Township Council and as specified in Article VIII of this chapter.
(9)
Stormwater roof drains from nonresidential and multiresidential
buildings (where applicable) shall not discharge water directly onto
a sidewalk or a street and shall be constructed to discharge overland
prior to eventual discharge into a storm sewer system and/or detention
basin.
(10)
Water originating from other than natural sources,
such as air-conditioning units, sump pumps, or other dry weather flow,
wherever practical and possible, shall be discharged overland towards
natural watercourses on the property. These facilities shall not discharge
water under the sidewalk, through the curb, into the gutter.
(11)
All proposed subdivision and land developments within Little Neshaminy Creek Watershed shall comply with the requirements of Horsham Township Ordinance 221, Little Neshaminy Creek Watershed Stormwater Management Ordinance, previously adopted by the Township in conjunction with Pennsylvania Storm Water Management Act 167 (copy of the ordinance is included as an attachment to this chapter).[1]
(12)
Storm drainage facilities and appurtenances
shall be so designed and provided as to minimize erosion in swales,
watercourse channels, and at all points of discharge.
(13)
Where applicable, stormwater management plans/reports
shall document downstream effects of detention and delayed or altered
storm peaks, including necessary steps to avoid downstream combination
of peak flows.
(14)
All stormwater runoff and floodplain calculations
and stormwater management facilities design shall be prepared by a
professional engineer licensed in the State of Pennsylvania.
(15)
Flood protection. No stormwater runoff or natural
drainage shall be so diverted as to overload existing drainage systems,
or create flooding or the need for additional drainage structures
on other private properties or public lands, without proper and approved
provisions being made for resolving flooding conditions.
(16)
Low point drainage. The developer shall grade
and install all necessary drainage facilities to insure drainage of
all low points on subdivided or developed land areas (except in areas
of protected "wetlands").
(17)
No person, corporation, or other such entity
shall block, impede the flow of, alter, construct any structure, or
deposit any material or thing, or perform any work that will affect
the normal runoff onto or off of an adjacent parcel.
(18)
All plans wherein a sump pump or basement drain
is proposed to be installed shall provide for discharge of the sump
pump/drain overland to a natural watercourse, drainage swale, stormwater
easement, or storm sewer system.
(19)
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 which shall be sufficient
width for such passage and work. If requested by the Township, the
subdivider, developer, or builder shall convey, at no cost, the easements
to the Township. Otherwise, all such easements shall be owned and
maintained by individual lot owner(s) or another approved entity.
Ownership and maintenance responsibilities shall be noted on the record
plan and agreements for such shall be as approved by the Township
Solicitor.
C.
Stormwater runoff peak rate requirements: Little Neshaminy
Creek Watershed.
(1)
General. In order to implement the provisions of this chapter and to maintain consistency with the approved Little Neshaminy Creek Watershed Stormwater Management Plan (Pennsylvania Stormwater Management Act 167), the Township is hereby divided into stormwater runoff peak rate districts which are consistent with the Little Neshaminy Creek Watershed Stormwater Management Plan. The boundaries of the stormwater runoff peak rate districts are shown on an official Stormwater Runoff Peak Rate Map, included as part of Ordinance No. 221 (included as an attachment to this chapter[2]). This ordinance is also available for inspection at the
Township Administration Building.
(2)
Release rate districts. These watershed areas require that the postdevelopment peak rate of stormwater runoff be controlled to the stated percentage of the predevelopment peak rate of stormwater runoff for the range of design storms set forth in Subsection D(2) of this section (the one-year, twenty-four-hour storm through the one-hundred-year, twenty-four-hour storm) in order to protect downstream watershed areas. For the purposes of implementing the provisions of the Little Neshaminy Creek Watershed Stormwater Management Plan, portions of the Township have been subdivided into subareas. The delineation of subareas by number is shown on an official Subbasin Map that is available for inspection at the Township Administration Building. The release rate districts and their release rate controls are as follows:
(a)
Seventy-five-percent release rate district:
postdevelopment runoff peak rate shall be controlled to 75% of the
predevelopment runoff peak rate for Subarea 84.
(b)
One-hundred-percent release rate district: postdevelopment
runoff peak rate shall be controlled to 100% of the predevelopment
runoff peak rate, i.e., conventional "post- to predevelopment" peak
rate attenuation, for Subareas 22, 25-34, 44, 46, 49-59, 61-79, 82-83,
and all other areas of the Township not tributary to the Little Neshaminy
Creek.
(c)
Provisional direct discharge: one-hundred-percent
release rate district. Within this district, development sites shall
be permitted to discharge directly to the Little Neshaminy Creek main
channel or indirectly to the main channel through an existing stormwater
drainage system (storm sewer or tributary), provided such a system
has adequate capacity to convey the increased peak flows or will be
provided with improvements to furnish the required capacity for a
one-hundred-year design storm. Applicable Subarea: 45.
(3)
Water quality requirements. The design storm for meeting the water quality requirement of Chapter 190, Stormwater Management, shall be based on the one-year return period, twenty-four-hour storm, as defined by Chapter 190, having a rainfall depth of 2.7 inches. The water quality requirement of infiltration, wet pond, and created wetland systems shall be based on retention of the postdevelopment runoff volume resulting from the one-year, twenty-four-hour storm. First flush or dual-purpose detention systems shall be considered the minimum best management practices for satisfying the water quality requirements of this chapter. First flush or dual-purpose detention systems shall detain the postdevelopment runoff from the one-year, twenty-four-hour storm so that it is released over a minimum period of 25 hours.
(4)
In performing the stormwater calculations, all those
areas to be disturbed during construction and subsequently returned
to open space will be assumed to be reduced one hydrologic soil group
category level for postdevelopment runoff calculations (i.e., hydrologic
soil group B is reduced to hydrologic soil group C and so forth).
(5)
Meadow in good condition shall be used in predevelopment
runoff calculations for all areas including areas of existing cultivation
and/or impervious surface.
D.
Requirements for runoff calculations outside Little
Neshaminy Creek Watershed:
(1)
To calculate the potential increase in runoff and
peak flow rate resulting from a proposed site development, the "Soil
Cover Complex" method shall be used, as outlined in Urban Hydrology
for Small Watersheds, U.S. Department of Agriculture, Technical Release
55 (NTIS PB87-101580), with specific attention given to antecedent
moisture conditions, flood routing, time of concentration, and peak
discharge specifications included therein and in Hydrology National
Engineering Handbook, Section 4, both by the U.S. Department of Agriculture,
Natural Resources Conservation Service. Mathematical analyses described
in Computer Program for Project Formulation - Hydrology (S.C.S. Technical
Release 20, 1983) may also be utilized. Upon consultation with the
Township Engineer, designers of stormwater management facilities may
utilize the Modified Rational Method for calculation of runoff hydrographs
for small watersheds. The application of the Modified Rational Method
shall be in accordance with procedures set forth in the Pennsylvania
Department of Environmental Protection publication, "Recommended Hydrologic
Procedures for Computing Urban Runoff from Small Watersheds in Pennsylvania"
and shall be limited to watersheds of 10 acres or less.
(2)
All calculations consistent with this chapter using
the "Soil Cover Complex" method shall use the appropriate design rainfall
depths for the various return period storms presented below. A type
II storm distribution, with twenty-four-hour duration, shall be used
as the basis for hydrograph generation. Antecedent moisture condition
shall be assumed as the average condition. When developing the necessary
"Soil Cover Complex" calculations or otherwise approved calculation
method, a predeveloped condition (existing condition) of farm field,
undeveloped land and/or disturbed earth, shall be considered "meadow
in good condition" for modeling purposes, unless the natural ground
cover would result in a lower curve number or Modified Rational runoff
coefficient ("C"). Runoff curve numbers (CN) for both existing and
proposed conditions to be used in the "Soil Cover Complex" method
shall be obtained from Urban Hydrology for Small Watersheds, TR-55
(as amended or replaced).
|
Return Period
|
24-Hour Rainfall Depth
(inches)
| |
|---|---|---|
|
1-year
|
2.7
| |
|
2-year
|
3.3
| |
|
5-year
|
4.2
| |
|
10-year
|
5.0
| |
|
25-year
|
5.8
| |
|
50-year
|
6.4
| |
|
100-year
|
7.2
|
(3)
In performing the stormwater calculations, all those
areas to be disturbed during construction and subsequently returned
to open space will be assumed to be reduced one hydrologic soil group
category level for postdevelopment runoff calculations (i.e., hydrologic
soil group B is reduced to hydrologic soil group C and so forth).
(4)
If approved by the Township Engineer, all calculations using the Modified Rational Method shall use rainfall intensities consistent with appropriate times of concentration for overland flow and return periods from the design storm curves (storm intensity- duration-frequency curves) for Region 5, found in the Pennsylvania Department of Transportation Design Manual Part 2, latest revision. Time of concentration (Tc) shall be defined as the interval of time required for water from the most remote portion of the drainage area to reach the point in question (design point). The Tc shall be representative of the developed area, i.e., a long Tc shall not be used if the majority of the proposed development is within close proximity to the detention facility. Time of concentration for overland flow shall be calculated using the methodology presented in Chapter 3 of Urban Hydrology for Small Watersheds, TR-55 (as amended or replaced). Times of concentration for channel and pipe flow shall be computed using Manning's equation. Runoff coefficients ("C") for existing and proposed conditions, for use in the Modified Rational Method, shall be obtained from the Pennsylvania Department of Transportation Publication, Design Manual Part 2, or upon consultation with the Township Engineer, may be obtained from the Pennsylvania Department of Environmental Protection publication, "Recommended Hydrologic Procedures for Computing Urban Runoff from Small Watersheds in Pennsylvania."
(5)
In calculating the time of concentration (for either
analysis method) for a watershed, the maximum length of sheet flow
over paved or unpaved surfaces shall be 50 feet to 100 feet. The theoretical
maximum length of 300 feet shall be utilized only in unique situations
(as approved by the Township Engineer) such as uniformly sloped, smoothly
paved parking areas.
(6)
Meadow in good condition shall be used in predevelopment
runoff calculations for all areas including areas of existing cultivation
and/or impervious surface.
E.
Storm sewers and drainageways.
(1)
General provisions. All storm drains and drainage
facilities such as gutters, catch basins, bridges, inlets, and culverts
shall be installed and the land graded for adequate drainage as shown
on the grading plan submitted and approved with the final plan. Construction
of these facilities shall generally conform with PennDOT Specifications
Publication 408, latest version.
(2)
When required. Storm drains and appurtenances shall
be required to be constructed by the developer to take surface water
from the bottom of vertical grades to lead water away from springs,
and to avoid excessive use of cross gutters at street intersections
and elsewhere.
(a)
Open watercourses will be permitted where they
exist naturally and where, in the opinion of the Township Engineer,
they will not interfere with public convenience or safety, but in
fact will provide comparable or superior drainage capabilities of
piped drainage. Where necessary, stream corridor improvements, including
rock stabilization and gabions, shall be performed.
(b)
When submitting a plan for approval involving
the construction of storm drainage facilities the designer's computations
shall be submitted in duplicate to facilitate the checking of design.
(c)
Design of storm drainage facilities shall be
completed in accordance with accepted engineering practices subject
to approval by the Township Engineer.
(d)
Where practical, inlets shall be situated in
grassed swales or depressions.
(3)
Unnatural drainage. Wherever construction stops or
concentrates the natural flow of storm drainage in such a way to affect
adjoining properties, approval of the owners shall be obtained in
writing and a copy filed with the Township. Approval of plans by the
Horsham Township does not authorize or sanction drainage affecting
adjoining properties.
(4)
Design criteria.
(a)
Open channels should have a parabolic or trapezoidal
cross-section in compliance with accepted engineering practices.
(b)
Permissible channel velocities, slopes, and
cover shall be in accordance with the Natural Resource Conservation
Service Engineering Field Manual, Chapter 7, "Grassed Waterways and
Outlets."
(c)
Existing stream channels shall be maintained
in their natural state. Only under unusual circumstances will it be
permitted to line, straighten, or relocate an existing stream, with
approval of the Department of Environmental Protection (DEP) and the
Montgomery County Conservation District.
(d)
Acceptable energy dissipation devices shall
be installed to bring discharge velocities down to limits specified
in the DEP Erosion and Sediment Pollution Control Program Manual,
latest edition.
(e)
Rip-rapping and/or gabions may be required by
the Township Engineer where erosion potential is great.
F.
Storm sewer design.
(1)
Design flow rate.
(a)
The storm sewer system shall be designed to
carry the one hundred-year peak flow rate. The design one-hundred-year
peak flow rate into each inlet shall be indicated in storm sewer calculations
and the drainage area to each inlet shall be indicated on the stormwater
management plan. The one-hundred-year flow rate shall be determined
by the Rational Method formula Q = CIA, where:
|
Q
|
=
|
Peak runoff rate measured in cubic feet per
second (cfs).
| |
|
C
|
=
|
Runoff coefficient. The coefficient of stormwater
runoff includes many variables, such as ground slope, ground cover,
shape of drainage area, etc.
| |
|
I
|
=
|
Intensity. Average rainfall intensity in inches
per hour for a time equal to the time of concentration.
| |
|
A
|
=
|
Area. Drainage area in acres.
|
(b)
Appropriate values for the rainfall intensity
can be found in the Pennsylvania Department of Transportation Design
Manual, Part 2. Appropriate values for the runoff coefficient shall
be as presented below:
|
Rational Method Runoff Coefficients ("C")
for the Design of Storm Sewer
| ||
|
Description of Area
|
Runoff Coefficient ("C")
| |
|
Residential
| ||
|
2-acre lots
|
0.40
| |
|
1-acre lots
|
0.45
| |
|
1/2-acre lots
|
0.50
| |
|
1/4-acre lots
|
0.60
| |
|
Townhouses, multifamily
|
0.70
| |
|
Commercial
|
0.75
| |
|
Industrial
|
0.80
| |
|
Parks, cemeteries
|
0.35
| |
|
Meadow
|
0.30
| |
|
Unimproved (forest, brush, meadow, mixed)
|
0.25
| |
(c)
Where the above table is not applicable, the
following factors may be used for smaller drainage areas:
|
Rational Method Runoff Coefficients ("C")
for the Design of Storm Sewer (Smaller
Watersheds)
| ||
|
Description of Area
|
Runoff Coefficient ("C")
| |
|
Roofs and all other impervious surfaces
|
0.95
| |
|
Grass (or other similar pervious areas)
|
0.35
| |
|
Forest
|
0.25
| |
(d)
More specific runoff coefficients, as stated
in the Pennsylvania Department of Transportation Design Manual, Part
2, or as stated in the Pennsylvania Department of Environmental Protection
publication "Recommended Hydrologic Procedures for Computing Urban
Runoff from Small Watersheds in Pennsylvania" may be used upon consultation
with the Township Engineer.
(2)
Consideration shall be given to future land use changes
in the drainage area in selecting the "C" coefficient. For drainage
areas containing several different types of ground cover, a weighted
value of "C" shall be used. In no case shall a weighted value of "C"
be less than 0.45 for an area to be changed from its natural state.
(3)
In determining the peak flow rate to individual storm sewer inlets (or other collection structures) the time of concentration method [as referenced in Subsection D(4) and (5)] shall be used for inlet drainage areas in excess of 1.25 acres, unless otherwise specified by the Township Engineer, and a five-minute time of concentration shall be used for all other drainage areas, unless otherwise approved by the Township Engineer.
(4)
In determining the required design flow rate through
a storm sewer piping system, a five-minute time of concentration (storm
duration) shall be used if the five-minute time of concentration does
not result in a maximum expected discharge that exceeds the capacity
of a thirty-inch-diameter pipe (or equivalent flow area of 4.9 square
feet).
(5)
In determining the required design flow rate through a storm sewer piping system, if a five-minute time of concentration (storm duration) results in a pipe size exceeding a thirty-inch-diameter pipe (or equivalent flow area of 4.9 square feet), the time of concentration approach [as defined in Subsection D(4)] shall be used in determining storm duration.
(6)
In determining the required design flow rate through
a storm sewer piping system, if a five-minute time of concentration
results in a pipe size exceeding 30 inches, within any run of pipe,
the time of concentration approach may be used for sizing of pipes
from that point on, by adjusting the time of concentration.
G.
Required stormwater management facilities.
(1)
Storm sewer easements.
(a)
Easements shall be a minimum of 30 feet in width
and shall be provided in undedicated land to accommodate required
storm sewer facilities and drainage swales. Such easements shall be
offered for dedication to Horsham Township and shall be provided where
storm sewer, drainage swales, culverts, or other structures traverse,
enter or discharge onto private property. On private property, the
property owner shall maintain ground cover and landscaping within
the easement. The Township shall not maintain and/or repair any improvements
within that easement unless stormwater runoff from public roads or
public park land crosses through the easement. If stormwater runoff
from public roads or public lands crosses through the easement, the
Township shall, upon satisfactory installation of improvements as
specified in a land development agreement with Horsham Township, maintain
and repair only the structural improvements within the easement, if
any, such as: piping; inlets; stormwater manholes; headwalls/endwalls;
and energy dissipation structures or facilities. Horsham Township
will not be responsible for any other repair/maintenance within the
easement such as: lawn/ground cover maintenance; vermin control; removal
of obstructions from drainage swales; removal of accumulated sediment
or vegetation from drainage swales; removal of litter or garbage;
repair of erosion; and restoration of vegetation/ground cover.
(b)
The record plan and development agreement for
the approved land development shall define easement ownership, maintenance
responsibilities, and access. Specifically, the record plan shall
contain a provision permitting access to such easement(s), at any
reasonable time, for inspection and/or emergency repair/maintenance,
by Horsham Township or its designee, of all facilities deemed critical
to public welfare. In the event the lot owner or homeowners' association
fails to honor their maintenance responsibilities set forth herein,
in any manner, Horsham Township shall have the right of entry upon
and within the area of the easement to undertake any required corrective
or maintenance effort. The total cost of such, including administrative,
engineering, and legal costs for enforcement, may be imposed upon
the responsible party as determined by Horsham Township. Failure to
remedy all associated costs described above, may be subject of the
imposition of a lien by the Township against the owner(s) in question,
in the same manner as the Township might otherwise be empowered by
law to assess or impose a lien against a property for municipal improvements.
(2)
Piping.
(a)
The minimum diameter of all storm sewer piping
shall be 18 inches (or other with an equivalent flow area of 1.76
square feet) including detention basin barrel pipes. Piping shall
be laid on a four-inch-minimum bed of PennDOT type 2A coarse aggregate
and shall be designed with a slope such that a minimum full-flow velocity
of two feet per second will be attained; however, the slope shall
not be less than 0.50%. No pipe shall exceed a slope that will permit
full-flow velocity in excess of 15 feet per second. Storm sewer piping
shall be reinforced concrete pipe (RCP), however, in areas that are
not to be dedicated for public use, either smooth-bore, high density
corrugated polyethylene (CPP) or aluminum corrugated pipe shall be
permitted. All outlet pipes through detention basin and retention
basin berms shall be reinforced concrete pipes with watertight "O-ring"
joints (O-ring RCP).
(b)
The capacity of all pipes shall, as a minimum,
shall provide the required carrying capacity as determined by the
U.S. Department of Commerce, Hydraulic Design Series No. 5, Hydraulic
Design of Highway Culverts. Where pressure flow is anticipated in
storm sewer pipes (non-open channel flow), the applicant's designer
shall be required to calculate the elevation of the hydraulic grade
line through the storm sewer system. Wherever the hydraulic grade
line elevation exceeds the pipe crown elevation for the design flow,
pipes with watertight joints must be specified.
(c)
The top of storm sewer pipes shall be at least
six inches below the subgrade elevation of bituminous pavements, except
for reinforced concrete pipe which may be at subgrade elevation provided
the applicant verifies the pipe will withstand current PennDOT HS-25
loading standards. For pipes in pervious areas, the top of pipe elevation
shall be a minimum of one foot below the finished surface.
(3)
Overflow system. An overflow system shall be provided
to carry all bypass flow and/or flow in excess of storm sewer design
capacity, to the detention basin (or other approved outlet point)
when the capacity of the storm sewer system is exceeded. Stormwater
runoff will not be permitted to surcharge from storm sewer structures.
(4)
Manholes.
(a)
Storm sewer manholes shall be spaced as necessitated
by the proposed piping alignment, however, in no case shall manhole
spacing exceed 300 feet, except between manholes connected by pipe
with a diameter of 48 inches or greater, where spacing shall then
not exceed 450 feet.
(b)
Manhole castings and covers shall conform to
requirements of Pennsylvania Department of Transportation Publications
72 and 408, latest revisions. Manhole covers shall have the word "STORM"
cast in two-inch-high letters on the top of the cover.
(5)
Inlets.
(a)
Storm sewer inlets shall be spaced in accordance
with this chapter; however, in no case shall inlet spacing exceed
250 feet, except between inlets connected by pipe with a diameter
of 48 inches or greater, where spacing shall then not exceed 450 feet.
(b)
Any inlet to be utilized in a storm sewer system
shall conform to the design standards of Pennsylvania Department of
Transportation (PennDOT) Publications 408 and 72 (Road Construction
Standards). Specifically, inlets to be utilized within a public right-of-way
shall be Type "C" with the "Alternate" inlet concrete top unit (which
includes a Type "C" structural steel frame) and Type "M" with standard
concrete top unit. All other inlets shall be Type "C" and "M" with
standard concrete top units. All inlet grates shall be "bicycle safe"
structural steel.
(c)
At street intersections, inlets shall be placed
in the tangent and not in the curved portion of the curbing. The gutter
adjacent to and immediately upgrade from the inlet shall be so warped
as to direct the water into the inlet. Inlets shall be required on
the upslope side of all approaches to an intersection.
(d)
The crowns of all pipes tying into an inlet
or manhole shall be set at equal elevations. A minimum of two inches
shall be provided between the inlet pipe invert elevation and the
invert elevation of the outlet pipe.
(e)
The capacity of inlets shall be based on a maximum
surface flow to the inlet of four CFS (cubic feet per second). The
maximum flow to inlets located in low points of paved areas (such
as sag vertical curves) shall include the overland flow directed to
the inlet, as well as the cumulative bypass surface runoff from inlets
upstream. The bypass runoff from each upstream inlet shall be calculated
using inlet efficiency curves (or other analysis method approved by
the Township Engineer) found in the Pennsylvania Department of Transportation
Design Manual, Part 2, latest revision. An inlet at a low point of
a paved area may be designed to accept a maximum of six cubic feet
per second (CFS). Type "M" inlets shall be designed to accept a maximum
surface flow of six CFS, unless otherwise approved by the Township
Engineer. Double inlets will not be permitted where additional pipe
and inlets can be placed upstream to intercept the excessive surface
flow. Under special circumstances, a maximum of 12 CFS shall be permitted
to be collected by an inlet located in an isolated pervious area provided
the designer can prove such an inlet would not cause stormwater to
accumulate on any adjacent public or private property, outside of
the associated proposed storm sewer easement, and that the depth of
the accumulated stormwater would not exceed 12 inches. Double four-foot
or six-foot inlets separated by 20 linear feet of pipe shall be required
if adequate efficiency is not realized with four-foot inlets.
(f)
Inlet spacing in paved areas shall be arranged so that a minimum of 80% of the gutter flow tributary to the inlet will be captured. The designer shall be required to verify that bypass surface runoff from the one-hundred-year design storm will enter the storm sewer piping system at some point, prior to discharge into a detention basin or other approved outlet point. Inlets shall be spaced so that the accumulation of surface bypass runoff and surface runoff tributary to an individual inlet will not exceed other design requirement specified in this chapter. Inlet capacity shall be based on inlet efficiency curves provided in Pennsylvania Department of Transportation, Design Manual, Part 2.
(g)
A minimum of one foot of freeboard, between
the inlet grate and the design flow elevation, shall be provided in
all storm sewer systems (inlets and manholes).
(h)
Inlet castings, together with their covers or
gratings, shall conform to PennDOT or Horsham Township Standards,
as may be in effect at the time the design of the sewer is submitted.
(i)
All inlets shall be stenciled by the developer
to indicate that "No Dumping Allowed — This inlet flows to .
. . Creek," or other approved wording by Horsham Township. Specifications
for stenciling are to be provided by Horsham Township.
(j)
Inlets in paved areas shall incorporate grit
chambers.
(6)
Headwalls and endwalls.
(a)
An endwall shall be provided at the end of all
pipe runs. Headwalls shall be provided at the beginning of all pipe
runs. A headwall shall also be required (instead of an inlet) where
calculated surface flows exceed the requirements for inlets in pervious
areas. Headwalls/endwalls with a height greater than three feet may
be required to have a safety fence or guiderail if so determined by
the Township Engineer. Rock apron (rip-rap) or other approved velocity
dissipation device shall be placed at all pipe outlets (endwalls)
to reduce flow velocity and prevent erosion.
(b)
All headwalls and endwalls shall be stenciled
by the developer to indicate that "No Dumping Allowed — This
inlet flows to . . . Creek," or other approved wording by Horsham
Township. Specifications for stenciling are to be provided by Horsham
Township.
(7)
Curb and roadside swales.
(a)
Roadside swales adjacent to shoulders. When
swales are provided in cut areas, the water shall not encroach upon
the roadway area during a twenty-five-year design storm of five-minute
duration. Storm sewer inlets shall be provided to control the roadway
encroachment and water velocity.
(b)
Shoulder swales (in cut areas - no roadside
swale). Water flowing in the shoulder shall not encroach more than
2/3 the shoulder width during a twenty-five-year design storm of five-minute
duration (time of concentration). Storm sewer inlets shall be provided
to control the shoulder encroachment and water velocity.
(c)
Curbed sections. The maximum encroachment of
runoff on the roadway pavement shall not exceed 1/2 of the traveled
lane during a twenty-five-year design storm of five-minute duration.
Inlets shall be provided to control the encroachment of water on the
traveled lane.
(d)
The maximum velocity of flow as determined by
Manning's equation shall not exceed the allowable velocities as shown
in the following table for the specific type of material, unless otherwise
approved by the Township Engineer and the Montgomery County Conservation
District or as otherwise updated in the Pennsylvania Department of
Environmental Protection, Bureau of Soil and Water Conservation Publication,
Erosion and Sediment Control Program Manual, latest revision:
|
Material
|
Allowable Velocity
[feet per second (fps)]
| ||
|---|---|---|---|
|
Well-established grass on good soil:
| |||
|
Short pliant bladed grass
|
4.0 to 5.0
| ||
|
Bunch grass - soil exposed
|
2.0 to 3.0
| ||
|
Stiff-stemmed grass
|
3.0 to 4.0
| ||
|
Earth without vegetation:
| |||
|
Fine sand or silt
|
1.0
| ||
|
Ordinary firm loam
|
2.0 to 3.0
| ||
|
Stiff clay
|
3.0 to 5.0
| ||
|
Clay and gravel
|
4.0 to 5.0
| ||
|
Coarse gravel
|
4.0 to 5.0
| ||
|
Soft shale
|
5.0 to 6.0
| ||
|
Shoulders:
| |||
|
Earth (as defined above)
| |||
|
Stabilized
|
6.0
| ||
|
Paved
|
10.0 to 15.0
| ||
(8)
Bridges, culverts, and drainage channels.
(a)
Bridges and culverts shall be designed and constructed
to meet current Pennsylvania Department of Transportation construction
and loading standards (HS-25 loading standards). They shall be constructed
to the full width of the right-of-way or to an adequate dimension
to accommodate special grade conditions. Approval of the Pennsylvania
Department of Environmental Protection is required for all improvements
in and along all waters of the commonwealth. The applicant shall provide
verification of Department of Environmental Protection approval for
all such proposed bridges and culverts.
(b)
Approval of the Pennsylvania Department of Environmental
Protection is required for all improvements in and along waters of
the commonwealth. Where applicable, stormwater management facilities
or programs shall comply with the requirements of Chapter 102 (Erosion
Control), Chapter 105 (Dam Safety and Waterway Management), and Chapter
106 (Floodplain Management) of Pennsylvania Code, Title 25, Rules
and Regulations of the Department of Environmental Protection.
(c)
All bridges, culverts, and drainage channels
shall be designed to convey a flow rate equal to a one-hundred-year,
twenty-four-hour storm as defined by the U.S. Department of Agriculture,
Soil Conservation Service, Technical Release No. 55. All bridges and
culverts shall be designed to pass the one-hundred-year design storm
without increasing the extent and depth of the one-hundred-year floodplain.
(d)
Drainage channels shall be designed to convey
the design discharge at a stable, nonerosive velocity. Channel linings
that are assumed in the design must be established before the channel
is utilized for its stated objective. Diversions or alternate channel
linings may be necessary to provide channel conditions in the field
to match design assumptions. If the design channel lining cannot be
developed before the design discharge is introduced, then the designer
must check the stability of the channel assuming a bare earth condition.
(e)
Maximum channel velocities for vegetated and
rock-lined channels shall be as set forth in the Pennsylvania Department
of Environmental Protection, Bureau of Soil and Water Conservation
Publication, Erosion and Sediment Control Program Manual, latest revision.
(f)
The outfall of drainage channels shall be stable
under the design discharge. Energy dissipaters (rock lining/rip rap)
shall be utilized to return drainage channel discharge to a stable
velocity.
(g)
Any vegetated drainage channel requiring mowing
of the vegetation shall have a maximum grade (side slopes) of four
horizontal to one vertical (4:1 — 25%) on those areas to be
mowed.
(9)
Stormwater detention/retention basins.
(a)
The design of stormwater basins shall be based on the criteria set forth in the latest revision of Urban Hydrology for Small Watersheds, U.S. Department of Agriculture, Soil Conservation Service, Technical Release 55 (NTIS PB87-101580) and following mathematical analyses described in Computer Program for Project Formulation - Hydrology (S.C.S. Technical Release 20, 1983). Upon consultation with the Township Engineer, designers of stormwater management basins may utilize the Modified Rational Method for calculation of runoff hydrographs for watersheds. The application of the Modified Rational Method shall be in accordance with procedures set forth in the Pennsylvania Department of Environmental Protection publication, "Recommended Hydrologic Procedures for Computing Urban Runoff from Small Watersheds in Pennsylvania," and shall be limited to watersheds of 10 acres or less. Rainfall depths for the Soil Conservation Service (TR-55) method shall be as stated in Subsection D(2) of this section. Rainfall intensities for the Modified Rational Method (if approved for use by the Township Engineer) shall be consistent with appropriate times of concentration for overland flow and return periods as provided in the design storm curves (storm intensity-duration-frequency curves) for Region 5, found in the Pennsylvania Department of Transportation Design Manual, Part 2, latest revision. As much as possible, design of stormwater detention/retention basins shall incorporate best management practices as defined by Chapter 190, Stormwater Management, of the Code of Horsham Township.
(b)
Detention areas shall be designed so that the total rate of runoff from the entire site, after complete development, will not exceed the specified percentage of the total predeveloped runoff rate [specified in Subsections A(5), C and D of this section] from the entire site. Individual points of concentrated runoff discharge from the site may be designed for up to a 100% release rate so long as the total runoff from the entire site, after development, is controlled to the applicable release rate.
(d)
If permanent ponds (retention basin) are proposed,
the developer shall demonstrate that such ponds are designed to protect
the public's health and safety.
(e)
Detention or retention basin easements, ownership,
and maintenance. Prior to granting of final approval of any subdivision
or land development plan, the developer shall provide written assurance,
satisfactory to the Township, that the detention or retention basin
and associated stormwater management facilities will be properly maintained.
Such assurances shall be in a form to act as a covenant that will
run with the land, and shall provide Township maintenance at the cost
of the landowner in case of default, and further provide for assessment
of costs and penalties in case of default. If all or a portion of
the facilities are on property which will be conveyed to an individual,
homeowners' association or any other eventual owner, the guarantees
must be in such a form that they will carry through to the new owners.
Horsham Township will not accept dedication or maintenance responsibilities
for any detention or retention basin or similar facility located on
private grounds, unless otherwise approved by Township Council.
[1]
When a private entity (such as a homeowners'
association) retains ownership of any stormwater management facility,
such entity shall be responsible for maintenance of the facility.
In such case, approval of the stormwater management facility plans
shall be conditioned upon the private entity agreeing to be responsible
for all maintenance of the stormwater management facility. This agreement
shall be in writing, shall be in recordable form and shall, in addition
to any other terms deemed necessary by the Township, contain a provision
permitting access to such facilities deemed critical to the public
welfare, for inspection at any reasonable time by Horsham Township
or its designee.
[2]
When any stormwater management facility is located
on an individual lot, and when maintenance thereof is the responsibility
of that landowner, a description of the facility or systems and the
terms of the required maintenance shall be incorporated on a plat
of the property. The plat shall be recorded with the Montgomery County
Recorder of Deeds within 90 days following Township approval. The
plat of the property shall also contain a provision permitting access
to such facilities deemed critical to public welfare, for inspection
at any reasonable time by Horsham Township or its designee. The Township
may also require as a condition of approval that any deed conveying
any interest in such lot contain language indicating that the conveyance
is subject to an express covenant by the grantee that the grantee
will maintain the stormwater management facility.
[3]
Upon presentation of proper credentials, duly
authorized representatives of Horsham Township may enter at any reasonable
time upon any property within the Township to investigate or to ascertain
the condition of the subject property with regard to any matter regulated
by this chapter.
[4]
The failure of any person, individual lot owner
or private entity to properly maintain any stormwater management facility
shall be construed to be a violation of this section and is declared
to be a public nuisance, subjecting the violator to any and all penalties
provided by law. Specifically, in the event the entity responsible
for maintenance fails to honor those responsibilities set forth herein,
in any manner, Horsham Township shall have the right of entry upon
the area of such facilities to undertake any required corrective or
maintenance effort. The total cost of such, including administrative,
engineering, and legal costs for enforcement, may be imposed upon
the responsible party as determined by Horsham Township. Failure to
remedy all associated costs described above may be subject of the
imposition of a lien by the Township against the owner(s) in question,
in the same manner as the Township might otherwise be empowered by
law to assess or impose a lien against a property for municipal improvements
(f)
When basins are provided, they shall be designed
to utilize the natural contours of the land whenever possible. When
such design is not practical, the construction of the basin shall
utilize slopes as flat as possible to blend the structure into the
terrain. Detention basins shall be designed to facilitate regular
maintenance, mowing and periodic de-silting and reseeding. In residential
developments, shallow broad basins shall be provided for recreational
use.
(g)
Except with the one-year design storm, basins
shall be designed so that they return to normal conditions within
approximately 12 hours after the termination of the storm, unless
the Township Engineer finds that downstream conditions may warrant
other design criteria for stormwater release.
(h)
Emergency overflow facilities shall be provided
for basins to handle runoff in excess of design flows, or in the event
the outlet structure becomes blocked and passes no flow.
(i)
If the land of the proposed subdivision or land
development will be conveyed to two or more separate owners, the developer
shall provide written assurance and deed restrictions to the Township
that the owners will properly maintain the basin(s).
(j)
Basins shall not be located within floodplains;
nor within areas of floodplain soils with the exception that areas
of alluvial soils may be utilized, if approved by the Pennsylvania
Department of Environmental Protection and Army Corps of Engineers
(where applicable), if proof is accepted that the area is not subject
to flooding.
(k)
The use of regional basins to combine and eliminate
numerous smaller basins is encouraged. Consultation with the Township
is required prior to design of a regional basin.
(l)
Landscaping and planting in and around the perimeter
of basins shall be provided. It shall be aesthetically pleasing and
compatible with surrounding land uses, and require minimum maintenance.
Proposed planting shall also be in accordance with the provisions
of this chapter and as recommended by the Township Landscape Architect.
A plan of basin planting shall be submitted to the Township for review
and approval.
(m)
If a stormwater management basin will serve
as a temporary sediment control device, the temporary sediment control
measures shall be shown including perforated riser pipes or standboxes,
filter berms, cleanout stakes and other measures as may be required
by Pennsylvania Department of Environmental Protection Chapter 102
regulations. Plans for such facilities shall require Montgomery County
Conservation District approval prior to implementation. Sedimentation
basins shall be in place prior to any earth-moving activities within
their tributary drainage areas. A note summarizing the above shall
be required on the record plan of subdivisions and land developments
as well as in land development agreement with the Township.
(n)
Stormwater management basins shall be in place
before the creation of any additional impervious surfaces on the site.
Runoff shall not be directed to an infiltration structure until all
tributary drainage areas are stabilized.
(o)
Where permanent retention (pond) facilities
are proposed, there shall be a safety ledge, three feet wide at the
maximum water surface level. If the pond is to be stocked, the Pennsylvania
Fish and Game Commission shall approve the stocking plan.
(p)
All basins shall have slopes of three horizontal
to one vertical (3:1 — 33.3%), or less on the basin's outer
berm and four horizontal to one vertical or less on the basin's inner
berm. The top or toe of any slope shall be located a minimum of five
feet from any property line. The maximum difference between the top
of berm elevation and the invert elevation of the outlet structure
shall be seven feet.
(q)
All portions of the detention basin bottom shall
have a minimum slope of 2%. The Township, on the recommendation of
the Township Engineer, may accept a basin bottom slope of less than
2% provided vegetative plantings consistent with current best management
practices are provided.
(r)
All basin embankments shall be placed in lifts
not to exceed one foot in thickness and each lift shall be compacted
to a minimum of 95% of Modified Proctor Density as established by
ASTM D-1557. Prior to proceeding to the next lift, the compaction
shall be checked by a Soils Engineer employed by the applicant/developer.
Compaction tests shall be run on the leading and trailing edge of
the berm along with the top of the berm. Verification of required
compaction shall be submitted to the Township Engineer prior to utilization
of any basin for stormwater management.
(s)
Emergency overflow facilities/spillway shall
be provided with basins in order to convey basin inflow in excess
of design flows, out of the basin, or in the event the outlet structure
becomes blocked and is unable to convey flow. Emergency spillways
discharging over embankments shall be lined. Lining for emergency
spillways shall incorporate native colors and materials where possible
including mono slab revetments, grass pavers and native stone. Mono
slab revetments and grass pavers shall be backfilled with topsoil
and seeded. The lining shall extend to the toe of the embankment on
the outside of the berm, and shall extend to an elevation of three
feet below the spillway crest on the inside of the berm. Vegetated
spillways may be utilized for spillways constructed entirely on undisturbed
ground (i.e., not discharging over fill material) if the designer
can demonstrate that flow velocities through the spillway will not
cause erosion of the spillway. A dense cover of vegetation shall be
rapidly established in such spillways by sodding or seeding with a
geotextile anchor. Such a vegetated spillway must be stabilized before
runoff is directed to the basin. The minimum capacity of all emergency
spillways shall be equivalent to the peak flow rate of the one hundred-year,
postdevelopment design storm (incoming to the basin) with the primary
outlet structure blocked. All spillway velocities shall be based upon
flows during an assumed clogged primary outlet condition.
(t)
In all cases, the discharge end of the basin
shall be provided with a properly designed outlet control structure
(headwall, orifice structure or other approved flow control structure),
culvert pipe, and endwall. Perforated riser pipes alone, without provision
for permanent outlet control structure (as stated above) and culvert
pipe, will not be acceptable for permanent basins.
(u)
The minimum top of basin berm width (at the
design elevation) shall be 10 feet. A cutoff trench (keyway) of impervious
material shall be provided under all embankments that require fill
material. The cutoff trench shall be a minimum of eight feet wide,
three feet deep and have side slopes of one horizontal to one vertical.
(v)
The minimum freeboard through the emergency
spillway shall be two feet. "Freeboard" is defined as the difference
between the design flow elevation through the spillway and the elevation
of the top of the settled basin berm.
(w)
Antiseep collars shall be installed around the
pipe barrel and shall be centered within the normal saturation zone
of the berm. The antiseep collars and their connections to the pipe
barrel shall be watertight. The antiseep collars shall be cast-in-place
and extend a minimum of two feet beyond the outside of the principal
pipe barrel. Precast collars may be permitted when approved by the
Township Engineer. A minimum of two collars shall be installed on
each basin outlet pipe.
(x)
A perforated riser, sized in accordance with
Montgomery County Conservation District requirements, shall be provided
at each basin outlet structure (if more than one is to be utilized)
for sediment control. Risers shall not be removed until such time
the entire area tributary to the basin has been permanently stabilized
and until approved by the Montgomery County Conservation District
and/or the Township Engineer.
(y)
All basin outlet pipes shall be watertight reinforced
concrete having "O-ring" joints. All joints shall be mortared. To
minimize clogging and to facilitate cleaning, outlet pipes shall have
an internal diameter of at least 18 inches and a minimum grade of
1/2%.
(z)
Energy dissipating devices (rock lining/rip-rap,
or other approved means) shall be provided at all basin outlets and
shall be sized in accordance with Pennsylvania Department of Environmental
Protection, Bureau of Soil and Water Conservation Publication, Erosion
and Sediment Control Program Manual, latest revision.
(aa)
Stone gabion baskets shall not be permitted
for use in construction of detention/retention basins.
(bb)
Access easement and stabilized drive to stormwater
detention facilities shall be provided for maintenance and operation.
This access easement shall be cleared and, when possible, be at least
30 feet in width. Proximity of detention facilities to public right-of-way
shall be encouraged in order to minimize the length of accessways.
Multiple accesses shall be encouraged for major facilities. The developer
shall provide access easements and drives of reinforced concrete checker-block
(backfilled with topsoil and seeded) or other similar paver acceptable
to the Township Engineer, over a six-inch bed of compacted PennDOT
type 2A coarse aggregate (or approved equivalent). Accessways to basins
shall be a minimum of 12 feet in width and be no steeper in slope
than 12 feet horizontal to one foot vertical. In addition, depressed
curb should be provided where the accessway enters a street/driveway
and the stabilized driveway shall extend from the bottom of the interior
basin berm embankment to the point of access to the basin. Access
easement shall be owned and maintained by the individual lot owner(s)
or homeowners' association but shall be established to permit access
by Horsham Township or its designee, for emergency inspection and/or
maintenance, at any reasonable time.
(cc)
The minimum distance between a proposed basin
discharge point and a downstream property boundary shall be 50 feet.
(10)
Best management practices. The Pennsylvania
Handbook of Best Management Practices for Developing Areas (1998)
shall serve as a design guide for structural and nonstructural best
management practices. Additional design guidance may also be obtained
from other related references prepared by the U.S. Environmental Protection
Agency, the Washington Metropolitan Council of Governments, the Natural
Resource Conservation Service, and the Pennsylvania Department of
Environmental Protection. In addition to the design requirements included
in the above documents, the following minimum design standards shall
be required for the best management practice identified below:
(a)
Infiltration trenches and dry wells shall meet
the following minimum design standards:
[1]
The lowest elevation of the infiltration area
shall be at least two feet above the seasonal high water table and
bedrock.
[2]
The infiltration system shall have positive
overflow controls to prevent storage within one foot of the finished
surface or grade.
[3]
The infiltration system shall be setback at
least 15 feet from all structures with subgrade elements (i.e., basements).
[4]
Infiltration systems shall be designed to infiltrate
the stored volume in 24 hours or less.
[5]
Infiltration rates shall not be used in computing
the storage volume of the infiltration system.
[6]
Surface inflows shall be designed to prevent
direct discharge of sediment into the infiltration system.
(b)
Dry basins shall be naturalized consistent with
the following minimum design standards:
[1]
Inlet structures and outlet structures shall
be separated to the greatest extent possible in order to maximize
the flow path through the basin. The minimum flow path length for
at least 50% the volume of water directed through the basin shall
be calculated using the following formula:
|
L = 3.1 (a/3.14).5
| |||
|
Where:
| |||
|
L
|
=
|
Minimum flow path length
| |
|
a
|
=
|
Surface area of the basin in square feet at
the midpoint elevation between the lowest orifice elevation and the
emergency spillway elevation
| |
[2]
Alternate design.
[a]
To create a more freeform and curvilinear
basin so that from most edges of the basin the whole basin will not
be in view, the total perimeter length of the basin shall be increased
so that it is greater than or equal to the length derived by the following
formula:
|
P = 10.36 (a/3.14).5
| |||
|
Where:
| |||
|
P
|
=
|
Minimum basin perimeter length required
| |
|
a
|
=
|
Surface area of the basin in square feet at
the midpoint elevation between the lowest orifice elevation and the
emergency spillway elevation.
| |
[b]
When the natural topography lends
itself to straight-sided basins, the basin shall contain an island
or peninsula planted with trees which is large enough and appropriately
placed to reduce the perceived size of the basin.
[3]
Basins shall be landscaped in accordance with the requirements of § 198-39E(7).
[4]
Inlet structures. The invert of the inlet pipe
into a basin shall be six inches above the basin floor or lining so
that the pipe can adequately drain after rain storms. Inlets shall
discharge into areas of the basin that slope toward the outlet structure.
[5]
Stabilization. Proper stabilization structures,
including stilling basins, energy dissipators, and channel lining,
shall be constructed at the outlets of all basins and emergency spillways.
The stabilization structures should control water to avoid erosion,
reduce velocities of released water and direct water so that it does
not interfere with downstream activities.
[6]
Discharge points. The minimum distance between
a proposed basin discharge point and a downstream property boundary
shall be 50 feet. The setback distance may be adjusted at the discretion
of the Horsham Township Engineer based upon factors such as topography,
soil conditions, and the location of structures.
(c)
Wet basins. Existing ponds or permanent pool
basins can be used provided they meet the following minimum design
standards:
[1]
The minimum permanent pool level shall be maintained
to allow sufficient depth throughout the year to reduce the growth
of unwanted vegetation and mosquitoes.
[2]
The pond must be of sufficient size to allow
the appropriate aquatic community needed to maintain a healthy pond
ecology.
[3]
An outlet structure shall be designed to allow
complete drainage of the pond for maintenance.
[4]
The design of a wet basin shall include the
determination of the proposed site's ability to support a viable permanent
pool. The design should take into account for such factors as the
required rate and quality of dry weather inflow, the quality of stormwater
inflow, seasonal and longer term variations in groundwater table,
and effects of suspected pollutant loadings. The Pennsylvania Fish
Commission and Natural Resource Conservation Service should be consulted
during the design of these facilities.
(d)
Grass swales shall meet the following minimum
design standards:
[1]
The bottom of the grass swale shall be two feet
minimum and six feet maximum with side slopes of 3:1 or flatter.
[2]
Grass swales proposed to satisfy the water quality requirements of Subsection B(2)(c) shall be designed consistent with the following:
[a]
The maximum flow velocity in the
grass swale for runoff from the water quality design storm (one-year,
twenty-four-hour) shall not exceed 1.5 feet per second (fps).
[b]
The average slope of the grass
swale shall not exceed 4%, unless the swale is designed and protected
to provide adequate erosion control.
(e)
Riparian buffers proposed to meet the water
quality standards shall meet the following minimum requirements:
[1]
The minimum overland flow length through the
buffer shall be 75 feet.
[2]
The maximum overland flow length contributing
runoff to the boundary of the riparian buffer shall be 150 feet for
pervious surfaces and 75 feet for impervious surfaces.
[3]
The average contributing overland slope shall
not exceed 5%.
[4]
Runoff shall enter the riparian buffer as sheet
flow. A level spreading device shall be utilized where sheet flow
can no longer be maintained.
[5]
The riparian buffer shall be specifically designated on the final subdivision and/or land development plan and landscaped in accordance with the requirements of Chapter 230, Zoning, § 230-49E(7), and as recommended by the Township Landscape Architect. Plan notes should also indicate the portions of the riparian buffer being used to satisfy the requirements of Subsection B(2)(c). Generally, the riparian buffer should be increased in effectiveness while maintaining a natural state as much as possible to maximize water quality benefits.
(f)
All disturbed topsoil on site is to be redistributed
on site in areas not covered by impervious surfaces. No removal of
topsoil from a site is allowed unless approved by Horsham Township.
H.
Design submission.
(1)
Stormwater management plans for a proposed subdivision
and/or land development shall contain the following:
(a)
Mapping of proposed watershed areas (predevelopment
and postdevelopment).
(b)
All identified impacts the subdivision and/or
land development will have on downstream conditions.
(c)
Computations of the stormwater runoff for all
points of runoff concentration, before, during and after development
including all supporting data.
(d)
Complete drainage systems. All existing drainage
features that are to be so identified with an explanation of the operations
of the facilities.
(e)
Plans depicting all existing and proposed drainage
facilities affecting the subject property.
(f)
Plan of the proposed stormwater drainage systems
including storm sewer piping and inlets, runoff control devices (basins,
etc.) and drainage channels.
(g)
Proposed grading.
(h)
Design computations for the sizing of the basin
pipe barrel and outlet structure as well as the perforated riser.
(i)
Stage versus storage curve for basin(s).
(j)
Basin routing calculations including stage versus
storage versus outflow rating curve.
(k)
Plan depicting the basin(s) berm embankment
and outlet structure, including the top of berm elevation, top width
of berm, berm side slopes, emergency spillway elevation, width, lining
material, and sizing calculation, relevant elevations of the outlet
structure and/or outlet pipe, outlet pipe size, length, slope, and
material type, size, number and spacing of the antiseep collars, and
size and location of the basin berm cutoff trench, etc.
(l)
Detailed plan of all proposed off-site improvements
(if any).
(2)
All plans showing the proposed stormwater management
facilities construction must be accompanied by a complete design submitted
by a professional engineer registered in the State of Pennsylvania.
(3)
When subdivisions 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.
(4)
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.
I.
Maintenance responsibilities.
(1)
General responsibilities.
(a)
The owner of stormwater management facilities
shall be responsible for their proper maintenance during and after
development. A maintenance plan shall be prepared for review by the
Township Engineer, approved by Horsham Township and shall be executed
and signed by the applicant/developer.
(b)
On or before completion of subdivision or land
development improvements, the permanent stormwater management system
for a tract shall be fully installed and functional in accordance
with the approved stormwater management plan. Temporary sediment trapping
facilities in detention basins upon inspection and approval by the
Township Engineer shall be converted into permanent stormwater management
basins; additional facilities designed to serve more than an individual
lot shall begin operation. All such work shall be specified in the
approved stormwater management plan.
(2)
Stormwater management facilities ownership and maintenance.
All stormwater management facilities identified within an approved
stormwater management plan shall be owned and maintained by one, or
a combination, of the following entities:
(a)
Individual lot stormwater facilities. Stormwater
management facilities and systems that are located on an individual
lot are the responsibility of that landowner to maintain. All deeds
shall incorporate the maintenance responsibilities specified in the
approved maintenance plan, making explicit individual owners responsibilities
for stormwater management measures and for the common property.
(b)
Homeowners' or condominium association ownership
(other than stormwater facilities located on individually owned lots).
A single entity taking the form of a private corporation, partnership
firm, estate or other legal entity empowered to own real estate exclusive
of individual lot owners shall be set up to manage stormwater management
facilities that are suitable for such management and perform other
functions defined in this section. Maintenance responsibilities specified
in the approved maintenance plan should be referenced on the plan
and recorded into lot deeds, homeowners or condominium association
articles of incorporation, or some other permanent legal document.
(c)
Municipal ownership. Where Horsham Township
has accepted an offer of dedication of the permanent stormwater management
facilities, Horsham Township shall be responsible for maintenance.
Municipal ownership notwithstanding, the applicant is required to
prepare a stormwater management plan including a maintenance component,
as defined above. Upon approval of the stormwater management facilities
by Horsham Township, the applicant shall provide a financial security,
in a form approved by Horsham Township Solicitor for maintenance guarantees,
as follows:
[1]
Long-term maintenance bond. The long-term maintenance
bond shall be in an amount and for a time period as determined by
Horsham Township. The estimated annual maintenance cost for the facilities
shall be based on a reasonable fee schedule provided by the Township
Engineer and adopted by Horsham Council.
[2]
Documentation. The terms of the maintenance
guarantees shall be documented as part of the stormwater management
plan and the maintenance plan subpart.
(3)
Maintenance plan. A maintenance plan shall be prepared
to identify the ownership and maintenance responsibilities for all
stormwater management facilities. At a minimum the maintenance plan
shall include the following:
(a)
Any obligations concerning perpetuation and/or
maintenance of natural drainage or infiltration facilities, and other
facilities identified within the stormwater management plan.
(b)
A description of the facilities and systems
on the lot, as called for above, setting forth in deed restrictions
binding on the landowner's successors in interest.
(c)
Assurances that no action will be taken by any
lot owner to disrupt or in any way impair the effectiveness of any
stormwater management system, setting forth in deed restrictions the
ability of the Township to take corrective measures if it is determined
at any time that stipulated permanent stormwater management facilities
have been eliminated, altered, or improperly maintained, including
the ability of the Township to cause the work to be done and lien
all costs against the property should the required corrective measures
not be taken by the lot owner within a period of time set by the [Municipal]
Engineer.
[Amended 10-9-2002 by Ord. No. 4019]
In addition to the requirements of § 198-37I as set forth above in this chapter, all completed stormwater management facilities, including detention/retention basins, shall be surveyed by a professional land surveyor licensed in the State of Pennsylvania, to verify compliance with the character of stormwater management facilities as depicted on the approved final plan (or subsequently approved revision thereof). As-constructed plans shall be submitted to Horsham Township for review and approval, upon completion of construction of all facilities and prior to offer of dedication of any public facilities and/or submission of financial security for the required maintenance period. Public facilities will not be accepted by Horsham Township until such time the as-constructed plans have been reviewed and approved by the Township Engineer.
A.
Intent. The intent of this section is to provide landscaping
requirements applicable to all land development in order to promote
ground water recharge, to stimulate air purification and oxygen regeneration,
to provide for noise abatement, to retard erosion and sedimentation
and to otherwise maintain the Township's natural amenities. It is
further intended to retard glare and heat, to provide for the harmonious
development of contiguous properties in different zoning districts,
to screen views, to provide wildlife habitats and to improve the overall
aesthetic integration of new developments into existing neighborhoods.
B.
Application.
(1)
This section shall apply to the following subdivision
and land developments:
(a)
Single-family detached residential dwellings
of more than five units, except that all single-family residential
dwellings shall provide street trees.
(b)
Multifamily residential districts.
(c)
General office, office/nonmanufacturing and
business campus districts.
(d)
Shopping center, general commercial, highway-commercial
and limited commercial districts.
(e)
Industrial and planned industrial districts.
(2)
The provisions of this section shall not be applicable to mobile home parks. Such developments shall conform to the requirements set forth in § 198-47.
(3)
The provisions of this section are not intended to
restrict existing residential owners from removing trees from their
property or to restrict the clearing of land for agricultural purposes.
C.
Landscape plan submission requirements.
(1)
Tree survey plan. A separate tree survey plan showing
the location of existing live trees with a trunk diameter of six inches
or more shall be filed with the Township at a scale of not less than
one inch to 50 feet. This requirement may be satisfied by the use
of annotated aerial photographs at a scale as listed above to include
sufficient detail to allow the quantification of trees. This requirement
may also be satisfied by the use of multiple sample areas of no less
than 100 feet by 100 feet (10,000 square feet), each to be used to
estimate the total woodland tree count, when, in the opinion of the
Township Landscape Architect, the makeup of the woodland is sufficiently
consistent to merit the use of such samples. The plan shall include
the following:
[Amended 7-12-2000 by Ord. No. 4018]
(a)
Plan scale, North arrow, property lines and
location map with zoning district designations for the site and adjacent
properties.
(b)
Existing contours at five-foot intervals.
(c)
Individual freestanding trees with trunk diameters
of six inches or more shall be shown indicating the location and diameter
of each tree. In addition to on-site trees, this shall include off-site
trees of six-inch or larger diameter, within 25 feet of proposed grade
changes.
(d)
Trees in hedge rows or lines with trunk diameters
of six inches or more indicating the outer canopy or drip line of
the tree grouping as well as the location of individual trees.
(e)
Trees in woodlands or groves with trunk diameters
of six inches or more indicating the outer canopy or drip line of
the tree grouping.
(f)
The plan shall designate existing trees to remain
and existing trees to be removed either by indicating individual trunk
diameters with an "X" for removal or by cross hatching or similar
method to indicate woodlands to be removed. Existing trees that are
relocated on site shall be classified as existing trees to remain.
(g)
When more than 20% of the existing trees of six-inch caliper or greater are removed they shall be replaced as described in Subsection D(8).
(h)
The plan shall contain a schedule listing trees
over six inches in trunk diameter and quantity of existing trees to
be removed which exceed 20% of the total to be removed before replacement
is required. A schedule of the replacement trees indicating species,
height, spread, caliper, and quantity shall also be included on the
tree survey plan or the final landscape plan.
(2)
Preliminary landscape plan. The preliminary landscaping
plan shall be drawn at a scale of not less than one inch to 50 feet
and shall contain the following:
(a)
Plan scale, date, North arrow, and location
map with zoning district designations for the site and adjacent properties;
(b)
Location of all existing and proposed buildings;
(c)
Location of all existing and proposed roads,
parking, service areas and other paved areas;
(d)
Location of all outside storage and trash receptacle
areas;
(e)
Sidewalks, berms, fences, walls, freestanding
signs and site lighting;
(f)
Locations, common names, quantity and sizes of all proposed trees, shrubs and areas for lawns or other ground cover (see Subsection F, Recommended plant materials).
(g)
Locations of existing freestanding trees and
woodlands to remain.
(3)
Final landscape plan. The final landscape plan shall contain a final version of all the plan requirements stated in Subsection C(2) above and shall further contain the following:
(a)
A plant schedule indicating the botanical and
common names, height, spread, caliper, quantity and any special remarks
for all plant material proposed;
(b)
If not provided on a separate tree survey plan,
a list of existing trees to be removed, existing and proposed water
bodies and significant natural features;
(c)
Details for the planting and staking of trees,
the planting of shrubs and any other details which depict other related
installation;
(d)
Existing and proposed underground and aboveground
utilities such as site lighting, transformers, hydrants, manholes,
valve boxes, storm, sanitary and water lines, etc.
(e)
All existing and proposed contours at two foot
intervals; and in order to determine the relationship of planting
and grading, areas with slopes in excess of three horizontal to one
vertical (3:1 — 33.3%) will be indicated on the plan and sodded
or put in ground cover;
(f)
Information in the form of notes or specifications
concerning planting, areas to be devoted to lawns. Such information
shall convey the proposals for seeding, sodding, ground cover, mulching
and the like;
(g)
A detailed cost estimate shall be attached to
the final landscape plan submission, showing the value of all proposed
landscaping to include all labor, materials and guarantee.
(4)
Submission procedure.
(a)
The preliminary landscape plan and existing
tree survey plan shall be submitted at the time the preliminary plan
is filled. The final landscape plan shall be submitted at the time
the final plan is filed.
(b)
The landscape plan shall be prepared by a landscape
architect registered by the Commonwealth of Pennsylvania.
(c)
The landscape plan shall be reviewed by the
Township Landscape Architect.
D.
Existing vegetation and natural features.
(1)
For the purposes of this section, the term "natural
features" shall mean such vegetation, soils, surface streams and ponds,
plantings, trees, and topography, which exist on the site proposed
to be developed prior to any development activity.
(2)
In cases where existing natural features (to remain) duplicate the planting requirements of Subsection E, any or all of such requirements may be waived by the Township.
(3)
The Township may require the developer to verify the presence of existing trees on a site through use of an aerial photograph taken more than one year prior to the submission of the landscape plan or through a field survey as described in Subsection C(1) above.
(4)
During the construction of any site, all trees to
be retained within 25 feet of a construction area, including disturbance
for roads and parking, shall be protected by four-foot-high plastic
webbed construction fencing, snow fencing or equivalent staked every
10 feet to insure that there is no encroachment within the area of
the tree drip line by changing grade, trenching, stockpiling of building
materials or topsoil, or the compaction of the soil and roots by any
motor vehicle. The location of temporary tree protection fencing shall
be indicated on the grading or erosion and sedimentation control plans
for the application and the installation of fencing shall be specifically
noted in the construction sequence.
(5)
Trees that are proposed for removal and are located
within 15 feet of trees to remain shall be cut flush to grade and
then ground to a minimum of 12 inches below grade. Damage to roots
of trees to remain shall be avoided.
(6)
Protection of topsoil.
[Amended 10-9-2002 by Ord. No. 4019]
(a)
Each lot shall have at least six inches of topsoil
cover, after settlement, over all of the site's exposed earth surfaces.
More than six inches may be required if the Township determines that
a greater amount is needed for the long-term viability of certain
plantings.
(b)
Topsoil moved and stockpiled by grading operations
shall be redistributed and stabilized following the completion of
a project or project phase. All exposed earth surfaces shall be stabilized
by seeding or sodding within 60 days.
(c)
All disturbed topsoil on site is to be redistributed
on site in areas not covered by impervious surfaces. No removal of
topsoil from a site is allowed unless approved by Horsham Township.
(7)
Credit for preservation of existing trees.
(a)
The requirements for trees in the following Subsection E(5)(b), Softening buffer, and Subsection E(9), Individual lot landscaping requirements, can be met by preserving existing trees and, to that end, the number of trees required in those sections may be reduced by a credit for approved preserved trees computed as follows:
|
Diameter* of Tree Trunk of Approved Preserved
Trees
(inches)
|
Number of Three-Inch Caliper Tree Credits
| |
|---|---|---|
|
36 or greater
|
6
| |
|
30 to 35 in diameter
|
5
| |
|
26 to 29 in diameter
|
4
| |
|
20 to 25 in diameter
|
3
| |
|
13 to 19 in diameter
|
2
| |
|
6 to 12 in diameter
|
1
|
|
NOTE:
| |
|
* Diameter breast height (dbh) measured at a
height of 4 1/2 feet above natural grade.
|
(b)
A tree shall be deemed to be preserved when
the plan provides for it to be maintained in such manner that 3/4
of the ground area within the drip line of the tree shall be maintained
at the existing grade level in either vegetative landscape material
or pervious surface cover.
(c)
Trees designated for approval as preserved trees
shall be preserved, as specified in the guidelines for tree preservation
and protection by the Association of Consulting Arborists. At the
direction of the Township Landscape Architect, existing trees that
have not been adequately protected during construction are to be removed
and replaced.
(d)
Trees to be considered for credit must be located
in the specific area of the required landscape plantings.
(e)
In determining trees to be protected, consideration
shall be given to maintaining a clear zone between new buildings and
preserved woodland edges. The following guidelines are suggested:
buildings, 20 to 30 feet; pavement/walks, 10 feet.
(8)
Removal and replacement of existing trees.
[Amended 9-12-2000 by Ord. No. 4018]
(b)
Any person, organization, association or corporation, engaging in site work such as grading, new construction or other activity which will result in the destruction of more than 20% of the existing trees six inches or greater on a lot containing two or more acres shall prepare a tree survey plan in accordance with Subsection C(1) of this section.
(c)
If greater than 20% of the existing trees on
a site with a trunk diameter of six inches or more (measured at 4 1/2
feet above the existing ground line) are destroyed because of street
alignment, building placement, parking area location, grading or otherwise,
then existing trees destroyed, over the 20% permitted, shall be replaced
in accordance with the following chart:
|
Tree Size Removed
(inches)
|
Number of Three-Inch Replacements
| |
|---|---|---|
|
6 to 12
|
1
| |
|
To 18
|
2
| |
|
To 24
|
3
| |
|
To 30
|
4
| |
|
To 36
|
5
| |
|
To 42
|
6
| |
|
Greater than 42
|
7
|
[1]
The replacement trees may be selected from the approved list [Subsection F(1)(a)] and shall be a trunk diameter of not less than three inches measured at six inches above the ground line.
[2]
Such new trees shall be planted in addition to the trees required under Subsection E. If requested by the applicant and at the discretion of the Township, a number of trees as determined by the Township may be planted on lands owned by the Township.
[3]
These replacement trees shall be shown on a separate tree survey plan with a schedule of trees to be removed and trees to be used for replacement as defined in Subsection C(1) or on the landscape plan with a separate plant schedule for replacement trees or shown as trees to be contributed to the Township. A maximum of 50% of the required trees may be replaced as evergreen trees and/or ornamental trees at a ratio of two evergreen or ornamental trees per each replacement. A maximum of 20% of the required trees may be replaced as shrubs at a ratio of 10 shrubs per required tree. Refer to Subsection F for sizes and types of trees and shrubs recommended.
(d)
Prior to removal of existing trees greater than six inches caliper at dbh, a representative of the Township shall walk the site to review the trees to be removed. Based upon such review, the Township shall establish the quantity of trees and value to be contributed to the escrow account for replacement of trees as provided in Subsection D(7). If the developer disputes the conclusion of the Township representative, the owner/developer shall notify the Township in writing and shall arrange with the Township for a joint inspection of the site.
E.
Landscape requirements.
(1)
Landscape designers shall provide for proper spacing
of required tree and shrub growth (and maintenance), taking into account
the sizes of such plantings at maturity and their present and future
environmental requirements, such as wind, soil, moisture and sunlight.
(2)
Plantings shall be selected and located where they will not contribute to conditions hazardous to the public's safety. Such locations include but shall not be limited to: public street rights-of-way; underground and above ground utilities; and sight triangle areas required for unobstructed views at street intersections [refer to § 198-31F(5)].
(3)
All plant materials used shall, at the time of planting, meet minimum size requirements as stated in Subsection F.
(4)
Street trees.
(a)
Street trees shall be planted for any subdivision
or land development where suitable street trees do not exist, as part
of the design and construction of:
[1]
New streets.
[2]
New sidewalks or pedestrian ways.
[3]
Existing streets, sidewalks, pedestrian ways,
highways, bicycle trails or pathways when they abut or lie within
the subdivision or land development.
[4]
Access driveways to residential developments
having more than four dwelling units.
[5]
Renovations to or widening of existing streets
or sidewalks.
(b)
Spacing. Street trees shall be planted no closer
than 40 feet on center nor further than 50 feet on center for each
side of the street, except along major roads where, with the approval
of Council, they may be up to 100 feet on center; or an equivalent
number may be planted in an informal arrangement.
(c)
Setback. Street trees shall be planted a minimum distance of two feet outside and parallel to the right-of-way line, unless otherwise approved by the Township. Trees located at intersections shall respect the sight triangle as defined in § 198-31F(5). Adequate separation from overhead and underground utilities shall be provided.
(d)
Existing trees along a street which would be
suitable, based on specie, condition and form, as street trees and
can be counted toward the street tree requirement shall be over four
inches in caliper and shall be within 20 feet of the curb or road
edge.
(e)
Street trees shall have a clear trunk from ground
level to seven feet above ground level, with full branching structure.
(5)
Buffers and perimeter areas.
(a)
Consistent with the intent of this section,
the entire perimeter of a property being developed shall have a buffer
which includes trees, shrubs, and other landscape improvements necessary
to screen the visual impact the development will have on the property,
on adjoining properties, and on the Township.
(b)
Softening buffer. Along the sides and rear of
property lines of all developments where existing vegetation is not
sufficient, and screen buffer is not required, a permanent softening
buffer shall be planted. The following landscape requirements must
be adhered to:
[1]
Softening buffer plant materials shall include
a combination of trees and shrubs in freeform arrangement. As a guideline
for the amount of plant materials to use, the buffer shall consist
of a minimum of four shade trees for each 100 linear feet; and eight
shrubs for each 100 linear feet of property line. Informal groupings
that reflect the natural character of the site are encouraged. Up
to 50% of shade trees may be substituted with ornamental or evergreen
trees or shrubs at a rate of two ornamental, two evergreen trees,
or 10 shrubs for every shade tree.
(c)
The buffer planting area along the property
lines shall be used for no purpose other than planting of trees, shrubs
and lawn and may include a wall or fence. Any wall or fence shall
be constructed in such a manner that it will not conflict with the
character of the abutting district.
(d)
The buffer plantings shall be aligned adjacent
to and within 30 feet of property lines or right-of-way boundaries,
but may be sited on any position of the property if permitted by the
Township. An innovative and freeform arrangement of plant materials
is encouraged.
(e)
Within the buffer area, no proposed slopes shall
be steeper than four horizontal to one vertical (4:1 — 25%)
unless these areas previously existed at a steeper slope than 4:1
and no new grading is proposed within such areas.
(f)
Screen buffer. Where under applicable sections of Chapter 230, Zoning, screen buffers are required for the entire length of all common boundaries abutting noncomplementary districts, the following landscape requirements shall be adhered to:
[1]
Trees and shrubs used for a screening shall
be composed of at least 75% evergreen and shall be arranged to provide
an immediate visual screen of 50%. Evergreen trees shall be at least
eight feet in height at the time of planting. The balance of the plantings
may be deciduous trees and shrubs.
[2]
Walls, ornamental structures, fences and berms
or a combination of these, not less than eight feet in height may
be used in combination with appropriate plant material subject to
the specific land use areas involved and as approved by the Township.
[3]
Screening shall consist of evergreen trees in
double rows, staggered 15 feet on center. The spacing will depend
on the type of tree used: White pine, spruce, fir, 15 feet; hemlocks,
12 feet; American Holly, 10 feet; arborvitae, five feet. Evergreen
or deciduous shrubs shall supplement the evergreen trees at a minimum
rate of 20 per 100 feet.
[4]
The planting screen shall be broken only at
points of vehicular or pedestrian access.
(g)
The establishment of large monoculture evergreen
buffers is discouraged. Where a buffer planting shall include 40 or
more evergreen trees, no more than 1/2 of these evergreen trees shall
be a single species of tree. The use of "white pine" in buffer plantings
of less than 40 but more than 15 required evergreens shall be limited
to 1/3 "white pine" species. Screen buffers of less than 15 required
evergreens shall be made up of specie other than "white pine."
(6)
Off-street parking area.
(a)
The perimeters of off-street parking lots in
all districts shall be buffered in accordance with the above regulations
for softening buffers. This shall include the introduction of landscape
elements or softscape separation between buildings and parking as
well as between parking areas and public streets. In addition, any
parking closer than 50 feet to a public street right-of-way or residential
district shall have a continuous row of shrubs, fence, wall, berm
or a combination of these to a minimum height of three feet between
the street or residential district and parking area.
(b)
Not more than 15 parking spaces shall be placed
in a continuous row without an intervening raised planting island
of at least 15 feet in width and the length of the parking stall.
(c)
Within a parking area over 2,000 square feet
a minimum of 10% facility over 2,000 square feet shall be devoted
to landscaping. This landscaping shall include a minimum of one tree
shade per 15 parking spaces and all planting beds within a parking
lot shall be surfaced in lawn or ground cover planting.
(d)
Raised planter islands shall be placed at the
end of each row of parking spaces, which begins or terminates at an
internal circulation aisle.
(e)
For any land use where the total number of parking
spaces in one parking lot exceeds 100 stalls, the parking area shall
be divided by continuous center islands perpendicular to the spaces
every 130 feet assuming four rows of parking at twenty-foot lengths
and two aisles at twenty-five-foot widths). These divider islands
shall be a minimum of 10 feet wide.
(f)
Raised continuous concrete curbing is required
around each planting island.
(7)
Drainage area and detention/retention basin landscaping.
(a)
Whenever a detention or retention basin is provided, such basin shall conform to the requirements set forth in § 198-37G(9) and the landscaping requirements as follows.
(b)
The basin shall be so designed that the plantings
in and adjacent to it shall not have a negative effect on the hydrological
function of the basin. Trees shall be kept off of permanent stormwater
control basin berms in accordance to Pa DEP requirements.
(c)
All continuously flowing natural watercourses
shall be maintained in their natural state, except that removal of
debris and correction of severe erosion shall be required.
(d)
Intermittent streams shall be maintained essentially
at their existing alignments and gradients except that they may be
improved by minor regrading, unless otherwise restricted by state,
federal or Horsham Township zoning regulations, and shall either be
planted and stabilized in vegetative cover or provided with erosion
preventive improvements such as riverstone or rip-rap.
(e)
Drainage ways and detention and retention basins
shall be aesthetically pleasing and compatible with the adjacent land
use. Creative grading and innovative basin forms are encouraged. The
use of "best management practices" as detailed in the "Pennsylvania
Handbook of Best Management Practices for Developing Areas," 1998,
or latest addition, PA Association of Conservation Districts, Inc.,
is also encouraged. Where basins adjoin existing woodlands, it is
recommended that plantings be selected to blend with the natural surroundings.
(f)
Basin floors.
[1]
Soil covers other than lawn are encouraged where
appropriate. Where lawn is not specified, plans shall include a narrative
and schedule for short- and long-term maintenance to include cutting/harvesting,
reseeding, fertilizing, selected weed removal and the party responsible
for maintenance.
(g)
Basin perimeter plantings.
[1]
There shall be a minimum of one shade tree and
two shrubs for each 30 linear feet of basin perimeter. To promote
diversity, up to 50% of the shade trees may be substituted with an
option of two flowering trees or evergreen trees, or 10 shrubs for
every shade tree.
[2]
This requirement is in addition to required
softening buffers where basins are against property edges.
[3]
This requirement may be waived along portions
of a basin where screen buffer is required and where the applicant
can demonstrate that such added buffer will not produce added screening
benefit.
[4]
Sufficient plantable area shall be provided
between stormwater basins and property lines to permit the satisfactory
spacing and placement of required plant material.
(8)
Service, loading, trash disposal areas, outdoor displays,
material storage, transformers and mechanical equipment. All service,
utility delivery, loading and outdoor storage and trash disposal areas
shall be screened from all residential districts, public streets,
parking lot and pedestrian walkways. Screening shall be by the use
of fences, walls, berms, evergreen plant material, or a combination
of these. Screening shall be installed and maintained at a height
which effectively blocks the view but shall not be less than six feet.
(9)
Individual lot landscaping requirements. In addition
to the landscape requirements as defined above, each individual building
lot or dwelling unit shall provide the following:
F.
Recommended plant materials.
(1)
The following is the recommended list of trees and
shrubs for use in Horsham Township. However, the Township may permit
other planting types if they are hardy to the area, are not subject
to blight or disease, and are of the same general character and growth
habit as those listed below.
(a)
Shade trees: minimum three-inch caliper.
[1]
Acer rubrum — Red Maple (hybrid varieties).
[2]
Acer saccharum — Sugar Maple.
[3]
Fraxinus americana — White Ash.
[4]
Fraxinus Pennsylvania — Green Ash.
[5]
Gleditsia triacanthos inermis — Thornless
Honeylocust (hybrid varieties).
[6]
Liquidambar styraciflua — Sweet Gum.
[7]
Liriodendron tulipifera — Tulip tree.
[8]
Platanus acerifolia — London Planetree.
[9]
Pyrus calleryana "Redspire" — Redspire
Pear.
[10]
Quercus borealis — Northern Red Oak.
[11]
Quercus coccinea — Scarlet Oak.
[12]
Quercus palustris — Pin Oak.
[13]
Quercus Phellos — Willow Oak.
[14]
Tilia Tomentosa — Silver Linden.
[15]
Tilia cordata — Littleleaf Linden.
[16]
Zelkova serrata — Japanese Zelkova.
(b)
Shrubs: deciduous, thirty-inch minimum height;
evergreen, twenty-four-inch minimum height.
[1]
Azalea species.
[2]
Berberis species.
[3]
Cotoneaster species.
[4]
Deutzia species.
[5]
Enkianthus species.
[6]
Euonymus alatus "compacta" — Dwarf Winged
Euonymus.
[7]
Forsythia species.
[8]
Hamamelis venalis — Vernal Witch Hazel.
[9]
Hamamelis virginiana — Common Witch Hazel.
[10]
Ilex species — Holly species.
[11]
Juniperus — Juniper varieties.
[12]
Leucothoe species.
[13]
Rhododendron species.
[14]
Spirea species.
[15]
Taxus species — Yew species.
[16]
Viburnum species.
(c)
Small trees; ornamental trees: minimum eight-foot
height and two- to two-and-one-half-inch caliper.
[1]
Acer Campestre — Hedge Maple.
[2]
Acer Ginnala — Amur Maple.
[3]
Amelanchier canadensis — Shadblow Serviceberry.
[4]
Betula nigra species — River Birch species.
[5]
Carpinus species — Hornbeam species.
[6]
Cercis canadensis — Eastern Redbud.
[7]
Cornus kousa — Kousa Dogwood.
[8]
Cornus mas — Cornelian Cherry.
[9]
Crataegus phaenopyrum — Washington Hawthorn.
[10]
Magnolia soulangeana — Saucer Magnolia.
[11]
Magnolia virginiana — Sweethbay Magnolia.
[12]
Malus floribunda — Japanese Flower Crabapple.
[13]
Malus baccata — Siberian Crabapple.
[14]
Malus zumi calocarpa — Zumi Crabapple.
[15]
Oxydendron Arboreumn — Sourwood.
[16]
Prunus subhirtella pendula — Weeping Japanese
Cherry.
[17]
Prunus subhirtella "autumnalis" — Autumn
Flowering Cherry.
(d)
Evergreens: minimum eight-foot height.
[1]
Abies species — Fir.
[2]
Ilex opaca — American Holly.
[3]
Picea species — Spruce.
[4]
Pinus strobus — Eastern White Pine.
[5]
Pseudotsuga taxifolia — Douglas Fir.
[6]
Thuja species — Arborvitae.
[7]
Tsuga caroliniana — Carolina Hemlock.
[8]
Tsuga canadensis — Canada Hemlock.
[9]
Cedrus species — Cedar species.
[10]
Chamaecyparis species — Cypress.
G.
Guarantee/performance bond.
(1)
Any tree or shrub that dies within 18 months of planting
shall be replaced. Any tree or shrub which within 18 months of planting
or replanting is deemed, in the opinion of the Township, not to have
survived or grown in a manner uncharacteristic of its type shall be
replaced. Substitutions for certain species of plants may be made
only when approved by the Township.
(2)
The developer or landowner shall deposit with the
Township a sum of money equal to the amount necessary to cover the
cost of purchasing, planting, maintaining and replacing all vegetative
materials for a period of 18 months.
(3)
This condition may be satisfied through a land development
agreement with sufficient and appropriate financial guarantees.
A.
Reserve strips controlling access to streets, alleys,
subdivisions or adjacent areas are prohibited.
B.
Right-of-way and/or easements for sanitary or water utilities, road construction or maintenance, or for drainage purposes, other public utilities, or for any specific purpose shall be required by Council, as needed. The location and width in each case shall be as stated in Subsection D below, or as determined by the Township and/or other agency with jurisdiction.
(1)
Nothing shall be permitted to be placed, planted,
set or put within the area of an easement.
(2)
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.
(3)
To the fullest extent possible easements shall be
adjacent to rear or side lot lines.
C.
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, recorded 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.
D.
Easements.
(1)
Utility easement. Easements with a minimum width of
20 feet shall be provided for common utilities when provided in undedicated
land. Nothing shall be permitted to be placed, planted, set or put
within the area of an easement. Such easements shall be offered for
dedication to the authority having jurisdiction at time of plan approval.
(2)
Watercourse easement. Easements shall be required along natural watercourses to a minimum width of 50 feet. 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. Section 198-37 of this chapter specifies additional requirements related to the above-noted type of easement.
(3)
Stormwater management easements. Such easements include storm sewer easements or detention/retention basin easements. Easements shall be provided over the area of proposed stormwater management facilities including detention basin, storm sewer, or other related facilities. Section 198-37 of this chapter specifies additional requirements related to the above-noted types of easement.
A.
Any existing monument, iron pipe, pin, or marker determined
and identified to be existing found property corners are to remain
undisturbed.
B.
Permanent concrete monuments shall be accurately placed
at the intersection of all primary boundary lines forming angles and
at changes in directions of lines in the boundary of the property
subdivided; and at all points where proposed easements intersect property
and right-of-way lines. Monuments shall be premanufactured and not
field constructed. The placement of all monuments shall be certified
by a professional land surveyor licensed in the state of Pennsylvania.
C.
All streets shall be marked with monuments on one
side of the ultimate right-of-way line, at the following locations:
(1)
At least two monuments at each intersection.
(2)
At changes in direction of street right-of-way lines.
(3)
At each end of each curved street right-of-way line.
(4)
Where one of the above locations along the street
right-of-way line is a point common to a property corner, the concrete
monument shall be installed in lieu of an iron pin.
(5)
At such other places along the lines of streets as
may be determined by the Township Engineer to be necessary so that
any street may be readily defined in the future.
D.
Permanent concrete monuments shall be placed to mark
the boundary of open space. Monuments shall be placed at all changes
in open space boundary direction and where the boundary intersects
any public right-of-way.
E.
All monuments shall be placed so that the scored point
on the monument is within 0.04 foot from its true location.
F.
Monuments shall be set with their top level at the
finished grade of the surrounding ground, except where proposed monuments
fall within an existing or newly constructed concrete sidewalk, walkway,
or apron; in which case, a four-inch square chisel cut in the sidewalk
with a drill hole, no less than 3/4 inch, placed in the center, may
be substituted for a monument. Where bituminous paving is existing,
a railroad spike may be substituted for a monument.
G.
Permanent reference marker pins of 5/8 inch O.D. solid
iron rod, at least 24 inches long, shall be set at the following points:
H.
All outer boundary monuments shall be installed and
certified as to their accuracy and conformance to plan information
by the responsible surveyor prior to plan recordation.
I.
All property pins and monuments shall be installed
and certified as to their accuracy and conformance to plan information
by the responsible surveyor prior to issuance of a building permit
for the subject lot. In the event it is determined by the Township
that installation prior to construction start is not practical due
to future grading operations, temporary wood stake corners shall be
set by a licensed surveyor to permit stakeout inspection of proposed
construction activities relative to required setbacks. Permanent property
pins and monuments shall then be required to be installed prior to
issuance of a use and occupancy permit for the parcel.
J.
All monuments along right-of-way being dedicated to
the Township, and pins delineating easements being granted to the
Township, shall be installed and certified as to their accuracy and
conformance to plan information by the responsible surveyor. Installation
and certification shall be provided prior to execution and acceptance
of public improvements.
K.
Any preexisting or new property markers/monuments
of a property under construction, or properties surrounding the subject
property under construction, which are disturbed by construction activity
are required to be reset and recertified by a licensed surveyor. Property
owner and/or developer of the property under construction resulting
in the disturbance shall be held responsible for proper replacement
and recertification of disturbed property markers/monuments.
L.
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 Engineer's
office. All contours and elevations shown on plans shall be based
on this system, unless otherwise approved by Township Council.
All water and gas mains and other underground
utility facilities shall be installed prior to street paving at locations
approved by the Township for the full width of the right-of-way.
A.
Underground utilities. 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/conduit, 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 Council that
underground installations here required are not feasible because of
physical conditions of the lands involved. All main underground cables/conduit,
which are within the right-of-way of a street, shall be located as
much as possible, between the curb/edge of cartway and the back edge
of the sidewalk or as otherwise specified by Council.
(1)
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.
(2)
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.
A.
The subdivider or developer shall provide public water
service to provide adequate supply to each lot in a subdivision or,
as required, to a building in a development.
B.
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 Council, 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 Protection, Montgomery County Department of Health
or other appropriate agency, Horsham Township, and the Horsham Sewer
and Water Authority (or subsequent governing authority).
C.
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.
D.
A circular area with a radius conforming to the rules
and regulations, or future amendments thereto, of the State Department
of Environmental Protection, Montgomery County Department of Health
or other appropriate agency, Horsham Township and the Horsham Township
Water Authority (or subsequent governing authority) shall be shown
around each well to denote clear space in which no on-lot sewage system
is to be located.
E.
Where public water service is furnished, the circles
are not necessary, with the exceptions 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 Protection or other appropriate
agency, Horsham Township and the Horsham Township Water Authority
(or subsequent governing authority).
F.
Hydrants. "Fire hydrants" are to be installed at the
expense of the subdivider or developer in accordance with the following:
(1)
All fire hydrants shall be placed at intervals of
500 linear feet or less on any water line on any public street and
not less than 400 feet from an existing or proposed structure or as
deemed necessary by the Fire Marshal or the Horsham Water Authority
(or subsequent governing authority).
(2)
All fire hydrant installations shall be provided with
two two-and-one-half-inch O.D. male national standard thread side
outlet connections with covers in addition to a four-and-one-half-inch
O.D. male national standard thread pumper connection with cover.
(3)
All fire hydrants shall be of the safety flange protection
type.
(4)
Required fire hydrants shall have breakaway barrel
and stem couplings.
(5)
All fire hydrants shall be provided with reflective
markers, approved by the Fire Marshal. Such markers shall be consistent
with markers existing with other fire hydrants in the Township.
A.
Sewers. All new development shall connect to a public
sewer system if so indicated in the Township's current Act 537 Plan.
Any variation from the approved Act 537 Plan requires approval of
the Township and the Pennsylvania Department of Environmental Protection.
When variation from the Act 537 Plan is granted, the Township may
require the installation of a capped sanitary sewer system that will
be connected to a public sanitary sewer system in the future. If the
Township waives the requirements of installing a capped sanitary sewer
system, appropriate easements for the installation and maintenance
of sewer lines shall be provided prior to approval of the subdivision
and/or land development plans.
B.
All sanitary sewer systems shall be designed and constructed
in accordance with Horsham Township and Horsham Township Water and
Sewer Authority standards, as well as in accordance with Pennsylvania
Department of Environmental Protection's Sewerage Manual and Domestic
Wastewater Facilities Manual, latest revisions. As a prerequisite
to approval, all sanitary sewer systems shall conform to the standards
and procedures set forth in Pennsylvania Code, Title 25, Chapter 71,
Administration of Sewer Facilities Planning Program.
C.
This section shall be applicable to all subdivisions
and land developments, whether utilizing public or private streets
or driveways serving as private streets; and in the case of a subdivision
or land development utilizing private streets, the subdivider or the
applicant shall execute recordable covenants with the Township and/or
Township Authority that, for the purposes of sewer connections, assessments
and rentals, the rights and liabilities of himself and his grantees,
heirs, successors, and assigns shall be the same as if his property
abutted a public street.
D.
On-lot disposal system. If public sewage disposal is not required as per the current Act 537 Plan, or variations are granted, the sewage treatment shall be on a project or individual lot basis and such private facilities must be installed by the landowner under the direct supervision of the Pennsylvania Department of Environmental Protection, Montgomery County Health Department (Sewage Enforcement Officer) or other appropriate official. As a prerequisite to approval, all on-lot sewage disposal systems shall conform to the standards and procedures set forth in Pennsylvania Code, Title 25, Chapter 71, Administration of Sewer Facilities Planning Program, Chapter 72, Administration of Sewage Facilities Permitting Program, and Chapter 73, Standards for Sewage Disposal Systems. Results of percolation tests and other data sufficient to establish that an on-site sanitary system can be provided within the requirements of state and local laws governing on-site sewer facilities, shall be submitted to Township. Final plan approval shall not be granted for any subdivision and/or land development until satisfactory evidence has been presented by the applicant to Horsham Township, the Montgomery County Health Department, Montgomery County Conservation District, and the Pennsylvania Department of Environmental Protection have determined that the lots proposed for subdivision are suitable for on-lot septic systems. Further, where suitable for on-lot systems, the final record plan of such a subdivision shall include a note stating the following: "The planning module for land development has been approved by the Pennsylvania Department of Environmental Protection, the Montgomery County Health Department, and the Montgomery County Conservation District as to the subdivision plan. However, the septic system permit has not been issued for the lot(s) upon which new building(s) are proposed. Prior to issuance of a building permit, a septic system permit shall be obtained and presented to the Zoning Officer for each new building."
E.
The final record plan of a subdivision and/or land
development shall contain a note which states that the lot(s) will
be connected to the public sewerage system, if such is the case. If
lot(s) are to be connected to the public sewerage system, the applicant
shall submit a letter from the appropriate officer of the Municipal
Authority indicating that sewage treatment capacity is available and
that appropriate arrangements have been made for the extension of
the Municipal Authority's sewer line to include the lot(s) created
by the subdivision and/or land development.
A.
Lighting shall be provided along public streets, within parking facilities, and recreational facilities as required by Horsham Township Council. A lighting plan shall be prepared by the developer in accordance with Article V of this chapter.
B.
All parking areas, walkways, and passageways serving
commercial and residential land developments shall be illuminated
to the satisfaction of the Horsham Township Council and Township Lighting
Consultant.
C.
Where streetlights are not required by Council within
residential subdivisions and land developments, individual driveway
lampposts, with photo-cell, automated power switches, shall be installed
at the ultimate right-of-way line for all single-family dwelling lots.
D.
Where required by Council, streetlights and all accessory
equipment shall be provided at the expense of the developer, at all
intersections, end of cul-de-sacs, and between all intersections at
spacing approved by the Township Lighting Consultant. As a minimum,
all residential developments (or other, as required by Council) shall
be constructed with a minimal number of connections (to the power
source), underground streetlight wiring system (wire protected by
conduit) including all accessory equipment required for future installation
of streetlights (and foundations) by others. Plan for lighting and
underground wiring system (energizing plan) shall be prepared by the
developer and submitted for review and approval by the Township Lighting
Consultant, at time of preliminary plan submission.
E.
All streetlights, where required by Council, shall
have a high-pressure sodium vapor lighting source (pole-mounted) which
supplies a minimum maintained footcandle (fc) level of 0.30 fc. All
lighting and accessory equipment shall be standard equipment as approved
by the Township Lighting Consultant or variations as approved by Township
Council.
F.
Streetlights shall be energized at time of 50% occupancy
of the development. All fees for connection and operation of such
lights shall be the responsibility of the developer until Horsham
Township formally accepts dedication of public improvements. Horsham
Township shall coordinate energizing of lights, in accordance with
the approved energizing plan. Request for electrical connection shall
only be made by Horsham Township. Horsham Township shall pay all associated
connection and operation fees (to PECO Energy Company) for which the
developer shall reimburse the Township for connection fees and operation
fees under rate SLS, on a monthly basis, including appropriate administration
fees. This payment arrangement shall continue until formal acceptance
of dedication of public improvements, at which time, Horsham Township
shall assume these responsibilities. The developer shall warranty
all parts and associated labor for the streetlighting system for the
period of time from date of installation until 18 months from the
date of formal acceptance of public improvements by the Township.
G.
Upon completion of streetlight installation, the developer
or his designated representative shall notify the Township Lighting
Consultant and Township Engineer, in writing, of completion of lighting
facilities. Copy of the electrical underwriter's certificate shall
also be included with this notification.
H.
All other proposed lighting such as building lights,
sidewalk/walkway/pathway illumination, driveway illumination, signs,
or other ornamental lighting, shall be shown in sufficient detail
on the lighting plan, to allow determination of the effects on adjacent
properties, traffic safety, and overhead sky glow.
I.
Unless stated herein or otherwise required by Council,
all lighting systems shall utilize high intensity discharge sources.
Minimal maintained intensity of illumination shall be no less intense
than 1.00 fc and no more intense than 3.00 fc. The incident light
spill off at the development boundaries shall not exceed 0.10 fc along
off-street areas and 0.30 fc along public roadways.
J.
For freestanding lighting, all fixtures shall utilize
appropriate sharp cutoff luminaires. Shielding shall be provided to
screen light sources at angles above 72° from the vertical. Maximum
height of freestanding fixtures shall not exceed 30 feet. Fixture
heights shall be measured from the bottom of the fixture, to ground
level.
K.
For building-mounted lighting, shielding shall be
provided so as to screen the light source at angles above 72°
from the vertical. In all cases, lighting will not be permitted along
the outline of a building(s) or along rooflines.
L.
For canopy lighting, all fixtures shall be recessed
in the canopy with no lens lower than the canopy surface. Recessed
fixtures shall be shielded so that the light source is screened at
angles above 90° from the vertical.
Wherever practicable, provision shall be made
for suitable open space for parks, playgrounds, and recreational areas.
In commercial areas, provision shall be made for suitable open space
for walkways (connecting parking facilities with commercial structures),
malls, sitting areas and other amenities. Due consideration shall
be given to the preservation of natural features, including large
trees, groves, waterways, scenic points, historical resources, and
other community assets.
A.
General acceptability criteria.
(1)
Scope.
(a)
The entire mobile home development including
all existing rehabilitated and proposed portions and any clearly indicated
provisions for future expansion shall comply with these general acceptability
criteria.
(b)
The character and quality of any existing and
rehabilitated portions of the development shall be such that they
will not jeopardize the appeal and stability of the development as
a whole.
(2)
Compliance with existing standards. These standards
shall not be construed as lowering the standards established by any
other laws, ordinances or regulations. Whenever such other standards
contain more stringent provisions than any of this chapter, the more
stringent standards shall govern.
(3)
Site conditions.
(a)
The development shall be suitable for residential
use. It shall not be subject to hazards such as insect or rodent infestation,
objectionable smoke, noxious odors, unusual noise, subsidence, or
the probability of flooding or erosion.
(b)
The soil, ground water level, drainage, rock
information, and topography shall not create hazards to the property
or to the health and safety of occupants.
(4)
Access to the plot.
(a)
Character of access street. Direct vehicular
access to the development must be provided by an abutting improved
public street or way which is protected by a permanent easement.
(b)
Street width and construction. The width and
construction of the access streets or ways must be suitable for vehicular
traffic, fire access, and/or as directed by the Township.
(c)
Frontage on access street. The development must
have reasonable frontage on the required access street, as directed
by the Township.
(5)
Individual service and facilities. The following shall
be provided for each mobile home space:
(a)
A continuing supply of safe, palatable water.
(b)
Sanitary facilities and a safe method of sewage
disposal.
(c)
Electricity for artificial lighting and for
electrical equipment used in the mobile home.
(d)
A suitable outdoor area for service functions
and outdoor living.
(e)
Tenant storage to the extent determined by the
Township in relation to the amount of storage space provided in current
mobile home models.
(f)
Parking spaces, as determined by the Township.
B.
Site planning and improvements.
(1)
General. Site planning shall adapt to individual site
conditions and the type of market to be served, reflect advances in
site planning techniques, and be adaptable to the trends in design
of the mobile home itself. Site planning shall utilize terrain, existing
trees and shrubs and rock formations. A stylized pattern shall be
avoided. A complete impact statement for the development shall be
provided, prior to acceptance, and address all areas as required by
the Township.
(a)
Arrangement of structures and facilities. The
site including mobile home stands, patios, structures, and all site
improvements, shall be harmoniously and efficiently organized in relation
to topography, the shape of the plot, and the shape, size, and position
of structures and common facilities. Full attention shall be paid
to use, appearance and livability.
(b)
Adaptation to site assets. The mobile home unit
shall be fitted to the terrain with a minimum disturbance of the land.
Existing trees, rock formations, and other natural site features shall
be preserved. Favorable views or outlooks shall be emphasized by the
plan.
(c)
Site plan. The site plan shall provide for a
desirable residential environment for mobile homes, which is an asset
to the community in which it is located. Innovation and imaginative
design shall be encouraged and monotony avoided.
(d)
Courts and spaces. Groups or clusters of units,
so placed as to create interior spaces and courtyards, shall be incorporated
whenever feasible.
(2)
Mobile home stand (pad).
(a)
Objective. The stand shall provide for practical
placement on and removal from the lot of the mobile home and retention
of the home on the lot in a stable condition and in satisfactory relationship
to its surroundings.
(b)
Size. The size of a development will be acceptable
to the Township if it is suitable for the general market to be served
by the individual proposal, meets all the zoning and subdivision requirements
of the Township, and fits the dimensions of mobile homes anticipated.
(c)
Location. The location of each mobile home stand
shall be at such elevation, distance, and angle in relation to the
access street and the mobile home accessway, that placement and removal
of the mobile home is practical, as determined by the Township.
(d)
Gradient. There shall be a longitudinal gradient
of 0% to 5% and an adequate crown or cross-gradient for surface drainage.
(e)
Construction. Appropriate material, properly
graded, placed and compacted so as to be durable and adequate for
the support of the maximum anticipated loads during all seasons shall
be used. All construction and materials shall be as approved by the
Township and/or as set forth in this chapter.
(f)
Anchoring. Every mobile home placed within a
mobile development shall be anchored to the mobile home stand where
it is located prior to the unit being occupied or used in any other
way, or the expiration of seven days, whichever occurs first. The
anchoring system shall be designed to resist a minimum wind velocity
of 90 miles per hour.
(g)
Stability. All mobile homes placed within a
mobile home development shall, prior to occupancy or other use, be
affixed to their mobile home stands in such a way so as to prevent
tilting of the unit. No mobile home shall permanently rest on the
wheels used to transport the unit.
(h)
Skirts. All mobile homes placed within a mobile
home development shall, prior to occupancy or other use, have skirts
installed that are designed to complement the appearance of the mobile
home and are coordinated throughout the park.
(i)
Hitch. The hitch or tow bar attached to a mobile
home for transports purposes shall be removed and remain removed from
the mobile home when it is placed on its mobile home stand.
(3)
Distances between stands and structures.
(a)
Objectives. These criteria are for the purpose
of assuring privacy, adequate natural light and air, and convenient
access to the units; and to provide for circulation around the unit
for such outdoor uses as are considered essential to the mobile home.
(b)
Open space depth. Open space depth is the clear
open space that lies in any direction away from a mobile home stand
at any point on the mobile home stand. It is measured in a line which
is perpendicular (at right angles) to the stand line. This depth shall
equal, at any point measured, no less than six feet plus 10% of the
length of the stand. For purposes of design, the outline of the actual
mobile home proposed and the outline of the mobile home stand are
considered the same.
(c)
Distances between mobile homes. The distance
between mobile homes or mobile home stands shall not be less than
the sum of the open space depth figured for each opposing mobile home
stand. If structural additions to a mobile home are anticipated in
the planning program, design distances between mobile homes must be
computed on the assumption that the addition is already a part of
the mobile home.
(d)
Distance across streets. The distance from the
line or corner of any mobile home stand to any stand on the opposite
side of a street shall be 62 feet minimum.
(e)
Distance to common areas. The distance from
the line or corner of the mobile home stand to a street pavement,
a common parking area, a common walk or other common area shall be
20 feet minimum.
(f)
Distances to development boundaries. The distance
from the line or corner of any mobile home stand to a boundary line
of the development shall be adequate to protect the residential use
in the development and in any case shall be not less than the following:
[1]
Where adjoining land use (existing or permitted)
is other residential use or is a local or collector street: not less
than 50 feet.
[2]
Where the adjoining land use is an arterial
street or a nonresidential use: protection shall be provided by walls,
solid or louvered fencing, or open fencing with appropriate planting,
at distance generally not less than 50 feet from the mobile home stand.
(g)
Lot markers. The limits of each mobile home
lot shall be clearly marked on the ground by permanent flush stakes,
markers or other suitable means.
(4)
Outdoor living area.
(a)
Objective. Private outdoor living and service
space shall be provided for each mobile home. It shall be walled fenced
or planted as necessary to assure reasonable privacy and shall be
partially paved for garden furniture.
(b)
Location. It shall be located for privacy, convenience
and optimum use.
(c)
Size. The minimum area shall be not less than
300 square feet with a least dimension of 15 feet.
(d)
Paved area. The paved or hard surface area shall
not be less than 100 square feet with a least dimension of 10 feet.
(e)
Walls, fences and hedges. Visual barriers shall
be of a size and character to assure reasonable privacy and visual
appeal.
(f)
Grading. Adequate crown or cross-gradient shall
be provided for surface drainage.
(5)
Tenant storage.
(a)
Objective. Adequate storage facilities on or
conveniently stored in the typical mobile home.
(b)
Design, location and size of storage facilities.
Unless provided in current mobile home models, storage facilities
shall be provided on the lot, or in compounds located within a reasonable
distance, generally not more than 100 feet from each stand. Storage
facilities shall be designed in a manner that will enhance the appearance
of the development and shall be constructed of suitable weather resistant
materials appropriate under the use and maintenance contemplated.
They shall provide a minimum of 90 cubic feet of space.
(d)
Fuel oil storage. In areas where oil heating
of a mobile home is customary, a one-hundred-gallon fuel storage facility
shall be provided in each mobile home lot. The storage facility shall
be placed underground.
(6)
Streets.
(a)
General. Streets shall be provided on the site
where necessary to furnish principal traffic-ways for convenient access
to the mobile home stands and other important facilities on the property.
(b)
Recognition of existing facilities. The street
system shall be designed to recognize existing easements, utility
lines, etc., which are to be preserved; and to permit connection to
existing facilities where necessary for the proper functioning of
the drainage and utility systems.
(c)
Circulation. The street system shall provide
convenient circulation by means of local streets and properly located
collector streets. Closed ends of dead-end streets shall be provided
either with and adequate paved vehicular turning circle at least 80
feet in diameter, or with another adequate turning facility.
(d)
Pavement widths. Pavements shall be of adequate
widths to accommodate the contemplated parking and traffic load in
accordance with the type of street.
[1]
All entrance streets and other collector streets
with guest parking on both sides: forty-foot minimum.
[2]
Collector street with no parking: thirty-foot
minimum.
[3]
Local street with parking on one side: thirty-foot
minimum.
[4]
Local or cul-de-sac street with no parking:
twenty-four-foot minimum.
[5]
One-way local street with no parking (acceptable
only if less than 400 feet total length and serving less than 20 mobile
home stands): eighteen-foot minimum.
(e)
Alignment and gradient. Streets shall be adapted
to the topography and shall have suitable alignment and gradient for
traffic safety, satisfactory surface and ground water drainage and
proper functioning of sanitary and storm sewer systems.
(f)
Intersections. Street intersections shall generally
be at right angles. Offsets at intersections, of streets, shall be
avoided.
(g)
Extent of improvements. The street improvements
shall extend continuously from the existing improved street system
to the site. They shall provide suitable access to the mobile home
stand and other important facilities on the property, adequate connections
to existing or future streets at the boundaries of the property, and
convenient circulation for vehicles.
(h)
Grading. Streets shall be graded for their full
width to provide suitable finish grades for pavement and any sidewalks,
required by the Township, with adequate surface drainage and convenient
access to the mobile home stands and other important facilities on
the property.
(i)
Drainage and drainage structures. As specified in § 198-37 of this chapter and as required by the state, county, and all other applicable agencies.
(j)
Edging. Pavements and surfaces other than cement
concrete shall be protected at the edges by suitable means where necessary
to prevent raveling of the wearing surface and shifting of the pavement
base. Concrete curbs shall be required.
(k)
Subgrade. The subgrade shall be of suitable
material (as determined by the Township), well-drained, uniformly
graded, and suitably compacted.
(l)
Flexible pavement. Where flexible pavement is to used, materials and construction of such shall conform to the requirements of § 198-31D of this chapter.
(m)
Rigid pavement. Where portland cement concrete
is used, it shall not be less than six inches thick class "A" or stronger,
on a prepared subgrade constructed in accordance with accepted practices,
reinforced as required by competent design, with expansion joints
where driveways and walk abut each other or the curb or other necessary
points.
(n)
Seasonal limits. Streets shall be laid during
favorable weather conditions. Subgrade and base shall be frost-free.
(7)
Access to mobile home stand.
(a)
Objective. Convenient access shall be provided
to each mobile home stand for maneuvering the mobile home into position.
The access shall be kept free from trees and other immovable obstructions.
(b)
Width. The width of the accessway shall be a
minimum of 12 feet or the width required by current mobile home models
plus extra width necessary for maneuvering a mobile home on a curve.
(c)
Alignment and gradient. The accessway shall
have safe alignment and gradients adequate to prevent contact of the
undercarriage of the mobile home.
(d)
Surface. Pavement of the reserved accessway
is not required; use of planks, steel mats, or other means during
placement of mobile home is considered satisfactory for the infrequent
moves occurring with nontransient occupancy.
(8)
Driveways.
(a)
Extent. Driveways shall be provided on the site
where necessary for convenient access to service entrances of buildings;
to delivery and collection points for fuel, refuse and other material;
and elsewhere as needed.
(c)
Entrance. The entrance shall have a five-foot
minimum curve radius or other radius adequate for safe and convenient
ingress and egress.
(d)
Horizontal alignment. The horizontal alignment
shall be safe and convenient to enable backing cars out, or to provide
adequate turnaround.
(9)
Parking spaces.
(a)
Number. Car parking spaces shall be provided
in sufficient number to meet the needs of the occupants of the property
and their guests without interference with normal movement of traffic.
Such facilities shall be provided at the following rate, unless otherwise
required by the Township: at least one car space for each mobile home
lot plus an additional car space for each two lots to provide for
guest parking, for two-car tenants, and for delivery and service vehicles.
(b)
Location. Required car parking spaces shall
be located for convenient access to the mobile home stands. Usually
one car space shall be located on each lot and the remainder located
in adjacent parking bays.
(c)
Typical size of off-street parking bays.
|
Curb Parking Angle
|
Minimum Width
Per Car
(feet)
|
Minimum Bay Depth
(feet)
| |
|---|---|---|---|
|
90°
|
10
|
20
| |
|
60°
|
10
|
21
| |
|
45°
|
10
|
19
|
(10)
Walks.
(a)
Objective. Walks shall provide safe, convenient,
all-season pedestrian access, they shall be of adequate width for
the intended use and durable and convenient to maintain.
(b)
Extent.
[1]
Individual walks shall be provided to each mobile
home stand from a paved street or from a paved driveway or parking
space connecting to a paved street.
[2]
Common walks shall be provided in locations
where pedestrian traffic is concentrated; for example, to the entrance,
and to the office and other important facilities. Common walks shall
preferably be through interior areas removed from the vicinity of
streets.
(c)
Width, alignment and gradient.
[1]
Width, alignment, and gradient of walks shall
be appropriate for safety, convenience, and appearance, and shall
be suitable for pedestrian use and for the circulation of small-wheeled
vehicles such as baby carriages and service carts.
[2]
Width shall generally be at least three feet
for walks on individual lots and at least four feet for common walks.
[3]
Sudden changes in alignment and gradient shall
be avoided.
[4]
Gradients shall be between 1/8 inch per foot
(1% slope) and 5/8 inch per foot (5.2% slope) wherever possible especially
in areas subject to ice conditions.
[5]
Cross slopes shall be 1/4 inch per foot (2.1%
slope).
[6]
Walks shall not be used as drainage ways.
(11)
Exterior steps. Steps must provide safe and
convenient ascent and descent for pedestrian use. They shall be of
concrete and easy to maintain.
(12)
Laundry facilities.
(a)
Objective. Laundry facilities acceptable to
the field office shall be provided. They shall be located in a centralized
common facility, in decentralized common facilities, or in a combination
of these to suit local preferences and the availability of washers
and dryers supplied in current mobile home models.
(b)
Drying yard size. The outdoor drying yard shall
be adequate for the number of living units served, usually approximately
2,500 square feet for every 100 living units.
(13)
Recreation facilities.
(a)
Extent. Recreation areas and facilities, such
as playgrounds, swimming pools, and community buildings, shall be
provided to the extent necessary to meet the anticipated needs of
the tenants the park is designed to serve. Provision of separate adult
and tot lot recreation area is encouraged.
(14)
Management office and other common facilities.
The structure or structures containing the management office and other
common facilities shall be conveniently located for uses intended.
Consolidation of laundry, recreation, management, and other common
facilities in a single building and location is acceptable if the
single location will adequately serve all mobile home lots.
(15)
Grading design.
(a)
Objectives.
[1]
To preserve desirable site features where practicable.
[2]
To provide diversion of water away from buildings,
patios, and mobile home stands.
[3]
To prevent standing water and soil saturation
detrimental to structures and to lot use.
[4]
To provide appropriate finish grades for safe
and convenient access to and use of lot areas with ease of maintenance
and for safe access around structures for their maintenance.
(b)
Protective slopes of unpaved areas around buildings,
stands and patios.
[1]
Grades shall slope downward from patios and
stands, from all walls and foundations of structures, and from water
supply wells to adequate outfalls or to drainage swales discharging
to adequate outfalls.
[2]
To vertical fall of grades generally shall be
a minimum of six inches.
[3]
The horizontal length of grades generally shall
not be less than 10 feet except when restricted by lot lines or property
lines and when necessary for controlled irrigation.
[4]
The gradient shall be a minimum of 1/4 inch
per foot (2.1% slope).
(c)
Acceptable slopes of other unpaved areas.
[1]
Areas subject to ground frost generally shall
have a slope of not less than 1/4 inch per foot (2.1% slope).
[2]
Areas not subject to ground frost generally
shall have a slope of not less than 1/8 inch per foot (1% slope).
[3]
Usable yard areas shall fall at a maximum slope
of 10% away from structures, patios and stands for a minimum four
foot distance, except as limited by lot lines.
[4]
All other areas shall have slopes with a maximum
ratio of three feet horizontal to one foot vertical unless held by
satisfactory existing cover or rock outcropping.
[5]
The top and bottom of banks shall be rounded
for convenient maintenance.
(d)
Stormwater disposal.
[1]
All areas shall slope to lower elevations off
the site or to drainage structures on the site.
[2]
Unpaved drainage swales formed by intersecting
slope shall be of adequate depth and width. Their longitudinal gradient
shall be not less than required for other unpaved areas. Permanence
and maintenance of off-site drainage ways shall be assured by public
right-of-way, by easements, or by other means.
[3]
Emergency surface drainage overflow for drain
inlets or catch basins shall be provided to prevent flooding against
structures and wells in the event of failure of the underground drainage
structures.
(e)
Construction. Rough and finish grading shall
comply with this chapter and be acceptable to the Township.
(16)
Rough grading.
(a)
Extent. Rough grading shall be done as necessary
to prepare for required finish grading.
(b)
Preservation of site area.
[1]
Suitable available topsoil and desirable existing
trees, shrubs, and ground cover shall be preserved and protected where
practicable.
[2]
Topsoil which is suitable and needed for later
use in finished grading and planting shall be stripped from areas
to be occupied by structures, parking areas, streets and driveways,
and from areas to be regraded or disturbed during construction. Topsoil
that has been stripped shall be piled on the site in convenient place
for future use and shall be kept free of debris during construction.
[3]
Trees to be retained shall be protected against
any damage by construction or grading by boxing, planking, or other
protective barriers.
[4]
Trees to be retained in fills over six inches
deep shall be provided with tree wells of adequate size, or with other
suitable means of assuring aeration and normal functioning of the
root system, and the lower portion of the tree trunk.
[5]
Trees to be retained that are above proposed
finished grades shall stand on broadly rounded mounds which are of
adequate size to preserve the tree roots and are smoothly sloped into
the lower grade.
(c)
Subgrade. The subgrade shall be roughly established
by cut or fill. It shall be approximately parallel to the proposed
finished gradient with proper allowance for thickness of topsoil and
other installations.
(d)
Filled areas.
[1]
Filled material shall be uniform in texture
and free from debris, vegetative matter, large rocks, and frozen soil.
[2]
All tree stumps, building debris, and other
material detrimental to lot improvements shall be removed from the
original ground to a depth of 18 inches below finish grade.
[3]
The original ground shall be scarified to provide
adequate bond and to prevent slippage of fill. Benches shall be cut
into steep slopes on which fill is to be placed.
[4]
Material shall be placed in uniform layers not
exceeding eight inches after compaction.
[5]
The earth shall be tamped or rolled to the maximum
practical density to avoid settlement damaging to drainage structures,
walks, driveways, lawn, planting, or other lot improvements.
(e)
Seasonal limits. The ground shall be frost-free
and the weather favorable.
(17)
Finish grading.
(a)
Extent. The entire area shall comply with the
required grading design and the required soil quality and depth.
(b)
Topsoil. Soil shall be suitable to support plant
growth and free from stones, lumps, weeds, and debris.
(c)
Subgrade. The subgrade shall be smoothed to
provide an even surface parallel to the proposed finish grades and
elevations. Allowance shall be made for the thickness of the topsoil.
(d)
Scarifying. Where necessary, the subgrade shall
be scarified to insure the proper bond between the subgrade and the
topsoil.
(e)
Spreading. Soil shall be spread uniformly and
raked to eliminate irregularities and provide a smooth, even surface.
Its depth shall be six inches when compacted, except that for sodded
areas the thickness of the soil shall be deducted.
(f)
Compacting. The soil shall be lightly compacted
with a roller of the proper weight to minimize settlement and to provide
a smooth, even, compact surface at required finish gradients and elevations.
(g)
Seasonal limits. The ground shall be frost-free
and the weather favorable.
(18)
Stormwater management facilities.
(a)
Objective. Facilities for the collection and disposal of surface and subsurface water shall be provided to protect structures and mobile home stands and to provide safe and convenient use of streets, lot areas and other improvements. All such facilities shall be designed and constructed in accordance with § 198-37 of this chapter.
(b)
If downspouts are installed, they shall be directly
connected to storm sewer where possible.
(c)
Splash blocks. These shall be well-constructed
of concrete and generally shall be 30 inches long and 12 inches wide.
They shall be firmly embedded to prevent displacement and shall be
placed at the outfall of all roof drains not proposed for connection
to the storm sewer system.
(19)
Fences, walls, and other minor structures.
(a)
Screen fences and walls.
[1]
Fences and walls shall be appropriately designed
for the function intended and shall be substantially constructed to
withstand conditions of soil, weather, and use.
[2]
Fences or freestanding walls shall be installed
where necessary for screening purposes, such as around outdoor areas,
laundry yards, refuse collection points, and playgrounds.
[3]
All fences and walls generally shall be located
at least 32 feet from the street center lines and at least 24 inches
from pavements, driveways, parking spaces and walks.
(b)
Protective barriers. Fences, freestanding walls,
guard rails or other suitable protective barriers shall be provided
on retaining walls or around areas which, because of height or other
factors, constitute a hazard to the public or to property.
(c)
Retaining walls and cribbing.
[1]
Retaining walls or cribbing or other engineered
structures shall be installed where necessary to reduce steep slopes
or prevent erosion.
[2]
Design in accordance with sound engineering
practice and constructed to withstand the load, soil conditions, weather
and use.
[3]
Retaining walls shall be constructed on stable
well-drained foundations and shall be provided with properly spaced
weep holes to insure subsurface drainage.
(20)
(21)
Trees, shrubs and vines.
(b)
Extent.
[1]
Screen planting. Adequate to screen objectionable
views effectively within a reasonable time; views to be screened include
laundry drying yards, garbage, and trash collection stations, nonresidential
uses and rear yards of adjacent properties.
[2]
Other planting. Adequate in size, quantity and
character to provide an attractive setting for the mobile homes and
other improvements, to provide adequate privacy and pleasant outlooks
for living units, to minimize reflected glare and to afford summer
shade.
[3]
Existing plantings. Acceptable as required planting
to the extent that it is equivalent, suitable and preserved in good
conditions.
(22)
Buffers.
(a)
General requirements. Along all exterior property
boundary lines except those which abut another mobile home development,
there shall be a permanent buffer. A screen buffer of at least 25
feet in depth shall be provided wherever the mobile home development
abuts existing residential uses, and where abutting other types of
uses when deemed necessary by the Township Council to provide sufficient
buffering and transition. A softening buffer of at least 15 feet in
depth shall be provided wherever the mobile home development abuts
existing commercial, office, industrial and institutional uses; any
existing street drive, or parking area; or undeveloped land in a residential
district. An open buffer may be permitted wherever the mobile home
development abuts wooded undeveloped land in nonresidential districts,
and where more extensive buffers are deemed unnecessary by the Township
Council.
(b)
Components. The minimum component of each type
of buffer shall be as follows:
[1]
Screen buffer. The primary components of a screen
buffer shall be a row of evergreen trees, at a height of not less
than six feet when planted, spaced not more than 10 feet apart on
center, and these trees shall be of such species to attain a height
at maturity of not less than 20 feet. Also required as a secondary
component of the buffer is one of the following: mounding (the use
of which is encouraged), provided the slopes shall be a maximum of
three horizontal to one vertical (3:1 — 33.3%); visually opaque
fencing not greater than six feet in height; and coniferous shrubbery.
Any combination of evergreen trees, coniferous shrubs, mounding, fencing
or other natural vegetation or man-made materials is allowable provided
an effective visual screen at least 15 feet in height above the adjacent
ground elevation in the mobile home development is achieved within
a reasonable time. But whenever only vegetation is used there shall
be at least a double row of evergreen trees, with the trees in one
row offset five feet from the trees in the other row, and the rows
at least five feet apart.
[2]
Softening buffer. The primary component of a
softening buffer shall be a row of trees, spaced not more than 25
feet apart on center, at least 25% of which shall be evergreens. The
evergreen trees shall be at least six feet in height when planted
and shall attain at least 20 feet in height at maturity. Any deciduous
trees shall be at least 1 1/2 inches in caliper and eight feet
in height when planted, and shall attain a height of not less than
20 feet at maturity. These trees shall be interspersed with other
allowable components, including any other type of trees, shrubs, mounding,
fencing and/or similar natural or man-made elements having a visible
vertical dimension or any combination thereof.
[3]
Open buffer. The open buffer shall as a minimum
consist of grass, ground cover, and/or similar vegetative material,
and may include trees, shrubs, or other natural or man-made landscaping
materials, but it shall be mostly vegetative with minimal paved areas
if any.
C.
Planning permanent structures.
(2)
Management office. The management office shall include
room for the usual office furniture and supplies and shall contain
a lavatory and water closet, unless the office is a part of a larger
community building that has these facilities.
(3)
Management storage. Storage space shall be provided
for utility connection supplies in quantity, mobile home accessories,
and maintenance materials and equipment.
(4)
Laundry and toilets.
(a)
Laundry facilities shall be equipped with washing
machines and dryers. Satisfactory concession arrangements for washers
and dryers may be accepted if suitable water, plumbing, and electrical
facilities are provided for installation of such equipment.
(b)
At each laundry locations, at least one lavatory
and one water closet shall be provided for each sex. These shall be
located in a distinctly marked room with sound-resistant walls and
with a vestibule or screen wall which prevents direct inside view
when the door is open.
(c)
The finish material of toilet and laundry rooms
shall be moisture-resistant and capable of withstanding frequent washing
and cleaning.
(5)
Light and ventilation. Sufficient natural light and
ventilation proportioned to the size and intended use of the facilities
shall be provided to assure satisfactory and healthful conditions.
Sufficient ventilation to spaces, such as attics and basementless
areas, shall be assured to prevent conditions conductive to decay
and deterioration of the structure.
(6)
Enclosed spaces. Each structure shall provide complete
facilities ordinarily considered necessary to its full use and rooms
of such size and so planned as to permit the proper placing of adequate
furniture and equipment, appropriate to and essential for the use
of the structure.
(7)
Annual licenses. The operator of a mobile home development
with lots for lease shall apply to the Pennsylvania Department of
Environmental Protection and to the Horsham Township Zoning Officer
on or before the 15th day of each month for an annual license to continue
operation of the mobile home park. The Zoning Officer shall issue
the annual license upon satisfactory proof that the park continues
to meet the standards prescribed by the state agencies having jurisdiction
and the standards of this article and other applicable Township ordinances.
The license so issued shall be valid for one year from the date of
issuance.
(8)
Inspection.
(a)
Upon notification to the licensee, manager,
or person in charge of a mobile home development with lots for lease,
the Building Inspector or Zoning Officer of Horsham Township may inspect
a mobile home development after due notice to determine compliance
with this article.
(b)
Upon receipt of the application for annual license
and before issuing such annual license, the Zoning Officer or other
designated representative of Horsham Township shall make an inspection
of the mobile home development to determine compliance with this section
and any other applicable Township ordinances. The Zoning Officer or
other representative shall thereafter notify the licensee of any instances
of noncompliance and shall not issue the annual license until the
licensee has corrected all such violations.
D.
Structural standards.
(1)
General. The objective of structural requirements
is to obtain well-built and durable permanent structures that provide
a weather-resistant shelter. To attain this objective:
(a)
All portions of the structure subjected to exterior
exposure shall be of such materials and so constructed and protected
as to prevent entrance or penetration of moisture and the weather.
(b)
Adequate precautions shall be taken to properly
protect materials and construction from damage from ordinary use and
from decay, corrosion, termites, and other destructive elements.
(c)
Workmanship shall be of a quality equal to good
standard practice. Materials used shall be of such kind and quality
as to assure durability and economy of maintenance, all commensurate
with the class of building under consideration.
(d)
All members and parts of the construction shall
be properly designed to carry all loads imposed, without detrimental
effect on finish or covering materials.
(e)
Each member shall be correctly fitted and connected.
(f)
The structure shall be adequately braced against
lateral stress.
(g)
Adequate precautions shall be taken to protect
against fire and accidents.
(4)
Electrical.
(a)
Wiring for lights shall be based on a demand
of three watts per square foot of floor area.
(b)
Lighting outlets shall be located over mirrors,
workspaces, and equipment.
(c)
A general illumination level of not less than
five horizontal footcandles (HFC) shall be maintained with 20 to 40
footcandles available at specific work surfaces such as lavatories,
laundry trays, and ironing boards.
(d)
Separate circuits shall be provided for lighting
and power. Power circuits shall be not less than 20 amperes.
(6)
Hot water. Hot water shall be provided for lavatory
and laundry room fixtures, with facilities for sufficient capacity
to continuously supply three gallons per hour per mobile home lot.
(7)
Fire resistance and means of egress. Construction
shall provide assurance of safety to life by making provision to retard
progress and spread of fires and by providing for means of egress
which will minimize danger to life from fire, smoke, or resulting
panic before structures are emptied. Structures shall comply with
the latest revised Horsham Township building codes and standards.
E.
Utilities.
(2)
Water distribution system and connections.
(a)
Hose connections. Adequate hose connections
shall be provided for watering lawns of park and utility buildings.
(c)
Individual water connections.
[1]
An individual water connection shall be provided
at each mobile home lot or pad.
[2]
The connection shall be located a safe distance
from the sewer connection in accordance with state and Horsham Water
and Sewer Authority requirements.
[3]
The connection shall consist of a riser terminating
at least eight inches above the ground surface, with two three-fourths-inch
valved outlets. The outlets shall be threaded so that a connection
can be made from one outlet to the mobile home water piping system
and the other connection can serve a garden hose.
[4]
The riser pipe shall be protected within a concrete
curb, or by a concrete collar having a minimum thickness of 12 inches
and extending 12 inches from the riser in all directions.
[5]
Adequate protection shall be provided to prevent
freezing of service line, valves, and riser pipe.
[6]
If a drain valve is included to drain the riser,
an adequate return system must be provided to prevent a cross connection.
(3)
Sewer system and connections.
(a)
Design and construction. Sewers shall be at
a grade which will insure a velocity of two feet per second (fps)
when flowing full, but under no conditions will a four-inch line or
a six-inch line have a slope less than 1/4 inch per foot to the main,
and an eight-inch line must have a grade of 1/2% of 1% (six inches
per 100 feet) or greater.
(b)
Individual sewer connections. Each mobile home
lot shall be equipped with at least a four-inch sewer connection located
so as to provide a suitable connection from the home with a continuous
grade that is not subject to surface drainage.
[1]
This sewer connection shall consist of a riser
with a minimum diameter of four inches. The riser shall be protected
within a concrete curb or by a concrete collar at least 12 inches
thick and extending 12 inches from the riser in all directions. The
finished grade shall be sloped to divert surface drainage away from
the connection.
[2]
The connection between the mobile home drain
and the sewer shall be watertight.
[3]
The connection shall be equipped with couplings
that will assure tight joints at the mobile home and at the drain.
Provision shall be made for plugging the drain when a mobile home
does not occupy the space.
(4)
Garbage and trash disposal.
(a)
General. The object is to dispose of garbage
and trash in a safe manner without creating a nuisance or unsanitary
condition.
[1]
Wherever a public system is not reasonable,
arrangements for the disposal of garbage and trash shall be approved
by the State Department of Health, Horsham Township Health Authorities,
and shall comply with all state and local laws and regulations.
[2]
To be acceptable, arrangements and any agreements
for garbage and trash disposal shall cover a period of at least one
year.
(b)
Collection stations. Unless individual garbage
and trash collection is provided, a permanent location shall be selected
for garbage and trash containers. Satisfactory racks or holders upon
concrete platforms or other methods acceptable to the Township shall
be provided which will minimize spillage and container deterioration.
(5)
Master television antenna system.
(a)
Where master television antenna systems are
to be installed as part of the property to be covered by mortgage
insurance, a warranty shall be obtained to assure satisfactory service.
(b)
Distribution to mobile home stands shall be
underground, but shall be in general accord with the placement of
the electrical distribution system.
(6)
Electrical distribution and exterior lighting.
(a)
Objective. A properly installed system of wiring
and appurtenances which provides electric service adequate for efficient
illumination and safe operation of appliances and equipment, and which
in appearance will be appropriate to the type of property under consideration
shall be provided.
(b)
Codes and local regulations. The complete electrical
system shall be new and all parts thereof shall comply with local
and state codes and ordinances.
(c)
Primary lines. Primary distribution lines and
service equipment installed and maintained by local utility companies
shall be underground.
(d)
Feeders.
[1]
Feeders (secondary distribution lines) shall
be installed underground except in connection with midblock fences
or walls, under canopies of covered walkways, or in similarly protected
locations.
[2]
Size of feeders shall be based on 3,600 watts
per mobile home space and shall be determined in accordance with the
following demand factors:
(e)
Service facilities.
[1]
Service drops from feeder distribution shall
be installed in a suitable conduit between the point of connection
to feeder and the service equipment.
[2]
A weatherproof overcurrent protection device
and disconnection means shall be provided for each mobile home space.
Individual mobile home space overcurrent protection device, disconnection
means, and branch service shall be minimum 50 amps for 220 volt service.
[3]
Branch service shall be installed underground
and shall terminate in weatherproof receptacles located adjacent to
the water and sewer outlets provided for each mobile home space. Receptacles
shall be of the polarized type with a grounding conductor and shall
have a four-prong attachment for 110/220 volts.
(f)
Exterior lighting. Adequate lights shall be
provided to illuminate streets, driveways, and walkways for the safe
movement of vehicles and pedestrians at night.
(g)
Underground conductors (direct burial cable).
[1]
Continuous without splices or taps between junction
boxes.
[2]
Located not less than two feet below grade and
protected from mechanical damage by a covering of one-inch-by-three-inch
redwood or equivalent.
[3]
Protected by rigid conduit at all points of
entry or exit from the ground.
[4]
Located in a separate trench not less than six
feet from water, sewer, gas, or other service piping.
(7)
Telephone service. When telephone service to mobile
home stands is provided, the distribution system shall be underground.
