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