The following principles of subdivision and
land development, general requirements and minimum standards of design
shall be observed by the applicant in all instances, whether or not
the proposed improvements are to be accepted by the Township:
A. All portions of a tract being subdivided shall be
taken up in lots, streets, public lands or other proposed uses so
that remnants and landlocked areas shall not be created.
B. When only a portion of a tract is being reviewed relative
to subdivision and land development, but where future subdivision
or land development is imminent, the applicant shall, subject to approval
of his plan, demonstrate that the remainder of the tract or parcel
may be subdivided or developed in conformance with the existing zoning
classification of land use in a logical and satisfactory manner.
C. Whenever a parcel of land is being subdivided for
the specific purpose of being added to an adjoining parcel of land,
then such subdivision application shall be accompanied by an executed
agreement of sale between the applicant for subdivision and the owner
of the parcel to which the subdivided parcel is to be annexed. Any
such subdivision must result in a lot or lots owned by the applicant
and the adjoining landowner which shall conform in all respects to
the regulations contained in this chapter. In the event that settlement
is not held in accordance with the agreement of sale within six months
of the date of subdivision approval, then the approval shall be voided.
D. Whenever possible, applicants shall preserve trees,
groves, waterways, scenic points, historic spots and other community
assets and landmarks.
E. Subdivisions and land developments should be laid
out so as to avoid the necessity for excessive cut or fill unless
specifically warranted by terrain or location.
F. Flood-prone areas shall not be subdivided or developed except in strict compliance with the standards and requirements of §
175-33 of this article.
G. Where no public water supply is available to the subdivision
or land development, the Supervisors shall require the subdivider,
developer or builder to obtain from the District Sanitarian of the
Pennsylvania Department of Health or other appropriate state agency
certificates of approval as to the quality and adequacy of the water
supply proposed to be utilized by the subdivider, developer or builder
and approval of the type of construction methods to be employed in
the installation of the individual water supply system.
H. Where the subdivision or land development is inaccessible
to sanitary sewers, the Supervisors shall require the subdivider,
developer or builder to obtain from the Sewage Enforcement Officer,
the Department of Environmental Resources or other appropriate state
agency certificates of approval of the sewage disposal facilities
to be provided by the subdivider, developer or builder.
I. Applicants shall observe the ultimate right-of-way
for contiguous existing streets as prescribed by the Official Map
for the Township. 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 the Township Zoning Ordinance
of current adoption, shall be delineated as measured from the ultimate right-of-way
street line.
J. Proposed subdivision and land development shall be
coordinated with the existing nearby neighborhood so that the community
as a whole may develop harmoniously.
K. Improvement construction requirements will be completed
under specifications of the Pennsylvania Department of Transportation,
the Pennsylvania Department of Environmental Resources or other appropriate
state agency, the Montgomery County Soil and Water Conservation District
or other appropriate agency or the specifications included herein,
whichever specifications shall result in the stricter interpretation
of this chapter.
L. Construction of facilities. The subdivider, developer
or builder shall, where specified by the Township, construct and install,
with no expense to the Township, the streets, curbs, sidewalks, water
mains, sanitary and storm sewers, streetlights, fire hydrants, street
signs, shade trees, monuments and recreational facilities and other
facilities and utilities specified in this article. Construction and
installation of such facilities and utilities shall be subject to
inspection by appropriate Township officials during the progress of
the work, and the subdivider shall pay for inspection.
All new streets and culs-de-sac and widened portions of all existing rights-of-way, intended for public use, including but not limited to state and county roadways, shall be dedicated to the Township or other governmental body having jurisdiction at the time of dedication, subject to final acceptance based on compliance with the following requirements and §
175-52 of this chapter.
A. Street system.
(1) Conformance with adopted plans. The proposed street
pattern shall be properly regulated to existing streets, to the Township
Plan of Streets and to such county and state road and highway plans
as have been duly adopted by the appropriate agency.
(2) Arrangement. Streets shall be arranged in a manner
to meet with the approval of the Board, considered in relation to
both existing and planned streets and located so as to allow proper
development of surrounding properties. Secondary and through highways
shall be connected with such existing streets and highways so as to
form continuations thereof. Residential streets shall be laid out
to discourage their use as secondary streets or through highways.
(3) Conformity with topography. Streets shall be adjusted
to the contour of the land so as to produce usable lots and streets
of reasonable grade, alignment and drainage.
(4) Grading. The street 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 Township specifications.
(5) Provisions of streets for future development. Access
shall be given to all lots and portions of the tract in the subdivision
and to adjacent unsubdivided territory. Streets giving such access
shall be improved to the limits of the subdivision. Remnants, reserve
strips and landlocked areas shall not be created.
(6) New streets. New streets shall be laid out to continue
existing streets at equal or greater right-of-way and cartway width,
where such continuations are reasonable and practical.
(7) Dead-end streets. Dead-end streets are prohibited,
unless designed as culs-de-sac or designed for access exclusively
to neighboring tracts.
(8) Street names. 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 the Board.
(9) Half streets. The dedication of half streets at the
edges of a new subdivision is prohibited. If circumstances render
this impracticable, adequate provision for the concurrent dedication
of the remaining half of the street must be furnished by the subdivider,
developer or builder. When there exists a half street in an adjoining
subdivision, the remaining half shall be provided by the proposed
development.
B. Street alignment.
(1) Sight distance on horizontal and vertical curves.
Proper sight distance should be provided with respect to both horizontal
and vertical alignments. Measured along the center line, this should
be 500 feet for major roads, 300 feet for secondary roads and 200
feet for local residential streets, measured at the center line and
at driver's eye height of five feet.
(2) Horizontal curves shall be used at all changes in
excess of 2°. Long radius curves shall be used rather than a series
of curves connected by short tangents. Minimum radius curves at the
end of long tangents will not be approved.
(a)
Curvature. The minimum radius at the center
line for horizontal curves on major streets shall be 300 feet; for
secondary streets, 200 feet; and for rural or residential streets,
150 feet.
(b)
Tangents between curves. Except for local streets,
there shall be a tangent of at least 100 feet measured at the center
line between reverse curves.
(3) Vertical curves. Vertical curves shall be used at
changes in grade of more than 1%. The length of the curve shall approximate
50 feet on secondary streets and 25 feet on residential streets for
each 1% of change in grade. Over summits or in sumps, vertical curves
shall not produce excessive flatness in grade. The high or low point
on a vertical curve must be definitely and clearly shown.
(4) Street grades.
(a)
There shall be a minimum grade of at least 1%
on all streets.
(b)
Maximum grades. There shall be a maximum grade
of 7% on major and secondary streets and 10% on residential streets
for distances of not more than 1,500 feet. However, grades in excess
of 5% shall be avoided wherever possible. The grade shall be measured
along the center line.
(c)
Curve-grade combinations. A combination of minimum
radius horizontal curves and maximum grades will not be approved.
(d)
Street intersections. The grade within 50 feet
of any side of an intersection or the outer perimeter of a cul-de-sac
shall not exceed 3%. The grade will be measured along the curbline
of the street.
(e)
Street grading. All streets shall be graded
to the grades shown on the street profile and cross-section plan submitted
and approved with the preliminary plan of subdivision and land development.
They shall be inspected and checked for accuracy by the Township Engineer.
C. Right-of-way width, paving width and curbing.
(1) Classification. All streets will be classified as
residential, secondary, major or cul-de-sac and shall be governed
as follows:
(a)
Residential streets shall be those which are
used strictly to serve residential areas and do not serve as through
streets in a development. They shall have a minimum right-of-way width
of 50 feet and shall have a minimum paved width of 30 feet. Construction
of the street, curbing and sidewalk shall be in accordance with specifications
hereinafter included in these standards.
(b)
Secondary streets shall be defined in two ways:
[1]
Secondary feeder streets shall be those which
are used as connecting and through streets to serve residential areas
and to connect residential streets to collector roads and community
facilities with light traffic volumes. They shall have a minimum right-of-way
of 60 feet and shall have a minimum paved width of 36 feet. Curbing
and/or sidewalk shall be provided as required. Construction of the
street curbing and sidewalk shall be in accordance with specifications
hereinafter included in the standards.
[2]
A secondary collector street shall serve to
connect feeder streets and residential streets to other feeder roads,
community facilities and major highways with medium traffic volume.
Additionally, collector streets may also serve business or industrial
areas. They shall have a minimum right-of-way width of 80 feet and
shall have a minimum paved width of 40 feet. The construction of the
street, curbing and sidewalk shall conform to construction specifications
hereinafter included in these standards.
(c)
Major streets connect district centers or communities
serving large volumes of fast-moving through traffic. They shall have
a minimum right-of-way of 100 feet and shall have a minimum paved
width of 52 feet. The street must be provided with curbing. Construction
of the street curbing and sidewalk shall be in accordance with specifications
included hereinafter in these standards.
(d)
Cul-de-sac streets shall be those residential
streets with one end open for vehicular access and the other end terminating
in a vehicular turnaround. The circular turnaround of all culs-de-sac
shall be constructed with the curvature starting at a tangent point
on the right-hand side of the roadway and with the arc curving to
the left.
[1]
A cul-de-sac will not be approved when a through
street is practicable.
[2]
A cul-de-sac shall not be more than 500 feet
in length.
[3]
A cul-de-sac must be a side street and not be
the permanent culmination of another street to form a four-way intersection.
[4]
A cul-de-sac shall have a right-of-way of 50
feet and shall have a circular turnaround with a minimum right-of-way
radius of 50 feet and an outer paving radius of 40 feet.
[5]
A cul-de-sac permanently terminated will not
be approved when a through street is practicable. The subdivider shall
have the burden of showing the impracticability of the through street
in order to justify a cul-de-sac.
[6]
A cul-de-sac permanently or temporarily exceeding
500 feet in length may be approved by the Board if conditions of the
land so warrant.
[7]
Where it is proposed that a road be constructed
to an abutting property line with the intention that such a road will
be extended onto the adjoining property at a future date, the temporarily
terminated cul-de-sac shall be constructed the same as one permanently
terminated, including the right-of-way width. Construction of the
street curbing and sidewalk shall be in accordance with specifications
hereinafter included in these standards.
(2) Street width. The minimum widths of the right-of-way
and the paving and the requirements for curbing shall not be less
than those of an existing street of which the new street is to be
a continuation nor less than the following:
Type of Street
|
Right-of-Way Width
(feet)
|
Paving Width
(feet)
|
Curbing
|
---|
Major
|
100
|
52 (or more as may be required)
|
As may be required
|
Secondary
collector
|
80
|
40
|
As may be required
|
Secondary
feeder
|
60
|
36
|
As may be required
|
Residential
|
50
|
30
|
Required
|
Cul-de-sac
|
50
|
30
|
Required
|
NOTE: Where the subdivision fronts
on an existing street, the existing paved portion shall be extended
to the required curbline. Construction of any such widening shall
be as directed by the Township Engineer.
|
(a)
The minimum right-of-way width for development
along existing streets will correspond with the ultimate right-of-way
for these streets.
(b)
Islands and medial strips may be permitted in
streets immediately adjacent and in commercial zones. However, no
circles or circular segments shall be permitted on any street.
(c)
Additional width requirements.
[1]
Additional widths may be required by the Township:
[a] Where necessary for public safety
and convenience.
[b] For parking in commercial or industrial
areas.
[c] Where old roads do not provide
the proper width, and additional dedication is necessary.
[2]
No fences, hedges, trees, shrubbery, walls,
plantings or other obstructions shall be located or permitted within
the right-of-way.
D. Street paving. All street paving must conform to the
specifications incorporated in this section of the standards and be
approved by the Township Engineer prior to acceptance by the Board.
All grades, horizontal curves intersections, sight distances and tangents
shall conform to the requirements established by this chapter and
shall be subject to the approval of the Township Engineer.
(1) Subgrade.
(a)
The bottom of the excavation and the top of
the fill between the outer limits of the paving or base course, when
completed, will be known as the "subgrade" and shall conform to the
lines, grade and cross sections given. The subgrade for macadam paving
shall conform to the established line, grade and cross section as
approved by the Board. The subgrade shall be solidly compacted to
a firm and unyielding state by rolling with a minimum of a ten-ton
power roller. Unstable areas shall be removed and replaced with suitable
fill and then rerolled as required to provide a uniform even surface.
(b)
After the excavation or rough grading has been
performed and all drains have been constructed, the subgrade will
be fine graded and shaped to the proper cross section. It shall be
brought to a firm unyielding surface by rolling the entire area with
an approved three-wheel power roller having a metal weight of not
less than 10 tons. Solid rock, boulders, soft clay and all spongy
materials which will not consolidate under the roller shall be removed
from the subgrade to a depth to be determined by the Township Engineer
or other person designated by the Board. The space shall be filled
with suitable material from the excavation and the subgrade rerolled
until it presents a smooth and firm surface of the proper shape and
cross section. Crown board and straight edge shall be used for checking
road and street construction. Maximum deviation shall not exceed 1/4
inch.
(2) Shoulder.
(a)
Supporting shoulder shall be constructed on
all sections of projects where a base course or pavement is to be
constructed without other permanent support along the sides. All shoulder
shall be thoroughly compacted and graded to provide drainage from
the macadam surface.
(b)
Where concrete curbing is not to be constructed,
shoulders are to be constructed adjacent to the paving of the proposed
road. The width and type of construction, grade and construction methods
of these shoulders is to be determined by or must meet the approval
of the Township Engineer or other person designated by the Board.
(3) Paving base course. The base course shall be bituminous
concrete base course.
(a)
Bituminous concrete base course. Bituminous
concrete base course shall have a compressed thickness after compaction
of six inches, except in the case of roadway construction in the Industrial
or Limited Industrial Zoning Districts, where the bituminous concrete
base course shall have a compressed thickness after compaction of
eight inches and shall be constructed in two four-inch layers. In
all cases, the bituminous concrete base course shall be constructed
on a four-inch layer of compacted 2A modified stone. The bituminous
concrete base course shall conform to the Pennsylvania Department
of Transportation Specifications Form 408, latest edition.
(b)
Materials. Materials meeting the requirements
as specified in Section 305.2 of the Pennsylvania Department of Transportation
Specifications Form 408, latest edition, shall be used.
(4) Bituminous surface course ID-2. This surface course
shall consist of two courses, the binder course and the wearing course,
of hot-mixed, hot-laid asphaltic concrete, constructed on a prepared
base course. The bituminous surface course shall have a total thickness
after final compaction of not less than 3 1/2 inches. The binder
course shall have a minimum thickness after compaction of two inches.
The wearing course shall have a minimum thickness after compaction
of 1 1/2 inches. All street pavement cross sections, except where
superelevated for curves, will be a minimum slope from the center
of the road to the gutter of 1/4 inch per foot to a maximum of 1/2
inch per foot.
(a)
Materials. The materials for the bituminous
wearing course and the bituminous binder course shall conform to the
requirements as given in Sections 420 and 421, respectively, of the
Pennsylvania Department of Transportation Specifications Form 408,
latest edition.
(b)
Construction methods. The bituminous binder
and bituminous wearing course shall be Type ID-2 as specified in Pennsylvania
Department of Transportation Specifications Form 408, latest edition,
and shall be applied in strict accordance therewith. No visible moisture
shall be present prior to the laying of each course. Road surface
temperature shall be 50° F. or greater prior to laying of
a bituminous surface. The air temperature shall be 40° F.
or greater with the temperature rising. All bituminous surface courses
shall have a total thickness after compression of 3 1/2 inches
minimum. All edges shall be kept straight and sharp forming a clean-cut
line between finished road and gravel shoulder where shoulder construction
is used.
(c)
East Norriton Township will require delivery
slips for all materials used in the construction of streets.
E. Street intersections.
(1) Number of intersections. No more than two streets
shall cross at the same point. Four-way intersections are to be avoided
in the layout when three-way or T-intersections can be utilized. When
existing streets intersect at odd angles or have more than four approaches,
the subdivider, developer or builder shall be required to make corrective
changes to eliminate the odd angle or reduce the number of approaches
to the intersection by curving the lesser street.
(2) Minimum angle of intersection. Right-angle intersections
shall be used whenever practicable, especially when local streets
empty into major or secondary streets. There shall be no intersection
angle, measured at the center line, of less than 60° minimum.
(3) Center lines. Where center lines of residential or
secondary streets open into opposite sides of a major street within
100 feet of each other, they shall be made to coincide by curving
the minor street or streets.
(4) Primary thoroughfares. Wherever practicable, intersections
with through highways shall be kept to a minimum and shall be located
at least 1,200 feet apart.
(5) Sight distance. Proper sight lines, as provided in §
175-18B(1) of this chapter, shall be maintained at all intersections of streets. There shall be measured along the center line a minimum clear sight triangle of 75 feet from the point of intersection. No building, trees, hedge, shrubbery or other obstruction whatsoever will be permitted in this area. Any obstruction to sight shall be removed at the time the street is graded or at the time a building or structure is erected, whichever shall first occur.
(6) Maximum grade. Maximum grade within any intersection
shall not exceed 1%, and approaches to an intersection shall follow
a straight horizontal course for 100 feet.
(7) Approach grades. All approaches to an intersection
shall not exceed 3% for a distance of 50 feet measured from the nearest
right-of-way line of the intersecting street.
(8) Radii of pavement and right-of-way at intersections.
Street intersections shall be rounded with tangential arcs at the
pavement edge (curbline) and right-of-way lines as listed below. Where
two streets of different right-of-way widths intersect, the radii
of curvature for the widest street shall apply.
|
Type of Street
|
Minimum Radius of Arc at Intersection
of Pavement Edge or Curbline
(feet)
|
Minimum Radius of Arc at Intersection
of Right-of-Way Line
(feet)
|
---|
|
Major
|
40 (or more as may be required)
|
20 (or more as may be required)
|
|
Secondary
|
30
|
20
|
|
Residential
|
25
|
15
|
|
Cul-de-sac
|
25
|
15
|
[Amended 8-26-2014 by Ord. No. 556]
The provisions of this section are intended
to provide shade from the summer sun, to promote energy conservation
by reducing the need for cooling and to enhance the aesthetic appearance
of the community.
A. Street trees shall be required:
(1) Along all existing streets when they abut or lie within
the proposed subdivision or land development.
(2) Along all proposed streets.
(3) Along access driveways which serve five or more residential
dwelling units.
B. The street tree requirement may be waived by the Township
Board of Supervisors where existing vegetation is considered sufficient
or to maintain scenic views of open space, farmland or natural features.
C. Street trees shall be provided by the applicant according
to the following standards:
(1) Trees shall be planted a minimum distance of five
feet and a maximum distance of 15 feet from all ultimate right-of-way
lines.
(2) In nonresidential developments, trees shall be located
within the front yard setback in a planting bed at least 10 feet in
width, planted in grass or ground cover.
(3) Trees shall be located so as not to interfere with
the installation and maintenance of sidewalks and utilities. Trees
shall be planted a minimum distance of three feet from curbs and sidewalks,
15 feet from overhead utilities and six feet from underground utilities.
(4) Trees shall be planted at a ratio of one tree per
50 linear feet of frontage or fraction thereof.
(5) Trees shall be distributed along the entire frontage
of the property, although they need not be evenly spaced.
(6) Trees shall be selected from the Recommended Plant
Material List which may be adopted by resolution of the Board and
amended from time to time, and shall be a minimum of 2 1/2 inches in caliper
at planting.
The minimum requirements for improvement shall
be contained in the Pennsylvania Department of Transportation Specifications
Form 408 as last revised.
The federal government has adopted legislation
regulating construction in and about areas known as "wetlands." This
legislation is enforced concurrently by the United States Army Corps
of Engineers, the Environmental Protection Agency and the Department
of Environmental Resources. The Township of East Norriton will not
review any plans with respect to their compliance with the federal
legislation, and the individual landowner should assure himself that
his plans comply with the federal legislation.