Article IV Design Standards

[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:

All portions of a tract being subdivided shall be designated as lots, roads, public lands or other land uses.

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.

Subdivisions and land developments should be laid out so as to avoid excessive cut or fill.

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.

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.

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.

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)]

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.

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.

§ 230-24 Recommendation by Planning Agency.

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.

The standards included in these regulations are minimum design requirements.

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.

§ 230-25 Modification of requirements.

[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:

Be in writing and part of an application for subdivision and/or land development;

State the grounds and facts of unreasonableness or hardship on which the request is based;

List the provision(s) of this chapter involved;

State the minimum modification necessary;

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;

Not create an additional use on the lot;

Allow expansion equal to 25% or less of the current existing developed floor space area on the lot;

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;

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

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.

§ 230-26 Requirements for new streets and extensions of existing streets.

All new streets and extensions and widening of existing streets:

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;

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;

Shall provide appropriate access between abutting tracts of land for immediate or future use;

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;

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;

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.

§ 230-27 Street classifications and requirements.

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:

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.

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.

(1)

Collectors. Serve to connect primary arterials with lesser classified streets, and distribute traffic throughout the Township and adjacent areas. Collectors shall be governed by the regulations of § 230-28 of this chapter.

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.

§ 230-28 Street design standards (according to zoning district).

[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

When streets follow a zoning district boundary, the street shall conform to the design standards of the more intense zoning district.

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.

All new roads in commercial zoning districts shall meet the collector street design standards.

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.

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.

For semi-controlled access highways, the right-of-way width may be reduced to 80 feet by the Board of Supervisors.

For semi-controlled access highways, two lanes may be provided when approved by the Board of Supervisors and PENNDOT.

For all street classifications, the Supervisors may require additional right-of-way and paving width when:

(1)

Turning lanes are necessary for safety or convenience; and

(2)

The amount of projected traffic warrants additional paving width.

For no-curb streets, shoulder material treatment shall be provided to control storm drainage erosion.

§ 230-29 Single-access streets.

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:

(1)

Cul-de-sac streets (temporary and permanent).

(2)

Multiple cul-de-sac streets.

(3)

Streets which loop back to themselves.

(4)

Stub streets.

Single-access streets shall be subject to the requirements for their classification of street, notwithstanding their single-access status.

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.

(a)

Measurement of the length shall be made from the right-of-way line of the through street to the most distant point on the right-of-way of the turnaround, measured along the cul-de-sac center line.

(b)

Special conditions may include, but not be limited to:

[1]

Extreme topographical restrictions (slopes, floodplains, etc.).

[2]

Oddly shaped tract configuration.

[3]

Lack of alternative outlets because of surrounding developed conditions.

[4]

Shall be served by an appropriately located emergency accessway when required by the Supervisors.

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.

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.

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.

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.

§ 230-30 Street alignment.

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.

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:

(1)

Minimum curve radius:

(a)

Semi-controlled access: 300 feet.

(b)

Collectors: 200 feet.

(c)

Residential and industrial: 150 feet.

(d)

Radius measured at center line.

(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.

Vertical curvature. Vertical curves shall be used at changes in grade of more than 1%, in compliance with the following requirements:

(1)

The following length of vertical curve shall be provided for each percent of grade change:

(a)

Semi-controlled: 100 feet.

(b)

Collectors: 50 feet.

(c)

Residential and industrial: 25 feet.

(d)

Within 150 feet of intersection (stop condition): 10 feet.

(2)

The high point or low point on a vertical curve shall be clearly identified on plans and profiles, as appropriate.

(3)

Over summits or in sumps vertical curves shall not produce excessive flatness in grade.

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%.

(2)

Maximum grades for streets shall be:

(a)

Semi-controlled access and collector streets, 7%.

(b)

Residential and industrial streets, 10% for distances less than 1,500 feet.

(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.

§ 230-31 Street intersections.

All street intersections under the jurisdiction of this article shall be subject to the requirement of this section.

Number of streets. Not more than two streets shall intersect at the same point.

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.

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.

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.

Waiver of corrective changes. The Supervisors may waive the above requirements for corrective changes under one or more of the following conditions:

(1)

When changes made on the applicant's land will not improve the intersection's deficiencies.

(2)

When other road improvements are already planned which could correct the problem without changes required of the applicant.

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.

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

§ 230-32 Intersection spacing.

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.

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.

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.

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.

(1)

Collectors without curb: 600 feet.

(2)

Collectors with curb: 400 feet.

(3)

Residential and industrial streets: 200 feet.

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.

§ 230-33 Clear sight triangles.

[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.

Clear sight triangles shall be measured along street center lines, from their point of intersection.

Where differing classifications of street intersect, the higher classification of street shall determine the dimensions used.

For semi-controlled access highways, the clear sight triangle legs shall each measure 125 feet.

For collectors, the clear sight triangle legs shall each measure 100 feet.

For residential and industrial streets, the clear sight triangle legs shall each measure 75 feet.

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.

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.

In addition to providing the specified clear sight triangles for driveways, adequate sight distances shall be provided as set forth in § 230-36A.

§ 230-34 Storm drainage.

[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.

§ 230-35 Proposals with existing buildings.

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.

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.

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.

§ 230-36 Driveways.

[Amended 10-22-1991 by Ord. No. 91-12]

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.

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.

Proposals with five or more minimum use driveways along any one street or road shall also be submitted as in § 230-36A above.

Following evaluation by the Township Planning Agency, the applicant may submit plans to the state or Township for formal approval and issuance of permits.

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.

Driveway crossings shall be designed in compliance with the Douglass Township Engineering Standards.

§ 230-37 Additional driveway 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.

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.

(2)

Driveways shall be located in a manner which will not cause the following:

(a)

Interference to the traveling public;

(b)

A hazard to the free movement of normal highway traffic; or

(c)

Areas of traffic congestion on the highway.

(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.

Distance from street intersections. Driveways shall be located as far from street intersections as is reasonable possible, but not less than the following distances from center line to center line:

(1)

Individual residential lots: 50 feet.

(2)

Multifamily residential and nonresidential: 100 feet.

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.

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.

Drainage. Provisions for drainage and stormwater runoff shall comply with the Douglass Township Engineering Standards.

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:

(1)

The length of stopping area shall be a minimum of 20 feet, or the length of the longest vehicles anticipated to use the driveway, whichever is greater.

(2)

Stopping areas shall be measured from the edge of paving or curbline for all roads.

Clear sight triangles. Clear sight triangles shall be provided where driveways intersect streets, in compliance with the standards of § 230-33, Clear sight triangles. The dimensional standards shall be determined by the classification of street which the driveway intersects.

§ 230-38 Parking areas and related internal driveways.

Parking areas and related internal driveways shall be governed by the following:

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,

Angled or perpendicular parking shall not be permitted along public or private streets, except where specifically permitted by this or other ordinances.

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.

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.

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)]

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.

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.

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.

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.

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.

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)]

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.

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.

§ 230-39 Rear lotting.

Rear lots, as defined herein, may be permitted by the Supervisors, in accordance with the following standards and criteria:

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.

(a)

As an interim alternative where future subdivision will result in appropriate street construction.

(b)

As a permanent alternative.

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.

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:

(a)

Its physical characteristics, and whether or not the subdivision site is distinguishable from it.

(b)

Its planned future character; that is, whether it is in or abutting a growth area, or in an area planned for agricultural or other rural uses.

(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.

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.

(a)

It may be necessary to widen the access strip at such sharp turns to accommodate grading, drainage, or tree preservation.

(b)

For access strips that may become roads, the Supervisors may require turns to be designed to accommodate horizontal curves required for roads.

(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.

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.

§ 230-40 Blocks.

The length, width and shape of blocks shall be guided by the following:

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)]

Respect for existing natural features which may constrain subdivision or land development.

Need to provide efficient, convenient and safe pedestrian and vehicular circulation.

Suitability of lotting pattern and building sites created by the blocks.

§ 230-41 Lots.

Lots shall meet or exceed the minimum area and width requirements of Chapter 265, Zoning.

Deep, narrow lots are to be avoided, except that lots for attached dwelling units may receive special consideration.

Wide, shallot lots are to be avoided.

Every lot shall contain a building envelope suitable for the type(s) of development proposed.

Every lot shall have frontage of at least 50 feet along the ultimate right-of-way line of a street.

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.

The width of a lot at the building line shall be that width in feet specified for the applicable zoning district as provided for in Chapter 265, Zoning, and any other applicable Township ordinance or resolution.

§ 230-42 Grading.

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:

All grading shall be set back from property lines a sufficient distance to prevent any adverse effect on adjacent properties.

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.

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.

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.

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.

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.

During grading operation, necessary measures for dust control shall be implemented.

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.

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.

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.

§ 230-43 Legislative intent of landscape planting requirements.

[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:

Reduce soil erosion and protect surface water quality by minimizing clearing of existing woodlands or tree masses.

Reduce stormwater runoff velocity and volume by providing planting areas where stormwater can infiltrate and/or evapotranspirate.

Improve air quality by conserving existing or creating new plantings, which produce oxygen and remove carbon dioxide from the atmosphere.

Provide animal habitat.

Provide wind breaks, shade, and other microclimate benefits of trees and landscape plantings to help conserve energy.

Conserve historically, culturally, or environmentally important landscapes such as wooded hillsides, scenic views, or aesthetic natural areas.

Preserve and enhance property values through the implementation of good landscape architectural standards.

Provide planted buffers between land developments, which act to visually integrate a development into the existing landscape.

Preserve scenic views and elements of the Township's rural character by minimizing views of new development from existing roads.

Enhance the aesthetic appearance of the community and provide privacy and beauty.

Improve traffic flow in parking lots by requiring planted parking islands and medians to separate traffic.

Improve the environment for pedestrians along streets, parking lots, and other pedestrian areas.

Integrate stormwater management and landscape design to aesthetically improve stormwater management facilities, such as detention basins and rain gardens, without impairing function.

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.

Incorporate appropriate native plants into the suburban environment to promote greater landscape resiliency and to enhance natural environments.

§ 230-44 Landscape plan requirements.

[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.

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.)

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:

(a)

The signature and seal of the registered landscape architect responsible for preparing the landscape plan and details.

(b)

The signature of the subdivider, developer, or builder.

(c)

The signatures of the elected municipal officials, engineer, or landscape architect, and planning agency.

§ 230-45 Preservation and protection of existing vegetation.

[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]

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.

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.

§ 230-46 Street trees.

[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]

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.

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.

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.

§ 230-47 Buffer plantings.

[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]

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:

(a)

All nonresidential development.

(b)

All single family detached development.

(c)

All multifamily, single-family attached and semiattached development.

(d)

All cluster development.

(e)

Active recreational facilities.

(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.

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.

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.

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
[See § 230-47D(2) for the description of softening, filtering and screening buffers]
	Adjacent Uses
Proposed Use	Office/Institutional and Recreation	Commercial/Industrial	Expressway Route 100	Single-Family Detached	Single Family Attached^C	Multifamily/Mobile Home Park
Office/institutional^A	Softening	Softening	Screening	Screening	Screening	Screening
Commercial/industrial	Softening	Softening	Screening	Screening	Screening	Screening
Single-family detached	Screening	Screening	Screening	Softening	Filtering	Screening
Single-family attached	Screening	Screening	Screening	Filtering	Softening	Screening
Multifamily, mobile home	Screening	Screening	Screening	Screening	Screening	Softening
Recreation^B	Softening	Filtering	Screening	Softening	Softening	Softening

NOTES:
^A	All uses in office/limited industrial parks shall be considered office/institutional uses.
^B	I.e., playing fields, golf courses, swim clubs, etc.
^C	Includes twin homes, duplexes, and townhouses.

(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:

(a)

Softening buffer:

[1]

One canopy tree (2 1/2 inches min. caliper).

[2]

Two understory trees (1 1/2 inches min. caliper).

[3]

Two evergreen trees (eight feet min. height).

(b)

Filtering buffer:

[1]

Two canopy trees (2 1/2 inches min. caliper).

[2]

Five evergreen trees (eight feet min. height).

[3]

Two understory trees (1 1/2 inches min. caliper).

[4]

Five shrubs - deciduous or coniferous (24 inches min. height).

(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.).

-or-

[5]

Thirty upright evergreen shrubs (four inches min. ht.)

-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.]

[1]

One upright evergreen shrub per three feet (four feet min. ht.)

-or-

[2]

Four to six-foot solid fence or wall.

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:

(a)

Dumpsters, trash disposal, recycling areas, and mechanical equipment.

(b)

Service and loading docks.

(c)

Outdoor storage areas.

(d)

Sewage treatment plants and pump stations.

§ 230-48 Parking lot landscaping.

[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]

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.

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.

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.

Table 2 Parking Lot (Vehicular Use Area) - Interior planting requirements
Vehicular Use Area	Percent of Interior Planting Area Required
0 to 4,999 square feet	400 square feet
5,000 to 49,999 square feet	8%
50,000 to 99,999 square feet	10%
100,000 to 149,999 square feet	13%
150,000 square feet	15%

(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.

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.

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.

§ 230-49 Additional plantings.

[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]

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.

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.

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.

§ 230-50 Stormwater basins and associated facilities.

[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:

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).

(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:

(a)

The plantings provide a satisfactory continuous cover to all areas of the basin.

(b)

The plantings do not interfere in the safe and efficient function of the basin as determined by the municipal engineer.

(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.

Basin shape. Basin shape shall incorporate curvilinear features to blend with the surrounding topography.

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.

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.

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.

§ 230-51 Landscape design criteria.

[Amended 3-19-2007 by Ord. No. 2007-01; 4-19-2021 by Ord. No. 2021-01]

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.

(5)

Plant materials shall meet the specifications of § 230-52.

§ 230-52 Plant materials specifications, maintenance, and guarantee.

[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.

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.

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.

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.

§ 230-53 Riparian corridor planting requirements.

[Added 5-1-2017 by Ord. No. 2017-03]

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.

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.

§ 230-54 Street construction. [1]

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.

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.

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.

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:

(a)

Residential roads. Crushed Aggregate Base Course, eight-inch depth or Modified Base Course, ten-inch depth.

(b)

Commercial or industrial roads. Crushed Aggregate Base Course, twelve-inch depth or Modified Base Course, fourteen-inch depth.

(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.

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.

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]."

§ 230-55 Additional regulations for floodplain areas.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

Any area within the Floodplain Conservation District, as identified in Chapter 122, Floodplain Management, of the Douglass Township Code shall be subject to all the regulations set forth in said Chapter 122.

§ 230-56 Sidewalk location, design and construction.

[Amended 10-22-1991 by Ord. No. 91-12]

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.

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.

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.

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]."

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.

Sidewalks shall be designed to facilitate access and use by the handicapped, as approved by the Township Engineer.

§ 230-57 Curbs. [1]

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.

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.

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]

§ 230-58 Rights-of-way and easements.

[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.

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.

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.

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.

To the fullest extent possible, easements shall be adjacent to rear and side lot lines.

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.

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.

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.

§ 230-59 Utilities.

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.

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.

All electric and communication mains and services located within the public right-of-way shall be installed at least three feet deep.

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.

§ 230-60 Sanitary sewers and on-lot disposal.

[Amended 3-7-1994 by Ord. No. 94-2]

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.

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.

§ 230-61 Water supply.

[Amended 2-2-1998 by Ord. No. 98-1]

Public and Community Water Systems.

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.

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.

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.

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.

(3)

In the absence of good historical demand information, demand projection procedures and parameters, including peak factors, shall be in accordance with the following simplified guidelines:

(a)

Average daily demand.

[1]

Residential demand based on the sum of:

[a]

Single family homes at 310 gpd/unit;

[b]

Mobile homes at 200 gpd/unit; and

[c]

Apartments or townhouses at 160 gpd/unit.

[2]

Nonresidential demand based on either:

[a]

1.15 times average daily metered consumption, or

[b]

A case specific evaluation of the type of customer giving consideration to meter size, equivalent dwelling unit, occupant, process and acreage relationships, as appropriate.

(b)

Maximum daily demand.

[1]

Estimated based on:

[a]

Reliable experience data from similar systems or

[b]

2.0 times average daily demand if experience data are not available.

(c)

Peak hourly demand.

[1]

Estimated based on:

[a]

Reliable experience data from similar systems or

[b]

5.0 times average daily demand.

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.

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.

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.

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."

§ 230-62 Erosion and sediment control.

[Amended 1-15-1996 by Ord. No. 96-1]

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.

All erosion control facilities shall be designed and constructed in accordance with the regulations of the Township, Montgomery County Conservation District, and DEP.

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)]

§ 230-63 Bridges and culverts.

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.

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.

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.

§ 230-64 Survey monuments.

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.

One of the following types of permanent reference monuments shall be installed by the developer or property owner at all locations mentioned above:

(1)

Concrete monuments with minimum dimensions of 20 inches by four inches square with 45° beveled edges.

(2)

Solid steel pins which minimum dimensions of 5/8-inch in diameter and 24 inches in length.

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.

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.

§ 230-65 Signs.

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.

§ 230-66 Outdoor lighting.

[Amended 9-20-2004 by Ord. No. 2004-08; 5-1-2023 by Ord. No. 2023-03]

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.

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.

Definitions. The following words and phrases when used in this section shall have the following meanings indicated:

COLOR TEMPERATURE

A rating of the warmth or coolness of a light source in degrees Kelvin.

FOOTCANDLE

A unit of light intensity on a horizontal plane, and measurable with a light meter.

FULL CUTOFF LIGHTING UNIT

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.

FULLY SHIELDED

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.

GLARE

The sensation produced by direct lighting that causes an annoyance, discomfort or loss in visual performance and visibility to the eye.

ILLUMINANCE-GRID PLOT

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.

ILLUMINANCE/ILLUMINATION LEVEL

The intensity of incident light at a point, measured in footcandles or lux.

ILLUMINATION

A source of any artificial or reflected light, either directly from a source of light incorporated in, or indirectly from an artificial source.

ISOFOOTCANDLE PLOT

A graphical representation of the light distribution pattern on a horizontal surface.

LIGHT TRESPASS

Light emitted by a lighting unit which shines beyond the boundaries of the property on which the installation is sited.

LIGHTING UNIT

A complete fixture assembly consisting of lamp(s), lamp holders, electrical components, light directing devices, shielding devices, and lenses or diffusers.

LUMEN

The light-output rating of a light source.

LUX

A unit of light intensity stated in lumens per square meter. There are approximately 10.7 lux per footcandle.

MOUNTING HEIGHT

The distance from the finished grade of the surface being illuminated to the optical center of the light fixture.

UNIFORMITY RATIO

The ratio between the average illumination and the minimum illumination within a given area.

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.

(7)

Signs and billboards shall be illuminated in accordance with § 265-253F of Chapter 265, Zoning.

(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.

[6]

In developments that include residential dwellings, common parking areas of four spaces or more shall be illuminated in accordance with Subsection D(4) of this section.

(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:

[1]

Basketball: 20 feet.

[2]

Football/soccer/lacrosse/baseball: 70 feet.

[3]

Little League baseball: 200-foot radius field, 60 feet; 300-foot radius field, 70 feet.

[4]

Tennis: 20 feet.

[5]

Swimming pool aprons: 20 feet.

[6]

Track: 20 feet.

(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.

(b)

Materials.

[1]

All materials shall conform to the requirements established by MetEd. The Township may not accept dedication of any streetlight system that does not meet Met-Ed standards.

[2]

All streetlights along new streets shall comply with the requirements of this section.

(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.

[3]

The developer shall coordinate the timing of the street light installation with Met-Ed.[1]

[1]

Editor's Note: Original Section 435, Wetlands, of the 1986 Code of Ordinances, which immediately followed this section, was repealed 3-19-2007 by Ord. No. 2007-01.