Township of Douglass, PA DESIGN STANDARDS

The Comprehensive Plan for Douglass Township addresses the desire of the Township to maintain its rural character. As such, the street design standards reflect minimum right-of-way and cartway widths based upon the provision of off-street parking. The reduced cartway widths also minimize impervious coverage. The required right-of-way and cartway widths shall be as follows:

Street Type	ROW	Cartway
Minor Street	50 feet	24 feet*
Cul-de-sac Street	50 feet	24 feet*
Collector Street	60 feet	34 feet*
Arterial Street	100 feet	**
Marginal Access Street	50 feet	22 feet*
Private Internal Street	N/A	24 feet*
Service Street/Alley	22 feet***	18 feet*

NOTES:
*	Off-street parking required.
**	As required by PennDOT.
***	ROW only for service streets to be dedicated.

Additional right-of-way and cartway widths may be required by the Township for the purpose of promoting public safety and convenience, or to provide on-street parking in commercial and industrial areas and in areas of high-density residential development. If on-street parking is proposed for a particular development, each parking lane shall have a minimum width of seven feet.

Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width and/or cartway width, additional right- of-way width and/or cartway width shall be dedicated and/or constructed to conform with the standards of this chapter.

Where a subdivision or land development abuts or contains and existing street of inadequate horizontal and/or vertical alignment, the Township may require additional right-of-way width or cartway width in order to improve public safety.

Street Grades.

There shall be a minimum center line grade of 1%.

Center line grades shall not exceed the following:

Street Type	Maximum Grade
Minor Street*	10% (up to 12%**)
Cul-de-sac Street	10%
Collector Street	8%
Arterial Street	6%
Marginal Access/Service Street	10%
Internal Streets/Alleys	10%

NOTE:
*	Includes Marginal Access and Service Streets
**	Grades up to 12% may be permitted on a through minor street where access to the street is possible over streets with 10% or less grade.

All approaches to an intersection shall have a leveling area not exceeding 4% in grade for a distance of 50 feet, as measured from the edge of the right-of-way line of the intersecting street.

The entire width of the street right-of-way shall be cleared and the finished road grade on all streets shall be carried the entire width of the right- of-way whenever practical. Modification of grading beyond the curbs or beyond the edge of the cartway/drainage swale, may be permitted by the Township Engineer, provided that the minimum sight distances are maintained along the vertical and horizontal curvatures of the street, provided no obstructions exist in intersections within the clear sight triangle and provided that no sidewalks are required.

Horizontal Curves.

Whenever street lines are deflected in excess of 2°, a connection shall be made by horizontal curves.

To ensure adequate sight distance, minimum center line radii for horizontal curves shall be as follows:

Street Type	Minimum Center Line Radii
Minor Street*	100 feet
Cul-de-sac Street	100 feet
Collector Street	150 feet
Arterial Street	500 feet

NOTE:
*	Includes Marginal Access and Service Streets

A tangent of not less than 100 feet, as measured along the street center line, shall be provided between reverse curves for all streets.

To the greatest extent possible, combinations of the minimum radius and maximum grade shall be avoided.

For townhouse and/or multi-family developments proposing the use of private internal streets/accessways, deviation from minimum minor street horizontal curve requirements shall be subject to review and approval by waiver from the Township upon documentation by the applicant that fire and emergency vehicle movements can be safely accommodated.

Vertical Curve.

At all changes in street grades where the algebraic difference in grade exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:

Street Type	Minimum Sight Distance
Minor Street*	100 feet
Cul-de-sac Street	100 feet
Collector Street	200 feet
Arterial Street	200 feet

NOTE:
*	Includes Marginal Access and Service Streets

Additional sight distances may be required by the Township Engineer in order to overcome obstacles such as, but not limited to, street grades, horizontal street alignment, functional speed limit, existing land uses and proposed land development.

Intersections.

The center lines of streets shall intersect at right angles unless existing conditions dictate otherwise. No street shall intersect another street at an angle of less than 60°.

No more than two streets shall intersect on the same side at the same point.

Minor streets intersecting one another shall either intersect directly opposite to each other or shall be separated by at least 150 feet between center lines, measured along the center line of the street being intersected. (Currently is 200 for any type of street.)

Intersections with collector or arterial streets shall be located not less than 1,000 feet apart, measured from center line, along the center line of the collector or arterial street. (Same as current at 1,000 feet)

Street curb intersections shall be rounded by a tangential arc with a minimum radius of:

Street Type	Curb Radii
Minor Street*	30 feet
Cul-de-sac Street	30 feet
Collector Street	40 feet
Arterial Street	50 feet

NOTE:
*	Includes Marginal Access and Service Streets

Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.

Clear sight triangles shall be provided at all proposed street intersections. The minimum distance of such triangles shall be 150 feet measured in each direction from the point of intersection of the center lines and from a point 50 feet behind the right-of-way of the intersecting street. Within such triangles, no vision-obstructing object shall be permitted which exceeds a height of 30 inches above the elevation of the intersecting streets. Wherever a portion of the clear sight triangle occurs behind the building setback line, such portion shall be shown of the plan of the subdivision and shall be considered as a reduction to the building setback line.

All proposed intersections shall have sufficient horizontal sight distance in order to provide a safe and convenient point of ingress and egress. Horizontal sight distances shall be measured in each direction from a point 3 1/2 feet above the center line of the road surface to a point four feet above the center line of the road surface. The minimum horizontal sight distances shall be based on the functional classification, speed limit and grade of the intersecting street, utilizing the latest standards of the Pennsylvania Department of Transportation (PennDOT).

Cul-de-sac Street.

No cul-de-sac street shall exceed 1,700 feet in length.

Cul-de-sac length shall be a minimum of 250 feet.

No cul-de-sac street shall have more than 14 total dwelling units having access.

Dead end streets are prohibited unless designed as cul-de-sac streets or designed for future extension to adjoining property.

Any dead-ended street for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all- weather turnaround within the subdivision, and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.

Center line grade of the cul-de-sac shall not exceed 10%, and the grade of the diameter of the turnaround shall not exceed 5%.

All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turnaround, having a minimum radius of 50 feet. The right-of-way shall have a minimum radius of 60 feet.

The Board of Supervisors, upon recommendation of the Planning Commission and Township Engineer, may permit alternative turnaround designs with a landscaped island in the center.

(9)

Drainage of cul-de-sac streets shall preferably be towards the open end. If drainage is toward the closed end, water shall be conducted away in an underground storm sewer or other means acceptable to the Township Engineer with appropriate stormwater easements provided.

(10)

All cul-de-sac streets shall be provided with an easement for snow removal at the turnaround end of the street (bulb area).

Acceleration/Deceleration Lanes. Acceleration and deceleration lanes shall be provided to aid in ingress and egress relative to major streets, with the following considerations:

Where a subdivision or land development borders a state road, the need for said improvements would be established by PennDOT as part of their approval of a required street or driveway highway occupancy permit (HOP).

Where a subdivision or land development borders a Township road, the landowner or developer shall confer with the Township Engineer regarding specific design standards for such lanes.

§ 22-504 Street Construction and Improvement Standards.

[Ord. 2014-01, 1/6/2014]

All proposed streets shall be graded, improved and surfaced to the grades and dimensions on the approved plans, profiles and cross sections as shown on the recorded subdivision or land development plans.

All proposed streets shall be constructed in accordance with all applicable standards that are specified in this chapter. A summary of the minimum street construction standards has been included as part of Appendix 22-E of this chapter. If required by the Township Engineer, the minimum standards specified under Appendix 22-E shall be upgraded for the purposes of improving vehicular circulation and the structural stability of the transportation system.

The ultimate right-of-way of an existing or a proposed street shall be properly graded. Such grading shall be done to a maximum side slope of one-foot vertical to three feet horizontal. All trees, stumps and other material (construction fill, rocks, etc.) deemed unsuitable by the Township Engineer shall be removed. All disturbed areas shall be suitably stabilized for sedimentation control. In no case shall the required grading extend onto an adjoining property, unless the adjoining property owner grants the applicant permission to do so via the establishment of a construction easement to be shown on the subdivision or land development plans.

All storm drainage facilities located within the ultimate right-of-way shall be designed and constructed in accordance with the requirements of this chapter with respect to stormwater management and sedimentation and erosion control.

Where required by the Planning Commission per Township Engineer recommendation or the Pennsylvania Department of Transportation (PennDOT), guide rails shall be installed by the developer. All materials used shall be in strict conformance with the latest specifications of PennDOT.

Section 22-521 of this chapter includes additional requirements pertinent to traffic impact studies and improvements. The cost of all required traffic studies and/or improvements shall be incurred by the developer.

§ 22-505 Swales and Curbs.

[Ord. 2014-01, 1/6/2014]

Swales are permitted along both sides of streets when in the opinion of the Township Engineer they provide an appropriate means of controlling stormwater drainage based upon site topography and lot size. In particular for developments with lot sizes of one acre or larger, wide shallow swales with periodic stormwater catch basins are recommended to better maintain the rural character of the community.

In all other instances other than Subsection 1 above, vertical curbs shall be installed along both sides of all proposed streets.

In the interest of controlling drainage or traffic patterns, the Planning Commission may require the developer to install vertical curbs along an existing or exterior street on which a residential subdivision or land development abuts.

Vertical curbs shall be installed in common parking areas for multifamily developments and non-residential developments.

Vertical curbs where required or proposed, shall be constructed and installed by the developer in accordance with the standards specified under Appendix 22-E of this chapter.

§ 22-506 Driveways.

[Ord. 2014-01, 1/6/2014]

Driveways shall be provided for all new lots.

No driveway shall be located, designed and constructed so as to create a drainage or sedimentation problem on an adjacent street or property.

All driveways shall be so constructed and maintained that the materials of which the driveways are made will not wash into nor be deposited upon public roads.

Driveways serving single-family lots shall not exceed 15%.

Driveways serving multi-family residential dwelling units and non-residential developments shall not exceed 10% and shall be paved.

Minimum driveway width for single-family residential lots shall be 10 feet and a maximum width of 24 feet.

Driveways serving multi-family residential dwelling units and non-residential developments shall have a minimum driveway width of 12 feet for one-way traffic and a minimum of 24 feet for two-way traffic.

A minimum grade of 1% shall be provided on all driveways. A maximum grade of any driveway within the right-of-way of any street shall be 4%.

The edge of the driveway shall be located not less than 40 feet from the tangent point of the curb radius of corner lots or from the point of intersection of the nearest street intersection.

10.

All individual driveways shall be surfaced with erosion resistant materials, approved by the Township Engineer from the edge of the street cartway to a point in the lot 25 feet from the right-of-way line.

11.

The surface of the driveway sloping toward the street shall be graded so that no stormwater runoff from the property shall discharge upon the street. Further, discharge of roof drains or down spouts onto a driveway which slopes toward the street shall not be permitted and no drain pipe from any basement sump pump, foundation drain, or any type of facility shall be discharged onto the street.

12.

A clear sight triangle of 50 feet shall be provided and maintained at driveway intersections with streets. The minimum distance of such triangle shall be measured in each direction from the point of the intersection of the center lines and from a point 20 feet behind the edge of the cartway of the intersecting street. Within such triangles, no vision-obstructing object shall be permitted which exceeds a height of 30 inches above the elevation of the intersecting streets, and below 10 feet.

13.

Driveway entrances shall intersect streets at right angles unless the existing conditions of the site dictate otherwise. No driveway entrance shall intersect a street at angles of less than 60° nor more than 120°.

14.

No residential property shall have more than one vehicular access point to a public road. In order to reduce the number of curb cuts/driveway intersections along a given road, the Planning Commission may permit adjoining or common driveways. Adjoining driveways shall be separated by a five-foot landscaped area. Common driveways when permitted, will require that both lots demonstrate that they are capable of constructing their own separate driveway meeting Township standards and that appropriate access easements and maintenance agreements have been established subject to Township approval.

15.

In order to provide a safe and convenient point of ingress and egress, driveway entrances should be rounded with a minimum radius of five feet.

16.

The intersection of all proposed driveways with the cartway edge shall be designed and constructed with the use of either a drainage swale or pipe. If a drainage swale is to be utilized, it shall slope from the cartway at a minimum grade of 4% for a minimum of eight feet from the cartway edge. If a drainage pipe is to be utilized, the size of the pipe shall be determined by drainage computations using a ten-year storm frequency. All driveway drainage pipes shall have a minimum diameter of 15 inches.

17.

On sites with potential for slope and drainage problems, the Planning Commission may require the developer to prepare driveway cross-section and profile for each driveway within the subdivision or land development.

18.

When a proposed driveway is to have access from a state road or an encroachment is proposed within a state right-of-way, applicable permits from PennDOT shall be secured by the applicant prior to final plan approval by the Township. The highway occupancy permit number(s) shall be noted on the final plan.

19.

A Township driveway permit is required when access is proposed onto a Township road or when encroachments is proposed within a Township right-of-way. This permit would need to be secured prior to construction of the driveway.

20.

All driveways shall be maintained by the property owner in such a manner so as not to interfere with the functional design and location of the driveway.

§ 22-507 Sidewalks and Pathways.

[Ord. 2014-01, 1/6/2014]

Sidewalks, at least five feet in width, shall be required along one side of new streets in any residential subdivision where the proposed lot sizes are one acre or less, for any multi-family, age-restricted, continuing care facility, or planned residential development. Sidewalks along both sides of the cartway in proposed residential developments may be required by the Township when deemed necessary by the Planning Commission in order to match existing development patterns or in the interest of public safety.

Upon recommendation of the Planning Commission the Township may also require sidewalks which would continue from those in existing neighborhoods, or to provide access to community facilities, or to insure safety of pedestrians in certain conditions with respect to existing or prospective traffic.

In the interest of public safety, the Planning Commission may require sidewalks or a pedestrian pathway along an existing or exterior street on which a residential subdivision or land development abuts.

Sidewalks shall be constructed and installed by the developer in accordance with the standards specified in Appendix 22-E of this chapter.

Crosswalks, of at least six feet in width may be required by the Township whenever necessary to facilitate pedestrian circulation and to give access to community facilities.

For multi-family residential, age-restricted residential, continuing care facilities, and planned residential developments the developer should give due consideration to the provision of internal pedestrian pathways to facilitate internal circulation.

In designing sidewalks or pedestrian pathways, the developer is encouraged to consider undulating the sidewalk or pathway on both a horizontal and vertical level to improve aesthetics.

§ 22-508 Blocks, Lots and Parcels.

[Ord. 2014-01, 1/6/2014]

Blocks.

Blocks shall not exceed 1,600 feet in length or be less than 500 feet in length.

The side property lines of lots shall be at right angles or radial to the right- of-way lines.

Blocks shall be two lot depths in width and, except for lots located at street intersections, minor streets, or collector streets, no lot shall front on more than one street.

Lots and Parcels.

The size, shape and orientation of proposed lots shall be appropriate for the type of development and use contemplated.

Lots shall conform to the applicable minimum lot sizes, lot widths and setback requirements as set forth in Chapter 27, "Zoning."

Side lot lines shall be at right angles to street line tangents or radial to street line curves.

The depth-to-width ratio of a residential lot shall be not less than 1:1 or greater than 3:1.

Where feasible, lot lines shall follow municipal boundaries rather than cross them, in order to avoid jurisdictional problems.

Double or reverse frontage lots shall be avoided except as needed to avoid direct vehicular access onto an arterial or collector street by individual driveways or to overcome physical site conditions. All permitted residential reverse frontage lots shall have frontage onto a minor street. The rear yard setback shall be established 75 feet from the ultimate right-of-way line, and a ten-foot planting easement shall be included within the setback in order to prohibit vehicular access onto the arterial or collector street. The planting easement shall contain evergreen plantings meeting the standards of § 27-713, "Landscaping."

§ 22-509 Sanitary Sewage Disposal.

[Ord. 2014-01, 1/6/2014]

General Standards.

This section, along with all other pertinent plans, ordinances and/or resolutions adopted by the Douglass Township Board of Supervisors, shall be construed as implementing the provisions and requirements of the Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1 et seq., and the Clean Streams Law, 35 P.S. § 691.1 et seq., or both, as hereafter amended, supplemented, modified or reenacted by the General Assembly of Pennsylvania.

All sewage disposal systems within the Township shall conform to the standards and requirements of the Pennsylvania Department of Environmental Protection (PADEP). The installation of all sanitary sewage disposal systems shall be the responsibility of the developer.

The developer shall provide the most desirable method of sanitary sewage disposal. The selected method shall conform with the existing physical site conditions.

Public Sanitary Sewage Systems.

Areas designated for public sewer service within the Township's Official Sewage Facilities Plan (Act 537 Plan, as amended) and where a sewer line exists serving the property shall utilize the Douglass Township public sewer system as the method for sanitary sewage disposal.

The developer shall construct a sanitary sewer collection and conveyance system in order to provide adequate sanitary sewer service to each lot, dwelling unit or non-residential use within the subdivision or land development.

The entire system shall be designed and constructed in accordance with the standards and specifications established by Douglass Township.

The applicant shall comply with all procedural permit requirements established by PADEP. The applicant shall complete and submit to the Township the necessary components of the PADEP's sewer planning module(s) for land development.

If public sewage service is not accessible to an approved subdivision or land development, but is planned to be accessible within five years of final approval, the developer shall install approved capped sewer collection lines within the limits of the subdivision or land development, in addition to the approved on-lot sewage facilities. Such sewer lines shall be capped at the limits of the subdivision or land development and the lateral shall be capped at the street right-of-way.

Private Sanitary Sewage Systems.

Where public sewage services are neither available nor accessible, the developer shall provide a sanitary sewage disposal system on either an individual or community basis in accordance with the standards and provisions established by the Township and/or PADEP.

Permits are required for the construction, installation, alteration, replacement, repair and/or extension of any community sewage disposal system or individual on-lot sewage disposal system. All such permits for private sewage disposal systems shall be subject to approval by the PADEP and/or the Township Sewage Enforcement Officer. A permit and inspection fee shall be established pursuant to a resolution of the Township and shall be paid at the time the application is filed.

The permit for a community sewage disposal system or an individual sewage disposal system shall not become effective until the installation is completed to the satisfaction of the Sewage Enforcement Officer.

The type, capacities, locations and general layout of the proposed community sewage disposal system or individual sewage disposal system shall comply with the recommendations of the Sewage Enforcement Officer and with the rules and regulations of PADEP and with applicable statutes of the Commonwealth of Pennsylvania.

Where individual on-lot sewage disposal is proposed for a new lot. Probe and percolation testing for both primary and replacement absorption area sites shall be undertaken. The results of such tests shall be submitted to the Township for review as part of the sewage facilities planning module review process. Approval of the planning module by PADEP will be required prior to approval of the preliminary plan.

When required by PADEP as part of the planning module process, appropriate nitrate testing shall be undertaken, the results of such tests shall be submitted to the Township for review as part of the sewage planning module review process.

§ 22-510 Water Supply.

[Ord. 2014-01, 1/6/2014]

General Standards.

All subdivisions or land developments providing public or community water supply shall be required to provide fire protection in accordance with Subsection 5. All distribution systems for public or community water systems shall be equipped with adequately sized mains and the appurtenances required to provide fire protection.

Public Water Supply.

Subdivisions and land developments to be served by existing public water supplies shall be provided with water distribution facilities designed in accordance with the regulations of the Pennsylvania Department of Environmental Protection (PADEP) and the standards and specifications of the public water supplier as applicable (Pottstown Borough Authority within the southeastern portion of the Township).

The distribution facilities for residential developments shall be designed to provide fire protection as a minimum flow rate of 1,000 GPM with a minimum residential pressure at 20 psi. Flow and pressure rates for commercial and industrial users shall be in compliance with the requirements of the public water supplier and/or applicable state codes and statutes.

The developer shall provide the Township with a copy of a letter of intent from the public water supplier prior to preliminary plan approval and with a copy of an approved water services agreement prior to final plan approval.

Community Water Supply.

Community water systems shall be developed/maintained so as to meet the established standards and specifications of the U.S. Environmental Protection Agency (USEPA), the Pennsylvania Department of Environmental Protection (PADEP), the Delaware River Basin Commission (DRBC) and/or the Public Utility Commission (PUC). At a minimum, the community water supply system shall be designed in accordance with the PADEP (Division of Water Supplies) Public Water Supply Manual, latest revision. All community water supply systems shall be organized in such a manner as to fall within the jurisdiction of the Pennsylvania Public Water Commission.

Where a community water supply system is proposed to serve a subdivision or land development, a feasible water supply and distribution system shall be proposed before preliminary plan approval. Detailed plans, specifications, supply and demand shall be submitted to and be approved by the Township prior to municipal approval. A permit for the system must be granted by the PADEP and any other governing body having jurisdiction over the work, before final approval.

The water supply shall be drawn from an adequate and reliable source which can supply in combination with storage facilities the water demands of the proposed service area at all times. The water source in combination with storage facilities shall be capable of meeting fire flow demand established with this section of this chapter as well as average or peak daily consumption except that, in systems not required to provide fire flow, the storage facilities shall be sized in accordance with the standards of this chapter.

The water source shall be capable of supplying 150% of the average daily demand, based on 80 gallons per day (GPD) per person and/or 300 GPD per dwelling unit, for the design population of the development or the service area. Testing procedures to determine the reliable capacity of the water source are set forth below.

Water service to non-residential developments shall demonstrate adequacy to meet projected demand from the specific project.

The quality of the source shall conform to the water quality requirements of the PADEP Division of Water Supplies as set forth in its Public Water Supply Manual. Treatment of the water supply shall be done in accordance with requirements set forth in the Public Water Supply Manual.

All utilities shall have a standby pump or pumps adequate to insure that the system can operate normally with the largest pump out of service. Storage and equipment requirements shall be met by the community water supply systems, according to the size of the system. These requirements shall be specified by the Township.

Pipe selected for distribution systems shall have been manufactured in conformance with the latest standard specifications issued by the American Water Works Association, and approved by the Township.

Water distribution mains shall be a minimum of eight inches inside diameter laid out in a well-gridded system. Whenever fire protection capability is provided, main sizes shall be adequate so the system can meet the water quantity and pressure standards specified by the Township. Supply mains not adequate for firefighting shall not be connected to fire hydrants and can only be considered for use as special water service lines.

A minimum static pressure during peak hourly flow of 50 pounds per square inch is desirable, but the minimum static pressure during peak hourly flow shall not be less than 30 pounds per square inch. Normal pressure variations in the system shall range between 30 psi and 70 psi. A minimum of 20 pounds per square inch residual pressure should exist at any point in the system during periods of fire flow.

The minimum standards for customer connections shall be determined and approved by the Township.

All joints in the pipe lines shall remain uncovered until the pipe has been subjected to pressure tests of 50 pounds in excess of the operating pressure at the lowest point of elevation in the system. All pipe shall be tested for a minimum of two hours with pressure drop not exceeding two pounds per square inch.

Storage for finished water shall be provided as an integral part of each water supply system. Standards set forth in this chapter and the Public Water Supply Manual shall be used in designing water storage systems. Equipment selected shall have been manufactured in conformance with the latest standards and specifications issued by the American Water Works Association, and approved by the Township.

Pumping stations within community water systems shall comply with standards and specifications set forth in this chapter and PADEP Public Water Supply Manual.

Well construction shall take place according to the standards set forth in the PADEP Public Water Supply Manual. There shall be a minimum of two well sources, one to act as a backup should one source fail or be taken out of service.

The community water system well source shall be centrally located within an open space water protection zone a minimum of one acre in size. No structures other than water system pumping stations, standpipes, etc., shall be located within the protected zone. No on-lot sewage disposal system shall be constructed within 400 feet of the water source well.

A dynamic recovery rate and draw-down test shall be conducted to determine the capacity and safe daily yield of the well source. The test procedures shall be conducted in conformance with the PADEP Water Supply Manual and the requirements specified by the Township. The results shall be submitted to the Township for review and approval.

Where a community water system is to be installed within a proposed subdivision or land development, the improvement procedures and requirements set forth within this chapter shall be followed. Improvements agreements, guarantees, inspections and guarantee releases shall include consideration of the community water company in carrying out the procedures and requirements of this chapter.

Final specifications for the design and installation of the community water system shall be included as part of the improvement agreement between the developer and the Township. Final approval of the subdivision or land development plan shall not take place until such specifications are finalized within the improvements agreement and until the necessary improvements and maintenance guarantees are posted. Engineering review of the specifications for the water system by the Township shall take place before signing the improvements agreement and before approval of the final plan.

On-lot Water Supply.

When no public water supply is either available or accessible, adequate water supply shall be furnished by the landowner on an individual lot basis.

Each lot to be served by individual on-lot water supply shall be of a size and shape to permit the safe location for each well. All proposed wells shall not be located within 100 feet from any on-lot sewage disposal system and within 50 feet from any watercourse or surface waters. Where feasible, proposed wells shall not be located down gradient from any on-lot sewage disposal system.

Pursuant to the following formula, the applicant shall provide test wells within the development as follows:

One test well shall be required for 1-5 residential lots.

Two test wells shall be required for 6-10 residential lots.

Three test wells shall be required for 11-15 residential lots.

Four test wells shall be required for 16-20 residential lots.

Five test wells shall be required for 21-25 residential lots.

Six test wells shall be required for 26-30 residential lots.

Seven test wells shall be required for 31-35 residential lots.

An additional test well shall be required for every five residential lots over the formula specified above. The test well's location(s) and spacing shall be approved by the Township Engineer and shall take into consideration the phasing of the development. An existing well may be utilized as part of the required computations subject to approval of the Planning Commission.

(9)

At the discretion of the Planning Commission, a test well(s) shall be required for any non-residential use. The total number and spacing of the test wells shall be determined upon the submission of a plan.

(10)

The yield of each test well shall be no less than eight gallons per minute. A sample shall be obtained from each test well and tested by a certified laboratory to ensure that the well is free of bacteriological contaminants as recognized by the U.S. Environmental Protection Agency (EPA) and by PADEP. The Planning Commission shall be provided with the documents from a licensed well driller, verifying the yield of each test well, and from a state certified laboratory, verifying that the sample(s) is/are potable.

The applicant may be required to submit a study prepared by a professional hydrogeologist, certifying that the proposed individual wells will be able to supply each lot with a dependable water supply and that the proposed wells will not adversely affect the groundwater table or existing wells near the project site. The study shall examine the possibility of contamination to the proposed wells due to existing environmental factors such as landfills, underground fuel tanks and septic systems.

Fire Hydrants.

All subdivisions and land developments that are to be served by a public or community water supply system shall provide fire protection.

Fire hydrants shall be located no further than 600 feet apart, as measured along the center line of each road. All residential dwelling units and non-residential principal buildings shall be located no farther than 400 feet from an active fire hydrant.

Fire hydrants shall be located in a manner to provide complete accessibility and so that the possibility of damage from vehicles or injury to pedestrians will be minimized. When placed behind the curb, the barrel of the fire hydrant shall be set so that no portions of the pumper or house nozzle cap will be less than 24 inches from the curbline.

The type and location of all required fire hydrants are subject to review and approval of the Township, the public water supply entity and the local fire company.

The water pressure for each fire hydrant shall be consistent with the standards and specifications established within this chapter.

§ 22-511 Stormwater Management.

[Ord. 2014-01, 1/6/2014]

The management of stormwater on a tract, both during and upon completion of the disturbances associated with any proposed subdivision, land development or any construction, shall be accomplished in accordance with the minimum standards and specifications set forth under the Douglass Township Stormwater Ordinance [Chapter 23].

§ 22-512 Sedimentation and Erosion Control.

[Ord. 2014-01, 1/6/2014]

General Provisions and Compliance.

No grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced, where such activities involve disturbance of more than 5,000 square feet of land, until such time as a plan for minimizing soil erosion and sedimentation has been processed and reviewed by the Berks County Conservation District (BCCD).

Approval of the Board of Supervisors of a final subdivision or land development plan does not relieve the developer's obligation to execute the soil erosion and sediment control plan, and to permit inspection throughout the development process when earth disturbance occurs.

When required per paragraph .A above, final approval of the plans and specifications by the BCCD for the control of soil erosion and sedimentation shall be concurrent with the approval of the subdivision or land development, and shall become part thereof. The approved E&SC plans will be incorporated in the agreement and development escrow requirements, as required by the Township.

Throughout the development process when earth disturbance occurs, a review shall be conducted by the Township Engineer to insure conformance with the E&SC plan as approved. During construction, further consultative technical assistance will be furnished, if necessary, by the BCCD. During the development phase, the Township Engineer, Township Code Enforcement Officer and/or Natural Resources Conservation Service representative may inspect the development site and enforce compliance with the approved E&SC plans.

Topsoil shall not be stripped from any site within Douglass Township unless it is directly affiliated with the subdivision and/or land development. Unless permitted by the Douglass Township Board of Supervisors, topsoil shall not be removed from any site within the Township.

General Performance Standards.

Best management practices to minimize erosion and sedimentation shall be as described in the latest editions of PADEP's Erosion and Sediment Pollution Control Program Manual and the Pennsylvania Stormwater Best Management Practices Manual, and any subsequent publications promulgated there under.

Erosion and sediment pollution control regulations are enforced hereunder by reference to 25 Pa. Code, Chapter 102.

Site Grading for Erosion Control. In order to provide more suitable sites for building and other uses, and to improve surface drainage and control erosion, the following requirements identified below shall be met:

All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding (detention basins, etc.), except where ponding is part of the stormwater management plan for the site.

Concentration of surface water runoff shall be permitted only in swales, watercourses or detention basins. Subject to the approval of the Township, swales shall be sodded, utilize erosion control blankets, or other similar best management practices to insure establishment of ground cover.

Grading shall in no case be done in such a way as to increase stormwater runoff onto the property of another landowner, unless appropriate easements and/or agreements are executed, and all work complies with this section and any other relevant Township Code provisions, as well as regulations of the other local, state and federal agencies.

During grading operations, necessary measures for dust control must be exercised.

Tire-cleaning areas constructed of stone at least 150 feet in length, shall be provided and maintained at each point of access to the development site. The tires of all vehicles leaving the site shall be properly cleaned before entering onto any road within the Township.

All grading shall be conducted in accordance with the approved subdivision and land development plan. Any deviation to the plan shall be approved by the Township, BCCD and/or PADEP, as applicable.

All grading shall be conducted in accordance with the requirements and procedures of the BCCD.

Excavation and Fills.

Excavation cut faces or side slopes are recommended to be at slopes of four horizontal to one vertical or better. No excavations shall be made with a cut face or side slope steeper than three horizontal to one vertical without specific approval from the Township. Any such approval would be subject to the following conditions:

Documentation by the applicant of unique site conditions which preclude grading at slopes of 3:1 or less.

The material in which excavation is made is sufficiently stable to sustain a slope of steeper than 3:1. A written statement to that effect from an engineer licensed by the Commonwealth of Pennsylvania and experienced in erosion control shall be submitted to the Township Engineer for review. The statement shall affirm that the site has been inspected and the deviation from the required slope will not result in injury to persons or damage to property.

A concrete, masonry or other approved retaining wall constructed in accordance with appropriate standards is provided to support the face of the excavation. Retaining wall construction specifications are subject to Township review.

Top or bottom edges of slopes shall be a minimum of 15 feet from property lines or right-of-way lines of streets in order to permit the normal rounding of the edge without encroaching on the abutting property. The exception to this would be for stormwater diversion swales, landscape berms and building foundation grading/backfill where the change in elevation due to slope is three feet or less, which could have top or bottom edges of slopes within five feet of a property line.

Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations and the sloping surfaces of fills.

Cut and fill slops shall not endanger adjoining property.

Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.

Cut and fill slopes steeper than 3:1 shall be lined with appropriate erosion control blanket or reinforcement mat.

The maximum height of cuts/fills shall be limited to 10 feet, with leveling areas of 10 feet provided between areas of maximum cuts/fills.

Maintenance Responsibility.

Whenever sedimentation is caused by stripping of vegetation, re-grading or other development, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all affected surfaces, drainage systems and watercourses on-site and off-site, and to repair any damage at their expense as quickly as possible.

Maintenance of all drainage facilities and all watercourses, both existing and proposed, within any proposed subdivision or land development shall be the responsibility of the developer until such time as one of the following is accomplished:

An easement for these facilities is offered for dedication by the developer and is accepted by the Township; it shall then be the responsibility of the Township.

If an easement acceptable to the Township is established, but not dedicated to the Township, the maintenance shall then be the responsibility of the individual lot owners over whose property the easement passes. For land developments, the maintenance shall be the responsibility of the property owner.

A homeowners association or other approved legal entity, approved by the Township, assumes the responsibility for the maintenance of the development, including the maintenance of the watercourses and/or drainage facilities.

It is the responsibility of any person(s), corporation or other entity doing any work on or across a stream, watercourse or swale, or upon the floodplain or right-of-way during the period of work, to obtain all pertinent local, state and federal permits, authorizations and/or approvals and to provide documentation of the same to the Township.

§ 22-513 Landscaping and Buffering.

[Ord. 2014-01, 1/6/2014]

Developments Requiring Landscaping Plans. All residential developments containing 10 or more dwelling units or non-residential developments for a lot greater than one acre shall submit a landscaping plan to the Township for review and approval as part of the subdivision and land development plan approval process. Such plans shall be in compliance with the following requirements:

The landscaping plan shall show the type, size, and arrangement of all species selected.

The plant materials utilized shall be selected from the approved list identified under Subsection 4 of this section.

Residential developments shall provide a minimum of one selected canopy, flowering or evergreen tree for placement on each proposed residential lot. The overall development shall contain a minimum of three selected canopy, flowering, or evergreen trees per gross acre.

Non-residential developments shall provide a minimum of two selected canopy, flowering, or evergreen trees per gross acre.

All selected plant materials shall be planted a minimum of 10 feet outside of the legal right-of-way of all existing and proposed streets.

All selected plant materials shall be located so as not to interfere with the installation and maintenance of sidewalks, drainage facilities, and utilities.

The strategic placement of trees throughout the development to serve as a buffer against the wind and sun is encouraged for energy conservation purposes.

All plant materials shall be located outside of clear sight triangles so as not to create a potential traffic hazard.

All plant materials shall be permanently maintained, and any plant material that does not live shall be replaced in accordance with Part 6 of this chapter.

Landscaping of retention/detention basins is required for the purposes of screening the basin from adjoining land uses (perimeter) and improving the aesthetics of the stormwater basin (non-perimeter screening). All storm drainage channels, retention basins and detention basins shall be graded and planted to effectively naturalize the area. It is the Township's preference that stormwater management provisions blend into the natural landscape. This shall be achieved by contour of the land and type of plant material employed.

In addition to the landscape requirements referenced above, additional landscape buffering/screening may be required by the Planning Commission during their review of the subdivision or land development plan in order to: buffer the backs of residential units to public streets; buffer a higher density residential development from adjoining existing residential development of a lower density; buffer between commercial/industrial uses and adjoining residential uses; screen views of off-street parking areas; screen views of loading areas; screen headlight glare from parking areas; and, to provide for other buffering and screening.

Buffer Yards. Where required by zoning district regulations established by the Zoning Ordinance [Chapter 27], buffer yards shall be provided as part of the subdivision and land development review and approval process.

Street Trees.

Street trees shall be provided on both sides of all proposed roads and along existing road frontage in all subdivisions and land developments. The street trees shall be provided every 30 feet to 50 feet spacing depending on the genus and species as indicated in the street tree plant material list identified under Subsection 4 of this section.

Street trees shall be located on the outside of the sidewalks yet within the street right-of-way. Placement of street trees between the sidewalk and curb may only occur with the concurrence of the Township. In those designs employing meandering sidewalks, street trees may alternate between the sidewalk and the curb, and the sidewalk and the right-of-way line, or in clusters/groupings with no defined pattern subject to approval of the Township.

All street trees shall have a minimum of a 2 1/2 inch caliper as measured 12 inches from the ground.

Street trees shall be symmetrical, free of insects, pests and disease. Trees shall be nursery stock quality, grown under the same climatic conditions as at the location of the development.

Street trees shall be located so as not to interfere with sidewalks, drainage facilities, utilities and traffic circulation/sight distances.

Plant Material List. The following is a list of selected trees, hedges, and shrubs that are suitable for use in Douglass Township. Species selection shall be based upon the existing physical and natural conditions of the site. If an applicant should propose a type of tree not on this list, the applicant should be prepared to demonstrate the suitability of such type for the particular use and the local climate and soil conditions. Approval of any plant material substitutions is vested with the Board of Supervisors upon recommendation from the Planning Commission.

Canopy trees are permitted provided that they are a minimum of 2 1/2 inches in caliper as measured 12 inches from the ground. The following is a list of approved canopy trees:

Acer rubrum — Red Maple

Acer saccharum — Sugar Maple

Fagus grandifolia — American Beech

Fagus sylvatica — European Beech

Fraxinus americana — White Ash

Fraxinus Pennsylvania lanceolata — Green Ash

Gleditsia triacanthos inermis — Honey Locust

Platanus acerifolia — London Plane Tree

Quercus alba — White Oak

Quercus borealis — Red Oak

Quercus coccinea — Scarlet Oak

Quercus palustris — Pin Oak

Quercus phellos — Willow Oak

Robina psuedoacaia inermis — Black Locust

Locust Sophora japonica — Japanese Zelkova

Flowering trees are permitted provided that they are a minimum of six feet in height. The following is a list of approved flowering trees:

Amelanchier canadensis — Shadblow Serviceberry

Cornus florida — Flowering Dogwood

Cornus kousa — Kousa Dogwood

Cornus mas — Cornelian Cherry

Koelreuteria paniculata — Golden Rain Tree

Laburnum vossi — Goldenchain

Magnolia soulangeana — Saucer Magnolia

Malus baccata — Siberian Crab

Malus floribunda — Japanese Flowering Crab

Malus hopa — Hopa Red — Flowering Shrub

Oxydendrum arboreum — Sourwood

Prunus calleryana — Kwanzan Cherry

Prunus yedoensis — Yoshino Cherry

Evergreen trees are permitted provided that they are a minimum of four feet in height. The following is a list of approved evergreen trees:

Ilex opaca — American Holly

Picea abies — Norway Spruce

Picea omorika — Serbian Spruce

Picea pungens — Colorado Spruce

Pinus nigra — Austrian Pine

Pinus strobus — Eastern White Pine

Pinus thunbergii — Japanese Black Pine

Pseudotsuga menziesli — Douglas Fir

Tsuga caroliniana — Carolina Hemlock

Tsuga canadensis — Canada Hemlock

Hedges or hedgerows are permitted for buffer and screening purposes provided that they are a minimum of four feet in height. The following is a list of approved hedge plants:

Forsythia intermedia — Border Forsythia

Rhamnus frazula columnaris — Tailhedge Buckthorn

Syringa chinensis — Chinese Lilac

Syringa vulgaris — Common Lilac

Viburnum alatus — Vibumum

Five shrubs are permitted for buffer and screening purposes provided that they are a minimum of three feet in height. The following is a list of approved shrubs:

Hamamelis vernalis — Vernal Witch Hazel

Hamamelis virginiana — Common Witch Hazel

Ilex verticillata — Winterberry

Juniper virginiana — Upright Juniper

Rhamnus frangula — Glossy Buckthorn

Taxus capitata — Upright Yew

Taxus hicksii — Hicks Yew

Viburnum dentatum — Arrowwood Viburnum

Viburnum lantana — Wayfaring Tree Viburnum

Street trees listed below are permitted provided that they are a minimum of 2 1/2 inches in caliper as measured 12 inches from the ground. Spacing in feet for the various species approved for street trees is listed after the common name below. The following is a list of approved street trees:

Acer campestre — Hedge Maple (50)

Acer rubrum — Red Maple (50)

Acer Saccharum — Sugar Maple (50)

Fraximus pennsylvanica — Green Ash/Red Ash (nonfruiting) (50)

Gleditsia triancanthos inermis — Thornless Honeylocust (40)

Koelreutaria paniculata — Panicled Goldenraintree (40)

Prunus sargentii* — Sargent Cherry (40)

Pyrus calleryana cv. Chanticleer* — Chanticleer Pear (30)

Pyrus calleryanna cv. Cleveland Select* — Cleveland Pear (30)

Pyrus calleryanna cv. Red Spire* — Red Spire Pear (30)

Quercus borealis — Red Oak (40)

Quercus palustris — Pin Oak (40)

Quercus phellos — Willow Oak (40)

Quercus robur* — English Oak (40)

Tilia cordata — Littleleaf Linden (50)

Tilia tomentosa — Silver Linden (50)

Zelkova serrate cv. Village Green* — Japanese Zelkova (50)

NOTE:
*	Indicates that these specific species are particularly well suited for use as street trees since their root systems are characterized by a single tap-root and minimal spread.

Shrub materials for use in general landscaping and foundation planting shall include the following:

Abelia x grandiflora — Glossy Abelia

Amelanchier alnifolia — Serviceberry

Azalea carolinianum — Carolina Azalea

Azalea 'Exbury Hybrids' — Exbury Azelea

Azelea mucronulatum 'Cornell Pink' — Cornell Pink Azelea

Azalea 'Northern Lights' — Northern Lights Azalea

Buxus microphylla — Little Lear Boxwood

Buxus microphylla 'Green Beauty' — Green Beauty Boxwood

Buxus microphylla japonica — Japanese Boxwood

Buxus microphylla koreana — Korean Boxwood

Buxus sempervirens 'Suffruticosa' — Edging Boxwood

Callicarpa dichotoma — Chinese Beauthberry

Carex Morrocoii 'Variegate' — Variegated Japanese Sedge

Chaenomeles japonica — Japanese Flowering Quince

Chamaecyparis obtuse 'Nana Gracilis' — Dwarf Hinoki False Cypress

Cletra alnifolia — Summersweet

Cornus alba — Redtwig Dogwood

Cornus mas — Cornelian Cherry

Corpus racemosa — Gray Dogwood

Cornus stolonifera 'Flaviramea' — Yellow Twig Dogwood

Cotoneaster apiculata — Cranberry Cononeaster

Cotoneaster horizontalis — Rockspray Cononeaster

Daphne x burkwoodii 'Carol Mackie' — Carol Mackie Daphne

Deutzia gracilis — Slender Deutzia

Euonymus kiautschovics 'Manhattan' — Manhattan Spreading Euonymus

Forsythia x intermedia — Border Forsythia

Fothergilla major — Large Fothergilla

Gardenia jasminoides — Gardenia

Hamamelis virginiana — Common Witch Hazel

Hibiscus syriacus — Rose of Sharon

Hydrangea aborescens 'Annabelle' — Annabelle Hydrangea

Hydrangea macrophylla 'Nikko Blue' — Nikko Blue Hydrangea

Hydrangea aborescens grandiflora — Hills of Snow Hydrangea

Hydrangea quercifolia — Oakleaf Hydrangea

Ilex glabra 'Compacta' — Inkberry

Ilex cornuta 'Bufordii Nana' — Dwarf Burford Holly

Ilex corunta 'Carissa' — Chinese Holly

Ilex crenata 'Compacta' — Compact Japanese Holly

Ilex crenata 'Green Luster' — Green Lustre Japanese Holly

Ilex crenata 'Helleri' — Heller Japanese Holly

Juniperus chinensis 'Sea Green' — Sea Green Juniper

Juniperus chinensis 'Parsonii' — Parson's Juniper

Juniperus horizontalis plumose — Andorra Juniper

Juniperus procumbens — Japanese Garden Juniper

Juniperus Sabina 'Tamariscifolia' — Tam Juniper

Juniperus squamata 'Blue Star' — Blue Star Juniper

Kalmia latifolia — Mountain Laurel

Leucothoe fontanesiana — Drooping Leucothoe

Ligustrum x vicaryi — Golden Vicary Privet

Mahonia aquifolium — Oregon Grape Mahonia

Myrica pensylvanica — Northern Bayberry

Pennisetum alopecuroides — Fountain Grass

Picea abies 'Nidiformis' — Bird's Nest Spruce

Picea glauca 'Conica' — Dwarf Alberta Spruce

Pieris floribunda — Mountain Pieris

Pinus mugo — Mugo Pine

Photinia x fraseri — Redtip Photinia

Potentilla fruticosa — Shrubby Cinquefoil

Potentilla fruticosa — Potentilla (Cinquefoil)

Prunus glandulosa — Flowering Almond

Prunus glandulosa 'Roses' — Dwarf Flowering Almond

Prunus laurocerasus 'Otto Luyken' — Otto Luyken Laurel

Pyracantha angustifolia 'Yukon Belle' — Yukon Belle Firethorn

Rhododendron calendulaceum — Torch Azelas

Rhododendron catawbiense — Catawba Rhododendron

Rhododendron kosterianum — Mollis Azelas

Rhododendron obtusum 'Kurume' — Kurume Azelas

Rhododendron poukanense hybrid — Gable Azelas

Rosa 'Betty Prior' — Betty Prior Rose

Rosa Carefree Beauty — Carefree Beauty Rose

Rosa 'Fru Dagmar Hastrup' — Fru Dagmar Hastrup Rose

Rosa 'Grahm Thomas' — Grahm Thomas Rose

Rosa 'Iceberg' — Iceberg Rose

Rosa 'Margo Koster' — Margo Koster Rose

Rosa 'Peace' — Peace Rose

Rosa 'Pink Meidiland' — Pink Meidiland Rose

Rosa 'The Fairy' — The Fairy Rose

Rosa rubrifolia — Rosa Rubrifola

Skimmia japonica — Japanese Skimmia

Spiraea bumalda 'Anthony Waterer' — Anthony Waterer Spirea

Spiraea bumalda 'Froebelii' — Frobel Spirea

Spiraea prunifolia — Bridalwreath Spirea

Spiraea thunbergi — Baby's Breath Spirea

Spiraea x vanhouttei — Vanhoutte Spirea

Symphoricarpos albus — Snowberry

Symphoricarpos orbiculatus — Coralberry

Syringa x laciniata — Cutleaf Lilac

Syringa patula 'Miss Kim' — Miss Kim Lilac

Syringa x persica — Persian Lilac

Syringa vulgaris — Common Lilac

Taxus Canadensis — Canada Yew

Taxus x media 'Hicksii' — Hick's Upright Yew

Thuja occidentalis 'Little Giant' — Little Giant Arborvitae

Viburnum carlesii — Korean Spice Viburnum

Survival of Plants. Any tree or shrub which dies within 18 months of planting shall be replaced.

Tree Preservation and Protection.

The landowner or developer shall protect remaining trees from damage during construction. The following procedures shall be followed in order to so protect remaining trees:

Orange construction fencing or flagging should be placed to delineate the protection area.

Where existing ground levels are changed, drainage tile shall be placed at the original soil level and open into a well built around the base of the tree. Such well may be left open or can be filled with coarse stones or gravel. Tiles may be installed in a radiating pattern or laid in parallel lines.

Trees within 25 feet of a building site or bordering entrances or exits to building sites shall be protected by wiring wooden slats around such trees.

No boards or other material shall be nailed to trees during construction, and no trees shall be sprayed with bright colored paint.

Heavy equipment operators shall avoid damaging existing tree trunks and roots. Feeder roots shall not be cut closer than 25 feet from tree trunks or to the limit of the tree canopy, whichever is greater.

Tree trunks and exposed roots damaged during construction shall be protected from further damage by being treated immediately with tree paint.

Tree limbs damaged during construction shall be sawed flush to tree trunks and treated immediately with tree paint.

The operation of heavy equipment over root systems of such trees shall be minimized in order to prevent soil compaction.

(9)

Deciduous trees shall be given a heavy application of fertilizer to aid in their recovery from possible damage caused by construction operations.

(10)

Construction debris shall not be disposed of near or around the bases of such trees.

§ 22-514 Community Facilities, Recreation and Open Space.

[Ord. 2014-01, 1/6/2014]

Community Facilities.

During the review phase of a subdivision or land development plan, the Township will consider the adequacy of existing or proposed community facilities to serve the proposed development.

The developer shall give earnest consideration to the desirability of providing or reserving areas for community facilities normally required in residential neighborhoods, including educational facilities, utility services, emergency management facilities and recreation facilities.

Areas provided or reserved for community facilities should be adequate to provide adequate land area for any proposed building and off-street parking. Such areas should be located in an area of the development which is accessible to the general public.

The provisions which are specified for land dedication under Subsection 2A of this section are for general design considerations. All applications for subdivision and land development shall be subject to the minimum requirements specified by the Douglass Township Open Space and Recreation Plan.

Recreation and Open Space.

All subdivision and land development plans should provide land area dedicated for recreational purposes. The standards utilized by the Township in order to determine the amount of land area which should be reserved for recreational purposes shall be as specifically set forth by the Douglass Township Open Space and Recreation Plan and Appendix 22-F of this chapter.

During the review phase of a subdivision or land development plan, the Township Board of Supervisors in conjunction with the Planning Commission and the Park and Recreation Board, shall determine if the existing or proposed recreational facilities are sufficient to serve the proposed development.

If land is to be devoted for recreational and open space, the applicant shall make arrangements (suitable to the Township) for the perpetual ownership and maintenance of such land. The Township may, at its discretion, accept or deny the required land area which is offered for dedication.

If land is not to be devoted for recreation and open space, a fee in lieu of land dedication shall be required from the applicant. The fee in lieu of land dedication shall be established by the Township in accordance with the requirements as set forth in Appendix 22-F of this chapter. The provision of a fee-in-lieu-of land dedication payment shall be so noted on the subdivision and/or land development plan. The fees shall be utilized by the Township to expand, improve and/or upgrade the existing recreation facilities and land areas within the Township based on the schedule of fees in effect.

During the review of subdivision and land development plans, the Township shall refer to the Douglass Township Comprehensive Plan, the Douglass Township Open Space and Recreation Plan, the Berks County Comprehensive Plan and the Berks County Greenway, Park and Recreation Plan. The Township shall utilize these plans to determine if open space should be dedicated or a fee in lieu of land dedication should be required as a result of the subdivision or land development plan.

§ 22-515 Easements and Rights-of-Way.

[Ord. 2014-01, 1/6/2014]

Where easements or rights-of-way are required to accommodate utility installations, such easements shall have a minimum width of 20 feet.

Where feasible, easements and rights-of-way shall be centered or adjacent to the rear or side lot lines. It should be noted on the plan and in any deed that no structures, materials and/or trees shall be placed within such easements and rights-of-way.

Where a proposed subdivision or land development is traversed by a watercourse, drainage way, channel or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse and of such width as will be adequate to preserve the natural drainage channel and provide sufficient width for maintenance. Stormwater management and drainage way easements shall be no less than 20 feet in width, or as directed by the Township, BCCD or PADEP. Stream and watercourse easements shall be no less than 30 feet in width, or as required under the riparian buffer zone requirement of the Douglass Township Stormwater Ordinance [Chapter 23].

Rights-of-way standards and installation procedures for natural gas and petroleum product transmission lines shall conform to all applicable federal and state regulations, including regulations governing the width of the right-of-way, location of pipeline within the right-of-way, the proposed depth of the pipeline and the pipe wall thickness. There shall be a minimum distance of 100 feet, measured at the shortest distance, between any proposed or existing dwelling and any petroleum products or natural gas transmission right-of-way lines.

Where feasible, sanitary sewer collection lines and water supply lines shall be located and installed within the right-of-way of a public street.

All easements or rights-of-way shall be properly described by bearings and distances.

No easement or right-of-way shall be created, recited and/or described in any deed unless the same has been shown on the approved plan of record.

Any deed conveying a lot on a plan of record shall make reference to the plan and all easements and encumbrances referenced on the plan. A representative description expressing the references by which easements and encumbrances will appear on all affected deeds shall be presented to the Township Engineer and Township Solicitor for their review and approval prior to action on the final plan by the Township.

§ 22-516 Outdoor Lighting.

[Ord. 2014-01, 1/6/2014]

Provisions for street lighting and subdivision/land development lighting are detailed in the Douglass Township Zoning Ordinance, § 27-721 [Chapter 27].

§ 22-517 Commercial Campgrounds.

[Ord. 2014-01, 1/6/2014]

Commercial campgrounds, where permitted as established under the Douglass Township Zoning Ordinance, § 27-729 [Chapter 27], shall be designed in accordance to the following standards:

Campground Design.

Area, Setbacks and Bulk Requirements. Applicable area, setback and bulk requirements for commercial campgrounds are set forth in § 27-729, Subsection 5, of the Douglass Township Zoning Ordinance [Chapter 27].

Open Space Requirement. A minimum of 40% of the total tract area shall be kept in open space. Such open space may include outdoor recreational facilities, provided that such facilities are for the use of campground residents and their guests. Areas occupied by structures, public rights-of-way, individual campsites, roads (including vehicular access ways within the park), parking areas, areas for recreational vehicle storage, sanitary sewage provisions, stormwater management provisions, waterways of the commonwealth, and any private yard area associated with the one permanent single-family dwelling permitted shall not be counted toward fulfillment of this requirement.

Vehicular Circulation.

(a)

The main campground entrance shall be designed and constructed in accordance with Township standards for public roads. Provisions for curbs/shoulders and drainage shall be approved by the Township.

(b)

Within the campground, vehicular access ways designed for one-way traffic shall have a minimum paved width of 16 feet. Access ways designed for two-way traffic shall have a minimum paved width of 20 feet. Paved surface may be construed as a stone cartway capable of supporting the weight of emergency vehicles.

(c)

An auxiliary (second) entrance shall be provided for all campgrounds that have more than 100 campsites.

(d)

The entrance and vehicular access ways shall not be dedicated to the Township, but shall be owned and maintained by the campground owner.

(e)

The main campground entrance shall be designed as a two-way access way. The design shall include turnouts or parking spaces for residents checking in and checking out, such that their vehicles may be safely parked, temporarily, without obstructing the entry or exit ways.

(f)

Lighting shall be provided for all vehicular access ways to assure pedestrian and vehicular safety.

(g)

No parking shall be permitted within any access way. Overflow parking shall be provided at 0.5 parking spaces per campsite and shall be centrally located within the campground.

Pedestrian Circulation. Provisions for pedestrian circulation shall be incorporated within the campground. Pedestrian sidewalks/trails shall be a minimum of four feet in width and shall be provided to connect all common amenities and facilities of the campground. Pedestrian oriented amenities shall be adequately lighted for safety and convenience.

Solid Waste Disposal. The storage and collection of solid waste shall be so managed as to prevent health hazards and the breeding of vectors. Refuse containers shall be conveniently located throughout the campground, with no less than one container provided for every five campsites. All refuse containers shall be provided with a securely fitting lid. All refuse containers shall be emptied not less than two times every week. Refuse containers shall be screened on three sides by either landscaping or fencing.

Landscape Buffer. A twenty-five-foot wide landscape buffer is required. The landscape buffer shall effectively screen all campground facilities and individual campsites from view from the road and from adjoining properties. The landscape buffer shall be comprised of two rows of evergreens planted 10 feet on center, staggered per each row to create an effective screen. The rows shall be offset 10 feet. The evergreen plants shall be a minimum of four feet in height at the time of planting.

Campground Standards for Individual Campsites.

Each campsite shall have a minimum area of 2,500 square feet and shall be graded to promote the flow of stormwater into the campground drainage system. Each campsite shall provide sufficient open space, stabilized if necessary, to accommodate the placement of a recreational vehicle and an automobile. Wooded areas and healthy trees shall be preserved whenever possible.

No recreational vehicle, or campsite amenity shall be located closer than 10 feet from the edge of the campsite.

Each campsite shall have a direct access to a vehicular access way. No campsite shall have direct access to a public road.

Individual campsites may include any or all of the following amenities: picnic tables, canopy or pavilion (not enclosed), permanent grill or fireplace, refuse container with a securely fitting lid, and/or individual hook-ups for sewage disposal, potable water supply, and electric service. Provision of such amenities shall be at the discretion of the campground operator.

Each campsite shall be occupied by only one unit, be it a tent, trailer or camper.

Campground Water Supply and Sewage Disposal.

The park shall be connected to a public water supply system capable of supplying not less than 25 gallons per day per campsite or per applicable PADEP requirements.

Connection to the water supply may be provided at individual campsites. Where such provision is made, the riser pipe shall terminate not less than two feet above the ground and shall be located to minimize the potential for damage by vehicles.

If the campground includes any campsites without individual connection, a central water supply source or sources shall be provided. Such source(s) shall be available for use by all campground residents and shall be located such that no campsite lacking an individual water supply connection is more than 600 feet from a water source.

All provisions for sanitary sewage disposal and potable water supplies shall be in compliance with the standards of the Pennsylvania Department of Environmental Protection and the Douglass Township Sewage Facilities Plan, as amended.

Campground Limits on Occupancy.

No individual person, resident, or guest shall be a resident upon any campsite within a campground for more than 30 weeks during any calendar year. Occupancy at the campground shall not be permitted during the months of December, January and February.

Recreational vehicles shall not be permanently anchored to any campsite. No removal of wheels or placement upon a permanent foundation shall be permitted.

Campground Administration.

The campground shall be under supervision of the owner or an authorized caretaker who, if not in residence at the campground, shall visit the campground every day that there are any occupied campsites in the campground.

No campground owner or caretaker shall cause or permit any services, facilities, equipment, or utilities required by this Part to be removed from, shut off, or otherwise discontinued in any occupied campground except for such temporary interruption as may be necessary while actual repairs are in process, or during temporary emergencies when such discontinuance may be necessary in the interest of the safety of the residents.

The campground owner or caretaker shall maintain the campground in a clean and sanitary condition including all sanitary conveniences, auxiliary buildings, and other services. The campground owner or caretaker shall clear the campground of all broken glass, bottles, cans, refuse, and other litter as often as may be necessary.

The campground owner or caretaker shall maintain and keep daily registration list of all campground residents and their guests. Such list shall include the check-in and check-out dates of each resident. A Township representative shall have the right to inspect the registration list at any time during normal business hours. Such list shall be maintained for a period of not less than two years.

Information shall be posted as to where the caretaker of the campground may be contacted. The telephone number and location of the nearest ambulance service, hospital, police department, and fire company shall be posted at all times. A public telephone shall be provided to service the campground.

The caretaker shall be responsible for maintaining order within the campground. In this capacity, the caretaker shall have the right to evict any resident or guest who violates or causes a violation of any provision of this Part.

A fire prevention and protection plan approved by the local fire chief having jurisdiction shall be approved by the Township and posted at the campground. Fire hydrants shall be provided per § 22-510, Subsection 5, of this chapter.