[Ord. 2014-01, 1/6/2014]
1.
All subdivision and/or land development plans to be approved by the
Board of Supervisors must comply with the standards contained within
this Part. Such standards shall be considered minimum requirements
for the promotion of the public health, safety, and general welfare.
In general, the following shall apply:
A.
Land shall be developed in conformance with the Comprehensive Plan, Zoning Ordinance [Chapter 27], and other ordinances, codes, and regulations in effect in the Township and other Township plans and maps.
B.
Land shall be developed in conformance with all pertinent statutes,
regulations, rules, and codes of federal, state, and county agencies
concerned with subdivision, land development, construction, and improvements
or any activity arising out of or related thereto in any way whatsoever.
C.
The design of subdivision and land developments shall preserve, insofar
as possible, the natural terrain, natural drainage, existing topsoil,
and existing trees.
D.
Land subject to hazards to life, health, or property, such as may
arise from fire, floods, disease, or other causes, shall not be developed
for building purposes unless such hazards have been eliminated or
unless the plan shall show adequate safeguards against them.
E.
All portions of a tract being developed shall be encompassed in lots,
streets, public, lands, or other proposed uses so that landlocked
areas shall not be created.
F.
Whenever other Township regulations impose more restrictive standards,
specifications and requirements than those contained herein, such
other regulations shall prevail.
G.
The transportation system of a proposed subdivision or land development
shall be planned and designed with consideration to nearby developments
or neighborhoods in order to minimize traffic hazards and congestion.
H.
All proposed subdivision and land development plans shall be reviewed
to assure that all such applications are consistent with the need
to minimize flood damage. Adequate drainage facilities shall be provided
to minimize or reduce exposure to flood hazards.
I.
Approval of plans and the specifications provided within this chapter
shall be of equal force and effect. In the case of any discrepancy
between the plans and these specifications, the decision of the Township
or its authorized representative shall be final and conclusive as
to which is preferred.
[Ord. 2014-01, 1/6/2014]
1.
Monument locations must be shown on the final plan to define the
exact location of all streets and to enable the re-establishment of
all street lines. Monuments shall be placed at the following locations:
A.
At each intersection.
B.
At changes in direction of street lines, excluding curb arcs at intersections.
C.
At each end of every cartway, excluding curb arcs at intersections.
D.
At locations where topographical conditions obstruct sighting between
two otherwise required monuments.
E.
At other locations along the lines of streets as may be determined
to be necessary by the Township Engineer.
2.
Monument locations defining the perimeter of the tract shall be determined
by the Township Engineer.
4.
Markers required under Subsection 3A above shall be placed by an
engineer or surveyor when final grading has been completed. Such markers
shall be placed before any lot is conveyed.
5.
Monuments and markers shall be placed so that the scored and marked
point shall coincide exactly with the intersection of lines to be
marked, and shall be set so that the top of the monument or marker
is level with the surface of the surrounding ground. Monuments and
markers shall consist of the following:
A.
Monuments shall be of concrete or stone which are a minimum of six
inches by six inches by 30 inches. Concrete monuments shall be permanently
marked on top with an indented cross or drill hole of 1/4 inch in
diameter which shall coincide exactly with the point of intersection
of the lines being monumented.
B.
Markers shall consist of iron pipes or steel bars 30 inches in length
and 3/4 of an inch in diameter.
6.
Monuments shall be placed for all areas of land, improvements, or
public easement to be offered for dedication prior to acceptance thereof
by the Township or other entity to which same are offered. Monuments
shall be placed by an engineer or surveyor and shall be inspected
by the Township Engineer before they are covered.
7.
All elevations shown on plans must be based on datum from the U.S.
Geological Survey Quadrangles for Douglass Township, Pennsylvania.
[Ord. 2014-01, 1/6/2014]
1.
General Principles. Streets shall be designed in accordance with
the following general principles and criteria:
A.
The proposed street pattern and layout shall be properly and logically
related to existing streets and their functional characteristics.
B.
The proposed street pattern and layout shall be properly and logically
related to the topography of the land with regard to grades and conditions
of drainage. Grades of streets shall conform as closely as possible
to existing grade.
C.
The proposed street pattern shall be designed to enhance views from
the road and to create a greater variety of lot appearance through
a curvilinear alignment.
D.
The proposed street pattern and layout shall provide suitable access
to each lot and permit safe and convenient circulation of vehicular
and pedestrian traffic.
E.
Every lot shall abut on a public street.
F.
Provisions shall be made for the extension and continuation of major
and minor collector streets and local primary streets into and from
adjoining areas, except when topographical or hydrological conditions
shall make the same impracticable.
G.
All streets shall be platted to the boundary lines of the subdivision
or land development if the subdivision or land development adjoins
land which may be developed in the future, and the same shall be provided
with easements for turnarounds.
H.
If lots resulting from subdivision are large enough to permit resubdivision,
or if a portion of the tract is not subdivided, adequate street rights-of-way
to permit further subdivision shall be provided as necessary.
I.
Reserve strips controlling access to public ways will not be permitted
excepting where the control and disposal of the land comprising such
strips are placed within the jurisdiction of the Township.
J.
Streets that are extensions of or in alignment with existing named
streets shall bear the names of such existing streets; new street
names shall not duplicate or be phonetically similar to existing street
names; and, all street names shall be subject to the prior approval
of the Board of Supervisors.
K.
Where streets continue into adjoining municipalities, compatibility
of design, particularly with regard to cartway widths, shall be employed
to avoid abrupt changes in the cartway width or to other improvements
within the right-of-way.
L.
Streets shall be designed so as to avoid edge erosion through the use of swales and curbs as required in § 22-505 herein.
M.
Street signs similar subject to the approval of the Township shall
be provided and erected by the landowner or developer for all intersections.
2.
Street Design Standards. In addition to the general principles set forth in Subsection 1 above, the following shall apply to all proposed streets.
A.
Street Widths.
(1)
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.
|
(2)
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.
(3)
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.
(4)
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.
B.
Street Grades.
(1)
There shall be a minimum center line grade of 1%.
(2)
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.
|
(3)
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.
(4)
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.
C.
Horizontal Curves.
(1)
Whenever street lines are deflected in excess of 2°, a connection
shall be made by horizontal curves.
(2)
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
|
(3)
A tangent of not less than 100 feet, as measured along the street
center line, shall be provided between reverse curves for all streets.
(4)
To the greatest extent possible, combinations of the minimum
radius and maximum grade shall be avoided.
(5)
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.
D.
Vertical Curve.
(1)
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
|
(2)
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.
E.
Intersections.
(1)
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°.
(2)
No more than two streets shall intersect on the same side at
the same point.
(3)
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.)
(4)
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)
(5)
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
|
(6)
Street right-of-way lines shall be parallel to (concentric with)
curb arcs at intersections.
(7)
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.
(8)
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).
F.
Cul-de-sac Street.
(1)
No cul-de-sac street shall exceed 1,700 feet in length.
(2)
Cul-de-sac length shall be a minimum of 250 feet.
(3)
No cul-de-sac street shall have more than 14 total dwelling
units having access.
(4)
Dead end streets are prohibited unless designed as cul-de-sac
streets or designed for future extension to adjoining property.
(5)
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.
(6)
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%.
(7)
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.
(8)
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).
G.
Acceleration/Deceleration Lanes. Acceleration and deceleration lanes
shall be provided to aid in ingress and egress relative to major streets,
with the following considerations:
(1)
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).
(2)
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.
[Ord. 2014-01, 1/6/2014]
1.
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.
2.
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.
3.
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.
4.
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.
5.
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.
[Ord. 2014-01, 1/6/2014]
1.
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.
2.
In all other instances other than Subsection 1 above, vertical curbs shall be installed along both sides of all proposed streets.
3.
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.
4.
Vertical curbs shall be installed in common parking areas for multifamily
developments and non-residential developments.
5.
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.
[Ord. 2014-01, 1/6/2014]
1.
Driveways shall be provided for all new lots.
2.
No driveway shall be located, designed and constructed so as to create
a drainage or sedimentation problem on an adjacent street or property.
3.
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.
4.
Driveways serving single-family lots shall not exceed 15%.
5.
Driveways serving multi-family residential dwelling units and non-residential
developments shall not exceed 10% and shall be paved.
6.
Minimum driveway width for single-family residential lots shall be
10 feet and a maximum width of 24 feet.
7.
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.
8.
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%.
9.
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.
[Ord. 2014-01, 1/6/2014]
1.
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.
2.
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.
3.
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.
4.
Sidewalks shall be constructed and installed by the developer in
accordance with the standards specified in Appendix 22-E of this chapter.
5.
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.
6.
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.
7.
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.
[Ord. 2014-01, 1/6/2014]
1.
Blocks.
A.
Blocks shall not exceed 1,600 feet in length or be less than 500
feet in length.
B.
The side property lines of lots shall be at right angles or radial
to the right- of-way lines.
C.
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.
2.
Lots and Parcels.
A.
The size, shape and orientation of proposed lots shall be appropriate
for the type of development and use contemplated.
B.
Lots shall conform to the applicable minimum lot sizes, lot widths and setback requirements as set forth in Chapter 27, "Zoning."
C.
Side lot lines shall be at right angles to street line tangents or
radial to street line curves.
D.
The depth-to-width ratio of a residential lot shall be not less than
1:1 or greater than 3:1.
E.
Where feasible, lot lines shall follow municipal boundaries rather
than cross them, in order to avoid jurisdictional problems.
F.
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."
[Ord. 2014-01, 1/6/2014]
1.
General Standards.
A.
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.
B.
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.
C.
The developer shall provide the most desirable method of sanitary
sewage disposal. The selected method shall conform with the existing
physical site conditions.
2.
Public Sanitary Sewage Systems.
A.
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.
B.
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.
C.
The entire system shall be designed and constructed in accordance
with the standards and specifications established by Douglass Township.
D.
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.
E.
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.
3.
Private Sanitary Sewage Systems.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
F.
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.
[Ord. 2014-01, 1/6/2014]
1.
General Standards.
A.
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.
2.
Public Water Supply.
A.
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).
B.
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.
C.
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.
3.
Community Water Supply.
A.
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.
B.
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.
C.
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.
D.
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.
E.
Water service to non-residential developments shall demonstrate adequacy
to meet projected demand from the specific project.
F.
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.
G.
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.
H.
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.
I.
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.
J.
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.
K.
The minimum standards for customer connections shall be determined
and approved by the Township.
L.
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.
M.
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.
N.
Pumping stations within community water systems shall comply with
standards and specifications set forth in this chapter and PADEP Public
Water Supply Manual.
O.
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.
P.
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.
Q.
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.
R.
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.
S.
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.
4.
On-lot Water Supply.
A.
When no public water supply is either available or accessible, adequate
water supply shall be furnished by the landowner on an individual
lot basis.
B.
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.
C.
Pursuant to the following formula, the applicant shall provide test
wells within the development as follows:
(1)
One test well shall be required for 1-5 residential lots.
(2)
Two test wells shall be required for 6-10 residential lots.
(3)
Three test wells shall be required for 11-15 residential lots.
(4)
Four test wells shall be required for 16-20 residential lots.
(5)
Five test wells shall be required for 21-25 residential lots.
(6)
Six test wells shall be required for 26-30 residential lots.
(7)
Seven test wells shall be required for 31-35 residential lots.
(8)
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.
D.
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.
5.
Fire Hydrants.
A.
All subdivisions and land developments that are to be served by a
public or community water supply system shall provide fire protection.
B.
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.
C.
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.
D.
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.
E.
The water pressure for each fire hydrant shall be consistent with
the standards and specifications established within this chapter.
[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].
[Ord. 2014-01, 1/6/2014]
1.
General Provisions and Compliance.
A.
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).
B.
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.
C.
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.
D.
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.
E.
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.
2.
General Performance Standards.
A.
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.
B.
Erosion and sediment pollution control regulations are enforced hereunder
by reference to 25 Pa. Code, Chapter 102.
3.
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:
A.
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.
B.
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.
C.
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.
D.
During grading operations, necessary measures for dust control must
be exercised.
E.
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.
F.
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.
G.
All grading shall be conducted in accordance with the requirements
and procedures of the BCCD.
4.
Excavation and Fills.
A.
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:
(1)
Documentation by the applicant of unique site conditions which
preclude grading at slopes of 3:1 or less.
(2)
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.
(3)
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.
B.
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.
C.
Adequate provisions shall be made to prevent surface water from damaging
the cut face of excavations and the sloping surfaces of fills.
D.
Cut and fill slops shall not endanger adjoining property.
E.
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
F.
Cut and fill slopes steeper than 3:1 shall be lined with appropriate
erosion control blanket or reinforcement mat.
G.
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.
5.
Maintenance Responsibility.
A.
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.
B.
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:
(1)
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.
(2)
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.
(3)
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.
C.
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.
[Ord. 2014-01, 1/6/2014]
1.
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:
A.
The landscaping plan shall show the type, size, and arrangement of
all species selected.
B.
The plant materials utilized shall be selected from the approved list identified under Subsection 4 of this section.
C.
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.
D.
Non-residential developments shall provide a minimum of two selected
canopy, flowering, or evergreen trees per gross acre.
E.
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.
F.
All selected plant materials shall be located so as not to interfere
with the installation and maintenance of sidewalks, drainage facilities,
and utilities.
G.
The strategic placement of trees throughout the development to serve
as a buffer against the wind and sun is encouraged for energy conservation
purposes.
H.
All plant materials shall be located outside of clear sight triangles
so as not to create a potential traffic hazard.
I.
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.
J.
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.
K.
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.
2.
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.
3.
Street Trees.
A.
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.
B.
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.
C.
All street trees shall have a minimum of a 2 1/2 inch caliper
as measured 12 inches from the ground.
D.
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.
E.
Street trees shall be located so as not to interfere with sidewalks,
drainage facilities, utilities and traffic circulation/sight distances.
4.
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.
A.
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
|
B.
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
|
C.
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
|
D.
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
|
E.
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
|
F.
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.
|
G.
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
|
H.
Survival of Plants. Any tree or shrub which dies within 18 months
of planting shall be replaced.
5.
Tree Preservation and Protection.
A.
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:
(1)
Orange construction fencing or flagging should be placed to
delineate the protection area.
(2)
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.
(3)
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.
(4)
No boards or other material shall be nailed to trees during
construction, and no trees shall be sprayed with bright colored paint.
(5)
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.
(6)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage by being treated immediately with
tree paint.
(7)
Tree limbs damaged during construction shall be sawed flush
to tree trunks and treated immediately with tree paint.
(8)
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.
[Ord. 2014-01, 1/6/2014]
1.
Community Facilities.
A.
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.
B.
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.
C.
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.
D.
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.
2.
Recreation and Open Space.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
[Ord. 2014-01, 1/6/2014]
1.
Where easements or rights-of-way are required to accommodate utility
installations, such easements shall have a minimum width of 20 feet.
2.
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.
3.
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].
4.
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.
5.
Where feasible, sanitary sewer collection lines and water supply
lines shall be located and installed within the right-of-way of a
public street.
6.
All easements or rights-of-way shall be properly described by bearings
and distances.
7.
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.
8.
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.
[Ord. 2014-01, 1/6/2014]
[Ord. 2014-01, 1/6/2014]
1.
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:
A.
Campground Design.
(2)
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.
(3)
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.
(4)
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.
(5)
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.
(6)
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.
B.
Campground Standards for Individual Campsites.
(1)
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.
(2)
No recreational vehicle, or campsite amenity shall be located
closer than 10 feet from the edge of the campsite.
(3)
Each campsite shall have a direct access to a vehicular access
way. No campsite shall have direct access to a public road.
(4)
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.
(5)
Each campsite shall be occupied by only one unit, be it a tent,
trailer or camper.
C.
Campground Water Supply and Sewage Disposal.
(1)
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.
(2)
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.
(3)
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.
(4)
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.
D.
Campground Limits on Occupancy.
(1)
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.
(2)
Recreational vehicles shall not be permanently anchored to any
campsite. No removal of wheels or placement upon a permanent foundation
shall be permitted.
E.
Campground Administration.
(1)
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.
(2)
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.
(3)
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.
(4)
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.
(5)
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.
(6)
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.
(8)
A maintenance plan for all interior access ways shall be approved
by the Township. The maintenance plan shall include provisions for
the repair and maintenance of all interior cartways, anti-skid control,
snow removal, and storm clean-up by the owner of the campground. The
maintenance plan shall address provisions for emergency access to
all facilities and campsites of the campground.
[Ord. 2014-01, 1/6/2014]
1.
Multi-family developments where permitted as established under the Douglass Township Zoning Ordinance, § 27-730 [Chapter 27], shall be designed in accordance to the following standards.
B.
Exterior storage areas for trash and rubbish shall be completely
screened from view on three sides, and all trash and rubbish shall
be contained in vermin proof containers.
C.
Common parking lots shall not be designed or located to require cars
to back into streets in order to leave the parking lots. All dead-end
parking lots shall provide adequate areas in which emergency and commercial
vehicles can safely maneuver.
D.
Common parking lots and access drives shall be located a minimum
of 20 feet from all structures and from the exterior lot lines of
the development. Common parking lots shall be a minimum of 10 feet
from all street rights-of-way, or the cartway of any internal private
streets/drives/accessways/alleys.
E.
Entrance and exit ways to parking areas shall have a minimum width
of 12 feet for each lane of traffic entering or leaving the areas.
F.
Parking lots shall be designed to prevent through traffic to other parking lots. No more than 60 parking spaces shall be accommodated in any one parking lot. All common parking lots shall be screened and landscaped in accordance with the Zoning Ordinance, § 27-713, Subsection 1, "Buffer Yards" [Chapter 27].
G.
Entrances to and exits from common parking lots shall be located
a minimum of 100 feet from the point of intersection of the nearest
street curb lines.
H.
Within a grouping of townhouse units, no more than 2 units shall
have the same front/rear building setback. Offsets between townhouse
units shall be a minimum of four feet.
I.
The front building line of no more than two adjacent townhouse unit
groups may be on the same plane. All other buildings must have the
front building line either on an arc or offset from adjacent buildings
by at least five feet.
J.
Distance between sides of two adjacent townhouse groups shall be
a minimum of 35 feet at the closest point but the average minimum
distance between the front and rear corners of any two adjacent buildings
shall be 45 feet.
K.
When townhouse units are provided with garages where the vehicular
access is to the front of the units, a minimum of 80% of the end townhouse
units shall have side-entry garages. Any side-entry garage unit shall
have a backup area as part of the driveway.
L.
Ridge and fascia lines of the roof may not align for more than two
consecutive units. Side elevations of the units shall have at least
one offset of at least one-foot-six-inch variation which may be accomplished
through the use of bay windows, porch roofs, second floor hip roofs,
etc.
M.
Driveways for garage units should be of sufficient length to permit
the parking of a vehicle in the driveway outside of the right-of-way
of any public street, and in the case of private streets serving a
townhouse development, the vehicles can not block or encroach into
any required sidewalk.
N.
Private roads may be developed to service a townhouse development,
however adequate provisions shall be made for the provision of sidewalks
or pedestrian pathways to provide for safe access to the public streets
to access school bus pick-up points and mailbox banks.
O.
Parking on private streets/internal access drives in a townhouse
development may be provided by the provision of internal garages with
driveways, common parking lots or on-street parking. On-street parking
may be provided as perpendicular parking upon the private street.
The use of common parking areas or on-street parking in conjunction
with private streets will require the establishment of a homeowners
association when the townhouse units are for fee simple or condominium
ownership.
Q.
In reviewing proposed townhouse or apartment development plans where
internal vehicular access is to be provided via private streets/drives/accessways/alleys,
the construction of the private drives shall be in full accordance
with the construction standards (sub-base, base and wearing surface)
for public streets.
R.
The layout of the internal private drives serving a townhouse or
apartment complex shall be so designed as to provide for multiple
access points (by either direct access or by emergency access) from
adjoining public streets. The number of and type of multiple access
points for a townhouse or apartment development is subject to review
and approval by the Township.
S.
In the case of townhouse or apartment developments utilizing private
drives, adequate provision shall be made for school bus pickup sites,
the locations of which shall be subject to approval of the local school
district.
T.
The development plans should address how mail delivery is to be handled
for the proposed units either by individual delivery to dwelling units
(for townhouses) or by the provision of mail kiosk areas (for townhouses
or multi-family units).
U.
Stacked townhouse units (a townhouse unit comprised of two dwelling
units stacked vertically, each having their own separate entrance[s]),
when proposed as part of a multi-family development, shall be required
to comply with the same design standards as set forth for standard
single-family townhouse units.
V.
In townhouse developments utilizing alleyways to provide vehicular
access to the rear of the units, garage or driveway parking shall
be so designed that the required number of off-street parking spaces
for each dwelling unit can be accommodated without any encroachment
by a parked vehicle within four feet of the limit of the cartway of
the alley in order to provide for adequate space for public service
and public safety vehicle movements (trash, fire and safety issues).
[Ord. 2014-01, 1/6/2014]
1.
All utility lines, including but not limited to electric, natural
gas, street light supply, cable television and telephone shall be
placed underground.
2.
Installation of all utilities shall be in strict accordance with
the engineering standards and specifications of the municipal authority
or public utility company providing the service.
3.
Where such underground utilities lie under a proposed cartway, they
shall be put in place, connected and approved before the streets are
constructed and before any person is permitted to occupy any building
to be served by such utilities.
4.
The applicant shall be responsible for contacting all applicable
utilities and accurately determining the locations and depths of all
underground utilities within the tract proposed for subdivision or
land development, prior to excavation. A complete list of the applicable
utility companies and their phone numbers shall appear on the preliminary
and final plans.
[Ord. 2014-01, 1/6/2014]
1.
Street Names and Signs.
A.
All proposed street names shall be subject to the approval of Douglass
Township, the Berks County Emergency Management Agency and the Postmaster
having jurisdiction.
B.
Proposed streets which are obvious extensions of existing streets
shall bear the same name as the existing street.
C.
In no case shall the name of a proposed street duplicate an existing
street name in the Township and/or in the same postal district(s),
irrespective of the use of the suffix street, road, avenue, boulevard,
drive, way, place, court or lane.
D.
All street signs, including but not limited to traffic control signs,
street name signs, and directional signs, shall be acquired and installed
by the applicant in accordance with the locations shown on the approved
subdivision or land development plan. Where traffic control signs
are required, the applicant shall furnish to the Township all studies,
engineering reports, and documentation for procuring approval by the
Pennsylvania Department of Transportation.
[Ord. 2014-01, 1/6/2014]
1.
Traffic Impact Study.
A.
When a proposed subdivision or land development has 100 or more dwelling
units and/or generates 300 or more vehicle trips per day, the applicant
shall submit a traffic impact study (TIS) to the Township for review
and comment. The applicant shall utilize the transportation data and
criteria that is specified within the "Trip Generation Manual" (current
edition or as amended), published by the Institute of Transportation
Engineers (ITE).
B.
The traffic impact study (TIS) will enable the Township to assess
the impact of a proposed development on the transportation system.
The purpose of the TIS is to ensure that the proposed development
does not adversely affect the transportation network and to identify
any traffic problems associated with access from the site onto the
existing roads. The TIS shall also identify solutions to potential
traffic problems and shall present improvements that are to be incorporated
into the proposed development.
C.
The TIS shall contain a complete description of the proposed internal
and existing transportation system. The TIS shall describe the external
roadway system within 1/2 mile along the adjacent roadway in both
directions from all access points or to a major intersection along
these roadways. Major intersections in the study area shall be identified
and delineated. All future transportation improvements which are part
of proposed roadway improvements which are part of the proposed surrounding
developments, shall be identified and included in the calculations.
D.
Existing traffic conditions shall be measured and documented for
all roadways and intersections within the one-half-mile study area.
Existing traffic volumes for average daily traffic, peak highway our(s)
traffic, and peak development-generated hour(s) traffic shall be recorded.
Manual traffic counts at major intersections in the study area shall
be conducted, encompassing the peak highway and development-generated
hour(s) and the peak development-generated hour(s) for all roadways
and major intersections within the study area. Levels of service shall
be determined for each location.
E.
The analysis will determine the adequacy of the existing roadway
system to serve the current and projected traffic demand. Roadways
and/or intersections experiencing levels of service D, E or F, as
described in the Highway Capacity Manual, Special Report 209, as amended,
shall be noted as congested locations.
F.
Calculation of vehicular trips to result from the proposed development
shall be completed for the average daily peak highway hour(s). Vehicular
trip generation rates to be used for this calculation shall be obtained
from the trip generation report (current edition as amended). These
development-generated traffic volumes shall be distributed to the
study area and assigned to the existing roadways and intersections
through the study area.
G.
All anticipated turning movements shall be calculated. Documentation
of all assumptions used in the distribution and assignment phase shall
be provided. Traffic volumes shall be assigned to individual access
points. Any characteristics of the site that will cause particular
trip generation problems shall be noted.
H.
The total future traffic demand shall be calculated and included
within the TIS. The total traffic demand shall consist of the combination
of existing traffic expanded to the completion year, which is estimated
to be five percent per year, the proposed use or development generated
traffic, and the traffic generated by other proposed developments
in the study area. A second volume/capacity and delay analysis shall
be conducted using the total future demand and the future roadway
capacity. If staging of the proposed development is anticipated, calculation
for each stage of completion shall be made. This analysis shall be
performed during the peak highway hour(s) and peak development-generated
hour(s) for all roadways and major intersections within the study
area. Volume/capacity and delay calculations shall be completed for
all major intersections. The procedures described in the Highway Capacity
Manual, Special Report 209, as amended, and outlined in the PennDOT
Design Manual, Volume 2, or as amended, shall be followed.
I.
The levels of service for all roadways and intersections within the
study area shall be listed. All roadways and/or intersections showing
a level of service D, E or F and volume/capacity rations equal to
or greater than one shall be considered deficient. The study shall
conclude with a list of specific recommendations for the elimination
of these traffic problems. The listing of recommended improvements
shall include, but not limited to, internal circulation design, site
access location and design, external roadway and intersection design
and improvements, traffic signal installation and operation (including
timing), and transit design improvements. All physical roadway improvements
shall be depicted within the study. Signal timing should be evaluated
for any intersection with a level of service D, E or F, but a volume/capacity
ratio of less than one. Warrants for signalization shall be examined
for any unsignalized intersections with levels of service E or F.
2.
Required On-site Improvements.
A.
On-site traffic improvements may be required by the Township in order
to control traffic patterns, to lessen traffic congestion, to facilitate
the adequate provisions for future community or transportation improvements,
and/or when clearly in the interest of the public health, safety or
general welfare.
B.
On-site traffic improvements may include, but are not limited to,
cartway widening, right-of-way dedication, shoulder stabilization,
vertical or horizontal curve realignment, grading and/or traffic control
devices.
C.
The applicant shall consult the Township regarding on-site traffic
improvements which may be required as a result of the proposed subdivision
or land development.
D.
The cost of all required traffic studies and/or improvements shall
be incurred by the applicant.