[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:
(1) 
Be in writing and part of an application for subdivision and/or land development;
(2) 
State the grounds and facts of unreasonableness or hardship on which the request is based;
(3) 
List the provision(s) of the ordinance involved; and
(4) 
State the minimum modification necessary.
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
(2) 
Additional widths may be required by the Borough:
(a) 
Where necessary for public safety and convenience.
(b) 
For parking in commercial or industrial areas.
(c) 
Where old streets do not provide the proper width and additional dedication is necessary.
(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.
(3) 
Access driveways should be located in such manner that they will not unduly cause:
(a) 
Interference to the traveling public.
(b) 
A hazard to the free movement of normal street traffic.
(c) 
Areas of traffic congestion on the street.
(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.
(1) 
Sidewalks shall conform to the standards in Chapter 415, Streets and Sidewalks, Article II, Sidewalk and Curb Construction and Repair, of the Code of the Borough of Royersford.
(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.
(3) 
Sidewalks shall be located as prescribed by the Chapter 415, Streets and Sidewalks, Article II, Sidewalk and Curb Construction and Repair.
(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]
(3) 
All concrete used in the construction of improvements shall meet the requirements of Chapter 415, Streets and Sidewalks, Article II, Sidewalk and Curb Construction and Repair.
(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:
(1) 
Provision of adequate sites for buildings of the type proposed.
(2) 
Zoning requirements.
(3) 
Topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with primary arterials.
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.
C. 
Narrow lots. Narrow lots may be created only when authorized by the Borough Council as a conditional use under the provisions of § 475-30 of Article IV of Chapter 475, Zoning, of the Code of the Borough of Royersford.
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.
(2) 
In cases where the principal building has not been used as a dwelling, its conversion to a dwelling shall comply with all of the requirements of the Chapter 475, Zoning, and the Building Code[1] of the Borough.
[1]
Editor's Note: See Ch. 185, Construction Regulations.
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.
[1]
Editor's Note: Original Chapter 22, Section 510, of the 1990 Code of Ordinances, Stormwater Management, as amended, was repealed 10-9-2018 by Ord. No. 897.
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)]
H. 
Waivers. Relief from floodplain area requirements shall be as indicated in Chapter 248, Floodplain Management, by variance. No waivers shall be granted from this section.
[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.