[Amended 7-16-1990 by Ord. No. 90-2]
The following principles of subdivision and land development,
general requirements, and minimum standards of design shall be observed
by the applicant in all instances:
A.
All portions of a tract being subdivided shall be designated as lots,
roads, public lands or other land uses.
B.
Whenever possible, applicants shall preserve scenic points, historic
sites and other community assets and landmarks, as well as natural
amenities such as mature trees and waterways.
C.
Subdivisions and land developments should be laid out so as to avoid
excessive cut or fill.
D.
Applicants shall observe the ultimate rights-of-way for contiguous existing roads as prescribed in this article. Additional portions of the corridors for such roads 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 265, Zoning, of the Douglass Township Code, shall be delineated as measured from the ultimate right-of-way lines.
E.
The standards of design in this article will be used to judge the
adequacy of subdivision and land development proposals. The standards
included in these regulations are minimum design requirements. The
Township Board of Supervisors reserves the right, in any case, to
request that development features exceed these standards if conditions
so warrant.
F.
The Township Board of Supervisors may modify or adjust the standards
of this article to permit reasonable utilization of property while
securing substantial conformance with the objectives of the regulations.
G.
Floodplain land shall not be subdivided or developed except in accordance with the floodplain regulations set forth in Chapter 122, Floodplain Management, of the Douglass Township Code.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
H.
Improvement construction requirements will be completed under specification
of the Pennsylvania Department of Transportation, the Pennsylvania
Department of Environmental Protection, the Montgomery County Soil
and Water Conservation District, and other appropriate agencies. In
the event of conflict, the specification contained in this article
shall govern.
I.
The developer or builder shall construct and install, at no expense
to the Township, the roads, curbs, sidewalks, water mains, sanitary
and storm sewers, streetlights, fire hydrants, road and street signs,
shade trees, monuments and other facilities and utilities specified
in this article. Construction and installation of such facilities
and utilities shall conform to the Douglass Township Engineering Standards,
where applicable, and shall be subject to inspection by appropriate
Township officials during the progress of the work; the subdivider
shall pay for these inspections.
A.
The standards of design in this article shall be used to judge the
adequacy of subdivision proposals. Whenever the literal application
of these standards would cause undue hardship or be plainly unreasonable,
the Township Planning Agency may recommend to the Township Board of
Supervisors such reasonable modifications as will not be contrary
to public interest.
B.
The standards included in these regulations are minimum design requirements.
C.
Developers and subdividers shall, if deemed necessary by the Township
Board of Supervisors upon the recommendation of the Township Planning
Agency, provide areas and easements for schools and other public buildings,
parks, playgrounds, playfields, rights-of-way and easements for storm
and sanitary sewer facilities in any area that cannot immediately
be joined to the existing storm and sanitary sewer systems of the
Township.
[Amended 11-3-1997 by Ord. No. 97-4]
The Township Board of Supervisors may grant a modification of
the requirements of this article, through a waiver, if strict application
of these requirements would be unreasonable, provided that such modification
will not be contrary to the public interest and that the purpose and
intent of this article is observed. All requests for a modification
shall:
A.
Be in writing and part of an application for subdivision and/or land
development;
B.
State the grounds and facts of unreasonableness or hardship on which
the request is based;
C.
List the provision(s) of this chapter involved;
D.
State the minimum modification necessary;
E.
Affirm that the lot, the existing uses and/or proposed land development will have no adverse impact in regard to the purposes of this chapter as set forth in § 230-4 hereof;
F.
Not create an additional use on the lot;
G.
Allow expansion equal to 25% or less of the current existing developed
floor space area on the lot;
H.
Not allow expansion to extend into the current zoned yard-line setbacks,
regardless of locations of any other existing improvements or building
on the lot;
I.
Not infringe onto land presently used or previously designated on
an improved plan for stormwater control, for required access, for
driveways, for parking, including required parking reserve areas,
or for existing rights-of-way; and
J.
Show, if proposal includes improvements to a property that has an
existing land development plan, that new proposal is not in conflict
with improvements proposed in connection with the previously approved
land development plan.
All new streets and extensions and widening of existing streets:
A.
Shall be offered for dedication to the Township; state roads shall
first be offered to the state, county roads shall first be offered
to the county;
B.
Shall conform with the circulation element of the Township Comprehensive
Plan, as amended, Township ultimate right-of-way map, and county or
state highway plans, and be coordinated with existing streets;
C.
Shall provide appropriate access between abutting tracts of land
for immediate or future use;
D.
Shall create a road hierarchy among interior subdivision and land
development streets and exterior streets to insure proper through-traffic
flow, local access, and internal traffic distribution and flow;
E.
Shall be related closely to existing topography to assure reasonable
grades, alignment and drainage, appropriate access to lots, and to
minimize regarding and removal of vegetation;
F.
Shall be designed to continue existing streets at equal or greater
right-of-way and cartway width, as recommended by the Township Engineer
and Planning Agency.
Every street, road, or highway within the Township shall be
classified by its function as one of the following, and shall be subject
to the requirements for its classification as contained in this article:
A.
Primary arterials. Are the major highways which carry high volumes
of through traffic on an inter-community, regional, or higher level.
They are further classified into the following subclassification:
limited access highways, controlled access highways, semi-controlled
access highways. Of the primary arterials, the semi-controlled access
highway shall be the only one addressed in this article.
(1)
Semi-controlled access highway. Requires lesser restrictions on access granted to adjacent properties, and provides more frequent access points at grade level intersections than the other primary arterials. Access from individual properties, however, will be restricted as much as is reasonably possible. Route 73 (East Philadelphia Avenue and Big Road) and Swamp Pike, within the limits of Douglass Township are semi-controlled access highways. Semi-controlled access highways shall be governed by the regulations of § 230-28 of this chapter.
B.
Secondary arterials. Are those streets, road, and highways which
collect, carry, and feed medium volumes of traffic, and connect areas
within and adjacent to the Township. They are further classified into
the following subclassifications: collectors and feeders. In this
article, collectors and feeders are combined into one subclassification,
collectors.
C.
Local access streets. Are the minor streets which carry the lowest
volumes of traffic and serve primarily to provide vehicular access
to adjacent land uses. They are further classified into the following
subclassifications and are regulated as referenced therein:
(1)
Residential streets. Shall function primarily to provide vehicular access and street frontage for lots and/or buildings within a residential subdivision and/or land development in areas of the Township which are zoned R-1, R-1A, R-2, R-3 and R-4. Residential streets shall comply with the regulations of § 230-28 of this chapter.
(2)
Industrial streets. Shall function primarily to provide vehicular access and street frontage for industrial lots and land uses. Industrial streets shall function primarily to serve industrial and office development in areas of the Township that are zoned M-1 and M-2. Industrial streets shall comply with the regulations of § 230-28.
[Amended 3-7-1994 by Ord.
No. 94-2; 1-15-1996 by Ord. No. 96-1; 11-20-2000 by Ord. No. 00-3]
All streets shall conform to the following standards.
|
Right-of-Way Width
|
Cartway Width
|
Curbs Required
|
Permitted Parking
|
Additional Lane Width
| |
|---|---|---|---|---|---|
|
Semi-controlled access
| |||||
|
In R-1 and R-1 A Districts
|
100 feet
|
28 feet
|
Yes
|
None
|
12 feet
|
|
In all other districts
|
100 feet
|
52 feet
|
Yes
|
None
|
12 feet
|
|
Collectors
| |||||
|
In R-1 and R-1A Districts
|
60 feet
|
28 feet
|
Yes
|
None
|
11 feet
|
|
In all other districts
|
60 feet
|
40 feet
|
Yes
|
Both Sides
|
11 feet
|
|
Residential
| |||||
|
In R-1 and R-1A Districts
|
50 feet
|
28 feet
|
Yes
|
None
|
11 feet
|
|
In R-2, R-3, and R-4
|
50 feet
|
30 feet
|
Yes
|
1 Side Only
|
11 feet
|
|
Industrial
| |||||
|
In M-1 and M-2 Districts
|
60 feet
|
34 feet
|
Yes
|
1 Side Only
|
12 feet
|
A.
When streets follow a zoning district boundary, the street shall
conform to the design standards of the more intense zoning district.
B.
The street classifications for all existing streets and all proposed
collector streets within the Township are shown in Figure 1, the Township
Street Classification Map.
C.
All new roads in commercial zoning districts shall meet the collector
street design standards.
D.
Collector streets in residential subdivisions shall be provided in
the following cases and meet the following requirements:
(1)
When the subdivision has 50 or more dwelling units, a collector street
shall be provided and designed to carry traffic from residential streets
in the subdivision to existing streets, especially existing collector
or higher classification streets.
(2)
When a collector street proposed in the Township's 1988 Comprehensive
Plan crosses the property, as shown in Figure 1, a collector street
shall be provided that follows the alignment in Figure 1.
(3)
When the subdivision is between two or more existing collector or
higher classification streets, a collector street, that directly connects
these streets, shall be provided.
(4)
Whenever possible, residential collector streets shall be designed
to have no residential lots directly fronting on them. When this is
not possible, the lots fronting on the collector street shall have
at least 100 feet of frontage and shall contain an off-street turnaround
area designed so that vehicles will not have to back out onto the
collector street.
(5)
The Supervisors may waive the requirements outlined above where collectors
will not serve the public safety or convenience.
|
 |
E.
All new roads in residential zoning districts that are not required
to meet collector or higher classification street design standards
shall meet the residential street design standards.
F.
For semi-controlled access highways, the right-of-way width may be
reduced to 80 feet by the Board of Supervisors.
G.
For semi-controlled access highways, two lanes may be provided when
approved by the Board of Supervisors and PENNDOT.
I.
For no-curb streets, shoulder material treatment shall be provided
to control storm drainage erosion.
A.
Any street which is served by only one intersection with a through-street
shall be considered a single-access street, regardless of the street's
configuration within the proposed subdivision or land development.
Included in this classification of streets are:
B.
Single-access streets shall be subject to the requirements for their
classification of street, notwithstanding their single-access status.
C.
Permanent cul-de-sac street.
(1)
Shall be permanently closed at one end.
(2)
Shall be provided with a vehicular turnaround at the closed end with
a right-of-way radius of at least 50 feet, and a paving radius of
at least 40 feet.
(3)
Shall not exceed 500 feet in length, nor be less than 250 feet, unless
approved by the Supervisors when warranted by special conditions.
D.
Temporary cul-de-sac streets.
(1)
May be temporarily closed at one end, with the intent to extend the
street onto the abutting tract upon its development.
(2)
Shall be built to the tract boundary line at a location and grade that are logical for extension onto the abutting tract, but shall not exceed 750 feet, nor be less than 250 feet in length, unless approved by the Supervisors when warranted by special conditions, as in § 230-29C(3)(a) and (b) herein.
(3)
Shall not be extended as a cul-de-sac street, but shall be connected to another through street, unless approved by the Supervisors when warranted by special conditions as in § 230-29C(3) herein.
(4)
The developer shall show proof satisfactory to the Township that
a temporary dead-end road may feasibly and economically be extended
and forms a logical step in the circulation pattern of the area in
which it is located.
(5)
Shall be provided with a vehicular turnaround at the closed end,
abutting the tract boundary, with a paving radius of at least 40 feet.
(a)
Construction shall meet the same requirements as for a permanent
cul-de-sac turnaround.
(b)
Those portions of the turnaround extending beyond the street
right-of-way shall be located on temporary access easements, valid
only until the road is extended.
(c)
Upon extension of the street, the full rights and responsibilities
for the area of the temporary easements shall revert to the owners
of the lots on which they were located.
(6)
The developer responsible for extension of the street shall also
be responsible for the following:
(a)
Removal of all curbing and paving of the temporary turnaround
beyond the width of the street's cartway.
(b)
Installation of new sidewalk, curbing, and cartway paving to
complete the street connection.
(c)
Extension of utilities as necessary.
(d)
Repair of any improvements damaged in this process.
(e)
Grading, installation, and/or restoration of lawn areas where
affected by this removal and construction process.
E.
Multiple cul-de-sac streets.
(1)
Are single-access streets which terminate in more than one vehicular
turnaround.
(2)
Shall be avoided in favor of more desirable street layouts.
(3)
May be permitted where the length of the cul-de-sac is less than
500 feet, but more than 250 feet, measured from the through street
intersection to each turnaround.
(4)
May be permitted to exceed the 500 feet limit when approved by the Supervisors when warranted by special conditions, as in § 230-29C(3)(b), herein, or when qualified as a temporary cul-de-sac as regulated in § 230-29D herein.
(5)
Shall be served by an appropriately located emergency accessway when
required by the Supervisors.
F.
Streets which loop back to themselves.
(1)
Are single-access streets which do not terminate in a vehicular turnaround,
but instead loop back to intersect with themselves.
(2)
Shall be discouraged but may be permitted when no alternative are
determined to be feasible and preferable by the Supervisors, upon
advice of the Township Planning Agency and Engineer.
(3)
When permitted, shall meet the following requirements:
(a)
Shall not under any circumstances exceed 2,000 feet in length,
measured from the intersection with the through street, along the
entire center line around to its intersection with itself.
(b)
Shall not contain more than 45 residential lots or dwelling
units.
(c)
Shall be served by an appropriately located emergency accessway.
G.
Stub streets.
(1)
Shall be provided in appropriate locations for vehicular access to
abutting undeveloped lands when required by the Supervisors, upon
advice of the Township Planning Agency and Engineer.
(2)
Shall not be longer than the width of two building lots abutting
the street.
(3)
Shall not be provided with a vehicular turnaround.
(4)
Shall be constructed to the property line in accordance with the
standards of this article applicable to the classification of street
it will be upon extension.
(5)
Shall not provide access to more than two lots, one on each side
of the stub street.
Sight distance, horizontal and vertical curvature, maximum and
minimum street grades shall be provided on all streets in compliance
with the standards contained in this section.
A.
Horizontal curvature. Horizontal curves shall be used at all changes
in direction in excess of 1°, and shall consider distance, change
in grade, and alignment. The following standards shall be used:
(2)
Curves and tangents:
(a)
Long radius curves shall be used rather than a series of shorter
radius curves connected by tangents.
(b)
Reverse curves shall be separated and connected by a tangent
of a minimum of 100-foot length.
(c)
Curve. Tangent relationship shall follow accepted engineering
guidelines for safety and efficiency. For example, minimum radius
curves shall not be used at the ends of long tangents.
(3)
Superelevation. Semi-controlled access streets shall be superelevated
in compliance with accepted engineering standards when a curve radius
of less than 600 feet is used.
(4)
Approaches to intersection. Approaches to intersections shall follow
a straight course for a minimum of 100 feet from the intersecting
center lines.
B.
Vertical curvature. Vertical curves shall be used at changes in grade
of more than 1%, in compliance with the following requirements:
C.
Street grades. All streets shall be graded as shown on the street
profile and cross section plans submitted and approved as a part of
the preliminary plan approval process for subdivision and/or land
development. Street grades shall comply with the following:
(1)
Minimum grade for all streets shall be 1%.
(3)
Street grades in excess of 5% should be avoided wherever possible.
(4)
Street grades shall be measured along the center line.
(5)
Curve-grade combinations shall follow accepted engineering guidelines
for safety and efficiency, for example, minimum radius horizontal
curves will not be permitted in combination with maximum grades.
(6)
At all approaches to intersections, street grades shall not exceed
4% for a minimum distance of 50 feet.
(7)
The grade of the outer perimeter of cul-de-sac turnarounds shall
not exceed 4%, measured along the curbline.
(8)
All street grading shall be checked for accuracy under inspection
by the Township Engineer.
All street intersections under the jurisdiction of this article
shall be subject to the requirement of this section.
A.
Number of streets. Not more than two streets shall intersect at the
same point.
B.
Three-way/four-way intersections. Three-way or "T" intersections
shall be used instead of four-way intersections unless the four-way
intersection can be justified in terms of necessary and desirable
through traffic movements.
C.
Cul-de-sac intersections.
(1)
Intersections with permanent cul-de-sac streets shall be designed
with the cul-de-sac street extending as a side street from the through
street, rather than have a through street extend through an intersection
to terminate as a cul-de-sac.
(2)
Four-way intersections may be created using two permanent cul-de-sac
streets intersecting directly opposite one another along a through
street, when the through street is a residential or industrial street.
D.
Corrective changes to existing intersections. When existing streets
intersect at odd angles or have more than four approaches, the applicant
shall make corrective changes to bring the intersection into compliance
with this article, as required by the Supervisors, who shall first
seek the advice of the Township Engineer and Planning Agency and other
technical advisors or agencies, as appropriate. For state and county
highways, corrective changes shall comply with the requirements of
the appropriate agency.
E.
Waiver of corrective changes. The Supervisors may waive the above
requirements for corrective changes under one or more of the following
conditions:
F.
Angle of intersections.
(1)
All intersection approaches shall be designed at right angles unless
sufficient reason exists to justify a lesser angle. However, no angle
shall be less than 75° for all intersections with semi-controlled
access highways or 60° for collector, residential, or industrial
streets, measured at the center line intersections.
(2)
Where angled intersections are used it is preferable to design them
so that the heavier traffic flow will make the obliquely angled turn
rather than the acutely angled turn.
G.
Pavement and right-of-way intersection radii. Street intersections
shall be rounded with tangential arcs at the pavement edge (curbline)
and right-of-way lines as listed below. Where two streets of different
right-of-way widths intersect, the radii of curvature for the widest
street shall apply. The curves shall be concentric with each other,
when possible.
|
Type of Street
|
Minimum Radius at Pavement Edge
|
Minimum Radius at Right-of-Way Line
|
|---|---|---|
|
Semi-controlled
|
60 feet
|
25 feet
|
|
Collector
|
40 feet
|
20 feet
|
|
Residential
|
25 feet
|
15 feet
|
|
Industrial
|
40 feet
|
20 feet
|
Spacing of intersections under the jurisdiction of this article
shall be done in compliance with the regulations contained in this
section, measured from center line to center line.
A.
Semi-controlled access highways/without curbs.
(1)
Street intersections with semi-controlled access highways, without
curbs, shall be spaced a minimum of 800 feet apart when located on
the same side of the street.
(2)
When located on opposite sides of the street, street intersections
with semi-controlled access highways, without curbs, shall be located
a minimum of 800 feet apart where practicable, but may be spaced as
close as 400 feet apart if necessary and/or preferable in terms of
sight distance and other safety-related factors.
(3)
For intersection that would have to be less than 400 feet apart,
first preference should be given to locating the streets opposite
one another as a four-way intersection, otherwise the best solution
should be sought in terms of accepted traffic safety standards.
B.
Semi-controlled access highways with curbs.
(1)
Street intersections with semi-controlled access highways with curbs
shall be located a minimum of 400 feet apart wherever practicable
whether on the same or opposite sides of the street.
(2)
For intersections that would have to be less than 400 feet apart,
first preference should be given to locating the streets opposite
one another as a four-way intersection, otherwise the best solution
should be sought in terms of accepted traffic safety standards.
C.
All other streets. Street intersections with all other streets shall
be spaced the minimum distance apart as specified for the classifications
listed below, whether on the same or opposite side of the street.
D.
Offset intersections. In any case where center lines of street intersections
are or would be within 150 feet of each other, they shall be made
to coincide by relocating the street within the applicant's land,
unless additional problems of sight distances or other safety-related
problems would be created. As an alternative, relocation further away
from the offset intersection may be done in compliance with the intersection
spacing requirements contained herein, when approved by the Board
of Supervisors.
[Amended 1-15-1996 by Ord. No. 96-1]
In order to provide adequate sight lines, clear sight triangles
shall be required to be maintained along all approaches to all intersections
in compliance with the standards herein.
A.
Clear sight triangles shall be measured along street center lines,
from their point of intersection.
B.
Where differing classifications of street intersect, the higher classification
of street shall determine the dimensions used.
C.
For semi-controlled access highways, the clear sight triangle legs
shall each measure 125 feet.
D.
For collectors, the clear sight triangle legs shall each measure
100 feet.
E.
For residential and industrial streets, the clear sight triangle
legs shall each measure 75 feet.
F.
Driveway intersections. Driveways shall be located so as to provide
a clear sight triangle, measured from the intersection street center
line and the driveway center line, of not less than 30 feet.
G.
Within the area of clear sight triangles, obstructions to visibility
shall not be permitted within the following ranges of height.
(1)
For semi-controlled access highways, collectors, and industrial streets
from curb height to a minimum height of 12 feet.
(2)
For residential streets, from curb height to a minimum height of
eight feet.
(3)
Ground cover plants within the clear sight triangle area shall not
exceed one foot in height.
(4)
Grading within the clear sight triangle shall not exceed a 6% difference
measured from the elevation at any point along the top of the curb.
Existing grades in excess of 6% shall be regarded into compliance.
(5)
Exceptions may be made by the Supervisors to allow location of the
following items in the clear sight triangle:
(a)
One private sign post, provided that the post does not exceed
one foot square or diameter, and that the sign itself is above the
minimum height limit.
(b)
One shade tree, provided that, as the tree matures, the lower
branches will be kept pruned to the minimum height limit.
(c)
Existing shade trees, provided that lower branches are kept
pruned to the minimum height limit, and that the size, number, and
arrangement of trees does not impede adequate visibility. The Supervisors
may require removal of one or more trees, if necessary, to provide
adequate visibility.
[Amended 10-22-1991 by Ord. No. 91-12; 1-18-2005 by Ord. No. 2005-01; at time of adoption
of Code (see Ch. 1, General Provisions, Art. I)]
All subdivisions and land developments shall comply with the stormwater management standards found in Chapter 222, Stormwater Management, of this Code.
A.
No proposals will be approved with a property line extending through any portion of an existing building, except where that property line follows a party wall separating semidetached or attached units, in accordance with Chapter 265, Zoning, of the Douglass Township Code.
B.
When existing buildings are retained:
(1)
Minimum building setbacks shall be met or exceeded, in respect to
all new lot lines created for the districts in which the buildings
are located, even if this results in a lot area or dimensions in excess
of the otherwise applicable minimums.
(2)
Buildings set back in excess of the applicable minimum are encouraged,
in respect to all new lot lines created, when the height and/or bulk
of the existing building significantly exceeds that of proposed, abutting
development. For tall buildings, a setback equal to the height of
the building is required.
(3)
Run-down buildings shall be rehabilitated to conform in quality with
proposed new development.
(4)
Structurally deficient buildings shall be rehabilitated in conformance with Chapter 94, Building Construction, of the Douglass Township Code, and BOCA Property Maintenance Code.
(5)
Additions to retained buildings shall conform in all respects to the requirements of the Chapter 265, Zoning, of the Douglass Township Code, applicable to the district in which the building is located.
(6)
Historical or culturally significant buildings shall retain their
respective characters, to the greatest extent practical.
(7)
In nonresidential districts, retained buildings shall be provided with adequate parking, service, and landscaped areas in accordance with Chapter 265, Zoning, provisions for the intended use. If the applicant cannot specify the intended use, then the most land consumptive provisions shall be applied, to ensure sufficient land areas for uses permitted in that district.
(8)
The building setback lines, existing and proposed buildings, driveways,
parking areas, walks, and other similar information shall be shown
on the plan, with a note added describing the buildings, and their
intended purposes.
(9)
No plan approval will be granted to a subdivision or a land development
unless and until the above requirements are complied with to the satisfaction
of the Township Supervisors, upon recommendation of the Township Planning
Agency and Engineer.
C.
When existing buildings will be removed:
(1)
The plan must show the location and include a brief description of
the building(s) to be removed.
(2)
Plan approval will be granted upon written agreement to the expeditious removal of buildings intended for removal, in conformance with applicable Township requirements and procedures regarding demolition of buildings and disposition of the reusable parts and/or disposal of the rubble. If the building will not be removed immediately, a financial guarantee must be posted for its removal, in compliance with Articles V and VI, herein.
[Amended 10-22-1991 by Ord. No. 91-12]
A.
The requirements for driveways shall be the standards of the Pennsylvania
Department of Transportation regarding access to and occupancy of
highways by driveways and local roads (Pennsylvania Code, Title 67,
Chapter 441, as amended). Driveway access to State highways shall
be subject to the permit process of that Department. Driveway access
to Township roads shall be subject to the standards, requirements,
and processing of this section and the requirements of the Township
Driveway Regulations.
B.
Proposals whose anticipated traffic volumes will require low, medium,
or high volume driveways shall be submitted to the Township Planning
Agency in tentative sketch form, for their evaluation of the general
suitability of the location's classifications and design of driveways
proposed.
C.
Proposals with five or more minimum use driveways along any one street or road shall also be submitted as in § 230-36A above.
D.
Following evaluation by the Township Planning Agency, the applicant
may submit plans to the state or Township for formal approval and
issuance of permits.
E.
No driveway location, classification, or design shall be considered
finally approved until permits have been granted by the state and/or
Township and preliminary plan approval has been granted by the Board
of Supervisors for the subdivision and/or land development which the
driveway(s) will serve.
F.
Driveway crossings shall be designed in compliance with the Douglass
Township Engineering Standards.
[Amended 1-15-1996 by Ord. No. 96-1]
The following standards shall apply to driveways which intersect
public or private streets, in order to facilitate safe and efficient
access between streets and driveways.
A.
Location.
(1)
Driveways shall be so located as to provide adequate sight distance at intersections with streets in accordance with the criteria set forth in § 230-36A, above.
(3)
Driveways shall be located, designed and constructed in such a manner
as not to interfere with or be inconsistent with the design, maintenance
and drainage of the highway. Driveway culverts shall be utilized,
as necessary, to convey highway ditch drainage under driveways.
C.
Choice of streets. When streets of different classes are involved,
the driveway shall provide access to the street of lesser classification
unless this requirement is waived by the Supervisors for reasons of
sight distance, incompatibility of traffic, grading, drainage, or
other major reasons.
D.
Number of driveways.
(1)
Properties with frontages of 100 feet or less shall be limited to
one curb cut.
(2)
Not more than two curb cuts may be permitted for any single property,
tract, or lot, for each street frontage.
(3)
More than two curb cuts per street frontage may be permitted only
if anticipated traffic volumes warrant more than two, and when supported
by a traffic study prepared by a qualified traffic engineer.
E.
Drainage. Provisions for drainage and stormwater runoff shall comply
with the Douglass Township Engineering Standards.
F.
Stopping areas. Regardless of the driveway classification, all driveways
shall be provided with a stopping area within which the grade shall
not exceed 5%. The stopping area shall be measured as follows:
Parking areas and related internal driveways shall be governed
by the following:
A.
Off-street parking facilities shall be provided in compliance with the parking requirements of Chapter 265, Zoning, of the Douglass Township Code, and the regulations contained herein,
B.
Angled or perpendicular parking shall not be permitted along public
or private streets, except where specifically permitted by this or
other ordinances.
C.
A maximum of 15 parking spaces shall be permitted in a row without
a landscape island of 10 feet in width; this island shall contain
not less than 200 square feet of planting area.
D.
Parking shall not be permitted along driveways which serve as the
main entrance(s) or exit(s) to parking areas with a capacity of 150
cars or more.
E.
Parking areas shall not be located closer than 20 feet from any tract boundary line, nor less than 20 feet from any ultimate right-of-way line. These areas shall be landscaped in accordance with the requirements of § 230-47D(2)(a), Softening buffer.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
F.
Where the edge of a parking area is located closest to a street, driveway, or other parking area, and the provisions of § 230-38E, above, do not apply, a minimum separation of 10 feet shall be provided between these features. This spacing shall consist of a raised landscaped area, preferably curbed with planting in conformance with § 230-48.
G.
In any residential parking area where rows of parking spaces are parallel to one another, and not separated by a driveway, a raised and/or curbed planting strip shall be provided between the rows. Said strip shall have a minimum width of at least 10 feet, planted in accordance with § 230-48.
H.
In any residential parking area where a single row of parking spaces is located between two driveways, a raised and/or curbed planting strip shall be provided between the row of parking spaces and one driveway. Said strip shall have a minimum width of five feet, planted in accordance with § 230-48.
I.
Dead-ended parking areas shall be discouraged when the required parking
capacity can be accommodated in a layout that permits more convenient
vehicular movements. However, extraneous through-traffic flow should
be avoided.
(1)
Up to 50 parking spaces may also be located in a dead-ended parking
area if there is no more desirable feasible alternative, and sufficient
back-up area is provided for the end stalls.
(2)
More than 50 parking spaces may be located on a dead-ended parking
area only if a turnaround area is provided at the closed end, suitable
for passenger car turning. The turnaround area may be circular, "T"
or "Y" shaped, or other configuration acceptable to the Board of Supervisors.
J.
Residential parking areas shall be divided into sections of not more than 36 cars each, with sections separated as required by § 230-48. The total number of parking spaces permitted in a parking area comprised of such section shall be 200.
K.
Parking areas for 150 cars or more, for nonresidential purposes, shall be divided into sections by landscaped planting strips a minimum of 10 feet wide, in compliance with § 230-48.
[Amended 3-19-2007 by Ord. No. 2007-01; at time of adoption of Code (see
Ch. 1, General Provisions, Art. I)]
L.
The following requirements apply to driveways within sites proposed
for developments:
(1)
A smooth transition shall be provided between the driveway section
required for access to a public street and the driveway(s) required
for internal site circulation.
(2)
Main access driveways (entrance-exit), and service drives handling
large trucks shall be a minimum paved width of 30 feet with one lane
in each direction.
(3)
Access driveways which are clearly secondary in importance may be
reduced to 26 feet in paved width.
M.
Parking spaces shall be a minimum of 10 feet by 20 feet, except that
where the vehicles may overhang a planting strip, a two-foot widening
of the planting strip shall permit a two foot reduction of parking
space to 18 feet.
Rear lots, as defined herein, may be permitted by the Supervisors,
in accordance with the following standards and criteria:
A.
Purpose of rear lotting.
(1)
To preserve existing farmland and/or rural appearance and character
by locating new development remote from existing road frontage, especially
when new development can be screened from view by intervening topographic
features such as hills and/or wooded areas.
(2)
To permit reasonable subdivision of land which is physically constrained
by unusual configuration of the tract or limited road frontage, and
which could not be subdivided in a desirable manner using conventional
streets and lotting patterns.
(3)
To permit an alternative to the use of local access streets where
such streets cannot be justified in terms of the number of lots served,
volumes of traffic generated, and/or the need to extend, supplement,
or otherwise support or reinforce an established road pattern or traffic
circulation plan for the area surrounding the proposed subdivision.
B.
Parts of a rear lot. Rear lots shall be comprised of two parts, the
access strip and the body of the lot, in compliance with the following
standards:
(1)
The access strip shall be a minimum of 50 feet wide for its entire
length, including that portion which abuts a public street right-of-way
for access.
(2)
When necessary or desirable for grading, drainage, or preservation
of natural features, such as trees, the access strip shall be widened
beyond the fifty-foot minimum as necessary.
(3)
The access strip shall be a fee simple part of the rear lot, and
shall not be a separate parcel of easement.
(4)
The body of a rear lot shall comply with all the minimum dimensional
requirements of the zoning district in which it is located. The area
of the access strip shall not be counted toward the minimum lot area
requirement.
C.
Review factors. In reviewing applications for rear lots, the following
factors will be considered by the Supervisors, Township Planning Agency
and Engineer.
(1)
The amount of road frontage and configuration of the property being
subdivided.
(2)
The sizes and number of lots proposed, including both the total number
of lots and the number of rear lots.
(3)
The type and character of road which the tract abuts.
(4)
The topography of the parcel of being subdivided, with an emphasis
on trees and slopes.
(5)
The character of the surrounding area in two respects:
(6)
The development status of the surrounding sites.
(7)
The visual character preferred for the tract; that is, whether it
is better to see a lot of houses abutting the road, or to "hide" some
in rear areas to reduce the perceivable density of development.
(8)
Whether rear lots would set an undesirable precedent for nearby sites.
(9)
The economic impact of required road construction as compared to
the use of access strips.
(10)
The visual and physical impacts of road construction as compared
to the use of access strips.
D.
Design standards for rear lots.
(1)
The length of the access strip shall be kept to a minimum.
(a)
As a guide, the preferred length is approximately equal to the
depth of one lot which complies with the minimum lot width and area
requirements of the district in which it is located.
(b)
No access strip should exceed three times the lot depth described in § 230-39D(1)(a) above, unless the primary purpose of the additional length is to preserve farmland or other land for preservation of agriculture or rural character, by locating new development remote from road frontage.
(2)
The location of the access strip should be logically relative to
the body of the rear lot, surrounding property configurations, and
natural features of the land, and it shall intersect the public street
at a safe, visible location.
(3)
Turns greater than 60° should be avoided in access strips.
(4)
Driveways serving access strips shall comply with the Township's
Engineering Standards for drainage and cartway, from the edge of road
pavement to a distance of 50 feet beyond the ultimate right-of-way
line of the road.
(5)
When two access strips abut, they should share a common access point
and driveway from the edge of pavement to a distance of 50 feet beyond
the ultimate right-of-way line of the road, from which point either
one common driveway or two individual driveways may continue. The
shared portion shall be a minimum of 18 feet wide.
(6)
When more than two access strips would abut one another, one common
driveway shall be required, with appropriate cross-easements, to serve
the multiple access strips. Such a common driveway shall be constructed
in compliance with the Township's engineering standards.
E.
Provisions for future roads. The Supervisor may permit the use of
rear lots where one or more access strips are intended to serve as
a rights-of-way for a road which will serve future lotting. The following
regulations shall apply:
(1)
Legal guarantees shall be provided to assure future use of any access
strip proposed for future use as a road, subject to approval of the
Township Solicitor.
(2)
The road shall be constructed or financially guaranteed at the applicant's
expense.
(3)
Access strips legally and financially guaranteed for future use as
roads may comprise the legal and physical access to otherwise landlocked
residual parcels only if the access is irrevocably guaranteed.
(4)
An overall tentative sketch plan shall be submitted as part of the
proposed subdivision, to show how the rear lotting and reservation
of access strips for future roads forms a logical and appropriate
first phase in subdivision of the entire tract, and/or how it will
allow interconnection with adjacent tracts.
(5)
When the road is constructed, any access strips which are no longer
needed shall revert to the owners of the abutting lots, in accordance
with the terms agreed to as part of the original preliminary plan
approval which created the access strips.
The length, width and shape of blocks shall be guided by the
following:
A.
Minimum dimensional requirements of the applicable zoning district as set forth in Chapter 265, Zoning, of the Douglass Township Code.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
B.
Respect for existing natural features which may constrain subdivision
or land development.
C.
Need to provide efficient, convenient and safe pedestrian and vehicular
circulation.
D.
Suitability of lotting pattern and building sites created by the
blocks.
B.
Deep, narrow lots are to be avoided, except that lots for attached
dwelling units may receive special consideration.
C.
Wide, shallot lots are to be avoided.
D.
Every lot shall contain a building envelope suitable for the type(s)
of development proposed.
E.
Every lot shall have frontage of at least 50 feet along the ultimate
right-of-way line of a street.
F.
Lot lines shall be drawn parallel, concentric, at right angles, or
radial to the right-of-way line whenever feasible and not otherwise
justifiable by existing, permanent, natural or man-made features.
All permanent and temporary cutting, filling, grading, regarding,
and/or other forms of earth-moving activities shall be known as "grading"
and shall be conducted only in compliance with the Township's engineering
standards and the following requirements:
A.
All grading shall be set back from property lines a sufficient distance
to prevent any adverse effect on adjacent properties.
B.
Wherever grading will increase the volume or velocity of stormwater
flow toward a property line, the applicant shall install and maintain
drainage facilities sufficient to prevent adverse effects on the adjoining
property, in compliance with the Township's engineering standards.
The construction and operation of these drainage facilities shall
not cause any adverse effect on abutting properties.
C.
Along property lines, where grading creates an abrupt dropoff from
the abutting property in contrast to a previously existing gradual
change, the applicant shall be required to install a fence or other
suitable protective barrier.
D.
A permit shall be required for grading operations. Permits shall
be issued by the Zoning Officer upon recommendation of the Township
Engineer for each tract, lot, parcel, or site which comprises a separate
operation, unrelated to or not contiguous with nearby grading proposed
or performed by the applicant. A permit shall not be required in the
following situations, however:
(1)
For an excavation which does not exceed 20 cubic yards total material
removed.
(2)
For a fill which does not exceed 20 cubic yards of material deposited.
(3)
For an excavation below finished grade for basements and footings
for a single-family detached or two-family dwelling, swimming pool,
or underground structure authorized by building permits, excavation
for a driveway for a single-family detached or two-family dwelling,
or the regrading of such excavated materials into the site from which
they were excavated.
E.
A site grading plan shall be required for all major subdivision and/or
land development plans as part of the preliminary plan application.
The Township Engineer may require a site grading plan for other proposals
where the effects of grading may be a concern.
F.
Final grading slopes shall not exceed three horizontal to one vertical
unless special bank protection and/or walls are provided and approved
by the Township.
G.
During grading operation, necessary measures for dust control shall
be implemented.
H.
Construction equipment shall not be allowed to cross flowing streams
unless a permit to do so has been obtained from DEP or a waiver has
been granted.
I.
Approval of a soil erosion plan shall be obtained from the Montgomery
County Conservation District for all land disturbance areas unless
such approval is not required by the Township.
J.
Topsoil preservation. Topsoil must be removed from areas of construction
and stored separately. There shall be no release of excess topsoil
from the site until the entire site, other than that portion where
there are buildings, other impervious surface coverage, or undisturbed
natural areas, has been graded with a minimum of eight inches of topsoil.
All areas of the subdivision shall be stabilized by sodding, or other
materials as required by the Township Engineer, on slopes in excess
of three horizontal to one vertical as shown on the final grading
plan.
[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]
It is the intent of these landscape planting requirements to
conserve existing attractive, healthy, noninvasive plant communities,
such as woodlands, make improvements to repair disturbances caused
by development, and to require new landscape plantings in critical
areas of new developments in order to:
A.
Reduce soil erosion and protect surface water quality by minimizing
clearing of existing woodlands or tree masses.
B.
Reduce stormwater runoff velocity and volume by providing planting
areas where stormwater can infiltrate and/or evapotranspirate.
C.
Improve air quality by conserving existing or creating new plantings,
which produce oxygen and remove carbon dioxide from the atmosphere.
D.
Provide animal habitat.
E.
Provide wind breaks, shade, and other microclimate benefits of trees
and landscape plantings to help conserve energy.
F.
Conserve historically, culturally, or environmentally important landscapes
such as wooded hillsides, scenic views, or aesthetic natural areas.
G.
Preserve and enhance property values through the implementation of
good landscape architectural standards.
H.
Provide planted buffers between land developments, which act to visually
integrate a development into the existing landscape.
I.
Preserve scenic views and elements of the Township's rural character
by minimizing views of new development from existing roads.
J.
Enhance the aesthetic appearance of the community and provide privacy
and beauty.
K.
Improve traffic flow in parking lots by requiring planted parking
islands and medians to separate traffic.
L.
Improve the environment for pedestrians along streets, parking lots,
and other pedestrian areas.
M.
Integrate stormwater management and landscape design to aesthetically
improve stormwater management facilities, such as detention basins
and rain gardens, without impairing function.
N.
Promote sustainably designed parking lots incorporating guidelines
provided in the Montgomery County Planning Commission guidebook "Sustainable
Green Parking Lots" to improve stormwater control on large paved surfaces,
and to provide additional environmental benefits including shade cooling
to reduce the heat island effect.
O.
Incorporate appropriate native plants into the suburban environment
to promote greater landscape resiliency and to enhance natural environments.
[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]
A landscape plan shall be submitted as part of all subdivision
and land development plan submissions. The landscape plan shall be
prepared by a qualified professional such as landscape architect,
arborist, horticulturist, urban forester, nurseryman or landscape
designer. The landscape plan shall depict a planting design that mitigates
the impacts of the proposed site activity, is coordinated with the
proposed development and the surrounding community character, and
complies with at least the minimum planting requirements of this article.
A.
Preliminary landscape plan requirements. Preliminary landscape plans
shall show the following:
(1)
Existing attractive, healthy, noninvasive mature trees, 12 inches
in caliper and larger, woodland, and tree masses marked "TO REMAIN."
(2)
Existing mature trees, 12 inches in caliper and larger, woodland,
and tree masses marked "TO BE REMOVED." Calculated woodland tree removals
and individual mature tree removals shall be listed on the plan.
(3)
Location of all proposed landscaping including: required street trees,
stormwater basin landscaping, parking lot landscaping, property line
buffers, and site element screen landscaping.
(4)
A planting schedule listing the scientific and common name, size,
quantity, and root condition of all proposed plant material.
(5)
A schedule showing all landscape requirements, calculation tables,
and plantings proposed for each category.
(6)
All existing and proposed contours at two-foot intervals to determine
the relationship of planting and grading areas with slopes in excess
of 3:1 shall be highlighted on the plan.
(7)
Planting details, including method of protecting existing vegetation
during construction, and landscape planting methods.
(8)
The location of floodplains, wetlands, and other natural features
that may affect the location of proposed streets, buildings, and landscape
plantings.
(9)
Information in the form of notes or specifications concerning seed
mix, seeding methods, sodding, ground cover, mulching, and the like,
etc.
(10)
Plan scale, date, North arrow, and location map with zoning
district designations for the site and adjacent properties.
(11)
Location and character of all existing and proposed buildings
and structures.
(12)
Location of all existing and proposed roads, parking, service
areas, and other paved areas.
(13)
Location of all outside storage and trash receptacle areas.
(14)
Sidewalks, berms, fences, walls, freestanding signs, and site
lighting.
(15)
Existing and proposed underground and aboveground utilities
such as site lighting, transformers, hydrants, manholes, valve boxes,
etc. (Reference may be made to other submission drawings.)
B.
Final landscape plan requirements.
(1)
In addition to the requirements for preliminary landscape plan requirements (§ 230-44A), final landscape plans shall show the following:
(a)
Profile and details of any stormwater facilities including bioretention
basins and rain gardens. Cross-sectional and longitudinal details
shall be included to show proposed grades, slopes, and plantings.
(b)
Specification of proposed amended soils appropriate for the
type of plantings provided.
(c)
Operations and management plan describing how all of the landscape
and stormwater improvements will be managed and maintained.
(2)
A detailed cost estimate shall be submitted with the public improvement
escrow, showing the value of all proposed landscaping, including all
labor, materials, and guarantee. This condition may be satisfied through
a land development agreement with sufficient and appropriate financial
guarantees.
(3)
Certificates. When approved, the landscape plan must show:
[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]
A.
Preservation of existing vegetation.
(1)
All subdivisions and land developments shall be laid out in such
a manner as to minimize the removal and/or disturbance of attractive,
healthy, noninvasive trees, shrubs and other vegetation on the site.
It shall be incumbent on the applicant to prove that the plan minimizes
vegetation removal and disturbance, given the permitted development
proposal. Special consideration shall be given to mature specimen
trees, wetlands, floodplains, steep slopes, riparian corridors, Pennsylvania
Natural Diversity Inventory (PNDI) wildlife habitats, and ecologically
significant woodlands.
(2)
The applicant shall prove to the satisfaction of the Board of Supervisors
that vegetation removal is minimized. If challenged by the Township,
the applicant shall produce evidence such as written documents or
plans certified by a registered landscape architect or other qualified
professional showing that no more desirable layouts are possible and
no alternative clearing or grading plan would reduce the loss of mature
trees, tree masses, and woodlands.
(3)
Tree inventory. An inventory of all trees 12 inches in caliper and
larger on the site of the proposed subdivision and/or land development
shall be conducted. The inventory shall include an identification
of size, species, and condition. The use of annotated aerial photographs
at a scale to include sufficient detail to allow the quantification
of trees may be used to show compliance with this requirement. 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. A calculation and
estimate of existing trees to be removed shall be performed before
any clearing commences and shall be documented on the submitted landscape
plan.
B.
Tree replacement planting requirements:
(1)
Size requirements:
(a)
As part of the tree count all trees required to be counted shall
be designated "TO REMAIN" or "TO BE REMOVED."
(b)
Each tree measuring 12 inches DBH to 18 inches DBH which is
designated "TO BE REMOVED," as outlined above, shall be replaced with
at least one tree of not less than 2.5 inches in caliper at the time
of planting.
(c)
Each mature tree greater than 18 inches DBH which is designated
"TO BE REMOVED," as outlined above, shall be replaced with one or
more trees whose total trunk diameter (measured by caliper as nursery
stock) equals or exceeds the total inches in DBH of the tree(s) removed.
No individual replacement tree may be less than 2.5 inches in caliper
when planted.
(d)
Existing vegetation designated "TO REMAIN," in accordance with § 230-45B(1)(a), above, as part of the landscaping of a subdivision or land development shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. A temporary, sturdy physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the dripline. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier and shall remain until construction is complete. The barrier shall be shown on the erosion and sedimentation control plan and the landscape plan. Reference to the installation of tree protection shall be included in the sequence of construction notes to insure incorporation of tree protection before the earliest stages of site disturbance.
(2)
The total tree removal impact of woodland areas designated "TO BE
REMOVED" shall be measured by a forest density survey that calculates
the approximate quantity of trees (with 12 inches or greater DBH)
per square foot area. Calculated woodland tree removals and individual
mature tree removals shall be listed on the plan.
(3)
Replacement trees shall be planted on the site to mitigate for the
existing trees removed, in addition to other landscaping requirements.
Proposed replacement tree plantings shall be listed on the plan.
(4)
Calculation and estimation of existing trees shall be performed before
any clearing commences and shall be documented on the plan.
(5)
A 10% reduction in the total number of required replacement trees
for trees between 12 inches and 18 inches and/or a 10% reduction in
the calculated total DBH of trees greater than 18 inches that are
removed may be granted to an applicant. The applicant must demonstrate
through a site analysis that the proposed development design and corresponding
tree replacement proposal maximizes and enhances a site's ecological
health functions. This reduction is at the sole discretion of the
Township Board of Supervisors based on any reviews by a landscape
architect, arborist, or other professional deemed necessary to determine
the benefits of the applicant's proposal. This reduction would serve
to reduce the total number of replacement trees required.
(6)
Replacement trees may count toward the total number of required street
trees or property line buffer trees. If the number of replacement
trees required exceeds the total number of street and buffer trees
required, the applicant shall be responsible for planting the remaining
replacement trees either on-site or off-site at another location as
designated by the Township Board of Supervisors.
[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]
A.
Requirements for plantings. Street trees shall be required:
(1)
Along all existing public or private streets when they abut or lie
within the proposed subdivision or land development except where existing
trees serve to meet the planting requirement.
(2)
Along all proposed public or private streets.
(3)
Along all access driveways that serve five or more residential dwelling
units.
(4)
Along all access driveways that serve two or more nonresidential
properties.
(5)
Along major walkways through parking lots and between nonresidential
buildings, as recommended by the Board of Supervisors.
B.
Waiver applicability. The street tree requirement may be waived by
the Board of Supervisors to maintain scenic views of open space, farmland,
hedgerows, natural, or other valued features.
C.
Planting standards. Street trees shall be located between the ultimate
right-of-way line and the building setback line and shall meet the
following standards:
(1)
Trees shall be planted a minimum distance of five feet and a maximum
distance of 15 feet outside the ultimate right-of-way line. However,
in certain cases, as follows, the Board of Supervisors may permit
trees to be planted within the ultimate right-of-way:
(a)
In areas, such as existing villages, where planting areas may
be located within the ultimate right-of-way.
(b)
In cases where closely spaced rows of street trees may be desirable
and future street widening is considered unlikely.
(c)
Applicants are encouraged to plant street trees in vegetated
planting areas ("verges") located between the curb and the sidewalk,
especially along public roadways to provide increased separation between
moving traffic and pedestrians. Verges should ideally be eight feet
in width but should be at least a minimum of six feet in width and
planted with grass and/or groundcover.
(2)
In nonresidential developments, trees shall be located within a planting
area that is at least 10 feet in width between the ultimate right-of-way
and the building setback line, planted with grass or groundcover.
In areas where wider sidewalks are desirable, or space is limited,
tree-planting pits may be used.
(3)
Trees shall be located so as not to interfere with the installation
and maintenance of sidewalks and utilities. Trees shall be planted
such that their trunks are a minimum distance of three feet from curbs
and sidewalks, 12 feet from overhead utilities, and six feet from
underground utilities. Where trees are not able to be located the
minimum distance from overhead utilities due to space limitations
or other reasons, the species of tree shall be changed to one that
grows to a lower mature height as recommended by the Township.
(4)
Tree species shall be selected based on appropriate growth rates
and mature heights for use beneath and adjacent to overhead utility
lines.
(5)
Trees shall be planted at a rate of at least one tree per 35 linear
feet of street frontage or fraction thereof. Trees shall be distributed
along the entire frontage of the property, although they need not
be evenly spaced.
(6)
Trees shall comply with the requirements of § 230-52, herein. The use of tree species selected from the List of Recommended Plant Materials is required (Appendix A).[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(7)
Trees shall be a minimum of 2.5 inches in caliper when planted.
[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]
A.
Use requirements. Buffer plantings shall be installed in subdivisions
and land developments to integrate new development with its surroundings,
to separate incompatible land uses by providing screening and to minimize
or eliminate views to certain site elements in compliance with the
following regulations:
(1)
Buffer plantings shall be required for the following types of development and as otherwise specified in Chapter 265, Zoning:
(2)
An on-site investigation by the applicant shall determine the adjacent
land uses along each property boundary. In the case of vacant land,
the existing zoning shall be used. The existing or zoned uses shall
be noted on the plan. In the case of several permitted uses on a site,
the most restrictive landscaping requirements shall apply. The municipality
shall have final approval of interpretation of land uses or Zoning
Map.
B.
Buffer area location and dimensions.
(1)
A buffer planting area of not less than 25 feet in width shall be established along all property lines and external street boundaries of the tract proposed for subdivision or land development, unless otherwise specified in Chapter 265, Zoning. Where zoning regulations allow building setbacks less than 25 feet, the buffer area may be reduced to the required building setback distance. The planting area shall not contain buildings or other accessory uses.
(2)
The buffer area may be included within the front, side, or rear yard
setback.
(3)
The buffer area shall be a continuous pervious planting area consisting
of canopy or street trees, small understory trees, and shrubs, with
grass or ground cover. No paving shall be permitted within the buffer
areas except for driveway crossing and/or walkways and sidewalks.
(4)
Parking is not permitted in the buffer area.
(5)
Stormwater basins are permitted in the buffer area provided that
the visual screening requirements of the buffer are met.
C.
Minimum plant material requirements. The following requirements are
minimum standards; additional plant material, grading treatments,
or architectural elements may be included in the plan, at the applicant's
discretion.
(1)
Existing healthy trees, native trees, shrubs, or woodlands may be
substituted for part of all of the required plant material at the
discretion of the Township's Board of Supervisors. All invasive plants
on a given property must be cleared before this substitution takes
place in order to ensure that healthy plants exist. The minimum quantities
and/or visual effect of the existing vegetation shall be equal to
or exceed that of the required buffer. The developer must demonstrate
how these existing trees, shrubs or woodlands equate to the type of
buffer required.
(2)
Existing topographic conditions, such as embankments or berms, in
conjunction with existing vegetation, may be substituted for part
or all of the required property line buffers at the discretion of
the governing body. The minimum visual effect shall be equal to or
exceed that of the required buffer or screen.
D.
Minimum buffer planting requirements.
(1)
The minimum planting requirements shall be determined by the intensity
of the proposed land use and the adjacent land use, vacant land, or
zoning district, according to Table 1.
|
Table 1
Property Line Buffers
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[See § 230-47D(2) for the description of softening, filtering and screening buffers]
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Adjacent Uses
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Proposed Use
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Office/Institutional and Recreation
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Commercial/Industrial
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Expressway Route 100
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Single-Family Detached
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Single Family AttachedC
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Multifamily/Mobile Home Park
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Office/institutionalA
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Softening
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Softening
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Screening
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Screening
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Screening
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Screening
|
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Commercial/industrial
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Softening
|
Softening
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Screening
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Screening
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Screening
|
Screening
|
|
Single-family detached
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Screening
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Screening
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Screening
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Softening
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Filtering
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Screening
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Single-family attached
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Screening
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Screening
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Screening
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Filtering
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Softening
|
Screening
|
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Multifamily, mobile home
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Screening
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Screening
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Screening
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Screening
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Screening
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Softening
|
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RecreationB
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Softening
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Filtering
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Screening
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Softening
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Softening
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Softening
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NOTES:
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|---|---|
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A
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All uses in office/limited industrial parks shall be considered
office/institutional uses.
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B
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I.e., playing fields, golf courses, swim clubs, etc.
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C
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Includes twin homes, duplexes, and townhouses.
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(2)
In accordance with Table 1, for every 100 linear feet of property
line and external street boundaries of the tract proposed for subdivision
or land development to be buffered, the following minimum quantities,
types and sizes of plant material shall be required:
(c)
Screening buffer. [Note: A screening buffer must be adequate
to visually screen the proposed land use or development from off-site
view. Several different planting options could be used to create an
effective buffer. Grading treatments and architectural features, such
as walls, fences and/or naturally undulating berms may be necessary
in addition to the minimum planting quantities in order to effectively
provide a visual screen.]
[1]
Eight evergreen trees (eight inches min. ht.);
[2]
Two understory trees (1 1/2 inches min. caliper);
[3]
Two canopy trees (2 1/2 inches min. caliper);
[4]
Ten shrubs (24 inches min. ht.).
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-or-
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[5]
Thirty upright evergreen shrubs (four inches min. ht.)
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-or-
|
[6]
Fifteen upright evergreen shrubs (four inches min. ht.);
[7]
Four ornamental trees (1 1/2 inches min. caliper) or
[8]
Three canopy trees (2-2 1/2 inches min. caliper).
|
-or-
|
[9]
An alternative planting design that will result in at least
an equivalent degree of visual screening to one of the above screening
buffers.
 |
(d)
Limited area/buffer. [Note: The limited area/buffer can be used
in older developed areas where space for planting is severely restricted.
The planting screen would be equivalent to an evergreen hedge planting.
Alternative planting arrangements, such as shade or flowering trees
with deciduous shrubs, could be considered in conjunction with a fence
or wall, at the discretion of municipality.]
E.
Mitigation of visual impacts.
(1)
The use of a screening buffer planting shall be required to mitigate
the adverse visual impacts that the proposed land uses or site elements
have on the subject tract, adjoining properties and the community
in general. In addition to the requirements for buffer plantings as
listed in Table 1, the following proposed land uses and site elements
shall be screened from off-site with a screening buffer planting:
[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]
A.
Parking lots should be effectively landscaped with trees and shrubs
to reduce the visual impact of glare, headlights, and parking lot
lights; to delineate driving lanes; and define rows of parking. Furthermore,
parking lots should be adequately landscaped to provide shade in order
to reduce the amount of reflected heat, address on-site stormwater
management through landscaping that facilitates infiltration and ground-water
recharge, and to improve the aesthetics of parking lots.
B.
Applicability.
(1)
Unless otherwise expressly stated, the interior landscape and perimeter
landscaping requirements and standards of this section apply to all
of the following:
(a)
The construction or installation of new parking areas for nonresidential
uses consisting of at least five or more parking stalls. All residential
uses are excluded from these provisions.
(b)
The expansion or enlargement of an existing principal building
which the existing parking area services, if that building or any
portion of the building expansion increases the existing floor area
by more than 50% or 5,000 square feet, whichever is less.
C.
Planting regulations. To incorporate landscaping and to establish
greater shading within the parking lot, the following minimum planting
standards shall be adhered to according to the calculations outlined
in Table 2.
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Table 2
Parking Lot (Vehicular Use Area) - Interior planting requirements
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|---|---|
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Vehicular Use Area
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Percent of Interior Planting Area Required
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0 to 4,999 square feet
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400 square feet
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5,000 to 49,999 square feet
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8%
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50,000 to 99,999 square feet
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10%
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100,000 to 149,999 square feet
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13%
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150,000 square feet
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15%
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(1)
The parking lot interior planting requirement shall be calculated
as a percentage of the parking lot based on the vehicular use area.
Landscape areas situated outside of the parking lot, such as perimeter
areas, landscape strips, and areas surrounding the buildings (such
as pedestrian sidewalks), shall not be counted toward the vehicular
use area.
(2)
At least two shade tree from the List of Recommended Plant Material
(Appendix A) shall be provided for every 400 square feet of interior
planting area provided or fraction thereof.
(3)
Shade trees may be planted in planting islands, planting strips,
or bioretention areas. Shade trees shall be selected from the Township's
List of Recommended Plant Material (Appendix A). Planting islands
and other interior planting areas with shade trees shall be distributed
throughout the parking lot to ensure well-distributed canopy coverage
of the paved surfaces.
(4)
Planting islands are required to have a planting area of at least
400 square feet; the minimum width of planting islands shall be 10
feet.
(5)
Landscape areas and tree islands may be consolidated into larger
islands to provide greater soil volume for plants or to accommodate
stormwater best management practices (BMPs).
(6)
Parking lot additions. If additional spaces or areas are added at
a later date, then the percentage of interior planting area required
shall be calculated for the entire lot. Plantings should be distributed
throughout the parking lot's entire interior where applicable in parking
lot additions.
(7)
The ends of all parking rows shall be divided from drives by planting
islands or other landscaped areas. A maximum of 10 parking spaces
shall be permitted in a row without a planting island.
(8)
Planting strips shall contain plantings of one canopy tree every
25 feet, plus shrubs and/or ground cover to cover the entire area
at maturity.
(9)
Planting strips and planting islands may be designed as stormwater
management facilities, such as bioretention swales and rain gardens,
provided curbing, wheel stops or other barriers are installed to prevent
damage from cars. To the greatest extent possible, rainwater should
be directed to these planting areas using curb cuts, inlets, and other
drainage mechanisms.
(a)
For parking areas without curb inlets that use wheel stops and
a continuous parking edge, a stone buffer area between the paved surface
and planting area is required to retard sheet flow and minimize erosion
into the absorbent areas. Stones can be used at curb inlets to dissipate
sheet flow along parking lots.
(10)
All planting islands, planting strips, and bioretention areas
should have soils improved to a depth of 30 inches to ensure adequate
soil volume for tree health and future tree growth. A soil improvement
detail and notes, including the removal of all construction debris
and existing compacted soil, and the proposed soil improvement mix
should be provided with the landscape plan.
(a)
Soil for islands and planting strips should consist of native
soils with appropriate proportion of amendments, including 5-10% leaf
compost or leaf mulch.
(b)
Soils should provide adequate infiltration rates and be suitable
for healthy tree growth and have a permeability of at least one foot
per day (0.5 inches per hour).
(c)
Soil for bioretention basins should be free of stones, stumps,
roots, or other woody material over one inch in diameter. It should
be free of seed and live roots from noxious weeds and invasive exotics
plants. Placement of soil should be done in lifts of 12-18 inches,
loosely compacted (tamped lightly) with a dozer or backhoe.
(d)
Stones, such as riverjack and similar stone, which serve as
a widespread ground cover in bioretention areas are prohibited.
(11)
Plant materials shall comply with the requirements of § 230-52, herein. The use of plantings selected from the List of Recommended Plant Material, Appendix A, is required.
(12)
The placement of light standards shall be coordinated with the
landscape plan to avoid a conflict with the effectiveness of light
fixtures.
D.
Screening requirement. All parking lots shall be screened from public
roads and from adjacent properties according to the following:
(1)
The perimeter of all parking lots shall be planted with a parking
lot buffer as described herein:
(a)
Parking lots comprised of at least five or more parking stalls
in a row shall be planted with at least one canopy tree and 10 shrubs
and/or grasses for every 25 linear feet of buffer length around all
sides of the lot, including the sides facing entrance drives but excluding
the side(s) of the lot facing the building(s) being served by the
lot. If the parking lot buffer faces a public street, the buffer shall
be located between the edge of the parking area and the sidewalk.
(b)
Buffer plantings shall be designed to accept stormwater runoff
and/or be designed as bioretention areas if site conditions are appropriate.
The bioretention area may have an inverted slope to allow infiltration
and ponding of water. Curbs separating landscape areas from parking
shall have curb cuts or other features to allow stormwater to flow
to the bioretention area.
(c)
Should the buffer planting for a parking lot be within a property
line buffer area, the applicant may count plants for the parking lot
buffer toward the property line buffer, at the discretion of the Township
Supervisors.
(2)
The perimeter planting area around all parking lots shall be a minimum
of 10 feet in width.
E.
Additional parking lot design standards. To further the goals of
improving stormwater management and to ensure safe pedestrian movement
within parking lots, the following parking lot design recommendations
are suggested:
(1)
Permeable pavement options, such as grid or grass structures, interlocking
concrete pavers, or porous pavement should be considered in low-traffic
or perimeter parking areas that are seldom used or used seasonally
in the summer months such as parking bays, residential parking pads,
driveways, and reserve areas or overflow parking areas.
(2)
Lighter colored pavement materials should be used, where practical,
such as concrete, or black asphalt should be painted white as a means
to decrease heat absorption and retention which contributes to the
heat island effect.
(3)
Parking lots should include direct continuous pedestrian walkways
that connect building entrances to parking spaces, public sidewalks,
and other pedestrian destinations. Landscape areas and pedestrian
lighting should be integrated within the plans. Provisions should
also be made for bicycle parking and traffic calming.
(a)
At least one pedestrian route shall be provided and aligned
within the parking lot with the main entry of a building to facilitate
pedestrian movement. Clear separation from vehicular areas with landscaping,
grade changes, or alternate surface material shall be provided.
(b)
Walkways connecting buildings to the parking areas shall be
located where motorists can anticipate pedestrians and react accordingly.
Walkways should be designed to give the pedestrian full view of oncoming
vehicles with minimum interference from trees, shrubs, and parked
cars.
(c)
Pedestrian circulation should take precedence over vehicular
circulation. Where pedestrian circulation crosses vehicular routes,
a crosswalk with a different paving material, ladder striping, speed
tables, and/or signage shall be provided. Walkways in parking areas
should be barrier-free, and a minimum of five feet wide to allow two
people to pass comfortably; additional width may be needed in some
areas with heavy pedestrian traffic.
(d)
All retail and office/commercial development should provide
bicycle racks to support alternative transportation modes. Bicycle
racks should be in a highly visible, well-lit location near building
entrances and should not obstruct walkways.
[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]
A.
Minimum planting requirements. All proposed nonresidential structures
shall incorporate the following minimum plant materials in the landscaping
areas adjacent to the proposed structure:
(1)
One canopy tree (2 1/2 inches minimum caliper) or two understory
trees (eight feet minimum height) shall be planted for every 50 feet
of proposed building facade facing a public street.
(2)
Five deciduous or evergreen shrubs (18 inches minimum height) shall
be planted for every 20 feet of proposed building facade facing a
public street.
(3)
Planting areas shall be a minimum 150 square feet with a minimum
ten-foot width.
(4)
A minimum of 25% of the area between the building facade and the
property frontage shall consist of pervious planting areas. The applicant
should concentrate the location of these planting areas as much as
possible around the perimeter of the building for foundation planting.
B.
All proposed residential lots shall plant at least one canopy tree
per 10,000 square foot, or a portion thereof, of lot area. Existing
trees to remain may satisfy part or this entire planting requirement.
C.
All proposed attached residential units shall plant a minimum of
one canopy tree for every two dwelling units.
At the discretion of the Board of Supervisors, if sufficient
planting space is not available immediately adjacent to the proposed
structure, required building facade plantings may be located on the
other areas of the tract.
[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]
Landscaping shall be required in and around all stormwater management
basins according to the following:
A.
Planting requirements. All areas of stormwater management basins,
including basin floors, side slopes, berms, impoundment structures,
or other earth structures, shall be planted with suitable vegetation
such as naturalized meadow plantings or lawn grass specifically suited
for stormwater basins (see Appendix A for recommended plants for stormwater
basins).
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(1)
Trees and shrubs shall be planted in and around stormwater basins
given they do not interfere in the proper function of the basin and
no trees are planted within 30 feet of an outlet/drain structure,
emergency spillway or berm. A minimum planting of two trees and 10
shrubs per 100 linear feet of basin perimeter shall be planted in
and around the basin.
(2)
Naturalized ground cover plant species, such as wildflowers, meadows,
and nonaggressive grasses specifically designed for the permanently
wet, intermittently wet, and usually dry areas of stormwater basins,
shall be seeded in the floors and slopes of the basin and meet the
following requirements:
(3)
Lawn grass areas may be sodded or hydro-seeded to minimize erosion
during the establishment period. Once established, these turf grass
areas shall be maintained at a height of not more than six inches.
B.
Basin shape. Basin shape shall incorporate curvilinear features to
blend with the surrounding topography.
C.
Basin fencing. Split rail fencing may be required at the discretion
of the Township Engineer and the Board of Supervisors in the case
of deep basins, steep slopes of 3:1 and greater, and basins that may
result in standing water. No other fencing type shall be allowed.
D.
Buffer plantings. Stormwater basins shall be screened from adjacent
properties with a softening buffer. Additional screening may be provided
at the applicant's discretion. Should the buffer planting for a stormwater
basin be within a property line buffer area, the applicant may count
plants for the stormwater basin toward the property line buffer, at
the discretion of the Township, provided all plant materials are at
grade with the property line buffer.
E.
Rain gardens. The following is the recommended soil amendment composition
for rain gardens: 15% to 20% by volume double shredded hardwood mulch,
70% to 80% by volume washed sharp sand - ASTMC-33, and 5% to 15% by
volume compost (assuming approximately 30% organic content - use of
a lower percentage if under-drained or higher organic percentage).
Soil depth shall be between a minimum 18 inches and a preferred 30
inches, especially where there are shrubs and trees, the determination
of which shall be at the discretion of the Township Engineer.
[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]
A.
Design criteria.
(1)
Plantings shall be placed in arrangements and locations to best mitigate
the adverse impacts of proposed site development. The required plant
material shall be distributed over the entire length and width of
any required buffer area.
(2)
Plantings shall be spaced to comply with the visual mitigation requirements
with consideration given to the provision for the future growth habits
and mature sizes of selected plant species.
(3)
Plant species selection shall be based on the following considerations:
(a)
Existing site conditions and their suitability for the selected
plants based on the site's soils, hydrology and microclimate.
(b)
Specific functional objectives of the plantings which may include
but not be limited to visual screening, noise abatement, energy conservation,
wildlife habitat, erosion control, stormwater management, and aesthetic
value.
(c)
Maintenance and replacement considerations such as hardiness,
resistance to insects and disease, longevity, availability and cost
of plant materials.
(d)
Minimum plant diversity requirement to avoid the planting of
monocultures and to add visual diversity to landscaping. No one type
of plant, tree, or shrub may comprise more than 25% of the total of
all plants required.
(4)
Existing healthy trees, shrubs, or woodlands may be substituted for
part or all of the required plant material at the discretion of the
governing body. The minimum quantities and/or visual effect of the
existing vegetation shall be equal to or exceed that of the required
buffer. In order for existing vegetation to qualify for required buffer
plantings, proof must be demonstrated that adequate protection measures,
particularly in the plant's root zone, are incorporated into the plan.
[Amended 9-3-2002 by Ord.
No. 2002-02; 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]
The following standards shall apply to all plant materials or
transplanted trees as required under this chapter.
A.
Plant specifications.
(1)
All plants shall meet the minimum standards for health, form, and
root condition as outlined by the American Nursery and Landscape Association
(ANLA) Standards.
(2)
All plant material shall be hardy and within the USDA Hardiness Zone
6 applicable to Montgomery County, Pennsylvania.
(3)
Proposed plant materials shall meet or exceed the minimum planting
size requirement for the intended landscape use. Use of plantings
selected from the List of Recommended Plant Material (Appendix A)
is required. Removal of plant materials identified as noxious/invasive
tree species as identified on the DCNR Invasive Plant List link (Appendix
B)[1] may be required. The list of plant materials set forth
in Appendix A and Appendix B can be amended at the discretion of the
Board of Supervisors, by Resolution.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(4)
Canopy trees shall reach a minimum height 40 feet and minimum spread
of 30 feet at maturity as determined by the ANLA standards and shall
be deciduous. New trees shall have a minimum caliper of 2 1/2
inches at planting.
(5)
Understory/ornamental trees or large shrubs shall reach a typical
minimum height of 15 feet to 35 feet at maturity as determined by
the ANLA standards. Trees and shrubs may be deciduous or evergreen
and shall have a distinctive ornamental character, such as showy flowers,
fruit, habit, foliage or bark. New ornamental trees shall have a minimum
height of six feet or a caliper of 1 1/2 inches. New large shrubs
shall have a minimum size of 2 1/2 to three feet at time of planting.
(6)
Small shrubs may be evergreen or deciduous and shall have a minimum
height at maturity of four feet based on ANLA standards for that species.
New shrubs shall have a minimum size of 18 inches at time of planting.
(7)
Evergreen trees shall reach a typical minimum height of 20 feet at
maturity based on ANLA standards for that species and shall remain
evergreen throughout the year. New evergreens shall have a minimum
height at planting of six feet.
B.
Maintenance.
(1)
Required plant material shall be maintained for the life of the project
to achieve the required visual effect of the buffer or screen. It
shall be the ultimate responsibility of successive property owners
to insure that the required plantings are properly maintained. Dead
or diseased plant material shall be removed or treated promptly by
the property owner and replaced at the next planting season.
(2)
For residential properties, HOA (homeowner's association) contracts
must include rules that account for the ongoing maintenance of tree
and shrub plantings and any additional plantings included on the approved
landscape plan. This shall include proper maintenance of required
plantings and replacement of dead or diseased plant materials by the
next growing season.
(3)
For commercial properties, required plant material shall be maintained
for the life of the project to achieve the required visual effect
of the buffer or screen. It shall be the ultimate responsibility of
the property owner(s) to insure that the required plantings are properly
maintained on an ongoing basis. Dead or diseased plant material shall
be removed or treated promptly by the property owner and replaced
the next growing season.
(4)
Safety. All sight triangles shall remain clear, and any plant material
that could endanger safety such as unstable limbs and/or low lying
limbs obstructing signage or vehicular movement shall be aesthetically
trimmed or removed and the plant material replaced if necessary. It
shall be the responsibility of the property owner to maintain all
plantings and architectural elements to insure a safe environment.
(5)
Maintenance guidelines for the plantings are encouraged, to be published
by the planting plan designer, to be used by ground maintenance personnel
to insure that the design's buffering and screening concepts are continued.
C.
Landscape bond.
(1)
Any tree or shrub area that dies within 18 months of planting shall
be replaced by the developer. Any tree or shrub that within 18 months
of planting or replanting is deemed, in the opinion of the municipality,
not to have survived or not to have grown in a manner characteristic
of its type, shall be replaced. Substitutions for certain species
of plants may be made only when approved by the municipality.
(2)
The developer or landowner shall deposit with the municipality 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.
[Added 5-1-2017 by Ord.
No. 2017-03]
A.
Purpose and application. In areas within the Riparian Corridor Conservation District, as defined in Chapter 265, Zoning, of the Douglass Township Code, the edge of water features and stream corridors shall be in forest cover to further the ecological and environmental benefits, as stated in the Riparian Corridor Conservation District (RCC). To promote re-establishment of forest cover and woodland habitat, new tree planting shall be implemented in Zone One wherever existing trees do not meet the minimum tree planting requirements.
B.
Planting requirements.
(1)
New trees shall be planted at a minimum rate of 15 feet on center
or one tree per 225 square feet in staggered rows or an equivalent
informal arrangement within the area defined as Zone One by the RCC.
(2)
New trees shall be a variety of sizes ranging from a minimum four
to five-foot branched whip to an approximate 1 1/2 "balled and
burlapped planting stock.
(3)
New tree plantings shall be composed of native tree species.
(4)
Tree plantings shall be located along the streambank to provide shade
for the stream, soil erosion control and stormwater benefits, according
to accepted streambank restoration practices.
(5)
Existing trees within Zone One shall be preserved and retained. Existing
tree cover should be surveyed and inventoried to assess the need for
any new plantings. Existing tree species included on the noxious/invasive
plant species list, Attachment B, may be removed where conditions
warrant.
All street construction must conform to the construction specifications
incorporated in this section, as shown on the construction drawings,
or when such specifications are not provided, the construction shall
be in accordance with PENNDOT Specifications, Publication 408 and
its latest revisions. All construction must be approved by the Township
Engineer prior to acceptance by the Board of Supervisors. All grades,
horizontal and vertical curves, intersections, sight distances, and
tangents shall conform to the requirements established by this article
and shall be subject to the approval of the Township Engineer.
A.
Crushed aggregate base course.
(1)
Description. This work consists of the construction of a stone or
slag base course. When placed on subgrade, it shall include the preparation
of the subgrade.
(2)
Material.
(a)
Course Aggregate (fine material): Type A, No. 10, stone or slag,
PENNDOT Publication 408, Section 703.2.
(b)
Course Aggregate (course material): Type A, No. 1, stone or
slag, PENNDOT Publication 408, Section 703.2.
(c)
Calcium Chloride: PENNDOT Publication 408, Section 721.
(d)
Water: PENNDOT Publication 408, Section 720.2
(3)
Construction.
(a)
Rollers and vibratory rollers shall be used which meet the requirements
of PENNDOT Publication 408, Section 108.05(c).3.a and Section 108.05(c).3.h.
(b)
Spread an initial layer of fine material uniformly over the
subgrade or as a bed and filler. Spread material to a depth of two
inches on subgrade or one-inch on subbase. Do not place this initial
layer of fine material on wet, frozen, or unsuitable subgrade or subbase.
(c)
Spread the course material uniformly on the initial layer of
fine material to the full width of the roadway area. If the base course
is more than 10 inches in compacted depth, construct in two or more
layers of approximately equal depth, with no layer less than five
inches nor more than 10 inches in depth. Compact each layer with a
vibratory roller.
(d)
After the course material has been set and keyed by vibration
and rolling, spread fine material uniformly over the surface. Operate
the vibrator over the surface so that the fines settle into the voids.
Spread additional fines in one or more applications to satisfactorily
fill all the voids. Broom fine material as necessary to complete the
filling of the voids.
B.
Modified base course.
(1)
Description. This work consists of the construction of a stone or
slag base course. When placed on subgrade, it shall include the preparation
of the subgrade. This material may be used in place of crushed aggregate
base course.
(2)
Material.
(a)
The crushed stone material shall consist of the use of Type
A, No. 1 or No. 3, stone or slag mixed uniformly with fine material.
The material shall be a plant mix and not mixed in the process of
loading the trucks.
(b)
Course Aggregate (fine material). Type A, No. 10, stone or slag,
PENNDOT Publication 408, Section 703.2.
(c)
Water: PENNDOT Publication 408, Section 720.2.
(3)
Construction.
(a)
Rollers and vibratory rollers shall be used which meet the requirements
of PENNDOT Publication 408, Section 108.05(c).3.a and Section 108.05(c).3.h.
(b)
Spread the modified material uniformly over the full width of
the roadway area. If the base course is more than 10 inches in compacted
depth, construct in two or more layers of approximately equal depth,
with no layer less than five inches nor more than 10 inches in depth.
Compact each layer with a roller.
(c)
After placing and rolling the material all voids shall be chocked
with fine material. This shall be completed when required by the Township
Engineer.
(d)
Water shall be used to reduce the segregating of the material
as required by the Township Engineer.
C.
Pavement structure. All roadway pavement structures shall meet the
following depths:
(1)
Bituminous wearing course. ID-2, one-inch depth on Bituminous Binder
Course, ID-2, two-inch depth on:
(2)
Residential roads. On Bituminous wearing course, ID-2, 1 1/2-inch
depth; on Bituminous Concrete Base Course, four-inch depth or on subbase,
six-inch depth.
(3)
Commercial or industrial roads. On Bituminous Wearing Course, ID-2,
1 1/2-inch depth; on Bituminous Binder Course, ID-2, two-inch
depth; on Bituminous Concrete Base Course, four-inch depth; or on
subbase, six-inch depth.
D.
The pavement cross slope shall be 1/4 inch (0.021 foot) per foot.
Super elevation shall not be used on any roads unless required by
the Township Engineer.
E.
The Township shall require weight delivery slips for all material
used in the pavement structure.
[1]
Editor's Note: Section 4 of Ord. No. 2006-05, adopted 8-21-2006, provides as follows: "[Art. V], Standard Construction and Material Specifications for Public Improvements, shall supersede the provisions under [this section of] Art. IV, Design Standards, to the extent that this amendment to the Douglass Township Subdivision and Land Development Ordinance, as set forth in Art. V, is applicable, effective, and enforceable with respect to those design standards specifically referenced in Art. IV of [this Ch. 230]."
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
[Amended 10-22-1991 by Ord. No. 91-12]
A.
Where required.
(1)
Sidewalks shall be provided along both sides of all streets and along
common driveways and parking areas. The Supervisors may waive the
requirement for sidewalks under one or more of the following conditions:
(a)
Where proposed residential lot width will be 125 feet or greater.
(b)
There is clearly no destination to be reached by pedestrians
(e.g., shopping centers, bus stops, employment, schools) or none anticipated
in the foreseeable future.
(c)
The sidewalk(s) would not be an extension of an existing network
which provides neighborhood or village circulation.
(d)
An alternative pedestrian circulation concept can be shown to
be more desirable, especially when using open space areas, provided
that appropriate walks are provided between the open space walkways
and the pedestrian origins and destinations.
(e)
The rural character, density of the area and/or small size of
the proposal precludes the purposeful use of sidewalks. However, regardless
of the small size of a land development or subdivision proposal, sidewalks
shall be required wherever they fill a gap in an existing network.
(2)
In developments with common areas, sidewalks should be located appropriately
to serve as access between parking areas and buildings and in common
areas to serve as internal site circulation. In addition, sidewalks
shall be required where deemed necessary by the Supervisors to provide
access to off-site destinations.
(3)
Handicap ramps shall be provided at all intersections and at other
locations required by the Township.
B.
Width. Sidewalks shall not be less than four feet in width, although
the Supervisors may require additional width in commercial, industrial,
office, or higher density residential areas where higher volumes of
pedestrian traffic are anticipated.
C.
On public streets. Sidewalks shall be located between the curb and
the right-of-way line five feet from the face of the curb. This distance
may be less only when the near edge of the sidewalk is within six
inches of the right-of-way line. The grade and paving of the sidewalks
shall be continuous across driveways except in certain cases where
heavy traffic volume dictates special treatment. The Township may
reduce the off-set distance when existing conditions require such
a change.
D.
Construction.[1] Sidewalks shall be constructed so as to discharge drainage
to the street, the grade of which shall not be less than 1/4-inch
per foot. The finish grade between the outside of the sidewalk to
the curbline (edge of the cartway) shall never exceed the total vertical
elevation change of one foot. All concrete sidewalks shall be constructed
on a four-inch crushed stone base to insure proper drainage. The concrete
shall be placed so that there is a separate expansion joint every
five feet. One-half inch pre-molded expansion joints shall be placed
between the adjacent curb and sidewalk. All concrete sidewalks shall
have a minimum thickness of four inches except under drives where
they shall have a minimum thickness of six inches for residential
drives and eight inches for commercial and industrial drives. The
concrete apron for the driveway shall be reinforced with wire six
by six inches, No. 9 wire (minimum). Two layers of this wire shall
be utilized with a minimum of two-inch spacing between layers. The
wire shall not be installed so that it is closer than one-half inch
from the top or bottom surfaces of the driveway.
[1]
Editor's Note: Section 4 of Ord. No. 2006-05, adopted 8-21-2006, provides as follows: "[Art. V], Standard Construction and Material Specifications for Public Improvements, shall supersede the provisions under [this subsection of] Art. IV, Design Standards, to the extent that this amendment to the Douglass Township Subdivision and Land Development Ordinance, as set forth in Art. V, is applicable, effective, and enforceable with respect to those design standards specifically referenced in Art. IV of [this Ch. 230]."
E.
Additional sidewalks shall be required where deemed necessary by
the Supervisors to provide access to schools, churches, parks, community
facilities, and commercial or employment centers, and to provide necessary
pedestrian circulation within land development and/or subdivisions
where otherwise required sidewalks would not be sufficient for public
safety and convenience. Such additional sidewalks may be constructed
of alternative materials, in compliance with the Douglass Township
Engineering Standards.
F.
Sidewalks shall be designed to facilitate access and use by the handicapped,
as approved by the Township Engineer.
A.
Where required. Concrete curbs shall be installed along each side of all roads in accordance with the chart in § 230-28 of this chapter. The Board of Supervisors may require curbs for any road if deemed necessary for stormwater control by the Township Engineer. The Board of Supervisors may waive the curbing requirement if satisfactory justification is provided by the developer to do so.
B.
Curb dimensions. Concrete curbs shall be 18 inches deep, seven inches
wide at the top and eight inches wide at the base. The curbin shall
have an eight-inch face and a 1 1/2-inch reveal at the depressed
curb for drives. Curbing shall be constructed in ten-foot lengths
and an expansion joint with an approved filler shall be constructed
at least every 30 feet.
C.
Construction. All concrete used for curb construction shall be certified
to develop a compressive strength of at least 3,000 PSI at 28 days.
Certification of the mix shall be provided to the Township upon request.
All edges shall be finished with an edging tool. Slipform curb machines
may be used only when approved by the Township.
[1]
Editor's Note: Section 4 of Ord. No. 2006-05, adopted 8-21-2006, provides as follows: "[Art. V], Standard Construction and Material Specifications for Public Improvements, shall supersede the provisions under [this section of] Art. IV, Design Standards, to the extent that this amendment to the Douglass Township Subdivision and Land Development Ordinance, as set forth in Art. V, is applicable, effective, and enforceable with respect to those design standards specifically referenced in Art. IV of [this Ch. 230]."
[Amended 1-15-1996 by Ord. No. 96-1]
Rights-of-way or easements required for roadway construction
and maintenance, sanitary sewer systems, storm drainage systems, water
systems, and any other utilities and for any other specific purposes
shall be required by the Board of Supervisors as needed, with the
location and width in each case to be determined by the Board of Supervisors.
A.
The building setback shall be at least 10 feet from the near side
of all existing and proposed easements. The total setback from the
property line shall not be less than that required by the applicable
zoning district.
B.
Nothing shall be permitted to be placed, planted, set, or put within
the area of an easement. The area shall be maintained as a lawn unless
further use is allowed in writing by the Board of Supervisors.
C.
The owner of any lot, upon written request by the Township, and at
the owner's sole expense, shall remove unauthorized items which have
been placed, planted, set, or put (with or without prior knowledge
of this regulation) within the area of any easement.
D.
To the fullest extent possible, easements shall be adjacent to rear
and side lot lines.
E.
Minimum easement widths.
(1)
Drainage easements shall be required along natural watercourses with
a minimum width of 50 feet. Such easements may be used for storm drainage
systems, sanitary sewer lines, and open space. Where conditions warrant,
such as in floodplains, additional width may be required.
(2)
A minimum easement width of 20 feet shall be required for all storm
drainage systems and sanitary sewer systems which are located outside
of the public right-of-way and wherever storm drainage is collected
in swales and ditches. An additional five feet of easement width shall
be required for each additional utility which is placed within the
easement area.
(3)
Snow removal easement shall be 40 feet wide at the ultimate right-of-way
line and 15 feet deep. No shrubbery, fence, mailbox or any obstruction
which would hinder the placement of snow shall be placed within the
easement.
F.
Easements required to be obtained by developers shall provide for
the maintenance, repair, and replacement of the facilities including
the right of passage for such work. The Township shall have the right
of review and correction of all easements obtained by developers from
other property owners which shall be turned over to the Township,
all requested easements.
G.
No right-of-way nor easement for any purpose shall be recited or
described in any deed unless the same has been shown on the approved
plan. Any error found in a deed shall be immediately corrected and
recorded in the Office of the Recorder of Deeds for Montgomery County,
at the sole expense of the developer.
A.
All underground facilities shall be installed the full width of the
right-of-way prior to the paving of the streets. The location of all
underground facilities within the right-of-way shall be approved by
the Township.
B.
All water, sewer, and gas mains shall be installed underground. All
electric, telephone, and other communication services, both main and
service lines, shall be installed underground except where it is demonstrated
to the satisfaction of the Township Supervisors that underground installations
herein required are not feasible because of physical conditions of
the land involved.
C.
All electric and communication mains and services located within
the public right-of-way shall be installed at least three feet deep.
D.
The provisions in this article shall not be constructed as to limit
or interfere with the construction, installation, operation, and maintenance
of public utility structures or facilities which may hereafter be
located within public easements or rights-of-way designated for such
purposes.
[Amended 3-7-1994 by Ord.
No. 94-2]
A.
Sanitary sewers. Wherever practicable, sanitary sewers shall be installed
and connected to the Berks-Montgomery Municipal Authority system.
In areas not presently served by public sanitary sewers, the Township
Supervisors may require, in addition to the installation temporary,
individual on-lot sewage disposal facilities, the installation of
a capped sanitary sewer system which would include house connections
if studies by the Township Supervisors indicate that extension of
the public sanitary sewer mains or laterals to the property being
subdivided appears probable or necessary to protect public health.
(1)
Construction. All sanitary sewer systems shall be designed and constructed
in accordance with the requirements of the Berks-Montgomery Municipal
Authority and DEP.
(2)
Planning approvals.
(a)
The developer must obtain approval from DEP for all public sewer
connections in excess of one equivalent dwelling unit (EDU). The developer
shall update the Township Sewage Facilities Plan through the use of
revisions as required by 25 Pa. Code Chapter 71.
(b)
When required by DEP, the developer shall obtain a water quality
permit for the proposed sanitary sewer system or extension.
B.
On-lot disposal systems. If public sewage disposal is not available,
and the sewage treatment is on a project or individual lot basis,
such private facilities must be installed by the developer or builder
under the direct supervisions of the Montgomery County Health Department
or DEP representative, whichever is applicable.
(1)
The developer or builder shall obtain approval from DEP through the
use of the Planning Module for Land Development for all developments
which consist of more than one EDU.
(2)
Proof of sewerability of every lot or parcel shall be provided before
final plan approval of any subdivision or development unless waived
by the Board of Supervisors. Where plan approval is not required by
the Board of Supervisors, then a sewage permit shall be required before
issuance of a building permit.
(3)
The Montgomery County Health Department or DEP representative shall
require percolation tests, soil tests, and other data to determine
the size and extent of the facilities. Such tests shall be conducted
for each lot to be developed. During installation of such facilities,
and before final coverage, the applicable inspector shall make inspections
and check to assure that all requirements and specifications have
been met. They shall be granted free access to the development area
at all times during this construction period.
(4)
A septic tank shall be required and shall be provided with a cover
to facilitate cleaning. Abandoned wells shall not be used as cesspools
or any type of sewage disposal.
(5)
The on-lot sewage systems shall be designed and constructed in accordance
with any other Township regulations or ordinance, and DEP requirements.
(6)
In no instance shall a septic tank tile field or other effluent disseminating
system be located nearer to a drilled well than 100 feet.
[Amended 2-2-1998 by Ord.
No. 98-1]
Public and Community Water Systems.
A.
All systems servicing a subdivision or land development shall be
designed and constructed in accordance with standards established
by the Borough of Boyertown and Borough of Boyertown Water Authority
when it is anticipated that the proposed service will be part of the
Boyertown system, standards established by Delaware River Basin Commission,
Department of Environmental Protection and Pennsylvania Public Utility
Commission, when applicable, and in all other cases, standards established
by the Board of Supervisors as hereinafter set forth. Standards established
by the Board of Supervisors shall be intended to encourage the best
use of the Township's water resources and to insure as much as possible
that the residents and other users in the subdivision or land development
will have an adequate and uninterrupted supply of water. Each public
and community water system servicing a subdivision or land development
shall supply to the Township copies of all pertinent permits granted
by Delaware River Basin Commission, Department of Environmental Protection
and Pennsylvania Public Utility Commission and all applications therefor
before final approval of subdivision or land development plans.
B.
The complete water supply plans shall be made part of the subdivision
and land development plans, and all water mains and lines and other
facilities servicing the subdivision or land development to be constructed
and installed shall be secured as other improvements in such subdivision
or land development and installed in accordance with such plans.
C.
General requirements.
(1)
All water systems shall be developed, operated and maintained in
accordance with generally accepted waterworks practice and, as applicable,
with Department of Environmental Protection Chapter 109 regulations
and standards contained in the Department of Environmental Protection
Public Water Supply Manual Part II.
(2)
No subdivision or land development plan shall receive final approval
until all necessary permits from Delaware River Basin Commission,
Department of Environmental Protection and Pennsylvania Public Utility
Commission and any other controlling governmental agencies have been
issued and copies are received by the Township.
(3)
Purity standards for chemicals, materials and equipment used in contact
with potable water shall comply with ANSI/NSF Standards 60 and 61
or revisions thereto.
(4)
For a water system serving less than 15 residential connections or less than 25 persons year round, the Township Engineer shall be responsible for determining the requirements to be met under § 230-61D through G. The developer shall schedule a preliminary meeting with the Township Engineer to establish those requirements.
D.
Water demands.
(1)
Water demands shall be projected five years into the future or for
the full buildout of the project, whichever is longer.
(2)
System demands, including average daily and maximum daily demands,
shall be projected based on evaluations of past water demands, past
and future service area customer or population data, and other applicable
usage factors.
E.
Sources of supply.
(1)
Source capacity.
(a)
The safe yield of system supplies shall equal or exceed the
predicted maximum daily demand (demand on day of greatest use) during
the system design year, which shall be at least five years into the
future. In the case of large reservoir supplies, which provide at
least 200 days of storage for the average daily system demand, the
safe yield shall equal or exceed the predicted average daily demand.
(b)
The safe yield shall be determined based on an engineering evaluation
of available information including, but not limited to, permitted
withdrawal capacity, source capacity tests, and general hydrologic
and hydrogeologic data. Supplemental tests or measurements shall be
performed if insufficient data exists from which to make a reliable
assessment.
(c)
All sources of supply shall be metered.
(2)
Reliability.
(a)
Two or more independent sources of supply shall be available
for each water system; the available safe yield shall equal or exceed
the system design demand (maximum daily demand) with the largest source
out of service.
(b)
Important supply facilities and equipment, such as critical
pumps and disinfection units, shall be provided in duplicate, or appropriate
spare equipment and parts shall be readily available.
(3)
Water quality.
(a)
Sources of supply shall be developed generally from sources
that constitute the highest quality raw water sources reasonably available.
(b)
Sources of supply shall be continuously protected from actual
or potential adverse impacts of pollution sources by adherence to
any applicable Department of Environmental Protection Chapter 109
regulations or municipal provisions for wellhead protection or minimum
construction standards.
(c)
All well supplies shall be located based on the results of sanitary
surveys conducted in accordance with Department of Environmental Protection
Chapter 109 regulations or municipal provisions for wellhead protection
or minimum construction standards.
(4)
Treatment.
(a)
All aspects of treatment, including design, construction and
operation, shall satisfy any applicable provisions of the Department
of Environmental Protection Chapter 109 regulations.
(b)
Minimum treatment requirements are disinfection for groundwater
sources and filtration/disinfection for surface water sources.
(c)
Required treatment processes are dependent on source water quality;
facilities and equipment shall be property sized, sequenced and utilized
to perform their intended function.
(d)
Finished water shall continuously satisfy Safe Drinking Water
Act (SDWA) maximum contaminant levels (MCLs) and meet other quality
goals and requirements established by the Safe Drinking Water Act.
(e)
Water quality shall be monitored in accordance with applicable
Safe Drinking Water Act requirements (to determine compliance) and
generally accepted practice (to optimize operations).
(f)
Sufficient storage volume shall be provided for all systems,
prior to delivering water to the first distribution system customer,
to satisfy the Department of Environmental Protection Chapter 109
regulations regarding disinfection contact time.
(5)
Miscellaneous.
(a)
Each system shall develop and maintain a water conservation
program consistent with the current guidelines of the Delaware River
Basin Commission addressing, at minimum, plumbing fixtures, leak detection
and repair and emergency conservation measures.
(b)
Each system shall prepare and maintain an emergency plan describing
actions to be taken in the event of supply or treatment system failure,
or other applicable system emergency. For emergency purposes, each
system shall identify, evaluate and implement, where feasible, interconnections
with neighboring systems.
F.
Pumping and storage.
(1)
Pumping.
(a)
Water pumping facilities shall be capable of meeting applicable peak design demands with the largest pump out of service; peak design demands shall be established based on intended service and in-system conditions, including the presence or absence of distribution storage. If distribution storage is present and adequate, then pumping capacity shall equal or exceed maximum daily demand. If distribution storage is absent, then pumping capacity shall equal or exceed maximum daily demand plus fire demand. If fire protection service is not required at the outset, then pumping capacity shall equal or exceed the peak hourly demand [see § 230-61D(3)(b)].
(b)
Pumping stations shall be automated to the extent practical
and shall include appropriate monitoring, control and alarm function.
(c)
Duplicate or spare pumps and accessories shall be provided to
ensure continuous service.
(d)
If there is no distribution storage capacity available to meet
demands during an electric power failure, then emergency power (e.g.
generator set) shall be provided at the pumping station.
(e)
All pumping facilities shall be metered as to delivery, rate
and quantity.
(2)
Distribution storage.
(a)
Sufficient (according to minimum criteria described below) effective
floating or ground-level distribution storage capacity shall be provided
to satisfy the system's need for operating, fire and emergency reserve
service.
(b)
The minimum effective storage volume for systems which do not
provide fire service shall be equivalent to the average daily demand.
(c)
The minimum effective storage volume for systems which provide
fire service shall be the greater of either the average daily demand
or 50% of the average daily demand plus a fire reserve capacity. Fire
reserve capacity shall satisfy Insurance Services Office guidelines,
while maintaining reasonable customer rates as determined by the Pennsylvania
Public Utility Commission. At a minimum, fire reserve capacity shall
be equivalent to 30,000 gallons for residential systems and 60,000
gallons for systems serving nonresidential customers.
(d)
The distribution storage capacity provided should be of the
floating type whenever feasible; pumped storage is a permissible option,
providing the associated pumping capacity is increased to meet peak
demand (maximum daily demand plus fire demand) and necessary auxiliary
power is provided.
(e)
Preferred floating distribution storage should be provided at
suitable high elevation sites, or otherwise be elevated sufficiently
to provide adequate customer service pressures. The bottom elevation
of the available storage volume should be at least 115 feet higher
than the average service area elevation and at least 70 feet higher
than nearby high elevation customers.
G.
Distribution network.
(1)
Service pressures.
(a)
Normal service pressures shall range between 40 and 60 pounds
per square inch (psi) whenever feasible.
(b)
Maximum service pressures shall not exceed 80 psi. If such excess
pressures are unavoidable, individual service connections shall include
a pressure reducing valve (PRV).
(c)
PRV's shall not be installed within the distribution piping
network.
(d)
Minimum service pressures during peak flow periods shall not
fall below 25 psi, except during fire service conditions when minimum
service pressures shall not fall below 20 psi.
(e)
The Township shall be notified by the public and/or community
water system immediately in the event, for any reason, there is not
sufficient pressure and volume for average and/or peak flow periods.
The community water system shall notify the Township in writing immediately
of steps to be taken to rectify any inadequacy.
(2)
Network of Mains.
(a)
Water mains shall be sized according to all applicable current
and probable future water service needs.
(b)
Residential area mains shall be minimum six-inch diameter, minimum
eight-inch diameter main sizes shall be utilized within nonresidential
areas.
(c)
Mains shall be AWWA approved in all respects; cement-lined ductile
iron pipe is the preferred type. Purity standards for mains shall
comply with ANSI/NSF Standards 60 and 61 or revisions thereto.
(d)
Mains shall be looped (fully interconnected with one another)
whenever possible to improve hydraulics, water supply and emergency
service conditions.
(e)
The network shall include sufficient valves, blow-offs, air
release valves, hydrants, and piping stubs for future extensions.
(f)
New mains shall be disinfected in accordance with AWWA C600-87
or revisions thereto before being placed in service.
(g)
Mains shall be tested for leaks when installed; allowable leakage
shall satisfy AWWA C600-87 Standard or revisions thereto.
(h)
Water mains shall be laid at least 10 feet horizontally, from
any existing or proposed drain or sewer line. If local conditions
prevent a horizontal separation of 10 feet, the water main shall be
laid in a separate trench, or on an undisturbed earth shelf located
on one side of the sewer, such that the bottom of the water main is
at least 18 inches above the top of the sewer. When it is impossible
to obtain the horizontal and vertical separations stipulated above,
both the water main and the sewer should be constructed of pressure
pipe utilizing push-on joints, mechanical joints, or similar joints
employing a rubber gasket to obtain a seal. Both the water main and
the sewer shall be pressure-tested before backfilling to assure water
tightness.
(i)
When a water main crosses sewer or storm drain, the bottom of
the water main preferably shall be installed 18 inches above the top
of the drain or sewer, and this vertical separation shall extend at
least 10 feet horizontally on each side of the sewer. If a water main
must cross under the sewer, the vertical separation shall be a minimum
of 18 inches, and the sewer pipe shall be encased in concrete for
a minimum of 10 feet on each side of the crossing.
(j)
The minimum depth of backfill over pipes shall be four feet.
When the minimum depth of cover cannot be provided, insulated construction
approved by the Township shall be employed.
(k)
Water mains installed across or near utilities having cathodic
protection shall be suitably protected. The method of protection,
which may include insulating couplings, polyethylene encasement, electrical
connectors, test stations, and other facilities, shall be subject
to Township approval.
(3)
Fire service.
(a)
All systems which serve more than 100 residential service connections
or which serve nonresidential customers shall include adequate fire
service protection capabilities.
(b)
All systems which serve 100 or less residential service connections,
and which do not provide full fire service protection capability at
the onset shall be designed to facilitate its subsequent addition
by including adequate pipeline sizing and stub tees for hydrants within
the constructed system.
(c)
Fire flows shall satisfy the Insurance Services Office guidelines
while maintaining reasonable customer rates as determined by the Pennsylvania
Public Utility Commission. The minimum residential area fire flow
shall be 500 gpm; minimum fire flows of 1,000 gpm shall be provided
for systems which serve nonresidential customers. The available fire
flow duration shall be a minimum of one hour.
(d)
During fire service conditions, pressures in the distribution
system shall not fall below 20 psi.
(e)
Fire hydrants shall be located at accessible points throughout
the subdivision or land development when public water supply is available.
The maximum spacing between fire hydrants along roadways shall not
exceed 500 feet. As part of a capped water system, the fire hydrant
line shall be built to the location of the hydrant and capped. Except
in the case of capped systems, such fire hydrants continually shall
be supplied with water with sufficient pressure and volume to insure
adequate fire protection.
(f)
The Township shall be notified by the public and/or community
water system immediately in the event, for any reason, fire hydrants
do not have sufficient pressure and volume for adequate fire protection.
The community water system shall notify the Township in writing immediately
of steps to be taken to rectify any inadequacy.
(4)
Customer connections.
(a)
Customer service lines, meters and appurtenances shall be sized
to meet anticipated peak instantaneous service requirements. The minimum
size customer service pipeline shall be 3/4-inch diameter which satisfies
peak instaneous service requirements for a typical residential or
small commercial customer, sizing of service lines and meters for
nonresidential customers shall be determined on an individual basis
in accordance with AWWA guidelines.
(b)
Service connection piping and appurtenances shall be AWWA approved;
copper tubing is the preferred service pipeline material. All materials
used in contact with potable water shall comply with ANSI/NSF Standard
61 or revisions thereto.
(c)
Service connections shall include a corporation stop, curb stop/box,
meter, and backflow prevention devices; other appurtenances, such
as PRV's may be required in accordance with individual water system
conditions and/or requirements.
(d)
The type of backflow prevention device to be provided at customer
services shall be determined in accordance with Part VII, Cross-Connection
Control, of the Department of Environmental Protection Public Water
Supply Manual.
(e)
Customer metering shall be provided consistent with water system
requirements, either within a meter pit (typically located at the
customer property line or right-of-way line) or within the customers'
premises.
(f)
No other water source shall be connected to the customer's service
or plumbing system; all existing or potential cross-connections of
this type shall be eliminated.
H.
Conflicting requirements and preemption. All regulations of Delaware
River Basin Commission, Department of Environmental Protection and
Pennsylvania Public Utility Commission shall supersede and prevail
over any regulation included in this chapter. In the event of any
conflict, the regulations of this chapter shall be inapplicable and
unenforceable. Issuance of permits required by such agencies shall
relieve developer from any regulations above set forth concerning
any matters regulated by such agencies."
[Amended 1-15-1996 by Ord. No. 96-1]
A.
No changes shall be made in the contour of the land, no grading,
excavation, removal, or destruction of the topsoil, trees, or other
vegetative cover of the land shall commence until such time that a
plan for minimizing erosion and sedimentation has been approved by
the Township or it is determined that such plan is not necessary.
B.
All erosion control facilities shall be designed and constructed
in accordance with the regulations of the Township, Montgomery County
Conservation District, and DEP.
C.
An NPDES stormwater permit is required for construction sites over five acres in accordance with PADEP regulations, 25 Pa. Code Chapter 92a, before final plan approval is granted by the Township Board of Supervisors. The Township may require erosion and sedimentation control approval be obtained from the Montgomery County Conservation District for construction sites under five acres. When final plan approval is not required by the Board, a building permit shall not be issued until such erosion and sedimentation control approvals mentioned in § 230-62A and B, above, have been obtained or the Township should determine that such erosion and sedimentation control will not be necessary.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A.
All bridges and culverts shall be designed to meet current PENNDOT
standards to support the expected load and to carry expected flows.
They shall be constructed to the full width of the right-of way.
B.
Approvals or waivers shall be obtained from DEP for all bridges,
culverts, and storm drainage pipes unless the Township has determined
that such application would not be necessary.
C.
Extensions, construction or reconstruction of bridges, culverts,
and pipes which are a part of the county or state roadway system shall
require their approval before final plan approval by the Board of
Supervisors.
A.
Survey monuments shall be placed on the right-of-way lines at corners,
angle points, beginning and end of curves, at all corners and changes
in directions of the boundary of the tract under development and at
other points as required by the Township. All monuments, existing
and proposed, shall be shown on the record plans. The monuments shall
be placed after all roadway improvements have been completed.
B.
One of the following types of permanent reference monuments shall
be installed by the developer or property owner at all locations mentioned
above:
C.
Bench marks. All survey work for plan preparation and other required
design shall be based upon the BMMA sanitary sewer systems datum.
When such is not available, the U.S.G.S. datum shall be used. Local
survey datum may be used only upon approval by the Township.
D.
Lot stakeout. All lot corners and other changes in direction shall
be marked with metal pins upon completion of all lot grading. All
markers shall be permanently located and shall be at least a 5/8-inch
metal pin with a minimum length of 24 inches, located in the ground
to the finished grade.
The developer or property owner shall provide and install all
street signs, speed limit signs, and all other regulatory signs required
by the Township. All signs shall meet the requirements of PENNDOT.
[Amended 9-20-2004 by Ord. No. 2004-08; 5-1-2023 by Ord. No. 2023-03]
A.
Purpose.
(1)
To require and set minimum standards for outdoor lighting to:
(a)
Provide lighting in outdoor public places where public health,
safety and welfare are potential concerns.
(b)
Protect drivers and pedestrians from the glare of non-vehicular
light sources that shine into their eyes and thereby impair safe traverse.
(c)
Protect neighbors from nuisance glare and stray light from poorly
aimed, placed, applied, maintained or shielded light sources.
(d)
Promote energy-efficient lighting design and operation to conserve
energy and resources.
B.
Applicability.
(1)
Outdoor lighting shall be required for safety and personal security
in areas of public assembly and traverse; including but not limited
to the following: multifamily residential, other residential developments
in zoning districts where the minimum lot size is 20,000 square feet
or smaller, as well as commercial, industrial, recreational, office,
signs and billboards, and institutional uses.
(2)
The developer or property owner shall provide a streetlighting plan
in accordance with Subsection J of this section.
(3)
The glare-control requirements herein contained apply to lighting
in all above mentioned uses as well as, but not limited to, sign,
architectural, landscaping, and residential lighting.
C.
COLOR TEMPERATURE
FOOTCANDLE
FULL CUTOFF LIGHTING UNIT
FULLY SHIELDED
GLARE
ILLUMINANCE-GRID PLOT
ILLUMINANCE/ILLUMINATION LEVEL
ILLUMINATION
ISOFOOTCANDLE PLOT
LIGHT TRESPASS
LIGHTING UNIT
LUMEN
LUX
MOUNTING HEIGHT
UNIFORMITY RATIO
Definitions. The following words and phrases when used in this section
shall have the following meanings indicated:
A rating of the warmth or coolness of a light source in degrees
Kelvin.
A unit of light intensity on a horizontal plane, and measurable
with a light meter.
A lighting unit in its mounted form that allows no direct
light from the lighting unit above a 90° plane, and no more than
10% of rated lamp output an 80° plane, at any lateral angle around
the fixture.
The outdoor lighting fixture is constructed so that all of
the light emitted by the fixture is projected below the horizontal
plane of the lowest point of the fixture.
The sensation produced by direct lighting that causes an
annoyance, discomfort or loss in visual performance and visibility
to the eye.
A photometric report indicating the average horizontal illumination
delivered to each of the squares of a gridded area illuminated by
one or more lighting fixtures.
The intensity of incident light at a point, measured in footcandles
or lux.
A source of any artificial or reflected light, either directly
from a source of light incorporated in, or indirectly from an artificial
source.
A graphical representation of the light distribution pattern
on a horizontal surface.
Light emitted by a lighting unit which shines beyond the
boundaries of the property on which the installation is sited.
A complete fixture assembly consisting of lamp(s), lamp holders,
electrical components, light directing devices, shielding devices,
and lenses or diffusers.
The light-output rating of a light source.
A unit of light intensity stated in lumens per square meter.
There are approximately 10.7 lux per footcandle.
The distance from the finished grade of the surface being
illuminated to the optical center of the light fixture.
The ratio between the average illumination and the minimum
illumination within a given area.
D.
Criteria.
(1)
Illumination levels.
(a)
Lighting, where required by this chapter, shall have intensities
and uniformity ratios in accordance with the current recommended practices
of the Illuminating Engineering society of North America (IESNA) as
contained in the IESNA Lighting Handbook. All IESNA requirements shall
apply.
(b)
Future editions of the IESNA Lighting Handbook may be adopted
by resolution of the Township.
(2)
Lighting fixture design.
(a)
Lighting fixtures shall be of a type and design appropriate
to the lighting application.
(b)
For lighting horizontal tasks such as, but not limited to, pathways
and parking areas, roadways, merchandising and storage areas, automotive
fuel dispensing facilities and sales areas, loading docks, cul-de-sacs,
building and site entrances, and sidewalks, fixtures shall meet IESNA
full cutoff criteria.
(c)
For the lighting of predominantly non-horizontal tasks such
as, but not limited to, facades, landscaping, signs, billboards, fountains,
displays and statuary, commercial fixtures shall be adequately shielded
and shall be installed and aimed so as not to project their output
into the windows of neighboring residences, adjacent uses, past the
object being illuminated, skyward or onto a public roadway. The lighting
intensity of nonhorizontal tasks shall not exceed 25% of the levels
normally permitted by this chapter for the use between the hours of
11 p.m. and dawn or within one hour of the close of business, whichever
is earlier.
(d)
Fixtures shall be equipped with or be capable of being backfitted
with light directing devices such as shields, visors or hoods when
necessary to redirect offending light distribution.
(3)
Color
temperature. LED light sources shall have a correlated color temperature
that does not exceed 3000K.
(4)
Control of nuisance and disabling glare.
(a)
All outdoor lighting, whether or not required by this chapter;
on private, residential, commercial, industrial, municipal, recreational
or institutional property in all Township zoning districts; shall
be aimed, located, designed, fitted and maintained so as not to present
a hazard to drivers or pedestrians by impairing their ability to safely
traverse, i.e., disabling glare, and so as not to create a nuisance
by projecting or reflecting objectionable light onto a neighboring
use or property, i.e., nuisance glare.
(b)
Floodlights and spotlights shall be so installed or aimed that
they do not project their output into the windows of neighboring residences,
adjacent uses, directly skyward or onto a roadway or pedestrian way.
Floodlights installed above grade on residential properties shall
not be aimed out more than 45° from straight down. When a floodlight
creates glare as viewed from an adjacent residential property or use,
the floodlight shall be required to be re-aimed and/or fitted with
a shielding device to block the direct view of the glare from that
property
(c)
For all lighting that is to be left on after 11 p.m. or within
one hour of the close of business for safety and security purposes,
the lighting intensity levels shall not exceed 25% of the levels normally
permitted by this chapter for the use.
(d)
Vegetation screens shall not be employed to serve as the primary
means for controlling glare. Rather, glare control shall be achieved
primarily through the use of such means as cutoff fixtures, shields
and baffles, and appropriate application of fixture mounting height,
wattage, aiming angle and fixture placement.
(e)
The intensity of illumination projected onto a residential use
from another property shall not exceed 0.1 vertical footcandle, measured
at 30 inches above the ground at the property line.
(f)
Fixtures meeting IESNA "full cut off" criteria shall not be
mounted in excess of 20 feet above grade.
(g)
Fixtures used for architectural lighting, e.g., facade, fountain,
feature and landscape lighting, shall be aimed so as not to project
their output beyond the objects intended to be illuminated and the
lighting intensity shall not exceed 25% of the levels normally permitted
by this chapter for the use between the hours of 11 p.m. and dawn
or within one hour of the close of business, whichever is earlier.
(h)
All artificial lighting used to illuminate any parking area
shall be so designed that no direct light rays shall fall upon any
neighboring property or street.
(i)
Canopy lighting for such applications as gas/service stations, bank,
drugstore and fast-food drive-through, shall be accomplished using
flatlens full-cutoff fixtures aimed straight down and shielded
in such a manner that the lowest opaque edge of the fixture shall
be level with or below the light source. In addition, the source of
illumination may not be visible from off of the premises. The average
maintained illumination in the area directly below the canopy shall
not exceed 20 initial footcandles, with no value exceeding 30 initial
footcandles.
(5)
Installation.
(a)
Electrical feeds for lighting standards shall be run underground,
not overhead.
(b)
Lighting standards in parking areas shall be placed a minimum
of five feet outside paved area, or on concrete foundations at least
30 inches high above the pavement, or suitably protected by other
approved means.
(c)
Pole mounted fixtures for lighting horizontal tasks shall be aimed
straight down.
(d)
Poles and brackets for supporting fixtures shall be those specifically
manufactured for that purpose and shall be designed and rated for
the fixture and mounting accessory weights and wind loads involved.
(e)
Pole foundations shall be designed consistent with manufacturer's
wind load requirements and local soil conditions involved and shall
be reviewed and approved by a qualified civil/structural engineer.
(f)
Any employed shielding elements shall be permanently affixed to the
lighting fixture.
(6)
Maintenance.
(a)
Lighting fixtures and ancillary equipment shall be maintained
so as to always meet the requirements of this chapter.
(8)
Residential development fixture placement.
(a)
Streetlighting fixtures in developments that include residential
dwellings shall be placed at the following locations:
[1]
At the intersection of public roads with entrances roads to
the proposed development.
[2]
Intersections involving proposed public streets or roads or
where a non-public primary collectors, residential and/or industrial
streets in a development intersects with a public road or street.
[3]
At the apex of the curve of any public or non-public street
within the proposed development, having less than 300-foot minimum
center line radius.
[4]
Cul-de-sac bulb radii.
[5]
Terminal ends of center median islands having concrete-structure
curbing, trees and/or other fixed objects not having breakaway design
for speeds of 25 m.p.h. or greater.
(b)
Lighting fixtures for parking lots and roadways in developments
that include residential dwellings shall be mounted not more than
14 feet above finished grade.
(9)
Recreational uses. The nighttime illumination of outdoor recreational facilities such as playing fields and courts shall only be permitted with conditional use approval by the Township Board of Supervisors (in accordance with Douglass Township Code, Chapter 265, Zoning, § 265-304, Conditional use process). Such approval shall only be granted by the Board of Supervisors where the applicant can demonstrate, in addition to the other requirements contained in this section, that such lighting shall meet the following requirements:
(a)
The source of illumination may not be visible from off of the premises.
(b)
Outdoor lighting shall only occur between dusk and 10:00 p.m.
(c)
Outdoor recreational activities shall not be illuminated if located
within any residential zoning district or site on a nonresidential
property located within 1,200 feet of a residential use.
(d)
Maximum mounting heights for recreational lighting shall be in accordance
with the following:
(10)
Plan submission.
(a)
Where site lighting is required by this chapter, lighting plans
shall be submitted to the Township for review and approval with any
preliminary or final subdivision/land development plan application
and conditional use application and shall include:
[1]
A site plan, complete with all structures, parking spaces, building
entrances, traffic areas (both vehicular and pedestrian), vegetation
that might interfere with lighting, existing and permitted uses of
all adjoining properties. The lighting plan shall contain a layout
of all proposed fixtures by location, mounting height, and type, and
shall include exterior architectural, building-entrance, canopy, and
landscape lighting.
[2]
Isofootcandle plots for individual fixture installations and
ten by ten foot illuminance-grid plots for multi-fixture installations,
that demonstrate compliance with the intensities and uniformities
set forth in this chapter.
[3]
The lamp lumen ratings and types, maintenance (light-loss) factors
and IES criteria used in calculating the illuminance levels.
[4]
Description of the equipment, including fixture catalog cuts,
photometrics, glare reduction devices, lamps, controls devices, mounting
heights and mounting methods proposed.
[5]
Landscaping plans shall contain lighting fixture locations and shall
demonstrate that the site lighting and landscaping have been coordinated
to minimize conflict between vegetation and intended light distribution,
both initially and at vegetation maturity.
(b)
When required by the Township, the applicant shall submit a
visual impact plan that demonstrates appropriate steps have been taken
to mitigate on-site and off-site glare.
(c)
Post-approval alterations to lighting plans or intended substitutions
for approved lighting equipment shall be submitted to the Township
for review and approval.
(d)
The specifications for streetlights shall meet the minimum specifications
and standards of the MetEd/GPU/First Energy specifications.
(e)
Plan notes. The following notes shall appear on the lighting plan:
[1]
A statement that the design meets the requirement that the source
of illumination is not visible from off of the premises (except required
streetlights).
[2]
Post-approval alterations or intended substitutions for approved
lighting equipment shall be submitted to the Township for review and
approval.
[3]
The Township reserves the right to conduct post-installation nighttime
inspections to verify compliance with the requirements of this section
and as otherwise agreed upon by the Township and, if appropriate,
to require remedial action at no expense to the Township.
[4]
All exterior lighting, including building-mounted lighting, shall
meet IESNA full cut-off or fully-shielded criteria.
[5]
The installer shall notify the proper municipal official to arrange
for -inspection and approval of all exterior lighting equipment, including
building-mounted lighting, prior to its installation
(11)
Search lights or laser lights. Search lights and/or laser lights
shall be prohibited for advertising or entertainment purposes.
(12)
Review by lighting expert. The Township, directly or through
its Planning Agency, when it deems it necessary, shall engage a lighting
expert to review the lighting designs of the development, structure
or use, at the sole cost of the applicant.
(13)
Exemptions.
(a)
Emergency lighting used by police, firefighting or medical personnel,
or at their direction, is exempted from all requirements of this Code
for the period of time during which an emergency exists.
(b)
Upon written application made, the Township may allow exemptions
for a temporary use such as for festivals or carnivals.
(14)
Streetlights.
(a)
General.
[1]
The location of streetlights shall be in accordance with the approved
subdivision or land development plan.
[2]
All streetlights shall be served by underground conduit.
[3]
Provisions shall be made for energizing streetlights after 50% or
more of the dwellings or nonresidential floor area in a given subdivision
or land development or section of a subdivision or land development
has been occupied.
[4]
The developer shall be responsible for all charges or rates for the
streetlights until such time that the streets are accepted as public
streets by the Township.
(c)
Installation.
[1]
Unless specified otherwise, streetlights shall be installed by MetEd.
The developer shall be responsible for all material and labor costs
associated with the streetlight installation including all applicable
taxes.
[2]
The developer shall be responsible for the digging and backfilling
of the wire trenches and for the complete restoration of disturbed
areas. The developer shall also be responsible for the construction
of the concrete anchor base for streetlight posts, if required.
