[Amended 5-14-1985 by Ord. No. 641; 9-26-1989 by Ord. No. 703]
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.
Whenever possible, applicants shall preserve trees, groves, waterways,
scenic points, historic spots and other community assets and landmarks.
C.
Subdivision 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.
D.
Applicants shall observe the ultimate rights-of-way for contiguous existing streets as prescribed by the Official Street Map for the Borough. Additional portions of the corridors for such streets shall be offered to the government agency having jurisdiction at the time the subdivision or land development is consummated. Applicable building setback lines, as defined by Chapter 475, Zoning, shall be delineated as measured from the street line or ultimate right-of-way.
E.
The standards of design in this chapter will be used to judge the
adequacy of subdivision and land development proposals. The standards
included in these regulations are minimum design requirements. The
Borough Council reserves the right in any case to request that development
features exceed these standards if conditions so warrant.
F.
The Borough Council may modify or adjust the standards to permit
reasonable utilization of property while securing substantial conformance
with the objectives of the regulations. All requests for a modification
shall:
G.
Developers and subdividers shall, if deemed necessary by Borough
Council, provide areas and easements for schools and other public
buildings, parks, playgrounds, and playfields, and rights-of-way and
easements for storm and sanitary sewer facilities in any area that
cannot immediately be joined to the existing storm and sanitary sewer
systems of the Borough.
H.
Areas provided or reserved for such community facilities should be
adequate to provide for building sites, landscaping and off-street
parking as appropriate for the proposed use. Borough Council reserves
the right to accept or refuse offers of dedication for public uses.
In reviewing subdivision or land development plans, the Borough
Council shall refer such plans to the Borough Planning Commission
for recommendations concerning the adequacy of existing and proposed
community facilities to serve the additional dwellings proposed by
the subdivision or land development.
In accordance with the Borough Code, 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 Borough subject to final acceptance based on compliance with the following requirements and § 420-47 of these regulations.
A.
Street system.
(1)
Conformance with adopted plans. The proposed street pattern shall
conform to existing streets, to any Borough Official Street Map, 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 which is consistent
with both existing and planned streets and located so as to allow
proper development of surrounding properties. Collector streets and
primary arterials shall be connected with such existing streets and
highways to form continuations thereof. Residential streets shall
be laid out so as to discourage their use as collector streets or
primary arterials. Where, in the opinion of Borough Council, it is
desirable to provide for street access to adjoining property, streets
shall be extended by dedication to the boundary of such property.
(3)
Conformity with topography. Streets shall be adjusted to the contour
of the land so as to produce usable lots and streets of reasonable
grade, alignment and drainage.
(4)
Grading. The street shall be graded to the full width of the right-of-way
and provision made for slopes beyond the right-of-way in conformance
with Borough 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 designed to continue existing streets
at equal or greater right-of-way and cartway width, where practical.
(7)
Dead-end streets. Dead-end streets are prohibited unless designed
for access exclusively to neighboring tracts.
(8)
Street names. Continuations of existing streets shall be known by
the same name. Names for new streets shall not duplicate or closely
resemble names of existing streets. All street names are subject to
the approval of Borough Council.
(9)
Half street. The dedication of half streets at the edges of a new
subdivision is prohibited. If circumstances render this impracticable,
adequate provision for the concurrent dedication of the remaining
half of the street must be furnished by the subdivider, developer
or builder. When there exists a half street in an adjoining subdivision,
the remaining half shall be provided by the proposed development.
(10)
Private street. Whenever a subdivider or developer proposes
to establish a street which is not offered for dedication to public
use, Borough Council shall require the applicant to submit, and also
to record with the plan, a copy of the agreement made with the Borough
on behalf of his heirs and assigns. This agreement must be signed
by the Borough Solicitor and shall establish the conditions under
which the street may later be offered for dedication. The agreement
should stipulate:
(a)
That the street shall conform to the Borough's specifications
or that the owner of the abutting lot shall include with the offer
of dedication sufficient money, as estimated by the Borough Engineer,
to restore the street to conformance with Borough specifications.
(b)
That an offer to dedicate the street shall be made only for
the street as a whole.
(c)
That agreement by the owners of 51% of the front footage shall
be binding on the owners of the remaining lots. Such condition shall
be noted in the deeds for these properties.
(d)
When, in the determination of Borough Council, it becomes necessary
for the Borough to assume responsibility for a private street in order
to maintain the health, safety and welfare of the residents, the Borough
may do so.
(11)
Streets in floodplains. The finished elevations of any proposed
street shall not be more than one foot below the regulatory flood
elevation. The Borough Council may require, where necessary, profiles
and elevations of streets to determine compliance with the requirements.
Drainage openings shall be sufficient to discharge flood flows without
unduly increasing flood heights.
B.
Street alignment.
(1)
Sight distance. For all streets, a sight distance of 200 feet should
be maintained. Sight distance should be measured at the center line
of the street and at a driver's eye height of 3.75 feet.
(2)
Street grades.
(a)
There shall be a minimum grade of at least 1% on all streets.
(b)
Grades in excess of 5% shall be avoided where possible, and
no grade shall exceed 10% without approval of Borough Council. The
grade shall be measured along the center line.
(c)
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 or land development. They shall be inspected and
checked for accuracy by the Borough Engineer.
C.
Right-of-way width, paving width, and curbing.
(1)
Street. 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
|
ROW Width
(feet)
|
Paving Width
(feet)
|
Curbing
|
|---|---|---|---|
|
Primary arterial
|
80
|
50
|
Required
|
|
Collector
|
60
|
40
|
Required
|
|
Residential
|
53
|
33
|
Required
|
|
Cul-de-sac
|
53
|
33
|
Required
|
(3)
Minimum right-of-way width for development along existing streets
shall correspond with the Official Street Map.
(4)
The area between an existing right-of-way line and ultimate right-of-way
line should be offered for dedication to the authority having jurisdiction
over the road when land is subdivided or developed along an existing
right-of-way.
(5)
Islands, medial strips, and channelization may be required in any
area where traffic volumes warrant their use for safety and efficiency
and may be permitted in any area at the discretion of the Borough
Council. Such devices on state roads must meet or exceed the requirements
of the Pennsylvania Department of Transportation.
(6)
A cul-de-sac will not be approved when a through street is practicable.
The developer or subdivider shall have the burden of showing the impracticability
of the through street in order to justify a cul-de-sac. A cul-de-sac
shall not be more than 500 feet in length, except in cases approved
by Borough Council where conditions of the land so warrant the increase
in length. 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.
(7)
Where it is proposed that a street be constructed to an abutting
property line with the intention that such a street will be extended
onto the property at a future date, a temporary circular turnabout
shall be built, wholly within the right-of-way. The right-of-way whether
permanent or temporary shall have a minimum radius of 50 feet, and
the cartway of the turnabout shall have a radius of 40 feet.
(8)
The developer extending a temporary cul-de-sac is responsible for
removing the excess paving beyond the width of the normal cartway
and regarding the area to match the surrounding grade. The extension
of any driveways or walkways or planting of the area shall also be
the responsibility of the developer. The area of a temporary cul-de-sac
beyond the normal right-of-way width shall revert back to the adjacent
property owners when the cul-de-sac is extended.
(9)
No fences, hedges, trees, shrubbery, walls, plantings, or other obstructions
shall be located or be permitted within the right-of-way, except for
ground covers such as grass, ivy, crown-vetch, or horizontally spreading
shrubs less than one-foot high, or retaining walls necessitated by
street widening and constructed by the authority having jurisdiction
over the street.
D.
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
of minor streets in residential areas 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. There shall be no intersection angle, measured
at the center line, of less than 60°.
(3)
Center line. Where center lines of streets open into opposite sides
of a major artery within 100 feet of each other, they shall be made
to coincide by curving the minor street or streets.
(4)
Sight distance. Proper sight lines should 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, trees, hedge, shrubbery or other obstruction whatsoever
shall be permitted in this area. Any obstruction to sight shall be
removed at the time a building or structure is erected, whichever
shall first occur.
(5)
Approach alignment. Approaches to an intersection shall follow a
straight line for a minimum of 100 feet.
(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 intersecting street.
(7)
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
(feet)
|
Minimum Radius of Arc at Intersection of Right-of-Way Line
(feet)
|
|---|---|---|
|
Primary arterial
|
40 (or more as may be required)
|
20
|
|
Collector
|
30
|
20
|
|
Residential
|
25
|
15
|
|
Cul-de-sac
|
25
|
15
|
A.
Alleys. Alleys are prohibited in the Borough except as the completion
or 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 cul-de-sac having a radius of not less than 25
feet. The cartway shall be a minimum of 20 feet.
B.
Driveways:
(1)
Driveways shall be so located as to provide reasonable sight distance
at intersections with streets. Whenever practicable, driveways shall
be located not less than 40 feet from the street intersection. Where
two or more streets of different classifications are involved, access
shall be provided to the street of a lesser classification.
(2)
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.
(4)
Frontages of 50 feet or less shall be limited to one driveway. No
more than two driveways shall be provided to any single property,
tract, or commercial/business establishment, except where the frontage
exceeds 300 feet in length.
(5)
Driveways shall be paved to the widths and grades as follows:
[Amended 1-10-2023 by Ord. No. 924]
|
Land Use
|
Minimum* Paving Width
(feet)
|
|---|---|
|
Single-family residential
|
10
|
|
Multifamily residential
|
16 (one way)
|
|
24 (two way)
| |
|
Commercial and industrial
|
16 (one way)
|
|
24 (two way)
|
|
*
|
Curb depression shall be five feet wider than the width of the
driveway.
|
(6)
The Borough Council shall have the authority to approve driveways
intended for the use of two or more families, multifamily 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 daily for vehicular circulation. Driveways serving as private
streets shall not be dedicated to the Borough, nor does the Borough
assume any responsibility for their maintenance.
(7)
Location and placement of driveways serving as private streets shall
comply with the provisions of this section. Additionally, provisions
for drainage and stormwater runoff shall be approved by the Borough
Engineer.
(8)
The Borough Council shall evaluate the location, placement and alignment
of driveways serving as private streets based upon the ease of accessibility
to and efficient maneuverability through the development for protective
services of fire and police.
(9)
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.
C.
Parking areas.
(1)
Automobile parking facilities shall be provided off street in accordance
with requirements of the Zoning Chapter and this chapter.
(2)
At no time shall angle or perpendicular parking along the curbs of
local, public and private access roads and streets be permitted, except
where permitted by Borough ordinance. 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.
(3)
No one area for off-street parking of motor vehicles in residential
areas shall exceed 30 cars in capacity. Separate parking areas on
a parcel shall be physically separated from one another by ten-foot
planting areas.
(4)
Parking stall dimensions shall be not less than specified in § 420-19C(5) below. Ten percent of the total stall area may be maintained in grass, provided that such grass area shall be separated from the paved area by a suitable car wheel stop or bumper, the same to be approved by the Borough Engineer.
(5)
Parking lot dimensions shall be no less than those shown in the following
table and diagrams:
[Amended 1-10-2023 by Ord. No. 924]
|
Parking Stall
|
Aisle width
(feet)
| |||
|---|---|---|---|---|
|
Angle of Parking
|
Depth
|
Width
|
One-way
|
Two-Way
|
|
90°
|
18
|
9
|
24
|
24
|
|
60°
|
18
|
9
|
18
|
24
|
|
45°
|
18
|
9
|
16
|
24
|
|
(6)
Screen planting requirements shall be applicable to parking lot facilities,
along the area fronting streets and along the area adjacent to other
properties.
(7)
All dead-end parking lots shall be designed to provide sufficient
backup area for the end stalls.
(8)
No less than a five-foot radius of curvature shall be permitted for
all curblines in all parking areas.
(9)
Tire bumpers shall be installed where necessary so as to prevent
vehicle overhang on any sidewalk area.
All sidewalks and curbs shall be constructed in accordance with
the following regulations.
A.
Sidewalks. Sidewalks shall be constructed to the following minimum
specifications.
(2)
In land developments with common areas, sidewalks should be located
appropriately to serve as access between parking areas and buildings
and in common areas to serve as internal site circulation.
(4)
Crosswalks not less than 10 feet wide, and with concrete or asphalt
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.
(5)
Sidewalks shall be constructed so as to discharge drainage to the
street.
(6)
All construction and materials to be in conformance with PennDOT
Form 408.
B.
Curbs. Curbs shall be constructed to the following minimum specifications.
(1)
Concrete curbs shall be installed along each side of every street.
(2)
Curbing shall be built in twenty-foot lengths, and an approved expansion
joint shall be used at each joint.
[Amended 1-10-2023 by Ord. No. 924]
(4)
Concrete shall be placed in forms that are straight and securely
braced. Care shall be taken to control the water content to prevent
separation of the aggregates. All 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 furnished with an approved edging
tool.
(5)
To provide for driveways, depressions in the curbing may be constructed
and finished during the time of pouring.
(6)
All construction and materials to be in accordance with PennDOT Form
408.
A.
General. The length, width and shape of blocks shall be determined
with due regard to:
B.
Size. Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 475, Zoning, and to provide for convenient access, circulation control and vehicular and pedestrian safety. 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.
C.
Commercial and industrial blocks. For commercial or industrial use,
the block size shall be sufficient in the judgment of Borough Council
to meet all area and yard requirements for such use. Adequate provision
shall be made for off-street parking and loading areas as well as
for the flow of pedestrian and vehicular traffic so as not to inhibit
the flow of such traffic on public rights-of-way.
[Amended 11-8-2011 by Ord. No. 848]
A.
Area. All lots must conform to the zoning district requirements applicable
to the parcel being subdivided. All lots shall be no smaller than
the minimum lot area requirements of the applicable zoning classification.
B.
Depth and irregular configuration.
(1)
A lot may not be created whose depth is greater than two times its
width.
(2)
A lot may not be created that is excessively irregular unless reasonably
dictated by the topography of the land or other natural features.
An excessively irregular lot is one that is not four-sided or that
has a boundary line the length of which is more than 2.5 times the
width of the opposite or adjacent boundary line.
D.
Floodplain districts. No lot shall be approved for a subdivision
where the access crosses a floodplain district, unless approved by
the Zoning Hearing Board, or where access could be gained only by
violating the standards for driveways contained within this chapter
or where the lot does not contain sufficient legal buildable area
for the intended use.
E.
Width. The minimum width of a lot shall be that width that is measured
at the building line, in feet, specified for the applicable zoning
district.
F.
Corner lots. All corner lots shall be of sufficient size to comply
with all yard and frontage (i.e., lot width) requirements of the applicable
zoning district.
G.
Frontage. The frontage of a lot shall not be less than the minimum requirements set forth in Chapter 475, Zoning.
H.
Side lines. The side lines of a lot shall be set at right angles
or radial to the right-of-way lines and shall follow a straight course.
I.
Building lines. Building lines for all lots shall be in conformance
with the minimum front, side and rear yard requirements of the applicable
zoning district.
J.
Through lots. Double-frontage lots shall not be permitted except
where reversed frontage is desired away from a major thoroughfare
to a street of lesser traffic volume.
K.
Lot numbers. For the purposes of development, each subdivision may
have an overall system of lot numbers, the number one being assigned
to a lot in the first section to be developed. (Such system of lot
numbers shall not be confused with the regular house or building numbering
system based on a Borough-wide plan.)
L.
Building numbers. House or building numbers shall be assigned by
the Borough based on an overall street plan. Numbers will be assigned
in such a way as to allow for vacant parcels and future development.
M.
Consolidation. Adjacent lots owned by the same person may be consolidated
by recording a deed describing the lots as a single parcel, without
subdivision plan approval, where the only change being made to a lot
line is the elimination of one or more of them, subject to administrative
review by the Zoning Officer. This exemption from the approval procedures
set forth in this chapter shall be subject to the following:
(1)
A statement must be placed in the deed acknowledging that it is a
deed of consolidation intended to merge the lots and that any future
independent use of the lots would require subdivision approval.
(2)
The application to register the deed shall constitute an application
to amend the Borough's plan of properties to show the consolidation.
(3)
Prior to registering such deed, the Borough Manager shall notify
the Zoning Officer of the consolidation.
(4)
Each deed submitted for registration and recording shall have attached
thereto a plan, prepared, signed and sealed by a registered surveyor,
showing the metes and bounds, gross and net (after deducting the rights-of-way
of any public or private street) areas and error of closure of the
consolidated lot. The error of closure shall not be greater than one
part in 5,000.
(5)
Upon merger by deed, use or subdivision approval, adjacent lots shall
lose their separate identity for all purposes relating to their development.
Except in the case of a residential building with more than
one dwelling unit that is held in single and separate ownership and
where the proposed subdivision line(s) logically divides the dwelling
units, no subdivision or land development will be approved with a
property line extending through any portion of any existing structure.
A.
If structure(s) is to remain.
(1)
In residential zoning districts of the Borough, the lot and lot dimensions
of the newly created lot containing the structure(s) must be in scale
with the height and bulk of the structure, even if this requires a
lot area and/or dimensions exceeding the minimum zoning requirements
for that district.
B.
If existing structure(s) is to be removed. Final subdivision or land development approval will be issued upon the condition' of the expeditious removal of existing structures in complete conformity to all other Borough procedural requirements. 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 conformance with the long-range needs of the area, to the greatest extent possible, and all developmental requirements of the Building Code and Chapter 475, Zoning.
C.
If existing structure is to be replaced or is to be added on to.
Demolition plans and/or construction plans must be detailed as part
of the subdivision plan review and any subsequent subdivision approval
will be conditional upon compliance with said proposed details. Renovation
work to the remaining portion of a structure following partial demolition
must be completed promptly and expeditiously.
A.
Excavation. No permanent excavation shall be made with a cut face
steeper in slope than 1 1/2 horizontal to one vertical, 66.7%,
except under on or more of the following conditions:
(1)
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
face will be entirely inside of the property lines of the property
on which the excavation or fill is made.
(2)
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. A written statement of a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, indicating such stability shall be submitted to the Borough Engineer and approved by him/her and shall state that the site has been inspected and that injury to persons or damage to property will not result from exceeding the maximum slope established in § 420-24A(1) above.
(3)
A concrete or stone masonry wall constructed according to present
or future designs of the Borough is provided to support the face of
the excavation or fill.
B.
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 Borough. The fence shall be an integral part of any
wall.
C.
Site grading plan. The Borough Engineer shall require a grading plan
in conjunction with the plan of subdivision or land development in
order to ensure compliance with the above standards. The grading plan
must be approved by the Borough Engineer before grading is started.
Before undertaking any excavation or grading, the developer shall
obtain a grading and excavation permit required by the Borough.
D.
Excavation and grading. Where significant excavation or grading is
proposed or where any existing trees, shrubs or other vegetative cover
will removed, the developer shall consult the County Conservation
District representative concerning plans for erosion and sediment
control and to also obtain a report on the soil characteristics of
the site so that a determination can be made as to the type and degree
of development the site may accommodate.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
All subdivision and land development shall be required to meet the conditions of Chapter 408, Stormwater Management, for the design of stormwater management controls, including but not limited to, stormwater-carrying structures, debris or sediment basins, retention and detention structures, and infiltration facilities.
A.
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, drainage purposes, public utilities, or for any specific
purpose shall be required by the Borough Council as needed. The Borough
Council shall determine the location and width in each case.
(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 areas of an easement. The area shall be kept as lawn.
(3)
The owner of any lot, upon written request by the Borough and at
the owner's sole expense, shall remove anything placed, planted, set
or put (with or without knowledge of 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 for any purpose whatsoever shall be
recited or described in any deed unless the same has been shown on
the approved plan.
(1)
Any error found in a deed shall be immediately corrected and rerecorded
in the office of Recorder of Deeds for Montgomery County at Norristown,
Pennsylvania, at the sole expense of the subdivider or landowner.
D.
Utility easements. 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, but it shall be maintained as lawn.
A.
All water and gas mains and other underground facilities shall be
installed prior to street paving at locations approved by the Borough
for the full width of the right-of-way.
B.
All gas and water mains shall be installed underground. All electric,
telephone, and communication services, both main and service lines,
shall be provided by underground cables, installed in accordance with
the prevailing standards and practices of the utility or other companies
providing such services. All main underground cables which are within
the right-of-way of a street shall be located as specified to the
satisfaction of the Borough Engineer.
(1)
In order to facilitate the burying 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 with public easements or rights-of-way designated for such
purposes.
(3)
Light standards are to be placed as required by the Borough Engineer.
Power source for such standards shall be placed underground as required.
(4)
Along collector roads and major highways, all new electrical service
shall be placed underground.
C.
All new or replacement public or private utilities and facilities
in floodplain areas shall be elevated or floodproofed to a point 1 1/2
feet above the base flood elevation.
A.
Sanitary sewers shall be installed and connected to the Borough sanitary
sewer system. Where the subdivision or land development necessitates
a capital improvement of the Borough's sanitary sewer system, the
applicant shall pay that portion of said capital expenditure as is
necessitated by the subdivision or land development.
B.
When private streets are utilized, the subdivider or the applicant
shall execute a recordable covenant with the Borough and/or the Borough
Sewer 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.
C.
Size and grade. Sanitary sewers shall have a minimum inside diameter
of eight inches and a minimum grade of 0.5%.
D.
Manholes. Manholes shall be located as specified by the Borough Engineer.
Manhole appurtenances shall conform to current Borough standards.
E.
Laterals. Lateral connections to each lot shown on the final plan
shall be installed to the right-of-way line of the street. Each building
shall have a separate connection to the Borough sanitary sewer system,
when accessible.
F.
All new or replacement sanitary sewer systems, whether public or
private, located in floodplain areas shall be floodproofed up to a
point 1 1/2 feet above the base flood elevation.
A.
Each lot shall connect to an approved water system, with the connection
to a public water service being required whenever practical.
B.
The location of any existing or proposed well shall be shown on the
preliminary plan for each lot and adjoining lot, where applicable.
C.
All new or replacement water systems, whether public or private in
floodplain areas, shall be floodproofed to a point of 1 1/2 feet
above the base flood elevation.
D.
Fire hydrants shall be located at accessible points throughout the
subdivision when central water supply is available and shall be sufficient
in number to ensure adequate fire protection.
A.
The regulations in this section are additional requirements to Chapter 248, Floodplain Management, and shall apply to areas identified as floodplain in the Floodplain District of Chapter 475, Zoning. The floodplain boundaries can be determined by referring to the Federal Emergency Management Agency, Type 15, Flood Insurance Study for the Borough, which is available for inspection at the Borough Building.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
B.
The regulations contained herein are intended to conform to the requirements
of Section 60.3d of the National Flood Insurance Program, P.L. 93-234.
Furthermore, the purpose of these regulations is to:
(1)
Regulate the subdivision and development of floodplain land areas
in order to promote the general health, welfare, and safety of the
community.
(2)
Require that each subdivision lot or development site in floodplain
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.
(3)
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.
(4)
Maintain the certification of the Borough and the eligibility of
the property owners in the Borough for the benefits of the National
Flood Insurance Program, P.L. 93-234.
C.
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 floodplain.
D.
Where not prohibited by this chapter or any other codes or ordinances,
land located in flood-prone area(s) may be subdivided or developed
with the provision that the developer construct all buildings and
structures to preclude flood damage in accordance with this chapter
and any other codes or ordinances regulating such development.
E.
The Borough Council may, when it is deemed necessary for the health,
comfort, safety, or welfare of the present and future population of
the area, and necessary facilities, restrict subdivision or development
of any portion of the property which lies within the floodplain of
any stream or drainagecourse.
F.
When a developer does not intend to develop the plat himself and
the Borough Council determines that additional controls are required
to ensure safe development, the Council may require the developer
to impose appropriate deed restrictions on the land. Such deed restrictions
shall be inserted on every deed and noted on every recorded plat.
G.
All streets, sanitary sewers, water systems, public or private utilities and storm drainage facilities located in floodplain areas shall be controlled by provisions in the respective sections of this chapter and Chapter 248, Floodplain Management.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A.
Any development which creates a significant change in the characteristics
of the watershed, thus increasing volume and velocity of surface water
runoff, due to the decrease in retention and infiltration of stormwater,
shall not be permitted until guarantees are made of improvements that
will reduce the likelihood of erosion, sedimentation, inundation,
and water drainage from peak periods of precipitation and provide
for controlled disposal of excess surface water. Such improvements
must satisfy the requirements and regulations of the Pennsylvania
Department of Environmental Protection.
B.
All continuously flowing natural watercourses shall be maintained
at their natural alignments and gradients.
C.
Intermittent watercourses shall be maintained essentially at their
existing alignments and gradients. Paving of such watercourses shall
not be allowed, nor shall piping, except under roads, driveways and
walkways.
A.
Where any excavation or grading is proposed, or where any existing
trees, shrubs or other vegetative cover will be removed, the developer
shall consult the Montgomery County Conservation District representative
concerning plans for erosion and sediment control and the geologic
conditions of the site in order to determine the type and magnitude
of development the site may safely accommodate. Before undertaking
any excavation or grading, the developer shall conform to all pertinent
laws, regulations and ordinances of the Commonwealth of Pennsylvania
and Royersford Borough.
B.
No subdivision or land development plan shall be approved unless:
(1)
There
has been a plan approved by the Borough Council that provides for
minimizing erosion and sedimentation consistent with this section,
and an improvement bond or other acceptable securities are deposited
with the Borough which will insure installation and completion of
the required improvements; or
(2)
There
has been a determination by the Borough Council that a plan for minimizing
erosion and sedimentation is not necessary.
C.
The Borough Council, in its approval of any preliminary plan of subdivision
and land development, shall condition its approval upon the execution
of measures designed to prevent accelerated soil erosion and resulting
sedimentation, as required by the Pennsylvania Department of Environmental
Protection. All applicable regulations and permit requirements of
said Department as stipulated in its Soil Erosion and Sedimentation
Control Manual shall be followed by all parties engaged in earthmoving
activities. The manual is available at the office of the Montgomery
County Conservation District, Norristown, Pennsylvania. The Borough
Engineer shall assure compliance with the appropriate specifications
and requirements.
D.
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 accordance with the Montgomery County Soil Erosion and Sedimentation
Control Manual so as to 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 and protected
during construction and supplemented if necessary.
(4)
Any disturbed area and the duration of exposure shall be kept to
a minimum, and disturbed soils shall be stabilized as quickly as feasible.
(5)
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
(6)
The permanent (final) vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
(7)
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary, the surface water runoff will be physically
detained.
(8)
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.
E.
Excavations and fills.
(1)
Cut and fill slopes shall not be steeper than 1 1/2:1, unless
stabilized by a retaining wall or cribbing, except as approved by
the Borough Council and handled under special conditions.
(2)
Adequate provisions shall be made to prevent surface water from damaging
the cut face of excavations of the sloping surfaces of fills.
(3)
Cut and fills shall not endanger adjoining property.
(4)
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
(5)
Fills shall not encroach on natural watercourses or constructed channels.
(6)
Fills placed adjacent to natural watercourses or constructed channels
shall have suitable protection against erosion during periods of flooding.
(7)
Grading will not be done in such a way so as to divert water onto
the property of another landowner without the written consent of that
landowner and the approval of the Borough Council.
(8)
During grading operations, necessary measures for dust control will
be exercised.
(9)
Grading equipment will not be allowed to cross flowing streams. Provisions
will be made for the installation of temporary culverts or bridges,
if necessary.
F.
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 their own 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,
his heirs or assignees, until such time as they may be accepted by
the Borough 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 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.
This responsibility shall extend 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 Borough or Pennsylvania Department of Environmental Protection,
whichever is applicable.
(6)
Each person, corporation, or other entity which makes any surface
changes shall be required to handle existing and potential off-site
runoff through the development by anticipating stormwater runoff from
a fully developed area upstream.
G.
Compliance with regulations and procedures.
(1)
Stream channel construction on watersheds with drainage areas in
excess of three 320 acres, or in those cases where downstream hazards
exist, will conform to criteria established by the Pennsylvania Department
of Environmental Protection.
(2)
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required under Article VI of this chapter.
(3)
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.
(4)
In the event the developer proceeds to clear and grade prior to recording
plats, the Borough Council may revoke the approval of the preliminary
plan.
A.
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.
B.
Approval of the Department of Environmental Protection is required
when the area drained upstream of the point under consideration exceeds
an area of 1/2 square mile.
A.
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 referenced
information shall be given to the Borough Engineer. Permanent reference
monuments of case concrete or durable stone 20 inches by four inches
by four inches, 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 be subdivided and at all street intersections
and intermediate points as may be required.
B.
Benchmarks. The Borough elevations are based on the Borough sanitary
sewer system datum. Location and elevation is available to all engineers
and surveyors upon request to the Borough Engineer's office. All contours
and elevations shown on plans must be based on the system.
C.
Staking requirements. All lots shall be staked by the registered
surveyor for the subdivider, builder or developer 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 a five-eighths-inch
metal pin with a minimum length of 24 inches located in the ground
to existing grade.
A.
Limit of contract. Where the applicant is offering for dedication
or is required to establish a reservation of open spaces 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
destruction of the character of the area.
B.
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.
C.
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 of 10% or more and
planted in ground cover on slopes of 20% or more.
D.
Preserved landscaping. When there is a conscientious effort to preserve
the existing natural integrity and character of a site and where such
preservation includes 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.
A.
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
landforms intrinsic to the site shall be assessed. Terms of approval
of a plan may be subject to the manner in which the layout or design
of the plan has preserved existing natural features.
B.
Landscaping. For all multifamily, commercial, and industrial districts,
the developer should incorporate sufficient planting into his design
so as to gain approval of the Borough Planning Commission. The landscaping
can include open space, planting strips, screening, formal gardens,
shade trees, natural barriers or other types of acceptable growth.
C.
Shade trees. Shade trees shall be provided by the 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.
D.
Screen planting requirements. Each multifamily development or nonresidential
use shall be screened as a necessary safeguard to the character of
an adjacent area. Such screening shall be permanently maintained and
replaced where necessary to present an attractive appearance. Screen
planting requirements shall be applicable to parking lot facilities,
along the area fronting streets and along the area adjacent to other
properties.
Whenever practicable, provision shall be made for suitable open
space for parks, playgrounds, and recreational facilities and areas.
In commercial areas, provisions shall be made for suitable open space
for walkways (connecting parking facilities with commercial structures),
malls, sitting areas, etc. Due consideration shall be given to the
preservation of natural features, including large trees, groves, waterways,
scenic areas, historical buildings or areas, and other amenity areas.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
Building sites in the floodway shall meet the conditions of Chapter 248, Floodplain Management. No waivers shall be granted from this section.
