This article contains the construction and engineering standards for required improvements, utilities, grading and erosion control, survey detail, stormwater drainage, paving, curbing, pathways and sidewalks, emergency access, bridges, signage and markings, lighting, solid waste storage, street names, and easements.
A. 
All adjacent structures and areas disturbed or damaged during construction shall be properly repaired, restored, or replaced to the satisfaction of the Borough by the party causing the damage.
B. 
All trees, roots, stumps, brush, down timber, wood, rubbish and any objectionable material shall be removed from the full legal right-of-way, or as approved by the Borough Engineer. Efforts shall be made during construction of roadways to preserve vegetation, specifically for preservation as identified in the landscaping plan.
C. 
Paving. The pavement of all streets and all commercial, industrial, and multifamily parking areas and driveways into and out of parking areas shall be installed as shown on the final plan and in accordance with the following standards:
(1) 
General. All paving shall be constructed both as to materials and methods, generally in conformance with applicable portions of PADOT Specifications Publication 408.
(2) 
Pavement design. Pavement construction shall conform to the minimum standards for different types of streets and parking areas as indicated in Figure 6.1.
(3) 
Paving cross section. All pavements, except where super elevated for curves, shall conform with typical roadway cross sections in Figure 6.2: Roadway Construction Standards.
(4) 
Alternative paving. Alternative paving specifications may be approved for roads, driveways, and parking lots not intended for dedication to the Borough, in commercial, industrial, rural, multifamily and mobile home park areas.
(5) 
Aggregates, coarse and fine, for binder coarse shall be made from stone, gravel, or other recycled aggregate or glass, and shall meet the quality requirements for Type A stone and Type A gravel. Fine aggregate shall be natural sand, manufactured sand or fine recycled glass cullet composed of free hard durable, uncoated particles and free of from lumps of clay and organic material. Fine sand shall meet the gradation requirements in Table A, Section 703, Penn DOT Publication 408, latest revision. The coarse aggregates shall meet the grading requirements indicated above.
D. 
Pavement cross slopes. The typical pavement cross slope on proposed streets shall not be less than 1/4 inch per foot and not more than 1/2 inch per foot. The typical slope of the shoulder areas shall not be less than 3/4 inch per foot and not more than one inch per foot.
Figure 6.1. Minimum Street Construction Standards
Local Road
Arterial or Collector Road
Superpave Surface Course
1 1/2"
1 1/2"
Superpave Binder Course
2"
2"
Bituminous Concrete Base Course
3"
5"
PENNDOT No. 2A Coarse Aggregate Subbase
4"
4"
Minimum Design Structural Number
2.8
3.5
NOTES
1.
All thickness specifications are for compactedmaterials.
2.
Permanent cul-de-sac street, marginal access street, service street, and off-street parking construction shall conform to standards for local roads.
3.
All base courses and/or ID-2 binder course shall be overlaid with a wearing course no later than one year after installation unless approved otherwise. Binder course to be installed immediately following base course installation, parking construction shall conform to standards for local roads.
Concrete sidewalks shall be constructed as follows:
A. 
Material specifications. The following materials shall be used in the construction of sidewalks:
(1) 
Subbase: three-fourths-inch stone with a depth of four inches to a suitable grade.
(2) 
Concrete: minimum pounds-per-square-inch rating of 3,500 p.s.i.
(3) 
A white, liquid membrane curing compound, complying with PennDOT Pub. 408, must be applied within 24 hours of concrete being poured.
(4) 
Notwithstanding any provision contained in this chapter, ornamental features, such as ornamental pavers, may be permitted or required in the Downtown Business Overlay District or for any Borough streetscape project, in the sole discretion of the Borough Council.
B. 
Dimensional criteria. Sidewalks shall adhere to the following dimensional criteria:
(1) 
Minimum width: 48 inches, provided that passing space is provided at intervals of 200 feet or less which is either:
(a) 
Sixty inches by 60 inches minimum; or
(b) 
An intersection of two walking surfaces, providing a T-shaped space where the base and arms of the T-shaped space spans 48 inches minimum beyond their intersection.
(2) 
Minimum required thickness: four inches.
(3) 
Grass verges and sidewalk width shall otherwise be consistent with the applicable Design Standards in Article IV, Design Standards for Residential and Nonresidential Subdivisions and Land Developments.
C. 
Cross slope. The cross slope of a sidewalk shall not exceed 2%. The cross slope shall be sloped in the downward direction toward the cartway.
D. 
Running slope. A sidewalk may have a running slope in the upwardly or downwardly direction at a maximum of 5% from the existing sidewalk grade in order to accommodate driveway aprons and transitions to ramps which are either higher or lower than the level of the sidewalk.
E. 
Excavation and subbase. Wherever sidewalk is replaced or installed, the area under the sidewalk shall be excavated to a depth of eight inches below the level of the finished walk. Four inches of three-fourths-inch stone shall be placed and compacted in the excavated area under the sidewalk.
F. 
Forms.
(1) 
Wood or metal forms may be utilized in sidewalk construction so long as the forms are set in a fashion that ensures the thickness of the sidewalk is a full four inches.
(2) 
Forms must be inspected by the Borough official prior to concrete being poured.
G. 
Surface drainage prohibited. No accumulated surface, roof area or driveway water shall be directed across the surface of a sidewalk. All sidewalk and curb construction shall accommodate drainage of surface, roof area and driveway water under the sidewalk where necessary.
H. 
Subsurface sidewalk drain specifications.
(1) 
Surface drainage shall be carried under the sidewalk and through the curb in minimum SDR 35 PVC pipe having an inside diameter of three inches, and which shall be one piece from the street face of the curb to six inches inside the building side of the sidewalk when applicable or required by the Borough official.
(2) 
The invert of the pipe at the street end shall be at least 1/2 inch above the bottom of the face of the curb. At a minimum, there shall be at least 1 1/2 inches between the top of curb and the top of pipe. The grade of the pipe to the street shall not be less than 1/4 inch per foot.
(3) 
There shall be a minimum of one such drain for each fifty-foot interval per building lot and a minimum of two per building; provided, however, that the aforesaid spacing requirements shall not apply to the replacement of existing drainage facilities.
(4) 
Where a storm sewer is available in the street or under the sidewalk, the above drain shall discharge into the same. If no storm sewer is available, the drainage shall be through the face of the curb into the street gutters.
I. 
Expansion joints.
(1) 
A three-fourths-inch premolded expansion joint material shall be placed at maximum intervals of 30 feet along a sidewalk.
(2) 
Wherever the sidewalk abuts against a wall, building or other permanent structure, a longitudinal expansion joint shall be provided.
J. 
Finishing.
(1) 
The surface of all sidewalks shall have a broom finish.
(2) 
The edges of sidewalks shall be finished with a one-fourth-inch radius and joints troweled every 48 inches or 72 inches, as required by the Borough official.
K. 
Poles, trees, fire hydrants, and light standards. An opening shall be left around all trees within the sidewalk area. All poles, fire hydrants, light standards, or any other structure shall have an area of concrete a minimum of six inches larger than the pertinent item, boxed-out with an expansion joint. Signpost sleeves shall be provided for existing or proposed signs.
L. 
Public utility and service boxes. Under no circumstances shall any public service curb or sidewalk boxes for access to underground facilities be left below the sidewalk level. Service curb or sidewalk boxes shall be extended to the finished elevation of the new sidewalk.
M. 
Backfill, grading and lawn restoration.
(1) 
As soon as reasonably possible, but in no event more than 12 hours after the removal of forms, any void behind the sidewalk shall be backfilled.
(2) 
Material shall be placed in loose layers not exceeding four inches and compacted using vibrating or mechanical tampers. The topmost four inches shall be topsoil which is raked and seeded for areas where a grass strip is to adjoin the curb. New seed shall be watered within 24 hours of initial placement.
(3) 
Where there are slopes adjacent a sidewalk in excess of 25%, matting is required, and the Borough official may require a retaining wall or the slope to be cut back to provide less slope.
Figure 6.2: Roadway Construction Standards
347 Figure 6-2.tif
A. 
Marked crosswalks shall be provided in cartways where sidewalks intersect with roads.
B. 
Raised speed table crosswalk shall be three inches or less in height, extend 22 feet in length and have a flat surface stripped for a crosswalk 10 feet in width.
A. 
Asphalt trails shall be developed in accordance with the following standards.
(1) 
Pathways shall be six to eight feet wide and consist of two inches of Superpave wearing course over a six-inch layer of AASHTO #57 stone.
(2) 
Multiuse trails shall be 12 feet wide and consist of two inches of Superpave wearing course over a six-inch layer of AASHTO #57 stone. Minimum shoulder width shall be two feet.
(3) 
Where the edge of the trail is above the surrounding grade, bituminous pavement shall be feathered.
B. 
Crushed stone trails shall be developed with the following standards.
(1) 
The base course shall be comprised of four inches of 2A stone.
(2) 
The wearing surface shall be a two-inch mixture of quarry fines and clay material laid flat and rolled.
(3) 
Generally vertical slopes shall be less than 5%.
C. 
The vertical clearance above the trail shall be maintained at a minimum ten-foot height.
D. 
The trail shall be laid out in such a manner that trail users are visible to other trail users and vehicles on intersecting roads. Sharp curves and excessive grade change shall also be avoided.
Bicycle parking facilities for nonresidential structures shall include a secure device to which the bicycle frame and one wheel of the bicycle can be attached with a cable or locking device. The device shall be suitable to keep bicycles erect when they are locked to it.
A. 
Driveway materials: All driveways construction materials, including those parts of driveways used as parking, shall only consist of concrete, pervious concrete, asphalt, or pavers, and not of gravel or grass.
B. 
Residential driveways. Residential driveways shall adhere to the following specifications.
(1) 
Concrete: minimum pounds-per-square-inch rating of 3,500 p.s.i. shall be used.
(2) 
Driveway apron: a minimum of six inches thick with six-inch by six-inch welded wire mesh reinforcing.
(3) 
The maximum width at the cartway: 14 feet; provided, however, that, for driveways serving two or more dwelling units, the maximum width may be increased to 20 feet in width at the cartway.
(4) 
The portion of the sidewalk which crosses the driveway apron must meet with thickness requirements above and have a maximum cross slope of 2%.
C. 
Nonresidential driveways. Nonresidential driveways shall adhere to the following specifications:
(1) 
Concrete: minimum pounds-per-square-inch rating of 3,500 p.s.i. shall be used.
(2) 
Driveway apron: minimum eight inches thick with six-inch by six-inch welded wire mesh reinforcing.
(3) 
The driveway apron shall be installed in a fashion that provides the minimum slope. Where a proposed slope exceeds 8%, the proposed slope angle (i.e., percentage) shall be listed on the permit application and must be approved by the Borough official.
(4) 
The portion of the sidewalk which crosses the driveway apron must meet with thickness requirements above and have a maximum cross slope of 2%.
(5) 
Minimum distance from a property line to the closest edge of the driveway: two feet for single-family attached units, five feet for single-family detached units, 10 feet for all other uses.
(6) 
Minimum distance from the closest edge of a driveway apron to the curbline of a side street of a corner lot: 12 feet.
(7) 
Minimum distance between drives on one property: 10 feet.
D. 
Curb depressions. The curb reveal adjacent a nonresidential or residential driveway apron at the gutter line shall not exceed 1 1/2 inches.
E. 
Maximum grades for driveways.
(1) 
Residential driveways shall not exceed 10% grade.
(2) 
All other driveways shall not exceed 6% grade.
F. 
All driveways shall be provided with a stopping area within which the grade shall not exceed 4%. The stopping area shall be measured as follows:
(1) 
The length of stopping area shall be a minimum of 20 feet, or the length of the longest vehicles anticipated to use the driveway, whichever is greater.
(2) 
Stopping areas shall be measured from the ultimate right-of-way line for all streets.
G. 
Maximum grade requirements shall not be waived unless extremely difficult circumstances exist and cannot be mitigated by alternative locations, designs, or lotting, in which case a safe, practical alternative may be permitted by Borough Council, upon recommendation of the Borough Engineer.
A. 
Materials specifications. Curbs shall be constructed as follows:
(1) 
Subbase: 3/4 inch, modified stone, with a depth of four inches to a suitable grade.
(2) 
Concrete: minimum pounds per square inch rating of 3,500 p.s.i.
(3) 
A white, liquid membrane curing compound, complying with PennDOT Pub. 408, must be applied within 24 hours of concrete being poured.
B. 
Dimensional criteria. All curbs shall have the following dimensions:
(1) 
A minimum bottom thickness of eight inches.
(2) 
A minimum top thickness of seven inches at the top.
(3) 
A minimum depth of 18 inches.
(4) 
A height above the gutter line of eight inches; provided, however, that a minimum of up to four inches may be allowed under certain gutter conditions upon prior written approval from the Borough official.
C. 
Excavation and subbase.
(1) 
The curb area shall be excavated to the required depth. The material upon which the curb will be constructed shall be compacted to a firm, uniform and even surface.
(2) 
In situations deemed due to existing grade or ground conditions, and in accordance with industry standards, the Borough official may require an additional eight inches of subsoil excavated, which shall be backfilled and tamped with crushed stone before construction of the curb.
D. 
Forms.
(1) 
Forms shall not discolor the concrete. All curbs shall be constructed and reconstructed using the steel curb and radius forms specified in the version of PennDOT Pub. 408.
(2) 
Forms shall not be removed for at least 12 hours in the period from April 15 to October 15 or for at least 24 hours during the rest of the year. In no event shall the forms be permitted to remain in place for more than 48 hours.
E. 
Drainage sleeves. All penetrations through the curb shall be formed, sleeved or core-drilled. Cutting of curb is prohibited. The maximum penetration allowed is four-inch-diameter SDR 35 PVC.
F. 
Expansion and contraction joints.
(1) 
Division plates or form or saw contraction joints 3/16 inch wide and four inches deep shall be utilized every 10 feet. Any saw contract joint shall be sawn as soon as possible after the concrete has set sufficiently to preclude raveling during the sawing and before any shrinkage cracking occurs in the concrete.
(2) 
The depth of the saw cut may be decreased at the edge adjacent to the pavement to obtain a maximum depth without pavement damage.
(3) 
The edges of construction joints shall be rounded to a one-fourth-inch radius.
(4) 
One-half-inch premolded expansion joint material shall be cut to the cross-sectional area of the curb, at structures, and shall be placed at the end of each work day.
G. 
Pouring. Concrete shall be poured in the forms in layers not exceeding five inches in depth; provided, however, that when using a vibrator to eliminate voids, concrete may be poured in layers up to 15 inches in depth.
H. 
Finishing. Upon removal of forms, any irregular surfaces shall be corrected, preferably by rubbing the irregular surface with a carborundum stone. The face of curb shall have a smooth, rubbed surface to the gutter line. Brush-finishing or plastering will not be permitted. Minor defects may be filled with mortar. No voids or honeycomb shall be permitted on the finished surfaces of the curb. The top surface of the curb shall be smooth and evenly finished, preferably using a wood float. While the concrete is still plastic, the edges of the face and back of the curb shall be round.
I. 
Backfill and lawn restoration. As soon as possible after the removal of the forms, but in no event more than 12 hours after the removal of the form, any void behind the curb shall be backfilled. The excavated area shall be filled with three-fourths-inch modified stone to six inches below the level of finish grade. Six inches of topsoil shall be placed on top of the stone, and the area shall be raked and seeded. New seed must be watered within 24 hours after initial placement.
J. 
Mechanical replacement of curb. Upon written approval by the Borough official, curb may be placed with a self-propelled machine, provided that the concrete placed with the self-propelled machine maintains its shape without slumping after extrusion and that the curb is finished in accordance with the provisions set forth herein.
K. 
Curb ramps. Curb ramps shall be constructed at all intersections, including private and public alleys, in accordance with the applicable ADA standards. Slope requirements set forth in the applicable ADA standards shall be strictly adhered to, and a correction order shall be issued for any slope not meeting the minimum or maximum requirements as allowed by applicable ADA standards. A variance from slope requirements may be obtained upon written request to the Borough official only where there is a nonrelocatable structure which makes strict compliance with the applicable slope requirements impracticable.
L. 
Radius curbs. A radius curb shall be constructed at all intersections, including intersections between public or private alleys and a street. The minimum radius for any curb at a street intersection shall be 10 feet. The minimum radius for any curb at an intersection between two alleys, where applicable, or an alley and a street shall be five feet. Radius curbs and walks shall be poured monolithically from the point of curvature to point of tangent.
M. 
Alternative curb construction with granite blocks or "Belgian block" shall be permitted along roads and parking lots not being dedicated to the Borough.
A. 
Stormwater control structures shall be designed in accordance with the Borough Stormwater Ordinance and the Pennsylvania Stormwater Best Management Practices Manual.
B. 
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 conform with the PennDOT Specifications Publication 408, latest version.
(1) 
Location. Wherever practicable, storm sewers shall be located within the right-of-way of the street. They shall be protected by a cover of at least 18 inches.
(2) 
Size and grade. Storm sewers shall be adequate for the anticipated runoff when the area is fully developed as permitted by zoning, and capable of carrying a ten-year design storm. They shall have a minimum internal diameter of 15 inches and a minimum grade of 1/2% unless otherwise approved by the Borough Engineer. Maximum internal pipe diameter shall be 60 inches. Special box culverts or open channels shall be used when a sixty-inch pipe is not capable of carrying the design storm.
(3) 
Storm drainage pipe materials. All storm drainage pipes up to but not including 42 inches in equivalent diameter shall be constructed of the following materials:
(a) 
Reinforced concrete, rubber gasketed conforming to AASHTO M170, M198 and M207.
(b) 
Reinforced concrete, tongue and groove conforming to AASHTO M170 and M207.
(c) 
Corrugated polyethylene (PE) N12 smooth interior only conforming to ASTM D1248, ASTM D2412, AASHTO M252 and 294. A PE pipe shall be placed on a minimum of six inches of AASHTO #57 stone and backfilled with same to one foot above the crown of the pipe.
(d) 
Corrugated polyethylene (PE) perforated underdrain shall conform to AASHTO M252.
(4) 
All storm drainage pipe and/or culverts 42 inches in equivalent diameter and above shall be constructed of either of the following materials:
(a) 
Reinforced concrete tongue and groove conforming to AASHTO M170 and M207.
(b) 
Reinforced concrete piping, rubber gasketed, shall conform to AASHTO M170, M198 and M207.
(c) 
Precast reinforced concrete box sections in accordance with AASHTO M259.
(d) 
Cement concrete cast in place, mix design strength of 4,000 pounds per square inch (psi).
(5) 
Manholes. Manholes shall be constructed at all changes in horizontal or vertical alignment; spaced not more than 300 feet apart on pipe of 24 inches internal diameter or less, and not more than 450 feet apart where larger sizes are installed. Inlets may be substituted for manholes where they will serve a useful purpose. Manhole frames and covers shall be good quality cast iron; covers shall be marked "STORM" and have a minimum weight of 220 pounds.
(6) 
Inlets. Inlet spacing shall be so arranged that 95% of the gutter flow will be captured. No inlet smaller than PADOT Type 4 Foot Special Inlet shall be used. Double four-foot or six foot inlets separated by 20 linear feet of pipe shall be required if adequate efficiency is not realized with the PADOT Type 4 Foot Special Inlet. Inlets at street intersections shall be placed on the tangent and not on the curved portions. The gutter adjacent to and immediately upgrade from the inlet shall be so warped as to direct the water into the inlet. Inlets shall have a metal marking with the message: "Don't dump, drains to the river."
(7) 
Castings. Manhole and inlet castings, together with their covers or gratings, shall conform to PADOT or Borough standards, as may be in effect at the time the design of the sewer is submitted. Castings shall indicate "storm."
(8) 
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 Borough. Approval of plans by the Borough does not authorize or sanction drainage affecting adjoining properties.
(9) 
Drainage from non-natural sources. Water originating from other than natural sources, such as air-conditioning units, sump pumps, or other dry weather flow, wherever practicable, shall be discharged into natural watercourses on the property. The discharge of water under the sidewalk through the curb into the gutter is prohibited.
(10) 
Design criteria.
(a) 
Permissible channel velocities, slopes, and cover shall be in accordance with the NRCS Engineering Field Manual, Chapter 7, "Grassed Waterways and Outlets."
(b) 
Existing stream channels shall be maintained in their natural state. Only under unusual circumstances will a developer 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.
(c) 
Acceptable energy dissipation devices shall be installed to bring discharge velocities down to limits specified in the SCS Engineering Field Manual, Chapter 7. Rip rap, natural stabilization structures, and/or gabions may be required by the Borough Engineer where erosion potential is great.
Widths and locations of easements and rights-of-way shall be determined by the Borough Engineer or the appropriate authority or utility company for all utilities, including stormwater facilities. The location and design of the utilities shall be governed by the requirements herein.
A. 
General standards.
(1) 
Easements and required front, side or rear yards may co-occupy the same land as utilities.
(2) 
Nothing shall be permitted to be placed, planted, set or put within the areas of an easement unless it is a portable or removable object. The area shall be kept as lawn.
(3) 
The owner of any lot, upon written request by the Borough and at the owner's sole expense, shall remove anything placed, planted, set or put, (with or without knowledge of these regulations) within the area of any easement.
(4) 
To the fullest extent possible, easements shall be adjacent to rear or side lot lines, and occupying only a portion of one lot (not centered on two lots).
B. 
No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan. Any error found in a deed shall be immediately corrected and re-recorded in the Office of the Recorder of Deeds for Montgomery County at Norristown, Pennsylvania, at the sole expense of the applicant.
C. 
Utility easements. A minimum width of 20 feet shall be provided for common utilities and drainage when provided in undedicated land for one use. Multiple utility uses within one easement require additional easement width.
D. 
Public utilities. All water, sewer, and gas mains and other underground facilities shall be installed prior to street paving at locations approved by the Borough Engineer.
E. 
Underground utilities. All water, sewer, and gas mains shall be installed underground. All electric, telephone and communication services, both main and service lines, shall be provided by underground cables, 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 Borough Council that underground installations herein required are not feasible because of physical conditions of the lands involved. All main underground cables which are within the right-of-way of a street shall be located as specified by the utility company, subject to approval by Borough Council, upon recommendation of the Borough Engineer.
(1) 
In order to promote and facilitate the underground installation 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 utilities are feasible and shall be consummated as part of the improvement plan.
(2) 
A statement relative to the intent of the developer to provide underground utility service shall be placed on the Final Plan requisite to final approval of the plan.
(3) 
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 within public easements or rights-of-way designated for such purposes.
(4) 
Light standards are to be placed as required by ordinance. Power sources for such standards shall be placed underground as required.
(5) 
Along arterial and collector roads, all new electrical service shall be placed underground.
A. 
Sewage facilities design. The design and installation of domestic sewage facilities shall be done in accordance with the Pennsylvania Domestic Wastewater Facilities Manual prepared by the Department of Environmental Protection.
B. 
On-site sewage facilities design. The design and installation of on-lot subsurface disposal systems shall be done in accordance with PA Title 25 Chapter 73 regulations and the Technical Manual for Sewage Enforcement Officers.
(1) 
The Borough Engineer or his/her designee shall require percolation and deep hole tests, as required by DEP, in order to determine the size, extent, and nature of disposal facilities. Such tests shall be conducted for each lot proposed for building.
(2) 
Existing on-lot sewage disposal systems that will remain in use shall be inspected and certified as to their satisfactory functioning, in accord with current industry, DEP standards, and the Montgomery County Health Department rules and regulations. Malfunctioning systems shall be replaced with systems designed and constructed to current standards.
(3) 
After assuring that all requirements have been met, the Borough Engineer or his/her designee shall issue a certificate of approval to the Borough as a requirement for final plan approval.
(4) 
In no instance shall an on-lot septic system be located nearer to a drilled well than 100 feet.
C. 
Community sewage facilities. Sewage disposal for more than one lot on a shared basis by means of community sewage facilities may be permitted in compliance with DEP regulations and Borough Sewage Facilities Plan.
D. 
Sewage collection system. All elements of the sewage facilities collection system including laterals, sewer mains, manholes, force mains, and pump stations shall be designed in accordance with the following requirements.
(1) 
One lateral made of schedule SDR-35 PVC or cast iron shall be installed from the building to the septic tank or sewer main.
(2) 
Connection to the sewer main shall be made at a previously installed Wye connection point or the existing sewer main shall be tapped in accordance with Borough requirements.
(3) 
Sewer mains.
(4) 
Manholes.
(5) 
Force mains.
(6) 
Pump stations.
A. 
Public water service, community water system service, or an individual well shall be installed for each inhabitable building.
B. 
Individual wells. All individual wells shall be installed in accordance with the Montgomery County Health Department. A circular area with a 100-foot radius conforming to the rules and regulations of the Department of Environmental Protection and Montgomery County Health Department shall be shown around each well to denote clear space in which no on-lot sewage system is to be located.
C. 
Public water supply facilities design. The design for all community and public water supply facilities shall be in accordance with the DEP Water Supply Manual.
D. 
Fire hydrants shall be located at accessible points throughout the subdivision when centralized water supply is available, and shall be located according to the Borough Engineer or Borough Fire Marshal. As a general rule, hydrants should be located at each street intersection and at intermediate points as recommended by the State Insurance Services Office. Generally hydrant spacing may range from 600 to 1,000 feet apart.
A. 
Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation Standards to support expected loads and to pass design stormwater flows. They shall be constructed to the full width of the planned cartway. Allowance for sidewalk must also be made, if required by the Borough.
B. 
Where County-owned roads or bridges are involved, the County Engineer shall review and approve all proposals.
C. 
A permit from the Pennsylvania Department of Environmental Protection shall be obtained to make any change in or addition to, any existing water obstruction, or in any manner change or diminish the course, current, or cross-section of any stream or body of water.
D. 
Drawings to include location plan; cross-section of present bridge if one exists; profile of stream for a reasonable distance above and below bridge site, showing slopes of bed, normal water surface and floodwater surface. If the bridge is on a skew, give the angle of the center line of the bridge with the direction of the line of flow. In addition, the following information is required for new bridge construction: the total drainage area above the bridge site; description of watershed; length of stream from source to bridge site and to the mouth; character of stream bed and banks; extent and depth of overflow during floods; effect of previous floods upon bridges, their span and clearance; whether bridge will be within backwater influence of parent stream.
A. 
Permanent monuments shall be indicated on the record plan. All monuments shall be constructed of precast concrete or durable stone with metal insert(s), and be four inches square with at least 20 inches extending below ground level, or an alternate design approved by Borough Council. Street right-of-way reference monuments shall be located on the right-of-way lines at corners, angle points, beginning and end of curves, and as otherwise required by the Borough Engineer for all new and existing streets. They shall be placed after a new street and/or lot grading has been completed. The center line of all new streets shall be marked with spikes (P.K. nails) and referenced to permanent monuments or structures. Certified copies of this reference information shall be given to both the Borough Engineer and the Borough Manager's office. When final lot grading has been completed and before the issuance of occupancy permits, permanent monuments shall be set by the applicant at all lot corners and angle points, and at all street intersections and intermediate points as may be required.
B. 
Lot pin requirements. All lots upon which construction is planned shall be temporarily staked or pinned, or permanently monumented and certified to such by a registered surveyor for the owner, applicant, builder, or developer, before issuance of a building permit. A signed certificate of compliance must be submitted with a building permit application. Temporary stakes or pins with a surveyor's ribbon attached may be acceptable on existing lots where construction of an accessory building or an addition to the primary structure is proposed, only if construction is begun within 30 days of the certificate of compliance date. Temporary stakes or pins shall remain in place until witnessed and accepted by the Borough Building Inspector. Prior to final approval of a new subdivision plan, all new lot corner markers shall be marked with a minimum 5/8-inch diameter metal pin extending at least 24 inches into the ground and at least one inch revealed above the ground surface, or an equivalent metal marker, approved by the Borough Engineer. Upon completion of construction and final grading, pins shall be replaced with permanent monuments as described in § 347-613, Survey monuments, Subsection A.
C. 
Original monuments. In situations where they may be of legal or historical importance, the original monuments and marks must not be destroyed, defaced, hidden, or possibly confused by creating new monuments and marks unless absolutely necessary, e.g., the originals are decayed, destroyed, or unsafe. In some cases, to be determined by the Borough Engineer, new monuments shall be set as a reference or witness to the original monument to avoid disturbing the original. When, in the opinion of the Borough Engineer, the angle point falls in a location that is not appropriate to set a concrete monument, a written request for a waiver shall be submitted by the applicant for consideration by Borough Council.
D. 
Benchmarks. The Borough elevations are based on the USGS Datum. Location and elevation is available to all engineers and surveyors upon request to the Borough Engineer's office. All contours and elevations shown on the plan must be based on this system.
A. 
Minimum cartway width for the emergency access shall be 12 feet.
B. 
When paved, pavement shall conform to § 347-601C, Paving.
C. 
When not paved, the cartway shall be constructed of crushed stone of appropriate depth, compaction and material size, to support the largest emergency response vehicle in the vicinity of the site under all weather conditions to the satisfaction of the Borough Engineer. The emergency access may also be constructed from fiber reinforced polyethylene or concrete grass pavers. All void areas shall be filled with topsoil and seeded with an appropriate grass mix.
D. 
Markings or the appropriate form of identification shall be placed at the entrance to the emergency accessway. If necessary, breakaway bollards shall be installed at each end of the emergency accessway.
E. 
Emergency accessways shall be maintained through properly recorded easements or deed restrictions which at a minimum prohibit the planting of any vegetation except grass within the accessway and a buffer area of five feet on either side.
A. 
Illumination levels.
(1) 
Lighting, where required by this chapter or otherwise required by Borough Council, shall have intensities and uniformity ratios in accordance with the recommended practices of the Illuminating Engineering Society of North America (IESNA) Lighting Handbook, 9th edition, Chapters 21 and 22. (i.e., Minimum Average = 0.5 footcandle; Minimum = 0.1 footcandle; Uniformity = 6:1).
(2) 
Future amendments to said Lighting Handbook and Recommended Practices shall become a part of this chapter without further action by the Borough.
B. 
Lighting fixture design.
(1) 
Street lighting supplied with unmetered electric service shall meet the specifications of the electric utility.
(2) 
Building entrances, sidewalks, paths, site entrances and parking areas, fixtures shall be aimed straight down and shall be full cutoff or fully shielded. For the use of reflector lamps, a maximum of 14,000 center-beam-candlepower (CBCP) shall be permitted.
(3) 
For the lighting of nonhorizontal surfaces such as, but not limited to, facades, landscaping, signs, fountains, displays, flags and statuary, the use of lighting fixtures that are not full cutoff or fully shielded shall be permitted only with the review and approval of the Borough Engineer, based upon acceptable shielding and other glare control. At a minimum, shielding shall render the light source not visible from neighboring properties.
(4) 
"Barn lights," (fixtures which are not full-cutoff, or cutoff, but which have a diffuser which transmits the light at angles above full-cutoff or cutoff angles) shall not be permitted where they are visible from other uses unless fitted with a reflector or other device to render them fully shielded or full cutoff.
C. 
Control of nuisance and disabling glare (excessive brightness in the field of view).
(1) 
All lighting shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property.
(2) 
Floodlights and spotlights that are not full-cutoff or fully shielded, where specifically approved by the Borough, shall be so installed and aimed that they do not project their output into the windows of neighboring properties, adjacent uses, past the object being illuminated, skyward or onto a public roadway. Authorities having jurisdiction shall take specific care to ensure this criterion by requiring submission of photometric plots of the illuminated surface and its surroundings.
(3) 
Unless otherwise permitted by the Borough, e.g., for safety or security or all-night commercial/industrial operations, lighting for commercial, industrial, public recreational and institutional applications shall be controlled by programmable timers that accommodate seasonal and annual variations and battery or mechanical (e.g., spring-wound) backup, to permit extinguishing sources between 11:00 p.m. and dawn or within one hour of the close of business, whichever is earlier, to conserve energy and to mitigate nuisance glare and sky-lighting consequences.
(4) 
Security lighting proposed for use after 11:00 p.m. or after the normal hours of operation for commercial, industrial, institutional or municipal applications, shall be accomplished using no more than 25% of the number of fixtures used during normal business hours, from then until the start of business in the morning. Alternatively, where reduced but continued activity requires even illumination, the use of dimming circuitry to reduce illumination levels by 75% after 11:00 p.m. or after normal business hours shall be permitted.
(5) 
Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement. Vegetation screens shall not be employed to serve as the primary means for controlling glare, except that the use of dense evergreen hedges, such as yew or juniper, to shield ground-mounted floodlights may be used with signs up to 15 feet in height, provided such planting is maintained in a manner that shields the fixture from view of traffic and pedestrians at an angle below 45° above horizontal.
(6) 
The level of illumination projected onto a residential use from another property shall not exceed 0.1 initial horizontal footcandle, at the property line. The level of illumination projected onto a nonresidential use shall not exceed 1.0 initial horizontal footcandle at the property line.
(7) 
Directional fixtures for such applications as facade, fountain, feature and landscape illumination shall be aimed so as not to project their output beyond the objects intended to be illuminated, shall meet requirements stated above with respect to light trespass, shall be extinguished between the hours of 11:00 p.m. and dawn and shall not be in conflict with the principles stated throughout this chapter.
(8) 
Only the United States and the state flag shall be permitted to be illuminated from dusk till dawn and each flag shall be illuminated by a source or sources with a beam spread no greater than necessary to illuminate the flag. Flag lighting sources shall not exceed 7,000 lumens per flagpole.
(9) 
The use of white strobe lighting for tall structures such as smokestacks, chimneys and radio/communications/television towers is prohibited during hours of darkness, except as specifically required by the FAA.
(10) 
Canopy lighting, for such applications as gas/service stations, bank, drugstore and fast-food drive-through, shall be accomplished using flat-lens full-cutoff fixtures aimed straight down and shielded in such a manner that the lowest opaque edge of the fixture shall be level with or below the light source.
(11) 
Temporary residential holiday lighting is exempt from the requirements of this section except as it creates a hazard or nuisance.
D. 
Recreational uses.
(1) 
When facilities for such outdoor recreational activities as baseball, tennis, football, miniature golf or any other recreational use permitted under the Borough's Zoning Ordinance, are specifically permitted by the Borough for operation during hours of darkness, the following requirements shall apply:
(a) 
Lighting shall be accomplished only through the use of fixtures conforming to IESNA criteria, or as otherwise approved by Borough based on suitable control of glare and light trespass. Floodlighting for sports or recreational facilities shall not be aimed above a beam-center angle of 45° from vertical, nor shall the level of illumination on neighboring properties exceed the limits specified in § 347-615, Outdoor lighting, Subsection C(5) (beginning "Glare control shall be achieved . . ."), above.
(b) 
For new recreational facilities and existing recreational facilities wishing to change their hours of operation during hours of darkness, sporting events shall be timed so that all lighting in the sports facility, other than lighting for safe exit of patrons, shall be extinguished by 11:00 p.m., regardless of such occurrences as extra innings or overtimes.
(c) 
The outdoor recreational activities listed in Subsection D(1)(d) below shall not be illuminated if located within any residential district or sited on a nonresidential property located within 1,200 feet of a residential use.
(d) 
Maximum mounting heights and footcandles permitted, respectively, for recreational lighting per recreation type shall be in accordance with the following:
[Regulations apply to non-tournament recreational uses. Tournament and high school facilities may require increased heights. For tournament and high school level applications use the standards contained in the Illuminating Engineering Society of North America (IESNA) Lighting Handbook, 9th edition, Chapters 21 & 22, and relevant IESNA Recommended Practices.]
Recreation Type
Mounting Height
(feet)
Footcandles
Basketball
30
10
Football
70
20
Soccer
70
20
Baseball
70
20 infield; 15 outfield
Youth baseball
200-foot radius
60
20 infield; 15 outfield
300-foot radius
70
20 infield; 15 outfield
Miniature golf
15
10
Tennis
30
20
Track
30
15
Swimming pool
20
10
E. 
Street and parking lot lighting for residential applications.
(1) 
For residential developments where lot sizes are or average less than 20,000 square feet, street lighting shall be provided as follows:
(a) 
At the intersection of public roads with entrance roads to the development.
(b) 
At the intersection of roads within the development.
(c) 
At cul-de-sac bulb radii.
(d) 
At terminal ends of center median islands having concrete structure curbing, trees, signs or other fixed objects, and at cul-de-sac center islands with curbing.
(e) 
At defined pedestrian crossings located within the development.
(f) 
At other locations along the street as deemed necessary by the Borough Council.
(g) 
Where lot sizes permit the parking of less than two vehicles on the lot, thereby necessitating on-street parking, street lighting shall be provided along the length of the street, in accordance with the illuminance requirements contained in Section 615.A: Illumination Levels, above.
(h) 
In multi-family developments, common parking areas shall be illuminated in accordance with the luminance requirements contained in Section 615.A: Illumination Levels, Subsection 1, above.
(2) 
In residential developments with lots of less than 20,000 square feet, where six or more contiguous parking spaces are proposed, such spaces shall be illuminated in accordance with the illuminance requirements contained in § 347-615A, Illumination levels, Subsection A(1), above.
(3) 
Lighting fixtures for parking lots and roadways in residential developments shall be mounted not more than 14 feet above finished grade.
F. 
Installation.
(1) 
Pole-mounted fixtures for roadways, pedestrian walkways, parking lots, and similar uses shall be aimed straight down.
(2) 
Mounting heights. The following maximum fixture mounting heights shall prevail.
(a) 
Full-cutoff fixtures with 44,000 lumen lamps maximum, in parking lots: 20 feet AFG.
(b) 
Full-cutoff fixtures with 115,000 lumen lamps maximum shall be permitted only in large (100 spaces or more) commercial, institutional and industrial parking lots except when the facility as adjacent to a residential district or use or an environmentally sensitive area: not less that 25 feet or more than 30 feet AFG. Mounting heights of 25 feet to 30 feet shall not be permitted when located less than 100 feet from a residential district or use.
(c) 
Decorative cutoff or fully shielded fixtures with 17,500 lumen lamps maximum: 16 feet AFG.
(d) 
Fully-shielded bollard fixtures with 6200 lumen lamps maximum: 42 inches AFG.
(e) 
Recreational uses: See Subsection F(2)(d) above.
G. 
Post-installation inspection. The Borough reserves the right to conduct post-installation nighttime inspections to verify compliance with the requirements of this chapter and approved plans, and if appropriate, to require remedial action at no expense to the Borough.
A. 
Street signs. The developer shall erect a street sign or street signs at every intersection. At intersections where streets cross, there shall be at least two such street signs and at the intersections where one street ends or joins another street, there shall be at least one sign. Street signs shall be erected when the first dwelling on the street is occupied or when streets are paved with their base course, whichever comes first. Temporary street signs may be erected with the permission of Borough Council. Any temporary signs will be replaced prior to roadway dedication.
B. 
Street names. Street names shall be determined in consultation with the Borough. Street names shall bear a reasonable relationship to significant natural features or the history of the community. Efforts shall be made to reduce the occurrence of similar names or similar-sounding names within the Borough or postal delivery area.
A. 
General requirements.
(1) 
Tree species shall be selected from the tree listing in the Appendix.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2) 
The location, dimensions, and spacing of required plantings shall be adequate for their proper growth and maintenance taking into account the sizes of such plantings at maturity and their present and future environmental requirements and tolerances including wind, moisture, and sunlight.
(3) 
Plantings shall be selected and located where they will not contribute to conditions hazardous to public safety. Such conditions include, but are not limited to, public street rights-of-way, underground and aboveground utilities, and sight triangle areas required for unobstructed views at street intersections.
B. 
Plant specifications.
(1) 
All plants shall meet the minimum standards for health, form, and root condition as outlined in the American Association of Nurserymen (AAN) Standards.
(2) 
All plant material shall be hardy and within the USDA hardiness Zone 6 applicable to Montgomery County, Pennsylvania.
(3) 
Canopy trees or shade trees shall reach a minimum height and spread of 30 feet at maturity as determined by the AAN Standards and shall be deciduous. New trees shall have a minimum caliper of 2 1/2 inches at planting. Larger size trees may be required as street trees in commercial areas.
(4) 
Ornamental trees or large shrubs shall reach a typical minimum height of 15 feet at maturity, based upon AAN Standards. Trees and shrubs may be deciduous or evergreen and shall have a distinctive ornamental characteristic such as prominent flowers, fruit, habitat, foliage or bark. New ornamental trees shall have a minimum height of six feet or 1 1/2 inches caliper at the time of planting. New large shrubs shall have a minimum height of 2 1/2 feet at the time of planting.
(5) 
Small shrubs may be evergreen or deciduous and shall have a minimum height at maturity of four feet based upon AAN Standards. New shrubs shall have a minimum height of 18 inches at the time of planting.
(6) 
Evergreen trees shall reach a typical minimum height of 20 feet at maturity based upon AAN standards for that species and shall remain evergreen throughout the year. New evergreens shall have a minimum height of seven feet at the time of planting.
C. 
Maintenance.
(1) 
Safety. All sight triangles shall remain clear, and any plant materials that could endanger safety such as unstable limbs shall be removed and the plant materials shall be replaced if necessary. It shall be the responsibility of all property owners to maintain all plantings and architectural elements to insure a safe environment.
(2) 
Maintenance guidelines for the plantings shall be developed by the planting plan designer to be used by grounds maintenance personnel.
A. 
All new commercial development shall locate their trash storage and collection equipment interior to the buildings.
B. 
All other trash collection equipment shall be placed within enclosures. Enclosures shall be at least large enough to adequately contain all trash and recyclable material containers. Generally the sizing and type of storage containers will depend upon the amount of trash and recyclables expected to be generated in the buildings they service.
C. 
Enclosures shall be six feet high or at least one foot higher than the proposed collection container.
D. 
Enclosures shall be made of durable material including masonry blocks or steel reinforced wood fencing (such enclosure is also subject to the screening requirements of § 347-424, Buffer plantings).
E. 
The entrance to the enclosure shall be at least 10 feet wide to accommodate front-loading trucks. Gates shall be self-closing and self-latching, placed on the entrance and shall be durable and equipped with piston-type bolts to secure gates in both a closed and open position.
F. 
The trash storage area shall be placed on a concrete pad. The dimensions of the pad are dependent on the number and size of proposed containers. The pad shall extend six feet to 10 feet in front of where the proposed container is to be placed to support the front wheels of the trash truck servicing the site. The area above the container shall be free of obstructions for at least fifteen-foot clearance above the storage area is sufficient.