This article contains the construction and engineering standards
for required improvements, survey detail, utilities, grading and erosion
control, utility location, easements and right-of-ways, curbing, roadways,
emergency accessways, driveways, sidewalks, crosswalks, pathways and
trails, bicycle facilities, bridges and culverts, stormwater management
controls, plant materials, water supply, wastewater disposal, solid
waste storage, and outdoor lighting.
A.
Permanent monuments shall be indicated on the record plan. All monuments
shall be constructed of precast concrete or durable stone with metal
insert(s), and be four inches square with at least 20 inches extending
below ground level, or an alternate design approved by the Borough
Council. Street right-of-way reference monuments shall be located
on the right-of-way lines at corners, angle points, beginning and
end of curves, and as otherwise required by the Borough Engineer for
all new and existing streets. They shall be placed after a new street
and/or lot grading has been completed. The center line of all new
streets shall be marked with spikes (P.K. nails) and referenced to
permanent monuments or structures. Certified copies of this reference
information shall be given to both the Borough Engineer and the Borough
Office. When final lot grading has been completed and before the issuance
of occupancy permits, permanent monuments shall be set by the applicant
at all lot corners and angle points, and at all street intersections
and intermediate points as may be required.
B.
Lot pin requirements. All lots upon which construction is planned shall be temporarily staked or pinned, or permanently monumented and certified to such by a registered surveyor for the owner, applicant, builder, or developer, before issuance of a building permit. A signed certificate of compliance must be submitted with a building permit application. Temporary stakes or pins with a surveyor's ribbon attached may be acceptable on existing lots where construction of an accessory building or an addition to the primary structure is proposed, only if construction is begun within 30 days of the certificate of compliance date. Temporary stakes or pins shall remain in place until witnessed and accepted by the Borough Building Inspector. Prior to final approval of a new subdivision plan, all new lot corner markers shall be marked with a minimum 5/8 inch diameter metal pin extending at least 24 inches into the ground and at least one inch revealed above the ground surface, or an equivalent metal marker, approved by the Borough Engineer. Upon completion of construction and final grading, pins shall be replaced with permanent monuments as described in § 85-91A.
C.
Original monuments. In situations where they may be of legal or historical
importance, the original monuments and marks must not be destroyed,
defaced, hidden, or possibly confused by creating new monuments and
marks unless absolutely necessary, e.g. the originals are decayed,
destroyed, or unsafe. In some cases, to be determined by the Borough
Engineer, new monuments should be set as a reference or witness to
the original monument to avoid disturbing the original. When in the
opinion of the Borough Engineer, the angle point falls in a location
that is not appropriate to set a concrete monument, a written request
for a waiver shall be submitted for consideration by the Borough Council.
D.
Bench marks. The East Greenville elevations are based on PA State
Plane Coordinate South System (horizontal) and NAVD 1988 (vertical).
All contours and elevations shown on the plan must be based on this
system or conversion provided to reference these systems.
Widths and locations of easements and rights-of-way shall be
determined by the Borough Engineer or the appropriate authority or
utility company for all utilities, including stormwater facilities.
The location and design of the utilities shall be governed by the
requirements herein.
A.
General standards.
(1)
Easements and required front, side or rear yards may occupy the same
land as utilities.
(2)
Nothing shall be permitted to be placed, planted, set or put within
the areas of an easement unless it is a portable or removable object.
The area shall be kept as lawn.
(3)
The owner of any lot, upon written request by the Borough and at
the owner's sole expense, shall remove anything placed, planted,
set or put, (with or without knowledge of these regulations) within
the area of any easement.
(4)
To the fullest extent possible, easements shall be adjacent to rear
or side lot lines, and occupying only a portion of one lot (not centered
on two lots).
B.
No right-of-way or easement for any purpose whatsoever shall be recited
or described in any deed unless the same has been shown on the approved
plan. Any error found in a deed shall be immediately corrected and
re-recorded in the Office of the Recorder of Deeds for Montgomery
County at Norristown, Pennsylvania, at the sole expense of the applicant.
C.
Utility easements. A minimum width of 20 feet shall be provided for
common utilities and drainage when provided in undedicated land for
one use. Multiple utility uses within one easement require additional
easement width.
D.
Public utilities. All water, sewer, and gas mains and other underground
facilities shall be installed prior to street paving at locations
approved by the Borough Engineer.
E.
Underground utilities. All water, sewer, and gas mains shall be installed
underground. All electric, telephone and communication services, both
main and service lines, shall be provided by underground cables, installed
in accordance with the prevailing standards and practices of the utility
or other companies providing such services, except where it is demonstrated
to the satisfaction of the Borough Council that underground installations
herein required are not feasible because of physical conditions of
the lands involved. All main underground cables which are within the
right-of-way of a street shall be located as specified by the utility
company, subject to approval by the Borough Council, upon recommendation
of the Borough Engineer.
(1)
In order to promote and facilitate the underground installation of
utility distribution lines, a letter of endorsement shall be required
from the suppliers of utility service (not limited to electrical,
telephone, or cable television) of the developer's choice wherein
the applicant acknowledges that underground utilities are feasible
and shall be consummated as part of the improvement plan.
(2)
A statement relative to the intent of the developer to provide underground
utility service shall be placed on the final plan requisite to final
approval of the plan.
(3)
The provisions in this ordinance shall not be construed as to limit
or interfere with the construction, installation, operation, and maintenance
of public utility structures or facilities which may hereafter be
located within public easements or rights-of-way designated for such
purposes.
(4)
Light standards are to be placed as required by ordinance. Power
source for such standards shall be placed underground as required.
(5)
For arterial and collector roads, all new electrical service should
be placed underground.
A.
Curb construction. All curbing shall be constructed both as to materials
and methods, generally in conformance with applicable portions of
PennDOT Specifications Publication 408, current edition. Curbs shall
be vertical profile with a minimum of eighteen-inch structure height,
with a six-inch reveal. Expansion joints shall be placed every 30
feet, at structures and at the end of the day's work. Contraction
joints shall be saw cut every 10 feet at a minimum of two inches.
Concrete shall be a minimum 4,000 psi in compression strength. Intersections
where sidewalks are to be provided at some point in the future shall
have depressions for wheel chair use at each corner and opposite each
corner on "T" intersections.
B.
Alternative curb construction with granite blocks shall be permitted
along roads and parking lots not being dedicated to the Borough.
A.
All adjacent structures and areas disturbed or damaged during construction
shall be properly repaired, restored, or replaced to the satisfaction
of East Greenville Borough staff by the party causing the damage.
B.
All trees, roots, stumps, brush, down timber, wood, rubbish and any
objectionable material shall be removed from the full legal right-of-way,
or as approved by the East Greenville Borough Engineer. Efforts shall
be made during construction of roadways to preserve any vegetation,
specifically for preservation as identified in the landscaping plan.
C.
Paving. The pavement of all streets and all commercial, industrial,
and multifamily parking areas and driveways into and out of parking
areas shall be installed as shown on the final plan and in accordance
with the following standards:
(1)
General. All paving shall be constructed both as to materials and
methods, generally in conformance with applicable portions of PennDOT
Specifications Publication 408.
(2)
Pavement design. Pavement construction shall conform to the minimum
standards for different types of streets and parking areas as indicated
in Figure 6-1.
(3)
Paving cross section. All pavements, except where super elevated
for curves, shall conform with typical roadway cross sections on Figure
6-2.
(4)
Alternative paving. Alternative paving specifications may be approved
for roads, driveways, and parking lots not intended for dedication
to the Borough, in commercial, industrial, rural, multifamily and
mobile home park areas.
(5)
Aggregates, coarse and fine, for binder course shall be made from
stone, gravel, or other recycled aggregate or glass, and shall meet
the quality requirements for Type A stone and Type A gravel. Fine
aggregate shall be natural sand, manufactured sand or fine recycled
glass cullet composed of free hard, durable, uncoated particles and
free of from lumps of clay and organic material. Fine sand shall meet
the gradation requirements in Table A, Section 703, Penn DOT Publication
408, latest revision. The coarse aggregates shall meet the grading
requirements indicated above.
D.
Pavement cross slopes. The typical pavement cross slope on proposed
streets shall not be less than 1/4 inch per foot and not more than
1/2 inch per foot. The typical slope of the shoulder areas shall not
be less than 3/4 inch per foot and not more than one inch per foot.
|
Table 85-94.1.
| ||
|---|---|---|
|
Local Road
|
Arterial or Collector Road
| |
|
Superpave 9.5 mm surface course
|
1.5 inches
|
1.5 inches
|
|
Superpave 19 mm binder course
|
2 inches
|
2 inches
|
|
Superpave 25 mm base course
|
3 inches
|
5 inches
|
|
PennDOT No. 2A coarse aggregate subbase
|
6 inches
|
6 inches
|
|
Minimum design structural number
|
3
|
3.7
|
|
NOTES:
| |
|
1.
|
All thickness specifications are for compacted materials.
|
|
2.
|
Permanent cul-de-sac street, marginal access street, service
street, and off-street parking construction shall conform to standards
for local roads.
|
|
3.
|
All base courses and/or ID-2 binder course shall be overlaid
with a wearing course no later than one year after installation unless
approved otherwise. Binder course to be installed immediately following
base course installation.
|
|
4.
|
Parking construction shall conform to standards for local roads.
|
A.
Street signs. The developer shall erect a street sign or street signs
at every intersection. At intersections where streets cross, there
shall be at least two such street signs and at the intersections where
one street ends or joins another street, there shall be at least one
sign. Street signs shall be erected when the first dwelling on the
street is occupied or when streets are paved with their base course,
whichever comes first. Temporary street signs may be erected with
the permission of the Borough Council. Any temporary signs will be
replaced prior to roadway dedication.
B.
Street names. Street names shall be determined in consultation with
the Borough. Street names should bear a reasonable relationship to
significant natural features or the history of the community. Efforts
should be made to reduce the occurrence of similar names or similar
sounding names within the Borough or postal delivery area.
A.
Minimum cartway width for the emergency access shall be 12 feet.
C.
The emergency access cartway may be constructed of an alternative
material if the applicant can demonstrate to the satisfaction of the
Fire Marshal and Borough Engineer that the weight of all necessary
emergency response vehicles can be safely supported throughout the
entire length of the cartway. Examples of acceptable materials include:
A.
Driveway materials. All driveway construction materials, including
those parts of driveways used as parking, shall only consist of concrete,
pervious concrete, concrete wheel-strips with grass, asphalt, or pavers,
and not of gravel or grass.
B.
Residential driveways. Residential driveways shall adhere to the
following specifications.
(1)
Concrete. Minimum pounds-per-square-inch rating of 3,500 psi shall
be used.
(2)
Driveway apron: a minimum of six inches thick with six-inch by six-inch
welded wire mesh reinforcing.
(3)
The maximum width at the cartway: 14 feet; provided, however, that
for driveways serving two or more dwelling units, the maximum width
may be increased to 20 feet in width at the cartway.
(4)
The portion of the sidewalk which crosses the driveway apron must
meet with thickness requirements above and have a maximum cross slope
of 2%.
C.
Nonresidential driveways. Nonresidential driveways shall adhere to
the following specifications:
(1)
Concrete: minimum pounds-per-square-inch rating of 3,500 psi shall
be used.
(2)
Driveway apron: minimum eight inches thick with six-inch by six-inch
welded wire mesh reinforcing.
(3)
The driveway apron shall be installed in a fashion that provides
the minimum slope. Where a proposed slope exceeds 8%, the proposed
slope angle (i.e., percentage) shall be listed on the permit application
and must be approved by the Borough Engineer.
(4)
The portion of the sidewalk which crosses the driveway apron must
meet with thickness requirements above and have a maximum cross slope
of 2%.
(5)
Minimum distance from the closest edge of a driveway apron to a point
of intersection of two street center lines: 75 feet.
(6)
Minimum distance between the closest edges of two driveway aprons
on a single property: 100 feet.
D.
Curb depressions. The curb reveal adjacent to a nonresidential or
residential driveway apron at the gutter line shall not exceed 1 1/2
inches.
E.
Maximum grades for driveways. No driveway shall exceed 10% grade.
F.
All driveways shall be provided with a stopping area within which
the grade shall not exceed 4%. The stopping area shall be measured
as follows:
G.
Maximum grade requirements shall not be waived unless extremely difficult
circumstances exist and cannot be mitigated by alternative locations,
designs, or lotting, in which case a safe, practical alternative may
be permitted by the Borough Council, upon recommendation of the East
Greenville Borough Engineer.
H.
Markings or the appropriate form of identification shall be placed
at the entrance to the emergency access way. If necessary, breakaway
bollards shall be installed at each end of the emergency access way.
I.
Emergency access ways shall be maintained through properly recorded
easements or deed restrictions which at a minimum prohibit the planting
of any vegetation except grass within the access way and a buffer
area of five feet on either side.
Concrete sidewalks shall be constructed as follows:
A.
Sidewalk construction shall conform with standards developed under
the Americans with Disabilities Act.
B.
Sidewalks shall be four inches thick and made with 4,000 psi compression
strength concrete, placed upon a minimum four-inch layer of AASHTO
#57 stone bedding.
C.
The sidewalk shall be built as to discharge drainage to the street,
the grade of which shall be 1/4 inch per foot. The finished grade
between the outside of the sidewalk to the curbline (edge of the cartway)
shall never exceed a total vertical elevation change of one foot.
Expansion joints shall be placed every 30 feet, with contraction joints
every five feet at a minimum of one inch in depth. Additional expansion
materials shall be placed between any curb and driveway apron and
in the sidewalk at driveway limits. A contraction joint shall be cut
between the sidewalk and apron.
D.
All sidewalks shall receive a broom finish unless otherwise approved
by East Greenville Borough.
E.
An access ramp for physically disabled persons shall be placed at
all sidewalk intersections with roads.
|
Figure 85-98.1.
 |
A.
Asphalt trails shall be developed in accordance with the following
standards:
(1)
Pathways for walking or bicycling that is planned to be less than
one mile shall be a minimum of six feet wide and consist of two inches
of Superpave wearing course over a six-inch layer of AASHTO No. 57
stone. Minimum cleared shoulder width shall be two feet.
(2)
Multiuse trails that are designed for bicycle or pedestrian transportation
or recreation that are intended to eventually be at least one mile
in length shall be 10 feet wide and consist of two inches of Superpave
wearing course over a six-inch layer of AASHTO No. 57 stone. Minimum
cleared shoulder width shall be five feet.
(3)
Where the edge of the trail is above the surrounding grade, bituminous
pavement shall be feathered.
C.
The vertical clearance above the trail shall be maintained at a minimum
ten-foot height.
D.
The trail shall be laid out in such a manner that trail users are
visible to other trail users and vehicles on intersecting roads. Sharp
curves and excessive grade change shall also be avoided.
A.
Bicycle parking facilities for nonresidential structures should include
a secure device to which the bicycle frame and one wheel of the bicycle
can be attached with a cable or locking device. The device should
be suitable to keep bicycles erect when they are locked to it.
B.
Bicycle parking design and location shall be in conformance with
the most recent published standards of the Association of Pedestrian
and Bicycle Professionals.
A.
Bridges and culverts shall be designed to meet current Pennsylvania
Department of Transportation standards to support expected loads and
to pass design stormwater flows. They shall be constructed to the
full width of the planned cartway. Allowance for sidewalks must also
be made, if required by the Borough.
B.
Where county-owned roads or bridges are involved, the County Engineer
shall review and approve all proposals.
C.
A permit from the Pennsylvania Department of Environmental Protection
shall be obtained to make any change in or addition to, any existing
water obstruction, or in any manner change or diminish the course,
current, or cross-section of any stream or body of water.
D.
Drawings to include location plan; cross section of present bridge
if one exists; profile of stream for a reasonable distance above and
below bridge site, showing slopes of bed, normal water surface and
floodwater surface. If the bridge is on a skew, give the angle of
the center line of the bridge with the direction of the line of flow.
In addition, the following information is required for new bridge
construction: the total drainage area above the bridge site; description
of watershed; length of stream from source to bridge site and to the
mouth; character of stream bed and banks; extent and depth of overflow
during floods; effect of previous floods upon bridges, their span
and clearance; whether bridge will be within backwater influence of
parent stream.
E.
Bridge and culvert design. Any proposed bridge or culvert within
or spanning a perennial or intermittent stream shall be designed in
accordance with the following principals.
(1)
All bridges, culverts, and drainage channels shall be designed to
convey a flow rate equal to a 100-year, twenty-four-hour storm as
defined by the U.S. Department of Agriculture, Natural Resource Conservation
Service (previously SCS), Technical Release No. 55. All bridges and
culverts shall be designed to convey the 100-year design storm without
increasing the extent and depth of the 100-year floodplain.
(2)
Bridges and culverts shall be designed with an open bottom to maintain
natural sediment transport and bed roughness, avoiding acceleration
of water velocity above the natural (preexisting) condition. Rock
(rip rap) lining (native material if possible) shall be installed
within a culvert as needed to prevent erosion within the structure.
Approximate top of rock lining must be at the level of the existing
stream bottom so as to maintain normal water level and unimpeded movement
of native animal species.
(3)
All bridges and/or culverts designed to carry a public or private
roadway over an existing watercourse shall be designed with a minimum
of 24 inches of freeboard between the 100-year floodplain elevation
and the roadway surface (center line elevation). Where existing bridges
and/or culverts are being replaced every effort shall be made to achieve
this design goal with the new construction. In no instance shall the
new construction lessen the existing freeboard.
A.
Stormwater management systems shall be constructed and installed in accordance with the requirements set forth in Chapter 81, Stormwater Management.
B.
All storm drains and drainage facilities such as gutters, catch basins,
bridges, inlets, and culverts shall be installed and the land graded
for adequate drainage as shown on the grading plan submitted and approved
with the final plan. Construction of these facilities shall conform
with the PennDOT Specifications Publication 408, latest version.
(1)
Location.
(a)
Existing storm sewer accessibility. Where existing storm sewers
are reasonably accessible and of adequate capacity, subdivisions and
land developments may connect to the existing storm sewers.
(b)
Drainage easements. Storm sewers located within road rights-of-way
shall be designed to be parallel with the roadway to the greatest
extent possible. When located in undedicated land, they shall be placed
within an easement not less than 20 feet wide, as approved by the
Borough Engineer.
(c)
Location within Borough rights-of-way. Storm sewer lines within
street rights-of way shall be placed at locations acceptable to the
Borough. They shall be protected by a cover of at least 18 inches
from surface grade, and at least 18 inches from any crossing utility.
(d)
Location within state rights-of-way. Storm sewer systems that
are to be located within state rights-of-way shall be approved by
PennDOT by obtaining a highway occupancy permit prior to final plan
approval.
(2)
Size and grade. Storm sewers shall be adequate for the anticipated
runoff when the area is fully developed as permitted by zoning, and
capable of carrying a ten-year design storm. They shall have a minimum
internal diameter of 15 inches and a minimum grade of 1/2% unless
otherwise approved by the Borough Engineer. Maximum internal pipe
diameter shall be 60 inches. Special box culverts or open channels
shall be used when a sixty-inch pipe is not capable of carrying the
design storm.
(a)
Storm drainage pipe materials. All storm drainage pipes up to
but not including 42 inches in equivalent diameter shall be constructed
of the following materials:
[1]
Reinforced concrete, rubber gasketed conforming to AASHTO M170,
M198 and M207.
[2]
Reinforced concrete, tongue and groove conforming to AASHTO
M170 and M207.
[3]
Corrugated polyethylene (PE) N12 smooth interior only conforming
to ASTM D1248, ASTM D2412, AASHTO M252 and 294. A PE pipe shall be
placed on a minimum of six inches of AASHTO #57 stone and backfilled
with same to a foot above the crown of the pipe.
[4]
Corrugated polyethylene (PE) perforated underdrain shall conform
to AASHTO M252.
(b)
All storm drainage pipe and/or culverts 42 inches in equivalent
diameter and above shall be constructed of either of the following
materials:
[1]
Reinforced concrete tongue and groove conforming to AASHTO M170
and M207.
[2]
Reinforced concrete piping, rubber gasketed, shall conform to
AASHTO M170, M198 and M207.
[3]
Precasted reinforced concrete box sections in accordance with
AASHTO M259.
[4]
Cement concrete cast in place, mix design strength of 4,000
pounds per square inch (psi).
(3)
Manholes. Manholes shall be constructed at all changes in horizontal
or vertical alignment; spaced not more than 300 feet apart on pipe
of 24 inches internal diameter or less, and not more than 450 feet
apart where larger sizes are installed. Inlets may be substituted
for manholes where they will serve a useful purpose. Manhole frames
and covers shall be good quality cast iron; covers shall be marked
"STORM" and have a minimum weight of 220 pounds.
(4)
Inlets. Inlet spacing shall be so arranged that 95% of the gutter
flow will be captured. No inlet smaller than PennDOT Type 4 Foot Special
Inlet shall be used. Double four-foot or six-foot inlets separated
by 20 linear feet of pipe shall be required if adequate efficiency
is not realized with the PennDOT Type four foot special inlet. Inlets
at street intersections shall be placed on the tangent and not on
the curved portions. The gutter adjacent to and immediately upgrade
from the inlet shall be so warped as to direct the water into the
inlet. Inlets shall have a metal marking with the message: "Don't
dump, drains to the river."
(5)
Castings. Manhole and inlet castings, together with their covers
or gratings shall conform to PennDOT or Borough standards, as may
be in effect at the time the design of the sewer is submitted. Castings
should indicate "storm."
(6)
Unnatural drainage. Wherever construction stops or concentrates the
natural flow of storm drainage in such a way to affect adjoining properties,
approval of the owners shall be obtained in writing and a copy filed
with the Borough. Approval of plans by the Borough does not authorize
or sanction drainage affecting adjoining properties.
(7)
Drainage from non-natural sources. Water originating from other than
natural sources, such as air conditioning units, sump pumps, or other
dry weather flow, wherever practicable, shall be discharged into natural
watercourses on the property. The discharge of water under the sidewalk
through the curb into the gutter, is prohibited.
(8)
Design criteria.
(a)
Permissible channel velocities, slopes, and cover shall be in accordance with the NRCS Engineering Field Manual, Chapter 7, "Grassed Waterways and Outlets."
(b)
Existing stream channels shall be maintained in their natural
state. Only under unusual circumstances will a developer be permitted
to line, straighten, or relocate an existing stream, with approval
of the PADEP and the Montgomery County Conservation District.
C.
Green infrastructure. Landscaping shall be required in and around
all stormwater management areas and natural areas (including but not
limited to steep slopes, floodplains, woodlands or other habitat areas
intended to be reserved from development) according to the following:
(1)
All areas of stormwater detention and retention basins, including
basin floors, side slopes, berms, impoundment structures, or other
earth structures, shall be planted with suitable native vegetation
such as naturalized meadow plantings or lawn grass specifically suited
for stormwater basins.
(2)
Trees and shrubs shall be planted in and around stormwater basins,
though no trees shall be planted within 30 feet of an outlet/drain
structure, emergency spillway, or dam. A minimum of two trees and
10 shrubs per 100 linear feet of basin perimeter, measured at the
top of the basin berm, shall be planted in and around the basin.
(3)
Naturalized ground cover plant species, such as wildflowers, meadows,
and nonaggressive grasses specifically designed for the permanently
wet, intermittently wet, and usually dry areas of stormwater basins,
shall be seeded in the floors and slopes of the basin and meet the
following requirements:
(a)
The plantings provide a satisfactory continuous cover for all
areas of the basin.
(b)
The plantings shall not interfere with the safe and efficient
function of the basin as determined by the Borough Engineer.
(c)
Meadow ground cover shall be preferred for slopes where mowing/maintenance
can be difficult or dangerous.
(4)
Lawn grass areas on the top of the basin berm and out slopes of the
basin may be sodded or hydro-seeded to minimize erosion during the
establishment period.
(5)
Bioretention and infiltration area standards. When a bioretention
or infiltration area is proposed, the following specific requirements
shall apply:
(a)
At least one of the following minimum plantings is required:
(b)
A minimum of six shrubs and eight grasses per 200 square feet
of bioretention or infiltration area. The number of shrubs can be
reduced up to 50% to allow greater use of grasses in a design; for
the purposes of the substitution, for every shrub reduced, 10 more
grasses are required to be planted.
(c)
No one tree or shrub species shall comprise more than 25% of
the total number of plants.
The following specifications shall apply to all plants and landscaping
provided in subdivisions and land developments regulated by this chapter,
and shall be demonstrated on the required landscape plans, which shall
be prepared, signed and sealed by a registered landscape architect
licensed by the Commonwealth of Pennsylvania.
A.
General requirements.
(1)
The location, dimensions, and spacing of required plantings shall
be adequate for their proper growth and maintenance taking into account
the sizes of such plantings at maturity and their present and future
environmental requirements and tolerances including wind, moisture,
and sunlight.
(2)
Plantings shall be selected and located where they will not contribute
to conditions hazardous to public safety. Such conditions include,
but are not limited to, public street rights-of-way, underground and
aboveground utilities, and sight triangle areas required for unobstructed
views at street intersections.
(3)
Tree species shall be selected from the tree listing in the list
of approved plants in Appendix A.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
B.
Plant specifications.
(1)
All plants shall meet the minimum standards for health, form, and
root condition as outlined in AmericanHort's American Standard
for Nursery Stock (ASNS), 2014 or as later amended.
(2)
All plant material shall be hardy and within the USDA Hardiness Zone
6b applicable to East Greenville Borough.
(3)
Shade trees shall reach a minimum height and spread of 30 feet at
maturity as determined by the ASNS standards and shall be deciduous.
New trees shall have a minimum caliper of 2 1/2 inches at planting.
New shade trees shall be a minimum of eight feet in height at the
time of planting. Larger size trees may be required as street trees
in commercial areas.
(4)
Understory trees shall reach a typical minimum height and spread
of 15 feet at maturity, based upon ASNS standards. Such trees may
be deciduous or evergreen and shall have a distinctive ornamental
characteristic such as prominent flowers, fruit, habitat, foliage
or bark. New understory trees shall have a minimum height of six feet
and a minimum of 1 1/2 inch caliper at the time of planting.
(5)
Evergreen trees shall reach a typical minimum height of 20 feet at
maturity based upon ASNS standards for that species and shall remain
evergreen throughout the year. New evergreens shall have a minimum
height of six feet at the time of planting.
(6)
Deciduous or evergreen shrubs shall have a minimum height at maturity
of 24 inches. New shrubs shall have a minimum height of 18 inches
at the time of planting.
C.
Maintenance.
(1)
Safety. All sight triangles shall remain clear, and any plant materials
that could endanger safety such as unstable limbs shall be removed
and the plant materials shall be replaced if necessary. It shall be
the responsibility of all property owners to maintain all plantings
and architectural elements to insure a safe environment.
(2)
Maintenance guidelines for the plantings shall be developed by the
planting plan designer to be used by grounds maintenance personnel.
A.
Public water service, community water system service shall be installed
for each inhabitable building.
B.
Public water supply facilities design. The design for public water supply facilities shall be in accordance with PA DEP Water Supply Manual, the specifications of the utility providing water service, or Article VI, Engineering and Construction Standards.
C.
Fire hydrants shall be connected to the public water system and located
at accessible points within the public right-of-way. The East Greenville
Water Authority, the Borough Engineer, and/or the Borough Fire Marshal
may compel the applicant to install fire hydrants if they deem it
prudent for the health and safety of the residents. Hydrants shall
be located as recommended by the East Greenville Water Authority,
the Borough Engineer and the Borough Fire Marshal. As a general rule,
hydrants should be located at each street intersection and at intermediate
points as recommended by the Fire Marshal. Generally, hydrant spacing
may range from 350 to 600 feet depending upon the area being serviced.
The type and methods of construction to be employed in the installation
of fire hydrants shall be in accordance with current state and local
regulations.
A.
Sewage facilities design. The design and installation of domestic
sewage facilities shall be done in accordance with the Pennsylvania
Domestic Wastewater Facilities Manual prepared by the Pennsylvania
Department of Environmental Protection.
B.
Sewage collection system. All elements of the sewage facilities collection system including but not limited to laterals, sewer mains, manholes, force mains, and pump stations shall be designed in accordance with the requirements of the Upper Montgomery Joint Authority (UMJA) and the regulations in Chapter 78, Sewers.
A.
All trash and recycling collection equipment should be placed within
enclosures. Enclosures should be at least large enough to adequately
contain all trash and recyclable material containers. Generally the
sizing and type of storage containers will depend upon the amount
of trash and recyclables expected to be generated in the buildings
they service.
B.
Enclosures should be six feet high or at least one foot higher than
the proposed collection container.
C.
Enclosures should be made of durable material including brick, stone,
cement, concrete, or PVC vinyl fencing with the exception of the entry
gates, provided the gates are opaque as well.
D.
The entrance to the enclosure should be at least 10 feet wide to
accommodate front loading trucks. Gates placed on the entrance should
be durable and equipped with piston type bolts to secure gates in
both a closed and open position.
E.
The trash storage area should be placed on a concrete pad. The dimensions
of the pad are dependent on the number and size of proposed containers.
The pad should extend six feet to 10 feet in front of where the proposed
container is to be placed to support the front wheels of the trash
truck servicing the site. The area above the container should be free
of obstructions for at least fifteen-foot clearance above the storage
area.
A.
Intent.
(1)
Controlling glare from nonvehicular light sources that shine directly
into drivers' and pedestrians' eyes and thereby impair their
safe traverse.
(2)
Protecting neighbors and the night sky from nuisance glare and stray
light from poorly aimed, placed, applied or shielded light sources.
(3)
Protecting the community character of East Greenville Borough.
(4)
Provide for and control lighting in outdoor public places where public
health, safety and welfare are potential concerns.
(5)
Permit reasonable uses of outdoor lighting for the public's
health, safety, and welfare while preserving the ambiance of the night.
(6)
Curtail and reverse degradation of the nighttime visual environment
and the night sky.
(7)
Promote energy efficient lighting design and operation in order to
conserve energy and resources to the greatest extent possible.
B.
Criteria.
(1)
Illumination levels. Lighting, where required by this chapter or
otherwise required or allowed by the Borough, shall have intensities,
uniformities and glare control in accordance with the recommended
practices of the Illuminating Engineering Society of North America
(IESNA), unless otherwise directed by the Borough.
(a)
Future amendments to said lighting handbook and recommended
practices shall become a part of this chapter without further action
by the municipality.
(2)
Lighting fixture design.
(a)
Fixtures shall be of a type appropriate to the lighting application
and shall be aesthetically acceptable to the Borough.
(b)
All fixtures for the illumination of properties shall be of
the sharp-cutoff type, with the bottom surface parallel with the ground,
and lenses that do not project below the fixture body. They shall
emit no visible light above 45° above the vertical axis of the
fixture. Fixtures attached to buildings to illuminate walkways or
entrances shall have similar optical characteristics, and shall not
have lenses visible above the horizontal.
(c)
For the lighting of predominantly horizontal surfaces, fixtures
shall be aimed straight down and shall meet IESNA full-cutoff criteria.
Fixtures, except those containing directional lamps, with an aggregate
rated lamp output not exceeding 750 lumens, e.g., the rated output
of a standard nondirectional sixty-watt incandescent lamp, are exempt
from the requirements of this subsection. In the case of decorative
streetlighting, the Borough may approve the use of luminaires that
are fully shielded or comply with IESNA cutoff criteria.
(d)
For the lighting of predominantly nonhorizontal surfaces, fixtures
shall be fully shielded and shall be installed and aimed so as to
not project their output into the windows of neighboring residences,
adjacent uses, past the object being illuminated, skyward or onto
a public roadway. Fixtures, except those containing directional lamps,
with an aggregate rated lamp output not exceeding 500 lumens, e.g.,
the rated output of a standard nondirectional forty-watt incandescent
lamp, are exempt from the requirements of this subsection.
(e)
"Barn lights," or "dusk-to-dawn lights," where visible from
another property, shall not be permitted unless fully shielded as
viewed from that property.
(3)
Control of glare.
(a)
All lighting shall be aimed, located, designed, fitted and maintained
so as not to present a hazard to drivers or pedestrians by impairing
their ability to safely traverse and so as not to create a nuisance
by projecting or reflecting objectionable light onto a neighboring
use or property.
(b)
Directional fixtures such as floodlights and spotlights shall
be so shielded, installed and aimed that they do not project their
output into the windows of neighboring residences, adjacent uses,
past the object being illuminated, skyward or onto a public roadway
or pedestrian-way.
(c)
Parking facility and vehicular and pedestrian-way lighting (except
for safety and applications and all-night business operations), for
commercial, industrial and institutional uses shall be automatically
extinguished no later than 1/2 hour after the close of business or
facility operation. When safety or lighting is proposed for after-hours
illumination, it shall not be in excess of 25% of the number of fixtures
or illumination level required or permitted for illumination during
regular business hours.
(d)
Illumination for signs, building facades and/or surrounding
landscapes for decorative, advertising or aesthetic purposes is prohibited
between 11:00 p.m. and dawn, except that such lighting situated on
the premises for a commercial establishment may remain illuminated
while the establishment is actually open for business and until 1/2
hour after closing.
(e)
Vegetation screens shall not be employed to serve as the primary
means for controlling glare. Rather, glare control shall be achieved
primarily through the use of such means as cutoff fixtures, shields
and baffles, and appropriate application of fixture mounting height,
wattage, aiming angle and fixture placement.
(f)
The illumination projected from any use onto a residential use
shall at no time exceed 0.1 footcandle, measured line-of-sight from
any point on the receiving residential property.
(g)
The illumination projected from any property onto a nonresidential
use shall at no time exceed 1.0 footcandle, measured line-of-sight
from any point on the receiving property.
(h)
Pole-mounted fixtures shall be a maximum of 20 feet above finished
grade unless otherwise specified herein.
(4)
Installation.
(a)
Poles supporting lighting fixtures for the illumination of parking
areas and located directly behind parking spaces, or where they could
be hit by snow plows, shall be placed a minimum of five feet outside
paved area or tire stops, or placed on concrete pedestals at least
30 inches above the pavement, or suitably protected by other Borough-approved
means.
(b)
Pole-mounted fixtures for lighting horizontal tasks shall be
aimed straight down.
(5)
Maintenance. Lighting fixtures and ancillary equipment shall be maintained
so as to always meet the requirements of this chapter.
C.
Street and parking lot lighting for residential applications.
(1)
For residential developments where lot sizes are or average less
than 20,000 square feet, street lighting shall be provided as follows:
(a)
At the intersection of public roads with entrance roads to the
development.
(b)
At the intersection of roads within the development.
(c)
At cul-de-sac bulb radii.
(d)
At terminal ends of center median islands having concrete structure
curbing, trees, signs or other fixed objects, and at cul-de-sac center
islands with curbing
(e)
At defined pedestrian crossings located within the development.
(f)
At other locations along the street as deemed necessary by the
governing body.
(g)
Where lot sizes permit the parking of less than two vehicles on the lot, thereby necessitating on-street parking, street lighting shall be provided along the length of the street, in accordance with the illuminance requirements contained in Subsection A(1), above.
(h)
In multifamily developments, common parking areas shall be illuminated in accordance with the illuminance requirements contained in § 85-108B(1), above.
(2)
In residential developments with lots of less than 20,000 square feet, where six or more contiguous parking spaces are proposed, such spaces shall be illuminated in accordance with the illuminance requirements contained in § 85-108B(1), above.
(3)
Lighting fixtures for parking lots and roadways in residential developments
shall be mounted not more than 14 feet above finished grade.
D.
Recreational uses. When facilities for such outdoor recreational activities as baseball, tennis, football, miniature golf or any other recreational use permitted under Chapter 95, Zoning, are specifically permitted by the municipality for operation during hours of darkness, the following requirements shall apply:
(1)
Lighting shall be accomplished only through the use of fixtures conforming
to IESNA full-cutoff criteria, or as otherwise approved by the Borough
based on suitable control of glare and light trespass.
(2)
Sporting events shall be timed so that all lighting in the sports
facility, other than lighting for safe exit of patrons, shall be extinguished
by 11:00 p.m., regardless of such occurrences as extra innings or
overtimes.
(3)
Golf driving ranges, racetracks, trap-shooting facilities and other
sports necessitating the horizontal or near horizontal projection
of illumination shall not be artificially illuminated.
(4)
The outdoor recreational activities contained in Subsection D(5), below, with the exception of tennis, shall not be illuminated if located within a residential district or sited on a nonresidential property located within 1,000 feet of a residential use.
(5)
Maximum mounting heights for recreational lighting shall be in accordance
with the following:
E.
Plan submission. For subdivision and land development applications
where site lighting is required by this chapter, is otherwise required
by the Borough or is proposed by the applicant, lighting plans shall
be submitted to the Borough for review and approval with preliminary
and final subdivision/land development plan applications and conditional
use applications and shall contain the following:
(1)
Site plans, complete with all structures, parking spaces, building
entrances, traffic areas (both vehicular and pedestrian), vegetation
that might interfere with lighting, and adjacent uses that might be
adversely impacted by the lighting. The lighting plan shall contain
a layout of all proposed fixtures by location, orientation, aiming
direction, mounting height and type. The submission shall include,
in addition to area lighting, all other exterior lighting, e.g., architectural,
building-entrance, landscape, flag, sign, etc.
(2)
A ten-foot by ten-foot illuminance-grid (point-by-point) plot of
maintained horizontal footcandles overlaid on the site plan, plotted
out to 0.0 footcandles, which demonstrates compliance with the light
trespass, intensity and uniformity requirements as set forth in this
chapter or as otherwise required by the Borough.
(3)
The lamp lumen ratings and types, maintenance (light-loss) factors
and IES file nomenclature used in calculating the illuminance levels.
(4)
Description of the proposed equipment, including fixture catalog
cuts, photometrics, glare reduction devices, lamps, on/off control
devices, mounting heights, pole foundation details and mounting methods.
(5)
Landscaping plans shall contain lighting fixture locations and shall
demonstrate that the site lighting and landscaping have been coordinated
to minimize conflict between vegetation and intended light distribution,
both initially and at vegetation maturity.
(6)
When requested by the Borough, applicant shall also submit a visual-impact
plan that demonstrates appropriate steps have been taken to mitigate
the potential consequences of on-site and off-site glare and to retain
the intended character of the Borough. This plan may require the inclusion
of initial vertical footcandle values at specific off-site venues,
e.g., bedroom windows of adjacent residential uses.
(7)
Plan notes. The following notes shall appear on the lighting plan:
(a)
Post-approval alterations to lighting plans or intended substitutions
for approved lighting equipment shall be submitted to the Borough
for review and approval.
(b)
The Borough reserves the right to conduct post-installation
nighttime inspections to verify compliance with the ordinance requirements
and approved lighting plan commitments, and if deemed appropriate
by the Borough, to require remedial action at no expense to the Borough.
(c)
All exterior lighting shall meet IESNA full-cutoff criteria
unless otherwise approved by the Borough.
F.
Street lighting dedication.
(1)
When streetlighting is to be dedicated to the Borough, applicant
shall be responsible for all costs involved in the lighting of streets
and street intersections until the street is accepted for dedication.
(2)
Prior to dedication and in the event of the formation of a homeowner's
association and/or property management declaration, Borough shall
require said agency to enter into an agreement guaranteeing the Borough
payment of all costs associated with dedicated streetlighting.
(3)
Assumption of costs of dedicated streetlighting. Upon dedication
of public streets, the Borough shall assess the homeowners' association,
individual property owners, or corporations, as may be necessary to
collect all revenues required that are directly or indirectly associated
with all costs of each specific streetlighting fixture. These costs
shall include:
G.
Compliance monitoring.
(1)
Post-installation inspection.
(a)
The Borough reserves the right to conduct post-installation
nighttime inspections to verify compliance with the requirements of
this chapter and approved plans, and if appropriate, to require remedial
action at no expense to the municipality.
(2)
Safety hazards.
(a)
If the Borough judges a lighting installation creates a safety
hazard, the person(s) responsible for the lighting shall be notified
and required to take remedial action.
(b)
If appropriate corrective action has not be effected within
15 days of notification, the Borough may take appropriate legal action.
(3)
Nuisance glare and inadequate illumination levels.
(a)
When the Borough judges an installation produces unacceptable
levels of nuisance glare, skyward light, excessive illumination levels
or otherwise varies from this chapter, the Borough may cause notification
of the person(s) responsible for the lighting and require appropriate
remedial action.
(b)
If appropriate corrective action has not been effected within
15 days of notification, the Borough may take appropriate legal action.
