The standards of design in this article should be used to judge and ascertain the adequacy of subdivision proposals. Where the Supervisors determine that the literal application of any of these standards in any case would cause an undue hardship or be plainly unreasonable and unnecessary, they may grant such reasonable exceptions as, in their opinion, will not be contrary to the public interest. The Township Engineer and the Township Planning Commission may recommend such reasonable exceptions to the design standards of this article if the Engineer or Planning Commission determines that an undue hardship would be caused in any case.
A.
The subdivider, developer or builder shall construct and install, with no expense to the Township, the streets, curbs, sidewalks, water mains, sanitary sewers and storm drains, streetlights, fire hydrants, street signs, shade trees, monuments, lot pins and other facilities and utilities specified in this article. Construction and installation of such facilities and utilities shall be subject to inspection by appropriate Township officials during the progress of the work.
B.
Prior to the issuance of a building permit and/or a grading permit associated with a land development as defined in this chapter, the developer and the builder shall attend a preconstruction meeting with representatives of Montgomery Township. The consent of the developer and the builder to the reasonable directions of the Township's representatives at the preconstruction meeting shall be a condition precedent to the issuance of a building permit and/or grading permit.
[Added 7-15-1991 by Ord. No. 18T; amended 4-19-1993 by Ord. No. 93-9S]
The following principles of land subdivision, general requirements and the minimum standards of design shall be observed by the subdivider, developer and builder at all instances:
A.
No building or structure, as these terms are defined in the Montgomery Township Zoning Ordinance,[1] shall be constructed on low-lying land subject to periodic flooding or upon land naturally poorly drained, nor shall such land be developed for any other uses which may involve danger to the health, safety, morals and general welfare of the community.
B.
Where no public water supply is available to the subdivision, the Supervisors may require the subdivider, developer or builder to obtain from the District Sanitarian of the Pennsylvania Department of Health 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 and construction methods to be employed in the installation of the individual water supply system.
C.
Where the subdivision is inaccessible to sanitary sewers, the Montgomery Township Sanitation Code shall govern.[2] The Supervisors may require the subdivider, developer or builder to obtain from the District Sanitarian of the Pennsylvania Department of Health certificates of approval of the sewage disposal facilities proposed to be provided by the subdivider, developer or builder. The results of the greater number of percolation tests determined by either three percolation tests or one test for each three acres, performed according to the Township Sanitation Code, shall be submitted with any subdivider's plan.
D.
Proposed subdivision shall be coordinated with the existing nearby neighborhood so that the community as a whole may develop harmoniously.
E.
Improvement construction requirements will be completed under specifications of the Pennsylvania Department of Highways, the Pennsylvania Department of Health or other appropriate agencies or the specifications included herein, whichever specifications shall result in the highest and strictest standards.
In accordance with the Second Class Township Code,[1] all new streets and culs-de-sac and widened portions of all existing rights-of-way intended for public use shall be dedicated to the Township, county or state, subject to final acceptance based on compliance with the following requirements:
A.
Street system.
(1)
Conformance with Township development plans. The development plan shall conform to such plan or plans for the Township as shall have been prepared and adopted by the Township Planning Commission.
(2)
Principals of design for residential streets. Local residential streets in a new development should be so laid out so as to discourage through traffic, but provisions for the extension and continuation of major streets into and from adjoining areas is required. If a subdivision abuts a present or proposed primary or major thoroughfare, marginal interceptor streets running parallel to the thoroughfare should be provided.
(3)
Relationship to topography. At all times the street layout should be logically related to the topography of the land and as may be approved by the Township Engineer.
(4)
Intersections along major streets.
(a)
Where the center lines of minor streets opening into opposite sides of a major thoroughfare are within 200 feet of each other, they shall be made to coincide by curving or angling the minor streets.
(b)
Intersecting minor and secondary streets shall not empty into the same side of a major thoroughfare at intervals of less than 800 feet.
(5)
Provisions of streets for future development. If the lots resulting from the original development are large enough for resubdivision or if a portion of the tract is not subdivided, suitable access and street openings for such an eventuality shall be provided.
B.
Street alignment.
(1)
Curvature. The minimum radius at the center line for curves on primary roads shall be 500 feet; for secondary roads, it shall be 300 feet; and for local residential streets, it shall be 150 feet. Shorter radii may be permitted on the recommendation of the Township Engineer. Proper super elevation shall be provided for curves less than 600 feet in radius on major and secondary thoroughfares.
(2)
Tangents between curves. Except for local streets, there shall be a tangent of at least 100 feet measured at the center line between reverse curves.
(3)
Sight distance on horizontal and vertical curves. Proper sight distance should be provided with respect to both horizontal and vertical alignment. Measured along the center line, this should be 400 feet for primary roads, 200 feet for secondary roads and 100 feet for local roads.
C.
Street grades.
(1)
Minimum and maximum grades. There shall be a minimum grade of at least 1% on all streets; a maximum grade of 7% on major and secondary thoroughfares and 10% on local streets for distances of 1,500 feet maximum. Grades shall be measured along the curb or flow lines of the street. Grades in excess of 5% are, in general, to be avoided.
(2)
Changes of grade. Vertical curves shall be used in changes of grade exceeding 1% and should be designed for maximum visibility. Intersections shall be approached on all sides by leveling areas. Where the grade exceeds 7%, such leveling areas shall have a minimum length of 50 feet within which no grade shall exceed a maximum of 4%. The grade of actual intersections shall not exceed 1% in any direction.
D.
Right-of-way width, paving width and curbing.
(1)
Street.
(a)
All streets, public and private, shall have curbs. The minimum widths of the right-of-way and the paving and the requirements for curbing shall not be less than those of an existing street of which the new street is to be a continuation nor less than the following:
[Amended 8-23-1993 by Ord. No. 93-24]
| Type of Street | Right-of-Way Width (feet) | Paving Width (feet) | |
|---|---|---|---|
| Major | 80* | 40* | |
| Secondary | 60 | 40 | |
| Residential | 50 | 26 | |
| Rural | 50 | 26 | |
| *NOTE: Or more, as may be required. | |||
(b)
The minimum right-of-way width for development along existing streets will correspond with the ultimate right-of-way width for these streets.
(2)
Cul-de-sac.
(a)
The minimum widths of the right-of-way and the paving and the requirements for curbing on culs-de-sac shall be not less than the following:
| Number of Families Served by Cul-de-Sac (when property thereon is completely subdivided) | Right-of-Way Width (feet) | Paving Width (feet) | Curbing | |
|---|---|---|---|---|
| 5 or more | 50 | 30 with frontages of 100 or less; 24 with frontages over 100 | Required for all frontages | |
| 4 | 50 | 30 | Required for all frontages | |
| 1 to 3 | 50 | 30 | Required for all frontages |
(b)
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 long. A cul-de-sac street having a right-of-way of 50 feet or more in width shall have a circular turnaround with a minimum right-of-way radius of 62 feet and an outer paving radius of 50 feet.
[Amended 3-9-1992 by Ord. No. 18W]
(3)
Temporary turnaround. 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, a temporary circular turnabout shall be built wholly within the right-of-way. The right-of-way width will be a minimum of 50 feet, and the radius of the turnabout shall be at least 35 feet.
E.
Street intersections.
(1)
Multiple intersections. Multiple intersections involving the junction of more than four roadways shall be avoided, and where such avoidance is impossible, such intersections shall be designed with extreme care for both vehicular and pedestrian safety.
(2)
Minimum angle of intersection. Right-angle intersections shall be used whenever practicable, especially when local streets empty into major or secondary thoroughfares; there shall be no intersection angle, measured at the center line, of less than 60º minimum.
(3)
Radii of pavement and right-of-way at intersections. Street intersections shall be rounded with tangential arcs at the pavement edge (curbline) and right-of-way lines as listed below. Where two streets of different right-of-way widths intersect, the radii of curvature for the widest street shall apply.
| Type of Street | Minimum Radius of Arc at Intersection of Pavement Edge or Curbline (feet) | Minimum Radius of Arc at Intersection of Right-of-Way Line (feet) | |
|---|---|---|---|
| Major | 40* | 20* | |
| Secondary | 30 | 20 | |
| Residential | 20 | 10 | |
| Rural | 20 | 10 | |
| *NOTE: Or more, as may be required. | |||
(4)
Sight line at intersections. Proper sight lines should be maintained at all intersections of streets. Measured along the center line, there should be a clear-sight triangle of 75 feet from the point of intersection. No building or present or future obstruction will be permitted in this area.
F.
Other requirements.
(1)
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 there exists a half street in an adjoining subdivision, the remaining half shall be provided by the proposed development.
(2)
Reserve strips. Reserve strips controlling access or egress are prohibited. New streets shall be provided through to the boundary lines of the development if it adjoins acreage suitable for future development.
(3)
Street names. Streets that are extensions of or obviously in alignment with existing named streets shall bear the names of the existing streets. All street names are subject to the approval of the Township Supervisors.
G.
Multifamily, commercial and industrial driving access. The requirements for driveways shall be the standards of the Pennsylvania Department of Transportation regarding access to and occupancy of highways by driveways and local roads (Pennsylvania Code, Title 67, Chapter 441, as amended). Driveway access to state highways shall be subject to the permit process of that Department. Driveway access to Township roads shall be subject to the Township's permit process. All driveways shall be subject to the standards, requirements and processing of this section.
[Added 8-23-1993 by Ord. No. 93-24]
(1)
Driveways shall be so located as to provide adequate sight distance at intersections with streets.
(3)
Driveways shall be located, designed and constructed in such a manner as not to interfere with or be inconsistent with the design, maintenance and drainage of the highway.
(4)
Driveways shall be located as far from street intersections as is reasonably possible but not less than 100 feet.
(5)
Choice of streets. When streets of different classes are involved, the driveway shall provide access to the street of lesser classification.
(6)
Pavement widths and grade. Driveway paving widths and grades shall be as follows:
| Land Use | Paving Width (feet) | Maximum Grade (percent) | |
|---|---|---|---|
| Multifamily/residential | 26 | 10 | |
| Commercial/industrial | 26 | 10 |
(7)
Stopping areas. Regardless of the driveway classification, all driveways shall be provided with a stopping area within which the grade shall not exceed 6%. The stopping area shall be measured as follows:
(8)
Clear-sight triangles. Clear-sight triangles shall be provided where driveways intersect streets.
(9)
Driveways should be posted with signs reading "No parking by order of the Fire Marshal."
H.
Parking and loading areas.
[Added 8-23-1993 by Ord. No. 93-24]
(1)
Off-street automobile parking facilities shall be provided for all uses of land, structures and buildings, as well as for any expansion of such uses or increase in the intensity of use in accordance with the requirements of Chapter 230, Zoning.
(2)
Angled or perpendicular parking shall not be permitted along public or private streets. No parking areas shall be located within a public street ultimate right-of-way. Parked vehicles in off-street parking spaces shall be prevented from intruding on travel lanes, walkways, public streets or adjacent properties by means of walls, curbs, wheel stops or other appropriate means.
(3)
Dead-ended parking areas shall be discouraged when the required parking capacity can be accommodated in a layout that permits more convenient vehicular movements. Dead-end parking lots shall provide for turning movements of emergency vehicles.
(4)
Parking lot dimensions shall be no less than those listed in the following table. All parking spaces shall be marked with all-weather paint with double parallel lines to be a minimum of six inches apart to separate each space.
| Parking Stall | Aisle Width | |||||
|---|---|---|---|---|---|---|
| Land Use | Angle of Parking (degrees) | Depth (feet) | Width (feet) | One- Way (feet) | Two- Way (feet) | |
| Multifamily/ residential | 90 | 20 | 10 | 26 | 26 | |
| Commercial/ industrial | 90 | 20 | 10 | 22 | 22 | |
(5)
Aisles where illegal parallel parking is possible shall be posted "No Parking by Order of Fire Marshal."
(6)
Off-street loading areas. In addition to off-street parking areas, off-street loading areas shall be provided for all retail business and wholesale and industrial uses requiring the regular delivering or shipping of goods, merchandise or equipment to the site by semitrailer truck. All loading space shall be located on the same lot as the principal use(s) it serves. Off-street loading areas shall comply with the following:
(a)
Required loading space shall be available for the loading and unloading of vehicles and shall not be used for the parking requirements or in conducting the use.
(b)
The location and size of loading areas shall be adequate for the safe parking of trucks, and maneuvering space shall be provided so that ingress and egress can be accomplished on the lot without backing into a public street.
(c)
The loading spaces shall be compatible with vehicular circulation in adjacent areas based upon its location and the schedule of its use.
(d)
Two or more establishments may use a common loading and unloading facility, upon approval of the Board of Supervisors and upon the recommendation of the Township Engineer and/or Planning Commission.
(e)
In the case of shopping centers and other large-scale uses having frequent truck deliveries or pickups, the circulation pattern for service vehicles shall be physically separated from automobile parking areas and parking access driveways.
(7)
Handicapped parking.
(a)
All multifamily, commercial, office, public and industrial uses shall provide parking spaces for the physically handicapped. The minimum number of handicapped spaces as part of their parking requirements shall be as follows:
| Total Parking Spaces | Handicapped Parking Spaces | |
|---|---|---|
| 1 to 10 | * | |
| 11 to 25 | 1 | |
| 26 to 50 | 2 | |
| 51 to 75 | 3 | |
| 76 to 100 | 4 | |
| 101 to 150 | 5 | |
| 151 to 200 | 6 | |
| 201 to 300 | 7 | |
| 301 to 400 | 8 | |
| 401 to 500 | 9 | |
| 501 and up | 2% of total spaces | |
| *NOTE: For parking lots of 10 spaces or fewer, one oversized space shall be provided, and a ramp shall be provided. However, the oversized space need not be marked as a handicapped space and may be used by the general public. | ||
(b)
Required off-street parking spaces for the physically handicapped shall be a minimum of 12 feet wide by 20 feet long and shall be paved with an impervious gravel-free surface. Side-by-side spaces shall be marked as 1 1/2 times the standard width.
(c)
Parking spaces for the physically handicapped should generally be located on the shortest possible route to an accessible entrance to the building. The first parking space in rows of parking near such entrances may be reserved for handicapped parking. Ramps shall be provided for convenient access from parking spaces to accessible entrances and to sidewalks. Such spaces shall be placed to permit severely handicapped persons to get out of a vehicle from either side.
(d)
The pavement shall be marked with the international symbol of accessibility. An aboveground sign shall be clearly visible from the driveway to designate each physically handicapped parking space.
[1]
Editor's Note: See 53 P.S. § 65101 et seq.
A.
Easements. Easements at the rear of lots for utility lines, such as sewer, water, gas mains or other utilities, are to be avoided. However, if the Township Supervisors determine that such easements may be located and provided at the rear of lots, a minimum easement of 10 feet from the rear of each lot must be provided.
B.
Alleys. Alleys are prohibited in residential developments. In commercial or industrial districts without expressly designed loading areas, alleys with a minimum width of 22 feet shall be required. Where such alleys dead-end, they shall be provided with a turnabout having a radius of not less than 30 feet, unless the Township Supervisors determine that a larger radius is needed.
A.
Length. All blocks in a subdivision shall have a minimum length of 600 feet.
B.
Width. Whenever practicable, blocks shall be at least two lot depths of the minimum size permitted under the applicable zoning classifications.
C.
Crosswalks. In large blocks with interior parks, in exceptionally long blocks, at bus stops or where access to a school, park, playground, church or shopping center is necessary, a crosswalk with a minimum right-of-way of 10 feet and a paved walk six feet in width shall be provided and maintained by the abutting owners.
A.
Area. All lots shall be no smaller than the minimum lot area requirements of the applicable zoning classification.
B.
Width. The width of a lot shall be that width in feet specified for the applicable zoning district.
C.
Frontage. Every lot shall have frontage along the ultimate right-of-way line of a street.
D.
Side lines. Whenever practicable, the side lines of a lot shall be at right angles or radial to the right-of-way line.
E.
Building lines. Building lines for all lots shall be in conformance with the minimum front, side and rear yard requirements of the applicable zoning district.
F.
Lot numbers. For purposes 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 system of lot numbers shall not be confused with the regular house or building numbering system based on a Township-wide plan).
G.
Building numbers. House or building numbers shall be assigned by the Township based on an overall street plan. Numbers will be assigned in such a way as to allow for vacant parcels and future development.
Whenever practicable, provision shall be made for suitable open spaces for parks, playgrounds and recreational areas. Due consideration shall be given to the preservation of natural features, including large trees, groves, waterways, scenic points, historic spots and other community assets.
[Amended 11-25-1991 by Ord. No. 18V]
A.
Permanent monuments. Permanent reference monuments of precast concrete or a durable stone 20 by five by five inches with forty-five-degree beveled edges shall be set by the subdivider, developer or builder at all corners and angle points of the boundaries of the original tract to be subdivided, at all street intersections and such intermediate points as may be required and at all property corners of land being dedicated to Montgomery Township. Such monuments shall be located so that the top surface is at final grade.
B.
Lot pins. All lot corner markers shall be permanently located by a three-fourths-inch metal pin with a minimum length of 30 inches, located in the ground so that the top is at final grade.
All streets shall be graded the full width of the right-of-way to the grades shown on the street profile and cross-section plan submitted and approved with the preliminary plan. They shall be inspected and checked for accuracy by the Township Engineer or the municipal authority having jurisdiction over the local roads involved. Typical recommended sections are attached hereto.[1]
[1]
Editor's Note: These drawings are on file in the Township offices.
[Amended 1-25-1988 by Ord. No. 18I; 11-19-1990 by Ord. No. 18R]
The pavement and curbing for all streets and all commercial and industrial parking areas and driveways into and out of said parking areas shall be installed as shown on the preliminary plan, and in accordance with the following:
A.
Pavement construction.
[Amended 8-8-1994 by Ord. No. 94-36; 10-27-1997 by Ord. No. 97-84S]
(1)
Rural and residential roads. Rural and residential roads covered by these regulations shall have a thickness of not less than 9 1/2 inches, which shall consist of three inches of compacted 2A modified stone subbase, five inches superpave 25.0mm base course and 1 1/2 inches superpave 9.5mm wearing course conforming to the current specifications of the Pennsylvania Department of Transportation.
[Amended 3-27-2006 by Ord. No. 06-207S]
(2)
Major and secondary roadways. All major and secondary roadways covered by these regulations shall have a thickness of not less than 16 inches, the subbase of which shall consist of six inches of compacted 2A modified stone, a base course of seven inches of superpave 25.0mm base course, a one-and-one-half-inch superpave 25.0mm binder course and a one-and-one-half-inch superpave 9.5mm wearing course, or approved equivalent, conforming to the current specifications of the Pennsylvania Department of Transportation.
[Amended 3-27-2006 by Ord. No. 06-207S]
(3)
Commercial, industrial and multifamily parking areas. All commercial, industrial and multifamily car parking areas shall have a thickness of not less than 8 1/2 inches, which shall consist of six inches crushed aggregate base course, 1 1/2 inches superpave 25.0mm binder course and a one-inch superpave 9.5mm wearing course conforming to the current specifications of the Pennsylvania Department of Transportation.
[Amended 3-27-2006 by Ord. No. 06-207S; 9-26-2016 by Ord. No. 16-297ZS]
(4)
Commercial, industrial and multifamily driveways (mostly car use). All commercial, industrial and multifamily driveways carrying mostly cars shall be constructed in accordance with the residential road standards. As an alternative, the driveway may be constructed with a thickness of not less than 10 1/2 inches, which shall consist of eight inches of crushed aggregate base course, 1 1/2 inches of superpave 25.0mm binder course and a one-inch superpave 9.5mm wearing course conforming to the current specifications of the Pennsylvania Department of Transportation.
[Amended 3-27-2006 by Ord. No. 06-207S; 9-26-2016 by Ord. No. 16-297ZS]
(5)
Commercial and industrial driveways and loading area (high-volume truck use).
[Amended 3-27-2006 by Ord. No. 06-207S]
(a)
All commercial and industrial driveways and loading areas used primarily for truck access and loading shall be constructed in accordance with the primary and secondary road standards.
(b)
As an alternative, the driveway and loading area may be constructed with a thickness of not less than 12 1/2 inches, which shall consist of 10 inches crushed aggregate base course, 1 1/2 inches of superpave 25.0mm binder course and a one-inch superpave 9.5mm wearing course conforming to the current specifications of the Pennsylvania Department of Transportation.
[Amended 9-26-2016 by Ord. No. 16-297ZS]
(6)
All paving shall be constructed both as to materials and workmanship in accordance with the current specifications and standards promulgated by the Pennsylvania Department of Transportation now in force or hereafter revised and on an approved firm subgrade.
[Amended 3-27-2006 by Ord. No. 06-207S]
(7)
Where parking spaces abut and are perpendicular to paved walkways the design shall provide for placement of bollards spaced five feet on center, a minimum of 16 inches from the front face of the curb, edge of parking space across the width of all the parking spaces.
[Added 11-11-2019 by Ord. No. 19-311ZS]
B.
Cross gutters. Where appropriate, the Supervisors may require concrete cross gutters at intersections where the street grade is 1 1/2% or less. Such cross gutters shall be a minimum of six feet wide and constructed of eight-inch concrete reinforced with No. 4 mesh.
C.
Crown. All pavements, except where super elevated for curves, shall have a minimum slope from center of road to gutter of 1/8 inch per foot and a maximum slope of 1/4 inch per foot.
D.
Curbs. All curbs shall be straight concrete. All curb cuts shall be included in the initial installation. All curbs shall be installed in accordance with the Pennsylvania State Department of Transportation specifications.
(1)
Where required. Concrete curbs shall be placed along all streets, whether the street is existing or proposed, and along all commercial, industrial and multifamily driveways and parking lots.
(2)
Construction requirements. The minimum specification for the construction of concrete curbs shall be a seven-by-eight-by-eighteen-inch concrete curb in accordance with the specifications of the Pennsylvania Department of Transportation Form 408.
(3)
Concrete curing. Concrete shall be properly cured with white curing compound as specified by Pennsylvania Department of Transportation Form 408.
All storm sewers and drainage facilities, such as gutters, storm drains, bridges and culverts, shall be installed and the land graded for adequate drainage as shown on the grading plan submitted and approved with the preliminary plan.
A.
Storm drains.
(1)
When required. Storm drains and appurtenances shall be required to be constructed by the subdivider to take surface water from the bottom of vertical curves, the grades of which slope on both sides toward the bottom; to lead water away from springs; to avoid the use of cross gutters at street intersections and elsewhere when the concentration of surface water determined using the Rational method and computed according to the zone principle of runoff for rectangular areas will exceed three cubic feet per second, based on excessive short duration rainfall of average frequency of once in 10 years for this region, and on present zoning or proposed zoning, whichever involves the greatest concentration of population. When submitting a plan for approval involving the construction of storm drains, the designer's computations shall be submitted in duplicate to facilitate the checking of design.
(2)
Location. When installed within the rights-of-way of streets or alleys, they shall be located between the curb and property lines.
(3)
Size and grade. Storm drains shall be designed to conform to the following requirements:
(a)
The minimum internal diameter shall be 15 inches and the minimum grade shall be 1/2 of 1%.
(b)
Any closed conduit, when flowing full, shall have a minimum velocity of 3.5 feet per second and a maximum velocity of 15 feet per second. Manning's formula will be used in computing velocities.
[1]
All channels, closed or open, shall meet the following criteria:
| Velocity (feet per second) | ||||
|---|---|---|---|---|
| Type of Channel | Manning's “n” Value | Maximum | Minimum | |
| Earth | .013 | 5 | 3.5 | |
| Rubble-lined | .015 | 10 | 3.5 | |
| Poured concrete | .02 | 15 | 3.5 | |
| R.C.P. or V.C.P. | .03 | 15 | 3.5 | |
[2]
If other types or materials of construction are proposed to be used and approved, the Township Engineer will furnish, on request, appropriate "n" values to be used, taken from Hydraulic and Excavation Tables of the Bureau of Reclamation.
(4)
Manholes. Manholes shall be constructed at all changes in horizontal or vertical alignment, shall be spaced not more than 300 feet apart on pipe of 24 inches internal diameter or less and not more than 450 feet apart on lines of larger internal diameter than 24 inches. When approved by the Township Engineer, inlets may be substituted for manholes.
(5)
Changes in direction. When special circumstances warrant, in the opinion of the Township Engineer, changes in direction may be accomplished by constructing the lines on a curve in lieu of constructing manholes.
(6)
Inlets. Inlet spacing and the type used shall be so arranged that 95% of the gutter flow, computed as runoff in Subsection A(1) above, will be captured. No inlet smaller than the City No. 1 open mouth inlet will be used, with width of mouth of four feet eight inches. Multiple inlets may be used, and under appropriate conditions, multiple combined inlets may be required. Gutter depressions will be used as shown on Township Standard Plates.[1] Inlets at street intersections shall be placed on the tangent and not on the curved sections.
[1]
Editor's Note: The Township Standard Plates are on file in the Township offices.
(7)
Castings. Manhole and inlet castings, together with their covers or gratings, shall conform to Township standards as may be currently in effect.
(8)
Stormwater roof drains. Stormwater roof drains and pipes shall not discharge water over a sidewalk but shall extend under the sidewalk to the gutter. Where storm drains pass in front of a structure or are otherwise accessible, the roof drains shall be connected thereto.
(9)
Sump pump discharge drains. A standard four-inch underdrain shall be placed between the property line and the curbline where it has been determined by the Township that sump pump water finds its way across sidewalks and/or into the cartway. Sump pumps will be connected into the underdrain pipe and will connect to the storm sewer system. This drain may be required by the Board of Supervisors at any time prior to dedication of the public improvements to the Township.
[Added 4-22-1991 by Ord. No. 18S]
B.
Bridges and culverts. Bridges and culverts shall be designed to support the expected loads, to provide adequate capacity and to the full width of the right-of-way. Approval of the Water and Power Resources Board of the Commonwealth is required where the area drained upstream of the point under consideration exceeds 1/2 of one square mile. Refer to Subsection A(3)(b)[1] above for "n" values and velocities. When submitting a plan involving the construction of bridges or culverts, there shall be submitted, in duplicate, copies of the designer's computations, both as to hydraulic and structural design.
C.
Streams and watercourses. Changes to natural streams shall be made only when specifically applied for and approved. Realignment must conform to proper hydraulic design and shall involve the dedication of rights-of-way of adequate width to make feasible future maintenance. Approval of the Water and Power Resources Board of the Commonwealth is required in the case of stream realignment where the area drained upstream of the point under consideration exceeds 1/2 of one square mile. Refer to Subsection A(3)(b)[1] above for "n" values and velocities. When submitting a plan involving the construction or realignment of watercourses, there shall be submitted, in duplicate, copies of the designer's hydraulic computations.
D.
Stormwater management.
[Amended 11-22-1982 by Ord. No. 18D; 4-22-1991 by Ord. No. 18S; 7-15-1991 by Ord. No. 18T; 1-10-1994 by Ord. No. 94-31; 8-8-1994 by Ord. No. 94-37; 11-12-2007 by Ord. No. 07-220Z; 9-26-2016 by Ord. No. 16-297ZS]
(1)
Stormwater management facilities will be required if one of the following conditions is present:
(a)
Runoff from the development will exceed the capacity of downstream stormwater facilities.
(b)
Runoff from the development would exceed the peak runoff from the existing conditions. One single-family dwelling not requiring subdivision is exempt from this requirement.
(c)
Runoff from a proposed parking facility or building would increase the peak runoff from the existing condition.
(2)
The design criteria for the stormwater management facility shall be agreed upon by the Township Engineer. Developers are encouraged to investigate all measures to reduce and retain water. All reasonable methods will be considered.
(3)
Stormwater management facilities will be designed as follows:
(a)
Stormwater management facilities shall be designed to satisfy all standards and regulations described in Chapter 206, the Township Stormwater Management Ordinance.
(b)
(Reserved)
(c)
The emergency spillway must be designed to carry a one-hundred-year storm after development.
(d)
Detention basin side slopes shall be gently graded to permit ease of maintenance and shall not exceed 4:1 (four-foot run to one-foot rise).
(e)
The bottom slopes of detention basins should not be less than 2%.
(f)
Stormwater management facilities must be designed for the greater of either the total impervious cover or the maximum impervious surface ratio permitted within the respective zoning district per the Township Zoning Ordinance.[2] In the event a zoning district does not specify an impervious cover ratio; a minimum impervious cover ratio of 40% of the gross site area shall be the basis for design of the stormwater management facilities.
(4)
Location, maintenance and responsibility.
(a)
Stormwater facilities may be located on individual lots. The maintenance and ownership of these facilities will be the responsibility of the lot owner. The responsibility for maintenance of any such facility shall be clearly noted on the subdivision plans and shall appear on any deed conveying said lot from developer to another party.
(b)
Stormwater facilities may be located to serve multiple lots. In this case, the ownership, maintenance and responsibility of the facility may, in the discretion of the Board of Supervisors, be either that of a homeowners' association, lot owners' association or of Montgomery Township. The responsibility for maintenance of any such facility shall be clearly noted on the subdivision plans and shall appear on any deed conveying said lot from the developer to another party.
(c)
Permanent access, at least 15 feet wide, to the stormwater facility from a public right-of-way must be provided.
(d)
A minimum four-foot-high fence, to the satisfaction of the Township Engineer, must be installed around the top of all facilities, public or private.
(e)
The facility must be constructed per the approved plan.
(f)
The development and the facility must have been fully completed for one year prior to the dedication.
(g)
The facility and the upstream watershed area subject to development must be stabilized.
(h)
Sufficient funds shall be provided the Township, the interest of which shall be used to maintain the facilities.
A.
Sewers. Wherever practicable, sanitary sewers shall be installed and connected to the Township Sanitary Sewer System. In areas not presently served by public sanitary sewers, the Township Supervisors may require, in addition to installation of temporary individual on-site sewage disposal facilities, the installation and capping of sanitary sewer mains and house connections, if studies by the Township Supervisors indicate that extension of public sanitary sewer trunks or laterals to serve the property subdivision appears probable or necessary to protect public health.
(1)
Size and grade. Sanitary sewers shall have a minimum inside diameter of eight inches and a minimum grade of 0.5%.
(2)
Manholes. Manholes shall be located at intervals of 250 feet and at each change of line or grade. In exceptional cases, the interval may be extended to not more than 300 feet. Manhole frames, covers, buckets and steps shall be according to the Township requirement.
(3)
Laterals. Lateral connections shall be extended to the right-of-way whenever their need can be anticipated. Each building shall have a separate connection to the sewer, except that garages accessory to dwellings may be connected to the dwelling line.
B.
On-lot disposal systems. If public sewage disposal is not available and the sewage treatment is on a project or individual lot basis, such private facilities must be installed by the subdivider, developer or builder under direct supervision of the State or Local Health Officer.
(1)
Necessary tests and inspection. Such Officer shall require percolation tests, soil samples and other data to determine the size and extent of facilities needed. During the installation of such facilities and before final coverage, the State or Local Health Officer and his officers shall make inspection and checks to assure that all requirements and specifications have been met. They shall be granted free access to the development area at all times during this period.
(2)
Certificate of approval. After assuring that all requirements and specifications have been met, the State or Local Health Officer shall then issue a certificate of approval to the Secretary of the Township as a requirement to final plan approval.
(3)
Proximity to wells. In no instance shall a septic tank tile field or other effluent disseminating system be located nearer to a drilled well than 50 feet.
All water mains and lines as indicated on the preliminary plan shall be installed from each lot to the municipal supply. Where no public supply is available, it must be furnished by the developer on a project or individual lot basis. If wells are installed on each lot and the lot also contains its own sewage disposal facilities, the well shall be a drilled cased well, installed and located under the supervision of the State and Local Health Officer. Such Officer or his representatives shall inspect and check the well installed for conformance with standards, shall ascertain an ample supply of pure water and shall issue to the Secretary of the Township a certificate of approval as a requirement to final plan approval.
Fire hydrants shall be located at accessible points throughout the subdivision when a public water supply is available. Hydrants shall be spaced according to the standards of the Second Class Township Code[1] and the recommendation of the Board of Fire Underwriters, and in no event shall any hydrant be located more than 600 feet from any dwelling.
[1]
Editor's Note: See 53 P.S. § 65101 et seq.
[Amended 11-19-1990 by Ord. No. 18R; 3-9-1992 by Ord. No. 18W]
A.
Where required. Sidewalks shall be required at any location where the Supervisors shall determine that sidewalks are necessary for public safety or convenience.
B.
Construction requirements. The minimum specification for sidewalks shall be concrete at a minimum of four feet in width and four inches thick, except at driveway crossings where sidewalks shall be increased to six inches thick with steel mesh. Concrete shall be 4,000 pounds per square inch (psi), 6% air-entrained concrete with a minimum cement content of 564 pounds at a maximum of five-inch slump.
[Amended 3-10-1997 by Ord. No. 97-71S]
C.
Concrete curing. Concrete shall be properly cured with white curing compound as specified by Pennsylvania Department of Transportation, Form No. 408. After 30 days, and also one month prior to dedication to the Township, all sidewalks shall be sealed with a water-repellent coating by rolling or spraying.
[Amended 3-10-1997 by Ord. No. 97-71S]
All street names shall be approved by the Board of Supervisors upon approval of the subdivision plan. Street name signs, approved by the Township Supervisors, shall be placed at street intersections by the subdivider, developer or builder.
[Amended 6-8-1987 by Ord. No. 18H; 11-25-2013 by Ord. No. 13-276S]
A.
Streetlighting shall be installed along each street in each subdivision and along each street front abutting a public street in each land development by the developer and at the expense of the developer, unless specifically waived by the Board of Supervisors.
B.
A developer shall submit a plan showing compliance with this chapter and the Montgomery Township street lighting specification, including the type and location of each streetlight to be installed. This plan shall also specify the supplier and installer of such lights. The plan will be submitted for review and approval by the Township. No streetlights shall be installed prior to such review and approval. The Township's street lighting specifications may be amended and/or supplemented from time to time by Board resolution.
C.
Upon final approval of construction and dedication of all public improvements, the developer shall dedicate the streetlights to the Township and shall assign all applicable warranties to the Township.
D.
All streetlights shall be mounted on metal streetlight standards or poles designed for such purpose and shall be constructed in accordance with Township street lighting specifications.
Each shopping center or retail land development of 50,000 square feet or more shall submit a unified land development plan, in compliance with the following standards (refer to Figure 205-25 for illustration[2]):
A.
Entrance and interior circulation driveways. Entrance and interior circulation driveways shall minimize hazards and confusion by limiting access points and forming a coordinated system of internal circulation.
(1)
Entrance driveways.
(a)
The primary function is to provide access to distribution driveways which lead to and from parking aisles. A secondary function may be to provide access to storefront driveways.
(b)
Not more than two entrance driveways may be located along each street frontage of the shopping center. Vehicular access to all uses and building within the shopping center shall be from interior driveways only, with no independent driveway access to public streets.
(c)
Entrance driveway separation distances.
[1]
The primary entrance driveway, intended to carry the largest volume of traffic, shall be located at least 500 feet from any street intersection of an arterial road and 350 feet from an intersection of streets of a lower classification or other entrance driveways.
[2]
Other entrance driveways shall be located at least 250 feet from any street intersection or intersection of other entrance driveways with a street.
(d)
To reduce hazards and congestion, no driveway intersections shall be permitted along primary entrance driveways within 150 feet of the ultimate right-of-way of the street from which access is taken and 100 feet for other entrance driveways.
(e)
Primary entrance driveways shall be a minimum of 30 feet wide and other entrance driveways shall be a minimum of 28 feet wide for two-way traffic, widened appropriately for turning lanes at intersections. Right-turn-only entrance drives shall be a minimum of 15 feet wide for each right-turn movement.
(2)
Distribution driveways.
(4)
Storefront driveways.
(a)
The primary function is to provide access to storefronts of principal buildings for dropoff and pickup and to facilitate internal traffic flow from other driveways. To reduce interference with pedestrian traffic crossing the storefront driveway, storefront driveways shall not be used as entrance driveways.
(b)
Parking is prohibited along storefront driveways, but dropoff and pickup areas shall be provided as pull-off lanes in convenient locations, a minimum of six feet wide by 75 feet long.
(c)
Minimum cartway width: 30 feet.
(5)
Service driveways.
(6)
Driveways around buildings. All shopping center or other major commercial developments shall have driveways on all sides of buildings to allow complete circulation around buildings for cars, service vehicles and emergency vehicles.
B.
Parking lots.
(2)
Parking location. Sufficient parking for each use shall be located convenient to each use without creating adverse effects on the overall design of the center and its vehicular circulation system. Parking areas may not be separated from the buildings they serve by public streets, utility corridors or major internal driveways, except for the storefront driveway.
C.
Additional landscaping. In addition to the planting requirements of § 205-52, herein (street trees, softening buffers, screen buffers, etc.), the following shall apply to shopping centers with more than 500 required parking spaces (paved plus reserve):
(1)
Parking lot landscaping.
(a)
The requirement of § 205-52D(1)(g) shall be modified so that the parking area shall be divided by continuous islands perpendicular to the parking spaces every 186 feet (six rows of parking at 120 feet, plus three parking aisle driveways at 66 feet). These divider islands shall be a minimum of 25 feet wide. Planting shall comply with the softening buffer requirements of § 205-52B(4) and (5), herein. Landscaped islands along primary entrance driveways shall also comply with these requirements.
(b)
One additional large landscaped area shall be provided per 250 parking spaces to provide attractive focal points within the parking lots. Each area shall be a minimum of 1,800 square feet (10 parking spaces) and contain a minimum of five shade trees or flowering trees, plus 10 flowering shrubs. Areas may be combined to form fewer, larger landscaped areas when approved by the Board of Supervisors.
(2)
Storefront landscaping. A minimum of 25% of the area between the curbline of the storefront driveway and the principal buildings (stores) shall be landscaped with ornamental plant materials, including flowering and evergreen trees and shrubs.
(3)
Softening buffers. A softening buffer shall be provided and maintained along all road frontages, primary entrance driveways and boundaries of each retail center, including along the preserved expressway corridor, in compliance with the planting requirements of § 205-52B of the Township Code. Street trees, as required by § 205-52A, need not be provided.
(4)
Screen buffers. A screen buffer shall be provided and maintained along all boundaries that abut existing residential development, in compliance with the planting requirements of § 205-52C, herein.
(5)
Calculation of minimum landscaped coverage. The landscaped areas required herein may be included in calculation of the minimum landscaped or green area required in zoning.
D.
Walkways. In addition to sidewalks for building access, walkways shall be provided for access to remote parking areas, transit stops and existing or proposed Township trails.
E.
Transit facilities. Where deemed appropriate by the Board of Supervisors, driveways shall be constructed sufficient to carry public transit buses. In addition, bus stops and shelters may be required, convenient to the principal buildings, or with direct pedestrian access to the principal buildings.
[Added 9-30-1996 by Ord. No. 96-60; amended 2-3-1997 by Ord. No. 96-68]
A.
The developer shall be required to widen the existing paved road frontage abutting the commercial site, install curbing along the same, install turning lanes and/or build acceleration and deceleration lanes to provide for the safe and efficient ingress and egress of motor vehicles, as deemed appropriate by the Board of Supervisors and approved by the Pennsylvania Department of Transportation when required, and in compliance with the Traffic Management Study as required herein.
B.
To the greatest extent feasible, design of buildings, parking and service areas shall minimize disruption of a site's natural features and utilize its aesthetic values to enhance the character of the development.
C.
Phased development shall be planned so that the foregoing requirements and intent of these regulations shall be fully complied with by the development of any phase.
