The following principles of subdivision/land development, general requirements and minimum standards of design shall be observed by the applicant in all instances. The standards of design of this article shall be used to judge the adequacy of a subdivision/land development proposal.
A. 
In reviewing subdivision/land development plans, the Board of Commissioners may refer such plans to the Planning Commission for recommendations concerning the adequacy of existing and proposed community facilities to serve the additional dwellings proposed by the subdivision/land development.
B. 
All portions of a tract being subdivided/developed shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
C. 
When only a portion of the tract is being reviewed relative to subdivision/land development but where future subdivision or development is imminent, the applicant shall 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, as a condition of approval of the plan.
D. 
Applicants shall preserve trees, groves, waterways, scenic historic landmarks and other community assets and landmarks.
E. 
Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill unless specifically warranted by terrain or location.
F. 
Floodplain areas shall not be subdivided or developed except in strict compliance with the Zoning Code, the standards and requirements of § 146-42 of this chapter and, where applicable, with the permission of the Federal Emergency Management Agency (FEMA).
G. 
Applicants shall observe the ultimate rights-of-way for continuous existing streets as prescribed by the Comprehensive Plan 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/land development is consummated. Applicable building setback lines as defined by the Township Zoning Code of current adoption shall be delineated as measured from the ultimate right-of-way.
H. 
Proposed subdivision/land development shall be coordinated with the existing nearby neighborhood so that the community as a whole may develop harmoniously.
I. 
Areas provided or reserved for community facilities shall be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed. The Board of Commissioners reserves the right to accept or refuse offers of dedication for public use.
J. 
Improvement construction requirements shall be completed under the engineering and construction standards of the Township of Abington, the specifications of the Pennsylvania Department of Transportation, Department of Environmental Resources, Montgomery County Soil Conservation District or other appropriate agencies or the specifications included herein, whichever specifications shall result in the more favorable interpretation of this chapter.
K. 
The subdivider/land developer or builder shall, where specified by the Board of Commissioners, construct and install, with no expense to the township, the streets, curbs, sidewalks, water mains, sanitary and storm sewers, streetlights, fire hydrants, street signs, shade trees, monuments and other facilities and utilities specified in this 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/land developer or builder shall pay for inspection.
A. 
Arrangement. Streets shall be arranged in a manner to meet with the approval of the Board of Commissioners, considered in relation to both existing and planned streets and located so as to allow proper development of surrounding properties. Secondary and through highways shall be connected with such existing streets and highways so as to form continuations thereof. Residential streets shall be laid out to discourage their use as secondary streets or through highways.
B. 
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.
C. 
Grading. The street shall be graded to the full width of the right-of-way, and provision shall be made for slopes beyond the right-of-way.
D. 
Right-of-way and paving width.
(1) 
Streets. The minimum widths of the right-of-way and the paving shall not be less than those on an existing street of which the new street is to be a continuation nor less than the following:
Street Type
Right-of-Way Minimum Width
(feet)
Cartway Width Between Curbs
(feet)
Number
Sidewalk Area Width
(feet)
Residential
50
30
2
10
Secondary
60
40
2
10
Commercial
70
50
2
10
Primary
80
60
2
10
(2) 
Islands and medial strips. Islands and medial strips may be permitted in streets immediately adjacent to and in commercial zones. However, no circles or circular segments shall be permitted on any street.
(3) 
Present streets. Where there are present streets, the Board of Commissioners may grant such reasonable exceptions to the requirements for grading and width of cartway provided for in this chapter as will not be contrary to the public interest, subject to conditions necessary to assure adequate streets and other public improvements.
(4) 
Culs-de-sac.
(a) 
The minimum right-of-way width shall be 50 feet, and the minimum cartway width shall be 30 feet. The cul-de-sac shall be not less than 250 feet and not greater than 500 feet long terminating in a turnaround with a minimum right-of-way radius of 60 feet and an outer paving radius of 50 feet. No island, barrier or other obstruction shall be placed within the paved radius of the cul-de-sac. The cul-de-sac shall be measured along the center line from the near right-of-way line of the adjacent intersecting street to the center of the turnaround.
(b) 
A cul-de-sac permanently terminated will not be approved when a through street is practicable. The subdivider/land developer shall have the burden of showing the impracticability of the through street in order to justify a cul-de-sac.
(c) 
A cul-de-sac temporarily terminated shall be constructed the same as one permanently terminated.
(d) 
A cul-de-sac permanently or temporarily exceeding 500 feet in length may be approved by the Board of Commissioners if conditions warrant.
E. 
Alignment.
(1) 
Sight distance. A minimum sight distance of 300 feet for secondary streets and 200 feet for residential streets, measured at the center line and at driver's eye height of four feet, shall be provided.
(a) 
Horizontal curves. Horizontal curves shall have a minimum radius on the center line of 200 feet on secondary streets and 100 feet on residential streets. A long radius curve shall be used rather than a series of curves connected by short tangents. Reverse curves shall be separated by tangents of not less than 50 feet. Minimum-radius curves at the end of long tangents will not be approved. Super elevation and additional width may be used for curves of less than six-hundred-foot radii on secondary streets and of less than three-hundred-foot radii on residential streets.
(b) 
Vertical curves. Vertical curves shall be used at changes in grade of more than 1%. The length of the curve shall be approximate 50 feet on secondary streets and 25 feet on residential streets for each 1% of change in grade. Over summits or in sumps, curves shall not produce excessive flatness in grade. The high- or low-point on a vertical curve must be definitely and clearly shown.
(2) 
Grade.
(a) 
Maximum and minimum. The maximum grade shall be 10% for residential streets and 7% for secondary streets. The minimum grade shall be 1% where possible.
(b) 
Street intersections; culs-de-sac. 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. The grade lines of the curbs at intersections shall intersect if the tangents are extended.
(c) 
Curve-grade combinations. A combination of minimum-radius horizontal curves and maximum grades will not be approved.
F. 
Street names and signs. Names for all new streets must be approved by the township. No street name which will duplicate or be confused with the name of an existing street will be approved. Existing street names shall be projected wherever possible. Signposts and nameplates shall be placed at street intersections by the township at the expense of the subdivider/land developer.
G. 
Obstructions of rights-of-way. No fences, hedges, trees, shrubbery, plants, walls, signs or other obstructions shall be located or be permitted within the right-of-way.
A. 
Right-of-way. Wherever practicable, right-of-way lines shall intersect at right angles and shall be rounded by a tangential arc having a minimum radius of 10 feet. Where right-angle intersections are not possible, the angle of intersection shall be not less than 65°.
B. 
Center lines. Where center lines of minor streets open into opposite sides of a major street within 50 feet of each other, they shall be made to coincide by curving the minor street or streets.
C. 
Multiple intersections. Multiple intersections involving the junction of more than two streets shall be avoided; but where such avoidance is impossible, such intersections shall be designed with extreme care for both vehicular and pedestrian safety.
D. 
Curb. Wherever practicable, curblines shall be rounded by a tangential arc, the minimum radius of which shall be 20 feet. The curbline radius shall be concentric with that of the right-of-way line, except at the intersections of streets having different widths between curblines and right-of-way lines.
E. 
Primary thoroughfare. Wherever practicable, intersections with through highways shall be kept to a minimum and should be located at least 1,200 feet apart.
F. 
Sight distance. Proper sight lines shall be maintained at all intersections of streets. There shall be measured along the center line a minimum clear sight triangle of 65 feet from the point of intersection. No buildings, trees, hedges, shrubbery or other obstruction within the subdivision/land development will be permitted in this area. Any obstruction to sight shall be removed at the time the street is graded.
A. 
Where permitted. Alleys may be provided in commercial and industrial districts to provide access to off-street parking, loading and unloading facilities. Alleys in residential areas will not be approved in the absence of special conditions requiring them.
B. 
Right-of-way width and paving width. The width of the right-of-way shall be not less than 25 feet, and the width of the paving shall be not less than 20 feet. The paving requirements shall be the same as for street paving.
C. 
Turning area. An alley terminating in a barrier will not be approved unless adequate turning area at the end is provided.
D. 
Intersections. Intersections of right-of-way lines shall be rounded by a tangential arc, the minimum radius of which shall be 10 feet; and the edge of the paving at intersections shall be rounded by a tangential arc, the minimum radius of which shall be 15 feet.
E. 
Obstructions. No fences, hedges, trees, shrubbery, walls, plants, signs or other obstructions shall be located within the right-of-way. Reasonable sight distance shall be provided at intersections with streets.
A. 
Where required. Sidewalks shall be provided along all streets except where, in the opinion of the Board of Commissioners, they are unnecessary for the public safety and convenience.
B. 
Width and thickness.
(1) 
Sidewalks shall be not less than four feet in width in residential areas. A greater width shall be required in areas in which apartments or business buildings are located or where deemed necessary at the discretion of the Board of Commissioners.
(2) 
Sidewalks shall be constructed of concrete, four inches in thickness, except at driveways, where the thickness shall be increased to six inches for the full width of the driveway.
C. 
Location. Sidewalks shall be located between the curb and right-of-way line, six inches from the property line.
D. 
Grade and paving. The paving of the sidewalk shall be continuous across driveways; the grades shall not be depressed, but they may be sloped. Special entrances may be permitted where, in the opinion of the Board of Commissioners, they are necessary for public safety and convenience.
E. 
Access ramps. At corners and other pedestrian street-crossing points, sidewalks shall be extended to the curbline with ramps for adequate and reasonable access across curbs by physically handicapped persons, including those in wheelchairs.
F. 
Curb design. Curbs shall be the vertical type and constructed in accordance with township specifications.
[Added 5-8-1996 by Ord. No. 1791]
When the Board of Commissioners determines that the installation of curbs and sidewalks are not required for a lot or parcel of ground undergoing subdivision or land development approval, the applicant or developer shall be required to post an escrow amount with the Township of Abington for a period of two years following construction permit issuance, in an amount sufficient to complete curb and sidewalk installation along all street frontage involving the application, when any additional lots or parcels of land remain along the block(s) to which the lot or parcel has frontage which are capable of subdivision or land development at a future point in time.
All subdivision/land-development plans shall provide off-street parking areas as set forth in the Zoning Code of the township.[1] The parking requirements include, but are not limited to, the following provisions:
A. 
Dimensions of parking spaces. All parking spaces for vehicles shall be 10 feet wide by 20 feet long. All spaces shall have adequate maneuvering room with clear access at all times entering and exiting the space. Where required by state and/or federal law, the subdivider/land developer shall make provision for handicapped parking (space size, location, number of spaces and identification). Proper access from a street shall not include access directly from the street to a parking space, except for single- and two-family dwellings.
B. 
Access and egress. Entrances, exits and driveways in a parking lot shall be a minimum of 24 feet wide, excluding parking areas designated for parking vehicles.
C. 
Aisles and drives. Interior circulation drives and aisleways through an off-street parking area shall be a minimum of 24 feet wide, excluding areas designated for parking vehicles, for two-way traffic, and 12 feet wide for one-way traffic. All one-way drives and aisles shall be clearly marked by appropriate pavement painting and signage.
D. 
Loading areas. All loading/unloading areas shall be a minimum of 600 square feet, 12 feet by 50 feet in size with clear access at all times to the space. The load/unload space may not be made a part of any regular vehicular parking space and shall be clearly marked by appropriate painting and signage.
E. 
Firesafety. All off-street parking area layouts shall conform to the fire prevention provisions of § 146-41 of this article. The Fire Marshal of the Township of Abington shall review and approve all parking plans for compliance with the requirements of § 146-41.
[1]
Editor's Note: The current Zoning Ordinance is on file in the township offices.
Blocks shall be planned to suit the topography and character of the site, use of the land and reasonable convenience.
A. 
Length. In general, all blocks in a subdivision/land development shall have a minimum length of 500 feet and a maximum length of 1,200 feet unless special conditions warrant a variance.
B. 
Width. Whenever practicable, blocks shall be of such width as to provide two tiers of lots of the minimum size permitted under the applicable zoning classification, except in the case of lots along a major thoroughfare where the lot fronts on an interior street.
C. 
Through lots. Double-frontage lots are to be avoided and generally will not be permitted.
D. 
Crosswalks.
(1) 
Crosswalks may be required where necessary to provide access to schools, buildings of public assembly, parks and commercial areas. They shall be maintained by the abutting property owners in the same manner as sidewalks on public streets.
(2) 
Such crosswalks shall have an easement width of not less than 10 feet and a concrete-paved walk not less than four feet wide.
A. 
Depth. Lots excessively deep in relation to width or excessively irregular in shape are to be avoided. A ratio of 2 1/2 in depth to one in width is generally accepted as a proper proportion.
B. 
Frontage. Every lot hereafter created by subdivision/land development shall have a frontage along the right-of-way of a street. Each lot shall conform to the lot-frontage requirements of the Zoning Code.[1]
[1]
Editor's Note: The current Zoning Ordinance is on file in the township offices.
C. 
Requirements. The minimum requirements of a lot shall be specified for the applicable district as provided in the current zoning provisions of the Zoning Code.
D. 
Steep slope. Any lot that is created in a subdivision/land development and is affected by the steep-slope provisions of the Zoning Code may be developed only if it complies with the applicable section of the Zoning Code when building is contemplated.
E. 
Floodplain. Any lot that is created in a subdivision/land development and is affected by a floodplain or wetland area may be developed only in compliance with the floodplain section of the Zoning Code and only with the permission of the Federal Emergency Management Act (FEMA), where applicable.
F. 
Cul-de-sac. Where cul-de-sac designs are utilized, the permitted lot width at the street line may be reduced to 30 feet.
A. 
Rights-of-way and/or easements. Rights-of-way and/or easements for sanitary utilities, road construction or maintenance or for drainage purposes, public utilities or any other specific purpose shall be required by the Board of Commissioners as needed. The location and width in each case shall be determined by the township.
(1) 
Building setback lines. Building setback lines shall be measured from the nearest side of the right-of-way or easement to the proposed building.
(2) 
Lawn. No trees, shrubs, fences, signs, structures of any type or any other obstruction shall be placed, planted, set or put within the area of an easement. The area shall be kept as lawn.
(3) 
Expense of removal. The owner of any lot shall, upon written request by the township and at the sole expense of the owner, remove anything placed, planted, set or put within the area of any easement with or without knowledge of this regulation.
(4) 
Placement. To the fullest extent possible, easements shall be adjacent to rear or side lot lines.
(5) 
Deed. No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan. Any error found in a deed shall be immediately corrected and rerecorded in the office of the Recorder of Deeds for Montgomery County at Norristown, Pennsylvania, at the sole expense of the subdivider/land developer.
(6) 
Easements for storm drains and sanitary sewers. Easements for present or ultimate construction of storm drains and sanitary sewers having a minimum width of 20 feet shall be provided where necessitated by topographical conditions.
(7) 
Easements for watercourses. Where a subdivision/land development is traversed by a natural watercourse, drainage easements shall be required to a minimum width of 25 feet from the center line, and such easement may be used for installation of storm and sanitary sewers and as open space. Where conditions warrant (such as in floodplains), additional width shall be required in such cases where runoff treatment requires a wider easement. Engineered stormwater runoff studies must prove such requirements beyond the floodplain.
(8) 
Easements for stormwater and surface water. Where stormwater or surface water will be gathered within the subdivision/land development and discharged or drained in volume over lands within or beyond the boundaries of subdivision/land development in a way that affects adjoining properties, the subdivider/land developer or builder shall reserve or obtain easements over all lands affected. The easements shall be adequate for such discharge of drainage and for carrying off of such water and for the maintenance, repair and reconstruction of the same, including vehicles, machinery and other equipment for such purposes and which shall be of sufficient width for such passage and work. The subdivider/land developer or builder shall convey, at no cost, the easements to the township upon demand.
(9) 
Easements for utilities. Easements having a minimum width of seven feet shall be provided along the rear of lots for use by utility companies for constructing, operating and maintaining facilities utilizing overhead pole-line construction, where said overhead line(s) are permitted.
B. 
Reserve strips. Reserve strips controlling access to streets, alleys, subdivisions or adjacent areas are prohibited.
A. 
Monuments. 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. A certified copy of this referenced information shall be given to the Township Engineer. Permanent reference monuments of concrete or durable stone 20 inches by four inches by four inches with forty-five-degree beveled edges shall be set by the subdivider/land developer or builder.
B. 
Bench marks. The township elevations are based on the township sanitary sewer system datum. Location and elevation is available to all engineers and surveyors upon request to the office of the Township Engineer. All contours and elevations shown on plans must be based on this system.
C. 
Staking requirements. All lots shall be staked by the registered engineer or surveyor for the subdivider/land developer when final grading has been completed. This stakeout shall be visible and completed before an owner or occupant takes possession of the property. All lot corner markers shall be permanently located in the ground to existing grade and shall be at least a five-eighths-inch metal pin with a minimum length of 24 inches.
D. 
Errors in deeds. Any error found in a deed shall be immediately corrected, and the deed shall be rerecorded in the office of the Recorder of Deeds of Montgomery County at Norristown, Pennsylvania, at the sole expense of the subdivider/land developer.
The subdivider/land developer shall provide control of all surface water and shall implement such measures as are required by the Storm Water Management Act of the Commonwealth of Pennsylvania, and amendments thereto,[1] as are reasonably necessary to protect the health and safety of the population and the security of properties surrounding the subdivision/land development.
A. 
When required. The subdivider/land developer shall construct storm drains and appurtenances to take surface water from the bottom of vertical grades which slope on both sides toward the bottom, to lead water away from springs and to avoid excessive use of cross gutters at street intersections and elsewhere. All surface waters shall be enclosed in a storm drain. No open watercourse shall be permitted except along a natural stream unless, in the opinion of the township, it will not interfere with public convenience or safety.
B. 
Computations and design.
(1) 
The computations and design for the drainage system, including runoff calculations, locations and size of inlets, determination of type and size of storm sewer pipe, design of swales and ditches shall be in accordance with the standards of the Township of Abington and/or with Chapter 12 of Design Manual No. 2, Pennsylvania Department of Transportation. All of the computations and designs with plans indicating drainage runoff areas and coefficients shall be submitted with the subdivision/land development application for township review and shall be approved by the Township Engineer. The following tables and charts shall be used for computations:[2]
Rational Formula for Amount of Runoff
Q
=
CiA
Where
Q
=
Runoff from district in cubic feet per second.
C
=
Coefficient of runoff.
i
=
Intensity of rainfall in inches per hour.
A
=
Area of district in acres.
Runoff Factors for the Rational Equation
Area
(C) Runoff Coefficient
Single-family lot
2 acres
0.40
1 acre
0.46
0.50 acre
0.50
0.25 acre
0.56
Townhouse, multifamily
0.70
Commercial
0.75
Industrial
0.80
Parks, cemeteries
0.38
Unimproved
0.35
Ratio of Runoff to Rainfall for Various Surfaces
Surface
Percent
Roofs and all paved surfaces
90%
Impervious soils
75%
All other surfaces except permanent wooded areas
30%
Permanent wooded areas
20%
[2]
Editor's Note: The Rainfall Intensity in Inches per Hour and the Township of Abington Surface Flow Time Charts are included at the end of this chapter.
(2) 
Stormwater design for residential areas and streets shall be based on a ten-year storm; commercial and industrial areas, secondary and primary streets shall be based on a twenty-five-year storm; stormwater detention shall be sized to limit the peak outfall to the predevelopment rate for two-, five-, ten-, twenty-five-, fifty- and one-hundred-year storms. All stormwater designs shall provide for overflow that will cause no damage to property nor affect the health and safety of individuals. Additional storage shall be provided to compensate for basin bypass areas. A subdivider/land developer who chooses not to use the rational method for calculation of stormwater runoff may use the Soil Conservation Service method.
C. 
Location. Wherever practicable, storm drains shall be located behind the curb and within the right-of-way of the street. They shall be protected by a cover of at least 24 inches diameter.
D. 
Size, grade and type. Storm drains shall be adequate for the anticipated runoff when the area is fully developed as permitted by zoning. They shall have a minimum internal diameter of 15 inches and a minimum grade of 0.5% unless otherwise approved by the Township Engineer. Reinforced cement concrete pipe (RCCP) shall be used where the system is to be accepted by the township.
E. 
Change in direction. Special curved storm drain sections may be used where abrupt changes are made in alignment in lieu of constructing manholes if the circumstances and size of pipe so warrant.
F. 
Manholes. Manholes shall be constructed at all changes in horizontal or vertical alignment and shall be spaced not more than 300 feet apart. Inlets may be substituted for manholes where they will serve a useful purpose.
G. 
Inlets. City No. 1 open-mouth inlets shall be placed in any instance when the gutter flow equals or exceeds five cubic feet per second. Double City No. 1 inlets shall be placed in any instance when the gutter flow equals or exceeds five cubic feet per second. No inlet smaller than the City No. 1 open-mouth inlet shall be used. Single No. 1 open-mouth inlets shall be used on streets with grades of 3% or less. Double City No. 1 open-mouth inlets shall be used on streets with grades of more than 3%. Inlets at street intersections shall be placed on the tangent and not on the curved portions. The gutter adjacent to an immediate upgrade from the inlet shall be shaped to direct the water into the inlet.
H. 
Castings. Manhole and inlet castings, together with their covers or gratings, shall conform to township standards as may be in effect at the time the design of the sewer is submitted.
I. 
Stormwater roof drains. Stormwater roof drains and pipes shall not discharge water over a sidewalk but shall extend under the sidewalk to the gutter. Where storm drains are accessible, the roof drain shall be connected thereto.
J. 
Adjacent drainage. Approval of plans by the township does not authorize or sanction drainage affecting adjoining properties.
K. 
Drainage from nonnatural sources. Water originating from such nonnatural sources as swimming pools, air-conditioning units, sump pumps or other dry-weather flow shall, wherever practicable, be discharged into natural watercourses on the property, or such sources shall be connected to the storm drainage system of the township. These facilities may not be used for pollutional matter.
L. 
Streams and watercourses. Changes to natural streams shall be made only when specifically applied for and approved. Realignment must conform to properly hydraulic design and shall require the dedication of rights-of-way during the pendency of the activity and to return it to its original or equal condition after such activity is completed.
[1]
Editor's Note: See 32 P.S. § 680.1 et seq.
Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation design criteria and standards for construction and shall be constructed to the full width of the right-of-way. Waterway openings for drainage areas exceeding 1/2 square mile shall be approved by the Division of Dams and Encroachments, Pennsylvania Department of Environmental Resources. A plan involving the construction of bridges or culverts shall include the designer's computations as to both hydraulic and structural design.
A. 
General. This section shall be applicable to all subdivisions and land development, whether utilizing public or private streets or driveways serving as private streets, and in the case of a subdivision/land development utilizing private streets, the subdivider/land developer or applicant shall execute a recordable covenant with the township that, for the purposes of sewer connections, assessments and rentals, the rights and liabilities of himself/herself and his/her grantees, heirs, successors and assigns shall be the same as if his/her property abutted a public street.
B. 
Sewers.
(1) 
Whenever practicable, sanitary sewers shall be installed and connected to the township sanitary sewer system as prescribed by the township's Comprehensive Sewer Plan.[1] In areas presently and not presently served by public sanitary sewers, appropriate sewage disposal must be provided in accordance with the regulations of the Pennsylvania Sewage Facilities Act (Act 537);[2] and application for a Department of Environmental Resources permit, either active or capped, shall be made through the township sewage enforcement officer. In addition, the installation and capping of sanitary sewer mains and lateral connections, as may be necessary to provide adequate service to each lot, shall be required when connection to the township sanitary sewer system is made.
[1]
Editor's Note: See Ch. 132, Sewers and Sewage.
[2]
Editor's Note: See 35 P.S. § 750.1 et seq.
(2) 
Capped sewer lines shall be suitably capped at the limits of the subdivision and/or land development. Laterals shall be extended and capped at the building setback line or within six feet of the house when the house location is determined, whichever is nearer the house. The sewer installation shall include the construction within rights-of-way or easements to bring the sewer to the future connection with the township sanitary sewer system.
[Amended 3-13-1997 by Ord. No. 1785]
C. 
Design and construction of sewers. The design and construction of the sanitary sewer system, including size and grade of sewer pipe, manholes, laterals, pumping stations, trenches and all appurtenant work thereto, shall be in accordance with the standards of the Township of Abington.
(1) 
Laterals. Lateral connections to each lot shown on the final plan shall be installed to the right-of-way line of the street prior to paving. Each building shall have gravity drainage from the basement elevation and a separate connection to the township sewer as regulated by Chapter 132, Sewers and Sewage, of the Code of the Township of Abington.
(2) 
Size, grade and type. Sanitary sewers shall have a minimum inside diameter of eight inches and a minimum grade of 1/2%. Ductile iron pipe shall be used in all cases.
(3) 
Manholes. Manholes shall be located at intervals of 250 feet and at each change of line or grade. In exceptional cases, the interval may be extended to not more than 300 feet. Manhole appurtenances shall conform to current township standards.
(4) 
Pumping station. The installation of a pumping station shall be permitted if approved by the Board of Commissioners. The design, plans and specifications for the installation of a pumping station shall be approved by the Township Engineer prior to the approval of the subdivision or land development plans.
(5) 
Testing. The sanitary sewer system shall be tested in accordance with the standards of the Township of Abington and shall be approved by the Township Engineer before buildings are permitted to be connected to the laterals.
D. 
On-lot disposal system.
(1) 
If public sewage disposal is not available and the sewage treatment is on a project or individual-lot basis, such private facilities must be installed by the subdivider/land developer or builder in accordance with the provisions of the Pennsylvania Sewage Facilities Act (Act 537). A certificate of approval of the on-site sewage disposal facilities must be obtained from the sewage enforcement officer of the Township of Abington; the on-site sewage disposal facilities must also meet the current requirements of the Department of Environmental Resources.
(2) 
Usable area. The usable area for sewage disposal shall be shown on the preliminary and final plans for each lot. Such facilities shall be located to permit easy and economical connection to the capped sewer when it is available for use.
Each lot in a subdivision/land development and each building intended for occupation by persons shall be provided with an adequate supply of potable water.
A. 
Public water supply. Whenever possible, the subdivider/land developer or builder shall provide public water service adequate to supply water to each lot in a subdivision/land development.
(1) 
Where water is to be provided by means other than by private wells owned and maintained by the individual owners or lots within a subdivision/land development, applicants shall present evidence to the Board of Commissioners that a certified public utility, a bona fide cooperative association of lot owners or a municipal corporation authority or utility shall provide necessary water. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question shall be acceptable evidence.
(2) 
The public water system shall be designed to provide a loop system unless the applicant, builder or developer can establish that the construction of a loop system will be an undue hardship.
B. 
Wells. Where no public water service is available and it would be an undue hardship for the subdivider/land developer or builder to have the public water service extended, the subdivider/land developer or builder may, upon approval by the Board of Commissioners, be permitted to construct a well on each lot. The subdivider/land developer or builder shall be required to obtain, from the township health officer, certificates of approval as to the quality of the proposed water supply.
(1) 
Fire prevention. The subdivider/land developer or builder shall comply with all of the fire prevention requirements as per § 146-41 of this article.
(2) 
Construction. All wells shall be constructed according to the rules and regulations of the Department of Health of the Township of Abington in effect at the time the well is constructed.
(3) 
Plan requirements. The proposed locations of wells shall be shown on the preliminary and final plans for each lot. Where there are existing wells on the property or adjoining lots, they also must be shown.
(4) 
Sewage disposal radius. A circular area with a radius conforming to the current rules and regulations of the Department of Health of the Township of Abington shall be shown around each well to denote clear space in which no sewage disposal system is to be located.
(5) 
Adjacent wells. Where public water service is furnished, the circles referred to in Subsection B(4) are not necessary, with the exception of those wells lying immediately adjacent to the subdivision/land development. However, the usable area limited by a clear zone surrounding the water service line to each building intended for human occupancy as required by the Department of Health of the Township of Abington shall be shown.
All water mains, gas mains, electric, telephone and other communication services shall be located underground; and such facilities shall be installed prior to street paving. Electric, telephone and communication service facilities, 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 except where it is demonstrated to the satisfaction of the Board of Commissioners that the underground installation herein required is not feasible because of the physical condition of the lands involved. All main underground cables which are within the right-of-way of a street shall be located as specified by the Board of Commissioners.
Streetlighting shall be installed along each street in each subdivision and along each street front abutting a public street in each land development by the subdivider/land developer and at the expense of the subdivider/land developer.
A. 
Plan requirements. The subdivider/land developer shall submit a plan showing the type and location of each streetlight to be installed, and the plan shall also specify the supplier and installer of such lights. The plan will be submitted for review and approval by the township, and no streetlights shall be installed prior to such review and approval.
B. 
Dedication. Upon final approval of construction and dedication of all public improvements, the subdivider/land developer shall dedicate the streetlights to the township and shall assign all applicable warranties to the township.
C. 
Installation. All streetlights shall be mounted on metal streetlight standards or poles designed for such purpose, unless waived by the Board of Commissioners.
Trees, shrubs and other plantings are required as per the provisions of Article VI of this chapter and of the Zoning Code[1] whenever land is subdivided/developed.
A. 
Shade trees. Shade trees are to be provided along all streets whenever improvements are to be constructed in a subdivision/land development as set forth in Article V of this chapter. The subdivider/land developer shall endeavor to preserve existing shade trees in the development of the property.
(1) 
Placement. Shade trees shall be provided by the subdivider/land developer and planted approximately five feet inside the lot lines paralleling the right-of-way line. The trees shall be placed to provide an approximate average spacing of one tree per 50 feet or planted in an alternate arrangement consistent with township policy encouraging the use of shade trees in subdivision/land development. The trees shall be located so as not to interfere with the installation and maintenance of sidewalks and utilities or the operation of streetlights, nor shall they be placed within the clear sight triangle at street intersections.
(2) 
Planting requirements. The trees shall be nursery stock compatible with the soils, existing trees and climatic conditions in the subdivision. They shall be symmetrical in growth, free of insects and disease and suitable for street planting. The trees shall have a minimum trunk diameter of two inches measured 12 inches above the ground level. The trees shall be planted, staked and maintained in accordance with acceptable nursery practices.
B. 
General landscaping. Additional landscaping and planting shall be required on each building site or lot. The landscaping requirement shall be based upon land use.
(1) 
Single-family residential use. In addition to the requirement of shade trees as per Subsection A above, each building site or lot intended for single-family use, whether part of a residential subdivision or the development of a single lot, shall be landscaped as follows: all yard areas as defined in the Zoning Code shall be graded, drained and landscaped with trees and shrubs, lawn and/or ground cover.
(2) 
Multifamily residential, commercial, office, business and industrial uses. Any new subdivision/land development or expansion of existing facilities intended for any multifamily residential, commercial, office, business or industrial use must meet the requirements of the Zoning Code for landscaping, buffers, screens and green area (space). If any existing development site proposed for expansion is in nonconformance with the requirements of the Zoning Code, the subdivider/land developer or builder shall be required to conform to current zoning district requirements or to obtain a special exception from the Zoning Hearing Board as required in the Zoning Code.
(a) 
Required buffers and screens shall be landscaped as per the provisions of the Zoning Code.
(b) 
Green areas (spaces) required by the Zoning Code shall be properly graded, drained, planted and maintained as lawn, ground cover, trees or shrubs.
(c) 
Minimum tree/shrub plantings for the green area shall include a minimum of one deciduous or evergreen tree of two-and-one-half-inch caliper, measured at a height of three feet above grade, for each 1,000 square feet of green area. Three evergreen shrubs of 2 1/2 feet in height may be substituted for one tree for a maximum of 50% of the tree requirement. The tree/shrub requirement may be met by preserving existing trees as provided in Subsection B(4).
(3) 
Off-street parking areas.
(a) 
All off-street parking areas shall be screened in accordance with the requirements of the Zoning Code relating to buffer areas and yards. Further, off-street parking areas must comply with the following standards for interior landscaping:
[1] 
At least 5% of the total area devoted to parking area, not including buffers or yards on the perimeter, shall not be paved but shall be used for interior landscaping within a parking area.
[2] 
For any land use where the total number of parking spaces exceeds 10 stalls, at least one two-and-one-half-inch caliper deciduous or evergreen tree shall be planted within the parking area. An additional tree of the same size shall be planted for each additional 15 spaces or portion thereof.
(b) 
The tree requirement may be met by preserving existing trees as provided in Subsection B(4).
(4) 
Existing tree preservation credit.
(a) 
The number of trees required by this section may be reduced by giving credit to the approved preservation of existing trees as computed below:
Trunk Diameter of Approved Preserved Tree
(inches)*
Number of Trees Credited
30 or greater
6
30 to 35
5
26 to 29
4
20 to 25
3
13 to 19
2
3.5 to 12
1
* NOTE: Measured at a height of 3 1/2 feet above the natural grade.
(b) 
To be eligible for approval, a preserved tree shall be maintained in such a manner that 50% of the ground area under and within the outer perimeter of the tree shall be maintained at the existing grade level in either vegetative landscape material or pervious surface cover.
(c) 
To be eligible for approval, trees shall be preserved as specified in the guidelines for tree preservation and protection of the Association of Consulting Arborists.
(5) 
Maintenance of landscaping. The subdivider/land developer or builder shall protect any required landscape areas (buffer, green areas) by the use of wheel stops, curbing or other suitable methods.
C. 
Guaranty. All landscaping required under this section and the provisions of the Zoning Code shall be guaranteed by the subdivider/land developer or builder for a period of one year after the township has issued an occupancy permit for the property. It shall be the responsibility of the subdivider/land developer or builder to protect, maintain and feed (if necessary) both newly planted and existing plant materials during this period to ensure that plants are alive and healthy. An inspection shall be made by the township at the end of the one-year period; any plant materials unacceptable at the time of inspection shall be replaced in order to satisfy the landscaping requirements of this section and the Zoning Code.
[1]
Editor's Note: The current Zoning Ordinance is on file in the township offices.
Wherever practicable, provision shall be made by the subdivider/land developer for suitable open space for parks, playgrounds and recreational areas. In commercial areas, provision 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 points, historical spots and other community assets. Subdividers/land developers shall provide land or public space for open space, parks and active or passive recreation areas as required by this section and the Zoning Code[1] in accordance with the following standards:
A. 
Amount.
(1) 
Excluded land. Land set aside by the developer for open space shall not include the following:
(a) 
Any impervious surface coverage, such as public or private streets or roads and parking areas;
(b) 
Yard areas conveyed by sale or lease to the owner or occupant of the property as his/hers for exclusive use by the owner or occupant of the property;
(c) 
More than 30% of buffer yard areas; and
(d) 
More than 50% of land which is required to be preserved as open space pursuant to other provisions of the Zoning Code of the Township of Abington.
(2) 
Amount per dwelling unit. An amount of land to be provided for recreation and open space purposes shall be supplied by residential subdividers/land developers for all single-family residential developments of five or more units. The subdivider/land developer shall provide 1,000 square feet of recreation land for each and every lot or dwelling unit. Recreation land dedicated must meet the standards established in this chapter. For multifamily residential developments, the following scale shall apply:
Dwelling Units per Gross Area
Total Gross Area
(percent)
1 to 5
10%
6 to 10
13%
15 to 20
17%
(3) 
Exception. This provision shall not apply to any lot held in single or separate ownership, by deed recorded prior to the effective date of this chapter, which is to be utilized for single-family detached or semidetached dwellings in a zone where said uses are permitted.
B. 
Criteria. All required recreational facilities shall be designed to comply with the following criteria:
(1) 
Site or sites shall be easily and safely accessible from all areas of development to be served, have good ingress and egress and have access to a public road. However, no road shall traverse the site or sites.
(2) 
Site or sites should have suitable topography and soil conditions for use and development as a recreation and open space area.
(3) 
The size, shape and location should be suitable for the parcel's intended use.
(4) 
The site should be free of utility transmission lines whether underground or overhead.
(5) 
Consideration should be given as to whether or not the proposed site is accessible to such utilities as water, power and light.
(6) 
The site should be compatible with the Pennsylvania Comprehensive Recreation and Park Plans.
[1]
Editor's Note: The current Zoning Ordinance is on file in the township offices.
A. 
Application of requirements.
(1) 
The fire prevention requirements in these regulations are minimum standards. Where conditions so warrant, the Fire Marshal of the Township of Abington may recommend to the Board of Commissioners that the requirements be increased or that an exception or modification to one or more of the requirements be granted. In either instance, the Fire Marshal shall provide the Board with a written justification as to his/her recommendations.
(2) 
Minimal requirements shall be determined by the provisions of the prevailing edition of the National Fire Protection Association (NFPA) Standards. The Fire Marshal shall determine the applicable requirements of this chapter.
B. 
Fire prevention requirements.
(1) 
Fire lanes. Fire lanes shall be provided and maintained where the development of building groups is proposed, as designated by the Fire Marshal.
(a) 
Fire lanes shall permit access to every building by fire-fighting equipment. Fire lanes shall be of an all-weather surface not less than 20 feet of unobstructed width, able to withstand live loads (with a thirty-ton minimum) of fire-fighting apparatus and have a minimum vertical clearance of 14 feet; and they shall be located not less than five feet nor more than 30 feet from any structure. The grade of the fire lane shall be within the limits established by the Fire Marshal.
(b) 
No apparatus, device or structure, including but not limited to utility meters, transformers and protecting bollards, shall be located within a fire lane.
(c) 
All portions of the first three floors of a building must be within 150 feet of a street or an approved fire lane, as the hose would be laid. When buildings are protected throughout by an approved automatic sprinkler system, the provisions of this subsection may be modified.
(d) 
All buildings of three or more stories must be provided with two means of access, each not less than 25 feet wide, from the roadway or fire walkway to the building, which shall provide access for fire-fighting equipment to the entire building.
(e) 
A fire lane or walkway may be no closer than five feet and no farther than 30 feet from a structure.
(f) 
Where a bridge or elevated access to a bridge is required to be used as access, it shall be constructed using live-load design sufficient to carry the imposed loads of thirty-ton fire-fighting apparatus.
(g) 
Fire lanes shall be marked with freestanding signs and/or marked curbs, sidewalks or other traffic surfaces painted in contrasting colors of a size, spacing and wording approved by the Fire Marshal.
(h) 
All private drives and roads must be marked as such and approved by the Fire Marshal.
(2) 
Walkways that accommodate fire-fighting vehicles. Walkways that accommodate fire-fighting vehicles may be permitted in extreme or unusual cases and are subject to the approval of the Fire Marshal and Township Engineer.
(a) 
Fire walkways must be a minimum of 12 feet wide and designed to withstand the weight (a minimum of 30 tons) of a fire-fighting vehicle.
(b) 
Fire walkways shall be linked to the roadways by means of a curb cut and ramp to the elevation of any fire walk or drive. Grades of fire walkways or fire lanes shall not exceed 10%.
(c) 
Provision shall be made to ensure access to the fire walkways. No vehicle parking shall be permitted within 15 feet of access to fire walkways. A chain of one-fourth-inch non-case-hardened steel shall be placed across the entrance of the fire walkway or lane. The location of the chain shall be approved by the Fire Marshal.
(3) 
Overhead obstructions. No driveway, roadway, alley, fire lane or other accessway to any development site, building or group of buildings shall be obstructed in any manner and shall be maintained such that fire-fighting equipment will, at all times, have clear access to each and every structure.
(a) 
All tree/shrub limbs shall be pruned or trimmed back, and all above-ground utility/cable lines and freestanding signs shall be installed such that every accessway as set forth above will have a vertical clearance of at least 14 feet.
(b) 
All porticos, porches, awnings, archways, pedestrian bridges/walkways and other building projections which extend into or are constructed to cross overhead of any accessway as set forth above shall have a minimum vertical clearance (measured from the grade to the underside of the overhang, roof or awning) of 14 feet except in circumstances where both of the following conditions will be met:
[1] 
The development site, building or building group is provided with fire-fighting access (fire lane or walkway) as required by this section; and
[2] 
The clearance from the underside of the overhang, roof or awning is clearly indicated on a sign which shall be prominently posted on the overhang, roof or awning.
(4) 
Fire hydrants and fire connection. The Abington Fire Marshal shall approve the location of all fire hydrants and connections thereto.
(a) 
No off-street parking area shall be located within 15 feet of a fire hydrant.
(b) 
Approved hydrants meeting the minimum fire-flow requirements established by the Fire Marshal, the standards of the National Fire Protection Association (NFPA) Code 24 and all other requirements of this section shall be installed.
(c) 
All hydrants shall be accessible to fire-fighting apparatus by roadways meeting the specifications for access by fire-fighting apparatus as required by this chapter. Fire hydrants shall be painted the color determined by the Fire Marshal. As required by the Fire Marshal, reflective markers identifying fire hydrant locations shall be installed. All fire hydrants shall be equipped with outlets of the size and thread type as determined by the Fire Department of the Township of Abington. All fire hydrants shall be installed on water mains of at least eight inches in diameter. Systems shall be looped when practicable and shall not require the operation of manual valves or other devices in order to achieve the required fire flow.
(d) 
A working hydrant shall be located within 500 feet of all buildings under construction. On-site hydrants and access roads shall be installed prior to and during construction. An unobstructed roadway with a stone base capable of supporting 30 tons shall be provided to allow passage of fire-fighting equipment to any building under construction.
(e) 
The fire flows of hydrants shall meet National Fire Protection Association (NFPA) 1231 criteria as a minimum. In addition, where the requirements for fire flow listed herein exceed NFPA standards, the requirements of this chapter shall prevail.
[1] 
For single- and two-family dwellings, a fire flow minimum of 500 gallons per minute (GPM) at 20 pounds per square inch (PSI) residual pressure shall be required.
[2] 
For other buildings, fire flows shall be determined by the Fire Marshal, taking into consideration the fire area, type and occupancy, construction and exposures of the building. The minimum required fire flow of 1,000 GPM at 20 PSI residual pressure shall be required.
[3] 
When the structure is provided with total coverage by an approved automatic sprinkler system, the Fire Marshal may grant an exception to the fire flow requirements which could reduce up to 50% the required fire flow. For other than one- and two-family dwellings, the minimum fire flow shall be in no case less than 1,000 GPM.
(f) 
Fire Department connections shall be provided at locations approved by the Fire Marshal. Required sprinkler system and standpipe connections shall be located within 50 feet of public streets or fire lanes and 200 feet of a hydrant.
(g) 
Fire hydrants located in parking areas shall be within three feet of the driveway or roadway. The hydrant shall be protected by eight-inch elevated concrete curbing.
(5) 
Trash containers and enclosures.
(a) 
No trash container or enclosure may be located within 15 feet of any property line or building.
(b) 
No trash container or enclosure may be located in any fire lane, right-of-way, easement or parking space.
Those areas defined as floodplain by the Floodplain Conservation District of the Zoning Code of the Township of Abington shall be subject to the requirements and restrictions contained in the Zoning Code[1] and the following additional regulations which are intended to conform to the requirements of Section 60.3d of the National Flood Insurance Program, P.L. 90-448 and the Pennsylvania Flood Plain Management Act (P.L. 851, No. 166 of 1978) as either is amended.[2]
A. 
Development.
(1) 
No subdivision allowed. The Board of Commissioners may, when it is deemed necessary for the health, comfort, safety or welfare of the present and future population of the area and necessary to the conservation of water, drainage and sanitary facilities, prohibit subdivision/land development of any portion of the property which lies within the floodplain of any stream or drainage course.
(2) 
Preservation. All floodplain and wetland areas shall be preserved from any and all destruction or damage by clearing, grading or dumping of earth, waste material, stumps or other material of any kind.
(3) 
Safe building site. Each subdivision lot or development site in flood-prone areas shall be provided with a safe building site with adequate access. Public facilities which serve such sites shall be designed and installed to preclude flood damage at the time of initial construction.
(4) 
Flood zone determination. Developers shall consult with the Township Engineer to make a determination as to whether or not the proposed subdivision/land development will be affected by an identified flood-prone area.
(5) 
Development limitation. If the Board of Commissioners determines that only a portion of a proposed plan can be safely developed, it shall limit development to that part and shall require that development proceed consistent with this determination.
(6) 
Changes to drainage watershed. 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 guaranties 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 Resources, Bureau of Water Quality Management and Dams and Encroachments.
(7) 
Continuously flowing watercourses. All continuously flowing natural watercourses shall be maintained in their natural state, except that removal of debris and correction of severe erosion shall be required.
(8) 
Intermittent watercourses. Intermittent watercourses shall be maintained essentially at their existing alignments and gradients, except that they may be improved by minor regrading and shall be either placed in grass or provided with erosion-preventive improvements, such as riprap. Paving of such watercourses shall not be allowed; nor shall piping, except under roads, driveways and walkways.
(9) 
Subdivision allowed. Where not prohibited by this chapter or by any other codes or ordinances of the Township of Abington, land in a floodplain may be subdivided/developed in accordance with this chapter and any other codes or ordinances regulating such development.
B. 
Minimum public improvement design standard. Any structure or public improvement (streets, sewers, utilities, water mains, etc.) proposed for construction, installation or expansion which lies within the boundaries of a floodplain and which has been approved by the Board of Commissioners and the Zoning Hearing Board of the Township of Abington and by applicable outside agencies shall meet the minimum design standards set forth herein.
(1) 
Structures. All structures shall be constructed in conformance with the prevailing building, plumbing and fire codes of the Township of Abington, the most recent edition of the Building Construction Code (BOCA) and requirements of the Federal Emergency Management Act (FEMA).
(2) 
Street specifications. The finished elevation of streets proposed within floodplain areas shall be a minimum of two feet above the base flood elevation. Drainage openings shall be sufficient to discharge flood flows without increasing flood heights onto lands of other property owners.
(3) 
Storm drainage facilities. Storm drainage facilities shall be designed to convey the one-hundred-year flood flow without risk to persons or property. The drainage system shall ensure drainage at all points along streets and ensure conveyance of drainage away from buildings. The Township Board of Commissioners may require in a floodplain an underground storm drainage system to accommodate one-hundred-year flood and/or a secondary surface system to accommodate larger, less frequent floods. Drainage plans shall be consistent with local and regional drainage plans. The facilities shall be designed to prevent discharge of increased runoff onto adjacent properties.
(4) 
Sanitary sewer systems. Whether new or replacement, public or private, all sanitary sewer systems located in floodplain areas shall be floodproofed; and all appurtenances thereto, including but not limited to pumping stations, shall be floodproofed up to a point 1 1/2 feet above the base flood elevation.
(5) 
Water systems. Whether new or replacement, public or private, all water systems in a floodplain area shall be elevated or floodproofed to a point 1 1/2 feet above the base flood elevation.
(6) 
Utilities and facilities. Whether new or replacement, public or private, all other utilities and facilities in the floodplain area shall be elevated or floodproofed to a point 1 1/2 feet above the base flood elevation.
[1]
Editor's Note: The current Zoning Ordinance is on file in the township offices.
[2]
Editor's Note: See 32 P.S. § 679.101 et seq.
A. 
General.
(1) 
Grading. For qualifying tracts, no change shall be made in the contour of the land nor shall grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover on the land be commenced until such time that a grading permit is applied for and approved. All grading, excavation and fill activities are subject to the regulations set forth in the Zoning Code, including any and all amendments thereto.[1] The permit application must include a plan for minimizing erosion and sedimentation, as per Article V of this chapter, that has been processed, reviewed and approved by the Township Engineer unless there has been a determination by the Township Engineer that such plans are not necessary.
[1]
Editor's Note: The current Zoning Ordinance is on file in the township offices.
(2) 
Change to drainage watershed. Any development which creates a significant change to the characteristics of the watershed and thus increases volume and velocity of surface water runoff due to the decrease in retention and infiltration of stormwater shall not be permitted until guaranties 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 Resources.
(3) 
Design standards. The design, plan development and subsequent installation of required erosion and sediment control measures shall be in accordance with and shall meet the standards and specifications of the Erosion and Sediment Control Handbook published by the Montgomery County Soil and Water Conservation District (MCSWCD).
B. 
Performance principles. Stripping of vegetation, regrading or other development shall be done in a way such that it will minimize erosion. Where any of these activities are proposed, the following measures shall be included where applicable in the erosion and sediment control plan:
(1) 
Vegetation. Whenever feasible, natural vegetation shall be retained, protected and supplemented.
(a) 
Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.
(b) 
The permanent (final) vegetation and structural erosion control and drainage measures shall be installed as soon as practical in the development.
(2) 
Cut and fill. Development plans shall preserve salient natural features, keep cut rations to a minimum and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity to surface water runoff.
(3) 
Disturbance. The disturbed area and the duration of exposure shall be kept to a practical minimum. Disturbed soils shall be stabilized as quickly as practicable.
(4) 
Runoff. Provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff will be structurally retarded.
(5) 
Sediment. Sediment in the runoff water shall be trapped until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps or similar measures.
C. 
Grading for drainage. In order to provide more suitable sites for building and other uses, improve surface drainage and control erosion, the following requirements shall be met:
(1) 
Drainage.
(a) 
All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding; and all land within a development shall be graded to drain and dispose of surface water without ponding, except where approved by the Board.
(b) 
All drainage provisions shall be of such design to adequately handle the surface runoff and carry it to the nearest suitable outlet such as a curbed street, storm drain or natural watercourse. Where drainage swales are used to divert surface waters away from a building, they shall be sodded or planted as required and shall be of such slope, shape and size as to conform to the requirements of the township.
(2) 
Concentration of surface water runoff shall be permitted only in swales or watercourses.
(3) 
Excavations and fills.
(a) 
Cut and fill slopes shall not be 15% or steeper, except as approved by the Township Zoning Hearing Board. The Township Engineer may require the use of retaining walls, cribbing or other measures necessary to stabilize slopes which are either cut into or filled.
(b) 
Adequate provisions shall be made to prevent surface water from damaging the cut face of excavation of the sloping surfaces of fills.
(c) 
Cuts and fills shall not endanger adjoining property.
(d) 
Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.
(e) 
Fills shall not encroach on natural watercourses or constructed channels.
(f) 
Fills placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.
(g) 
Grading shall not divert water onto the property of another landowner without the expressed consent of the Board.
(h) 
During grading operations, necessary measures for dust control will be exercised.
(i) 
Grading equipment will not be allowed to cross live streams. Provisions will be made for the installation of culverts or bridges.
D. 
Responsibility.
(1) 
Sedimentation. Whenever sedimentation is caused by stripping vegetation, regrading or other development, it shall be the responsibility of the subdivider/land developer, builder, corporation or other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at the expense of such subdivider/land developer, builder, corporation or other entity as quickly as possible.
(2) 
Maintenance of drainage facilities.
(a) 
Maintenance of all drainage facilities and watercourses within any subdivision/land development is the responsibility of the subdivider/land developer or builder until said subdivision/land development is approved by the township or some other official agency.
(b) 
Maintenance of drainage facilities or watercourses originating and completed on private property is the responsibility of the owner to their point or open discharge at the property line or at a communal watercourse within the property.
(3) 
Communal streams and watercourses.
(a) 
No person, corporation or other entity shall block, impede the flow of, alter, construct any structure or any material or thing, nor commit any act which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the township or the Pennsylvania Department of Environmental Resources, whichever is applicable.
(b) 
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 wetlands, a floodplain or right-of-way thereof to maintain as nearly as possible in its present state the stream, watercourse, swale, floodplain or right-of-way during the pendency of the activity and to return it to its original or equal condition after such activity is completed.
(4) 
Other responsibilities of the subdivider/land developer. Each subdivider/land developer or other entity which makes any surface changes shall be required to:
(a) 
Collect on-site surface runoff and dispose of it to the point of discharge into the common natural watercourse of the drainage area.
(b) 
Handle existing and potential off-site runoff through his/her development by designing to adequately handle storm runoff from a fully developed area upstream.
(c) 
Pay his/her proportionate share of the total cost of off-site improvements to the common natural watercourse, based on a fully developed drainage area.
(d) 
Provide and install at his/her expense, in accordance with township requirements, all drainage and erosion control improvements (temporary and permanent) as required by the Erosion and Sediment Control Plan.
(5) 
Township responsibility. It is the responsibility of the township to keep open and free flowing all major streams not under the jurisdiction of any other official agency.
(a) 
The township will assume the responsibility for maintaining an open and free-flowing condition in all minor streams, watercourses and drainage systems constructed or improved in accordance with township design which are necessary for proper drainage in the discretion of the township if adequate right-of-way exists or can be acquired.
(b) 
The township shall be required to:
[1] 
Assess and collect the cost of off-site improvements to the common natural watercourse except those required to existing state roads. Collection may be delayed until the assessed land is approved for development.
[2] 
Acquire easements or such common natural watercourse improvements.
[3] 
Supervise such improvement to completion.
E. 
Compliance with regulations and approvals.
(1) 
Conditional approval. The Board of Commissioners in its consideration of all preliminary plans of subdivision/land development shall condition its approval upon the execution of erosion and sediment control plans as required by Article V of this chapter and control measures as in this article.
(2) 
Township Engineer. All plans for control of soil erosion and sediment must be approved by the Township Engineer.
(3) 
Montgomery County Soil and Water Conservation District. If it is proposed that more than five acres of earth will be disturbed, notification shall be made to the Montgomery County Soil and Water Conservation District (MCSWCD). Where it is proposed that 25 or more acres will be developed, full plans and an application shall be submitted to the MCSWCD for approval. All notification and/or plan submission to the MCSWCD shall be the sole responsibility of the subdivider/land developer or applicant.
(4) 
Department of Environmental Resources. Stream channel construction on watersheds with drainage areas in excess of 250 acres or in those cases where downstream hazards exist shall conform to criteria established by the Pennsylvania Department of Environmental Resources.
(5) 
Final approval.
(a) 
The approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with the approval of the final plans of subdivision/land development and become a part thereof.
(b) 
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required under Article V of this chapter.
(6) 
Plan conformance. At the time that a building permit is applied for, a review shall be conducted by the Township Engineer to ensure conformance with the plan as approved. During the construction, further consultative technical assistance will be furnished if necessary by the Township Engineer and the Montgomery County Soil and Water Conservation District. During this development phase, the Township Engineer shall inspect the development site and enforce compliance with the approved plans.
Areas where the pre- and post-development slope is 15% or more shall be shown on the preliminary and final plans as required by Article V of this chapter, and any development shall be in accordance with the steep-slope district of the Zoning Code of the Township of Abington, including any and all amendments thereto.[1]
[1]
Editor's Note: The current Zoning Ordinance is on file in the township offices.
Where the applicant is offering for dedication or is required by this chapter to establish a reservation of open space or to preserve an area of scenic or historic importance, a limit of contract, which will confine excavation, earthmoving procedures and other changes to the landscape, will be required to ensure preservation and prevent destruction of the character of the area in open space.