[Amended 12-1-1980 by Ord. No. 140-B]
The following principles of subdivision and
land development, general requirements and minimum standards of design
shall be observed by the applicant in all instances:
A.
All portions of a tract being subdivided shall be
taken up in lots, streets, public lands or other proposed uses so
that remnants and landlocked areas shall not be created.
B.
When only a portion of a tract is being reviewed relative
to subdivision and land development but where future subdivision or
development is imminent, the applicant shall demonstrate, subject
to approval of his plan, that the remainder of the tract or parcel
may be subdivided or developed in conformance with the existing zoning
classification of land use in a logical and satisfactory manner.
C.
Whenever possible, applicants shall preserve trees,
groves, waterways, scenic points, historic spots and other community
assets and landmarks.
D.
Subdivisions and land developments should be laid
out so as to avoid the necessity for excessive cut or fill unless
specifically warranted by terrain or location.
E.
Low-lying land subject to periodic flooding shall
not be subdivided or developed for residential development or for
such other uses as may involve danger to the health, safety, morals
and general welfare of the residents of Lower Pottsgrove Township.
F.
Where no public water supply is available for the
proposed subdivision or land development, the Commissioners shall
require the subdivider, developer or builder to obtain from the District
Sanitarian of the Pennsylvania Department of Environmental Protection
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.
G.
Applicants shall observe the ultimate rights-of-way for contiguous existing streets as prescribed by the Official Map Summary for the Township. Additional portions of the corridors for such streets shall be offered to the state, county or Township agency having jurisdiction at the time the subdivision or land development is consummated. Applicable building setback lines, as defined by the Lower Pottstgrove Township Zoning Ordinance (Chapter 250) of current adoption, shall be delineated as measured from the ultimate right-of-way street line.
H.
Proposed subdivision and land development shall be
coordinated with existing nearby neighborhoods so that the community
as a whole may develop harmoniously.
I.
Improvement construction requirements will be completed
under specifications of the Pennsylvania Department of Transportation,
the Pennsylvania Department of Environmental Protection, the Montgomery
County Soil and Water Conservation District, or other appropriate
agencies or the specifications included herein, whichever specifications
shall result in the more stringent requirements being applied to the
applicant.
J.
Construction of facilities. The subdivider, developer
or builder shall, where specified by the governing body, construct
and install with no expense to the Township the streets, curbs, sidewalks,
water mains, sanitary and storm sewers, streetlights, fire hydrants,
street signs, shade trees, monuments, and other facilities and utilities
specified in this chapter. Construction and installation of such facilities
and utilities shall be subject to inspection by appropriate Township
officials during the progress of the work, and the subdivider shall
pay for inspection.
A.
The standards of design in this chapter should be
used to judge the adequacy of subdivision proposals. Wherever in the
opinion of the Planning Commission the literal application of these
standards in certain cases would serve to create an undue hardship
or be plainly unreasonable to the applicant, the Township Planning
Commission may recommend to the Commissioners such reasonable exceptions
as will not be contrary to the public interest. The Commissioners
may modify or adjust the standards to permit reasonable utilization
of property while securing substantial conformance with the objectives
of this chapter.
(1)
The standards included in this chapter are minimum
design requirements. However, the Commissioners of Lower Pottsgrove
Township reserve the right in any case to increase the same if conditions
so warrant.
(2)
In reviewing subdivision plans, the Commissioners
may refer such plans to the Planning Commission for recommendations
concerning the adequacy of existing and proposed community facilities
to serve the additional dwellings proposed by the subdivision.
(3)
Subdividers are requested to give careful consideration
to the desirability of providing adequate rights-of-way and paving
on existing streets and reserving areas and easements for facilities
normally required in residential sections, including churches, libraries,
schools and other public buildings, parks, playgrounds and play fields;
shopping and local business centers; rights-of-way and easements for
storm and sanitary sewer facilities in those areas that cannot be
immediately joined to the existing and proposed storm and sanitary
sewer systems of Lower Pottsgrove Township.
(4)
Areas provided or reserved for such community facilities
should be adequate to provide for building sites, landscaping and
off-street parking as appropriate to the use proposed. The Commissioners
reserve the right to accept or refuse offers of dedication for public
uses.
In accordance with the pertinent sections of the First Class Township Code, 53 P.S. § 55101 et seq., 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, subject to final acceptance based on compliance with the following requirements and § 215-39 of this chapter.
A.
Street system.
(1)
Conformance with adopted plans. The proposed street
pattern shall be properly regulated to existing streets, to the Township
Official Map Summary and to such county and state road and highway
plans as have been duly adopted by said agencies.
(2)
Arrangement. Streets shall be arranged in a manner
to meet with the approval of the Township Commissioners, considered
in relation to both existing and planned streets, and located so as
to allow proper development of surrounding properties. Secondary and
through highways shall be connected with such existing streets and
highways so as to form continuations thereof. Residential streets
shall be laid out to discourage their use as secondary streets or
through highways.
(3)
Conformity with topography. Streets shall be adjusted
to the contour of the land so as to provide usable lots and streets
of reasonable grade, alignment and drainage.
(4)
Grading. The street shall be graded to the full width
of the right-of-way and provisions made for slopes beyond the right-of-way
in conformance with Township specifications.
(5)
Provisions of streets for future development. Access
shall be given to all lots and portions of the tract in the subdivision
and to adjacent unsubdivided territory. Streets giving such access
shall be improved to the limits of the subdivision. Remnants, reserve
strips and landlocked areas shall not be created.
(6)
New streets. New streets shall be laid out to continue
existing streets at equal or greater right-of-way and cartway width,
where such continuations are reasonable and practical.
(7)
Dead-end streets. Dead-end streets are prohibited,
unless designed as culs-de-sac or designed for access exclusively
to neighboring tracts.
(8)
Street names.
(9)
Half street. The dedication of half streets at the
edges of a new subdivision is prohibited. If circumstances render
this impracticable, adequate provision for the concurrent dedication
of the remaining half of the street must be furnished by the subdivider,
developer or builder. When there exists a half street in an adjoining
subdivision, the remaining half shall be provided by the proposed
development.
B.
Street alignment.
(1)
Sight distance on horizontal and vertical curves.
Proper sight distance should be provided with respect to both horizontal
and vertical alignments. Measured along the center line, this should
be 500 feet for major roads; 300 feet for secondary roads; and 200
feet for local residential streets, measured at the center line and
at driver's eye height of five feet.
(2)
Horizontal curves. Shall be used at all changes in
excess of 2°. Long radius curves shall be used rather than a series
of curves connected by short tangents. Minimum radius curves at the
end of long tangents will not be approved.
(a)
Curvature. The minimum radius at the center
line for horizontal curves on major streets shall be 300 feet; for
secondary streets, 200 feet; and for rural or residential streets,
150 feet.
(b)
Tangents between curves. Except for local streets,
there shall be a tangent of at least 100 feet measured at the center
line between reverse curves.
(3)
Vertical curves. Vertical curves shall be used at
changes in grade of more than 1%. The length of the curve shall approximate
50 feet on secondary streets and 25 feet on residential streets for
each 1% of change in grade. Over summits or in sumps, vertical curves
shall not produce excessive flatness in grade. The high or low point
on a vertical curve must be definitely and clearly shown.
(4)
Street grades.
(a)
There shall be a minimum grade of at least 1%
on all streets.
(b)
Maximum grades. A maximum grade of 7% on major
and secondary streets and 10% on residential streets for distances
of not more than 1,500 feet. However, grades in excess of 5% shall
be avoided wherever possible. The grade shall be measured along the
center line.
(c)
Curve-grade combinations. A combination of minimum
radius horizontal curves and maximum grades will not be approved.
(d)
Street intersections. The grade within 50 feet
of any side of an intersection or the outer perimeter of a cul-de-sac
shall not exceed 3% unless approved otherwise by the Commissioners.
The grade will be measured along the curbline of the street.
(e)
Street grading. All streets shall be graded
to the grades shown on the street profile and cross-section plan submitted
and approved with the preliminary plan of subdivision and land development.
They shall be inspected and checked for accuracy by the Township Engineer.
C.
Right-of-way width, paving width and curbing.
(1)
Classification. All streets will be classified as
residential, secondary, primary or cul-de-sac and shall be governed
as follows:
(a)
Residential streets. Shall be those which are
used strictly to serve residential areas and do not serve as through
streets in a development. They shall have a minimum right-of-way width
of 50 feet and shall have a minimum paved width of 30 feet. Construction
of the street, curbing and sidewalk shall be in accordance with specifications
hereinafter included in these standards.
(b)
Secondary streets. Shall be defined in two ways:
[1]
A secondary feeder street shall be those which
are used as connecting and through streets to serve residential areas
and to connect residential streets to collector roads and community
facilities with low traffic volumes. They shall have a minimum right-of-way
of 60 feet and shall have a minimum paved width of 36 feet. Curbing
and/or sidewalks shall be provided as required. Construction of the
street curbing and sidewalk shall be in accordance with specifications
hereinafter included in the standards.
[2]
A secondary collector street shall serve to
connect feeder streets and residential streets to other feeder roads,
community facilities and major highways with medium traffic volume.
Additionally, collector streets may also serve business or industrial
areas. They shall have a minimum right-of-way width of 80 feet and
shall have a minimum width of 80 feet and shall have a minimum paved
width of 40 feet. The street must be provided with curbing and sidewalk
and shall conform with construction specifications hereinafter included
in these standards.
(c)
Primary streets. Connect district centers or
communities, serving large volumes of fast-moving through traffic.
They shall have a minimum right-of-way of 100 feet and shall have
a minimum paved width of 52 feet. The street must be provided with
curbing. Construction of the street, curbing and sidewalk shall be
in accordance with specifications hereinafter included in these standards.
(d)
Cul-de-sac streets.
[1]
Those residential streets with one end open
for vehicular access and the other end terminating in a vehicular
turnaround.
[2]
A cul-de-sac will not be approved when a through
street is practicable. A cul-de-sac shall not be more than 500 feet
in length. A cul-de-sac must be a side street and not be the permanent
culmination of another street to form a four-way intersection. A cul-de-sac
shall have a right-of-way of 50 feet and shall have a circular turnaround
with a minimum right-of-way radius of 50 feet and an outer paving
radius of 40 feet.
[3]
A cul-de-sac permanently terminated will not
be approved when a through street is practicable. The subdivider shall
have the burden of showing the impracticability of the through street
in order to justify a cul-de-sac.
[4]
A cul-de-sac permanently or temporarily exceeding
500 feet in length may be approved by the Township Commissioners if
conditions of the land so warrant.
[5]
Where it is proposed that a road be constructed
to an abutting property line with the intention that such a road will
be extended onto the adjoining property at a future date, the temporarily
terminated cul-de-sac shall be constructed the same as one permanently
terminated, including the right-of-way width. Construction of the
street curbing and sidewalk shall be in accordance with specifications
hereinafter included in these standards.
(2)
Street width. The minimum widths of the right-of-way
and paving and the requirements for curbing shall not be less than
those of an existing street of which the new street is to be a continuation
nor less than the following:
|
Type of Street
|
Right-of-Way Width
(in feet)
|
Paving Width
(in feet)
|
Curbing
| |
|---|---|---|---|---|
|
Primary
|
100
|
52 (or more as may be required
|
As may be required
| |
|
Secondary-collector
|
80
|
40
|
As may be required
| |
|
Secondary-feeder
|
60
|
36
|
As may be required
| |
|
Residential
|
50
|
32
|
Required
| |
|
Rural
|
50
|
24
|
As may be required
| |
|
Cul-de-sac
|
50 radius
|
40
|
Required
| |
|
Marginal access
|
30
|
20
|
Required
|
(a)
Minimum right-of-way width for development along
existing streets will correspond with the ultimate right-of-way for
these streets.
(b)
Islands and medial strips may be permitted in
streets immediately adjacent to and in commercial zones. However,
no circles or circular segments shall be permitted on any streets.
(c)
Additional width requirements. Additional widths
may be required by the Township:
[1]
Where necessary for public safety and convenience.
[2]
For parking in commercial or industrial areas.
[3]
Where old roads do not provide the proper width
and additional dedication is necessary.
[4]
No fences, hedges, trees, shrubbery, walls,
plantings or other obstructions shall be located or be permitted within
the right-of-way.
D.
Street paving. All street paving must conform to the
specifications incorporated in this section of the standards and be
approved by the Township Engineer prior to acceptance by the Township
Commissioners. All grades, horizontal curves, vertical curves, intersections,
sight distances and tangents shall conform to the requirements established
by this chapter and shall be subject to the approval of the Township
Engineer.
(1)
Subgrade.
(a)
The bottom of the excavation and the top of
the fill between the outer limits of the paving or base course, when
completed, will be known as the subgrade and shall conform to the
lines, grades and cross sections given. The subgrade for macadam paving
shall conform to the established lines, grade and cross sections as
approved by the Township Commissioners. The subgrade shall be solidly
compacted to a firm and unyielding state by rolling with a minimum
of ten-ton power roller. Unstable areas shall be removed and replaced
with suitable fill and then rerolled as required to provide a uniform
even surface.
(b)
Construction methods. After the excavation or
rough grading has been performed and all drains have been constructed,
the subgrade shall be fine graded and shaped to the proper cross section.
It shall be brought to a firm unyielding surface by rolling the entire
area with an approved three-wheel power roller having a metal weight
of not less than 10 tons. Solid rock, boulders, soft clay and all
spongy material which will not consolidate under the roller shall
be removed from the subgrade to a depth to be determined by the Township
Engineer or other person designated by the Township Commissioners.
The space shall be filled with suitable material from the excavation
and the subgrade rerolled until it presents a smooth and firm surface
of the proper shape and cross section. Crown board and straight edge
shall be used for checking road and street construction. Maximum deviation
shall not exceed 1/4 inch.
(2)
Shoulder.
(a)
Supporting shoulder shall be constructed on
all sections of projects where a base course or pavement is to be
constructed without other permanent support along the sides. All shoulders
shall be thoroughly compacted and graded to provide drainage from
the macadam surface.
(b)
Construction methods. Where concrete curbing
is not to be constructed, shoulders are to be constructed adjacent
to the paving of the proposed road. The width and type of construction,
grade and construction methods of these shoulders is to be determined
by or must meet the approval of the Township Engineer or other person
designated by the Township Commissioners.
(3)
Paving base course. The base course shall be a crushed
aggregate base course to a compressed thickness after completion of
eight inches. Construction will conform with the PennDOT Specifications
Form 408 dated 1967 or the latest revisions thereto.
(a)
Materials. The materials used and the construction
methods shall meet the requirements of this specification. Type A
stone meeting the requirements as specified in § 310 of
the PennDOT Specifications Form 408 dated 1967 or the latest revisions
thereto shall be used.
(b)
Construction methods. The construction methods
for the base course shall comply with the following:
[1]
Before spreading any of the coarse material,
the contractor or owner shall furnish a sufficient number of grade
stakes to represent the finished grade of the proposed roadway as
shown on the drawings. This shall be done to the satisfaction of the
Township Engineer or other person designated by the Township Commissioners.
[2]
Fine material for initial layer. Prior to placing
the coarse material, a layer of fine material as specified shall be
spread uniformly over the subgrade as a bed and filler at a minimum
thickness of one inch.
(c)
Spreading the coarse material. The crushed stone
shall be placed in two four-inch layers and spread uniformly on the
prepared subgrade so as to distribute the material to the required
depth for the full width of the base, unless otherwise specified for
part-width construction. Each course shall be thoroughly screened
and rolled. This material shall not be placed in a wet or frozen subgrade.
No material shall be placed without first obtaining the consent of
the Township Engineer or other person designated by the Township Commissioners.
Not more than an average day's work shall be placed in advance of
filling or rolling.
(d)
Rolling coarse material. The coarse material
shall be compacted by rolling with a three-wheel power roller having
a metal weight of not less than 10 tons. The rolling shall begin at
the sides and progress to the center, except on super-elevated curbs
when the rolling shall begin on the low side and progress to the high
side. The rolling shall be parallel to the center line of the roadway,
uniformly lapping each preceding track and covering the entire surface
with the rear wheels, and continuing until the material does not creep
or wave ahead of the roller wheels. Areas of the base inaccessible
to the roller shall be satisfactorily compacted by means of approved
tampers. The base course shall be compacted to ensure no movement
in the base.
(e)
Application of fine material. The fine material
generally shall be cast or spread in a series of thin applications,
parallel with the roadway. If spread by hand, the spreading shall
be performed with a sweeping motion of a square-pointed shovel alternately
in opposite directions, this process being continued until no more
material can be forced into the voids. Hand brooms shall be used to
spread the material over the surface, to ensure even distribution
and filling of all voids in the coarse material. All excess filler
material forming in piles or cakes upon the surface shall be loosened
and scattered. The rolling of the surface shall be continued during
the process of spreading the filler material and shall be as specified
for rolling the coarse material. Additional filler shall be applied
where necessary to fill the voids and the rolling continued until
the base course is thoroughly compacted and firmly set. The quantity
of filler material necessary shall be determined by the Township Engineer
or other person designated by the Township Commissioners. After the
completion of the application and rolling of dry screening, the surface
shall be sprinkled with water and rolled. If at any time subgrade
material should become churned up or mixed with the base course materials,
the contractor shall dig out and remove the mixture, reshape and compact
the subgrade and replace the materials removed with clean materials
which shall be filled and rolled until compacted satisfactorily.
(4)
Bituminous surface course ID-2A. This surface course
shall consist of two courses, binder course or special binder course
and wearing course, of hot-mixed, hot-laid asphaltic concrete, constructed
on a prepared base course. The bituminous surface course shall have
a total thickness, after final compaction, as specified by the Township
Engineer or other person designated by the Township Commissioners
but in no case shall be less than 2 1/2 inches after compression.
All street pavement cross sections, except where super elevated for
curves, will be a minimum slope from the center of the road to the
gutter of a minimum of 1/4 inch per foot to a maximum of 1/2 inch
per foot.
(a)
Materials. The materials shall conform with
the requirements as given in § 420 of the PennDOT Specifications
408 dated 1967, or the latest revision thereto.
(b)
Construction methods. The surface course shall
be type ID-2A as specified in the PennDOT Specifications Form 408
dated 1967, or the latest revision thereto, and shall be applied in
strict accordance therewith. No visible moisture shall be present
prior to the laying of each course. Road surface temperature shall
be 40° F. or greater with the temperature rising. All bituminous
surface courses shall have a total thickness after compression of
2 1/2 inches minimum. All edges shall be between finished road
and gravel shoulder where shoulder construction is used.
(c)
Lower Pottsgrove Township will require delivery
slips for all materials used in the construction of the street.
E.
Street intersections.
(1)
Number of intersections. No more than two streets
shall cross at the same point. Four-way intersections are to be avoided
in the layout when three-way or "T" intersections can be utilized.
When existing streets intersect at odd angles or have more than four
approaches, the subdivider, developer or builder shall be required
to make corrective changes to eliminate the odd angle or reduce the
number of approaches to the intersection by curving the lesser street.
(2)
Minimum angle of intersection. Right-angle intersections
shall be used whenever practicable, especially when local streets
empty into major or secondary streets; there shall be no intersection
angle, measured at the center line, of less than 60° minimum.
(3)
Center lines. Where center lines of residential or
secondary streets open into opposite sides of a major street within
100 feet of each other they shall be made to coincide by curving the
minor street or streets.
(4)
Primary thoroughfare. Wherever practicable, intersections
with through highways shall be kept to a minimum and shall be located
at least 1,200 feet apart.
(5)
Sight distance. Proper sight lines as provided in § 215-16B(1) of this chapter shall be maintained at all intersections of streets. There shall be measured along the center line a minimum clear sight triangle of 75 feet from the point of intersection. No building, tree, hedge, shrubbery or other obstruction whatsoever will be permitted in this area. Any obstruction to sight shall be removed at the time the street is graded or at the time a building or structure is erected, whichever shall first occur.
(6)
Maximum grade. Maximum grade within any intersection
shall not exceed 1% and approaches to an intersection shall follow
a straight horizontal course for 100 feet.
(7)
Approach grades. All approaches to an intersection
shall not exceed 3% for a distance of 50 feet measured from the nearest
right-of-way line of the intersecting street.
(8)
Radii of pavement and right-of-way at intersections.
Street intersections shall be rounded with tangential arcs at pavement
edge (curbline) and right-of-way 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
(in feet)
|
Minimum Radius of Arc at Intersection
of Right-of-Way Line
(in feet)
| |
|---|---|---|---|
|
Primary
|
40 (or more as may be required)
|
20 (or more as may be required)
| |
|
Secondary
|
30
|
20
| |
|
Residential
|
25
|
15
| |
|
Rural
|
25
|
15
| |
|
Cul-de-sac
|
25
|
15
| |
|
Marginal access
|
25
|
15
|
[Amended 3-23-1995 by Ord. No. 192; 9-26-1996 by Ord. No.
199]
A.
Alleys. Alleys are prohibited in residential developments
except as the completion extension of one in existence. In commercial
or industrial districts without expressly designed loading areas,
alleys with a minimum width of 25 feet shall be required. Where such
alleys dead end, they shall be provided with a turnaround having a
radius of not less than 25 feet. The cartway shall be a minimum of
20 feet.
(1)
Paving. The paving requirements shall be the same
as for street paving.
(2)
Intersections. Intersections of right-of-way lines
shall be rounded by a tangential arc, the minimum radius of which
shall be 10 feet, and the edge of the paving at intersections shall
be rounded by a tangential arc, the minimum radius of which shall
be 15 feet.
(3)
Obstructions. No fences, hedges, trees, shrubbery,
walls, plantings or other obstructions shall be located within the
right-of-way. Reasonable sight distance shall be provided at intersections
with streets.
B.
Driveways.
(1)
Location. Driveways shall be so located as to provide
reasonable sight distance at intersections with streets. A stopping
area measured 20 feet behind the right-of-way line shall be provided
not to exceed a four-percent grade.
(2)
Intersections. Driveways shall be located not less
than 40 feet from the street intersection and shall provide access
to the street of a lesser classification when there are streets of
different classes involved.
(3)
Pavement widths and grades. Driveway paving widths
and grades shall be as follows:
|
Land Use
|
Minimum Paving Width
(feet)
|
Minimum Radius at Curb
(feet)
|
Maximum Grade Percent
|
Maximum Change of Grade per 10 Feet
| |
|---|---|---|---|---|---|
|
Single-family residential
|
10
|
5
|
8%
|
10%
| |
|
Multifamily residential
|
12 (one way)
24 (two way)
|
10
10
|
8%
8%
|
10%
10%
| |
|
Commercial and industrial
|
12 (one way)
24 (two way)
|
15
15
|
5%
5%
|
7%
7%
|
(4)
Driveway widths and designs. All driveways will be designed according to Schedule A. (Schedule A is taken from the Commonwealth of Pennsylvania, Pennsylvania Code; Title 67, Transportation. The Department of Transportation, Chapter 44. Access to and Occupancy of Highways by Driveways and Local Roads; January 1982.)
(5)
All driveways shall be located, designed and constructed
in such a manner as not to interfere or be inconsistent with the design,
maintenance and drainage of the highway.
(6)
(7)
Frontages of 50 feet or less shall be limited to one
driveway. Normally not more than two driveways need to be provided
to any single property, tract or business establishment. Exceptions
may be made where the frontage exceeds 300 feet in length.
C.
Driveways for land developments.
(1)
The Township Commissioners shall have the authority
to approve driveways intended for the use of two or more families,
apartment developments, commercial and industrial projects where usage
by the occupants constitutes essentially a private street. Driveways
constituting private streets are those accessways used by two or more
families daily or 10 or more workers for vehicular circulation. Driveways
serving as private streets shall not be dedicated to the Township
nor does the Township assume any responsibility for their maintenance.
(2)
Construction of driveways to be used as private streets
shall conform to minimum design standards for public streets, other
than those applicable to rights-of-way, width, curbing and shoulder
grading; provided, however, that the width of the cartway shall not
be in any event less than 20 feet.
(3)
Location and placement of driveways serving as private streets shall comply with Subsection B of this section, Driveways. Additionally, provisions for drainage and stormwater runoff shall be approved by the Township Engineer.
(4)
The owner and all successors of any property which
is to abut any driveway serving as a private street shall be fully
responsible for the permanent improvement of the driveway(s) and for
the maintenance thereof in a good and safe condition.
(5)
The Township Commissioners shall evaluate the location,
placement and alignment of driveways serving as private streets based
upon the ease of accessibility to and efficient maneuverability throughout
the development for protective services of fire and police.
D.
Parking areas.
(1)
Automobile parking facilities shall be provided off street in accordance with requirements of the Lower Pottsgrove Township Zoning Ordinance (Chapter 250) and this chapter.
(2)
At no time shall angle or perpendicular parking along
the curbs of local, public or private access roads or streets be permitted.
All parking lots and bays allowing any parking other than parallel
shall be physically separated from the cartway by a minimum of seven
feet and confined to barrier curbing.
(3)
No one area for off-street parking of motor vehicles
in residential areas shall exceed 36 cars in capacity. Separate parking
areas on a parcel shall be physically separated from one another by
eight-foot planting strips.
(4)
No less than 20 feet of open space shall be provided
between the curbline of any parking area and the outside wall of the
dwelling unit in residential areas.
(5)
Parking may be permitted within side and/or rear yards
when the side and/or rear yards abut a district zoned industrial and/or
commercial. However, no parking shall be permitted within five feet
of a side or rear property line unless formal arrangements, satisfactory
to the Township, have been made for the establishment of common parking
facilities.
(6)
In commercial and industrial districts, provision
of common parking facilities is hereby encouraged in recognition of
their increased flexibility and efficiency. Subject to formal arrangements
between the proposed users of the common parking facilities satisfactory
to the Township, the Zoning Hearing Board may reduce the aggregate
amount of required parking space by joint use of the common parking
area. When common parking facilities are approved, side and/or rear
yard parking requirements may be waived in order to establish unified
and continuous parking areas. In such cases, access drives and sidewalks
shall be so aligned as to maximize parking efficiency and minimize
traffic congestion. Entrances and exits must have clear sight lines
and good visibility so that, both going in and coming out, drivers
can see and cars can be seen.
(7)
Parking stall dimensions shall not be less than 10
feet in width and 18 feet in depth.
[Amended 12-6-2021 by Ord. No. 355]
(8)
Buffer planting requirements shall be applicable to
parking lot facilities along the area fronting major or secondary
roads and along the area adjacent to other properties.
(9)
All dead-end parking lots shall be designed to provide
sufficient backup area for the end stalls.
(10)
No less than a five-foot radius of curvature
shall be permitted for all curbline in all parking areas.
(11)
Parking lot dimensions shall be no less than
those listed in the following table:
|
Angle of Parking
|
Parking Stall Depth
(feet)
|
Parking Stall Width
(feet)
|
Aisle Width One-Way
(feet)
|
Aisle Width Two-Way
(feet)
|
|---|---|---|---|---|
|
90°
|
18
|
9.5
|
25
|
25
|
|
60°
|
21
|
10
|
18
|
20
|
|
45°
|
19
|
10
|
15
|
18
|
(12)
Off-street parking in the Sanatoga Village District
must comply with the following requirements, which are intended to
augment existing parking lot layout regulations in order to reduce
the physical and visual impact of parking in the district:
(a)
The layout of off-street parking lots shall
provide for a continuous and safe flow of traffic and be accessible
to sidewalks and convenient to uses.
(b)
Wherever possible, parking lots shall be divided
by landscaping or buildings to reduce the visual and physical impact
of large paved areas on the environment. Small clusters of parking
convenient to specific buildings is preferred to large undifferentiated
areas of parking.
E.
Alleys and driveways in the Sanatoga Village District.
Limiting access points on High Street in order to simplify traffic
and pedestrian circulation is an important goal of the Sanatoga Village
District; therefore, alleys and shared driveways are encouraged in
the district.
(2)
Shared driveways shall have appropriate covenants
and/or easements among all parties sharing the driveway. Setbacks
and/or landscape buffer areas for shared driveways may be reduced
or eliminated at the discretion of the Township Commissioners.
(3)
Access regulations.
(a)
For lots other than corner lots which have less
than 100 feet of footage, a maximum of one accessway to a public street
shall be permitted.
(b)
For individual lots with frontage greater than
100 feet or for a combination of lots with shared driveways having
greater than 100 feet combined frontage, no more than two access points
shall be permitted onto each street which the lot(s) abuts.
(c)
Alternatives to directly accessing High Street,
such as sharing driveways, accessing adjoining streets or creating
rear alleys, shall be taken when possible.
[Amended 9-26-1996 by Ord. No. 199]
A.
Sidewalks.
(1)
Where required. Sidewalks shall be provided along
all streets excepting where, in the opinion of the Township Commissioners,
they are unnecessary for the public safety and convenience.
(2)
Width and thickness. Sidewalks shall not be less than
four feet in width in residential areas. A greater width shall be
required in areas in which apartments or business buildings are located
or where deemed necessary, at the discretion of the Township Commissioners.
(3)
Sidewalks shall be located two feet behind curbline.
The grade and paving of the sidewalk shall be continuous across driveways
except in certain cases where heavy traffic volume dictates special
treatment.
(4)
Construction methods.
(a)
Sidewalks shall be constructed so as to discharge
drainage to the street, the grade of which shall not be less than
1/4 inch per foot. The finished grade between the outside of the sidewalk
to the curbline (edge of the cartway) shall never exceed a total vertical
elevation change of one foot. Sidewalks shall be constructed of concrete
to a width as indicated for the various classifications of streets.
(b)
Concrete used in curbing work shall be at least
3,000 psi at 28 days with certification of the mix furnished to the
Township Engineer. Concrete shall be placed in forms that are straight
and securely braced. Care shall be taken to control the water content
to prevent separation of the aggregates. The concrete shall have a
broom finish and the edges shall be finished with an approved edging
tool.
(c)
All concrete sidewalks shall be constructed
on a four-inch crushed stone or gravel base to ensure proper drainage.
The concrete shall be placed so that there is a separate joint every
five feet and shall be so constructed so that the five-foot sections
are completely separated from adjacent sections. one-half-inch premolded
expansion joint shall be placed every 20 feet and between all points
where the concrete sidewalks abut a concrete curb.
(d)
All concrete sidewalks shall have a minimum
thickness of four inches except under driveways where they shall have
a minimum thickness of six inches. The concrete apron in the driveway
area shall be reinforced with wire six by six inches, Number 9 wire
(minimum). Two layers of this wire shall be utilized with a minimum
of two-inch spacing between layers. The wire shall be installed so
that it is not closer than 1/2 inch from the top or bottom surface
of the driveway.
B.
Curbs.
(1)
Concrete curbs shall be installed along each side
of every residential, secondary or commercial street or road. Concrete
curbs shall be 22 inches deep, seven inches wide at the top and eight
inches wide at the base. Curbing shall be built in ten-foot lengths,
and an approved expansion joint of one-fourth-inch minimum thickness
shall be used at each joint. A combination curb and gutter may be
used at the option of the developer when approved by the Township
Engineer. Where combination curb and gutter is used, it must be placed
on a minimum of four inches of crushed stone or gravel to provide
adequate drainage beneath the curb.
(2)
All concrete used in the construction of improvements
shall be certified to develop a compressive stress of at least 3,000
psi at 28 days with certification of the mix furnished to the Township
Engineer.
(3)
Concrete shall be placed in forms that are straight
and securely braced. Care shall be taken to control the water content
to prevent separation of the aggregates. All concrete shall be thoroughly
tamped into the forms. After the concrete has set sufficiently, the
form shall be removed and the exposed surface shall be rubbed to provide
an even finish. All edges shall be finished with an approved edging
tool.
(4)
To provide for driveway, depressions in the curbing
may be constructed and finished during the time of pouring.
C.
Sidewalks within the Sanatoga Village District. Sidewalks
play a vital role in creating an environment conducive to blending
people and automobile traffic. A major goal of the Sanatoga Village
District is to provide for pedestrian circulation as follows:
(1)
A continuous sidewalk system linking buildings to
other buildings, parking and the main sidewalk along High Street shall
be required.
(2)
The hierarchy of sidewalk widths [as provided in § 215-18A(2)] shall be required as follows:
(a)
Minimum width of all sidewalks shall be five-feet
clearance.
(b)
The minimum width may be reduced at the discretion
of the Township to three-foot clearance for minor interior access
sidewalks given the applicant can prove to the Township's satisfaction
that pedestrian traffic and wheelchair accessible routes will not
be impeded by the reduced widths and that adequately sized entry areas
are provided at all doors.
(c)
Sidewalks in or next to parking areas shall
be protected by wheelstops to prevent overhang of bumpers to guarantee
the minimum entrance.
(3)
Sidewalk setback from curb.
(a)
There shall be a minimum sidewalk setback from
the curb or edge of cartway of six feet along High Street or other
major through streets in a proposed development.
(b)
In areas where topography or other physical
constraints, such as existing buildings or trees, prevents a six-foot
setback, the sidewalk setback may be reduced, at the discretion of
the Township Commissioners.
A.
Length. In general, all blocks in a subdivision shall
have a minimum length of 500 feet and a maximum length of 1,200 feet
unless special conditions warrant a variance.
B.
Width.
(1)
Whenever practicable, blocks shall be of such width
as to provide two tiers of lots of the minimum size permitted under
the applicable zoning classification except in the case of lots along
a major thoroughfare where the lot fronts on an interior street.
(2)
Through lots. Double frontage lots are to be avoided
and generally will not be permitted except where reversed frontage
is desired away from a major thoroughfare to a street of lesser traffic
volume.
C.
Crosswalk. Crosswalks not less than 10 feet wide and
with concrete paving not less than four feet wide may be required
where necessary to provide access to schools, churches, parks and
commercial areas. They shall be maintained by the abutting property
owners in the same manner as sidewalks on public streets.
D.
Nonresidential blocks. Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers may be required along with safe and convenient limited access to the street system. Space for off-street loading may also be required with similar access. Space for the extension of streets, railroad access right-of-way and utilities shall be provided. The amount of parking space shall be as required by the Zoning Ordinance (Chapter 250).
A.
Subdivisions or land developments with existing structures
on land. No subdivision of land will be approved with the property
line extending through any portion of any existing structure.
(1)
If structure(s) is to remain:
(a)
In residential zoning districts of the Township,
the lot size and the lot dimensions of the newly created lot containing
the structure(s) must be in scale with the height and bulk of the
existing structure even if this requires a lot area and/or dimensions
exceeding the minimum zoning requirement for that district. Structures
proposed on the vacant portions of lands being subdivided shall conform
to the extent possible with the height, bulk, building material and
architectural character of the existing structures in the immediate
vicinity, and the subdivision plans shall show building plans at suitable
detail.
(b)
In other zoning districts of the Township (especially commercial and industrial districts), the subdivision of the land must provide adequate service and parking facilities, etc., in keeping with the minimum requirements of the Zoning Ordinance (Chapter 250) for each lot and cumulatively for all lots in the subdivision. No subdivision will be approved in such instances if the servicing and/or parking facilities, etc. attendant to the existing structure are deemed inadequate or would be considered to become inadequate with the development of the now vacant lands. Any new structures contemplated on the newly subdivided parcels shall be in conformity with the existing structures in the immediate vicinity to the extent possible in regard to height, bulk, building material and architectural character, and the subdivision plans shall show building plans at suitable detail.
(2)
If existing structure(s) is to be removed, subdivision approval will be issued "conditional" to the expeditious removal of existing structures in complete conformity to all other pertinent Township procedural requirements. The subdivision plans shall furthermore show in detail the proposed development of each parcel of ground, and the proposed development shall not provide less service and parking facilities, etc., than now exist. In commercial and industrial areas, plots of land that have been cleared, as well as the existing vacant portions of such lands, should be developed in conformity with the long-range needs of the area to the extent possible, and all developmental requirements embodied in this chapter and the Zoning Ordinance (Chapter 250) shall be adhered to. If roadway realignments and other similar requirements are deemed necessary in the immediate vicinity of the plot being subdivided, they shall be corrected as part of the subdivision design to the utmost of the subdivider's ability.
(3)
If existing structure(s) is to be partly replaced
or is to be added to, demolition plans and/or construction plans must
be detailed as part of the subdivision plan review, and subsequent
subdivision approval will be conditional upon compliance with said
proposed details. Additions to existing structures shall be in harmony
with existing structures in the immediate vicinity, especially in
respect to height, bulk, building materials and architectural characteristics.
In the case of partial demolition of existing structures, the remaining
structure must be in keeping with the existing buildings in the immediate
vicinity in relation to type, bulk, building material and architectural
characteristics. Renovation work to the remaining portion of a structure
following partial demolition must be completed promptly and expeditiously.
B.
Lot grading for subdivisions and land developments.
(1)
Blocks and lots. Blocks and lots shall be graded to
secure proper drainage away from buildings and to prevent the collection
of stormwater in pools. Minimum two-percent slopes away from structures
shall be required.
(2)
Design. All drainage provisions shall be of such design
as to carry surface waters to the nearest practical street, storm
drain or natural watercourse. Where drainage swales are used to deliver
surface waters away from buildings they shall not be less than 1%
nor more than 4%. The swales shall be sodded or planted as required
and shall be of such shape and size to conform with specifications
of the Township Engineer.
(3)
Concentration. The concentration of storm drainage
in a swale along the rear or side lot lines is strictly forbidden.
(4)
Construction. The subdivider shall construct and/or
install such drainage structures and/or pipes which are necessary
to prevent erosion damage and to satisfactorily carry off such surface
waters to the nearest practical street, storm drain or natural watercourse.
(5)
Excavation. No excavation shall be made with a cut
face steeper in slope than 1 1/2 horizontal to one vertical (66.5%)
except under one or more of the following conditions:
(a)
The excavation is located so that a line having
a slope of 1 1/2 horizontal to one vertical and passing through
any portion of the cut face will be entirely inside of the property
lines of the property on which the excavation is made.
(b)
The material in which the excavation is made
is sufficiently stable to sustain a slope of steeper than 1 1/2
horizontal to one vertical, and a written statement of a civil engineer,
licensed by the Commonwealth of Pennsylvania and experienced in erosion
control, to that effect is submitted to the Township Engineer and
approved by him. The statement shall state that the site has been
inspected and that the deviation from the slope specified hereinbefore
will not result in injury to persons or damage to property.
(c)
A concrete or stone masonry wall constructed
according to present or future designs of the Township of Lower Pottsgrove
is provided to support the face of the excavation.
(6)
Fill. No fill shall be made which creates any exposed
surface steeper in slope than 1 1/2 horizontal to one vertical
except under one or more of the following conditions:
(a)
The fill is located so that settlement, sliding
or erosion will not result in property damages or be a hazard to adjoining
property, streets, alleys or buildings.
(b)
A written statement from a civil engineer, licensed
by the Commonwealth of Pennsylvania and experienced in erosion control,
certifying that he has inspected the site and that the proposed deviation
from the slope specified above will not endanger any property or result
in property damage, is submitted to and approved by the Township Engineer.
(c)
A concrete or stone masonry wall constructed
according to present or future designs of the Township of Lower Pottsgrove
is provided to support the face of the excavation.
(7)
Slopes and fences. The top or bottom edge of slopes
shall be a minimum of three feet from property or right-of-way lines
of streets or alleys in order to permit the normal rounding of the
edge without encroaching on the abutting property. All property lines
(where walls or slopes are steeper than one horizontal to one vertical
and five feet or more in height) shall be protected by a chain link
fence four feet in height approved by the Township. The fence shall
be an integral part of the wall.
(8)
Cleanup. All lots must be kept free of any debris
or nuisances whatsoever.
(9)
Commercial/industrial areas. Roof drainages shall
be conveyed by downspout constructed under the sidewalk and through
the curb or to a storm sewer or natural watercourse, if available.
(10)
Site grading plan. The Township Engineer may
require a grading plan in conjunction with the plan of subdivision
or land development in order to ensure compliance with the above standards.
C.
Lot siting, planting and beautification for subdivisions
and land developments. In order to promote the highest environmental
quality possible, the success to which the applicant of a subdivision
or land development plan has preserved existing salient natural features
and land forms intrinsic to the site shall be assessed. Terms of approval
of a plat may be subject to the manner in which the layout or design
of the plan has preserved existing natural features.
(1)
Limit of contract. Where the applicant is offering
for dedication or is required by ordinance to establish a reservation
of open space or preserve an area of scenic or historic importance,
a limit of contract which will confine excavation, earthmoving procedures
and other changes to the landscape may be required to ensure preservation
and prevent despoliation of the character of the area in open space.
(2)
Tree preservation. All trees six inches or more in
caliper at breast height should not be removed unless within the proposed
right-of-way line of a street or impracticable for development. Relocation
of noteworthy plant material should be encouraged where retention
is impracticable.
(3)
Topsoil preservation. No topsoil shall be removed
from the site or used as spoil. Topsoil must be removed from the area
of construction and stored separately. Upon completion of the construction,
the topsoil must be redistributed on the site uniformly. All areas
of the site shall be stabilized by seeding or planting on slopes of
less than 10% and shall be stabilized by sodding on slopes of 10%
or more and planted in ground cover on slopes of 20%, provided that
riprap shall be utilized for banks exceeding 25%.
(4)
Landscaping. For all multifamily, commercial and industrial
districts, the developer should incorporate sufficient planting into
his design so as to gain approval of the Township Planning Commission.
It should be of a type recommended by the Planning Commission, including
open space, planting strips, screening, formal gardens, shade trees,
natural barriers or other types of acceptable growth.
(5)
Buffer planting requirements. The land surrounding
any permitted use shall be landscaped except for paved areas, such
as walkways, accessways, play areas, and necessary parking and service
areas, and each apartment house, group apartment development or nonresidential
use shall make such other suitable screening provision as is necessary
to safeguard the character of adjacent area. A buffer area shall be
used for no purpose other than planting, screening, lawns or trees
except for necessary accessways. Such buffer area shall include a
suitable and uninterrupted coniferous planting screen of sufficient
height and density to give maximum protection and immediate screening
to the abutting district. Such screening shall be permanently maintained
and replaced where necessary to present an attractive appearance.
(6)
Preserved landscaping. When there is a conscientious
effort to preserve the existing natural integrity and character of
a site and where such preservation effectuates areas of woodland and
trees comparable to required planting improvements, i.e., landscaping
and buffer screening, the plan may be received in lieu of additional
landscaping requirements.
[Amended 7-7-1997 by Ord. No. 206]
A.
Declaration of legislative intent. These recreation area and open space requirements are based on the fact that subdividing land for a profit is a privilege granted by the Township to a developer who should then be liable for the general welfare of the residents of his development without placing an additional tax burden on the rest of the community. Notwithstanding § 250-13 of Chapter 250, Zoning, this section shall pertain only to residential subdivision and/or land development within R-1, R-2 and R-4 Residential Districts.
B.
ACTIVE RECREATION
ACTIVE RECREATION AREA
LEISURE
PASSIVE RECREATION
PASSIVE RECREATION AREA
RECREATION
(1)
(2)
(3)
Definitions. As used in this chapter, the following
terms shall have the meanings indicated:
Any activity that requests some physical exertion on the
part of the participant. See subsections (1) and (3) of the definition
of "recreation" for general examples.
Any area developed in such a manner as to be conducive to
those activities that fall within the range of active recreation.
Examples: athletic fields and hard-surfaced courts, pools, large dams,
totlots, bicycle and walking trails, open turf areas and apparatus
areas.
Time not committed to making a living or involved with other
necessary support functions, discretionary or "free time."
Any activity that requires little or no physical exertion
on the part of participant. See subsections (2) and (3) of the definition
of "recreation" for general examples.
Any area developed in such a manner as to be conducive to
those activities that fall within the range of passive recreation.
Examples: scenic vistas, natural areas, craft areas, meeting areas,
sitting areas, walkways, sunbathing, gardens, streams and impoundments,
social events, picnicking and spectating sports. Areas most often
left in a natural undisturbed state with little or no developed facilities.
Any activity, whether structured or not, in which individuals
voluntarily engage during their leisure. Examples would include:
Active. Sports (individual, dual, team, co-recreational
and combative), athletics, both land- and water-based; totlots; playgrounds.
Passive. Arts and crafts, spectating, picnicking,
trails, hiking, nature study and board games.
Either, depending on specifics, dance, drama,
music, games, skills, social recreation, special events, hiking/walking,
cycling, hobbies, outdoor educational activities and cultural activities.
C.
Purpose. All residential subdivision or land development
plans submitted after the effective date of this chapter shall provide
for suitable and adequate recreation in order to:
(1)
Ensure adequate recreational areas and activities
to serve the future residents of the Township.
(2)
Maintain compliance with recreational standards, as
developed by the National Recreation and Parks Association.
(3)
Reduce increasing usage pressure on existing recreational
areas and facilities.
(4)
Comply with the goals of the chapter "to preserve
and enhance the natural features of the Township and to provide a
coordinated open space and recreational system in the Township."
(6)
Ensure that all present and future Township residents
have the opportunity to engage in many and varied leisure pursuits.
(7)
Reduce the possibility of the Township becoming overburdened
with the development and maintenance of many very small, randomly
planned and widely separated recreation areas.
D.
Exemptions and requirements.
(1)
Lands within the CL Cluster Development (Article X), PRD Planned Residential Development (Article XI)[1] and MHP Mobile Home Park District (Article XII) of Chapter 250, Zoning, are exempted from the requirements of this section but are governed by the open space and recreation requirements within their respective articles.
[1]
Editor's Note: Former Art. XI, PRD Planned Residential Development
District, as amended, was repealed 12-1-2014 by Ord. No. 315.
(2)
The amount of land required to be provided for recreational
purposes for residential subdivision or land development plans not
exempted from the provisions of this chapter shall be as follows:
(a)
Single-family developments (R-1, R-2, R-3 and
R-4). In the case of a single-family subdivision, the developer shall
provide a minimum of 1,300 square feet per building lot.
(b)
Multiple-family developments (R-3 and R-4).
In multiple-family developments, a minimum area of 20% of the total
area shall be provided for recreation exclusive of roadways of the
land being developed.
(3)
A maximum of 25% of the total land area required by
this chapter to be provided for active recreation may consist of floodplain
areas.
(4)
A maximum of 10% of the total land area required by
this chapter to be provided for active recreation may consist of underground
or overhead utilities.
(5)
Such land set aside shall be suitable to serve the
purpose of active and/or passive recreation by reason of its size,
shape, location and topography and shall be subject to the review
of the Lower Pottsgrove Planning Commission, the Parks and Recreation
Board and approval of the Board of Commissioners.
(6)
The developer shall satisfy the Township that there are adequate provisions to assure retention and all future maintenance of such recreation areas by maintaining ownership or by providing for and establishing an organization for the ownership and maintenance of the recreation area, and such organization shall not be dissolved nor shall it dispose of the recreation area by sale or otherwise except to an organization conceived and established to own and maintain the recreation area without first offering to dedicate the same to the Township. The provisions of the articles on cluster development (Article X), planned residential development (Article XI)[2] and mobile home parks (Article XII) of Chapter 250, Zoning, are provisions of ownership incorporated herein by reference and are deemed to be applicable to organizations established pursuant to this section for the ownership and maintenance of recreation areas.
[2]
Editor's Note: Former Art. XI, PRD Planned Residential Development
District, as amended, was repealed 12-1-2014 by Ord. No. 315.
(7)
Ownership and maintenance provisions must be approved
by the Board of Commissioners as part of the subdivision and land
development final application.
(8)
All proposed recreation areas and open space areas
pursuant to this section shall be designated on preliminary and final
plans required by this chapter and shall be subject to review and
approval by the Township in accordance with the procedure contained
in this chapter.
E.
Criteria for locating proposed recreation areas. The
Planning Commission and the Board of Commissioners in exercising their
duties regarding the review and approval of subdivision and land development
plans shall consider the following criteria in determining whether
to approve the proposed location of recreation areas in the developer's
subdivision or land development plan.
(1)
Said site or sites shall comprise a single parcel
of land except where the Planning Commission and Park and Recreation
Commission determines that the creation of two or more parcels would
be in the public interest and determine that, where feasible, a connecting
path or strip of land is in the public interest. It will be, if at
all possible, centrally located in the development.
(2)
Site or sites should be easily and safely accessible
from all areas of the development to be served, have good ingress
and egress and have access to a public road; however, no public road
shall traverse the site or sites.
(3)
Site or sites should have suitable topography and
soil conditions for use and development as a recreation area.
(4)
Size and shape for the site or sites should be suitable
for development as a particular type of park. Sites will be categorized
by the Township using the standards established by the National Recreation
and Parks Association (Publication No. 10005, 1970 Edition, as may
be amended).
(5)
When designing and developing these recreation areas,
it shall be done according to the standards established by the National
Recreation and Parks Association, copies of which may be inspected
at the Township office.
(6)
Site or sites should, to the greatest extent practical,
be easily accessible to essential utilities, water, sewer and power.
(7)
Active recreation areas must be equipped with water
receptacle, drinking fountains and benches.
(8)
Site or sites should meet minimum size in respect
to usable acreage with respect to National Recreation and Parks Association
standards with 75% of such area having a maximum slope of 7%.
(9)
Site or sites should be compatible with the objectives,
guidelines and recommendations as set forth in the Township Comprehensive
Plan and the open space and environmental resource protection plan.
(10)
An open space area(s) shall be developed to
complement and enhance the man-made environment. In the selection
of the location of such areas, consideration shall be given to the
preservation of natural features which will enhance the attractiveness
and value to the remainder of the property to be subdivided or developed.
Such features are floodplains, including streams and ponds; slopes
equal to or greater than 15%; mature, permanent vegetation; exceptional
views; and other community assets as determined by the Board of Commissioners.
(11)
Said area(s) shall relate to abutting open space
and/or other land uses.
(12)
Said area(s) shall be located and designed so
that it does not become a barrier to the handicapped, aged or people
with baby strollers.
(13)
Said area(s) shall be at a location conveniently
accessible to the residents to be served.
(14)
Said area(s) shall be of such size and shape
as to be usable for passive and/or active recreational uses.
(15)
Said area(s) shall have access which is sufficiently
wide for maintenance equipment. In all instances, said open space
area(s) shall be maintained in a careful and prudent manner.
(16)
The location, form, overall design and use of
said open space area(s) shall be approved by the Board of Commissioners
of Lower Pottsgrove Township. The Board of Commissioners shall request
the review and recommendations of the Township Planning Commission
and Park and Recreation Commission of Lower Pottsgrove before rendering
a final decision on the appropriateness of said open space area(s).
F.
Dedication to Township.
(1)
In a case where the developer does not wish to retain
the required recreation area, such area may be dedicated to the Township
for public use.
(2)
In addition to approving the site of recreation areas
to be declared to the Township, the Planning Commission and the Parks
and Recreation Board shall make its recommendations to the Board of
Commissioners as to whether the dedication should be accepted by the
Township.
(3)
Such areas dedicated to the Township for public use
shall be suitable for recreation purposes by reasons of size, shape,
location, topography and access.
(4)
The Planning Commission and the Parks and Recreation
Commission may find dedication to be impractical because of the size,
shape, location, access (ingress/egress from public road), topography,
drainage or other physical features of the land, because such dedication
would adversely affect the subdivision or land development and its
future residents or occupants or that there is no land area within
the proposed subdivision which is practical for dedication to the
public because of size, access (ingress/egress from public road),
topography or other physical characteristics.
(5)
When the Board deems it to be in the public interest
to accept dedicated land, such acceptance shall be by means of a signed
resolution and deed of dedication to the Township, to which the property
description of the dedicated recreation area shall be attached.
(6)
All costs, filing fees and all other expenses incidental
to the dedication of said recreation area and/or open space shall
be borne by the developer and paid prior to final plan approval.
(7)
An applicant shall state what improvements to the land are intended to make it suitable for its intended purpose, such as rough grading, drainage improvements, landscaping, clearance of undesirable vegetation or development of rough trails. The applicant shall not be required to actually construct or install active recreation facilities as part of a land dedication or reservation except as part of any agreement under Subsection I, Fee modification process. Open space shall be free of construction debris, excavated materials and solid waste prior to dedication.
(8)
Required common open space shall be deeded to the
Township, unless the Board of Commissioners agrees to allow a dedication
to any of the following: the Pottsgrove Area School District, Montgomery
County, a property-owner/condominium association or an environmental
organization acceptable to the Board of Commissioners.
(9)
Any required open space dedication shall include deed
restrictions to permanently prevent the development of buildings,
except buildings for noncommercial recreation or to support maintenance
of the land for recreation.
(10)
If only a portion of a larger tract of land
is currently proposed to be subdivided or the applicant owns one or
more adjacent tracts that are not currently proposed to be subdivided,
the applicant shall provide a sketch of a possible future land dedication
or reservation on these adjacent lands in the event of their development
in the future. This is intended to encourage long-term coordination
of open space.
(11)
The Board of Commissioners may require that
a required land dedication or reservation within a property currently
being subdivided be placed along an adjacent undeveloped property
so that, in the future, open spaces on both sides of the property
line may be combined.
G.
Fee in lieu of dedication.
(1)
Where the Board of Commissioners agree with the developer
that, because of the size, shape, location, access, topography or
other physical features of the land it is impractical to dedicate
land to the Township or set aside an open space area, the Commissioners
shall require a payment of a fee in lieu of dedication of such land
and recreational facilities which shall be payable to the Township.
A notation stating that such fees are accepted shall be stated on
the final record plan.
(2)
The amount of the fee shall be equal to the fair market
value of the land as required under this section and recreational
facilities that would normally be preserved and developed for open
space and recreation use under this section to the approval of the
final plan. The cost of determining the fair market value of the land
and recreational facilities shall be borne by the developer and shall
result in a reasonable value acceptable to the Board of Commissioners.
The Township Park and Recreation Commission shall determine the improvement
value costs.
(3)
Upon request of any person who paid any fee under
this subsection, the Township shall refund such fee, plus interest
accumulated thereon from the date of payment, if the Township had
failed to utilize the fee paid for the purposes set forth in this
section within three years from the date such fee was paid.
H.
Combination of land and fees. Upon mutual agreement
of the Board of Commissioners and the applicant, the Township may
accept a combination of common open space and fee in lieu of land
to meet the requirements of this section for a residential subdivision
or land development. This combination shall be based upon the common
open space requirement that applies to a certain number of dwelling
units and the fee in lieu of land requirement that applies to the
remaining number of dwelling units.
I.
Fee modification process.
(1)
The Board of Commissioners may modify or reduce the
requirements of this section by accepting a binding contract of the
developer to:
(a)
Construct substantial permanent recreation facilities
within the proposed subdivision or land development.
(b)
Construct substantial permanent recreation facilities
on existing public open space.
(c)
Donate or sell appropriate land at a reduced
market value to the Township or the county for public recreation,
provided that the applicant proves by evidence from qualified professionals
that such market value is in fact reduced by an amount at least equal
to the value of the acceptable fee in lieu of dedication.
(2)
The Township may accept such modification if the applicant
clearly proves to the satisfaction of the Board of Commissioners,
after providing the Parks and Recreation Board and Planning Commission
with an opportunity for review, that such alternative will be substantially
equivalent to the value of land and/or facilities needed to meet the
recreation needs of the inhabitants of the development. Such modification
shall be based upon an estimate of the market value of the improvements
by the applicant's engineers, approved by the Township's Engineer
and subject to acceptance by the Board of Commissioners.
A.
Reserve strips. Reserve strips controlling access
to streets, alleys, subdivisions or adjacent areas are prohibited.
B.
Rights-of-way and/or easements. For sanitary utilities,
road construction or maintenance or for drainage purposes, public
utilities or for any specific purpose shall be required by the Township
Commissioners, as needed; the location and width in each case to be
as determined by the Commissioners:
(1)
Building setback lines shall be measured from the
nearest side of the right-of-way or easement to the proposed building.
(2)
Nothing shall be permitted to be placed, planted,
set or put within the area of an easement. The area shall be kept
as lawn.
(3)
The owner of any lot, upon written request by the
Township and at the owner's sole expense, shall remove anything placed,
planted, set or put (with or without knowledge of this regulation)
within the area of any easement.
(4)
To the fullest extent possible, easements shall be
adjacent to rear or side lot lines.
C.
No right-of-way nor easement.
(1)
No right-of-way nor easement for any purpose whatsoever
shall be recited or described in any deed unless the same has been
shown on the approved plan.
(2)
Any error found in a deed shall be immediately corrected
and rerecorded in the office of the Recorder of Deeds for Montgomery
County at Norristown, Pennsylvania, at the sole expense of the subdivider.
D.
Easements.
(1)
Utility. Easements with a minimum width of 20 feet
shall be provided for common utilities and drainage when provided
in unwanted dedicated land. Nothing shall be permitted to be placed,
planted, set or put within the area of an easement but shall be maintained
as lawn.
(2)
Drainage. Drainage easements shall be required along
natural watercourses to a minimum width of 25 feet from the center
line and may be used for storm and sanitary sewers and as open space.
Where conditions warrant, such as in floodplains, additional width
shall be required in such cases when runoff treatment requires a wider
easement. Runoff studies must prove such requirements beyond the delineated
floodplain.
(3)
Dedication. Where stormwater or surface water will
be gathered within the subdivision or land development and discharged
or drained in volume over lands within or beyond the boundaries of
the subdivision or land development, the subdivider, developer or
builder shall reserve or obtain easements over all lands affected.
The easements shall be adequate for such discharge of drainage and
for carrying off of such water and for the maintenance, repair and
reconstruction of the same, including the right of passage over by
vehicles, machinery and other equipment for such purposes, and which
shall be of sufficient width for such passage and work. The subdivider,
developer or builder shall convey, at no cost, the easements to the
Township upon demand.
A.
Bench marks. The Township elevations are based on
the Township sanitary sewer system datum and/or the U.S. Geodetic
Survey Map. Location and elevation is available to all engineers and
surveyors upon request to the Township Engineer's office. All contours
and elevations shown on plans must be based on this system.
B.
Staking requirements. All lots shall be staked by
the registered engineer or surveyor for the subdivider, when final
grading has been completed. This stake-out shall be visible and completed
before an owner or occupant moves into the property. All lot corner
markers shall be permanently located and shall be at least five-eighths-inch
metal pin with a minimum length of 24 inches, located in the ground
to existing grade.
[Amended 5-25-2000 by Ord. No. 217; 5-2-2005 by Ord. No.
140-E]
A.
Goals. The goals for stormwater management in Lower
Pottsgrove Township are:
(1)
To protect the health, safety and general welfare
of the Township residents by protecting the surface waters and groundwaters
of the Township through effective stormwater management and control
of sedimentation and erosion, as provided in this article.
(2)
To limit the negative impacts of development that
occur with inadequately managed stormwater. These negative impacts
include, but are not limited to, altered hydrology, lowering of the
groundwater table, physical stream impacts and biological impacts
to nonpoint-source pollutants.
B.
Purpose. The purpose of stormwater management in Lower
Pottsgrove Township is:
(1)
To maintain the predevelopment water balance in watershed
and subwatersheds and to work to restore natural hydrologic regimes
wherever possible throughout the stream system.
(2)
To the limits possible, maintain the predevelopment
volume of groundwater recharge.
(3)
To prevent significant increase in surface runoff
volumes, predevelopment to post development, thereby mitigating flooding
downstream in the watershed, enlarging floodplains, eroding stream
banks and creating other flood-related health-welfare-property losses
and to work to reduce runoff volumes to predevelopment levels.
(4)
To maintain predevelopment peak rates of discharge,
site by site, so as not to worsen flooding adjacent to downstream
sites.
(5)
To minimize nonpoint-source pollutant loading to groundwaters
and surface waters generally throughout Lower Pottsgrove Township.
(6)
To minimize impacts on stream temperatures.
(7)
To minimize aesthetic impacts.
(8)
To manage stormwater through approaches and practices
that rely on natural process to the greatest extent possible and require
a minimum of structures.
C.
Applicability. The provisions of this § 215-24 shall apply to all subdivisions and land developments as defined in this chapter or as otherwise required by the Township and shall be the minimum requirements to be met, except that in those cases where the provisions of the Township's separate Stormwater Management Ordinance (Ordinance No. 252; Chapter 203, Article I, of this Code) are, by the terms of thereof and as may be amended from time to time, determined to be applicable by the Board of Commissioners, and then the provisions set forth in said ordinance shall supersede any provisions to the contrary contained in this § 215-24.
D.
General provisions. The following provisions shall
be followed and incorporated into the development review and construction
process:
(1)
The choice and design of stormwater management systems
used to meet the requirements of this section shall be based on the
system types and specifications set forth in the Pennsylvania Handbook
of Best Management Practices for Developing Areas published by the
Commonwealth of Pennsylvania. Various combinations of methods should
be tailored to suit the particular requirements for the type of development
and the local site conditions and approved by the Township Engineer.
(2)
The choice and design of stormwater management systems
are to be developed through a procedure that selects best management
practices and incorporates a combination of the following:
(3)
The applicant or applicant's agent shall design, construct
and/or install drainage facilities to prevent soil erosion, drainage
and siltation and to manage stormwater in order to prevent the impairment
of the public safety or physical damage due to concentration of the
stormwater runoff onto adjacent properties in accordance with this
chapter and applicable rules and regulations of the Pennsylvania Department
of Environmental Protection and the Montgomery County Conservation
District. All areas shall be graded to secure proper drainage away
from buildings, on-site sewage disposal systems and to prevent the
uncontrolled collection of stormwater in pools. The system shall be
designed to collect and recharge water to the greatest extent possible.
(4)
The rate of stormwater runoff from any proposed subdivision
or land development shall not exceed the rate of runoff prior to development.
Requirements for design of stormwater management systems to control
quantity of discharge is outlined in this chapter. The distribution
of drainage discharge from the development properties shall replicate
that of before-development conditions to the maximum extent possible.
The methodology and facilities used shall be based on the calculated
flows and conditions of each particular site.
(5)
The rate of stormwater management plan for each subdivision
or land development proposal shall take into account and provide for
the peak rate and volume flows to other areas in the watershed to
ensure that cumulative problems are not increased as a result of flows
from the proposed project. This analysis shall also explore possibilities
to share stormwater management facilities with other areas in the
watershed.
(6)
Recharge facilities, detention facilities, storm sewers,
culverts, bridges and related drainage installation shall be designed
and constructed to meet the following purposes:
(a)
To permit unimpeded flow of natural watercourses.
Such flow may be redirected as required, subject to the approval of
the Pennsylvania Department of Environmental Protection.
(b)
To ensure adequate drainage of all low points
as may be related to streets.
(c)
To intercept stormwater runoff along streets
at intervals reasonably related to the extent and grade of the area
drained to prevent flow of stormwater across intersections during
the design storm.
(d)
To ensure adequate and unimpeded flow of stormwater
under driveways in, near or across natural watercourses or drainage
swales. Pipes or other conduits sized to convey the proper design
storm shall be provided as necessary.
(e)
To prevent excessive flow on or across streets,
sidewalks, drives, parking areas and any other paved surface or accessway.
(7)
To this end, the storm drainage system serving the
street shall be designed to collect water at any point where three
to five cubic feet per second is accumulated, where water floods more
than 1/2 of the roadway, and the low point of all vertical grades,
100 feet upgrade of each low point and immediately upgrade of all
street intersections. The system shall discharge any collected water
which is not recharged into the nearest practical natural drainage
channel or stormwater system.
(8)
All natural watercourses or concentrations of surface
water shall be maintained in their existing condition, unless alteration
is approved by the Township. In any event, all encroachment activities
shall comply with Chapter 105 of the Commonwealth of Pennsylvania's
Department of Environmental Protection, Dam Safety and Waterway Management
Rules and Regulations.
(9)
Man-made structures shall be kept to a minimum, and
bridges, culverts or riprap shall be constructed to maintain natural
characteristics of the stream and shall meet the approval of the Township.
Retention/detention basins shall be designed to utilize the natural
contours of the land. When such design is impracticable, the construction
of the basin design shall utilize slopes as shallow as possible to
blend the structures into the existing terrain. The use of multiple
retention/detention facilities, which are smaller and less intrusive
on the site, is encouraged.
(10)
All areas containing lakes, ponds, wetlands
and watercourses shall be considered to be reserved for permanent
open space. Any alteration, development, filling, piping or diverting
of areas containing lakes, ponds, wetlands and watercourses shall
be in strict compliance with the all prevailing rules and regulations
of federal and state agencies. The Township recognizes the use of
wetlands as potential components of stormwater management facilities
and encourages such innovative use if assurances are that conservation
measures are adequate and that all federal and state requirements
are satisfied.
(11)
The Township may require that a landowner or
development provide reasonable corrective on-site measures to alleviate
any existing off-site drainage problem which may be effected by the
proposed subdivision and/or land development. If off-site easements
are required, it shall be the responsibility of the landowner or developer
to obtain all drainage easements on, over or through other properties,
and the Township, its agents, workmen and employees shall be indemnified
and held harmless from any liability. Any water originating from nonnatural
sources, such as swimming pools, air-conditioning units, sump pumps,
roof drains or other similar flow, shall be properly discharged into
a recharge facility or natural watercourses on the property or connected
to an existing or proposed storm drainage system as approved by the
Township. This discharge shall not be discharged to adjacent properties.
Polluting matter from such sources may not be deposited into natural
watercourses or storm drains.
(12)
All building foundations, grade slabs and cellar
floors located in soils that have a community development limitation
degree of moderate to severe seasonal high-water table (as defined
in the Montgomery County Soil Survey) shall be provided with an underdrain
system. This system shall provide for drainage of the enclosed volume
above the slab and relief of subsurface water to a depth of not less
than 18 inches below the slab or foundation field of the herringbone
or gridiron configuration in coarse gravel-filled trenches that are
in direct contact with the slab or foundation subbase. The excavation
shall provide a minimum of 0.05 foot/foot slope to the gravel-filled
trenches.
(13)
To mitigate the potential polluting of surface
waters and groundwaters by pollutants such as salt, petroleum products
and antifreeze flowing from paved parking lots, pretreatment of the
runoff shall be required. The extent of the treatment shall be set
by the Township Engineer and will be determined by such factors as
the area of the parking lot and the course of the runoff as it is
recharged or flows into natural waterways.
E.
Permanent stormwater management standards. The following
standards shall be used to develop the stormwater management system.
(1)
Standard 1. After installation of impervious cover,
there shall be no increase in the volume of stormwater runoff being
discharged for up to the two-year frequency rainfall, predevelopment
to post development. If the Township Engineer determines that such
a standard is not achievable on the site (all or in part), based on
the existing soil, bedrock, water table or other conditions on the
parcel, Standard 3 provisions apply. For preliminary design purposes,
this volume can be initially estimated as a depth of 2.5 inches per
unit area of new impervious surface.
(2)
Standard 2. After installation of impervious cover
and assuming full compliance with Standard 1, the peak rate of stormwater
discharges from the site for all design storms up to and including
a one-hundred-year frequency rainfall shall not exceed the peak discharges
from the site of the same storm before disturbance. Design storms
include:
|
2-year
|
24-hour storm
| |
|
10-year
|
24-hour storm
| |
|
25-year
|
24-hour storm
| |
|
50-year
|
24-hour storm
| |
|
100-year
|
24-hour storm
|
(3)
Standard 3. If the volume standard set forth in Standard
1 cannot be achieved, then the peak rate standards are modified so
the post-development peak rate discharges from the site for all storms
up to the ten-year storm must be equal to or less than 75% of the
respective peak rates for these storms predevelopment.
(4)
Standard 4. Under certain conditions, the Township,
upon recommendation of the Township Engineer, may impose the following
additional restrictions on stormwater discharges:
(a)
Peak discharge may be further restricted to
alleviate off-site drainage problems.
(b)
Measures shall be imposed to protect against
groundwater or surface water pollution where the type of business
activity may result in significant nonpoint-source pollution ("hot
spots") or the nature of the soils or bedrock underlying a stormwater
management structure constitutes substantial risk of contamination,
such as might be the case in limestone formations. Special provisions
to be followed in these cases will be provided by the Township Engineer.
(c)
Where groundwater yields are very low or where
a groundwater supply already is heavily used, the Township may require
that the entire volume of the two-year frequency rainfall (3.2 inches
in 24 hours) be retained and infiltrated.
F.
Specific infiltration system design criteria.
(1)
Infiltration devices shall be selected based on suitability
of soils and site conditions. Measures may include porous pavement
with underground infiltration bed, vegetated infiltration beds, swales
and trenches or other seepage structures similar to these proposed
in the Pennsylvania Handbook of Best Management Practices for Developing
Areas (1998), as may be amended, and related references or other guidance
documents.
(2)
Soil infiltration tests shall be performed for all
proposed infiltration areas; these tests shall include evaluation
of selected soil horizons by deep pits and percolation measurements.
Testing shall be reviewed and approved by the Township Engineer. The
soil infiltration rate of discharge from the infiltration area being
used in the proposed design shall be based on these measurements.
(3)
Where possible, the lowest elevation of the infiltration
area shall be at least two feet above the seasonal high-water table
(SHWT) and bedrock.
(4)
All infiltration systems shall have appropriate positive
overflow controls to prevent storage within one foot of the finished
surface or grade.
(5)
All infiltration systems shall have a minimum setback
of 15 feet from all residential structures. Care should be taken to
prevent any seepage into subgrade structures.
(6)
All surface inflows shall be treated to prevent the
direct discharge of sediment into the infiltration system; accumulated
sediment reduces stormwater storage capacity and ultimately clogs
the infiltration mechanism. No sand or other particulate matter may
be applied to a previous surface for winter ice conditions.
G.
During site construction, all recharge system components
shall be protected from compaction due to heavy equipment operation
or storage of fill or construction material. Recharge areas shall
also be protected from sedimentation. All areas designated for recharge
shall not receive runoff until the contributory drainage area has
achieved final stabilization or be cleared and reconstructed at that
time.
H.
The following procedures and materials shall be required
during the construction of all subsurface facilities.
(1)
Excavation for the infiltration facility shall be
performed with equipment which will not compact the bottom of the
seepage bed/trench or like facility.
(a)
The bottom of the bed and/or trench shall be
scarified prior to the placement of aggregate.
(b)
Only clean aggregate, free of fines, shall be
allowed.
(c)
The top and sides of all seepage beds, trenches
or like facilities shall be covered with drainage filtration fabric.
Fabric shall meet the specifications of PennDOT Publication 408, Section
735, Construction Class 1.
(d)
Perforated distribution pipes connected to centralized
catch basins and/or manholes with provision for the collection of
debris shall be provided in all facilities. The perforated pipes shall
distribute stormwater throughout the entire seepage bed/trench or
like facility.
I.
Additional stormwater detention/retention facilities
design requirements.
(1)
The following setbacks are required for stormwater
management facilities:
(a)
Stormwater retention or detention basins shall
be located at least 50 feet from any structure, whether existing or
proposed.
(b)
Whenever possible, stormwater retention or detention
basins shall be located at least 50 feet from any property boundary
or right-of-way.
(c)
Recharge systems greater than three feet deep
shall be located at least 15 feet from any basement wall and 25 feet
from wastewater treatment areas.
(d)
Any recharge system designed to handle runoff
from any commercial or industrial impervious parking or outside storage
area shall be a minimum of 50 feet from any water supply well or any
wastewater treatment area.
(2)
Riser. A riser or other acceptable outfall shall be
provided at the outlet of all detention basins. The riser shall be
constructed of precast or poured-in-place concrete with controlled
orifices. The riser shall extend to an elevation of one foot below
the crest elevation of the emergency spillway. The riser shall be
designed so that the rate of outflow is controlled by the pipe barrel
through the basin berm when the depth of water within the basin exceeds
the height of the riser. A trash rack or similar appurtenance shall
be provided to prevent debris from entering the riser. All risers
shall have a concrete base attached with a watertight connection.
The base shall be sufficient weight to prevent flotation of the riser.
(3)
Landscaping. All stormwater control systems, whether
existing or proposed, shall be planted to effectively naturalize areas
so as to become an integral and harmonious element in the local landscape.
No trees shall be planted in dams more than 15 feet high.
(4)
Emergency spillway. Whenever possible, the emergency
spillway for detention basins shall be constructed on undisturbed
ground. Emergency spillways shall be designed according to the Soil
Conservation Service Engineering Field Manual. All emergency spillways
shall be constructed so that the detention basin berm is protected
against erosion. The minimum capacity of all emergency spillways shall
be such that, should the principal spillway become clogged or ineffective,
the emergency spillway can safely convey the one-hundred-year storm
event with one foot of available freeboard. The emergency spillway
shall not discharge over earthen fill and/or easily erodible material.
(5)
Anitseep collars. Antiseep collars shall be installed
around the principal pipe barrel within the normal saturation zone
of the detention basin berms. The antiseep collars and their connections
to the pipe barrel shall be watertight. The antiseep collars shall
extend a minimum of two feet beyond the outside of the principal pipe
barrel. The maximum spacing between collars shall be 14 times the
minimum projection of the collar measured perpendicular to the pipe.
(6)
Freeboard. Freeboard is the difference between the
design flow elevations in the emergency spillway and the top of the
settled detention basin embankment. The minimum freeboard shall be
two feet.
(7)
Slope of detention basin embankment. The maximum slope
of earthen detention basin embankments shall meet the requirements
contained in this subsection. Whenever possible, the side slopes and
basin shape shall be amendable to the natural topography. Straight
side slopes and rectangular basins shall be avoided whenever possible.
(8)
Width of berm. The minimum top width of detention
basin berms shall be 10 feet.
(9)
Slope of basin bottom. In order to ensure proper drainage
of the detention basin, a minimum grade of 2% shall be maintained
for all sheet flow. A minimum grade of 1% shall be maintained for
all channel flow.
(10)
Energy dissipaters. Energy-dissipating devices
(riprap, end sills, etc.) shall be placed at all basin outlets. Any
pipe or other component which discharges directly into the basin shall
be equipped with energy-dissipating devices and shall outlet into
the bottom of the basin.
(11)
Landscaping and grading of detention basin.
All landscaping and grading standards shall be as follows:
(a)
Cuts. No excavation shall be made with a cut
face steeper than two horizontal to one vertical, except under the
condition that the material in which the excavation is made is sufficiently
stable to sustain a slope of steeper than two horizontal to one vertical.
A written statement to that effect is required from an engineer and
must be submitted and approved by the Township Engineer. The statement
shall affirm that the site has been inspected and that the deviation
from the slope should not result in injury to person or damage to
property. Retaining walls shall be required if a stable slope cannot
be maintained. Any retaining wall design must be approved by the Township
Engineer. The toe of the slope or headwall of any cut must be located
a minimum of five feet from property lines.
(b)
Fills. No fill shall be made which creates any
exposed surfaces steeper in slope than two horizontal to one vertical,
except where the fill is located so that settlement, sliding or erosion
will not result in property damage or be a hazard to adjoining property,
streets or buildings. A written statement is required from an engineer
certifying that she or he has inspected the site and that any proposed
deviation from the slope specified above should not endanger any property
or result in property damage and must be submitted to and approved
by the Township Engineer.
[1]
A concrete or stone masonry wall designed and
constructed in accordance with these specifications and standards
may be required to support the face of the fill where the above-specified
slopes are exceeded.
[2]
The top of any fill or toe of the slope of any
fill shall be located 25 feet from any property line with the exception
of a downstream property line where the toe of the embankment shall
be placed a sufficient distance to allow for energy dissipating devices
but in no case less than 40 feet unless approved otherwise by the
Township.
(c)
Planting requirements. All areas proposed for
recreational use, whether active or passive, shall be planted to effectively
naturalize the areas to become an integral and harmonious element
in the natural landscape.
(d)
Drainage channels and retention areas. All storm
drainage channels and retention areas, whether existing or proposed,
shall be graded and planted to effectively naturalize areas as to
become an integral and harmonious part of the landscape by contour
and type of plant material employed.
(e)
Screening. A suitable vegetation screen shall
be provided around all detention basins as required by the Township
Engineer. All vegetative screening shall be at least 3 1/2 feet
in height and shall be composed of the following shrubs: Barberry
(Barberis species); Eleagnus (Eleagnus species); (Pyracantha species);
Rose (Rose species) or alternates, as approved by the Township Engineer.
(12)
Easements for all basins and storm pipes not
located with the public street right-of-way shall be provided.
J.
Stormwater drainage system design requirements.
(1)
Design flow rate. The storm drain system shall be
designed to carry a twenty-five-year peak flow rate. The system must
adequately convey a one-hundred-year storm to detention facilities.
The design twenty-five-year peak flow rate into each inlet shall be
indicated on the stormwater management plan. The twenty-five-year
flow rate shall be determined by the Rational Formula: Q = CIA; where:
|
Q
|
=
|
Peak runoff rate, cubic feet per second (CFS)
| |
|---|---|---|---|
|
C
|
=
|
Runoff coefficient equal to the ratio of the
runoff rate to the average rate of rainfall over a time period equal
to the time of concentration
| |
|
I
|
=
|
Average rainfall intensity to inches per hour
for a time equivalent to the time of concentration.
| |
|
A
|
=
|
Drainage area in acres
|
|
Approximate values for the runoff coefficient
and runoff intensity are found in the following sources:
Commonwealth of Pennsylvania
Department of Transportation
Design Manual, Part 2
Chapter 12
|
(2)
Overflow system. An overflow system shall be provided
to carry flow to the detention basin when the capacity of the storm
drain pipe system is exceeded. The overflow system shall be of sufficient
capacity to carry the difference between the one-hundred-year and
the twenty-five-year peak flow rates.
(3)
Inlet capacity. All inlets must be designed to accommodate
the twenty-five-year peak flow rate. The capacity of each inlet shall
be indicated on the stormwater plan. The capacity of all C-, M- or
S-type inlets shall be determined from the following source:
|
Commonwealth of Pennsylvania
Department of Transportation
Design Manual, Part 2
Highway Design
|
(4)
Straight pipe selections. Wherever possible, all storm
drain pipes shall be designed to follow straight courses. No angular
deflections of storm sewer pipe sections in excess of 5° shall
be permitted. No vertical curves shall be permitted in the storm drain
pipe system.
(5)
Minimum grade and size. All storm drain pipes shall
be designed to maintain a minimum grade of 1/2%. All storm pipes shall
have a minimum inside diameter of 18 inches, except that pipes under
a 25 or greater fill shall be designed in accordance with PennDOT
DMII.
(6)
Pipe material and thickness. All storm sewers shall
be a material which meets the one-hundred-year life expectancy criteria
contained in PennDOT DMII, most recent edition.
(7)
Pipe capacity. The capacity of all pipe culverts shall,
as a minimum, provide the required carrying capacity as determined
by the following source:
|
United States Department of Commerce
Bureau of Public Roads
Hydraulic Engineering Circular No. 5
Hydraulic Charts for the Selection of Highway
Culverts
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(8)
Pipe arches. Where headroom is restricted, equivalent
pipe arches may be used in lieu of circular pipes.
(9)
Allowable headwater depth. At all inlets or manholes,
the maximum allowable headwater depth shall be one foot below the
top of the inlet grate of the manhole cover.
(10)
Horizontal pipe deflections. A manhole or inlet
shall be provided at all horizontal deflections in the storm pipe
system.
(11)
Minimum and maximum cover. A minimum of 18 inches
of cover shall be maintained over all storm drain pipes. The top of
storm drain pipes shall be at least 1/2 foot below subgrade elevation.
(12)
Diversion or runoff. All storm drain pipes shall
be designed to carry the runoff into a detention basin or similar
facility utilized to control the rate of runoff. No discharge at the
top or side of embankments shall be permitted.
(13)
Culverts and drainage channels.
(a)
Design flow standards. All culverts and drainage
channels shall be designed to carry a flow rate equal to a fifty-year
storm event.
(b)
Erosion prevention. All drainage channels shall
be designed to prevent the erosion of the bed and bank areas. The
flow velocity in all vegetated drainage channels shall not exceed
three feet per second to prevent erosion unless special provisions
are made to protect banks and channel bottoms against erosion. Suitable
bank stabilization shall be provided where required to prevent erosion
of the drainage channels. Where storm sewers discharge into existing
drainage channels at an angle greater than 30° from parallel with
the downstream channel flow, the far side bank shall be properly stabilized.
The stabilization shall be designed to prevent erosion and frost heave
under and behind the stabilizing media.
(c)
Maximum side slope. Any vegetated drainage channel
requiring mowing of the vegetation shall have a maximum grade of three
horizontal to one vertical of those areas to be mowed.
(d)
Design standard. Because of the critical nature
of the vegetated drainage channels, the design of all vegetated channels
shall, as a minimum, conform to the design procedures outlines in
the PA DEP manuals. Several acceptable sources outline procedures
for nonvegetated drainage channels, including the following:
|
Bureau of Public Roads
Federal Highway Administration
Hydraulic Engineering Circular No. 5
Hydraulic Charts for the Selection of Highway
Culverts
Hydraulic Engineering Circular No. 13
Hydraulic Design of Improved Inlets for Culverts
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(e)
Reference to publications and source documents
in this section shall be deemed to include any amendments and revisions
thereof.
A.
Bridges and culverts shall be designed to meet the
current PennDOT standards to support expected loads and to carry expected
flows. They shall be constructed to the full width of the right-of-way.
B.
Approval of the Water and Power Resources Board of
the Commonwealth, or its successor, is required when the area drained
upstream of the point under consideration exceeds an area of 1/2 square
mile.
[Amended 12-1-1980 by Ord. No. 140-B]
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
may require, according to the Sewage Facilities Act, 35 P.S. § 750.1
et seq., 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 Commissioners
indicate that extension of public sanitary sewer trunks or laterals
to serve the property subdivided appears probable or necessary to
protect public health.
(1)
When a feasibility analysis conducted by the Township
Engineer, Sewage Enforcement Officer and District Sanitarian has ascertained
that sanitary sewers are practicable, then sanitary sewers, with connection
to each building in a subdivision or land development, shall be installed
at the expense of the applicant or subdivider and connected to the
Township sanitary sewer system.
(2)
If outfall sewers are not available in the vicinity
but are considered reasonably necessary in the near future by the
Township or Pennsylvania Department of Environmental Protection for
the area in question, a system of sewers, together with all necessary
laterals extending from mains to the street right-of-way line, shall
be installed at the expense of the subdivider or applicant. The sewer
lines shall be suitably capped at the limits of the subdivision or
land development, and the laterals shall be capped at the right-of-way
line. The sewer installation shall include the construction within
rights-of-way or easements to bring the sewer to the future connection
with the Township sanitary sewer system.
(3)
If sanitary sewers are not to be installed at the
time of subdivision and development, subdividers shall grant, reserve
and set aside easements in streets and roads for installation and
maintenance of sewer lines at such time that the subdivision or land
development shall be a part of the Township sanitary sewer system.
(4)
A sewer shall be considered to be planned for extension
to a given area any time after preliminary engineering and related
studies have been completed and the construction of facilities adequate
to serve the area containing the subdivision has been programmed for
completion within a reasonable time.
(5)
When capped sewers are provided, on-site disposal
facilities shall also be provided.
(6)
The size, grade, location of manholes and other details
of sanitary sewers shall meet Township Authority specifications.
(7)
Laterals. Lateral connections to each lot shown on
the final plan shall be installed to the right-of-way line of the
street prior to paving. Each building shall have a separate connection
to the Township sanitary sewer system.
(8)
This section shall be applicable to all subdivisions
and land developments, whether utilizing public or private streets,
and in the case of a subdivision or land development utilizing private
streets, the subdivider or the applicant shall execute a recordable
covenant with the Township and/or Township Authority that, for the
purposes of sewer connections, assessments and rentals, the rights
and liabilities of himself and his grantees, heirs, successors and
assigns shall be the same as if his property abutted a public street.
B.
On-lot disposal system. If public sewage disposal
is not available and the sewage treatment is on a project or individual
lot basis, such private facilities must be installed by the subdivider,
developer or builder under the direct supervision of the Sewage Enforcement
Officer.
(1)
Necessary tests and inspection. Such officer shall
require percolation tests, soil samples and other date to determine
the size and extent of facilities needed. During installation of such
facilities and before final coverage, the Sewage Enforcement Officer
shall make inspections 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 Sewage Enforcement Officer will
then issue a certification of approval to the Secretary of the Township
as a requirement to final plan approval.
(a)
The type of on-site sewage disposal system to
be installed shall be determined on the basis of location, topography,
available area, soil characteristics, permeability and groundwater
elevation. The disposal area to be provided shall be determined by
the results of percolation tests, soil classification and depth of
water table and such other tests as may be deemed necessary. Proof
of the adequacy of such facilities shall be furnished by the Sewage
Enforcement Officer. The reports of such tests shall be required at
each disposal area. One percolation test per lot shall be required
when the subdivider is dividing ground into lots and is not building
immediately.
(b)
All percolation tests shall conform to the standards of the Commonwealth of Pennsylvania as set forth in Title 25, Rules and Regulations, Part I, DEP Subpart C, Protection of Natural Resources, Article I, Land Resources, Chapter 73, Standards for Sewage Disposal Facilities.
(c)
The "usable area" for sewage disposal shall
be shown on the preliminary plan for each lot. The usable area shall
be situated beyond the radius of the water supply well and shall conform
to all rules and regulations or future amendments thereto of the Pennsylvania
Department of Environmental Protection.
C.
Sewer facilities in floodplain areas. All sanitary
sewer systems located in any designated floodplain district, whether
public or private, shall be floodproofed up to the regulatory flood
elevation.
(1)
The Township Commissioners shall prohibit installation
of sewage disposal facilities requiring soil absorption systems where
such systems will not function due to high groundwater, flooding or
unsuitable soil characteristics or are proposed for location in designated
floodplain districts. The Township Commissioners may require that
the developer note on the face of the plat and in any deed of conveyance
that soil absorption fields are prohibited in designated areas.
(2)
The Township Commissioners may prescribe adequate
methods for waste disposal. If a sanitary sewer system is located
in or near the proposed subdivision and/or land development, the Township
Commissioners shall require the developer to provide sewage facilities
to connect to this system, where practical, and shall prescribe the
procedures to be followed by the developer in connecting to the system.
[Amended 12-1-1980 by Ord. No. 140-B]
All water and gas mains and other underground
facilities shall be installed prior to street paving at locations
approved by the Township for the full width of the right-of-way.
A.
Underground utilities. All gas and water mains shall
be installed underground. All electric, telephone and communications
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 service,
except where it is demonstrated to the satisfaction of the Township
Commissioners that underground installations herein required are not
feasible because of physical conditions of the land involved. All
main underground cables which are within the right-of-way of a street
shall be located as specified by the Township Commissioners.
(1)
In order to promote and facilitate the undergrounding
of utility distribution lines, a letter of endorsement shall be required
from the suppliers of utility service (not limited to electrical,
telephone or cable television) of the developer's choice, wherein
the applicant acknowledges that underground utilities are feasible
and shall be consummated as part of the improvement plan. 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 such plan.
(2)
The provisions in this chapter shall not be construed
as to limit or interfere with the construction, installation, operation
and maintenance of public utility structures or facilities which may
hereafter be located within public easements or rights-of-way designated
for such purposes.
(3)
Light standards are to be placed as required by ordinance.
Power sources for such standards shall be placed underground as required.
(4)
Along arterial roads and major highways all new electrical
service should be placed underground.
B.
Utilities in floodplain areas. All public and private
utilities and facilities, including gas and electric, shall be elevated
or floodproofed up to the regulatory flood elevation.
Shade trees shall be provided by the subdivider
and planted a minimum distance of five feet inside the lot lines paralleling
the right-of-way line. Trees shall be so located so as not to interfere
with the installation and maintenance of sidewalks and utilities.
Trees shall be planted not less than 40 feet apart and no more than
50 feet apart. A minimum size of not less than two inches (measured
12 inches above ground level) shall be planted, provided that an alternate
plan may be approved consistent with the policy of the Township of
Lower Pottsgrove encouraging the use of shade trees in subdivisions.
The minimum requirements for improvements shall
be those contained in PennDOT's Specifications (Form 408), as last
revised.
[Amended 12-1-1980 by Ord. No. 140-B; 12-16-1996 by Ord. No.
201]
A.
The Township Board of Commissioners shall, when it
deems necessary for the health, comfort, safety or welfare of the
present and future population of the area and necessary to the conservation
of water, drainage and sanitary facilities, prohibit subdivision of
any portion of the property which lies within the floodplain of any
stream or drainagecourse.
B.
The areas referred to in Subsection A above shall be preserved from any and all destruction or damage by clearing, grading or dumping of earth, waste material, stumps or other material of any kind.
C.
Special exceptions may be granted by the Zoning Hearing Board when in its opinion certain fill, structures, parking areas, loading areas, recreation sites or any other specific use will not be detrimental to the health, comfort, safety or welfare of the public. New construction of structures shall be in conformance with § 250-42B(2) of the Zoning Ordinance (Chapter 250).
D.
Whenever a stream or important drainagecourse is located
within or along a proposed subdivision, the Township Commissioners
shall determine the method of treatment of such stream or drainagecourse,
whether it shall be straightened, widened or otherwise left open in
an appropriately constructed channel, or whether closed drainage structures
shall be required. Said determination shall be incorporated into the
plan. The Commissioners may request dedication of a right-of-way or
establishment of an easement along such stream or drainagecourse sufficient
in extent and width (but not less than 40 feet wide) to provide proper
space for the necessary public uses involved in such treatment, including
extra space for a street if needed or for protection of the health
and safety of abutting property owners and the public generally from
floodwaters.
E.
Where the magnitude of development (especially large
single-family, multifamily, commercial or industrial developments)
creates a significant change in the characteristics of the watershed
and increases volume and velocity of surface water runoff due to the
decrease in retention and infiltration of stormwater, the applicant
shall be required to consult with the Natural Resources Conservation
Service in order to determine improvements and considerations that
will reduce the likelihood of erosion, sedimentation and inundation
and water damage from peak periods of precipitation and provide for
the disposal of excess surface water from areas of concentrated development.
F.
The applicant shall be required to submit all required
permits and related documentation from the Department of Environmental
Protection and any other commonwealth agency or local municipality
where any alteration or relocation of a stream or watercourse is proposed.
In addition, documentation shall be submitted indicating that all
affected adjacent municipalities have been notified of the proposed
alteration or relocation. The Department of Community and Economic
Development and the Federal Insurance Administrator shall also be
notified whenever any such activity is proposed.
[Amended 12-1-1980 by Ord. No. 140-B]
A.
The subdivider shall provide public water service
to provide adequate supply to each lot in a subdivision.
B.
Unless the Zoning Ordinance of Lower Pottsgrove Township (Chapter 250) requires public water service for the particular project submitted by the subdivider, where no public water service is available and it would be an undue hardship for the subdivider to have the public water service extended, the subdivider may, on approval of the Township Commissioners, be permitted to construct a well on each lot. All wells shall be constructed according to present rules and regulations, or any future amendments thereto of the State Department of Environmental Protection and the Township of Lower Pottsgrove.
C.
The proposed location of the wells shall be shown
on the preliminary plan for each lot. Where there are existing wells
on the property or adjoining lots, they must also be shown.
D.
A circular area with a radius conforming to the rules
and regulations or future amendments thereto of the State Department
of Environmental Protection and the Township of Lower Pottsgrove shall
be shown around each well to denote clear space in which no sewage
system is to be located.
E.
Where public water service is furnished, the circles
are not necessary, with the exception of those wells lying immediately
adjacent to the subdivision. However, the usable area is limited by
a clear zone surrounding the water service line to each house as required
by the State Department of Environmental Protection and the Township
of Lower Pottsgrove.
F.
Hydrants. Fire hydrants shall be located at accessible
points throughout the subdivision when public water supply is available
and shall be located within 600 feet of all existing and proposed
structures.
G.
Water supply in floodplain areas. All water systems
located in any designated floodplain districts, whether public or
private, shall be floodproofed up to the regulatory flood elevation.
If there is an existing public water supply system in or near the
subdivision, the Township Commissioners shall require the developer
to connect to this system where practical and shall prescribe the
procedures to be followed by the developer in connecting to the system.
[Amended 5-2-2005 by Ord. No. 140-E]
A.
General definitions.
(1)
CUT
EROSION
EXCAVATION
FILL
FLOODPLAIN
LAND DEVELOPMENT
RUNOFF
RUNOFF FROM A FULLY DEVELOPED AREA UPSTREAM
SEDIMENTATION
SLOPE
SOIL STABILIZATION
SUBDIVISION
SWALE
TOPSOIL
WATERCOURSE
Unless otherwise expressly stated, the following words
shall, for the purpose of this section, have the meaning herein stated.
Words in the singular number include the plural, and words in the
plural number include the singular. Present tense includes the future.
The word "building" shall be deemed to include the word "structure."
An excavation. The difference between a point on the original
ground and a designated point of lower elevation on the final grade.
Also, the material removed in excavation.
The removal of surface materials by the action of natural
elements.
Any act by which earth, sand, gravel, rock or any other similar
material is dug into, cut, quarried, uncovered, removed, displaced,
relocated or bulldozed and shall include the conditions resulting
therefrom.
Any act by which earth, sand, gravel, rock or any other material
is placed, pushed, dumped, pulled, transported or moved to a new location
above the natural surface of the ground or on top of the stripped
surface and shall include the conditions resulting therefrom. The
difference in elevation between a point on the original ground and
a designated point of higher elevation on the final grade. The material
used to make a fill.
The area along a natural watercourse which is periodically
overflowed by water therefrom.
The improvement of one or more contiguous lots, tracts or
parcels of land for any purpose involving a group of two or more buildings;
or the division or allocation of land between or among two or more
existing or prospective occupants by means of or for the purpose of
streets, common areas, leaseholds, building groups or other features;
a division of land into lots for the purpose of conveying such lots
singly or in groups to any person, partnership or corporation for
the purpose of erection of buildings by such person, partnership or
corporation.
The surface water discharge or rate of discharge of a given
watershed after a fall of rain or snow that does not enter the soil
but runs off the surface of the land.
The surface water runoff that can be reasonably anticipated
upon maximum development of that area of the watershed located upstream
from the subject tract, as permitted by prevailing zoning or the Township
Comprehensive Plan.
The process by which mineral or organic matter is accumulated
or deposited by moving wind, water or gravity. Once this matter is
deposited (or remains suspended in water), it is usually referred
to as "sediment."
The face of an embankment or cut section; any ground whose
surface makes an angle with the plane of the horizon. Slopes are usually
expressed in a percentage based upon vertical difference in feet per
100 feet of horizontal distance.
Chemical or structural treatment of a mass of soil to increase
or maintain its stability or otherwise improve its engineering properties.
The division or redivision of a lot, tract or parcel of land
by any means into two or more lots, tracts, parcels or other division
of land, including changes in existing lot lines for the purpose,
whether immediate or future, of lease, transfer of ownership or building
or lot development; provided, however, that the division of land for
agricultural purposes into parcels of more than 10 acres not involving
any new street or easement of access shall be exempted.
A low-lying stretch of land which gathers or carries surface
water runoff.
Surface soils and subsurface soils which presumably are fertile
soils and soil material ordinarily rich in organic matter or humus
debris. Topsoil is usually found in the uppermost soil layer called
the "A Horizon."
A permanent stream, intermittent stream, river, brook, creek
or a channel or ditch for water, whether natural or man-made.
(2)
For all tracts proposed for subdivision, no changes
shall be made in the contour of the land; no grading, excavating,
removal or destruction of the topsoil, trees or other vegetative cover
of the land shall be commenced until such time that a plan for minimizing
erosion and sedimentation has been processed with and reviewed by
the Township Planning Commission or there has been a determination
by the Commission that such plans are not necessary.
(3)
No subdivision or land development plan shall be approved
unless: a) there has been a plan approved by the Township Commissioners
that provides for minimizing erosion and sedimentation consistent
with this section and an improvement bond or other acceptable securities
are deposited with the Township in the form of an escrow guarantee
which will ensure installation and completion of the required improvements;
or b) there has been a determination by the Township Commissioners
that a plan for minimizing erosion and sedimentation is not necessary.
(4)
Measures used to control erosion and reduce sedimentation
shall as a minimum meet the standards and specifications of the Montgomery
County Soil and Water Conservation District. The Township Engineer
or other officials, as designated, shall ensure compliance with the
appropriate specifications, copies of which are available form the
District or the Township Secretary of Lower Pottsgrove Township.
B.
Performance principles. The following measures are
effective in minimizing erosion and sedimentation and shall be included
where applicable in the control plan:
(1)
Stripping of vegetation, regrading or other development
shall be done in such a way that will minimize erosion.
(2)
Development plans shall preserve salient natural features,
keep cut-fill operations to a minimum, and ensure conformity with
topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained,
protected and supplemented.
(4)
The disturbed area and the duration of exposure shall
be kept to a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as
practicable.
(6)
Temporary vegetation and/or mulching shall be used
to protect exposed critical areas during development.
(7)
The permanent (final) vegetation and structural erosion
control and drainage measures shall be installed as soon as practical
in the development.
(8)
Provisions shall be made to effectively accommodate
the increased runoff caused by changed soil and surface conditions
during and after development. Where necessary, the rate of surface
water runoff will be structurally retarded.
(9)
Sediment in the runoff water shall be trapped until
the disturbed area is stabilized by the use of debris basins, sediment
basins, silt traps or similar measures.
C.
Grading for drainage. In order to provide more suitable
sites for building and other uses, improve surface drainage and control
erosion, the following requirements shall be met:
(1)
All lots, tracts or parcels shall be graded to provide
proper drainage away from buildings and dispose of it without ponding,
and all land within a development shall be graded to drain and dispose
of surface water without ponding, except where approved by the Township
Commissioners.
(2)
All drainage provisions shall be of such design to
adequately handle the surface runoff and carry it to the nearest suitable
outlet such as a curbed street, storm drain or natural watercourse.
Where drainage swales are used to divert surface waters away from
buildings, they shall be sodded or planted, as required, and shall
be of such slope, shape and size as to conform with the requirements
of the Township.
(3)
Concentration of surface water runoff shall only be
permitted in swales or watercourses.
(4)
Excavations and fills.
(a)
Cut and fill slopes shall not be steeper than
2:1 unless stabilized by a retaining wall or cribbing, except as approved
by the Township Commissioners when handled under special conditions.
(b)
Adequate provisions shall be made to prevent
surface water from damaging the cut face of excavations or the sloping
surfaces of fills.
(c)
Cuts and fills shall not endanger adjoining
property.
(d)
Fill shall be placed and compacted so as to
minimize sliding or erosion of the soil.
(e)
Fills shall not encroach on natural watercourses
or constructed channels.
(f)
Fills placed adjacent to natural watercourses
or constructed channels shall have suitable protection against erosion
during periods of flooding.
(g)
Grading will not be done in such a way so as
to divert water into the property of another landowner without the
expressed consent of the Township Commissioners.
(h)
During grading operations, necessary measures
for dust control will be exercised.
(i)
Grading equipment will not be allowed to cross
live streams. Provision will be made for the installation of culverts
or bridges.
(5)
In subdivisions and land developments where the provisions of the Township's separate Stormwater Management Ordinance (Ordinance No. 252, Chapter 203, Part 1, of this Code) are, by the terms thereof and as may be amended from time to time, determined to be applicable by the Board of Commissioners, then the provisions of that ordinance shall supersede any provisions to the contrary contained in this § 215-32.
D.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation,
regrading or other development, it shall be the responsibility of
the person, corporation or other entity causing such sedimentation
to remove it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his or its expense as quickly as possible.
(2)
Maintenance of all drainage facilities and watercourses
within any subdivision or land development is the responsibility of
the developer until they are accepted by the Township or some other
official agency, after which they become the responsibility of the
accepting agency.
(3)
It is the responsibility of any person, corporation
or other entity doing any act on or across a communal stream, watercourse
or swale or upon the floodplain or right-of-way thereof to maintain
as nearly as possible in its present state the stream, watercourse,
swale, floodplain or right-of-way during the pendency of the activity
and to return it to its original or equal condition after such activity
is completed.
(4)
Maintenance of drainage facilities or watercourses
originating and completely on private property is the responsibility
of the owner to their point of open discharge at the property line
or at a communal watercourse within the property.
(5)
No person, corporation or other entity shall block,
impede the flow of, alter, construct any structure or deposit any
material or thing or commit any act which will affect normal or flood
flow in any communal stream or watercourse without having obtained
prior approval from the Township or Pennsylvania Department of Forests
and Waters, whichever is applicable.
(6)
Where a subdivision is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse and of such width
as will be adequate to preserve natural drainage.
(7)
Each person, corporation or other entity which makes
any surface change shall be required to:
(a)
Collect on-site surface runoff and dispose of
it to the point of discharge into the common natural watercourse of
the drainage area.
(b)
Handle existing and potential off-site runoff
through his development by designing to adequately handle storm runoff
from a fully developed area upstream.
(c)
Pay his proportionate share of the total cost
of off-site improvements to the common natural watercourse, based
on a fully developed drainage area.
(d)
Provide and install at his expense, in accordance
with Township requirements, all drainage and erosion control improvements
(temporary and permanent) as required by the Erosion and Sediment
Control Handbook.
(8)
It is the responsibility of the Township to keep all
major streams, not under the jurisdiction of any other official agency
open and free flowing.
(9)
The Township will assume the responsibility for maintaining
an open and free-flowing condition in all minor streams, watercourses
and drainage systems, constructed or improved in accordance with Township
design criteria, which are necessary for proper drainage in the discretion
of the Township if adequate right-of-way exists or can be acquired.
(10)
The Township shall be required to:
(a)
Assess and collect the cost of off-site improvements
to the common natural watercourse except those required to existing
state roads. Collection may be delayed until the assessed land is
approved for development.
(b)
Acquire easements for such common natural watercourse
improvements.
(c)
Supervise such improvement to completion.
E.
Compliance with regulations and procedures.
(1)
The Township Commissioners in considering all subdivision plans and land development plans shall condition approval upon the execution of erosion and sediment control measures as set forth in this § 215-32 or the Township's separate Stormwater Management Ordinance, and as it may be amended from time to time (Ordinance No. 252, Chapter 203, Part 1, of this Code), whichever is determined by the Commissioners to be applicable.
(2)
Installation and design criteria.
(a)
The installation and design of the required
erosion and sediment control measures shall be in accordance with
the standard and specifications on file with the Township and found
in the Erosion and Sediment Control Handbook, including:
[1]
Temporary cover on critical areas, pages 9 to
10.
[2]
Permanent grass and legume cover on critical
areas on prepared seedbed, pages 13 to 18.
[3]
Permanent grass and legume cover on critical
area on unprepared seedbed, pages 19 to 22.
[4]
Sodding, pages 23 to 25.
[5]
Mulching, pages 25 to 36.
[6]
Temporary diversion, pages 47 to 41.
[7]
Permanent diversion, pages 42 to 46.
[8]
Grassed waterway or outlet, pages 47 to 51.
[9]
Grass stabilization structure, pages 52 to 55.
[10]
Drain basin, pages 56 to 70.
[11]
Drain, pages 71 to 83.
[12]
Drainage, main or lateral, pages
84 to 87.
(b)
Stream channel construction on watersheds with
drainage areas in excess of 320 acres or in those cases where downstream
hazards exist will conform to criteria established by the Power and
Water Resource Board, Pennsylvania Department of Forests and Waters.
(3)
Final plans for minimizing erosion and sedimentation, as approved, will be incorporated into the agreement bond requirements as required under Subsection A(3) of this section.
(4)
The approval of plans and specifications for the control
of erosion and sedimentation shall be concurrent with the approval
of the final plats of subdivision or land development and become a
part thereof.
(5)
At the time that a building permit is applied for,
a review shall be conducted by the Township Engineer to ensure conformance
with the plan as approved. During the construction further consultative
technical assistance will be furnished, if necessary, by the Township
Engineer and the Montgomery County Soils and Water Conservation District.
During this development phase, the Township Engineer shall inspect
the development site and enforce compliance with the approved plans.
(6)
Permission for clearing and grading prior to recording
of plans may be obtained under temporary easements or other conditions
satisfactory to the Township.
[Added 9-26-1996 by Ord. No. 199]
A.
Building orientation. Buildings shall be designed
with a clearly visible front facade facing High Street in order to
reinforce the historic development pattern of the Sanatoga Valley
District.
(1)
A building's entrance shall be clearly visible and
easily accessible from High Street. A single main entrance located
behind a building shall be prohibited except where building(s) are
located to the rear of a lot and take access from a rear alley or
street.
(2)
Building entrances shall be connected with sidewalks
to any existing or proposed sidewalks along High Street.
(3)
Show or display windows shall be visible from High
Street.
(4)
Buildings at the front yard line shall be rectilinear
to the ultimate right-of-way line of High Street.
B.
Service, refuse and recycling areas. Service areas
should be well integrated into the site plan or building and should
be convenient to use. Necessary as these areas are, they should be
kept out of view either in a building or well screened in the rear
or side yard.
(1)
Location. Service, refuse and recycling areas shall
be prohibited in the front yard. These areas shall be located inside
buildings or in the side or rear yards.
(2)
Screening. There shall be a minimum of six-foot-high
opaque fence or wall screen for any exterior service, refuse or recycling
areas. The screen material shall be consistent with the other building
materials. Chain link fence is prohibited.
C.
Lighting. Lighting plays an important role in enhancing
the Sanatoga Village District's nighttime appeal. High-pressure sodium
lighting creates a harsh industrial look, as do overly tall or glaring
light fixtures. A human-scale lighting system is appropriate for developments
in the SVD.
(1)
All exterior lighting shall be metal halide or mercury
vapor. High-pressure sodium lighting shall be prohibited.
(2)
Exterior lighting shall be directed in order to avoid
glare onto adjoining property or roadways.
(3)
There shall be a hierarchy of luminaire heights and
illumination levels, according to the following:
(a)
In parking lots, the maximum height of a luminaire
shall be 20 feet with an overall minimum illumination level of one
footcandle.
(b)
Along roadways, the maximum height of the luminaire
shall be 30 feet with a minimum illumination level of 0.9 footcandle
in commercial areas and 0.6 footcandle in residential areas.
(c)
Along pedestrian areas, the maximum height of
a luminaire shall be 10 feet in residential areas and 15 feet in commercial
areas with a minimum illumination level of 0.6 footcandle in residential
areas and 0.9 footcandle in commercial areas.
D.
Fences and walls. Fences and walls can add interest
and privacy for front yards; however, fences which completely block
the line of vision in the front yard, such as stockade fences, create
a hostile, forbidding entrance and should be avoided as follows:
