The following principles of subdivision and land development, general requirements, and minimum standards of design, including those shown on the Horsham Township Construction Standards (H-Standards),[1] 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 and 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, prior to subdivision approval, the applicant shall provide an executed agreement of sale between the applicant for subdivision and the owner of the parcel to which the subdivided parcel is to 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.
D. 
As much as possible, applicants shall preserve trees, groves, waterways, scenic points, historic resources 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. 
Low-lying land subject to periodic flooding shall not be subdivided or developed for residential development or for such other uses as may involve danger to health, safety, and general welfare.
G. 
Where no public water supply is available to the subdivision or land development, the Council shall require the subdivider, developer or builder to obtain from the Department of Environmental Protection and other appropriate governmental agencies with jurisdiction, 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 and materials 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 Council shall require the landowner to obtain from the Sewage Enforcement Officer and other appropriate governmental agency with jurisdiction, certificates of approval for the sewage disposal facilities to be provided by the landowner, and approval of the construction methods and materials to be employed in the installation of the individual on-site sewage treatment system(s). Where applicable, Pennsylvania Department of Environmental Protection planning modules shall be prepared and submitted to all appropriate reviewing agencies for approval or verification of waiver of planning module requirements submitted (see Subsection Q below).
I. 
Applicants shall observe the ultimate right-of-way for contiguous existing streets as prescribed by this chapter. Additional portions of the corridors for such streets shall be offered to the government agency having jurisdiction at the time the subdivision or land development is consummated. Applicable building setback lines, as defined by Chapter 230, Zoning, 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 Protection or other appropriate state agency, the Montgomery County Soil and Water Conservation District, or other appropriate agency, or under the specifications included herein, whichever specifications shall result in the stricter interpretation of this chapter.
L. 
The Township Fire Marshal shall review all proposed applications for subdivision and/or development or construction, where applicable, for compliance with all currently accepted fire protection standards. All proposed facilities shall conform to such standards as specified in the Fire Marshal's report on the proposed application.
M. 
All proposed applications for land development shall be reviewed by the Township Landscape Architect for compliance with all Township requirements related to landscaping/planting and all other currently accepted standards. All proposed applications shall conform to such requirements/standards as specified in the Landscape Architect's report on the application.
N. 
All proposed applications for land development shall be reviewed by the Township Lighting Consultant, for compliance with all Township requirements and/or any other currently accepted standard related to lighting. All proposed applications shall conform to such requirements/standards as specified in the Lighting Consultant's report on the application.
O. 
All proposed applications which may have an impact on the existing characteristics of the sound pressure levels surrounding the subjects parcel, shall, at the direction of the Township Engineer, be studied to determine the impact of such proposed operations on existing sound pressure levels. Increase in sound pressure levels, in excess of the standards set forth in Chapter 230, Zoning, of the Code of Horsham Township, will not be permitted. All noise studies shall include the monitoring and analysis of existing background noises at all applicable sensitive points along the perimeter of the subject parcel, particularly adjacent to residential areas.
P. 
A traffic impact study shall be required for all subdivision and/or land development applications projected to exceed 50 or more trips during the weekday morning or evening street peak hours. Traffic impact study shall be completed by a professional engineer licensed in the State of Pennsylvania, and submitted to the Township for review and approval. The traffic impact study shall be used by the Township to determine if any additional improvements beyond the scope of the proposed application will be necessary to maintain existing levels of service that would be impacted by the development. The scope and extent of such a study shall be as determined by the Township Engineer; however, the locations of the study shall not include intersections covered in Act 209 study previously conducted. A study, when conducted, shall always include an analysis of the proposed site access. Township Council may waive the traffic impact study if recommended by the Township Engineer. In either case, the applicant shall pay traffic impact fees, in accordance with Chapter 122, Impact Fees, as amended from time to time, to the Township.
Q. 
Appropriate Pennsylvania Department of Environmental Protection planning modules application shall be submitted for all proposed public and private sanitary sewer facilities with all preliminary plan applications (or with the final plan application if preliminary plan is not required) or verification of waiver of planning module requirements shall be submitted. Planning modules shall meet all requirements contained in Pennsylvania Code, Title 25, Chapter 71, Administration of Sewer Facilities Planning Program (including "Official Plan Requirements for Alternative Evaluation"). Such planning modules shall also meet all procedural and content requirements of Title 25, Chapter 71, §§  71.52 and 71.53, including the requirement that they be accompanied by the comments of the Montgomery County Health Department and the Montgomery County Planning Commission.
R. 
A Pennsylvania Department of Transportation highway occupancy permit shall be required for all proposed subdivisions and/or land developments having any impact on any portion of the right-of-way of a state highway or where stormwater runoff is proposed to be carried in any way onto or across the state highway right-of-way or into the state highway storm sewer system. A Horsham Township road opening permit shall be required for any proposed work within Township right-of-way.
S. 
Emergency access driveway(s) shall be provided for all subdivisions and land developments where only one development access point to a public street is proposed or where otherwise deemed appropriate by Township Council. The alignment of such access driveways shall be as approved by the Township Engineer and shall be located to be as short as possible and with such turning radius as is required to provide access for all types of emergency vehicles. Accessways shall be constructed of reinforced concrete checker blocks (backfilled with topsoil and seeded) or other similar paver approved by the Township Engineer, over a compacted six-inch bed of PennDOT type 2A coarse aggregate, shall have a maximum slope of 12%, and a minimum width of 18 feet. Such accessways shall extend from paved public cartway to the proposed paved cartway and vehicle movement through such shall be restricted on either end with bollard and chain or other means acceptable to Horsham Township. All emergency access drives shall meet the approval of the Township Fire Marshal.
T. 
Refuse collection. For all nonresidential and multiresidential developments, the following shall apply:
(1) 
Outdoor collection stations shall be provided for garbage and trash removal when indoor collection is not provided.
(2) 
Collection stations shall be located to avoid being offensive and shall be screened from view and landscaped.
(3) 
Collection stations shall not be located in buffer yards.
U. 
Construction of facilities. The subdivider, developer or builder shall, where specified by the Township, construct and install, with no expense to the Township, the streets, curbs, sidewalks, water mains, sanitary and storm sewers, streetlights, fire hydrants, street signs, shade trees, monuments, and other facilities and utilities specified in this chapter. Where applicable, all proposed facilities shall be constructed in such a manner as to be accessible to the handicapped and shall conform to the requirements of the Americans with Disabilities Act. Construction and installation of facilities and utilities proposed for construction shall be subject to inspection by appropriate Township officials during the progress of the work and the subdivider, developer or builder shall pay for inspection.
[1]
Editor's Note: The Horsham Township Construction Standards (H-Standards) are included at the end of this chapter.
The standards and specifications of development in this chapter shall be used to judge the adequacy of subdivision and/or land development proposals. Where, after application by the landowner, it is proven that a literal application of these specifications and standards in certain cases would work an undue hardship or be plainly unreasonable, the Township Council may, in the exercise of its discretion, grant such reasonable exceptions as will not be contrary to the public health, safety, and general welfare. In reviewing applications for such exceptions, the Township Council shall be guided by the standards set forth in the Pennsylvania Municipalities Planning Code pertaining to the granting of variances and special exceptions by zoning hearing boards. The specifications of this chapter may be modified to permit reasonable utilization of property while securing substantial conformance with the objectives of the regulations.
The minimum requirements for improvements shall be contained in the Pennsylvania Department of Transportation Specifications (Publication 408 and/or Publication 72 — Road Construction Standards) as last revised.
A. 
Blocks
(1) 
Length. In general, all blocks in a subdivision shall have a minimum length of 500 feet and a maximum length of 1,200 feet.
(2) 
Width. Whenever practicable, blocks shall be of such width as to provide two tiers of lots of the minimum size permitted under the applicable zoning classification except in the case of lots along major thoroughfares where the lot fronts on an interior street.
(3) 
Through lots. Double frontage lots are to be avoided and generally will not be permitted except where reversed frontage is desired away from a major thoroughfare to a street of lesser traffic volume. Through lots will clearly indicate front and rear yards (rear yards shall abut the road of higher classification), with roadway access limited to the street of lower classification.
(4) 
Crosswalk. Macadam crosswalks not less than 10 feet wide, and/or concrete paving not less than four feet wide, may be required by Council, where necessary, to provide access to schools, churches, parks and commercial areas. The abutting property owners shall maintain all crosswalks in the same manner as sidewalks on public streets.
(5) 
Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers may be required along with safe and convenient limited access to the street system. Space for off-street loading may also be required with similar access. Extension of streets, railroads access rights-of-way, and utilities shall be provided. The amount of parking space shall be as required by Chapter 230, Zoning.
B. 
Lots.
(1) 
Area. All lots shall be no smaller than the minimum lot area requirements of the applicable zoning classification.
(2) 
Depth. Lots excessively deep in relation to width are to be avoided. Residential lot depth shall not be less than one nor more than three times the lot width.
(3) 
Width. The minimum width of a lot shall be that width which is measured along the building setback line in feet specified for the applicable zoning district.
(4) 
Corner lots. All corner lots shall be a minimum of 1 1/2 times the minimum width of the interior lots of the same block.
(5) 
Every lot shall have frontage along the ultimate right-of-way line of a street, but double frontage lots are prohibited except along major streets. The frontage shall not be less than the minimum requirements of Chapter 230, Zoning. Residential lots shall not be created which front upon an arterial street. Screening in accordance with this chapter's standards shall be provided along the rear property line of lots with reverse frontage to buffer lots from the higher order street.
(6) 
Side lines. Whenever practicable, the side lines of a lot shall be set at right angles or radial to the right-of-way line.
(7) 
Building lines. Building lines for all lots shall be in conformance with the minimum front, side and rear yard line requirements of the applicable zoning district.
(8) 
In general, lot lines shall follow Township boundary lines rather than cross them.
(9) 
Lot lines intersecting street lines shall be substantially at right angles or radial to street lines from the street line to the rear lot line.
(10) 
Lot numbers. For the purpose of development, each subdivision may have an overall system of lot numbers, the number one being assigned to a lot in the first section to be developed. (Such systems of lot numbers shall not be confused with the regular house or building numbers system based on a Township-wide plan.)
(11) 
Building numbers. House or building numbers (address) shall be assigned by the Township based on an overall street plan. Numbers will be assigned in such a way as to allow for vacant parcels and future development.
(12) 
Lot siting, planting and beautification for subdivisions and land developments. In order to promote the highest environmental quality possible, the success to which the applicant of a subdivision or land development plan has preserved existing salient natural features and land forms intrinsic to the site, shall be assessed. Terms of approval of a plat may be subject to the manner in which the layout or design or the plan has preserved existing natural features. Conditions placed on plat approval (if any) shall also include the recommendations of the Township Landscape Architect.
(a) 
Limit of contract. Where the applicant is offering for dedication, or is required by ordinance to establish a reservation of open space or preserve an area of scenic or historic importance, a "limit of contract" which will confine excavation, earth-moving procedures and other changes to the landscape, may be required to ensure preservation and prevent despoliation of the character of the area in open space.
(b) 
Topsoil preservation. All disturbed areas of the site shall be stabilized by seeding, mulching and planting or other approved means. All approved slopes in excess of three horizontal to one vertical (3:1 — 33.3%) shall be stabilized by sodding.
(c) 
Buffer planting requirements. The land surrounding any permitted use shall be landscaped except for paved areas, and necessary parking service areas, and each apartment house, group apartment development or nonresidential use shall make such other suitable screening provision as is necessary to safeguard the character of an adjacent area. A buffer area shall be used for no purpose other than planting, screening, lawns, or trees, except for necessary and approved access ways.
A. 
Flag lots may be permitted as an exception to the minimum lot width requirements at the building setback line. A flag lot is a parcel of land that does not have the required minimum lot width at the minimum front yard line but has direct access to a public street through a narrow strip of land that is part of the same lot. The lot lines of the narrow portion of the lot (the lane) are parallel or nearly parallel.
B. 
Flag lots will be permitted under the following conditions:
(1) 
A flag lot may serve a single-family detached dwelling only.
(2) 
Each lot must have a separate lane.
(3) 
Each flag lot shall have separate fee simple access to a public street and have a minimum lane width of 25 feet and a maximum lane width of 45 feet.
(4) 
The area of the lane, up to the point at which minimum required lot width is achieved, shall not be included in the calculation of the minimum lot area. Flag lots shall have minimum lot area in accordance with requirements of Chapter 230, Zoning.
C. 
Design standards.
(1) 
The minimum width of flag lot access driveways shall be 12 feet. In addition to the below standards, all access driveways shall also be constructed in accordance with § 198-33 of this chapter related to driveway design and construction.
(2) 
Each lane shall be cleared (brush, trees and any other obstructions to vehicular movement) to a minimum width of 18 feet to allow for emergency vehicles. Access driveways shall be limited to a maximum slope of 10%.
(3) 
Any lane crossing a stream or swale (or any channels considered "waters of the Commonwealth of Pennsylvania") shall meet the requirements of this chapter and the Pennsylvania Department of Environmental Protection for stormwater conveyance and wetland or stream disturbance. The applicant shall secure permits for the crossing or disturbance prior to recording of final plan and commencement of construction.
All new streets and cul-de-sacs 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 requirements of this chapter. All proposed streets and/or driveways associated with an approved subdivision and/or land development under land development agreement with the Township and financially secured, shall be completed to the extent of the pavement base (storm sewer, curb, stone subbase and bituminous concrete base course) prior to commencement of construction of other facilities, with the exception of detention/retention basins, approved with the development.
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 that agency.
(2) 
Arrangement. Streets shall be arranged in a manner to meet with the approval of Council 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 nonsubdivided 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 street. 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 cul-de-sacs 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 Council.
(9) 
Half-street. The dedication of half streets at the edges of a new subdivision is prohibited. If circumstances render this impracticable, adequate provision for the concurrent dedication of the remaining half of the street, must be furnished by the subdivider, developer or builder. When a half-street exists in an adjoining subdivision, the remaining half shall be provided by the proposed development.
(10) 
No street shall be laid out or opened which extends to or crosses any boundary between the Township and any other municipality except with the specific approval of the Township Council and upon such conditions as the Township may impose.
(11) 
No new street will be permitted which will cause an existing principal structure to become nonconforming to front yard requirements of Chapter 230, Zoning.
B. 
Street alignment.
(1) 
Safe stopping sight distance on horizontal and vertical curves. Proper sight distance shall be provided with respect to both horizontal and vertical alignments. Measured along the center line, this shall be 500 feet for major arterial streets; 400 feet for minor arterial streets; 250 feet for collector streets; and 200 feet for local streets, measured at the center line and at driver's eye height of 3.5 feet and a target height of six inches.
(2) 
Horizontal curves shall be used at all changes in excess of 2°. Except where noted below, 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 arterial streets shall be 300 feet; for collector streets, 200 feet; and for local streets, 100 feet. For the purpose of controlling speed on local streets, the maximum radius permitted on a local street shall be 500 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. For the purpose of controlling speed on local streets, the maximum tangent permitted on a local street shall be 200 feet.
(c) 
Horizontal curves will not be permitted on a proposed street within 100 feet of the ultimate right-of-way of an existing or proposed street.
(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 local 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. 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. 
Ultimate (future) right-of-way width, paving width and curbing.
(1) 
Classification. All streets will be classified as local, collector, minor arterial, or major arterial.
(a) 
Local streets. shall have a minimum right-of-way width of 50 feet. Specific streets within Horsham Township classified as local are as specified in Subsection (C)(3) of this section. Construction of the street, curbing and sidewalk shall be in accordance with specifications hereinafter included in these standards.
(b) 
Collector streets. shall have a minimum right-of-way width of 60 feet. Specific streets within Horsham Township classified as collector are as specified in Subsection (C)(3) of this section. Construction of the street, curbing and sidewalk shall be in accordance with specifications hereinafter included in these standards.
(c) 
Minor arterial streets. shall have a minimum right-of-way width of 80 feet. Specific streets within Horsham Township classified as minor arterial are as specified in Subsection (C)(3) of this section. Construction of the street, curbing and sidewalk shall be in accordance with specifications hereinafter included in these standards.
(d) 
Major arterial streets shall have a minimum right-of-way of 100 feet. Specific streets within Horsham Township classified as major arterial are as specified in Subsection (C)(3) of this section. Construction of the street, curbing and sidewalk shall be in accordance with specifications hereinafter included in these standards.
(e) 
Cul-de-sac streets shall have a minimum right-of-way width of 50 feet. Specific streets within Horsham Township classified as cul-de-sac are as specified in Subsection (C)(3) of this section. Construction of the street, curbing and sidewalk shall be in accordance with specifications hereinafter included in these standards.
[1] 
A cul-de-sac will not be approved when a through street is practicable. A cul-de-sac shall not be more than 500 feet in length. A cul-de-sac must be a side street and not be the permanent culmination of another street to form a four-way intersection. A cul-de-sac shall have a circular turnaround with a minimum right-of-way radius of 70 feet and an outer paving radius of 60 feet.
[2] 
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.
[3] 
A cul-de-sac permanently or temporarily exceeding 500 feet in length may be approved by Council if conditions of the land so warrant. The minimum length of a cul-de-sac shall be 250 feet.
[4] 
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 (or temporary cul-de-sac easement) width and outer paving radius.
[5] 
A snow removal easement shall be provided at the rear of all cul-de-sac bulbs for the piling and storage of plowed snow by the Township or other snow removal entity. Such an easement shall as much as possible be centered on the projection of the cartway center line, into the bulb right-of-way. The easement shall have a minimum width of 15 feet measured from the right-of-way line and minimum arc length of 50 feet or as otherwise deemed necessary by the Township to provide adequate snow storage area. Except for required sidewalks, nothing shall be permitted to be placed or planted within the easement including but not limited to driveways, mailboxes, street trees or other landscaping, and lights. Snow removal easements shall be owned and maintained by individual lot owners or other Township approved entity and removal of snow from required sidewalks within the easement shall be the responsibility of the individual lot owners or other approved maintenance entity. Such easements shall be described on the record plan with ownership and maintenance responsibilities defined.
[6] 
The Township Engineer shall review commercial and industrial cul-de-sacs for adequacy. When deemed necessary by Township Council, additional cartway and/or right-of-way radius may be required.
(2) 
Right-of-way. Where a proposed subdivision and/or land development abuts or contains an existing public street or road having a right-of-way width less than would be required if said street or road were created under this chapter, sufficient additional width for right-of-way shall be provided and dedicated to meet the foregoing standards. Additional right-of-way may be required by Council to promote public safety and convenience when required by special conditions.
(3) 
Specifications and categories.
(a) 
The minimum widths of paving and the requirements for curbing and sidewalk shall not be less than those of an existing street of which the new street is to be a continuation, nor less than the standards provided below. Where a subdivision and/or land development fronts on an existing street, curb and sidewalk, where required, shall be constructed and the existing paved cartway shall be extended to the required curbline. Where a subdivision and/or land development abuts an existing street, drainage improvements shall be made to the existing street, where deemed necessary by Council. Additionally, existing cartways shall be reconstructed where necessary to establish the minimum construction standards of this chapter. Where reconstruction is not required, leveling and overlay of the cartway with ID-2 binder and wearing course material may be required to improve the cartway surface. Additional cartway widths may be required by Council to promote public safety and convenience when required by special conditions. Construction of any such widening, curb, sidewalk, or drainage improvements shall be as specified herein (Horsham Construction Standards) or as directed by the Township Engineer.
Type of Street
Ultimate (Future) Right-of-Way Width
(feet)
Paving Width
(feet)
Curbing
Sidewalk
Major Arterial
100
52 (or more as may be required)
Required
Required
Minor Arterial
80
40
Required
Required
Collector
60
40
Required
Required
Local
50
30
Required
Required
Cul-de-sac
50
30*
Required
Required
* Note: All cul-de-sac bulbs shall have a minimum-paving radius of 60 feet.
(b) 
The types of streets as herein set forth above shall include specific streets as listed below:
[1] 
Major arterial. This category shall include the following streets:
Horsham Road
Blair Mill Road
Welsh Road
Easton Road
Bethlehem Pike
County Line Road
[2] 
Minor arterial. This category shall include the following streets:
Norristown Road
Lower State Road
Limekiln Pike
Dresher Road
[3] 
Collector. This category shall include the following streets:
Meetinghouse Road
Park Road
Witmer Road
Maple Avenue
Davis Grove Road
Prudential Road
Mann Road
Chestnut Lane
Rock Road
Jarrett Road
New Road
Gibraltar Road
Babylon Road
McKean Road
Precision Road
Moreland Road
Herman Road
Sheehy Drive
Tennis Avenue
Cedar Hill Road
Electronic Drive
Butler Pike
Privet Road
Keith Valley Road
[4] 
Local and cul-de-sac. This category shall include streets used primarily as the principal means of access to adjacent properties and shall include all streets not otherwise categorized, as appropriate.
D. 
Street paving. All street paving must conform to the specifications incorporated in this section of the standards and Horsham Township Construction Standards[1] and be approved by the Township Engineer prior to acceptance by Council. All grades, horizontal curves, vertical 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. 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, grades and cross sections given. The subgrade for macadam paving shall conform to the established line, grade and cross section as approved by Council. The subgrade shall be solidly compacted for a firm and unyielding state by rolling with a minimum of ten-ton power roller. Unstable areas shall be removed and replace with suitable fill and then rerolled as required to provide a uniform even, unyielding surface.
(a) 
Construction methods. 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 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 Council. 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. It shall be the responsibility of the developer to verify required stability of subgrade through compaction testing suitable to the Township Engineer.
(2) 
Stone subbase. The subbase shall be PennDOT type 2A crushed aggregate or other material approved by Township Council.
(a) 
Type 2A crushed aggregate. Crushed aggregate shall have a compacted thickness of six inches for streets of all classifications, unless otherwise approved by Council.
(b) 
Materials. Materials meeting the requirements as specified in Sections 350.2 and 703.2 of the Pennsylvania Department of Transportation Publication 408, latest revision, shall be used.
(c) 
Construction methods. Construction and installation of type 2A crushed aggregate subbase shall comply with Pennsylvania Department of Transportation, Publication 408, latest revision, Section 350.3.
(3) 
Paving base course. The base course shall be "Superpave Asphalt Mixture Design, 25 MM Mix, PG 64-22, HMA Base Course, 3.0 to 10.0 Million ESALS," or other material approved by Township Council.
[Amended 8-13-2014 by Ord. No. 2014-3]
(a) 
Superpave Asphalt Mixture Design, 25 MM Mix, PG 64-22, HMA Base Course, 3.0 to 10.0 Million ESALS. "Superpave Asphalt Mixture Design, 25 MM Mix, PG 64-22, HMA Base Course, 3.0 to 10.0 Million ESALS" shall have a compressed thickness after compaction of 4 1/2 for local and cul-de-sac classified roads/streets and six inches for all other classified roads/streets, unless otherwise approved by Council.
(b) 
Materials. Materials meeting the requirements as specified in Section 305.2 of the Pennsylvania Department of Transportation Publication 408, latest revision, shall be used.
(c) 
Construction methods. Construction and installation of Superpave Asphalt Mixture Design, 25 MM Mix, PG 64-22, HMA Base Course, 3.0 to 10.0 Million ESALS shall comply with Pennsylvania Department of Transportation, Publication 408, latest revision, Sections 401.3 and 403.3, with the following additions:
[1] 
Base course shall not be placed on surfaces that are wet or at a temperature of 35° F. or lower, or when air temperature is 35° F. or lower.
[2] 
If the proposed base course thickness is greater than five inches in compacted depth, it shall be placed in two or more lifts of approximately equal depth, with no layer more than 2 1/2 inches. Base course shall be placed in layers of not less than four inches in depth when the air temperature is less than 40° F.
(4) 
Superpave Asphalt Mixture Design, 9.5 MM Mix, HMA Wearing Course, 3.0 to 10.0 Million ESALS, SRL-H. This surface course shall consist a wearing course, of hot-mixed, hot-laid asphalitic concrete, constructed on a prepared bituminous base course. The bituminous surface course shall have a total thickness, after final compaction of 1 1/2 inches or as approved by the Township. 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 a minimum of 1/4 inch per foot to a maximum of 5/16 inch per foot, unless otherwise approved by Council.
[Amended 8-13-2014 by Ord. No. 2014-3]
(a) 
Materials. The materials shall conform to the requirements as given in Section 420 of the Pennsylvania Department of Transportation Specifications 408, latest revision.
(b) 
Construction methods. The wearing course shall be Superpave Asphalt Mixture Design, 9.5 MM Mix, HMA Wearing Course, 3.0 to 10.0 Million ESALS, SRL-H, as specified in Pennsylvania Department of Transportation Publication 408, latest revision, and shall be applied in strict accordance with Publication Section 420.3. No visible moisture shall be present prior to the laying of each course. Road surface and air temperature shall be a minimum of 40° Fahrenheit or greater prior to laying of the bituminous surface. The air temperature shall also be rising. Prior to placement of surface course, all unsuitable materials from the surface of the existing pavement base course, including loose and foreign material and excess joint sealer and crack filler, shall be removed. Existing vertical surfaces (of curbs, gutters, structures, etc.) shall be painted with a uniform bituminous material, as specified in Pennsylvania Department of Transportation Publication 408, latest revision, Section 401.3(f). When specified by the Township Engineer, scratch or leveling courses shall be applied to wheel ruts and other local, small depressions, in order to raise these areas to the level of the surrounding uniform pavement. Scratch or leveling shall be completed prior to placement of wearing course. Prior to placement of wearing course, a tack coat conforming to Publication 408 Section 460.3 shall be applied to the bituminous base course (or binder course where approved) when directed by the Township Engineer.
(c) 
Horsham Township shall require delivery slips for all materials used in the construction of streets.
(5) 
Underdrain. When directed by the Township Engineer or where the finished roadway grade is within one foot of the seasonal high water table as designated for site-specific soils type as designated in the Soil Survey for Montgomery County, a combination storm sewer and underdrain shall be place along the curbline of all new roads/streets, in accordance with the construction standards defined in the "Horsham Township Construction Standards" adopted as part of this chapter.[2] An acceptable alternative to the combination storm sewer and underdrain would be a six-inch perforated, corrugated polyethylene pipe (or other approved by the Township Engineer).
[2]
Editor's Note: The Horsham Township Construction Standards are included at the end of this chapter.
(6) 
Shoulder. Supporting shoulder shall be constructed on all sections of roads where a base course or pavement is approved to be constructed without other permanent support along the sides (such as concrete curb or granite/Belgian block curb, etc.). All shoulder shall be thoroughly compacted and graded to provide drainage from the macadam surface.
(a) 
Construction methods. 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 shall be as depicted in the Horsham Township Construction Standards or as otherwise approved by the Township Engineer or other person designated by Council.
[1]
Editor's Note: The Horsham Township Construction Standards are included at the end of this chapter.
E. 
Repair and maintenance of existing streets and roadways. All public streets utilized by a developer for access to a site during construction shall be maintained and repaired, as needed, by the developer at their own expense, in accordance with Horsham Township Standards. Where road improvements or utility work is required within the public cartway of an existing street, the following maintenance/repair work shall be required:
(1) 
Where the existing road along the frontage of the parcel being developed is being widened, the remainder of the existing cartway not being widened shall be milled and overlaid from the physical center line to the face of new curb or edge of cartway (along the entire frontage of the parcel). If the existing road surface is severely damage by trenching and construction vehicle traffic, the existing road pavement shall be entirely removed and replaced in accordance with Township Standards.
(2) 
Where utilities are being installed in existing roads, the cartway shall be milled and overlaid from the physical center line to the face of curb or edge of cartway. This work shall be completed over the entire extent of the utility work area where utilities are only being installed in 1/2 of the road cartway. If utilities are being installed on both sides of the road, the entire road cartway shall be milled and overlaid in accordance with Township Standards, along the entire extent of the utility work area.
(3) 
Where utility installation is not consistent with that described above, the exact extent of road maintenance and repair shall be determined by Council with the recommendation of the Township Engineer.
(4) 
Where no utility work or widening is being completed along an existing road, however, the existing road is being damaged by construction vehicle traffic to a particular development site, at the discretion of the Township Engineer, appropriate road repairs shall be completed by the developer, at their expense, to restore the road to its predevelopment condition. Such work shall include but not be limited to milling, pavement replacement, and overlay across a portion of or the entire road damage by the construction vehicle traffic.
F. 
Street intersections.
(1) 
Number of intersections. No more than two streets shall cross at the same point. 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. Ninety-degree-angle intersections shall be used when local or cul-de-sac streets connect to arterial or collector streets. Intersection of all proposed streets shall be made at ninety-degree angles.
(3) 
Center lines. Where center lines of streets are proposed to open onto opposite sides of an existing or proposed street within 175 feet of each others center lines, they shall be made to coincide by curving the street or streets of lesser classification.
(4) 
Primary thoroughfares. Wherever practicable, intersections with arterial streets shall be kept to a minimum and shall be located at least 1,200 feet apart.
(5) 
Intersection sight distance. Sight distance at proposed driveway and/or street intersections shall conform to the requirements of Pennsylvania Code, Title 67, Chapter 441 (and as stated in the Horsham Construction Standards, adopted as part of this chapter[3]), as from time to time amended. If necessary to achieve the minimum required sight distance, the applicant shall be responsible for altering on-site and off-site existing features along the sight lines defined in Chapter 441. If such features are located outside of the legal right-of-way of the fronting street or road, the applicant shall be responsible for obtaining temporary construction and permanent sight distance easements over the area requiring modification. In all cases, permanent sight distance easements shall be established over all off-site area, outside of the legal right-of-way and along the sight lines of the proposed driveway or street intersection, if sight lines cross adjacent private property. The record plan of the subdivision and/or land development shall contain appropriate notations defining ownership and maintenance within the area of any such easement. The applicant as well as the entity ultimately responsible for maintenance of the land development (homeowners' association, etc.) shall be responsible for perpetual maintenance of the easement area in order to preserve the required sight distance. All improvements to be completed within such easement areas shall be completed in accordance with the requirements of this chapter. The extent of improvements along the required sight lines shall be verified by the applicant and approved by the Township Engineer. Proof of required sight distance easement and/or temporary construction easements shall be submitted to Horsham Township prior to plan approval.
[3]
Editor's Note: The Horsham Township Construction Standards are included at the end of this chapter.
(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 pavement edge (curbline) and right-of-way 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 Curve at Intersection of Pavement Edge or Curblines
(in feet)
Minimum Radius of Curve at Intersection of Right-of-Way Lines
(in feet)
Major arterial
40
(or more as may be required)
20
(or more as may be required)
Minor arterial and collector
35
20
Local
25
15
Cul-de-sac
25
15
G. 
Roadside barriers. Roadside barriers and guide rail shall be required in accordance with PennDOT Design Manual, Part 2, Highway Design, Chapter 12 (Publication No. 13), latest revision. Construction and materials shall be in accordance with applicable PennDOT Road Construction Standards (Publication No. 72).
H. 
Traffic control. Vehicular traffic control in work zone areas on and along streets open to the public shall be in strict accordance to requirements of PennDOT Publication 203, Work Zone Traffic Control (67 Pa. Code, Chapter 203).
I. 
"P-loop" streets (loop streets from a single access point) shall have an entrance leg not exceeding 500 feet. The loop of a "P-loop" shall have a street length not exceeding 3,000 feet.
Within a Residential Golf Course Community, all permitted structures and/or uses may be served by private streets. Such streets shall be designed and constructed in accordance with the requirements of this section. Private streets shall not be dedicated to the Township; nor does the Township assume the responsibility for their maintenance.
A. 
Street system. Private streets within a Residential Golf Course Community shall comply with § 198-31A, with the exception that continuations of existing streets shall not be required. All such streets shall be designed to provide access suitable for fire, ambulance and other emergency vehicles. The owner may limit nonemergency and nonmunicipal access onto private streets.
B. 
Street alignment. Private streets within a Residential Golf Course Community shall comply with the requirements for residential streets as set forth in § 198-31B.
C. 
Right-of-way width, paving width and curbing.
(1) 
Classification. Private streets within a Residential Golf Course Community shall be classified and governed in accordance with the following provisions:
(a) 
Private connector streets. Private connector streets shall be those private streets providing vehicular access between existing public streets and areas within a Residential Golf Course Community. On-street parking shall be prohibited, and driveways serving individual dwelling units shall not be permitted to access directly onto private connector streets. The minimum allowable right-of-way width shall be 50 feet and the minimum allowable cartway width shall be 24 feet for two-way streets and 18 feet for one-way streets. A private connector street providing only stabilized emergency access to an existing public street shall be designed to provide adequate circulation for anticipated nonemergency traffic.
(b) 
Private residential streets. private residential streets shall be those private streets providing vehicular access between private connector streets and residential areas of a Residential Golf Course Community, and vehicular access within such areas. Private residential streets shall not access directly onto existing arterial or collector streets except as may be required for emergency vehicular access. Such streets shall comply with § 198-33E.
[Amended 8-13-2014 by Ord. No. 2014-3; 2-12-2025 by Ord. No. 2025-02]
A. 
General provisions. All driveways and parking areas shall be constructed in accordance with the following provisions:
(1) 
Paving. The paving requirements shall be as follows:
(a) 
Residential driveways - single family. Residential driveways shall be constructed as follows: six inches of mechanically compacted 2A stone subbase (material and construction in accordance with Pennsylvania Department of Transportation Publication 408, latest revision, Section 350), 1.5 inches of type ID-2 hot-mixed, hot-laid asphalitic concrete binder course (material and construction in accordance with Pennsylvania Department of Transportation Publication 408, latest revision, Section 401), and 1.5 inches of type ID-2 (standard), hot-mixed, hot-laid asphalitic concrete wearing course (material and construction in accordance with Pennsylvania Department of Transportation Publication 408, latest revision, Section 420). Driveway pavement and stone subbase shall be placed on a prepared subgrade, free of soft, muddy, or frozen areas. Such unsatisfactory soft areas shall be corrected by scarifying, reshaping, and recompacting existing material, or by replacing soft material with stable, suitable material. Unsatisfactory material shall be replaced when directed by the Township Engineer. It shall be the responsibility of the developer to verify required stability of subgrade through compaction testing suitable to the Township Engineer.
(b) 
Nonresidential and multifamily residential driveways and parking areas nonresidential and multifamily residential driveways and parking areas shall be constructed as follows: six inches of mechanically compacted 2A stone subbase (material and construction in accordance with Pennsylvania Department of Transportation Publication 408, latest revision, Section 350), 4 1/2 inches of Superpave Asphalt Mixture Design, 25 MM Mix, PG 64-22, HMA Base Course, 3.0 to 10.0 Million ESALS (material and construction in accordance with Pennsylvania Department of Transportation Publication 408, latest revision, Sections 305.2 and 305.3), and 1 1/2 inches of Superpave Asphalt Mixture Design, 9.5 MM Mix, HMA Wearing Course, 3.0 to 10.0 Million ESALS, SRL-H, hot-mixed, hot-laid asphalitic concrete wearing course (material and construction in accordance with Pennsylvania Department of Transportation Publication 408, latest revision, Section 420). Pavement and stone subbase shall be placed on a prepared subgrade, free of soft, muddy, or frozen areas. Such unsatisfactory soft areas shall be corrected by scarifying, reshaping, and recompacting existing material, or by replacing soft material with stable, suitable material. Unsatisfactory material shall be replaced when directed by the Township Engineer. It shall be the responsibility of the developer to verify required stability of subgrade through compaction testing suitable to the Township Engineer. Prior to placement of wearing course, a tack coat conforming to Publication 408, Section 460.3, shall be applied to the bituminous base course (or binder course, where approved) when directed by the Township Engineer.
(2) 
Where applicable, intersections of right-of-way lines shall be rounded by a tangential arc, the minimum radius of which shall be 15 feet.
(3) 
Obstructions. No fences, hedges, trees, shrubbery, walls, plantings or other obstructions shall be located within the right-of-way and required intersection sight distance shall be provided as noted in § 198-31F of this chapter.
B. 
Driveways.
(1) 
Location. Driveways shall be so located as to provide reasonable sight distance at intersections with streets. A stopping area measured 20 feet behind the right-of-way line shall be provided not to exceed a four-percent grade. Minimum intersection sight distance as specified in Pennsylvania Code, Title 67, Transportation, Chapter 441, latest revision (specific distances are specified in the "Intersection Sight Distance Diagram - Driveways and Streets"; see detail included in the Horsham Construction Standards, adopted as part of this chapter[1]) shall be maintained at all intersections with streets.
[1]
Editor's Note: The Horsham Township Construction Standards are included at the end of this chapter.
(2) 
Intersections. Where possible, driveways shall be located not less than 60 feet from the street intersection and shall provide access to the street of a lesser classification when there are streets of different classes involved.
(3) 
Pavement widths and grade. Driveway paving widths and grades shall be as specified below, except where the type of vehicle intended to be utilized dictates more stringent standards and/or where the requirements of Pennsylvania Code, Title 67, Transportation, Chapter 441, are more restrictive, in which case, the aforementioned standards shall govern.
Land Use
Minimum Paving Width
(feet)
Minimum Pavement/Curb Radius
(feet)
Maximum Grade
(percent)
Maximum Change of Grade per 10 Feet
(percent)
Single-family residential
10
5
8%
10%
Multifamily residential
18 (one-way)
10
8%
10%
24 (two-way)
10
8%
10%
Nonresidential (commercial and industrial, etc.)
18 (one-way)
15
5%
7%
24 (two-way)
15
5%
7%
(4) 
Driveway entrance width shall not exceed 35 feet, excluding medial areas, unless the applicant demonstrates that additional width would improve accessway safety. Additional width shall only be permitted, with the approval of Council, in nonresidential districts or for nonresidential uses.
(5) 
All driveways shall be located, designed and constructed in such a manner as not to interfere or be inconsistent with the design, maintenance and drainage of the highway.
(6) 
Access driveways shall be located in such a manner that they will not cause the following:
(a) 
Interference to the traveling public;
(b) 
A hazard to the free movement of normal highway traffic; or
(c) 
Areas of undue traffic congestion on the highway.
(7) 
Frontages of 50 feet or less shall be limited to one driveway. Not more than two driveways shall be provided to any single property tract or business establishment with frontage greater than 50 feet. Exceptions may be made where the frontage exceeds 300 feet in length.
(8) 
Residential driveways in excess of 200 feet in length, serving a single-family dwelling, shall be constructed to a minimum width of 18 feet, with a clear area of four feet on either side, unless the dwelling is equipped with a residential sprinkler system or meets the following requirements:
(a) 
Paved pull-off area(s) shall be provided at appropriate locations (acceptable to the Township Fire Marshal) to allow vehicles moving in opposite directions to pass one another. Pull-off areas shall be constructed of materials approved by the Township Engineer.
(b) 
The lane which includes a proposed driveway in excess of 200 feet shall be cleared of trees, brush, and other similar obstructions to vehicles movement, to a minimum width of 18 feet, with a clear area of four feet on either side, to allow for emergency vehicles.
(c) 
All driveways in excess of 200 feet shall be clearly marked at the roadway entrance of the drive, with a three-foot post with three-inch-high reflective numerals.
(9) 
Where shared driveway entrances for single-family dwellings are proposed, the driveway shall have a minimum width of 20 feet, from the point at which the driveway meets the public paved cartway to a minimum of 50 feet from the paved cartway. Shared driveways shall only be permitted where a cross-easement has been established. Such an easement shall be noted on the record plan along with appropriate notations defining ownership and maintenance responsibilities for the area within the easement.
(10) 
Concrete curb (or granite/Belgian block curb, where approved by Township Council), with an eight-inch reveal, shall be constructed along the perimeter of all nonresidential (commercial, industrial, etc.) and multiresidential driveways. Council may waive curb where it can be demonstrated that such curb is not consistent with surrounding adjacent off-site facilities or with any future plans for improvements in the surrounding area.
(11) 
Driveways to corner lots shall gain access from the street of lower classification when a corner lot is bounded by streets of two different classifications as described herein, unless otherwise required by Township Council due to special conditions. A corner lot created by a proposed street and an existing street shall gain access to the proposed street.
(12) 
In cases where sidewalks are provided, a concrete driveway apron shall be required.
C. 
Driveways for use as private streets (except within Residential Golf Course Communities).
(1) 
Council shall have the authority to approve driveways intended for the use of two or more families, apartment developments, and/or commercial and industrial projects where usage by the occupants constitutes essentially a private street. Driveways constituting private streets are those access ways used by two or more families daily or 10 or more workers daily for vehicular circulation. Driveways serving as private streets shall not be dedicated to the Township nor does the Township assume the responsibility for their maintenance.
(2) 
Private streets may be approved only if they are designed to meet Township street standards for right-of-way, paving width, drainage, curbs, and sidewalks as stated in § 198-31 of this chapter. Less stringent standards, acceptable to the Township Engineer, may be permitted where the applicant can demonstrate that the private street(s) can be improved in the future to conform to all applicable ordinance standards for dedicated streets of the applicable classification.
(3) 
Location and placement of driveways serving as private streets shall comply with Subsections A and B of this section.
(4) 
The owner, and all successors, of any property which is to abut any driveway serving as a private street shall be fully responsible for the permanent improvement of the driveway(s) and for the maintenance thereof in a good and safe condition.
(5) 
Council shall evaluate the location, placement and alignment of driveways serving as private streets based upon the ease of accessibility to and efficient maneuverability through the development for protective services of fire and police.
D. 
Parking areas.
(1) 
Automobile parking facilities shall be provided off street in accordance with requirements of Chapter 230, Zoning, and this chapter.
(2) 
At no time shall angle or perpendicular parking along the curbs of local, public or private access roads or streets be permitted. All parking lots and bays allowing any parking other than parallel shall be physically separated from the cartway by a minimum of seven feet and confined by concrete curbing.
(3) 
No one area for off-street parking of motor vehicles in residential areas shall exceed 36 cars in capacity. Separate parking areas on a parcel shall be physically separated from one another by an eight-foot planting strip.
(4) 
No less than 20 feet of open space shall be provided between the curbline/edge of paving of any parking area and the outside wall of any principal building.
(5) 
If permitted by Chapter 230, Zoning, parking may be located within side and/or rear yards; however, no parking shall be permitted within 10 feet of a side or rear property line unless formal arrangements, satisfactory to the Township, have been made for the establishment of "common parking facilities."
(6) 
In commercial and industrial districts, provisions of "common parking facilities" is hereby encouraged in recognition of their increased flexibility and efficiency. Subject to formal arrangements between the proposed users of the common parking facilities, satisfactory to the Township, the Township Council may reduce the aggregate amount of required space upon determination that greater efficiency is effected by joint use of the common parking area. When common parking facilities are approved, side and/or rear yard parking requirements may be waived in order to establish unified and continuous parking areas. In such cases, access drives and sidewalks shall be so aligned as to maximize parking efficiency and minimize traffic congestion. Entrances and exits must have good visibility so that both going in and coming out, drivers can see and cars can be seen. Following the approval of common parking facilities, an agreement between or among the property owners involved shall be recorded in the office for the Recorder of Deeds.
(7) 
Connection of parking facilities, on adjacent lots, in commercial zoning districts, is encouraged in order to reduce the number of access points onto public roads and to reduce the number trips onto public roads by patrons using adjacent facilities. Any such interconnection between commercial developments shall only be permitted where permanent access ("cross") easements are established between involved property owners.
(8) 
Parking stall dimensions shall be not less than 10 feet in width and 20 feet in depth and shall be marked and striped. Parking stalls for non-commercial uses may be dimensioned at nine feet in width and 18 feet in depth.
(9) 
All dead-end parking lots shall be designed to provide sufficient back-up area for the end stalls.
(10) 
No less than a five-foot radius of curvature shall be permitted for all curbline/pavement line in all parking areas.
(11) 
Parking lot dimensions shall be no less than those listed the following table:
Parking Stall
Aisle Width
Angle of Parking
(degrees)
Depth
(feet)
Width
(feet)
One-Way
(feet)
Two-Way
(feet)
90
20
10
20
24
60
21
10
18
22
45
19
10
18
22
(12) 
All proposed parking areas shall include handicap parking spaces with size and location in compliance with the Americans with Disabilities Act. The quantity of handicap parking spaces to be provided shall not be less than 2.5% of the total number of spaces proposed. A minimum of one space shall be provided with all parking lots.
(13) 
Off-street loading and unloading with proper access from a street, highway or common service driveway shall be provided on any lot on which a building or buildings for any use other than single-family residential, twin or duplex is (are) proposed.
(a) 
A minimum of one loading and unloading area per building shall be provided. In the case where more than one use or occupant is involved in a single building, additional loading and unloading areas will be required. The Township Engineer will determine the number of additional loading and unloading areas required in these instances.
(b) 
Each space shall be not less than 12 feet wide by 35 feet deep (for applicable residential uses) or 14 feet wide by 65 feet deep (for all other uses), exclusive of drives and maneuvering space.
(c) 
The paving requirements for loading and unloading areas shall be the same as required for nonresidential driveway and parking areas unless a sturdier pavement section is required due to types of vehicles anticipated to use the facility.
(d) 
Appropriate areas in front of all loading and unloading doors in the building or buildings of the development shall be designated as loading and unloading areas on the subdivision or land development plan.
(e) 
There shall be appropriate means of access to a street or driveway, as well as adequate maneuvering space. The applicant shall be responsible for demonstrating on the plan that adequate maneuvering space is proposed for the type of vehicle anticipated to use the loading area and associated driveway and entrances.
(14) 
Concrete curb (or granite/Belgian block curb, where approved by Township Council), with an eight-inch reveal, shall be constructed along the perimeter of all multiresidential and nonresidential (commercial, industrial, etc.) parking areas and parking area islands.
(15) 
Rows of parking spaces shall not be contiguous but rather separated by a curbed, landscape island by no less than four feet in width. Ends of parking rows shall be treated with landscaped islands with a minimum width of 10 feet. Landscaping may be substituted by pavement only to the extent that the pavement forms part of the walkway system serving the facility.
E. 
Driveways within a Residential Golf Course Community. Within a Residential Golf Course Community, driveways shall be those private access ways providing for vehicular access between a private street and a parking area within a lot or property. Notwithstanding any other provisions of this chapter, such driveways shall be designed and constructed in accordance with Subsection B of this section, except as hereinafter provided:
(1) 
Driveways that provide for vehicular access between a private connector street or private residential street and two or more dwelling units shall constitute private streets. Driveways serving individual dwelling units, and access ways designed primarily for pedestrian, bicycle and/or golf cart travel shall not constitute private streets. Driveways serving as private streets are permitted within a Residential Golf Course Community subject to the following requirements.
(2) 
Construction of driveways serving as private streets shall conform to minimum design standards for private streets as set forth in § 198-32, other than those applicable to rights-of-way, width, curbing, and shoulder grading; provided, however, that the width of the cartway shall not be less than that specified for multifamily residential in Subsection B(3) of this section without permission of Council, and further provided that approaches to an intersection shall follow a straight horizontal course for a minimum of 50 feet.
(3) 
Location and placement of driveways serving as private streets shall comply with § 198-32. Additionally, provisions for drainage and stormwater runoff shall be approved by the Township Engineer. No driveway shall be permitted to access directly onto an existing major arterial, minor arterial, or collector street.
(4) 
Driveways serving as private streets shall be owned by a homeowners' or condominium association and the association shall be responsible for the permanent improvement of the street and for the maintenance thereof in a good and safe condition.
(5) 
The Township Engineer shall evaluate the location, placement and alignment of driveways serving as private streets based upon the ease of accessibility to and efficient maneuverability through the development for protective services of fire and police.
A. 
Sidewalks.
(1) 
Where required. Sidewalks shall be provided along all collector, local and cul-de-sac classified streets and along all major and minor arterial classified streets excepting where, in the opinion of Township Council, they are unnecessary for the public's safety and convenience. Sidewalks shall not be required in a Residential Golf Course Community. A path system connecting residential areas within the community to each other and to the clubhouse facilities shall be provided for the use of residents of a Residential Golf Course Community. Sidewalks shall also be provided along nonresidential and multiresidential driveways and parking areas where in the opinion of the Township Engineer and as a condition of approval by Council, they are necessary for the safety and convenience of the those people utilizing the proposed facility.
(2) 
Width and thickness. Sidewalks shall not be less than four feet in width in residential areas. A greater width may be required in areas in which apartments or business/commercial/industrial buildings are located, or as deemed necessary at the discretion of the Council.
(3) 
Sidewalks shall be located between the curb and right-of-way line, a minimum of five feet from the curbline. The grade and paving of the sidewalk shall be continuous across driveways, except in certain cases where heavy traffic volume dictates special treatment.
(4) 
Construction methods. Sidewalks shall be constructed so as to discharge drainage to the street unless otherwise approved by the Township Engineer; the grade of which shall not be less than 1/4 inch per foot. The finished grade between the outside edge of the sidewalk to the curbline/edge of the cartway shall never exceed a total vertical elevation change of one foot.
(5) 
Sidewalk shall be constructed of class "A" concrete (3,300 P.S.I.; twenty-eight-day compressive strength) to a width as indicated for the various classifications of the street. Certification of the concrete mix (classification) shall be furnished to the Township Engineer. Concrete shall be placed in forms that are straight and securely braced. All sections of sidewalk, proposed to be sharply curved, shall be created with curved forms. All sidewalk curves shall appear smooth. Care shall be taken to control the water content of the concrete to prevent separation of the aggregates. The concrete shall have a transverse broom finish and the edges shall be finished with an approved edging tool. All handicap ramps shall be constructed in accordance with current PennDOT Pub-72M details and Pub 408 standards.
[Amended 8-13-2014 by Ord. No. 2014-3]
(6) 
All concrete sidewalks shall be constructed on a mechanically compacted, four-inch base of PennDOT type 2B (clean) crushed stone base to ensure drainage. The concrete shall be placed so that there is a traverse "dummy" joint (1/8 inch wide by one inch deep) every five feet. One-half inch approved premolded expansion joint material shall be placed every 24 feet (or every 30 feet with five-foot-wide sidewalk) for the full depth of the concrete. Expansion joint material shall also be placed at locations where sidewalk abuts curb, where existing pavement or sidewalk meets proposed sidewalk, and where sidewalk transitions from four inches thick to six inches thick (driveway aprons, etc.).
(7) 
All concrete sidewalks shall have a minimum thickness of four inches, except under driveways, where they shall have a minimum thickness of six inches. Areas of six-inch concrete driveway/apron shall be placed on a six-inch base of type 2B-crushed stone base. The concrete apron and sidewalk in the driveway area shall be reinforced with six by six - W2.0 x W2.0 welded wire fabric, minimum. The wire shall be installed so that it is not closer than one inch from the bottom surfaces of the sidewalk/apron.
(8) 
Sidewalks shall not exceed a seven-percent grade, unless proposed along new roads of approved slope greater than 7%. All sidewalks shall be finished using methods that will provide a skid-resistant surface (broom-swept finish).
(9) 
Handicap sidewalk ramps shall be monolithic where constructed in existing developments (existing sidewalk and curb) and although not required, are encouraged to be constructed monolithically in new land developments. Where sidewalk ramps are not constructed monolithically, they shall be doweled to the adjacent depressed curb and sidewalk in order to prevent separation and settlement of the ramp away from the curb and sidewalk. Dowels shall be approved by the Township Engineer and shall be of sufficient size and strength to effectively accomplish the above stated requirement.
B. 
Curbs.
(1) 
Concrete curbs shall be installed along each side of every public street/road, multiresidential and nonresidential driveway and parking areas. Concrete curbs shall be 18 inches deep, seven inches wide at the top and eight inches wide at the flow line of the gutter. The nominal distance from the top of curb to flow line of the gutter (reveal) shall be eight inches. Where approved by Council, curb may also be granite or Belgian block, set in concrete. Any granite or Belgian block curb approved to be utilized shall conform to the design standards set forth in the Horsham Construction Standards adopted as part of this chapter.[1] Curb machines will be permitted to be used for construction of concrete curb provided the completed curb meets all construction specifications as specified in this chapter, i.e., expansion and contraction joints, required dimensions, etc.
[1]
Editor's Note: The Horsham Township Construction Standards are included at the end of this chapter.
(2) 
Concrete curbing shall be constructed in ten-foot sections, with each section defined on each end with a contraction joint, two inches deep by 3/16 inches wide. Three-quarter-inch premolded expansion joint material, cut to the cross-sectional area of the curb, shall be placed every 50 feet and at all structures (driveways, inlets, curb radii, etc.). Curbs shall be dowel pinned where curb abuts inlet hoods. A combination curb and gutter may be used at the option of the developer when approved by the Township Engineer. Where combination curb and gutter is used, it must be placed on a minimum of four inches of type 2B crushed stone base to provide adequate drainage beneath the curb.
(3) 
All concrete used in the construction of improvements shall be certified to develop a compressive stress of at least 3,300 P.S.I. at 28 (PennDOT Class "A") days with certification of the mix furnished to the Township Engineer.
(4) 
Concrete shall be placed in forms that are straight and securely braced. Care shall be taken to control the water content to prevent separation of the aggregates. All curb proposed to be sharply curved shall be created with curved forms. All curved curbs sections shall appear smooth. All concrete shall be thoroughly tamped into the forms. After the concrete has set sufficiently, the form shall be removed and the exposed surface shall be rubbed to provide an even finish. All edges shall be finished with an approved edging tool.
(5) 
To provide for driveways, depressions in the curbing may be constructed and finished during the time of pouring. Curb depressions shall be constructed in accordance with the Horsham Construction Standards, adopted as part of this chapter.
(6) 
Curbing shall not be required in a Residential Golf Course Community.
A. 
Prior to grading of a site, topsoil should be stripped from the surface and stockpiled in accordance with the approved erosion and sedimentation control plan. After completion of rough grading, a minimum of six inches of topsoil shall be returned to remaining disturbed areas prior to finish grading and seeding.
B. 
Lots shall be graded to secure proper drainage away from buildings and to prevent the collection of stormwater in pools. Minimum 2% slopes away from structures shall be required.
C. 
Design. All drainage provisions shall be of such design as to carry surface waters to the nearest practical street, storm drain, or natural watercourse. Where swales are used to deliver surface waters away from buildings they shall not be less than 2% nor more than 4% in slope, unless sufficiently stabilized in conformance with Montgomery County Conservation District standards. The swales shall be sodded or planted as required and shall be of such shape and size to effectively contain the one-hundred-year, Rational Method design storm, or greater, and to conform to all other specifications of the Township Engineer.
D. 
Construction. The subdivider or developer shall construct and/or install such drainage structures and/or pipe which are necessary to prevent erosion damage and to satisfactorily carry off such surface waters to the nearest practical street, storm drain or natural watercourse.
E. 
Excavation. No excavation shall be made with a cut face steeper in slope than three horizontal to one vertical (3:1 — 33.3%), except under one or more of the following conditions:
(1) 
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than 3:1 and a written statement of a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, to that effect is submitted to the Township Engineer and approved by him. The statement shall state that the site has been inspected and that the deviation from the slope specified hereinbefore will not result in injury to persons or damage to property.
(2) 
A concrete, segmental block, or stone masonry wall, constructed according to present or future Horsham Construction Standards, is provided to support the face of the excavation.
F. 
Fill. No fill shall be made which creates any exposed surface steeper in slope than three horizontal to one vertical (3:1 — 33.3%) except under one or more of the following conditions:
(1) 
The fill is located so that settlement, sliding or erosion will not result in property damage or be a hazard to adjoining property, streets, alleys, or buildings.
(2) 
A written statement from a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, certifying that he has inspected the site and that the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and approved by the Township Engineer.
(3) 
A concrete, segmental block, or stone masonry wall, constructed according to present or future Horsham Construction Standards, is provided to support the face of the excavation.
G. 
Slopes and fences. The top or bottom edge of slopes shall be a minimum of five feet from property or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property. All property lines [where approved walls, or slopes are steeper than three horizontal to one vertical (3:1 — 33.3%) and five feet or more in height] shall be protected by a fence approved by the Council.
H. 
Cleanup. All lots must be kept free of any debris or nuisances whatsoever.
I. 
Roof drainage. Roof drainage shall be directly conveyed by downspouts and a roof leader system and conveyed to a storm sewer or natural watercourse if available. In no case shall a sump pump connection or stormwater conduit be discharged through the curb.
J. 
Site grading plan. The Township Engineer shall require a grading plan in conjunction with the plan of subdivision and/or land development in order to ensure compliance with the above standards.
K. 
A lot grading plan, prepared by a registered professional engineer or land surveyor, shall be required for all proposed building construction or building additions. Such plans shall depict the size and location of all new construction and all existing structures on the site, distances to lot lines, existing and proposed elevations, and be drawn in accordance with an accurate boundary line survey.
A. 
As a prerequisite for approval, any proposed application for development which will result in grading/disturbance of earth or vegetation and/or is believed to result in an increase in stormwater runoff from a site, approval by the Montgomery County Conservation District of an erosion and sedimentation control plan shall be verified by the applicant. All erosion and sedimentation control plans shall be prepared and sealed by a professional engineer licensed in the State of Pennsylvania. Approved erosion and sedimentation control plan shall be available, at all times, at the site of the construction activity or development.
B. 
All subdivisions and land developments shall comply with the Clean Streams Law of Pennsylvania[1] and Chapter 102, Rules and Regulations of the Pennsylvania Department of Environmental Protection.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
C. 
As much as possible, design of erosion and sedimentation control facilities (particularly stormwater/sediment basins) shall incorporate best management practices as defined by Chapter 190, Stormwater Management, of the Code of Horsham Township.
D. 
Cut and fill operations shall be kept to a minimum. Wherever feasible, natural vegetation shall be retained, protected and supplemented. Development plans shall preserve salient natural features and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff. Cut and fills shall not endanger adjoining property.
E. 
No grading equipment shall be permitted to be loaded and/or unloaded on a public street, and no grading equipment shall be permitted to travel on or across a public street unless licensed for operation on public thoroughfares.
F. 
Grading equipment shall not be permitted to cross live streams. Temporary crossing shall only be permitted where application is made, and approval is received, from the Pennsylvania Department of Environmental Protection (where applicable), the Montgomery County Conservation District, and Horsham Township.
G. 
Design of energy dissipation for high volume and/or high velocity discharge from storm sewer pipes and channels shall be in accordance with Hydraulic Engineering Circular No. 14, "Hydraulic Design of Energy Dissipaters for Culverts and Channels," as published by Department of Transportation, FHA, when deemed necessary by the Township Engineer, and as approved by the Montgomery County Conservation District.
H. 
Improvements shall be made to drainage channels, roadside swales, and areas of shallow concentrated or sheet flow to eliminate existing erosion.
I. 
Areas disturbed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.
J. 
Permission for clearing and grading prior to recording of plats may be obtained from the Township under temporary easements or agreement or other conditions satisfactory to Horsham Township. In the event the developer proceeds to clear and grade prior to recording plats, without satisfying the above-stated conditions, Council may revoke the approval of the preliminary plan and require restoration to the original grade and vegetation as equal as possible to the original natural conditions, at the developer's expense. Damages to adjoining property owners because of the developer's action in such cases will not be the responsibility of Horsham Township but will be the sole responsibility of the developer who is in violation of this chapter.
K. 
As a minimum, the following erosion control measures shall be taken where applicable:
(1) 
Stripping of vegetation, regrading, or other activities shall be done in a way that will minimize erosion and resulting sedimentation. The smallest practicable area of land shall be exposed at any one time during development or construction.
(2) 
All erosion and sedimentation control measures shall be installed per the approved plan prior to any earth-moving activities. Where a stormwater management basin is involved, the basin shall be constructed, functional, and stabilized prior to any additional site activity. An as-built plan of the facility prepared by a registered professional land surveyor or engineer, licensed in the Commonwealth of Pennsylvania, shall be submitted to the Township for review to verify adequate stage/storage capacity prior to commencement of other site activity. Plan must include note stating the same.
(3) 
Disturbed earthen areas and duration of exposure shall be kept to a practical minimum, but shall not exceed 20 days. All disturbed soils and topsoil stockpile areas shall be stabilized as quickly as possible and, if necessary, seeded with temporary vegetation and mulched. If stockpile areas are located on sloping ground or near waters of the commonwealth, they shall be enclosed with silt fencing.
(4) 
Permanent vegetation shall be installed as soon as practical on all sites. Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.
(5) 
All runoff from project areas shall be collected and diverted to facilities for removal of sediment.
(6) 
Runoff from a project area shall not be discharged into the waters of the commonwealth without means to prevent sedimentation.
(7) 
Sedimentation in the runoff water shall be trapped and filtered until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps, or similar measures.
(8) 
Sediment barriers shall be properly installed with silt fencing trenched and haybales staked.
(9) 
In order to control the dissemination of mud and dirt on to public roads and driveways, tire cleaning areas constructed of AASHTO No. 1 stone and at least 50 feet in length shall be provided at each point of access to the site and individual lots (once internal streets are constructed). Washing stations shall also be set up at every construction entrance in order to wash mud and dirt from existing vehicles. In addition to the above, the developer shall be responsible for the placement of appropriate signage identifying construction entrances and washing stations. Construction entrances shall be replaced by the developer on an as-needed basis during construction, as determined by Horsham Township.
(10) 
During construction activities, necessary measures for dust control must be exercised, including the application of water to higher traffic areas of the site.
(11) 
It shall be the responsibility of each person, corporation or other entity performing grading and/or building activities to install and maintain erosion and sedimentation controls until the site is stabilized. In the event any mud and/or debris is transported from the site onto a public roadway, the debris shall be removed and the roadway swept and/or washed as deemed necessary by the Township at the owner's expense.
(12) 
Adequate provision shall be made to prevent surface water from damaging the cut face of excavation and the sloping surfaces of fills.
(13) 
Fill material shall be placed and compacted so as to minimize sliding or erosion of the soil.
[Amended 10-9-2002 by Ord. No. 4019]
A. 
Purposes. In order to protect the health, safety, and general welfare of Horsham Township residents by protecting the surface and groundwater of Horsham Township the developer shall construct and install drainage and stormwater management practices, or shall modify the design of proposed improvements, to achieve the following purposes:
(1) 
Prevent erosion and to satisfactorily carry off or detain and control the rate of release of surface waters. Prior to finish grading of a development site and final overlay of streets, roads, and driveways, temporary measures, acceptable to the Township, shall be taken to ensure that all runoff intended to be intercepted and collected by an inlet or other catch facility, will be collected. Proposed land development plans shall specifically defines means to accomplish this.
(2) 
Encourage all runoff control measures to percolate the stormwater into the ground to aid in the recharge of ground waters.
(3) 
Carry surface water to the nearest adequate street, storm drain, detention basin, and natural watercourse or drainage facility.
(4) 
Take surface water from the bottom of vertical grades, to lead water away from springs, and to avoid the use of cross gutters at street intersections and elsewhere.
(5) 
No development shall be permitted that generates more runoff in the postdevelopment condition than the site in its natural condition for the same frequency storm (one-year through one-hundred-year), unless more strict standards are specified in Chapter 190, Stormwater Management, adopted previously.
(6) 
Not only handle the anticipated peak discharge from the property being subdivided or developed in accordance with the applicable release rate as set forth in this chapter, but also the existing runoff being contributed from all land at a higher elevation in the same watershed. The future use of undeveloped areas upstream shall be taken into account in the calculation of pipe sizes for storm sewer system designs. The capacity and maximum anticipated present flow of the body or system receiving the proposed system(s) discharge shall be calculated to verify its capability of receiving any additional flow caused by the development or subdivision. The runoff from any proposed development shall be subject to an evaluation that includes the anticipated runoff from other existing or proposed developments with the same watershed. Stormwater management facilities designed to serve more than one property or development in the same watershed are encouraged; consultation with the Township is required prior to design of such facilities.
(7) 
Maintain and improve the existing water quality of receiving waterways including streams, rivers, ponds, lakes, and impoundments.
(8) 
Maintain the adequacy of the natural stream channels. Accelerated bank erosion shall be prevented by controlling the rate and velocity of runoff discharge to these watercourses, so as to avoid increasing occurrence of stream bank overflow.
(9) 
Preserve the adequacy of existing culverts and bridges by suppressing the new flood peaks created by new land development.
(10) 
If in the course of preparing or reviewing the stormwater management plan, the Township determines that off-site improvements are necessary to satisfactorily handle the stormwater from the proposed development the developer shall be responsible for those off-site improvements.
(11) 
Maintain the existing predevelopment water balance in watersheds and subwatersheds containing first-order streams and other sensitive streams in Horsham Township, and to work to restore natural hydrologic functions and habitat wherever possible throughout the stream system.
(12) 
Maintain the predevelopment volume of groundwater recharge.
(13) 
Maintain predevelopment runoff volumes, and prevent a significant increase in surface runoff volumes, predevelopment to postdevelopment, which could worsen flooding downstream in the watershed, enlarge floodplains, erode streambanks, and create other flood-related health-welfare-property losses.
(14) 
Maintain or reduce predevelopment peak rates of discharge, site-by-site, for specified reference storms so flooding at adjacent downstream sites does not worsen, and to work to reduce peak runoff rates to natural level.
(15) 
Manage stormwater impacts close to the runoff source which require a minimum of structures and maximize reliance on natural processes.
(16) 
Minimize non-point source pollutant loadings to ground and surface waters throughout Horsham Township.
(17) 
Minimize impacts on stream temperatures.
B. 
General requirements.
(1) 
Stormwater management plan. All major and minor subdivisions and land developments that disturb greater than 5,000 square feet shall submit a stormwater management plan and report. The stormwater management plan and report shall contain, but not be limited to, the following:
(a) 
A suitable map of the total watershed (a United States Geological Survey quadrangle map is sufficient) with predevelopment (existing) and postdevelopment (proposed) areas outlined.
(b) 
Suitable maps and drawings showing all existing drainage facilities affecting the subject property.
(c) 
A plan of the proposed stormwater drainage system attributable to the subdivision or land development.
(d) 
The design computations for the stormwater drainage systems, including storm drain pipes, inlets, runoff control measures and culverts, drainage channels, and other best management practices.
(e) 
A grading plan, including all areas of disturbance, of the subject subdivision or land development.
(f) 
A plan of the erosion and sedimentation procedures to be utilized.
(g) 
A plan of the stormwater drainage system, showing all pipes, swales, channels, structures, detention basins, other best management practices shall be submitted as part of the stormwater management plan. The drainage areas into each inlet or structure must be delineated on the plan of the storm drainage system.
(h) 
A maintenance plan consistent with the requirements of Subsection I(3).
(i) 
Delineate the pathways of all concentrated flow (i.e., flow other than overland sheet flow).
(2) 
Permanent stormwater management standards. All minor and major subdivisions and land developments that disturb greater than 5,000 s.f. shall provide stormwater controls which are designed and constructed to provide groundwater recharge, water quality treatment, and peak flow attenuation in conformance with the following:
(a) 
Recharge requirement. In order to preserve predevelopment levels of groundwater recharge and minimize the increased volumes of stormwater discharging into local streams, structural best management practices shall be implemented on-site consistent with the following:
[1] 
Structural best management practices including, but not limited to, permeable pavement, infiltration trenches, and seepage beds shall be used to mitigate for the decreased levels of groundwater recharge and the increased volumes of stormwater caused by land disturbance, and the creation of impervious surface.
[2] 
Based upon the proposed area of land disturbance, including impervious areas, and the underlying hydrologic soil grouping, the following formula shall be used to determine the minimum volume of water (acre-feet) to be intercepted and retained to infiltrate on-site:
Recharge Volume (acre-feet) = [ (A * 0.38) + (B * 0.25) + (C * 0.13) + (D * 0.06) ]/12
Where:
A
=
Disturbed acreage underlain by hydrologic soil group "A"
B
=
Disturbed acreage underlain by hydrologic soil group "B"
C
=
Disturbed acreage underlain by hydrologic soil group "C"
D
=
Disturbed acreage underlain by hydrologic soil group "D"
Example: Existing 15 acre parcel with six acres of disturbance on "B" soils and three acres of disturbance on "C" soils.
Recharge Volume = [ (0 * 0.38) + (6 * 0.25) + (3 * 0.13) + (0 * 0.06) / 12 = 0.158 acre feet
Therefore, structural best management practices need to be designed and constructed on site to intercept and retain a minimum of 0.158 acre-feet of stormwater.
(b) 
Recharge alternatives.
[1] 
Horsham Township Council may determine, upon recommendation of the Township Engineer, that use of best management practices to satisfy the recharge requirement is not possible due to site configuration, existing soil, bedrock, water table, or other site conditions, or may result in ground water contamination due to existing or proposed site activities.
[2] 
In place of the recharge requirement, the peak rate standards of Subsection B(2)(d)[1], below, shall be modified so that the postdevelopment peak rate of discharge from the site must be equal to or less than 75% of the predevelopment peak rate for all storms up to and including the ten-year storm.
(c) 
Water quality requirement. In order to reduce the water quality impacts of stormwater on receiving streams, nonstructural (vegetative) best management practices and dry basin discharge controls shall be utilized on-site consistent with the following:
[1] 
Nonstructural (vegetated) best management practices, including but not limited to bioretention areas, filter strips, grass swales, and riparian buffers, shall be used to mitigate the impacts of stormwater from impervious areas on water quality. Based upon the total site area and the underlying hydrologic soil grouping, the following formula shall be used to determine the minimum percentage of impervious area to be directed to and/or drained by nonstructural best management practices:
Percent Area = (A * 38) + (B * 25) + (C * 13) + (D * 6)
Where:
A
=
Percentage of site underlain by hydrologic soil group "A"/100
B
=
Percentage of site underlain by hydrologic soil group "B"/100
C
=
Percentage of site underlain by hydrologic soil group "C"/100
D
=
Percentage of site underlain by hydrologic soil group "D"/100
Example: Existing 15 acre parcel with 40% of the site underlain by "B" soils, 20% underlain by "C" soils, and 40% of the site underlain by "D" soils.
Percent Area = (0 * 38) + (0.40 * 25) + (0.20 * 13) + (0.40 *6) = 15%
Therefore, a minimum of 15% of the site's proposed impervious area shall be directed to and/or drained by nonstructural best management practices.
[2] 
The volume of stormwater for the one-year, twenty-four-hour design storm (rainfall depth equals 2.7 inches) generated by areas of impervious surface not directed to structural or nonstructural best management practices shall be controlled so that the one-year storm takes 24 hours to drain from the facility from a point where the maximum volume of water captured by the facility for the one-year storm is achieved (i.e., the maximum water surface elevation achieved in the facility).
(d) 
Peak flow attenuation. Following compliance with the recharge and water quality requirements, peak flow from the proposed development shall be attenuated consistent with the following requirements:
[1] 
The peak rate of stormwater discharge from the site for the design storms noted in Subsection D(2) shall not exceed the peak discharge from the site of the same storm before proposed development:
[2] 
To reduce the need for large wet and/or dry ponds to satisfy the peak flow attenuation requirements, other innovative best management practices located close to the source of the runoff generation (rooftop storage, bioretention, infiltration trenches) shall be considered, including a combination of best management practices (i.e., rooftop storage draining into an infiltration trench having overflow conveyed by a grass swale). In addition, the impact of structural and nonstructural best management practices implemented to meet the requirements of Subsection B(2)(a) may be considered when designing the facility(s) to satisfy the peak flow attenuation requirement to reflect the volume of runoff being infiltrated and/or increased times of concentration.
(3) 
Watercourses, streams, or intermittent streams.
(a) 
Whenever a watercourse, stream, or intermittent stream is located within a development site, it shall remain open in its natural state and location and shall not be piped. It shall be the responsibility of the developer to stabilize eroded or erodible stream banks that can cause sedimentation in downstream waterways.
(b) 
The Township may require a developer to provide a permanent easement along any watercourse located within or along the boundary of any property being subdivided or developed. The purpose of any such watercourse easement shall be for maintenance of the channel of any watercourse; the terms of the easement shall prohibit excavation, the placing of fill or structures, and any alterations that may adversely affect the watercourse. The easement shall conform to the line of the watercourse and shall be of sufficient width to protect the natural drainage system which shall be calculated using a one-hundred-year storm event, however, in no case shall the easement be less than 30 feet in width. The developer will retain the easement until such time as one of the following is accomplished:
[1] 
If an easement acceptable to the municipality is established, the maintenance shall then be the responsibility of the individual lot owners over whose property the easement passes. For land developments the maintenance shall then be the responsibility of the owner. The record plan shall contain description of such easement(s) and notation indicating the maintenance responsibility.
[2] 
A homeowners' association or other approved legal entity, approved by the Township, assumes responsibility for the maintenance of the development, including the watercourse easement.
(c) 
Horsham Township will not accept dedication of watercourse easements, however, shall, upon satisfactory installation of improvements as specified in a land development agreement with Horsham Township, maintain and repair only the structural improvements within the easement, if any, such as: piping; inlets; headwalls/endwalls; and energy dissipation structures or facilities. The Township will not be responsible for any other repair/maintenance within the easement such as: lawn/ground cover maintenance; vermin control; removal of obstructions and accumulated sediment or vegetation; removal of litter or garbage; repair of erosion; and restoration of vegetation. The record plan and development agreement for the approved land development shall contain a provision permitting access to such easement(s), at any reasonable time, for inspection and/or emergency repair/maintenance by Horsham Township or its designee, of all facilities deemed critical to the public's welfare. In the event the lot owner or homeowners' association responsible for maintenance fails to honor the responsibility set forth herein, in any manner, Horsham Township shall have the right of entry upon and within the area of the easement to undertake any required corrective or maintenance effort. The total cost of such, including administrative, engineering, and legal costs for enforcement, may be imposed upon the responsible party as determined by Horsham Township. Failure to remedy all associated costs described above, may be subject of the imposition of a lien by the Township against the owner(s) in question, in the same manner as the Township might otherwise be empowered by law to assess or impose a lien against a property for municipal improvements.
(4) 
The existing points/patterns and character of natural drainage discharge onto and off of adjacent property shall not be altered without the approval of the affected adjoining property owners. Verification of such approval must be obtained in writing and a copy filed with Horsham Township. Approval of plans by the Township does not authorize or sanction drainage affecting adjoining properties.
(5) 
When directed by the Township Engineer and/or where the finished roadway grade is within one foot of the seasonal high water table as designated for the site-specific soils type as designated by the Soil Survey for Montgomery County, storm sewer shall be designed as a combination storm sewer and underdrain. An acceptable alternative to the combination storm sewer and underdrain would be a six-inch perforated corrugated polyethylene pipe. As much as practical, all storm sewer, as required, shall be placed in the right-of-way, parallel to the roadway. When located in undedicated land, storm sewer shall be placed within an easement not less than 30 feet in width or as otherwise approved by the Township Engineer.
(6) 
Where applicable, stormwater management facilities or programs shall comply with the requirements of Chapter 102 (Erosion Control), Chapter 105 (Dam Safety and Waterway Management), and Chapter 106 (Floodplain Management) of Pennsylvania Code, Title 25, Rules and Regulations of the Department of Environmental Protection.
(7) 
A Pennsylvania Department of Transportation highway occupancy permit is required if stormwater runoff is to be carried in any way onto state Highway right-of-way or into the state Highway storm drainage system. The Township shall defer final approval of stormwater management facilities until the developer secures a highway occupancy permit, as applicable.
(8) 
The developer may be required to participate in off-site storm drainage improvements in the drainage basin within which the proposed development is located. The specific contribution/ improvements required shall be as specified by the Township Council and as specified in Article VIII of this chapter.
(9) 
Stormwater roof drains from nonresidential and multiresidential buildings (where applicable) shall not discharge water directly onto a sidewalk or a street and shall be constructed to discharge overland prior to eventual discharge into a storm sewer system and/or detention basin.
(10) 
Water originating from other than natural sources, such as air-conditioning units, sump pumps, or other dry weather flow, wherever practical and possible, shall be discharged overland towards natural watercourses on the property. These facilities shall not discharge water under the sidewalk, through the curb, into the gutter.
(11) 
All proposed subdivision and land developments within Little Neshaminy Creek Watershed shall comply with the requirements of Horsham Township Ordinance 221, Little Neshaminy Creek Watershed Stormwater Management Ordinance, previously adopted by the Township in conjunction with Pennsylvania Storm Water Management Act 167 (copy of the ordinance is included as an attachment to this chapter).[1]
[1]
Editor's Note: See Ch. 190, Stormwater Management, for Ord. No. 221 as codified. The original, uncodified version of Ord. No. 221 is on file and available for inspection in the Township offices.
(12) 
Storm drainage facilities and appurtenances shall be so designed and provided as to minimize erosion in swales, watercourse channels, and at all points of discharge.
(13) 
Where applicable, stormwater management plans/reports shall document downstream effects of detention and delayed or altered storm peaks, including necessary steps to avoid downstream combination of peak flows.
(14) 
All stormwater runoff and floodplain calculations and stormwater management facilities design shall be prepared by a professional engineer licensed in the State of Pennsylvania.
(15) 
Flood protection. No stormwater runoff or natural drainage shall be so diverted as to overload existing drainage systems, or create flooding or the need for additional drainage structures on other private properties or public lands, without proper and approved provisions being made for resolving flooding conditions.
(16) 
Low point drainage. The developer shall grade and install all necessary drainage facilities to insure drainage of all low points on subdivided or developed land areas (except in areas of protected "wetlands").
(17) 
No person, corporation, or other such entity shall block, impede the flow of, alter, construct any structure, or deposit any material or thing, or perform any work that will affect the normal runoff onto or off of an adjacent parcel.
(18) 
All plans wherein a sump pump or basement drain is proposed to be installed shall provide for discharge of the sump pump/drain overland to a natural watercourse, drainage swale, stormwater easement, or storm sewer system.
(19) 
Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the subdivider, developer, or builder shall reserve or obtain easements over all lands affected. The easements shall be adequate for such discharge of drainage and for carrying off of such water and for the maintenance, repair, and reconstruction of the same, including the right of passage over, including vehicles, machinery and other equipment for such purposes, and which shall be sufficient width for such passage and work. If requested by the Township, the subdivider, developer, or builder shall convey, at no cost, the easements to the Township. Otherwise, all such easements shall be owned and maintained by individual lot owner(s) or another approved entity. Ownership and maintenance responsibilities shall be noted on the record plan and agreements for such shall be as approved by the Township Solicitor.
C. 
Stormwater runoff peak rate requirements: Little Neshaminy Creek Watershed.
(1) 
General. In order to implement the provisions of this chapter and to maintain consistency with the approved Little Neshaminy Creek Watershed Stormwater Management Plan (Pennsylvania Stormwater Management Act 167), the Township is hereby divided into stormwater runoff peak rate districts which are consistent with the Little Neshaminy Creek Watershed Stormwater Management Plan. The boundaries of the stormwater runoff peak rate districts are shown on an official Stormwater Runoff Peak Rate Map, included as part of Ordinance No. 221 (included as an attachment to this chapter[2]). This ordinance is also available for inspection at the Township Administration Building.
[2]
Editor's Note: See Ch. 190, Stormwater Management, for Ord. No. 221 as codified. The original, uncodified version of Ord. No. 221 is on file and available for inspection in the Township offices.
(2) 
Release rate districts. These watershed areas require that the postdevelopment peak rate of stormwater runoff be controlled to the stated percentage of the predevelopment peak rate of stormwater runoff for the range of design storms set forth in Subsection D(2) of this section (the one-year, twenty-four-hour storm through the one-hundred-year, twenty-four-hour storm) in order to protect downstream watershed areas. For the purposes of implementing the provisions of the Little Neshaminy Creek Watershed Stormwater Management Plan, portions of the Township have been subdivided into subareas. The delineation of subareas by number is shown on an official Subbasin Map that is available for inspection at the Township Administration Building. The release rate districts and their release rate controls are as follows:
(a) 
Seventy-five-percent release rate district: postdevelopment runoff peak rate shall be controlled to 75% of the predevelopment runoff peak rate for Subarea 84.
(b) 
One-hundred-percent release rate district: postdevelopment runoff peak rate shall be controlled to 100% of the predevelopment runoff peak rate, i.e., conventional "post- to predevelopment" peak rate attenuation, for Subareas 22, 25-34, 44, 46, 49-59, 61-79, 82-83, and all other areas of the Township not tributary to the Little Neshaminy Creek.
(c) 
Provisional direct discharge: one-hundred-percent release rate district. Within this district, development sites shall be permitted to discharge directly to the Little Neshaminy Creek main channel or indirectly to the main channel through an existing stormwater drainage system (storm sewer or tributary), provided such a system has adequate capacity to convey the increased peak flows or will be provided with improvements to furnish the required capacity for a one-hundred-year design storm. Applicable Subarea: 45.
(3) 
Water quality requirements. The design storm for meeting the water quality requirement of Chapter 190, Stormwater Management, shall be based on the one-year return period, twenty-four-hour storm, as defined by Chapter 190, having a rainfall depth of 2.7 inches. The water quality requirement of infiltration, wet pond, and created wetland systems shall be based on retention of the postdevelopment runoff volume resulting from the one-year, twenty-four-hour storm. First flush or dual-purpose detention systems shall be considered the minimum best management practices for satisfying the water quality requirements of this chapter. First flush or dual-purpose detention systems shall detain the postdevelopment runoff from the one-year, twenty-four-hour storm so that it is released over a minimum period of 25 hours.
(4) 
In performing the stormwater calculations, all those areas to be disturbed during construction and subsequently returned to open space will be assumed to be reduced one hydrologic soil group category level for postdevelopment runoff calculations (i.e., hydrologic soil group B is reduced to hydrologic soil group C and so forth).
(5) 
Meadow in good condition shall be used in predevelopment runoff calculations for all areas including areas of existing cultivation and/or impervious surface.
(6) 
The Rational Method of stormwater calculation shall be limited to watersheds of 10 acres or less. The "Soil Cover Complex" method of stormwater calculation, as outlined in Subsection D(1) and (2), shall be used for all watersheds greater than 10 acres.
(7) 
All other provisions of Chapter 190, Stormwater Management, are to be addressed with any plan submission.
D. 
Requirements for runoff calculations outside Little Neshaminy Creek Watershed:
(1) 
To calculate the potential increase in runoff and peak flow rate resulting from a proposed site development, the "Soil Cover Complex" method shall be used, as outlined in Urban Hydrology for Small Watersheds, U.S. Department of Agriculture, Technical Release 55 (NTIS PB87-101580), with specific attention given to antecedent moisture conditions, flood routing, time of concentration, and peak discharge specifications included therein and in Hydrology National Engineering Handbook, Section 4, both by the U.S. Department of Agriculture, Natural Resources Conservation Service. Mathematical analyses described in Computer Program for Project Formulation - Hydrology (S.C.S. Technical Release 20, 1983) may also be utilized. Upon consultation with the Township Engineer, designers of stormwater management facilities may utilize the Modified Rational Method for calculation of runoff hydrographs for small watersheds. The application of the Modified Rational Method shall be in accordance with procedures set forth in the Pennsylvania Department of Environmental Protection publication, "Recommended Hydrologic Procedures for Computing Urban Runoff from Small Watersheds in Pennsylvania" and shall be limited to watersheds of 10 acres or less.
(2) 
All calculations consistent with this chapter using the "Soil Cover Complex" method shall use the appropriate design rainfall depths for the various return period storms presented below. A type II storm distribution, with twenty-four-hour duration, shall be used as the basis for hydrograph generation. Antecedent moisture condition shall be assumed as the average condition. When developing the necessary "Soil Cover Complex" calculations or otherwise approved calculation method, a predeveloped condition (existing condition) of farm field, undeveloped land and/or disturbed earth, shall be considered "meadow in good condition" for modeling purposes, unless the natural ground cover would result in a lower curve number or Modified Rational runoff coefficient ("C"). Runoff curve numbers (CN) for both existing and proposed conditions to be used in the "Soil Cover Complex" method shall be obtained from Urban Hydrology for Small Watersheds, TR-55 (as amended or replaced).
Return Period
24-Hour Rainfall Depth
(inches)
1-year
2.7
2-year
3.3
5-year
4.2
10-year
5.0
25-year
5.8
50-year
6.4
100-year
7.2
(3) 
In performing the stormwater calculations, all those areas to be disturbed during construction and subsequently returned to open space will be assumed to be reduced one hydrologic soil group category level for postdevelopment runoff calculations (i.e., hydrologic soil group B is reduced to hydrologic soil group C and so forth).
(4) 
If approved by the Township Engineer, all calculations using the Modified Rational Method shall use rainfall intensities consistent with appropriate times of concentration for overland flow and return periods from the design storm curves (storm intensity- duration-frequency curves) for Region 5, found in the Pennsylvania Department of Transportation Design Manual Part 2, latest revision. Time of concentration (Tc) shall be defined as the interval of time required for water from the most remote portion of the drainage area to reach the point in question (design point). The Tc shall be representative of the developed area, i.e., a long Tc shall not be used if the majority of the proposed development is within close proximity to the detention facility. Time of concentration for overland flow shall be calculated using the methodology presented in Chapter 3 of Urban Hydrology for Small Watersheds, TR-55 (as amended or replaced). Times of concentration for channel and pipe flow shall be computed using Manning's equation. Runoff coefficients ("C") for existing and proposed conditions, for use in the Modified Rational Method, shall be obtained from the Pennsylvania Department of Transportation Publication, Design Manual Part 2, or upon consultation with the Township Engineer, may be obtained from the Pennsylvania Department of Environmental Protection publication, "Recommended Hydrologic Procedures for Computing Urban Runoff from Small Watersheds in Pennsylvania."
(5) 
In calculating the time of concentration (for either analysis method) for a watershed, the maximum length of sheet flow over paved or unpaved surfaces shall be 50 feet to 100 feet. The theoretical maximum length of 300 feet shall be utilized only in unique situations (as approved by the Township Engineer) such as uniformly sloped, smoothly paved parking areas.
(6) 
Meadow in good condition shall be used in predevelopment runoff calculations for all areas including areas of existing cultivation and/or impervious surface.
E. 
Storm sewers and drainageways.
(1) 
General provisions. All storm drains and drainage facilities such as gutters, catch basins, bridges, inlets, and culverts shall be installed and the land graded for adequate drainage as shown on the grading plan submitted and approved with the final plan. Construction of these facilities shall generally conform with PennDOT Specifications Publication 408, latest version.
(2) 
When required. Storm drains and appurtenances shall be required to be constructed by the developer to take surface water from the bottom of vertical grades to lead water away from springs, and to avoid excessive use of cross gutters at street intersections and elsewhere.
(a) 
Open watercourses will be permitted where they exist naturally and where, in the opinion of the Township Engineer, they will not interfere with public convenience or safety, but in fact will provide comparable or superior drainage capabilities of piped drainage. Where necessary, stream corridor improvements, including rock stabilization and gabions, shall be performed.
(b) 
When submitting a plan for approval involving the construction of storm drainage facilities the designer's computations shall be submitted in duplicate to facilitate the checking of design.
(c) 
Design of storm drainage facilities shall be completed in accordance with accepted engineering practices subject to approval by the Township Engineer.
(d) 
Where practical, inlets shall be situated in grassed swales or depressions.
(3) 
Unnatural drainage. Wherever construction stops or concentrates the natural flow of storm drainage in such a way to affect adjoining properties, approval of the owners shall be obtained in writing and a copy filed with the Township. Approval of plans by the Horsham Township does not authorize or sanction drainage affecting adjoining properties.
(4) 
Design criteria.
(a) 
Open channels should have a parabolic or trapezoidal cross-section in compliance with accepted engineering practices.
(b) 
Permissible channel velocities, slopes, and cover shall be in accordance with the Natural Resource Conservation Service Engineering Field Manual, Chapter 7, "Grassed Waterways and Outlets."
(c) 
Existing stream channels shall be maintained in their natural state. Only under unusual circumstances will it be permitted to line, straighten, or relocate an existing stream, with approval of the Department of Environmental Protection (DEP) and the Montgomery County Conservation District.
(d) 
Acceptable energy dissipation devices shall be installed to bring discharge velocities down to limits specified in the DEP Erosion and Sediment Pollution Control Program Manual, latest edition.
(e) 
Rip-rapping and/or gabions may be required by the Township Engineer where erosion potential is great.
F. 
Storm sewer design.
(1) 
Design flow rate.
(a) 
The storm sewer system shall be designed to carry the one hundred-year peak flow rate. The design one-hundred-year peak flow rate into each inlet shall be indicated in storm sewer calculations and the drainage area to each inlet shall be indicated on the stormwater management plan. The one-hundred-year flow rate shall be determined by the Rational Method formula Q = CIA, where:
Q
=
Peak runoff rate measured in cubic feet per second (cfs).
C
=
Runoff coefficient. The coefficient of stormwater runoff includes many variables, such as ground slope, ground cover, shape of drainage area, etc.
I
=
Intensity. Average rainfall intensity in inches per hour for a time equal to the time of concentration.
A
=
Area. Drainage area in acres.
(b) 
Appropriate values for the rainfall intensity can be found in the Pennsylvania Department of Transportation Design Manual, Part 2. Appropriate values for the runoff coefficient shall be as presented below:
Rational Method Runoff Coefficients ("C")
for the Design of Storm Sewer
Description of Area
Runoff Coefficient ("C")
Residential
2-acre lots
0.40
1-acre lots
0.45
1/2-acre lots
0.50
1/4-acre lots
0.60
Townhouses, multifamily
0.70
Commercial
0.75
Industrial
0.80
Parks, cemeteries
0.35
Meadow
0.30
Unimproved (forest, brush, meadow, mixed)
0.25
(c) 
Where the above table is not applicable, the following factors may be used for smaller drainage areas:
Rational Method Runoff Coefficients ("C")
for the Design of Storm Sewer (Smaller Watersheds)
Description of Area
Runoff Coefficient ("C")
Roofs and all other impervious surfaces
0.95
Grass (or other similar pervious areas)
0.35
Forest
0.25
(d) 
More specific runoff coefficients, as stated in the Pennsylvania Department of Transportation Design Manual, Part 2, or as stated in the Pennsylvania Department of Environmental Protection publication "Recommended Hydrologic Procedures for Computing Urban Runoff from Small Watersheds in Pennsylvania" may be used upon consultation with the Township Engineer.
(2) 
Consideration shall be given to future land use changes in the drainage area in selecting the "C" coefficient. For drainage areas containing several different types of ground cover, a weighted value of "C" shall be used. In no case shall a weighted value of "C" be less than 0.45 for an area to be changed from its natural state.
(3) 
In determining the peak flow rate to individual storm sewer inlets (or other collection structures) the time of concentration method [as referenced in Subsection D(4) and (5)] shall be used for inlet drainage areas in excess of 1.25 acres, unless otherwise specified by the Township Engineer, and a five-minute time of concentration shall be used for all other drainage areas, unless otherwise approved by the Township Engineer.
(4) 
In determining the required design flow rate through a storm sewer piping system, a five-minute time of concentration (storm duration) shall be used if the five-minute time of concentration does not result in a maximum expected discharge that exceeds the capacity of a thirty-inch-diameter pipe (or equivalent flow area of 4.9 square feet).
(5) 
In determining the required design flow rate through a storm sewer piping system, if a five-minute time of concentration (storm duration) results in a pipe size exceeding a thirty-inch-diameter pipe (or equivalent flow area of 4.9 square feet), the time of concentration approach [as defined in Subsection D(4)] shall be used in determining storm duration.
(6) 
In determining the required design flow rate through a storm sewer piping system, if a five-minute time of concentration results in a pipe size exceeding 30 inches, within any run of pipe, the time of concentration approach may be used for sizing of pipes from that point on, by adjusting the time of concentration.
G. 
Required stormwater management facilities.
(1) 
Storm sewer easements.
(a) 
Easements shall be a minimum of 30 feet in width and shall be provided in undedicated land to accommodate required storm sewer facilities and drainage swales. Such easements shall be offered for dedication to Horsham Township and shall be provided where storm sewer, drainage swales, culverts, or other structures traverse, enter or discharge onto private property. On private property, the property owner shall maintain ground cover and landscaping within the easement. The Township shall not maintain and/or repair any improvements within that easement unless stormwater runoff from public roads or public park land crosses through the easement. If stormwater runoff from public roads or public lands crosses through the easement, the Township shall, upon satisfactory installation of improvements as specified in a land development agreement with Horsham Township, maintain and repair only the structural improvements within the easement, if any, such as: piping; inlets; stormwater manholes; headwalls/endwalls; and energy dissipation structures or facilities. Horsham Township will not be responsible for any other repair/maintenance within the easement such as: lawn/ground cover maintenance; vermin control; removal of obstructions from drainage swales; removal of accumulated sediment or vegetation from drainage swales; removal of litter or garbage; repair of erosion; and restoration of vegetation/ground cover.
(b) 
The record plan and development agreement for the approved land development shall define easement ownership, maintenance responsibilities, and access. Specifically, the record plan shall contain a provision permitting access to such easement(s), at any reasonable time, for inspection and/or emergency repair/maintenance, by Horsham Township or its designee, of all facilities deemed critical to public welfare. In the event the lot owner or homeowners' association fails to honor their maintenance responsibilities set forth herein, in any manner, Horsham Township shall have the right of entry upon and within the area of the easement to undertake any required corrective or maintenance effort. The total cost of such, including administrative, engineering, and legal costs for enforcement, may be imposed upon the responsible party as determined by Horsham Township. Failure to remedy all associated costs described above, may be subject of the imposition of a lien by the Township against the owner(s) in question, in the same manner as the Township might otherwise be empowered by law to assess or impose a lien against a property for municipal improvements.
(2) 
Piping.
(a) 
The minimum diameter of all storm sewer piping shall be 18 inches (or other with an equivalent flow area of 1.76 square feet) including detention basin barrel pipes. Piping shall be laid on a four-inch-minimum bed of PennDOT type 2A coarse aggregate and shall be designed with a slope such that a minimum full-flow velocity of two feet per second will be attained; however, the slope shall not be less than 0.50%. No pipe shall exceed a slope that will permit full-flow velocity in excess of 15 feet per second. Storm sewer piping shall be reinforced concrete pipe (RCP), however, in areas that are not to be dedicated for public use, either smooth-bore, high density corrugated polyethylene (CPP) or aluminum corrugated pipe shall be permitted. All outlet pipes through detention basin and retention basin berms shall be reinforced concrete pipes with watertight "O-ring" joints (O-ring RCP).
(b) 
The capacity of all pipes shall, as a minimum, shall provide the required carrying capacity as determined by the U.S. Department of Commerce, Hydraulic Design Series No. 5, Hydraulic Design of Highway Culverts. Where pressure flow is anticipated in storm sewer pipes (non-open channel flow), the applicant's designer shall be required to calculate the elevation of the hydraulic grade line through the storm sewer system. Wherever the hydraulic grade line elevation exceeds the pipe crown elevation for the design flow, pipes with watertight joints must be specified.
(c) 
The top of storm sewer pipes shall be at least six inches below the subgrade elevation of bituminous pavements, except for reinforced concrete pipe which may be at subgrade elevation provided the applicant verifies the pipe will withstand current PennDOT HS-25 loading standards. For pipes in pervious areas, the top of pipe elevation shall be a minimum of one foot below the finished surface.
(3) 
Overflow system. An overflow system shall be provided to carry all bypass flow and/or flow in excess of storm sewer design capacity, to the detention basin (or other approved outlet point) when the capacity of the storm sewer system is exceeded. Stormwater runoff will not be permitted to surcharge from storm sewer structures.
(4) 
Manholes.
(a) 
Storm sewer manholes shall be spaced as necessitated by the proposed piping alignment, however, in no case shall manhole spacing exceed 300 feet, except between manholes connected by pipe with a diameter of 48 inches or greater, where spacing shall then not exceed 450 feet.
(b) 
Manhole castings and covers shall conform to requirements of Pennsylvania Department of Transportation Publications 72 and 408, latest revisions. Manhole covers shall have the word "STORM" cast in two-inch-high letters on the top of the cover.
(5) 
Inlets.
(a) 
Storm sewer inlets shall be spaced in accordance with this chapter; however, in no case shall inlet spacing exceed 250 feet, except between inlets connected by pipe with a diameter of 48 inches or greater, where spacing shall then not exceed 450 feet.
(b) 
Any inlet to be utilized in a storm sewer system shall conform to the design standards of Pennsylvania Department of Transportation (PennDOT) Publications 408 and 72 (Road Construction Standards). Specifically, inlets to be utilized within a public right-of-way shall be Type "C" with the "Alternate" inlet concrete top unit (which includes a Type "C" structural steel frame) and Type "M" with standard concrete top unit. All other inlets shall be Type "C" and "M" with standard concrete top units. All inlet grates shall be "bicycle safe" structural steel.
(c) 
At street intersections, inlets shall be placed in the tangent and not in the curved portion of the curbing. The gutter adjacent to and immediately upgrade from the inlet shall be so warped as to direct the water into the inlet. Inlets shall be required on the upslope side of all approaches to an intersection.
(d) 
The crowns of all pipes tying into an inlet or manhole shall be set at equal elevations. A minimum of two inches shall be provided between the inlet pipe invert elevation and the invert elevation of the outlet pipe.
(e) 
The capacity of inlets shall be based on a maximum surface flow to the inlet of four CFS (cubic feet per second). The maximum flow to inlets located in low points of paved areas (such as sag vertical curves) shall include the overland flow directed to the inlet, as well as the cumulative bypass surface runoff from inlets upstream. The bypass runoff from each upstream inlet shall be calculated using inlet efficiency curves (or other analysis method approved by the Township Engineer) found in the Pennsylvania Department of Transportation Design Manual, Part 2, latest revision. An inlet at a low point of a paved area may be designed to accept a maximum of six cubic feet per second (CFS). Type "M" inlets shall be designed to accept a maximum surface flow of six CFS, unless otherwise approved by the Township Engineer. Double inlets will not be permitted where additional pipe and inlets can be placed upstream to intercept the excessive surface flow. Under special circumstances, a maximum of 12 CFS shall be permitted to be collected by an inlet located in an isolated pervious area provided the designer can prove such an inlet would not cause stormwater to accumulate on any adjacent public or private property, outside of the associated proposed storm sewer easement, and that the depth of the accumulated stormwater would not exceed 12 inches. Double four-foot or six-foot inlets separated by 20 linear feet of pipe shall be required if adequate efficiency is not realized with four-foot inlets.
(f) 
Inlet spacing in paved areas shall be arranged so that a minimum of 80% of the gutter flow tributary to the inlet will be captured. The designer shall be required to verify that bypass surface runoff from the one-hundred-year design storm will enter the storm sewer piping system at some point, prior to discharge into a detention basin or other approved outlet point. Inlets shall be spaced so that the accumulation of surface bypass runoff and surface runoff tributary to an individual inlet will not exceed other design requirement specified in this chapter. Inlet capacity shall be based on inlet efficiency curves provided in Pennsylvania Department of Transportation, Design Manual, Part 2.
(g) 
A minimum of one foot of freeboard, between the inlet grate and the design flow elevation, shall be provided in all storm sewer systems (inlets and manholes).
(h) 
Inlet castings, together with their covers or gratings, shall conform to PennDOT or Horsham Township Standards, as may be in effect at the time the design of the sewer is submitted.
(i) 
All inlets shall be stenciled by the developer to indicate that "No Dumping Allowed — This inlet flows to . . . Creek," or other approved wording by Horsham Township. Specifications for stenciling are to be provided by Horsham Township.
(j) 
Inlets in paved areas shall incorporate grit chambers.
(6) 
Headwalls and endwalls.
(a) 
An endwall shall be provided at the end of all pipe runs. Headwalls shall be provided at the beginning of all pipe runs. A headwall shall also be required (instead of an inlet) where calculated surface flows exceed the requirements for inlets in pervious areas. Headwalls/endwalls with a height greater than three feet may be required to have a safety fence or guiderail if so determined by the Township Engineer. Rock apron (rip-rap) or other approved velocity dissipation device shall be placed at all pipe outlets (endwalls) to reduce flow velocity and prevent erosion.
(b) 
All headwalls and endwalls shall be stenciled by the developer to indicate that "No Dumping Allowed — This inlet flows to . . . Creek," or other approved wording by Horsham Township. Specifications for stenciling are to be provided by Horsham Township.
(7) 
Curb and roadside swales.
(a) 
Roadside swales adjacent to shoulders. When swales are provided in cut areas, the water shall not encroach upon the roadway area during a twenty-five-year design storm of five-minute duration. Storm sewer inlets shall be provided to control the roadway encroachment and water velocity.
(b) 
Shoulder swales (in cut areas - no roadside swale). Water flowing in the shoulder shall not encroach more than 2/3 the shoulder width during a twenty-five-year design storm of five-minute duration (time of concentration). Storm sewer inlets shall be provided to control the shoulder encroachment and water velocity.
(c) 
Curbed sections. The maximum encroachment of runoff on the roadway pavement shall not exceed 1/2 of the traveled lane during a twenty-five-year design storm of five-minute duration. Inlets shall be provided to control the encroachment of water on the traveled lane.
(d) 
The maximum velocity of flow as determined by Manning's equation shall not exceed the allowable velocities as shown in the following table for the specific type of material, unless otherwise approved by the Township Engineer and the Montgomery County Conservation District or as otherwise updated in the Pennsylvania Department of Environmental Protection, Bureau of Soil and Water Conservation Publication, Erosion and Sediment Control Program Manual, latest revision:
Material
Allowable Velocity
[feet per second (fps)]
Well-established grass on good soil:
Short pliant bladed grass
4.0 to 5.0
Bunch grass - soil exposed
2.0 to 3.0
Stiff-stemmed grass
3.0 to 4.0
Earth without vegetation:
Fine sand or silt
1.0
Ordinary firm loam
2.0 to 3.0
Stiff clay
3.0 to 5.0
Clay and gravel
4.0 to 5.0
Coarse gravel
4.0 to 5.0
Soft shale
5.0 to 6.0
Shoulders:
Earth (as defined above)
Stabilized
6.0
Paved
10.0 to 15.0
(8) 
Bridges, culverts, and drainage channels.
(a) 
Bridges and culverts shall be designed and constructed to meet current Pennsylvania Department of Transportation construction and loading standards (HS-25 loading standards). They shall be constructed to the full width of the right-of-way or to an adequate dimension to accommodate special grade conditions. Approval of the Pennsylvania Department of Environmental Protection is required for all improvements in and along all waters of the commonwealth. The applicant shall provide verification of Department of Environmental Protection approval for all such proposed bridges and culverts.
(b) 
Approval of the Pennsylvania Department of Environmental Protection is required for all improvements in and along waters of the commonwealth. Where applicable, stormwater management facilities or programs shall comply with the requirements of Chapter 102 (Erosion Control), Chapter 105 (Dam Safety and Waterway Management), and Chapter 106 (Floodplain Management) of Pennsylvania Code, Title 25, Rules and Regulations of the Department of Environmental Protection.
(c) 
All bridges, culverts, and drainage channels shall be designed to convey a flow rate equal to a one-hundred-year, twenty-four-hour storm as defined by the U.S. Department of Agriculture, Soil Conservation Service, Technical Release No. 55. All bridges and culverts shall be designed to pass the one-hundred-year design storm without increasing the extent and depth of the one-hundred-year floodplain.
(d) 
Drainage channels shall be designed to convey the design discharge at a stable, nonerosive velocity. Channel linings that are assumed in the design must be established before the channel is utilized for its stated objective. Diversions or alternate channel linings may be necessary to provide channel conditions in the field to match design assumptions. If the design channel lining cannot be developed before the design discharge is introduced, then the designer must check the stability of the channel assuming a bare earth condition.
(e) 
Maximum channel velocities for vegetated and rock-lined channels shall be as set forth in the Pennsylvania Department of Environmental Protection, Bureau of Soil and Water Conservation Publication, Erosion and Sediment Control Program Manual, latest revision.
(f) 
The outfall of drainage channels shall be stable under the design discharge. Energy dissipaters (rock lining/rip rap) shall be utilized to return drainage channel discharge to a stable velocity.
(g) 
Any vegetated drainage channel requiring mowing of the vegetation shall have a maximum grade (side slopes) of four horizontal to one vertical (4:1 — 25%) on those areas to be mowed.
(9) 
Stormwater detention/retention basins.
(a) 
The design of stormwater basins shall be based on the criteria set forth in the latest revision of Urban Hydrology for Small Watersheds, U.S. Department of Agriculture, Soil Conservation Service, Technical Release 55 (NTIS PB87-101580) and following mathematical analyses described in Computer Program for Project Formulation - Hydrology (S.C.S. Technical Release 20, 1983). Upon consultation with the Township Engineer, designers of stormwater management basins may utilize the Modified Rational Method for calculation of runoff hydrographs for watersheds. The application of the Modified Rational Method shall be in accordance with procedures set forth in the Pennsylvania Department of Environmental Protection publication, "Recommended Hydrologic Procedures for Computing Urban Runoff from Small Watersheds in Pennsylvania," and shall be limited to watersheds of 10 acres or less. Rainfall depths for the Soil Conservation Service (TR-55) method shall be as stated in Subsection D(2) of this section. Rainfall intensities for the Modified Rational Method (if approved for use by the Township Engineer) shall be consistent with appropriate times of concentration for overland flow and return periods as provided in the design storm curves (storm intensity-duration-frequency curves) for Region 5, found in the Pennsylvania Department of Transportation Design Manual, Part 2, latest revision. As much as possible, design of stormwater detention/retention basins shall incorporate best management practices as defined by Chapter 190, Stormwater Management, of the Code of Horsham Township.
(b) 
Detention areas shall be designed so that the total rate of runoff from the entire site, after complete development, will not exceed the specified percentage of the total predeveloped runoff rate [specified in Subsections A(5), C and D of this section] from the entire site. Individual points of concentrated runoff discharge from the site may be designed for up to a 100% release rate so long as the total runoff from the entire site, after development, is controlled to the applicable release rate.
(c) 
Discharge piping from detention areas shall be designed to control the rate of runoff as referred to in Subsection G(9)(a) and (b) above, for a one-year through one-hundred-year frequency design storm.
(d) 
If permanent ponds (retention basin) are proposed, the developer shall demonstrate that such ponds are designed to protect the public's health and safety.
(e) 
Detention or retention basin easements, ownership, and maintenance. Prior to granting of final approval of any subdivision or land development plan, the developer shall provide written assurance, satisfactory to the Township, that the detention or retention basin and associated stormwater management facilities will be properly maintained. Such assurances shall be in a form to act as a covenant that will run with the land, and shall provide Township maintenance at the cost of the landowner in case of default, and further provide for assessment of costs and penalties in case of default. If all or a portion of the facilities are on property which will be conveyed to an individual, homeowners' association or any other eventual owner, the guarantees must be in such a form that they will carry through to the new owners. Horsham Township will not accept dedication or maintenance responsibilities for any detention or retention basin or similar facility located on private grounds, unless otherwise approved by Township Council.
[1] 
When a private entity (such as a homeowners' association) retains ownership of any stormwater management facility, such entity shall be responsible for maintenance of the facility. In such case, approval of the stormwater management facility plans shall be conditioned upon the private entity agreeing to be responsible for all maintenance of the stormwater management facility. This agreement shall be in writing, shall be in recordable form and shall, in addition to any other terms deemed necessary by the Township, contain a provision permitting access to such facilities deemed critical to the public welfare, for inspection at any reasonable time by Horsham Township or its designee.
[2] 
When any stormwater management facility is located on an individual lot, and when maintenance thereof is the responsibility of that landowner, a description of the facility or systems and the terms of the required maintenance shall be incorporated on a plat of the property. The plat shall be recorded with the Montgomery County Recorder of Deeds within 90 days following Township approval. The plat of the property shall also contain a provision permitting access to such facilities deemed critical to public welfare, for inspection at any reasonable time by Horsham Township or its designee. The Township may also require as a condition of approval that any deed conveying any interest in such lot contain language indicating that the conveyance is subject to an express covenant by the grantee that the grantee will maintain the stormwater management facility.
[3] 
Upon presentation of proper credentials, duly authorized representatives of Horsham Township may enter at any reasonable time upon any property within the Township to investigate or to ascertain the condition of the subject property with regard to any matter regulated by this chapter.
[4] 
The failure of any person, individual lot owner or private entity to properly maintain any stormwater management facility shall be construed to be a violation of this section and is declared to be a public nuisance, subjecting the violator to any and all penalties provided by law. Specifically, in the event the entity responsible for maintenance fails to honor those responsibilities set forth herein, in any manner, Horsham Township shall have the right of entry upon the area of such facilities to undertake any required corrective or maintenance effort. The total cost of such, including administrative, engineering, and legal costs for enforcement, may be imposed upon the responsible party as determined by Horsham Township. Failure to remedy all associated costs described above may be subject of the imposition of a lien by the Township against the owner(s) in question, in the same manner as the Township might otherwise be empowered by law to assess or impose a lien against a property for municipal improvements
(f) 
When basins are provided, they shall be designed to utilize the natural contours of the land whenever possible. When such design is not practical, the construction of the basin shall utilize slopes as flat as possible to blend the structure into the terrain. Detention basins shall be designed to facilitate regular maintenance, mowing and periodic de-silting and reseeding. In residential developments, shallow broad basins shall be provided for recreational use.
(g) 
Except with the one-year design storm, basins shall be designed so that they return to normal conditions within approximately 12 hours after the termination of the storm, unless the Township Engineer finds that downstream conditions may warrant other design criteria for stormwater release.
(h) 
Emergency overflow facilities shall be provided for basins to handle runoff in excess of design flows, or in the event the outlet structure becomes blocked and passes no flow.
(i) 
If the land of the proposed subdivision or land development will be conveyed to two or more separate owners, the developer shall provide written assurance and deed restrictions to the Township that the owners will properly maintain the basin(s).
(j) 
Basins shall not be located within floodplains; nor within areas of floodplain soils with the exception that areas of alluvial soils may be utilized, if approved by the Pennsylvania Department of Environmental Protection and Army Corps of Engineers (where applicable), if proof is accepted that the area is not subject to flooding.
(k) 
The use of regional basins to combine and eliminate numerous smaller basins is encouraged. Consultation with the Township is required prior to design of a regional basin.
(l) 
Landscaping and planting in and around the perimeter of basins shall be provided. It shall be aesthetically pleasing and compatible with surrounding land uses, and require minimum maintenance. Proposed planting shall also be in accordance with the provisions of this chapter and as recommended by the Township Landscape Architect. A plan of basin planting shall be submitted to the Township for review and approval.
(m) 
If a stormwater management basin will serve as a temporary sediment control device, the temporary sediment control measures shall be shown including perforated riser pipes or standboxes, filter berms, cleanout stakes and other measures as may be required by Pennsylvania Department of Environmental Protection Chapter 102 regulations. Plans for such facilities shall require Montgomery County Conservation District approval prior to implementation. Sedimentation basins shall be in place prior to any earth-moving activities within their tributary drainage areas. A note summarizing the above shall be required on the record plan of subdivisions and land developments as well as in land development agreement with the Township.
(n) 
Stormwater management basins shall be in place before the creation of any additional impervious surfaces on the site. Runoff shall not be directed to an infiltration structure until all tributary drainage areas are stabilized.
(o) 
Where permanent retention (pond) facilities are proposed, there shall be a safety ledge, three feet wide at the maximum water surface level. If the pond is to be stocked, the Pennsylvania Fish and Game Commission shall approve the stocking plan.
(p) 
All basins shall have slopes of three horizontal to one vertical (3:1 — 33.3%), or less on the basin's outer berm and four horizontal to one vertical or less on the basin's inner berm. The top or toe of any slope shall be located a minimum of five feet from any property line. The maximum difference between the top of berm elevation and the invert elevation of the outlet structure shall be seven feet.
(q) 
All portions of the detention basin bottom shall have a minimum slope of 2%. The Township, on the recommendation of the Township Engineer, may accept a basin bottom slope of less than 2% provided vegetative plantings consistent with current best management practices are provided.
(r) 
All basin embankments shall be placed in lifts not to exceed one foot in thickness and each lift shall be compacted to a minimum of 95% of Modified Proctor Density as established by ASTM D-1557. Prior to proceeding to the next lift, the compaction shall be checked by a Soils Engineer employed by the applicant/developer. Compaction tests shall be run on the leading and trailing edge of the berm along with the top of the berm. Verification of required compaction shall be submitted to the Township Engineer prior to utilization of any basin for stormwater management.
(s) 
Emergency overflow facilities/spillway shall be provided with basins in order to convey basin inflow in excess of design flows, out of the basin, or in the event the outlet structure becomes blocked and is unable to convey flow. Emergency spillways discharging over embankments shall be lined. Lining for emergency spillways shall incorporate native colors and materials where possible including mono slab revetments, grass pavers and native stone. Mono slab revetments and grass pavers shall be backfilled with topsoil and seeded. The lining shall extend to the toe of the embankment on the outside of the berm, and shall extend to an elevation of three feet below the spillway crest on the inside of the berm. Vegetated spillways may be utilized for spillways constructed entirely on undisturbed ground (i.e., not discharging over fill material) if the designer can demonstrate that flow velocities through the spillway will not cause erosion of the spillway. A dense cover of vegetation shall be rapidly established in such spillways by sodding or seeding with a geotextile anchor. Such a vegetated spillway must be stabilized before runoff is directed to the basin. The minimum capacity of all emergency spillways shall be equivalent to the peak flow rate of the one hundred-year, postdevelopment design storm (incoming to the basin) with the primary outlet structure blocked. All spillway velocities shall be based upon flows during an assumed clogged primary outlet condition.
(t) 
In all cases, the discharge end of the basin shall be provided with a properly designed outlet control structure (headwall, orifice structure or other approved flow control structure), culvert pipe, and endwall. Perforated riser pipes alone, without provision for permanent outlet control structure (as stated above) and culvert pipe, will not be acceptable for permanent basins.
(u) 
The minimum top of basin berm width (at the design elevation) shall be 10 feet. A cutoff trench (keyway) of impervious material shall be provided under all embankments that require fill material. The cutoff trench shall be a minimum of eight feet wide, three feet deep and have side slopes of one horizontal to one vertical.
(v) 
The minimum freeboard through the emergency spillway shall be two feet. "Freeboard" is defined as the difference between the design flow elevation through the spillway and the elevation of the top of the settled basin berm.
(w) 
Antiseep collars shall be installed around the pipe barrel and shall be centered within the normal saturation zone of the berm. The antiseep collars and their connections to the pipe barrel shall be watertight. The antiseep collars shall be cast-in-place and extend a minimum of two feet beyond the outside of the principal pipe barrel. Precast collars may be permitted when approved by the Township Engineer. A minimum of two collars shall be installed on each basin outlet pipe.
(x) 
A perforated riser, sized in accordance with Montgomery County Conservation District requirements, shall be provided at each basin outlet structure (if more than one is to be utilized) for sediment control. Risers shall not be removed until such time the entire area tributary to the basin has been permanently stabilized and until approved by the Montgomery County Conservation District and/or the Township Engineer.
(y) 
All basin outlet pipes shall be watertight reinforced concrete having "O-ring" joints. All joints shall be mortared. To minimize clogging and to facilitate cleaning, outlet pipes shall have an internal diameter of at least 18 inches and a minimum grade of 1/2%.
(z) 
Energy dissipating devices (rock lining/rip-rap, or other approved means) shall be provided at all basin outlets and shall be sized in accordance with Pennsylvania Department of Environmental Protection, Bureau of Soil and Water Conservation Publication, Erosion and Sediment Control Program Manual, latest revision.
(aa) 
Stone gabion baskets shall not be permitted for use in construction of detention/retention basins.
(bb) 
Access easement and stabilized drive to stormwater detention facilities shall be provided for maintenance and operation. This access easement shall be cleared and, when possible, be at least 30 feet in width. Proximity of detention facilities to public right-of-way shall be encouraged in order to minimize the length of accessways. Multiple accesses shall be encouraged for major facilities. The developer shall provide access easements and drives of reinforced concrete checker-block (backfilled with topsoil and seeded) or other similar paver acceptable to the Township Engineer, over a six-inch bed of compacted PennDOT type 2A coarse aggregate (or approved equivalent). Accessways to basins shall be a minimum of 12 feet in width and be no steeper in slope than 12 feet horizontal to one foot vertical. In addition, depressed curb should be provided where the accessway enters a street/driveway and the stabilized driveway shall extend from the bottom of the interior basin berm embankment to the point of access to the basin. Access easement shall be owned and maintained by the individual lot owner(s) or homeowners' association but shall be established to permit access by Horsham Township or its designee, for emergency inspection and/or maintenance, at any reasonable time.
(cc) 
The minimum distance between a proposed basin discharge point and a downstream property boundary shall be 50 feet.
(10) 
Best management practices. The Pennsylvania Handbook of Best Management Practices for Developing Areas (1998) shall serve as a design guide for structural and nonstructural best management practices. Additional design guidance may also be obtained from other related references prepared by the U.S. Environmental Protection Agency, the Washington Metropolitan Council of Governments, the Natural Resource Conservation Service, and the Pennsylvania Department of Environmental Protection. In addition to the design requirements included in the above documents, the following minimum design standards shall be required for the best management practice identified below:
(a) 
Infiltration trenches and dry wells shall meet the following minimum design standards:
[1] 
The lowest elevation of the infiltration area shall be at least two feet above the seasonal high water table and bedrock.
[2] 
The infiltration system shall have positive overflow controls to prevent storage within one foot of the finished surface or grade.
[3] 
The infiltration system shall be setback at least 15 feet from all structures with subgrade elements (i.e., basements).
[4] 
Infiltration systems shall be designed to infiltrate the stored volume in 24 hours or less.
[5] 
Infiltration rates shall not be used in computing the storage volume of the infiltration system.
[6] 
Surface inflows shall be designed to prevent direct discharge of sediment into the infiltration system.
(b) 
Dry basins shall be naturalized consistent with the following minimum design standards:
[1] 
Inlet structures and outlet structures shall be separated to the greatest extent possible in order to maximize the flow path through the basin. The minimum flow path length for at least 50% the volume of water directed through the basin shall be calculated using the following formula:
L = 3.1 (a/3.14).5
Where:
L
=
Minimum flow path length
a
=
Surface area of the basin in square feet at the midpoint elevation between the lowest orifice elevation and the emergency spillway elevation
[2] 
Alternate design.
[a] 
To create a more freeform and curvilinear basin so that from most edges of the basin the whole basin will not be in view, the total perimeter length of the basin shall be increased so that it is greater than or equal to the length derived by the following formula:
P = 10.36 (a/3.14).5
Where:
P
=
Minimum basin perimeter length required
a
=
Surface area of the basin in square feet at the midpoint elevation between the lowest orifice elevation and the emergency spillway elevation.
[b] 
When the natural topography lends itself to straight-sided basins, the basin shall contain an island or peninsula planted with trees which is large enough and appropriately placed to reduce the perceived size of the basin.
[3] 
Basins shall be landscaped in accordance with the requirements of § 198-39E(7).
[4] 
Inlet structures. The invert of the inlet pipe into a basin shall be six inches above the basin floor or lining so that the pipe can adequately drain after rain storms. Inlets shall discharge into areas of the basin that slope toward the outlet structure.
[5] 
Stabilization. Proper stabilization structures, including stilling basins, energy dissipators, and channel lining, shall be constructed at the outlets of all basins and emergency spillways. The stabilization structures should control water to avoid erosion, reduce velocities of released water and direct water so that it does not interfere with downstream activities.
[6] 
Discharge points. The minimum distance between a proposed basin discharge point and a downstream property boundary shall be 50 feet. The setback distance may be adjusted at the discretion of the Horsham Township Engineer based upon factors such as topography, soil conditions, and the location of structures.
(c) 
Wet basins. Existing ponds or permanent pool basins can be used provided they meet the following minimum design standards:
[1] 
The minimum permanent pool level shall be maintained to allow sufficient depth throughout the year to reduce the growth of unwanted vegetation and mosquitoes.
[2] 
The pond must be of sufficient size to allow the appropriate aquatic community needed to maintain a healthy pond ecology.
[3] 
An outlet structure shall be designed to allow complete drainage of the pond for maintenance.
[4] 
The design of a wet basin shall include the determination of the proposed site's ability to support a viable permanent pool. The design should take into account for such factors as the required rate and quality of dry weather inflow, the quality of stormwater inflow, seasonal and longer term variations in groundwater table, and effects of suspected pollutant loadings. The Pennsylvania Fish Commission and Natural Resource Conservation Service should be consulted during the design of these facilities.
(d) 
Grass swales shall meet the following minimum design standards:
[1] 
The bottom of the grass swale shall be two feet minimum and six feet maximum with side slopes of 3:1 or flatter.
[2] 
Grass swales proposed to satisfy the water quality requirements of Subsection B(2)(c) shall be designed consistent with the following:
[a] 
The maximum flow velocity in the grass swale for runoff from the water quality design storm (one-year, twenty-four-hour) shall not exceed 1.5 feet per second (fps).
[b] 
The average slope of the grass swale shall not exceed 4%, unless the swale is designed and protected to provide adequate erosion control.
(e) 
Riparian buffers proposed to meet the water quality standards shall meet the following minimum requirements:
[1] 
The minimum overland flow length through the buffer shall be 75 feet.
[2] 
The maximum overland flow length contributing runoff to the boundary of the riparian buffer shall be 150 feet for pervious surfaces and 75 feet for impervious surfaces.
[3] 
The average contributing overland slope shall not exceed 5%.
[4] 
Runoff shall enter the riparian buffer as sheet flow. A level spreading device shall be utilized where sheet flow can no longer be maintained.
[5] 
The riparian buffer shall be specifically designated on the final subdivision and/or land development plan and landscaped in accordance with the requirements of Chapter 230, Zoning, § 230-49E(7), and as recommended by the Township Landscape Architect. Plan notes should also indicate the portions of the riparian buffer being used to satisfy the requirements of Subsection B(2)(c). Generally, the riparian buffer should be increased in effectiveness while maintaining a natural state as much as possible to maximize water quality benefits.
(f) 
All disturbed topsoil on site is to be redistributed on site in areas not covered by impervious surfaces. No removal of topsoil from a site is allowed unless approved by Horsham Township.
H. 
Design submission.
(1) 
Stormwater management plans for a proposed subdivision and/or land development shall contain the following:
(a) 
Mapping of proposed watershed areas (predevelopment and postdevelopment).
(b) 
All identified impacts the subdivision and/or land development will have on downstream conditions.
(c) 
Computations of the stormwater runoff for all points of runoff concentration, before, during and after development including all supporting data.
(d) 
Complete drainage systems. All existing drainage features that are to be so identified with an explanation of the operations of the facilities.
(e) 
Plans depicting all existing and proposed drainage facilities affecting the subject property.
(f) 
Plan of the proposed stormwater drainage systems including storm sewer piping and inlets, runoff control devices (basins, etc.) and drainage channels.
(g) 
Proposed grading.
(h) 
Design computations for the sizing of the basin pipe barrel and outlet structure as well as the perforated riser.
(i) 
Stage versus storage curve for basin(s).
(j) 
Basin routing calculations including stage versus storage versus outflow rating curve.
(k) 
Plan depicting the basin(s) berm embankment and outlet structure, including the top of berm elevation, top width of berm, berm side slopes, emergency spillway elevation, width, lining material, and sizing calculation, relevant elevations of the outlet structure and/or outlet pipe, outlet pipe size, length, slope, and material type, size, number and spacing of the antiseep collars, and size and location of the basin berm cutoff trench, etc.
(l) 
Detailed plan of all proposed off-site improvements (if any).
(2) 
All plans showing the proposed stormwater management facilities construction must be accompanied by a complete design submitted by a professional engineer registered in the State of Pennsylvania.
(3) 
When subdivisions or land developments are submitted to the Township for approval in sections, a complete storm sewer design for the proposed subdivision and land development shall be submitted. The proposed design must include the entire tract and not a portion.
(4) 
If only a section of a subdivision or land development is contemplated for construction, the engineer shall show how he proposes to handle stormwater from this section in order to prevent damage to adjacent properties. If temporary construction is required, the engineer shall include such structures in the plan submitted.
I. 
Maintenance responsibilities.
(1) 
General responsibilities.
(a) 
The owner of stormwater management facilities shall be responsible for their proper maintenance during and after development. A maintenance plan shall be prepared for review by the Township Engineer, approved by Horsham Township and shall be executed and signed by the applicant/developer.
(b) 
On or before completion of subdivision or land development improvements, the permanent stormwater management system for a tract shall be fully installed and functional in accordance with the approved stormwater management plan. Temporary sediment trapping facilities in detention basins upon inspection and approval by the Township Engineer shall be converted into permanent stormwater management basins; additional facilities designed to serve more than an individual lot shall begin operation. All such work shall be specified in the approved stormwater management plan.
(2) 
Stormwater management facilities ownership and maintenance. All stormwater management facilities identified within an approved stormwater management plan shall be owned and maintained by one, or a combination, of the following entities:
(a) 
Individual lot stormwater facilities. Stormwater management facilities and systems that are located on an individual lot are the responsibility of that landowner to maintain. All deeds shall incorporate the maintenance responsibilities specified in the approved maintenance plan, making explicit individual owners responsibilities for stormwater management measures and for the common property.
(b) 
Homeowners' or condominium association ownership (other than stormwater facilities located on individually owned lots). A single entity taking the form of a private corporation, partnership firm, estate or other legal entity empowered to own real estate exclusive of individual lot owners shall be set up to manage stormwater management facilities that are suitable for such management and perform other functions defined in this section. Maintenance responsibilities specified in the approved maintenance plan should be referenced on the plan and recorded into lot deeds, homeowners or condominium association articles of incorporation, or some other permanent legal document.
(c) 
Municipal ownership. Where Horsham Township has accepted an offer of dedication of the permanent stormwater management facilities, Horsham Township shall be responsible for maintenance. Municipal ownership notwithstanding, the applicant is required to prepare a stormwater management plan including a maintenance component, as defined above. Upon approval of the stormwater management facilities by Horsham Township, the applicant shall provide a financial security, in a form approved by Horsham Township Solicitor for maintenance guarantees, as follows:
[1] 
Long-term maintenance bond. The long-term maintenance bond shall be in an amount and for a time period as determined by Horsham Township. The estimated annual maintenance cost for the facilities shall be based on a reasonable fee schedule provided by the Township Engineer and adopted by Horsham Council.
[2] 
Documentation. The terms of the maintenance guarantees shall be documented as part of the stormwater management plan and the maintenance plan subpart.
(3) 
Maintenance plan. A maintenance plan shall be prepared to identify the ownership and maintenance responsibilities for all stormwater management facilities. At a minimum the maintenance plan shall include the following:
(a) 
Any obligations concerning perpetuation and/or maintenance of natural drainage or infiltration facilities, and other facilities identified within the stormwater management plan.
(b) 
A description of the facilities and systems on the lot, as called for above, setting forth in deed restrictions binding on the landowner's successors in interest.
(c) 
Assurances that no action will be taken by any lot owner to disrupt or in any way impair the effectiveness of any stormwater management system, setting forth in deed restrictions the ability of the Township to take corrective measures if it is determined at any time that stipulated permanent stormwater management facilities have been eliminated, altered, or improperly maintained, including the ability of the Township to cause the work to be done and lien all costs against the property should the required corrective measures not be taken by the lot owner within a period of time set by the [Municipal] Engineer.
[Amended 10-9-2002 by Ord. No. 4019]
In addition to the requirements of § 198-37I as set forth above in this chapter, all completed stormwater management facilities, including detention/retention basins, shall be surveyed by a professional land surveyor licensed in the State of Pennsylvania, to verify compliance with the character of stormwater management facilities as depicted on the approved final plan (or subsequently approved revision thereof). As-constructed plans shall be submitted to Horsham Township for review and approval, upon completion of construction of all facilities and prior to offer of dedication of any public facilities and/or submission of financial security for the required maintenance period. Public facilities will not be accepted by Horsham Township until such time the as-constructed plans have been reviewed and approved by the Township Engineer.
[Amended 7-12-2000 by Ord. No. 4018; 10-9-2002 by Ord. No. 4019; 2-12-2025 by Ord. No. 2025-02]
A. 
Intent. The intent of this section is to provide landscaping requirements applicable to all land development in order to promote ground water recharge, to stimulate air purification and oxygen regeneration, to provide for noise abatement, to retard erosion and sedimentation and to otherwise maintain the Township's natural amenities. It is further intended to retard glare and heat, to provide for the harmonious development of contiguous properties in different zoning districts, to screen views, to provide wildlife habitats and to improve the overall aesthetic integration of new developments into existing neighborhoods.
B. 
Application.
(1) 
This section shall apply to the following subdivision and land developments:
(a) 
Single-family detached residential dwellings of more than five units, except that all single-family residential dwellings shall provide street trees.
(b) 
Multifamily residential districts.
(c) 
General office, office/nonmanufacturing and business campus districts.
(d) 
Shopping center, general commercial, highway-commercial and limited commercial districts.
(e) 
Industrial and planned industrial districts.
(2) 
The provisions of this section shall not be applicable to mobile home parks. Such developments shall conform to the requirements set forth in § 198-47.
(3) 
The provisions of this section are not intended to restrict existing residential owners from removing trees from their property or to restrict the clearing of land for agricultural purposes.
C. 
Landscape plan submission requirements.
(1) 
Tree survey plan. A separate tree survey plan showing the location of existing live trees with a trunk diameter of six inches or more shall be filed with the Township at a scale of not less than one inch to 50 feet. This requirement may be satisfied by the use of annotated aerial photographs at a scale as listed above to include sufficient detail to allow the quantification of trees. This requirement may also be satisfied by the use of multiple sample areas of no less than 100 feet by 100 feet (10,000 square feet), each to be used to estimate the total woodland tree count, when, in the opinion of the Township Landscape Architect, the makeup of the woodland is sufficiently consistent to merit the use of such samples. The plan shall include the following:
(a) 
Plan scale, North arrow, property lines and location map with zoning district designations for the site and adjacent properties.
(b) 
Existing contours at five-foot intervals.
(c) 
Individual freestanding trees with trunk diameters of six inches or more shall be shown indicating the location and diameter of each tree. In addition to on-site trees, this shall include off-site trees of six-inch or larger diameter, within 25 feet of proposed grade changes.
(d) 
Trees in hedge rows or lines with trunk diameters of six inches or more indicating the outer canopy or drip line of the tree grouping as well as the location of individual trees.
(e) 
Trees in woodlands or groves with trunk diameters of six inches or more indicating the outer canopy or drip line of the tree grouping.
(f) 
The plan shall designate existing trees to remain and existing trees to be removed either by indicating individual trunk diameters with an "X" for removal or by cross hatching or similar method to indicate woodlands to be removed. Existing trees that are relocated on site shall be classified as existing trees to remain.
(g) 
When more than 20% of the existing trees of six-inch caliper or greater are removed they shall be replaced as described in Subsection D(8).
(h) 
The plan shall contain a schedule listing trees over six inches in trunk diameter and quantity of existing trees to be removed which exceed 20% of the total to be removed before replacement is required. A schedule of the replacement trees indicating species, height, spread, caliper, and quantity shall also be included on the tree survey plan or the final landscape plan.
(2) 
Preliminary landscape plan. The preliminary landscaping plan shall be drawn at a scale of not less than one inch to 50 feet and shall contain the following:
(a) 
Plan scale, date, North arrow, and location map with zoning district designations for the site and adjacent properties;
(b) 
Location of all existing and proposed buildings;
(c) 
Location of all existing and proposed roads, parking, service areas and other paved areas;
(d) 
Location of all outside storage and trash receptacle areas;
(e) 
Sidewalks, berms, fences, walls, freestanding signs and site lighting;
(f) 
Locations, common names, quantity and sizes of all proposed trees, shrubs and areas for lawns or other ground cover (see Subsection F, Recommended plant materials).
(g) 
Locations of existing freestanding trees and woodlands to remain.
(3) 
Final landscape plan. The final landscape plan shall contain a final version of all the plan requirements stated in Subsection C(2) above and shall further contain the following:
(a) 
A plant schedule indicating the botanical and common names, height, spread, caliper, quantity and any special remarks for all plant material proposed;
(b) 
If not provided on a separate tree survey plan, a list of existing trees to be removed, existing and proposed water bodies and significant natural features;
(c) 
Details for the planting and staking of trees, the planting of shrubs and any other details which depict other related installation;
(d) 
Existing and proposed underground and aboveground utilities such as site lighting, transformers, hydrants, manholes, valve boxes, storm, sanitary and water lines, etc.
(e) 
All existing and proposed contours at two foot intervals; and in order to determine the relationship of planting and grading, areas with slopes in excess of three horizontal to one vertical (3:1 — 33.3%) will be indicated on the plan and sodded or put in ground cover;
(f) 
Information in the form of notes or specifications concerning planting, areas to be devoted to lawns. Such information shall convey the proposals for seeding, sodding, ground cover, mulching and the like;
(g) 
A detailed cost estimate shall be attached to the final landscape plan submission, showing the value of all proposed landscaping to include all labor, materials and guarantee.
(4) 
Submission procedure.
(a) 
The preliminary landscape plan and existing tree survey plan shall be submitted at the time the preliminary plan is filled. The final landscape plan shall be submitted at the time the final plan is filed.
(b) 
The landscape plan shall be prepared by a landscape architect registered by the Commonwealth of Pennsylvania.
(c) 
The landscape plan shall be reviewed by the Township Landscape Architect.
D. 
Existing vegetation and natural features.
(1) 
For the purposes of this section, the term "natural features" shall mean such vegetation, soils, surface streams and ponds, plantings, trees, and topography, which exist on the site proposed to be developed prior to any development activity.
(2) 
In cases where existing natural features (to remain) duplicate the planting requirements of Subsection E, any or all of such requirements may be waived by the Township.
(3) 
The Township may require the developer to verify the presence of existing trees on a site through use of an aerial photograph taken more than one year prior to the submission of the landscape plan or through a field survey as described in Subsection C(1) above.
(4) 
During the construction of any site, all trees to be retained within 25 feet of a construction area, including disturbance for roads and parking, shall be protected by four-foot-high plastic webbed construction fencing, snow fencing or equivalent staked every 10 feet to insure that there is no encroachment within the area of the tree drip line by changing grade, trenching, stockpiling of building materials or topsoil, or the compaction of the soil and roots by any motor vehicle. The location of temporary tree protection fencing shall be indicated on the grading or erosion and sedimentation control plans for the application and the installation of fencing shall be specifically noted in the construction sequence.
(5) 
Trees that are proposed for removal and are located within 15 feet of trees to remain shall be cut flush to grade and then ground to a minimum of 12 inches below grade. Damage to roots of trees to remain shall be avoided.
(6) 
Protection of topsoil.
(a) 
Each lot shall have at least six inches of topsoil cover, after settlement, over all of the site's exposed earth surfaces. More than six inches may be required if the Township determines that a greater amount is needed for the long-term viability of certain plantings.
(b) 
Topsoil moved and stockpiled by grading operations shall be redistributed and stabilized following the completion of a project or project phase. All exposed earth surfaces shall be stabilized by seeding or sodding within 60 days.
(c) 
All disturbed topsoil on site is to be redistributed on site in areas not covered by impervious surfaces. No removal of topsoil from a site is allowed unless approved by Horsham Township.
(7) 
Credit for preservation of existing trees.
(a) 
The requirements for trees in the following Subsection E(5)(b), Softening buffer, and Subsection E(9), Individual lot landscaping requirements, can be met by preserving existing trees and, to that end, the number of trees required in those sections may be reduced by a credit for approved preserved trees computed as follows:
Diameter* of Tree Trunk of Approved Preserved Trees
(inches)
Number of Three-Inch Caliper Tree Credits
36 or greater
6
30 to 35 in diameter
5
26 to 29 in diameter
4
20 to 25 in diameter
3
13 to 19 in diameter
2
6 to 12 in diameter
1
NOTE:
* Diameter breast height (dbh) measured at a height of 4 1/2 feet above natural grade.
(b) 
A tree shall be deemed to be preserved when the plan provides for it to be maintained in such manner that 3/4 of the ground area within the drip line of the tree shall be maintained at the existing grade level in either vegetative landscape material or pervious surface cover.
(c) 
Trees designated for approval as preserved trees shall be preserved, as specified in the guidelines for tree preservation and protection by the Association of Consulting Arborists. At the direction of the Township Landscape Architect, existing trees that have not been adequately protected during construction are to be removed and replaced.
(d) 
Trees to be considered for credit must be located in the specific area of the required landscape plantings.
(e) 
In determining trees to be protected, consideration shall be given to maintaining a clear zone between new buildings and preserved woodland edges. The following guidelines are suggested: buildings, 20 to 30 feet; pavement/walks, 10 feet.
(8) 
Removal and replacement of existing trees.
(a) 
Refer to Ordinance No. 1147 of the Horsham Township Zoning Code[1] for additional tree removal requirements.
[1]
Editor's Note: See Ch. 230, Zoning.
(b) 
Any person, organization, association or corporation, engaging in site work such as grading, new construction or other activity which will result in the destruction of more than 20% of the existing trees six inches or greater on a lot containing two or more acres shall prepare a tree survey plan in accordance with Subsection C(1) of this section.
(c) 
If greater than 20% of the existing trees on a site with a trunk diameter of six inches or more (measured at 4 1/2 feet above the existing ground line) are destroyed because of street alignment, building placement, parking area location, grading or otherwise, then existing trees destroyed, over the 20% permitted, shall be replaced in accordance with the following chart:
Tree Size Removed
(inches)
Number of Three-Inch Replacements
6 to 12
1
To 18
2
To 24
3
To 30
4
To 36
5
To 42
6
Greater than 42
7
[1] 
The replacement trees may be selected from the approved list [Subsection F(1)(a)] and shall be a trunk diameter of not less than three inches measured at six inches above the ground line.
[2] 
Such new trees shall be planted in addition to the trees required under Subsection E. If requested by the applicant and at the discretion of the Township, a number of trees as determined by the Township may be planted on lands owned by the Township.
[3] 
These replacement trees shall be shown on a separate tree survey plan with a schedule of trees to be removed and trees to be used for replacement as defined in Subsection C(1) or on the landscape plan with a separate plant schedule for replacement trees or shown as trees to be contributed to the Township. A maximum of 50% of the required trees may be replaced as evergreen trees and/or ornamental trees at a ratio of two evergreen or ornamental trees per each replacement. A maximum of 20% of the required trees may be replaced as shrubs at a ratio of 10 shrubs per required tree. Refer to Subsection F for sizes and types of trees and shrubs recommended.
(d) 
Prior to removal of existing trees greater than six inches caliper at dbh, a representative of the Township shall walk the site to review the trees to be removed. Based upon such review, the Township shall establish the quantity of trees and value to be contributed to the escrow account for replacement of trees as provided in Subsection D(7). If the developer disputes the conclusion of the Township representative, the owner/developer shall notify the Township in writing and shall arrange with the Township for a joint inspection of the site.
E. 
Landscape requirements.
(1) 
Landscape designers shall provide for proper spacing of required tree and shrub growth (and maintenance), taking into account the sizes of such plantings at maturity and their present and future environmental requirements, such as wind, soil, moisture and sunlight.
(2) 
Plantings shall be selected and located where they will not contribute to conditions hazardous to the public's safety. Such locations include but shall not be limited to: public street rights-of-way; underground and above ground utilities; and sight triangle areas required for unobstructed views at street intersections [refer to § 198-31F(5)].
(3) 
All plant materials used shall, at the time of planting, meet minimum size requirements as stated in Subsection F.
(4) 
Street trees.
(a) 
Street trees shall be planted for any subdivision or land development where suitable street trees do not exist, as part of the design and construction of:
[1] 
New streets.
[2] 
New sidewalks or pedestrian ways.
[3] 
Existing streets, sidewalks, pedestrian ways, highways, bicycle trails or pathways when they abut or lie within the subdivision or land development.
[4] 
Access driveways to residential developments having more than four dwelling units.
[5] 
Renovations to or widening of existing streets or sidewalks.
(b) 
Spacing. Street trees shall be planted no closer than 40 feet on center nor further than 50 feet on center for each side of the street, except along major roads where, with the approval of Council, they may be up to 100 feet on center; or an equivalent number may be planted in an informal arrangement.
(c) 
Setback. Street trees shall be planted a minimum distance of two feet outside and parallel to the right-of-way line, unless otherwise approved by the Township. Trees located at intersections shall respect the sight triangle as defined in § 198-31F(5). Adequate separation from overhead and underground utilities shall be provided.
(d) 
Existing trees along a street which would be suitable, based on specie, condition and form, as street trees and can be counted toward the street tree requirement shall be over four inches in caliper and shall be within 20 feet of the curb or road edge.
(e) 
Street trees shall have a clear trunk from ground level to seven feet above ground level, with full branching structure.
(5) 
Buffers and perimeter areas.
(a) 
Consistent with the intent of this section, the entire perimeter of a property being developed shall have a buffer which includes trees, shrubs, and other landscape improvements necessary to screen the visual impact the development will have on the property, on adjoining properties, and on the Township.
(b) 
Softening buffer. Along the sides and rear of property lines of all developments where existing vegetation is not sufficient, and screen buffer is not required, a permanent softening buffer shall be planted. The following landscape requirements must be adhered to:
[1] 
Softening buffer plant materials shall include a combination of trees and shrubs in freeform arrangement. As a guideline for the amount of plant materials to use, the buffer shall consist of a minimum of four shade trees for each 100 linear feet; and eight shrubs for each 100 linear feet of property line. Informal groupings that reflect the natural character of the site are encouraged. Up to 50% of shade trees may be substituted with ornamental or evergreen trees or shrubs at a rate of two ornamental, two evergreen trees, or 10 shrubs for every shade tree.
(c) 
A buffer or perimeter area along property lines shall be used for no purpose other than planting of trees, shrubs and lawn. A buffer or perimeter area may contain a fence for purposes of delineating the buffer or perimeter area boundaries. Any fence installed along a buffer or perimeter area shall consist of a uniform material, height, and architectural style to the satisfaction of the Township Council and shall be shown on the record plan. The approved fence specifications shall be recorded on the final plan. The buffer or perimeter area fence, if installed, shall be maintained, kept in good repair, and/or replaced with the same specifications.
(d) 
The buffer plantings shall be aligned adjacent to and within 30 feet of property lines or right-of-way boundaries, but may be sited on any position of the property if permitted by the Township. An innovative and freeform arrangement of plant materials is encouraged.
(e) 
Within the buffer area, no proposed slopes shall be steeper than four horizontal to one vertical (4:1 — 25%) unless these areas previously existed at a steeper slope than 4:1 and no new grading is proposed within such areas.
(f) 
Screen buffer. Where under applicable sections of Chapter 230, Zoning, screen buffers are required for the entire length of all common boundaries abutting noncomplementary districts, the following landscape requirements shall be adhered to:
[1] 
Trees and shrubs used for a screening shall be composed of at least 75% evergreen and shall be arranged to provide an immediate visual screen of 50%. Evergreen trees shall be at least eight feet in height at the time of planting. The balance of the plantings may be deciduous trees and shrubs.
[2] 
Walls, ornamental structures, fences and berms or a combination of these, not less than eight feet in height may be used in combination with appropriate plant material subject to the specific land use areas involved and as approved by the Township.
[3] 
Screening shall consist of evergreen trees in double rows, staggered 15 feet on center. The spacing will depend on the type of tree used: White pine, spruce, fir, 15 feet; hemlocks, 12 feet; American Holly, 10 feet; arborvitae, five feet. Evergreen or deciduous shrubs shall supplement the evergreen trees at a minimum rate of 20 per 100 feet.
[4] 
The planting screen shall be broken only at points of vehicular or pedestrian access.
(g) 
The establishment of large monoculture evergreen buffers is discouraged. Where a buffer planting shall include 40 or more evergreen trees, no more than 1/2 of these evergreen trees shall be a single species of tree. The use of "white pine" in buffer plantings of less than 40 but more than 15 required evergreens shall be limited to 1/3 "white pine" species. Screen buffers of less than 15 required evergreens shall be made up of specie other than "white pine."
(6) 
Off-street parking area.
(a) 
The perimeters of off-street parking lots in all districts shall be buffered in accordance with the above regulations for softening buffers. This shall include the introduction of landscape elements or softscape separation between buildings and parking as well as between parking areas and public streets. In addition, any parking closer than 50 feet to a public street right-of-way or residential district shall have a continuous row of shrubs, fence, wall, berm or a combination of these to a minimum height of three feet between the street or residential district and parking area.
(b) 
Not more than 15 parking spaces shall be placed in a continuous row without an intervening raised planting island of at least 15 feet in width and the length of the parking stall.
(c) 
Within a parking area over 2,000 square feet a minimum of 10% facility over 2,000 square feet shall be devoted to landscaping. This landscaping shall include a minimum of one tree shade per 15 parking spaces and all planting beds within a parking lot shall be surfaced in lawn or ground cover planting.
(d) 
Raised planter islands shall be placed at the end of each row of parking spaces, which begins or terminates at an internal circulation aisle.
(e) 
For any land use where the total number of parking spaces in one parking lot exceeds 100 stalls, the parking area shall be divided by continuous center islands perpendicular to the spaces every 130 feet assuming four rows of parking at twenty-foot lengths and two aisles at twenty-five-foot widths). These divider islands shall be a minimum of 10 feet wide.
(f) 
Raised continuous concrete curbing is required around each planting island.
(7) 
Drainage area and detention/retention basin landscaping.
(a) 
Whenever a detention or retention basin is provided, such basin shall conform to the requirements set forth in § 198-37G(9) and the landscaping requirements as follows.
(b) 
The basin shall be so designed that the plantings in and adjacent to it shall not have a negative effect on the hydrological function of the basin. Trees shall be kept off of permanent stormwater control basin berms in accordance to Pa DEP requirements.
(c) 
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.
(d) 
Intermittent streams shall be maintained essentially at their existing alignments and gradients except that they may be improved by minor regrading, unless otherwise restricted by state, federal or Horsham Township zoning regulations, and shall either be planted and stabilized in vegetative cover or provided with erosion preventive improvements such as riverstone or rip-rap.
(e) 
Drainage ways and detention and retention basins shall be aesthetically pleasing and compatible with the adjacent land use. Creative grading and innovative basin forms are encouraged. The use of "best management practices" as detailed in the "Pennsylvania Handbook of Best Management Practices for Developing Areas," 1998, or latest addition, PA Association of Conservation Districts, Inc., is also encouraged. Where basins adjoin existing woodlands, it is recommended that plantings be selected to blend with the natural surroundings.
(f) 
Basin floors.
[1] 
Soil covers other than lawn are encouraged where appropriate. Where lawn is not specified, plans shall include a narrative and schedule for short- and long-term maintenance to include cutting/harvesting, reseeding, fertilizing, selected weed removal and the party responsible for maintenance.
[2] 
Floors intended to be dry most of the year shall be landscaped in one or a combination of the following:
[a] 
Seeded or sodded lawn.
[b] 
Seeded in low maintenance wildflowers and meadow grasses.
[c] 
Wildflower sod.
[d] 
All-season ground cover.
[e] 
PennDOT Formula "L" modified seed.
[3] 
Basin floors, portions of a floor, or channels that are wet most of the year shall be landscaped in one or a combination of the following:
[a] 
Wet habitat grasses and ground covers.
[b] 
Seeded in wildflower mix for wet areas.
(g) 
Basin perimeter plantings.
[1] 
There shall be a minimum of one shade tree and two shrubs for each 30 linear feet of basin perimeter. To promote diversity, up to 50% of the shade trees may be substituted with an option of two flowering trees or evergreen trees, or 10 shrubs for every shade tree.
[2] 
This requirement is in addition to required softening buffers where basins are against property edges.
[3] 
This requirement may be waived along portions of a basin where screen buffer is required and where the applicant can demonstrate that such added buffer will not produce added screening benefit.
[4] 
Sufficient plantable area shall be provided between stormwater basins and property lines to permit the satisfactory spacing and placement of required plant material.
(8) 
Service, loading, trash disposal areas, outdoor displays, material storage, transformers and mechanical equipment. All service, utility delivery, loading and outdoor storage and trash disposal areas shall be screened from all residential districts, public streets, parking lot and pedestrian walkways. Screening shall be by the use of fences, walls, berms, evergreen plant material, or a combination of these. Screening shall be installed and maintained at a height which effectively blocks the view but shall not be less than six feet.
(9) 
Individual lot landscaping requirements. In addition to the landscape requirements as defined above, each individual building lot or dwelling unit shall provide the following:
(a) 
Each single-family detached dwelling shall have three deciduous or evergreen trees as listed in Subsection F.
(b) 
Each multifamily dwelling unit shall have one deciduous or evergreen trees as listed in Subsection F.
(c) 
Each building lot in all other districts shall provide one deciduous or evergreen tree as listed in Subsection F per 5,000 square feet of gross floor area of building.
F. 
Recommended plant materials.
(1) 
The following is the recommended list of trees and shrubs for use in Horsham Township. However, the Township may permit other planting types if they are hardy to the area, are not subject to blight or disease, and are of the same general character and growth habit as those listed below.
(a) 
Shade trees: minimum three-inch caliper.
[1] 
Acer rubrum — Red Maple (hybrid varieties).
[2] 
Acer saccharum — Sugar Maple.
[3] 
Fraxinus americana — White Ash.
[4] 
Fraxinus Pennsylvania — Green Ash.
[5] 
Gleditsia triacanthos inermis — Thornless Honeylocust (hybrid varieties).
[6] 
Liquidambar styraciflua — Sweet Gum.
[7] 
Liriodendron tulipifera — Tulip tree.
[8] 
Platanus acerifolia — London Planetree.
[9] 
Pyrus calleryana "Redspire" — Redspire Pear.
[10] 
Quercus borealis — Northern Red Oak.
[11] 
Quercus coccinea — Scarlet Oak.
[12] 
Quercus palustris — Pin Oak.
[13] 
Quercus Phellos — Willow Oak.
[14] 
Tilia Tomentosa — Silver Linden.
[15] 
Tilia cordata — Littleleaf Linden.
[16] 
Zelkova serrata — Japanese Zelkova.
(b) 
Shrubs: deciduous, thirty-inch minimum height; evergreen, twenty-four-inch minimum height.
[1] 
Azalea species.
[2] 
Berberis species.
[3] 
Cotoneaster species.
[4] 
Deutzia species.
[5] 
Enkianthus species.
[6] 
Euonymus alatus "compacta" — Dwarf Winged Euonymus.
[7] 
Forsythia species.
[8] 
Hamamelis venalis — Vernal Witch Hazel.
[9] 
Hamamelis virginiana — Common Witch Hazel.
[10] 
Ilex species — Holly species.
[11] 
Juniperus — Juniper varieties.
[12] 
Leucothoe species.
[13] 
Rhododendron species.
[14] 
Spirea species.
[15] 
Taxus species — Yew species.
[16] 
Viburnum species.
(c) 
Small trees; ornamental trees: minimum eight-foot height and two- to two-and-one-half-inch caliper.
[1] 
Acer Campestre — Hedge Maple.
[2] 
Acer Ginnala — Amur Maple.
[3] 
Amelanchier canadensis — Shadblow Serviceberry.
[4] 
Betula nigra species — River Birch species.
[5] 
Carpinus species — Hornbeam species.
[6] 
Cercis canadensis — Eastern Redbud.
[7] 
Cornus kousa — Kousa Dogwood.
[8] 
Cornus mas — Cornelian Cherry.
[9] 
Crataegus phaenopyrum — Washington Hawthorn.
[10] 
Magnolia soulangeana — Saucer Magnolia.
[11] 
Magnolia virginiana — Sweethbay Magnolia.
[12] 
Malus floribunda — Japanese Flower Crabapple.
[13] 
Malus baccata — Siberian Crabapple.
[14] 
Malus zumi calocarpa — Zumi Crabapple.
[15] 
Oxydendron Arboreumn — Sourwood.
[16] 
Prunus subhirtella pendula — Weeping Japanese Cherry.
[17] 
Prunus subhirtella "autumnalis" — Autumn Flowering Cherry.
(d) 
Evergreens: minimum eight-foot height.
[1] 
Abies species — Fir.
[2] 
Ilex opaca — American Holly.
[3] 
Picea species — Spruce.
[4] 
Pinus strobus — Eastern White Pine.
[5] 
Pseudotsuga taxifolia — Douglas Fir.
[6] 
Thuja species — Arborvitae.
[7] 
Tsuga caroliniana — Carolina Hemlock.
[8] 
Tsuga canadensis — Canada Hemlock.
[9] 
Cedrus species — Cedar species.
[10] 
Chamaecyparis species — Cypress.
G. 
Guarantee/performance bond.
(1) 
Any tree or shrub that dies within 18 months of planting shall be replaced. Any tree or shrub which within 18 months of planting or replanting is deemed, in the opinion of the Township, not to have survived or grown in a manner uncharacteristic of its type shall be replaced. Substitutions for certain species of plants may be made only when approved by the Township.
(2) 
The developer or landowner shall deposit with the Township a sum of money equal to the amount necessary to cover the cost of purchasing, planting, maintaining and replacing all vegetative materials for a period of 18 months.
(3) 
This condition may be satisfied through a land development agreement with sufficient and appropriate financial guarantees.
A. 
Reserve strips controlling access to streets, alleys, subdivisions or adjacent areas are prohibited.
B. 
Right-of-way and/or easements for sanitary or water utilities, road construction or maintenance, or for drainage purposes, other public utilities, or for any specific purpose shall be required by Council, as needed. The location and width in each case shall be as stated in Subsection D below, or as determined by the Township and/or other agency with jurisdiction.
(1) 
Nothing shall be permitted to be placed, planted, set or put within the area of an easement.
(2) 
The owner of any lot, upon written request by the Township, and at the owner's sole expense, shall remove anything placed, planted, set or put (with or without knowledge for this regulation) within the area of any easement.
(3) 
To the fullest extent possible easements shall be adjacent to rear or side lot lines.
C. 
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, recorded plan. Any error found in a deed shall be immediately corrected and rerecorded in the office of the Recorder of Deeds for Montgomery County at Norristown, Pennsylvania, at the sole expense of the subdivider or developer.
D. 
Easements.
(1) 
Utility easement. Easements with a minimum width of 20 feet shall be provided for common utilities when provided in undedicated land. Nothing shall be permitted to be placed, planted, set or put within the area of an easement. Such easements shall be offered for dedication to the authority having jurisdiction at time of plan approval.
(2) 
Watercourse easement. Easements shall be required along natural watercourses to a minimum width of 50 feet. Where conditions warrant, such as in floodplains, additional width shall be required in such cases where runoff treatment requires a wider easement. Runoff studies must prove such requirements beyond the floodplain. Section 198-37 of this chapter specifies additional requirements related to the above-noted type of easement.
(3) 
Stormwater management easements. Such easements include storm sewer easements or detention/retention basin easements. Easements shall be provided over the area of proposed stormwater management facilities including detention basin, storm sewer, or other related facilities. Section 198-37 of this chapter specifies additional requirements related to the above-noted types of easement.
A. 
Any existing monument, iron pipe, pin, or marker determined and identified to be existing found property corners are to remain undisturbed.
B. 
Permanent concrete monuments shall be accurately placed at the intersection of all primary boundary lines forming angles and at changes in directions of lines in the boundary of the property subdivided; and at all points where proposed easements intersect property and right-of-way lines. Monuments shall be premanufactured and not field constructed. The placement of all monuments shall be certified by a professional land surveyor licensed in the state of Pennsylvania.
(1) 
Monuments shall be a minimum 24 inches in length; four inches square at the top with increasing size from top to bottom; and have beveled edges.
(2) 
Monuments less than 24 inches in length may only be used when obstructions are encountered and their use is approved by the Township.
C. 
All streets shall be marked with monuments on one side of the ultimate right-of-way line, at the following locations:
(1) 
At least two monuments at each intersection.
(2) 
At changes in direction of street right-of-way lines.
(3) 
At each end of each curved street right-of-way line.
(4) 
Where one of the above locations along the street right-of-way line is a point common to a property corner, the concrete monument shall be installed in lieu of an iron pin.
(5) 
At such other places along the lines of streets as may be determined by the Township Engineer to be necessary so that any street may be readily defined in the future.
D. 
Permanent concrete monuments shall be placed to mark the boundary of open space. Monuments shall be placed at all changes in open space boundary direction and where the boundary intersects any public right-of-way.
E. 
All monuments shall be placed so that the scored point on the monument is within 0.04 foot from its true location.
F. 
Monuments shall be set with their top level at the finished grade of the surrounding ground, except where proposed monuments fall within an existing or newly constructed concrete sidewalk, walkway, or apron; in which case, a four-inch square chisel cut in the sidewalk with a drill hole, no less than 3/4 inch, placed in the center, may be substituted for a monument. Where bituminous paving is existing, a railroad spike may be substituted for a monument.
G. 
Permanent reference marker pins of 5/8 inch O.D. solid iron rod, at least 24 inches long, shall be set at the following points:
(1) 
At all points where lot lines intersect curves, either front or rear.
(2) 
At all angles in property lines of lots.
(3) 
At all other changes in direction of lot boundaries.
H. 
All outer boundary monuments shall be installed and certified as to their accuracy and conformance to plan information by the responsible surveyor prior to plan recordation.
I. 
All property pins and monuments shall be installed and certified as to their accuracy and conformance to plan information by the responsible surveyor prior to issuance of a building permit for the subject lot. In the event it is determined by the Township that installation prior to construction start is not practical due to future grading operations, temporary wood stake corners shall be set by a licensed surveyor to permit stakeout inspection of proposed construction activities relative to required setbacks. Permanent property pins and monuments shall then be required to be installed prior to issuance of a use and occupancy permit for the parcel.
J. 
All monuments along right-of-way being dedicated to the Township, and pins delineating easements being granted to the Township, shall be installed and certified as to their accuracy and conformance to plan information by the responsible surveyor. Installation and certification shall be provided prior to execution and acceptance of public improvements.
K. 
Any preexisting or new property markers/monuments of a property under construction, or properties surrounding the subject property under construction, which are disturbed by construction activity are required to be reset and recertified by a licensed surveyor. Property owner and/or developer of the property under construction resulting in the disturbance shall be held responsible for proper replacement and recertification of disturbed property markers/monuments.
L. 
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 Engineer's office. All contours and elevations shown on plans shall be based on this system, unless otherwise approved by Township Council.
All water and gas mains and other underground utility facilities shall be installed prior to street paving at locations approved by the Township for the full width of the right-of-way.
A. 
Underground utilities. All water and gas mains shall be installed underground. All electric, telephone, and communication services both main and service lines shall be provided by underground cable/conduit, 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 Council that underground installations here required are not feasible because of physical conditions of the lands involved. All main underground cables/conduit, which are within the right-of-way of a street, shall be located as much as possible, between the curb/edge of cartway and the back edge of the sidewalk or as otherwise specified by Council.
(1) 
In order to promote and facilitate the undergrounding of utility distribution lines, a letter of endorsement shall be required from the suppliers of utility service (not limited to electrical, telephone, or cable television) of the developer's choice, wherein the applicant acknowledges that underground utility service shall be placed on the final plan as a prerequisite to final approval of such plan.
(2) 
The provisions in this chapter shall not be construed as to limit or interfere with the construction, installation, operation and maintenance of public utility structures or facilities which may hereafter be located with public easements or rights-of-way designated for such purposes.
A. 
The subdivider or developer shall provide public water service to provide adequate supply to each lot in a subdivision or, as required, to a building in a development.
B. 
Where no public water service is available and it would be an undue hardship for the subdivider or developer to have the public water service extended, the subdivider or developer may, on approval of the Council, be permitted to construct a well on each lot. All wells shall be constructed according to present rules and regulations, or any future amendments, thereto, of the State Department of Environmental Protection, Montgomery County Department of Health or other appropriate agency, Horsham Township, and the Horsham Sewer and Water Authority (or subsequent governing authority).
C. 
The proposed location of the wells shall be shown on the preliminary plan for each lot. Where there are existing wells on the property or adjoining lots, they must also be shown.
D. 
A circular area with a radius conforming to the rules and regulations, or future amendments thereto, of the State Department of Environmental Protection, Montgomery County Department of Health or other appropriate agency, Horsham Township and the Horsham Township Water Authority (or subsequent governing authority) shall be shown around each well to denote clear space in which no on-lot sewage system is to be located.
E. 
Where public water service is furnished, the circles are not necessary, with the exceptions of those wells lying immediately adjacent to the subdivision. However, the usable area is limited by a clear zone surrounding the water service line to each house as required by the State Department of Environmental Protection or other appropriate agency, Horsham Township and the Horsham Township Water Authority (or subsequent governing authority).
F. 
Hydrants. "Fire hydrants" are to be installed at the expense of the subdivider or developer in accordance with the following:
(1) 
All fire hydrants shall be placed at intervals of 500 linear feet or less on any water line on any public street and not less than 400 feet from an existing or proposed structure or as deemed necessary by the Fire Marshal or the Horsham Water Authority (or subsequent governing authority).
(2) 
All fire hydrant installations shall be provided with two two-and-one-half-inch O.D. male national standard thread side outlet connections with covers in addition to a four-and-one-half-inch O.D. male national standard thread pumper connection with cover.
(3) 
All fire hydrants shall be of the safety flange protection type.
(4) 
Required fire hydrants shall have breakaway barrel and stem couplings.
(5) 
All fire hydrants shall be provided with reflective markers, approved by the Fire Marshal. Such markers shall be consistent with markers existing with other fire hydrants in the Township.
A. 
Sewers. All new development shall connect to a public sewer system if so indicated in the Township's current Act 537 Plan. Any variation from the approved Act 537 Plan requires approval of the Township and the Pennsylvania Department of Environmental Protection. When variation from the Act 537 Plan is granted, the Township may require the installation of a capped sanitary sewer system that will be connected to a public sanitary sewer system in the future. If the Township waives the requirements of installing a capped sanitary sewer system, appropriate easements for the installation and maintenance of sewer lines shall be provided prior to approval of the subdivision and/or land development plans.
B. 
All sanitary sewer systems shall be designed and constructed in accordance with Horsham Township and Horsham Township Water and Sewer Authority standards, as well as in accordance with Pennsylvania Department of Environmental Protection's Sewerage Manual and Domestic Wastewater Facilities Manual, latest revisions. As a prerequisite to approval, all sanitary sewer systems shall conform to the standards and procedures set forth in Pennsylvania Code, Title 25, Chapter 71, Administration of Sewer Facilities Planning Program.
C. 
This section shall be applicable to all subdivisions and land developments, whether utilizing public or private streets or driveways serving as private streets; and in the case of a subdivision or land development utilizing private streets, the subdivider or the applicant shall execute recordable covenants with the Township and/or Township Authority that, for the purposes of sewer connections, assessments and rentals, the rights and liabilities of himself and his grantees, heirs, successors, and assigns shall be the same as if his property abutted a public street.
D. 
On-lot disposal system. If public sewage disposal is not required as per the current Act 537 Plan, or variations are granted, the sewage treatment shall be on a project or individual lot basis and such private facilities must be installed by the landowner under the direct supervision of the Pennsylvania Department of Environmental Protection, Montgomery County Health Department (Sewage Enforcement Officer) or other appropriate official. As a prerequisite to approval, all on-lot sewage disposal systems shall conform to the standards and procedures set forth in Pennsylvania Code, Title 25, Chapter 71, Administration of Sewer Facilities Planning Program, Chapter 72, Administration of Sewage Facilities Permitting Program, and Chapter 73, Standards for Sewage Disposal Systems. Results of percolation tests and other data sufficient to establish that an on-site sanitary system can be provided within the requirements of state and local laws governing on-site sewer facilities, shall be submitted to Township. Final plan approval shall not be granted for any subdivision and/or land development until satisfactory evidence has been presented by the applicant to Horsham Township, the Montgomery County Health Department, Montgomery County Conservation District, and the Pennsylvania Department of Environmental Protection have determined that the lots proposed for subdivision are suitable for on-lot septic systems. Further, where suitable for on-lot systems, the final record plan of such a subdivision shall include a note stating the following: "The planning module for land development has been approved by the Pennsylvania Department of Environmental Protection, the Montgomery County Health Department, and the Montgomery County Conservation District as to the subdivision plan. However, the septic system permit has not been issued for the lot(s) upon which new building(s) are proposed. Prior to issuance of a building permit, a septic system permit shall be obtained and presented to the Zoning Officer for each new building."
E. 
The final record plan of a subdivision and/or land development shall contain a note which states that the lot(s) will be connected to the public sewerage system, if such is the case. If lot(s) are to be connected to the public sewerage system, the applicant shall submit a letter from the appropriate officer of the Municipal Authority indicating that sewage treatment capacity is available and that appropriate arrangements have been made for the extension of the Municipal Authority's sewer line to include the lot(s) created by the subdivision and/or land development.
A. 
Lighting shall be provided along public streets, within parking facilities, and recreational facilities as required by Horsham Township Council. A lighting plan shall be prepared by the developer in accordance with Article V of this chapter.
B. 
All parking areas, walkways, and passageways serving commercial and residential land developments shall be illuminated to the satisfaction of the Horsham Township Council and Township Lighting Consultant.
C. 
Where streetlights are not required by Council within residential subdivisions and land developments, individual driveway lampposts, with photo-cell, automated power switches, shall be installed at the ultimate right-of-way line for all single-family dwelling lots.
D. 
Where required by Council, streetlights and all accessory equipment shall be provided at the expense of the developer, at all intersections, end of cul-de-sacs, and between all intersections at spacing approved by the Township Lighting Consultant. As a minimum, all residential developments (or other, as required by Council) shall be constructed with a minimal number of connections (to the power source), underground streetlight wiring system (wire protected by conduit) including all accessory equipment required for future installation of streetlights (and foundations) by others. Plan for lighting and underground wiring system (energizing plan) shall be prepared by the developer and submitted for review and approval by the Township Lighting Consultant, at time of preliminary plan submission.
E. 
All streetlights, where required by Council, shall have a high-pressure sodium vapor lighting source (pole-mounted) which supplies a minimum maintained footcandle (fc) level of 0.30 fc. All lighting and accessory equipment shall be standard equipment as approved by the Township Lighting Consultant or variations as approved by Township Council.
F. 
Streetlights shall be energized at time of 50% occupancy of the development. All fees for connection and operation of such lights shall be the responsibility of the developer until Horsham Township formally accepts dedication of public improvements. Horsham Township shall coordinate energizing of lights, in accordance with the approved energizing plan. Request for electrical connection shall only be made by Horsham Township. Horsham Township shall pay all associated connection and operation fees (to PECO Energy Company) for which the developer shall reimburse the Township for connection fees and operation fees under rate SLS, on a monthly basis, including appropriate administration fees. This payment arrangement shall continue until formal acceptance of dedication of public improvements, at which time, Horsham Township shall assume these responsibilities. The developer shall warranty all parts and associated labor for the streetlighting system for the period of time from date of installation until 18 months from the date of formal acceptance of public improvements by the Township.
G. 
Upon completion of streetlight installation, the developer or his designated representative shall notify the Township Lighting Consultant and Township Engineer, in writing, of completion of lighting facilities. Copy of the electrical underwriter's certificate shall also be included with this notification.
H. 
All other proposed lighting such as building lights, sidewalk/walkway/pathway illumination, driveway illumination, signs, or other ornamental lighting, shall be shown in sufficient detail on the lighting plan, to allow determination of the effects on adjacent properties, traffic safety, and overhead sky glow.
I. 
Unless stated herein or otherwise required by Council, all lighting systems shall utilize high intensity discharge sources. Minimal maintained intensity of illumination shall be no less intense than 1.00 fc and no more intense than 3.00 fc. The incident light spill off at the development boundaries shall not exceed 0.10 fc along off-street areas and 0.30 fc along public roadways.
J. 
For freestanding lighting, all fixtures shall utilize appropriate sharp cutoff luminaires. Shielding shall be provided to screen light sources at angles above 72° from the vertical. Maximum height of freestanding fixtures shall not exceed 30 feet. Fixture heights shall be measured from the bottom of the fixture, to ground level.
K. 
For building-mounted lighting, shielding shall be provided so as to screen the light source at angles above 72° from the vertical. In all cases, lighting will not be permitted along the outline of a building(s) or along rooflines.
L. 
For canopy lighting, all fixtures shall be recessed in the canopy with no lens lower than the canopy surface. Recessed fixtures shall be shielded so that the light source is screened at angles above 90° from the vertical.
Wherever practicable, provision shall be made 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 and other amenities. Due consideration shall be given to the preservation of natural features, including large trees, groves, waterways, scenic points, historical resources, and other community assets.
A. 
General acceptability criteria.
(1) 
Scope.
(a) 
The entire mobile home development including all existing rehabilitated and proposed portions and any clearly indicated provisions for future expansion shall comply with these general acceptability criteria.
(b) 
The character and quality of any existing and rehabilitated portions of the development shall be such that they will not jeopardize the appeal and stability of the development as a whole.
(2) 
Compliance with existing standards. These standards shall not be construed as lowering the standards established by any other laws, ordinances or regulations. Whenever such other standards contain more stringent provisions than any of this chapter, the more stringent standards shall govern.
(3) 
Site conditions.
(a) 
The development shall be suitable for residential use. It shall not be subject to hazards such as insect or rodent infestation, objectionable smoke, noxious odors, unusual noise, subsidence, or the probability of flooding or erosion.
(b) 
The soil, ground water level, drainage, rock information, and topography shall not create hazards to the property or to the health and safety of occupants.
(4) 
Access to the plot.
(a) 
Character of access street. Direct vehicular access to the development must be provided by an abutting improved public street or way which is protected by a permanent easement.
(b) 
Street width and construction. The width and construction of the access streets or ways must be suitable for vehicular traffic, fire access, and/or as directed by the Township.
(c) 
Frontage on access street. The development must have reasonable frontage on the required access street, as directed by the Township.
(5) 
Individual service and facilities. The following shall be provided for each mobile home space:
(a) 
A continuing supply of safe, palatable water.
(b) 
Sanitary facilities and a safe method of sewage disposal.
(c) 
Electricity for artificial lighting and for electrical equipment used in the mobile home.
(d) 
A suitable outdoor area for service functions and outdoor living.
(e) 
Tenant storage to the extent determined by the Township in relation to the amount of storage space provided in current mobile home models.
(f) 
Parking spaces, as determined by the Township.
(6) 
Common services and facilities. The following shall be provided in appropriate locations as determined by the Township:
(a) 
Parking spaces.
(b) 
Laundry drying facilities and toilets.
(c) 
Recreation facilities.
(d) 
Management office.
(e) 
Management storage.
(f) 
Garbage and trash disposal.
B. 
Site planning and improvements.
(1) 
General. Site planning shall adapt to individual site conditions and the type of market to be served, reflect advances in site planning techniques, and be adaptable to the trends in design of the mobile home itself. Site planning shall utilize terrain, existing trees and shrubs and rock formations. A stylized pattern shall be avoided. A complete impact statement for the development shall be provided, prior to acceptance, and address all areas as required by the Township.
(a) 
Arrangement of structures and facilities. The site including mobile home stands, patios, structures, and all site improvements, shall be harmoniously and efficiently organized in relation to topography, the shape of the plot, and the shape, size, and position of structures and common facilities. Full attention shall be paid to use, appearance and livability.
(b) 
Adaptation to site assets. The mobile home unit shall be fitted to the terrain with a minimum disturbance of the land. Existing trees, rock formations, and other natural site features shall be preserved. Favorable views or outlooks shall be emphasized by the plan.
(c) 
Site plan. The site plan shall provide for a desirable residential environment for mobile homes, which is an asset to the community in which it is located. Innovation and imaginative design shall be encouraged and monotony avoided.
(d) 
Courts and spaces. Groups or clusters of units, so placed as to create interior spaces and courtyards, shall be incorporated whenever feasible.
(2) 
Mobile home stand (pad).
(a) 
Objective. The stand shall provide for practical placement on and removal from the lot of the mobile home and retention of the home on the lot in a stable condition and in satisfactory relationship to its surroundings.
(b) 
Size. The size of a development will be acceptable to the Township if it is suitable for the general market to be served by the individual proposal, meets all the zoning and subdivision requirements of the Township, and fits the dimensions of mobile homes anticipated.
(c) 
Location. The location of each mobile home stand shall be at such elevation, distance, and angle in relation to the access street and the mobile home accessway, that placement and removal of the mobile home is practical, as determined by the Township.
(d) 
Gradient. There shall be a longitudinal gradient of 0% to 5% and an adequate crown or cross-gradient for surface drainage.
(e) 
Construction. Appropriate material, properly graded, placed and compacted so as to be durable and adequate for the support of the maximum anticipated loads during all seasons shall be used. All construction and materials shall be as approved by the Township and/or as set forth in this chapter.
(f) 
Anchoring. Every mobile home placed within a mobile development shall be anchored to the mobile home stand where it is located prior to the unit being occupied or used in any other way, or the expiration of seven days, whichever occurs first. The anchoring system shall be designed to resist a minimum wind velocity of 90 miles per hour.
(g) 
Stability. All mobile homes placed within a mobile home development shall, prior to occupancy or other use, be affixed to their mobile home stands in such a way so as to prevent tilting of the unit. No mobile home shall permanently rest on the wheels used to transport the unit.
(h) 
Skirts. All mobile homes placed within a mobile home development shall, prior to occupancy or other use, have skirts installed that are designed to complement the appearance of the mobile home and are coordinated throughout the park.
(i) 
Hitch. The hitch or tow bar attached to a mobile home for transports purposes shall be removed and remain removed from the mobile home when it is placed on its mobile home stand.
(3) 
Distances between stands and structures.
(a) 
Objectives. These criteria are for the purpose of assuring privacy, adequate natural light and air, and convenient access to the units; and to provide for circulation around the unit for such outdoor uses as are considered essential to the mobile home.
(b) 
Open space depth. Open space depth is the clear open space that lies in any direction away from a mobile home stand at any point on the mobile home stand. It is measured in a line which is perpendicular (at right angles) to the stand line. This depth shall equal, at any point measured, no less than six feet plus 10% of the length of the stand. For purposes of design, the outline of the actual mobile home proposed and the outline of the mobile home stand are considered the same.
(c) 
Distances between mobile homes. The distance between mobile homes or mobile home stands shall not be less than the sum of the open space depth figured for each opposing mobile home stand. If structural additions to a mobile home are anticipated in the planning program, design distances between mobile homes must be computed on the assumption that the addition is already a part of the mobile home.
(d) 
Distance across streets. The distance from the line or corner of any mobile home stand to any stand on the opposite side of a street shall be 62 feet minimum.
(e) 
Distance to common areas. The distance from the line or corner of the mobile home stand to a street pavement, a common parking area, a common walk or other common area shall be 20 feet minimum.
(f) 
Distances to development boundaries. The distance from the line or corner of any mobile home stand to a boundary line of the development shall be adequate to protect the residential use in the development and in any case shall be not less than the following:
[1] 
Where adjoining land use (existing or permitted) is other residential use or is a local or collector street: not less than 50 feet.
[2] 
Where the adjoining land use is an arterial street or a nonresidential use: protection shall be provided by walls, solid or louvered fencing, or open fencing with appropriate planting, at distance generally not less than 50 feet from the mobile home stand.
(g) 
Lot markers. The limits of each mobile home lot shall be clearly marked on the ground by permanent flush stakes, markers or other suitable means.
(4) 
Outdoor living area.
(a) 
Objective. Private outdoor living and service space shall be provided for each mobile home. It shall be walled fenced or planted as necessary to assure reasonable privacy and shall be partially paved for garden furniture.
(b) 
Location. It shall be located for privacy, convenience and optimum use.
(c) 
Size. The minimum area shall be not less than 300 square feet with a least dimension of 15 feet.
(d) 
Paved area. The paved or hard surface area shall not be less than 100 square feet with a least dimension of 10 feet.
(e) 
Walls, fences and hedges. Visual barriers shall be of a size and character to assure reasonable privacy and visual appeal.
(f) 
Grading. Adequate crown or cross-gradient shall be provided for surface drainage.
(g) 
Construction.
[1] 
Subgrade construction shall be well-drained, uniformly graded and compacted.
[2] 
A paved area shall be provided. This shall be constructed or formed either monolithically or in movable units of weather resistant materials.
(5) 
Tenant storage.
(a) 
Objective. Adequate storage facilities on or conveniently stored in the typical mobile home.
(b) 
Design, location and size of storage facilities. Unless provided in current mobile home models, storage facilities shall be provided on the lot, or in compounds located within a reasonable distance, generally not more than 100 feet from each stand. Storage facilities shall be designed in a manner that will enhance the appearance of the development and shall be constructed of suitable weather resistant materials appropriate under the use and maintenance contemplated. They shall provide a minimum of 90 cubic feet of space.
(c) 
Comply with Subsection D.
(d) 
Fuel oil storage. In areas where oil heating of a mobile home is customary, a one-hundred-gallon fuel storage facility shall be provided in each mobile home lot. The storage facility shall be placed underground.
(6) 
Streets.
(a) 
General. Streets shall be provided on the site where necessary to furnish principal traffic-ways for convenient access to the mobile home stands and other important facilities on the property.
(b) 
Recognition of existing facilities. The street system shall be designed to recognize existing easements, utility lines, etc., which are to be preserved; and to permit connection to existing facilities where necessary for the proper functioning of the drainage and utility systems.
(c) 
Circulation. The street system shall provide convenient circulation by means of local streets and properly located collector streets. Closed ends of dead-end streets shall be provided either with and adequate paved vehicular turning circle at least 80 feet in diameter, or with another adequate turning facility.
(d) 
Pavement widths. Pavements shall be of adequate widths to accommodate the contemplated parking and traffic load in accordance with the type of street.
[1] 
All entrance streets and other collector streets with guest parking on both sides: forty-foot minimum.
[2] 
Collector street with no parking: thirty-foot minimum.
[3] 
Local street with parking on one side: thirty-foot minimum.
[4] 
Local or cul-de-sac street with no parking: twenty-four-foot minimum.
[5] 
One-way local street with no parking (acceptable only if less than 400 feet total length and serving less than 20 mobile home stands): eighteen-foot minimum.
(e) 
Alignment and gradient. Streets shall be adapted to the topography and shall have suitable alignment and gradient for traffic safety, satisfactory surface and ground water drainage and proper functioning of sanitary and storm sewer systems.
(f) 
Intersections. Street intersections shall generally be at right angles. Offsets at intersections, of streets, shall be avoided.
(g) 
Extent of improvements. The street improvements shall extend continuously from the existing improved street system to the site. They shall provide suitable access to the mobile home stand and other important facilities on the property, adequate connections to existing or future streets at the boundaries of the property, and convenient circulation for vehicles.
(h) 
Grading. Streets shall be graded for their full width to provide suitable finish grades for pavement and any sidewalks, required by the Township, with adequate surface drainage and convenient access to the mobile home stands and other important facilities on the property.
(i) 
Drainage and drainage structures. As specified in § 198-37 of this chapter and as required by the state, county, and all other applicable agencies.
(j) 
Edging. Pavements and surfaces other than cement concrete shall be protected at the edges by suitable means where necessary to prevent raveling of the wearing surface and shifting of the pavement base. Concrete curbs shall be required.
(k) 
Subgrade. The subgrade shall be of suitable material (as determined by the Township), well-drained, uniformly graded, and suitably compacted.
(l) 
Flexible pavement. Where flexible pavement is to used, materials and construction of such shall conform to the requirements of § 198-31D of this chapter.
(m) 
Rigid pavement. Where portland cement concrete is used, it shall not be less than six inches thick class "A" or stronger, on a prepared subgrade constructed in accordance with accepted practices, reinforced as required by competent design, with expansion joints where driveways and walk abut each other or the curb or other necessary points.
(n) 
Seasonal limits. Streets shall be laid during favorable weather conditions. Subgrade and base shall be frost-free.
(7) 
Access to mobile home stand.
(a) 
Objective. Convenient access shall be provided to each mobile home stand for maneuvering the mobile home into position. The access shall be kept free from trees and other immovable obstructions.
(b) 
Width. The width of the accessway shall be a minimum of 12 feet or the width required by current mobile home models plus extra width necessary for maneuvering a mobile home on a curve.
(c) 
Alignment and gradient. The accessway shall have safe alignment and gradients adequate to prevent contact of the undercarriage of the mobile home.
(d) 
Surface. Pavement of the reserved accessway is not required; use of planks, steel mats, or other means during placement of mobile home is considered satisfactory for the infrequent moves occurring with nontransient occupancy.
(8) 
Driveways.
(a) 
Extent. Driveways shall be provided on the site where necessary for convenient access to service entrances of buildings; to delivery and collection points for fuel, refuse and other material; and elsewhere as needed.
(b) 
Width.
[1] 
The driveway designed to serve a single facility or single mobile home lot shall be a full width driveway. Generally it shall be a minimum of 10 feet wide.
[2] 
Other driveways or street shall comply with this chapter or other requirements in this chapter or as required by the Township.
(c) 
Entrance. The entrance shall have a five-foot minimum curve radius or other radius adequate for safe and convenient ingress and egress.
(d) 
Horizontal alignment. The horizontal alignment shall be safe and convenient to enable backing cars out, or to provide adequate turnaround.
(e) 
Gradient.
[1] 
Gradient between vertical transitions: generally not more than 10%.
[2] 
Vertical transition: adequate for riding comfort and to prevent contact of car undercarriage or bumper.
[3] 
Crown or cross slope: generally not less than 1/4 inch per foot (2.1% slope).
(9) 
Parking spaces.
(a) 
Number. Car parking spaces shall be provided in sufficient number to meet the needs of the occupants of the property and their guests without interference with normal movement of traffic. Such facilities shall be provided at the following rate, unless otherwise required by the Township: at least one car space for each mobile home lot plus an additional car space for each two lots to provide for guest parking, for two-car tenants, and for delivery and service vehicles.
(b) 
Location. Required car parking spaces shall be located for convenient access to the mobile home stands. Usually one car space shall be located on each lot and the remainder located in adjacent parking bays.
(c) 
Typical size of off-street parking bays.
Curb Parking Angle
Minimum Width
Per Car
(feet)
Minimum Bay Depth
(feet)
90°
10
20
60°
10
21
45°
10
19
(d) 
Gradient.
[1] 
Longitudinal: generally not more than 5/8 inch per foot (5.2% slope).
[2] 
Crown or cross slope: generally not less than 1/4 inch per foot (2.1% slope).
(10) 
Walks.
(a) 
Objective. Walks shall provide safe, convenient, all-season pedestrian access, they shall be of adequate width for the intended use and durable and convenient to maintain.
(b) 
Extent.
[1] 
Individual walks shall be provided to each mobile home stand from a paved street or from a paved driveway or parking space connecting to a paved street.
[2] 
Common walks shall be provided in locations where pedestrian traffic is concentrated; for example, to the entrance, and to the office and other important facilities. Common walks shall preferably be through interior areas removed from the vicinity of streets.
(c) 
Width, alignment and gradient.
[1] 
Width, alignment, and gradient of walks shall be appropriate for safety, convenience, and appearance, and shall be suitable for pedestrian use and for the circulation of small-wheeled vehicles such as baby carriages and service carts.
[2] 
Width shall generally be at least three feet for walks on individual lots and at least four feet for common walks.
[3] 
Sudden changes in alignment and gradient shall be avoided.
[4] 
Gradients shall be between 1/8 inch per foot (1% slope) and 5/8 inch per foot (5.2% slope) wherever possible especially in areas subject to ice conditions.
[5] 
Cross slopes shall be 1/4 inch per foot (2.1% slope).
[6] 
Walks shall not be used as drainage ways.
(d) 
Construction.
[1] 
Individual walks shall be of paving stone, brick pavers, or concrete.
[2] 
Walks shall conform to all other requirements as stated in § 198-34 of this chapter.
(11) 
Exterior steps. Steps must provide safe and convenient ascent and descent for pedestrian use. They shall be of concrete and easy to maintain.
(12) 
Laundry facilities.
(a) 
Objective. Laundry facilities acceptable to the field office shall be provided. They shall be located in a centralized common facility, in decentralized common facilities, or in a combination of these to suit local preferences and the availability of washers and dryers supplied in current mobile home models.
(b) 
Drying yard size. The outdoor drying yard shall be adequate for the number of living units served, usually approximately 2,500 square feet for every 100 living units.
(13) 
Recreation facilities.
(a) 
Extent. Recreation areas and facilities, such as playgrounds, swimming pools, and community buildings, shall be provided to the extent necessary to meet the anticipated needs of the tenants the park is designed to serve. Provision of separate adult and tot lot recreation area is encouraged.
(b) 
Recreation area.
[1] 
Size. Not less than 8% of the gross site area shall be devoted to recreational facilities.
[2] 
Design. The area shall be designed appropriately for its intended use and location.
(14) 
Management office and other common facilities. The structure or structures containing the management office and other common facilities shall be conveniently located for uses intended. Consolidation of laundry, recreation, management, and other common facilities in a single building and location is acceptable if the single location will adequately serve all mobile home lots.
(15) 
Grading design.
(a) 
Objectives.
[1] 
To preserve desirable site features where practicable.
[2] 
To provide diversion of water away from buildings, patios, and mobile home stands.
[3] 
To prevent standing water and soil saturation detrimental to structures and to lot use.
[4] 
To provide appropriate finish grades for safe and convenient access to and use of lot areas with ease of maintenance and for safe access around structures for their maintenance.
(b) 
Protective slopes of unpaved areas around buildings, stands and patios.
[1] 
Grades shall slope downward from patios and stands, from all walls and foundations of structures, and from water supply wells to adequate outfalls or to drainage swales discharging to adequate outfalls.
[2] 
To vertical fall of grades generally shall be a minimum of six inches.
[3] 
The horizontal length of grades generally shall not be less than 10 feet except when restricted by lot lines or property lines and when necessary for controlled irrigation.
[4] 
The gradient shall be a minimum of 1/4 inch per foot (2.1% slope).
(c) 
Acceptable slopes of other unpaved areas.
[1] 
Areas subject to ground frost generally shall have a slope of not less than 1/4 inch per foot (2.1% slope).
[2] 
Areas not subject to ground frost generally shall have a slope of not less than 1/8 inch per foot (1% slope).
[3] 
Usable yard areas shall fall at a maximum slope of 10% away from structures, patios and stands for a minimum four foot distance, except as limited by lot lines.
[4] 
All other areas shall have slopes with a maximum ratio of three feet horizontal to one foot vertical unless held by satisfactory existing cover or rock outcropping.
[5] 
The top and bottom of banks shall be rounded for convenient maintenance.
(d) 
Stormwater disposal.
[1] 
All areas shall slope to lower elevations off the site or to drainage structures on the site.
[2] 
Unpaved drainage swales formed by intersecting slope shall be of adequate depth and width. Their longitudinal gradient shall be not less than required for other unpaved areas. Permanence and maintenance of off-site drainage ways shall be assured by public right-of-way, by easements, or by other means.
[3] 
Emergency surface drainage overflow for drain inlets or catch basins shall be provided to prevent flooding against structures and wells in the event of failure of the underground drainage structures.
[4] 
All stormwater disposal facilities shall conform to all requirements of § 198-37 of this chapter.
(e) 
Construction. Rough and finish grading shall comply with this chapter and be acceptable to the Township.
(16) 
Rough grading.
(a) 
Extent. Rough grading shall be done as necessary to prepare for required finish grading.
(b) 
Preservation of site area.
[1] 
Suitable available topsoil and desirable existing trees, shrubs, and ground cover shall be preserved and protected where practicable.
[2] 
Topsoil which is suitable and needed for later use in finished grading and planting shall be stripped from areas to be occupied by structures, parking areas, streets and driveways, and from areas to be regraded or disturbed during construction. Topsoil that has been stripped shall be piled on the site in convenient place for future use and shall be kept free of debris during construction.
[3] 
Trees to be retained shall be protected against any damage by construction or grading by boxing, planking, or other protective barriers.
[4] 
Trees to be retained in fills over six inches deep shall be provided with tree wells of adequate size, or with other suitable means of assuring aeration and normal functioning of the root system, and the lower portion of the tree trunk.
[5] 
Trees to be retained that are above proposed finished grades shall stand on broadly rounded mounds which are of adequate size to preserve the tree roots and are smoothly sloped into the lower grade.
(c) 
Subgrade. The subgrade shall be roughly established by cut or fill. It shall be approximately parallel to the proposed finished gradient with proper allowance for thickness of topsoil and other installations.
(d) 
Filled areas.
[1] 
Filled material shall be uniform in texture and free from debris, vegetative matter, large rocks, and frozen soil.
[2] 
All tree stumps, building debris, and other material detrimental to lot improvements shall be removed from the original ground to a depth of 18 inches below finish grade.
[3] 
The original ground shall be scarified to provide adequate bond and to prevent slippage of fill. Benches shall be cut into steep slopes on which fill is to be placed.
[4] 
Material shall be placed in uniform layers not exceeding eight inches after compaction.
[5] 
The earth shall be tamped or rolled to the maximum practical density to avoid settlement damaging to drainage structures, walks, driveways, lawn, planting, or other lot improvements.
(e) 
Seasonal limits. The ground shall be frost-free and the weather favorable.
(17) 
Finish grading.
(a) 
Extent. The entire area shall comply with the required grading design and the required soil quality and depth.
(b) 
Topsoil. Soil shall be suitable to support plant growth and free from stones, lumps, weeds, and debris.
(c) 
Subgrade. The subgrade shall be smoothed to provide an even surface parallel to the proposed finish grades and elevations. Allowance shall be made for the thickness of the topsoil.
(d) 
Scarifying. Where necessary, the subgrade shall be scarified to insure the proper bond between the subgrade and the topsoil.
(e) 
Spreading. Soil shall be spread uniformly and raked to eliminate irregularities and provide a smooth, even surface. Its depth shall be six inches when compacted, except that for sodded areas the thickness of the soil shall be deducted.
(f) 
Compacting. The soil shall be lightly compacted with a roller of the proper weight to minimize settlement and to provide a smooth, even, compact surface at required finish gradients and elevations.
(g) 
Seasonal limits. The ground shall be frost-free and the weather favorable.
(18) 
Stormwater management facilities.
(a) 
Objective. Facilities for the collection and disposal of surface and subsurface water shall be provided to protect structures and mobile home stands and to provide safe and convenient use of streets, lot areas and other improvements. All such facilities shall be designed and constructed in accordance with § 198-37 of this chapter.
(b) 
If downspouts are installed, they shall be directly connected to storm sewer where possible.
(c) 
Splash blocks. These shall be well-constructed of concrete and generally shall be 30 inches long and 12 inches wide. They shall be firmly embedded to prevent displacement and shall be placed at the outfall of all roof drains not proposed for connection to the storm sewer system.
(19) 
Fences, walls, and other minor structures.
(a) 
Screen fences and walls.
[1] 
Fences and walls shall be appropriately designed for the function intended and shall be substantially constructed to withstand conditions of soil, weather, and use.
[2] 
Fences or freestanding walls shall be installed where necessary for screening purposes, such as around outdoor areas, laundry yards, refuse collection points, and playgrounds.
[3] 
All fences and walls generally shall be located at least 32 feet from the street center lines and at least 24 inches from pavements, driveways, parking spaces and walks.
(b) 
Protective barriers. Fences, freestanding walls, guard rails or other suitable protective barriers shall be provided on retaining walls or around areas which, because of height or other factors, constitute a hazard to the public or to property.
(c) 
Retaining walls and cribbing.
[1] 
Retaining walls or cribbing or other engineered structures shall be installed where necessary to reduce steep slopes or prevent erosion.
[2] 
Design in accordance with sound engineering practice and constructed to withstand the load, soil conditions, weather and use.
[3] 
Retaining walls shall be constructed on stable well-drained foundations and shall be provided with properly spaced weep holes to insure subsurface drainage.
(d) 
Other minor structures.
[1] 
Street name signs, park signs, bridges and other minor structures shall be installed as necessary for the proper use and maintenance of the property.
[2] 
Such structures shall be appropriately designed and located and shall be of durable construction.
(20) 
Lawn and other ground cover.
(a) 
Objectives.
[1] 
Lawn and ground cover provided where needed to prevent erosion of swales and slopes and on other areas to obtain usable yards.
[2] 
Lawn and ground cover shall be appropriate for the use and location.
[3] 
A thick permanent stand shall be established.
(b) 
Extent. Generally installed on all areas except those covered by structures, paved or surfaced areas and planting beds, and except undisturbed areas such as woods, ravines, etc. which are to be preserved in their natural state.
(21) 
Trees, shrubs and vines.
(a) 
Objective. Planting is required to the extent needed to provide for:
[1] 
Screening of objectionable views.
[2] 
Adequate shade.
[3] 
A suitable setting for the mobile homes and other facilities.
(b) 
Extent.
[1] 
Screen planting. Adequate to screen objectionable views effectively within a reasonable time; views to be screened include laundry drying yards, garbage, and trash collection stations, nonresidential uses and rear yards of adjacent properties.
[2] 
Other planting. Adequate in size, quantity and character to provide an attractive setting for the mobile homes and other improvements, to provide adequate privacy and pleasant outlooks for living units, to minimize reflected glare and to afford summer shade.
[3] 
Existing plantings. Acceptable as required planting to the extent that it is equivalent, suitable and preserved in good conditions.
(22) 
Buffers.
(a) 
General requirements. Along all exterior property boundary lines except those which abut another mobile home development, there shall be a permanent buffer. A screen buffer of at least 25 feet in depth shall be provided wherever the mobile home development abuts existing residential uses, and where abutting other types of uses when deemed necessary by the Township Council to provide sufficient buffering and transition. A softening buffer of at least 15 feet in depth shall be provided wherever the mobile home development abuts existing commercial, office, industrial and institutional uses; any existing street drive, or parking area; or undeveloped land in a residential district. An open buffer may be permitted wherever the mobile home development abuts wooded undeveloped land in nonresidential districts, and where more extensive buffers are deemed unnecessary by the Township Council.
(b) 
Components. The minimum component of each type of buffer shall be as follows:
[1] 
Screen buffer. The primary components of a screen buffer shall be a row of evergreen trees, at a height of not less than six feet when planted, spaced not more than 10 feet apart on center, and these trees shall be of such species to attain a height at maturity of not less than 20 feet. Also required as a secondary component of the buffer is one of the following: mounding (the use of which is encouraged), provided the slopes shall be a maximum of three horizontal to one vertical (3:1 — 33.3%); visually opaque fencing not greater than six feet in height; and coniferous shrubbery. Any combination of evergreen trees, coniferous shrubs, mounding, fencing or other natural vegetation or man-made materials is allowable provided an effective visual screen at least 15 feet in height above the adjacent ground elevation in the mobile home development is achieved within a reasonable time. But whenever only vegetation is used there shall be at least a double row of evergreen trees, with the trees in one row offset five feet from the trees in the other row, and the rows at least five feet apart.
[2] 
Softening buffer. The primary component of a softening buffer shall be a row of trees, spaced not more than 25 feet apart on center, at least 25% of which shall be evergreens. The evergreen trees shall be at least six feet in height when planted and shall attain at least 20 feet in height at maturity. Any deciduous trees shall be at least 1 1/2 inches in caliper and eight feet in height when planted, and shall attain a height of not less than 20 feet at maturity. These trees shall be interspersed with other allowable components, including any other type of trees, shrubs, mounding, fencing and/or similar natural or man-made elements having a visible vertical dimension or any combination thereof.
[3] 
Open buffer. The open buffer shall as a minimum consist of grass, ground cover, and/or similar vegetative material, and may include trees, shrubs, or other natural or man-made landscaping materials, but it shall be mostly vegetative with minimal paved areas if any.
C. 
Planning permanent structures.
(1) 
General. Provide adequate facilities for the following services:
(a) 
Management office.
(b) 
Management storage.
(c) 
Laundry and toilets.
(d) 
Recreation facilities.
(2) 
Management office. The management office shall include room for the usual office furniture and supplies and shall contain a lavatory and water closet, unless the office is a part of a larger community building that has these facilities.
(3) 
Management storage. Storage space shall be provided for utility connection supplies in quantity, mobile home accessories, and maintenance materials and equipment.
(4) 
Laundry and toilets.
(a) 
Laundry facilities shall be equipped with washing machines and dryers. Satisfactory concession arrangements for washers and dryers may be accepted if suitable water, plumbing, and electrical facilities are provided for installation of such equipment.
(b) 
At each laundry locations, at least one lavatory and one water closet shall be provided for each sex. These shall be located in a distinctly marked room with sound-resistant walls and with a vestibule or screen wall which prevents direct inside view when the door is open.
(c) 
The finish material of toilet and laundry rooms shall be moisture-resistant and capable of withstanding frequent washing and cleaning.
(5) 
Light and ventilation. Sufficient natural light and ventilation proportioned to the size and intended use of the facilities shall be provided to assure satisfactory and healthful conditions. Sufficient ventilation to spaces, such as attics and basementless areas, shall be assured to prevent conditions conductive to decay and deterioration of the structure.
(6) 
Enclosed spaces. Each structure shall provide complete facilities ordinarily considered necessary to its full use and rooms of such size and so planned as to permit the proper placing of adequate furniture and equipment, appropriate to and essential for the use of the structure.
(7) 
Annual licenses. The operator of a mobile home development with lots for lease shall apply to the Pennsylvania Department of Environmental Protection and to the Horsham Township Zoning Officer on or before the 15th day of each month for an annual license to continue operation of the mobile home park. The Zoning Officer shall issue the annual license upon satisfactory proof that the park continues to meet the standards prescribed by the state agencies having jurisdiction and the standards of this article and other applicable Township ordinances. The license so issued shall be valid for one year from the date of issuance.
(8) 
Inspection.
(a) 
Upon notification to the licensee, manager, or person in charge of a mobile home development with lots for lease, the Building Inspector or Zoning Officer of Horsham Township may inspect a mobile home development after due notice to determine compliance with this article.
(b) 
Upon receipt of the application for annual license and before issuing such annual license, the Zoning Officer or other designated representative of Horsham Township shall make an inspection of the mobile home development to determine compliance with this section and any other applicable Township ordinances. The Zoning Officer or other representative shall thereafter notify the licensee of any instances of noncompliance and shall not issue the annual license until the licensee has corrected all such violations.
D. 
Structural standards.
(1) 
General. The objective of structural requirements is to obtain well-built and durable permanent structures that provide a weather-resistant shelter. To attain this objective:
(a) 
All portions of the structure subjected to exterior exposure shall be of such materials and so constructed and protected as to prevent entrance or penetration of moisture and the weather.
(b) 
Adequate precautions shall be taken to properly protect materials and construction from damage from ordinary use and from decay, corrosion, termites, and other destructive elements.
(c) 
Workmanship shall be of a quality equal to good standard practice. Materials used shall be of such kind and quality as to assure durability and economy of maintenance, all commensurate with the class of building under consideration.
(d) 
All members and parts of the construction shall be properly designed to carry all loads imposed, without detrimental effect on finish or covering materials.
(e) 
Each member shall be correctly fitted and connected.
(f) 
The structure shall be adequately braced against lateral stress.
(g) 
Adequate precautions shall be taken to protect against fire and accidents.
(2) 
Plumbing. All plumbing systems shall be new and shall comply with the latest revised Horsham Township plumbing code.[1]
[1]
Editor's Note: See Ch. 90, Construction Code, Uniform.
(3) 
Construction. All construction shall comply with the Horsham Township building codes and with all of the code revisions in force at the time of construction.[2]
[2]
Editor's Note: See Ch. 90, Construction Code, Uniform.
(4) 
Electrical.
(a) 
Wiring for lights shall be based on a demand of three watts per square foot of floor area.
(b) 
Lighting outlets shall be located over mirrors, workspaces, and equipment.
(c) 
A general illumination level of not less than five horizontal footcandles (HFC) shall be maintained with 20 to 40 footcandles available at specific work surfaces such as lavatories, laundry trays, and ironing boards.
(d) 
Separate circuits shall be provided for lighting and power. Power circuits shall be not less than 20 amperes.
(5) 
Heating.
(a) 
Service structures shall be provided with space heating equipment adequate to maintain 70° F. temperatures at outside conditions of 0° F.
(b) 
Heating equipment shall conform to Underwriters' Laboratories, Inc. standards.
(6) 
Hot water. Hot water shall be provided for lavatory and laundry room fixtures, with facilities for sufficient capacity to continuously supply three gallons per hour per mobile home lot.
(7) 
Fire resistance and means of egress. Construction shall provide assurance of safety to life by making provision to retard progress and spread of fires and by providing for means of egress which will minimize danger to life from fire, smoke, or resulting panic before structures are emptied. Structures shall comply with the latest revised Horsham Township building codes and standards.
E. 
Utilities.
(1) 
General for water and sewer systems.
(a) 
Water supply.
[1] 
An adequate supply of safe water of satisfactory quality under adequate pressure shall be furnished to all mobile homes and utility buildings. In addition, an adequate supply shall be furnished for fire protection.
[2] 
Connections shall be to a public water system.
(b) 
Sewage disposal.
[1] 
Each mobile home and utility building shall be furnished with an adequate and safe method of sewage disposal by a water carriage sewerage system.
[2] 
Connections shall be to a public sewerage system.
(2) 
Water distribution system and connections.
(a) 
Hose connections. Adequate hose connections shall be provided for watering lawns of park and utility buildings.
(b) 
Drinking fountains.
[1] 
Drinking fountains shall be provided in or near park or play areas.
[2] 
Drinking fountains shall conform to all state and local health standards.
(c) 
Individual water connections.
[1] 
An individual water connection shall be provided at each mobile home lot or pad.
[2] 
The connection shall be located a safe distance from the sewer connection in accordance with state and Horsham Water and Sewer Authority requirements.
[3] 
The connection shall consist of a riser terminating at least eight inches above the ground surface, with two three-fourths-inch valved outlets. The outlets shall be threaded so that a connection can be made from one outlet to the mobile home water piping system and the other connection can serve a garden hose.
[4] 
The riser pipe shall be protected within a concrete curb, or by a concrete collar having a minimum thickness of 12 inches and extending 12 inches from the riser in all directions.
[5] 
Adequate protection shall be provided to prevent freezing of service line, valves, and riser pipe.
[6] 
If a drain valve is included to drain the riser, an adequate return system must be provided to prevent a cross connection.
(3) 
Sewer system and connections.
(a) 
Design and construction. Sewers shall be at a grade which will insure a velocity of two feet per second (fps) when flowing full, but under no conditions will a four-inch line or a six-inch line have a slope less than 1/4 inch per foot to the main, and an eight-inch line must have a grade of 1/2% of 1% (six inches per 100 feet) or greater.
(b) 
Individual sewer connections. Each mobile home lot shall be equipped with at least a four-inch sewer connection located so as to provide a suitable connection from the home with a continuous grade that is not subject to surface drainage.
[1] 
This sewer connection shall consist of a riser with a minimum diameter of four inches. The riser shall be protected within a concrete curb or by a concrete collar at least 12 inches thick and extending 12 inches from the riser in all directions. The finished grade shall be sloped to divert surface drainage away from the connection.
[2] 
The connection between the mobile home drain and the sewer shall be watertight.
[3] 
The connection shall be equipped with couplings that will assure tight joints at the mobile home and at the drain. Provision shall be made for plugging the drain when a mobile home does not occupy the space.
(4) 
Garbage and trash disposal.
(a) 
General. The object is to dispose of garbage and trash in a safe manner without creating a nuisance or unsanitary condition.
[1] 
Wherever a public system is not reasonable, arrangements for the disposal of garbage and trash shall be approved by the State Department of Health, Horsham Township Health Authorities, and shall comply with all state and local laws and regulations.
[2] 
To be acceptable, arrangements and any agreements for garbage and trash disposal shall cover a period of at least one year.
(b) 
Collection stations. Unless individual garbage and trash collection is provided, a permanent location shall be selected for garbage and trash containers. Satisfactory racks or holders upon concrete platforms or other methods acceptable to the Township shall be provided which will minimize spillage and container deterioration.
(5) 
Master television antenna system.
(a) 
Where master television antenna systems are to be installed as part of the property to be covered by mortgage insurance, a warranty shall be obtained to assure satisfactory service.
(b) 
Distribution to mobile home stands shall be underground, but shall be in general accord with the placement of the electrical distribution system.
(6) 
Electrical distribution and exterior lighting.
(a) 
Objective. A properly installed system of wiring and appurtenances which provides electric service adequate for efficient illumination and safe operation of appliances and equipment, and which in appearance will be appropriate to the type of property under consideration shall be provided.
(b) 
Codes and local regulations. The complete electrical system shall be new and all parts thereof shall comply with local and state codes and ordinances.
(c) 
Primary lines. Primary distribution lines and service equipment installed and maintained by local utility companies shall be underground.
(d) 
Feeders.
[1] 
Feeders (secondary distribution lines) shall be installed underground except in connection with midblock fences or walls, under canopies of covered walkways, or in similarly protected locations.
[2] 
Size of feeders shall be based on 3,600 watts per mobile home space and shall be determined in accordance with the following demand factors:
[a] 
One hundred percent demand for the first 10 spaces.
[b] 
Eighty percent demand for next 10 spaces.
[c] 
Fifty percent demand for all spaces over the first 20.
(e) 
Service facilities.
[1] 
Service drops from feeder distribution shall be installed in a suitable conduit between the point of connection to feeder and the service equipment.
[2] 
A weatherproof overcurrent protection device and disconnection means shall be provided for each mobile home space. Individual mobile home space overcurrent protection device, disconnection means, and branch service shall be minimum 50 amps for 220 volt service.
[3] 
Branch service shall be installed underground and shall terminate in weatherproof receptacles located adjacent to the water and sewer outlets provided for each mobile home space. Receptacles shall be of the polarized type with a grounding conductor and shall have a four-prong attachment for 110/220 volts.
(f) 
Exterior lighting. Adequate lights shall be provided to illuminate streets, driveways, and walkways for the safe movement of vehicles and pedestrians at night.
(g) 
Underground conductors (direct burial cable).
[1] 
Continuous without splices or taps between junction boxes.
[2] 
Located not less than two feet below grade and protected from mechanical damage by a covering of one-inch-by-three-inch redwood or equivalent.
[3] 
Protected by rigid conduit at all points of entry or exit from the ground.
[4] 
Located in a separate trench not less than six feet from water, sewer, gas, or other service piping.
(7) 
Telephone service. When telephone service to mobile home stands is provided, the distribution system shall be underground.