Township of East Bradford, PA Design Standards

Screen buffer yards. The purpose of screen buffer yards is to minimize adverse views between incompatible land uses. Screen buffer yards shall be 50 feet in width unless special conditions require additional buffering (e.g., environmentally sensitive areas).

Perimeter buffer yards. The purpose of perimeter buffer yards is to filter views between complementary land uses. Perimeter buffer yards shall be 25 feet in width unless special conditions require additional buffering (e.g., environmentally sensitive areas).

Screen ("S") and perimeter ("P") buffers shall be provided between proposed (PROP) and abutting land uses in accordance with the following chart. Buffer planting shall be provided in accordance with § 95-25.1F.

[Amended 3-10-2015 by Ord. No. 4-2015]

Abutting Land Use/Zoning District
		SFR	MFR	MH	INS	COM	IND	AG/R	ROW	PL
P	SFR	P	P	P	P	P	P	P	P	S
R	MFR	S	P	P	P	P	P	S	P	S
O	MH	S	S	P	S	P	P	S	S	S
P	INS	S	S	S	P	P	P	S	P	S
U	COM	S	S	S	S	P	P	S	P	S
S	IND	S	S	S	S	P	P	S	S	S
E	REC	P	P	P	P	P	P	P	P	S
S	PL	S	S	S	S	S	S	S	S	P

Key to land uses:

[Amended 3-10-2015 by Ord. No. 4-2015]

	"SFR" Indicates any type of single-family residential land use.
	"MFR" indicates any type of multifamily residential land use.
	"MFR" indicates any type of multifamily residential land use.
	"MH" indicates mobile home land use.
	"INS" indicates any type of institutional land use.
	"COM" indicates any type of commercial land use.
	"IND" indicates industrial land uses.
	"AG/R" indicates agriculture, conservation or recreational land uses.
	"ROW" indicates buffering required against all existing street lines or cartways.
	"REC" indicates recreational land uses.
	"PL" indicates pipeline land uses pursuant to § 115-51.4.

General buffer requirements.

Buffers may occur within any yard area, including the front yard, when applicable. Buffers shall be comprised of a variety of plant material. They shall also include earthen berms where topographically feasible and where such berms will not increase runoff or cause water to flow onto adjacent landowner's property.

If environmentally sensitive resources, such as wetlands, steep slopes or rock outcroppings lie within the required buffer yard, the buffer shall be relocated so as not to disturb the resource. A minimum twenty-five-foot-wide buffer, of the required intensity level, shall be provided outside of the resource. The buffer plantings should complement and enhance the adjacent natural resource.

No structures, parking, pavement and/or stormwater management areas shall be permitted within buffer areas, except for points of access, which may cross the buffer perpendicularly.

Where the requirements of this section conflict with other requirements of this chapter and other chapters of the East Bradford Code, or with state or federal regulations, the more restrictive requirement shall apply.

§ 115-53 Storage.

[Amended 11-8-2005 by Ord. No. 9-2005]

All storage shall be completely screened from view from any public right-of-way and any contiguous residential use. Screening shall consist of evergreen plantings and an architectural screen, which shall consist of masonry units. All organic rubbish or garbage shall be contained in tight, verminproof containers. However, after completion of on-site building construction there should be no outside storage of construction vehicles, equipment or materials.

§ 115-54 Bus stops and shelters. [1]

[Added 12-13-2016 by Ord. No. 7-2016]

Bus stops. An area reserved for a future bus stop shall be provided, recorded, and maintained along roadways where no existing transit service is available along the road(s) upon which the development fronts or within a distance greater than 1/4 mile for 1) any development where the gross leasable floor area for commercial, industrial, or institutional uses is 100,000 square feet or more; 2) where there is a residential development greater than 100 dwelling units; 3) where the development is determined to be of a significant nature to warrant a bus stop in accordance with plans, standards or policies of local transit providers; or 4) as directed by the Township, in accordance with the following:

Communication with applicable local transit providers shall be made to communicate the potential for a bus stop so that the provider may provide guidance and comment on the location and/or design of the area reserved for the bus stop. Such communication shall occur after the initial submission of any applicable plan.

The reserve area for a future bus stop shall be at an appropriate location and of a sufficient area to facilitate a future bus stop and shelter in accordance with the specifications set forth in the publication SEPTA Bus Stop Design Guidelines, October 2012, or as revised, produced by the Delaware Valley Regional Planning Commission (DVRPC) in addition to other relevant codes, design criteria, and ordinances (PennDOT, AASHTO, etc.).

The reserve area for a future bus stop shall be recorded on the plan and permanently maintained to facilitate the development of a future bus stop and/or shelter.

Bus shelters. Bus shelters shall be installed and maintained along roadways where there is existing transit service; existing service within 1/4 mile of the development; or service is planned to accommodate the development as indicated on a local transit provider's annual service plan for 1) any development where the gross leasable floor area for commercial, industrial, or institutional uses is 100,000 square feet or more; 2) where there is a residential development greater than 100 dwelling units ; 3) where the development is determined to be of a significant nature to warrant a transit stop in accordance with plans, standards or policies of local transit providers; or 4) as directed by the Township, in accordance with the following:

Bus shelters shall be located along public transportation routes and, where possible, placed within the public road right-of-way. Yard regulations of the zoning district shall not be applicable to the placement of bus shelters. East Bradford Township shall have final determination as to the location of bus shelters.

A building permit application shall be submitted for each bus shelter. The applicant shall apply for, and receive, all federal, state and/or Township permits. The ownership of the bus shelter, after construction, may be offered for transfer to the HOA, Township, county, private business, transit agency, or other party.

Accompanying the application for a bus shelter shall be the written permission of the property owner of the property on which the shelter is to be located.

The shelter shall be placed on a concrete slab, which shall be constructed in accordance with the East Bradford Township Building Code.

The shelter shall not exceed five feet in width and 10 feet in length and shall be constructed of aluminum frame with a minimum of two sides enclosed with Lexan, acrylic, Plexiglas or safety glass and a roof. A bench shall be provided in the shelter with a center divider/armrest and trash receptacle in a style approved by East Bradford Township.

(6)

Trash pickup for bus shelters shall be the responsibly of the owner. Submission of an agreement for trash pickup shall be required, and proof of such agreement shall be submitted to and approved by the Township.

(7)

The bus shelter shall be lighted for the safety of the users. The source of the light shall be shielded from all abutting properties and from traffic along any adjacent roadways.

(8)

Installation and maintenance.

The applicant shall be responsible for installation of the bus shelter.

The shelter shall be maintained in a clean and neat condition and in good working order and repair and shall be inspected and cleaned at least once every seven days. Any damage, vandalism and graffiti shall be repaired or removed within 48 hours of notification by the Township. Following 48 hours' notification to the owner of damage, repairs may be made by the Township and shall be reimbursed by the owner.

(9)

Sidewalks or internal walkways shall be provided to connect bus shelters to nearby commercial, office, institutional, recreational, residential, or other similar uses that generate significant pedestrian traffic.

(10)

The bus shelter shall be well marked with a double-sided sign, preferably on its own pole in accordance with current SEPTA signage standards

(11)

Bus shelters and their related facilities and amenities (pull overs, signs, benches, etc.) shall comply the specifications set forth in the publication SEPTA Bus Stop Design Guidelines, October 2012, or as revised, produced by the Delaware Valley Regional Planning Commission (DVRPC).

Editor's Note: Former § 115-54, Landscaping, was repealed 12-13-2006 by Ord. No. 8-2006.

§ 115-55 Access and traffic control.

All accessways to any street shall be located at least 80 feet from the intersection of right-of-way lines at street intersections and shall be designed in a manner conducive to safe ingress and egress. The owner shall pay for the construction of any necessary traffic control devices or additional acceleration lanes required in case of egress to streets where such improvements are directly related to providing safe and adequate access to the property.

All lots in a residential subdivision shall have direct access only to an interior residential street. Where proposed lots will abut an existing or proposed arterial or collector street in the Township, the subdivision street pattern shall provide reverse frontage access to an interior residential street within the subdivision, rather than to the arterial or collector street. All such lots shall be provided with a minimum rear yard of 80 feet from the right-of-way line of the arterial or collector street.

[Amended 9-9-2008 by Ord. No. 2-2008]

Driveways serving single-family detached dwellings on single lots not developed in accordance with the open space development option shall be a minimum of five feet from any property line. Driveways serving nonresidential properties shall be a minimum of 25 feet from any property line.

[Added 9-9-2008 by Ord. No. 2-2008]

§ 115-56 Interior circulation.

[Amended 11-8-2005 by Ord. No. 9-2005; 12-13-2006 by Ord. No. 8-2006]

Definitions: Refer to § 115-6 for definitions.

General provisions.

All main access driveways shall be a minimum of 28 feet in width and shall be designed in accordance with Township public roadway standards with regard to horizontal and vertical alignment, cross slopes and drainage.

All main interior driveways shall be a minimum of 32 feet in width inclusive of a fire lane four feet in width and shall be designed in accordance with public roadway standards with regard to horizontal and vertical alignment and drainage. Roadway cross slopes shall be uniform at a maximum gradient of 2%.

All parking field access driveways shall be a minimum of 24 feet in width and shall be designed in accordance with Township public roadway standards with regard to horizontal and vertical alignment and drainage. Roadway cross slopes shall be uniform at a maximum gradient of 2%.

All parking field drive aisles shall be a minimum of 24 feet in width.

Single one-way drive aisles shall be 14 feet in width. Multiple adjacent one-way drive aisles may decrease in width by two feet for each additional drive aisle, to a minimum of 10 feet in width when three adjacent one-way drive aisles are proposed.

(6)

All two-way driveways and drive aisles of the same type must be uniform in width, unless otherwise approved by the Township Engineer.

(7)

All parking fields must be segregated from main access, main interior and/or parking field access driveways with upright curbing and raised islands a minimum of 10 feet in width. Internal walkways for pedestrian travel within a site or from parking spaces to buildings or structures may be permitted within raised islands to separate pedestrian movements from vehicular traffic.

[Amended 12-13-2016 by Ord. No. 7-2016]

(8)

Parking field drive aisles shall not intersect with main access driveways.

(9)

Double parking is prohibited.

(10)

Angled parking is prohibited.

(11)

A raised island segregated from the parking bay by curbing, a minimum of 10 feet in width, shall be provided every two parking bays or at locations otherwise approved by the Township Engineer to discourage vehicles from traveling across empty parking stalls and vacant drive aisles in a direction perpendicular or at any other angle than the intended direction of traffic circulation through the parking field(s). Internal walkways for pedestrian travel within a site or from parking spaces to buildings or structures may be permitted within raised islands to separate pedestrian movements from automobile traffic.

[Amended 12-13-2016 by Ord. No. 7-2016]

(12)

Where main access driveways, main interior driveways and parking field access driveways are proposed to intersect, they shall intersect within 10° of perpendicularity. Where these driveways are not proposed to intersect, they shall be separated by the following minimum distances, measured from center line to center line of each driveway:

[Amended 6-12-2012 by Ord. No. 1-2012]

In planned commercial developments: 250 feet.

In all other nonresidential development and development in the Planned University District: 100 feet.

(13)

A parking field drive aisle shall not intersect a main interior driveway or parking field access driveway within 64 feet of the main interior driveway or parking field access driveway intersection with the main access driveway, measured from the closest edge of the main access driveway.

(14)

Parking stalls shall not be located within 20 feet of a main interior driveway or parking field access driveway or within 40 feet of a main access driveway, to eliminate the necessity to perform reverse movements into such driveways to exit the parking stalls.

(15)

All traffic circulation patterns shall have adequate sight distance around any potential obstructions within the parking area, including, but not limited to, buildings, trash collection dumpsters, embankments, etc.

(16)

All parking fields shall have two means of ingress and egress to each individual parking bay (or half parking bay) that shall not be blocked by other parking stalls.

(17)

Parking stalls which could interfere with deliveries, trash collection, any type of driveways or drive aisles, etc., or vice versa are prohibited.

(18)

Vehicular signage and pavement markings in accordance with the Pennsylvania Department of Transportation Specifications shall be provided for all traffic circulation patterns on the site. Pavement markings shall be hot inlaid epoxy.

(19)

Parking stalls shall not interfere with vehicular or pedestrian traffic on any type of driveway or drive aisle, or the use of any other parking stall on site, whether entering or exiting the stall.

(20)

Adequate paved reverse exit area as demonstrated by a vehicle turning template corresponding to the anticipated vehicle using the parking stall must be provided for all parking stalls located adjacent to a landscaped area.

(21)

All parking areas shall be compliant with the Americans With Disabilities Act.

(22)

Minimum curve radii on parking lot islands shall be 10 feet. Minimum curve radii on all driveway separation curbing shall be 25 feet, unless larger radii are necessary for compliance with § 115-56C.

(23)

Parking field slopes shall be a maximum gradient of 5%, and a minimum gradient of 1.5%, computed in any direction.

(24)

Installation of curb cuts is prohibited, except to establish compliance with § 115-56D(5).

(25)

Main access driveway maximum slopes shall be the desirable maximum as established by Chapter 441 of the Pennsylvania Code, as amended, for the corresponding volume level of driveway proposed. All other driveway slopes shall conform to the slope criteria for Township roadways listed in Chapter 95, Subdivision and Land Development.

(26)

A raised planting island, a minimum of 10 feet in width and the length of the parking stall, shall be spaced not more than every 15 parking stalls.

(27)

Parking lot landscaping shall be provided in accordance with § 115-45.1H.

Delivery and emergency vehicle circulation.

During the land development approval process the applicant shall demonstrate by the use of electronic truck turning templates that all anticipated delivery routes on the site can be negotiated without the need to traverse upright curbing, mountable curbing, areas consisting of installed signage, opposing lanes of traffic, parking stalls, etc., by the following delivery truck sizes:

[Amended 6-12-2012 by Ord. No. 1-2012]

In planned commercial developments: trucks with a wheel base 62 feet in length (WB-62).

In all other nonresidential development and development of the Planned University District: the maximum delivery truck size anticipated within the proposed development, which shall be presented to the Township during the land development process and shall be memorialized in an agreement in form acceptable to the Board of Supervisors.

The applicant shall demonstrate during the land development approval process, by the use of electronic truck turning templates, that emergency vehicles can negotiate all interior circulation patterns without the need to traverse upright curbing, mountable curbing, areas consisting of installed signage, opposing lanes of traffic, parking stalls, etc.

Interior delivery routes shall be designed so as to prevent blockage of vehicles entering or leaving the site for any length of time.

Where warranted as determined by the Township Engineer, physical barriers such as (but not limited to) electronic gates, mechanical gates or manual gates shall be installed to prevent patron vehicles from entering truck delivery areas. Where not warranted, these areas shall be adequately signed and pavements shall be marked to discourage patron vehicles from entering delivery areas.

Pedestrian circulation.

Internal walkways shall be provided both internal to the site to access buildings from parking areas, at the frontage of buildings and any other areas necessary to provide safe pedestrian travel throughout the site, and at the street frontage in the form of required sidewalks as per § 95-24 of the Township Code, for all commercial, industrial, institutional, educational, municipal, and open space design developments. The applicant shall present a plan depicting all intended routes of bicycle and pedestrian circulation, both internal and external, to the site.

[Amended 9-13-2011 by Ord. No. 3-2011; 12-13-2016 by Ord. No. 7-2016]

All sidewalks and other areas of planned pedestrian travel shall have uniform cross slopes not greater than a gradient of 1 1/2%.

Raised crosswalks constructed in accordance with Publication 383, Pennsylvania's Traffic Calming Handbook, latest edition, constructed of block pavers, concrete or other contrasting materials dissimilar to the construction materials of the main access driveway(s) (and appropriately marked with signage and pavement markings) shall be provided at all pedestrian crossings of the main access driveway(s). All other pedestrian crossings of any other types of driveways shall be standard crosswalks constructed in accordance with the Pennsylvania Department of Transportation specifications in addition to appropriate signage and design standards. Crosswalks shall be located wherever a sidewalk or internal walkway crosses a street or interior driveway. Consideration for placement of crosswalks shall be consistent with those indicated as applicable in the Central Chester County Bicycle and Pedestrian Circulation Plan Improvements Map.

[Amended 12-13-2016 by Ord. No. 7-2016]

All nonresidential buildings shall provide a canopy constructed over sidewalks provided at the frontage of the building, extending to the edge of the sidewalk furthest from the building.

Depressed curbing and walkways shall be provided for commercial establishments every 10 parking stalls to allow shopping carts to pass through the curbed islands required in § 115-56B(11).

(6)

All pedestrian walkways shall be compliant with the Americans With Disabilities Act.

Bicycle and pedestrian facilities.

[Added 12-13-2016 by Ord. No. 7-2016]

Facilities shall be consistent with the following Township plans and ordinances: East Bradford Township Official Map and Ordinance,[1] East Bradford Township Comprehensive Plan, and Central Chester County Bicycle and Pedestrian Circulation Plan.

Editor's Note: See Ch. 19, Official Map.

Bicycle lanes, directional signage for bicycle safety, and bicycle parking (bike racks) shall be required in commercial, industrial, institutional, educational, and municipal developments with more than 50,000 square feet of gross leasable floor area.

§ 115-57 Lighting.

[Amended 4-10-2001 by Ord. No. 2-2001]

The following standards shall apply to the design and operation of outdoor lighting for residential, commercial and institutional areas for loading, ingress and egress, parking, private recreational uses and institutional uses:

Purpose: to establish minimum standards for lighting to:

[Amended 11-8-2005 by Ord. No. 9-2005]

Provide lighting in outdoor places where public health, safety and welfare are potential concerns.

Protect drivers and pedestrians from the glare of nonvehicular light sources that affect driver vision.

Protect neighbors and the night sky from nuisance glare and stray light from incorrectly aimed, placed, applied, maintained or shielded light sources regardless of whether the sources are freestanding, mounted on exterior walls, under canopies or soffits or within a structure.

Applicability.

Outdoor lighting shall be provided in accordance with the following standards for multifamily residential, commercial, industrial, educational, private recreational and institutional uses.

In addition, the glare-control requirements herein apply to lighting in all of the above-mentioned uses as well as, but not limited to, signs and architectural, landscaping and residential lighting.

Interior light sources that project glare, light pollution or light trespass to the exterior of the structure shall be considered as exterior sources for the purposes of this chapter.

[Added 11-8-2005 by Ord. No. 9-2005]

Criteria.

Illumination levels.

Lighting, where required or permitted by this section, shall have intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA) as contained in the IESNA Lighting Handbook, 9th Edition.

Examples of intensities for typical outdoor applications, as extracted from the 9th Edition of the Lighting Handbook, are presented below:

Use/Task		Maintained Footcandle Average to Minimum	Uniformity
Streets, local residential		0.4 Average	6:1
Streets, local commercial		0.9 Average	6:1
Parking, residential, multifamily
	Low Vehicular/pedestrian activity	0.2 Minimum	4:1
	Medium vehicular/pedestrian activity	0.6 Minimum	4:1
Parking, industrial/commercial/ institutional/municipal
	High activity, e.g., regional shopping centers/fast-food facilities, major civic/cultural events and private recreational activities	0.9 Minimum	4:1
	Medium activity, e.g., community shopping centers, office parks, hospitals, commuter lots	0.6 Minimum	4:1
	Low activity, e.g., neighborhood shopping, industrial employee parking, schools, church parking	0.2 Minimum	4:1
Walkways and bikeways		0.5 Average	5.1
Building entrances		5.0 Average	--

	Notes:
	1.	Illumination levels are maintained horizontal footcandles on the task, e.g., pavement or area surface.
	2.	Uniformity ratios dictate that average illuminance values shall not exceed minimum values by more than the product of the minimum value and the specified ratio, e.g., for commercial parking high activity, the average footcandles shall not be in excess of 3.6, i.e. (0.9 x 4).

Lighting fixture design.

Fixtures shall be of a type and design appropriate to the lighting application.

For lighting horizontal tasks such as roadways, pathways and parking areas, fixtures shall meet IESNA full-cutoff criteria.

For nonhorizontal tasks, the use of floodlighting, spotlighting, wall-mounted fixtures, decorative globes and other fixtures not meeting IESNA full-cutoff criteria shall be permitted only with the approval of the Board of Supervisors, based upon acceptable glare control.

Fixtures shall be equipped with or be capable of being back-fitted with light-directing devices such as shields, visors or hoods when necessary to redirect offending light distribution.

Control of glare, light pollution and light trespass.

All lighting, whether or not required by this chapter, on private, residential, commercial, industrial, municipal, educational or institutional property, shall be aimed, located, designed, fitted and maintained so as not to create glare, light pollution and light trespass.

[Amended 11-8-2005 by Ord. No. 9-2005]

Floodlights and spotlights, when permitted, shall be so installed or aimed that they do not project their output into the windows of neighboring residences, adjacent uses, directly skyward or onto a roadway.

All-night safety or security lighting shall be permitted, but the light-intensity levels shall not exceed 25% of the levels normally permitted for the use by this section.

Lighted signs advertising individual business and combinations of businesses (as in a shopping center) may remain on until 15 minutes after closing of the business or combination of businesses and then shall be extinguished.

(e)

Entrance signs to residential developments and to business parks or shopping centers may remain on throughout the night for identification purposes for emergency vehicles.

(f)

Lighting shall be controlled by automatic switching devices, such as time clocks or combination motion detectors and photocells, to permit the extinguishing of lighting between 11:00 p.m. and dawn, unless one or more of the following exceptions applies:

[Amended 9-13-2011 by Ord. No. 3-2011]

The Board of Supervisors specifically approves a period of outdoor lighting extending throughout the night for safety or security.

The Board of Supervisors approves extended hours of facility operation, in which case the timing of automatic switching devices shall correspond to such hours of operation.

[3]

Lighting is provided as above in Subsection C(3)(c), (d) and (e).

(g)

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.

(h)

The illumination projected onto a residential use from another property shall not exceed 0.1 vertical footcandle, measured by line of sight at five feet above the ground at the property line.

[Amended 11-8-2005 by Ord. No. 9-2005]

(i)

Externally illuminated signs shall be lighted by fixtures mounted at the top of the sign and aimed downward.

(j)

Except as otherwise permitted in this section, fixtures meeting IESNA full-cutoff criteria shall not be mounted in excess of 20 feet above finished grade. Fixtures not meeting IESNA full-cutoff criteria shall not be mounted in excess of 16 feet above grade except as specifically approved by the Board of Supervisors.

(k)

Fixtures used for architectural lighting, e.g., facade, fountain, feature and landscape lighting, shall be designed, fitted and aimed so as not to project their output beyond the objects intended to be illuminated.

(l)

Under-canopy and under-soffit lighting for such applications as a gas/service station/convenience store, marquees, fast food/bank/drug store drive lanes and shopping center covered walkways shall be accomplished using flat lens full-cutoff fixtures aimed straight down and shielded in such a manner that the lowest opaque edge of the fixture shall be below the light source.

[Added 11-8-2005 by Ord. No. 9-2005]

Installation.

Electrical feeds for lighting standards shall be run underground, not overhead.

Lighting standards to the rear of the parking spaces shall be placed a minimum of five feet outside paved areas, curbs or tire stops, or be suitably protected by other means approved by the Board of Supervisors.

Maintenance. Lighting fixtures and ancillary equipment shall be maintained so as always to meet the requirements of this section.

(Reserved)

[Added 11-8-2005 by Ord. No. 9-2005]

Residential development fixture placement. Street lighting fixtures in multifamily residential developments and mobile home parks shall be placed at the following locations:

At the intersection of public roads with entrance roads to the proposed development.

Intersections involving proposed public or non-public major roads within the proposed development.

Recreational lighting. Outdoor lighting of public recreational activities, which would permit the conduct of such activities during nighttime, shall not be permitted either by the use of fixed, permanent lighting fixtures or by the use of temporary lighting fixtures. Lighting of recreational facilities for the private use of the owner of a single-family residential property or for the exclusive use by members of a homeowners' association in a residential community, neither of which are for the use of the public, may be permitted, subject to other applicable requirements of this § 115-57.

Plan submission.

Lighting plans shall be submitted to the Township for review and approval for all proposed outdoor lighting, including but not limited to proposals which are part of a subdivision or land development plan, and shall include:

Layout of the proposed fixture locations.[1]

Editor’s Note: Former Subsection G(1)(b), concerning installations of up to four fixtures, which immediately followed this subsection, was repealed 11-8-2005 by Ord. No. 9-2005. This ordinance also provided for the redesignation of former Subsections G(1)(c) and (d) as Subsections G(1)(b) and (c), respectively.

A point-by-point plot using a 10 foot by 10 foot illuminance grid. This shall include a statistical summary of typical areas and include minimum, average and maximum values and uniformity ratios that demonstrate compliance with the intensities and uniformities set forth in this section.

[Amended 11-8-2005 by Ord. No. 9-2005]

Description of the equipment, including fixture catalog cuts, photometrics, glare-reduction devices, lamps, control devices, mounting heights and mounting methods proposed.

When requested by the Board of Supervisors, applicant shall submit a visual impact plan that demonstrates appropriate steps have been taken to mitigate on-site and off-site glare.

Post-approval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Township for review and approval.

Post-installation inspection.

The Township has the right to conduct a post-installation nighttime inspection to verity compliance with the requirements of this section, and, if appropriate, to require remedial action.

Nonconforming lighting. Any lighting fixture or lighting installation existing on the effective date of this amendment, which does not conform with the requirements of this amendment, shall be considered as a lawful nonconformance. A nonconforming lighting fixture or lighting installation shall be made to conform with the requirements of this amendment when:

[Added 11-8-2005 by Ord. No. 9-2005]

Minor corrective action, such as reaiming or shielding, can achieve conformity.

It is deemed by the Township Zoning Officer to create a safety hazard.

It is replaced by another fixture or fixtures, abandoned or relocated.

There is a change in use.

Guarantee and maintenance. All approved lighting plans shall be financially secured, guaranteed and maintained pursuant to a maintenance agreement required by the Township and in a recordable form acceptable to the Township Solicitor. The guarantee shall provide for timely removal and replacement of lighting which is not consistent, or becomes noncompliant with, the approved plan. The applicant shall pay for the services of the Township lighting consultant to monitor and report on compliance with these requirements to the Township.

[Added 11-8-2005 by Ord. No. 9-2005]

§ 115-58 Off-street parking.

Single-family residential parking controls. A minimum of four parking spaces with proper and safe access from a street or alley shall be provided on each lot, either within a structure or in the open, to serve the dwellings within the district adequately. Parking spaces for one vehicle shall be at least 10 feet by 20 feet in size. Parking spaces shall have an approved all-weather surface and shall have a safe and convenient access in all seasons.

[Amended 8-10-2004 by Ord. No. 4-2004; 11-8-2005 by Ord. No. 9-2005; 12-13-2016 by Ord. No. 7-2016]

Off-street parking for other than single-family residential use.

Standards.

Paved off-street parking space or spaces, with proper and safe access from the street, shall be provided on each lot, either within a structure or in the open, to serve the uses within the district adequately.

Size.

[Amended 8-10-2004 by Ord. No. 4-2004; 11-8-2005 by Ord. No. 9-2005; 6-12-2012 by Ord. No. 1-2012]

Parking spaces for each vehicle shall be at least 10 feet by 20 feet in size except that parking spaces may be 10 feet by 18 feet in size where the vehicle pulls up to a curb or curb stop and there is sufficient vehicle overhang area which does not interfere with any sidewalks, walkways, trails or other areas where pedestrian traffic is intended to occur. Parking spaces shall have an approved all-weather surface and shall have a safe and convenient access in all seasons.

Within the Planned University District where there are existing parking spaces of nine feet by 18 feet for the existing resident dormitory buildings, which were built in 2003, no more than 75 additional parking spaces of nine feet by 18 feet may be constructed to serve the Planned University District building phase area which is depicted on the plans recorded at the Chester County Recorder of Deeds at Book 16712, page 1, and the extension thereof.

[3]

Residential parking spaces for each vehicle in the R Residential Overlay District shall be at least nine feet by 18 feet, and there shall be sufficient vehicle overhang area which does not interfere with any sidewalks, walkways, trails or other areas where pedestrian traffic is intended to occur.

[Added 7-9-2019 by Ord. No. 03-2019]

Curb cuts are prohibited.

[Amended 11-8-2005 by Ord. No. 9-2005]

Parking lots shall be divided by permanent upright concrete curbing six inches in reveal height as specified in § 115-56, Interior circulation. Belgian block curbing is prohibited.

[Amended 11-8-2005 by Ord. No. 9-2005]

(e)

Off-street parking spaces must be provided on the lot for which they are intended unless satisfactory evidence is presented to the Zoning Officer that an agreement exists which provides for sufficient permanent off-street parking spaces on another lot.

Requirements.

[Amended 7-11-1989 by Ord. No. 112-1989]

There shall be sufficient parking places provided for the purpose intended on the lot, but in no case shall there be less parking than the amount required by the application of the appropriate formula listed below for each use. Any use not specified below shall provide that amount of parking required for the use deemed by the Zoning Officer to be most comparable.

(Reserved)[1]

Editor's Note: Former Subsection B(2)(b), which provided requirements for the fractional spaces, was repealed 12-13-2006 by Ord. No. 8-2006.

Parking spaces required on the basis of building floor area shall apply to the gross leasable area as defined by this chapter, unless otherwise specified. Where required parking is determined by sales area, that term shall mean all space on the first floor on which goods are displayed and/or business transacted, including refrigeration units in which goods are held and displayed for retail sale, as well as such space on other floors on which one or more salespersons are regularly stationed.

When the determination of the number of off-street parking spaces results in a requirement of a fractional space, any fraction shall count as one space.

[Amended 11-8-2005 by Ord. No. 9-2005]

(e)

The following minimum parking areas shall be required for the particular uses as described:

Eating and drinking places (other than fast-food restaurant): one space per two seats or one space per 100 square feet of total floor area, whichever yields the greater number of spaces, plus one space per employee.

Fast-food restaurant: 24 parking spaces for every 1,000 square feet of gross leasable area, plus two parking spaces for every three employees. Fast-food restaurants providing drive-through window service shall be sited in such a manner that at least 10 vehicles can stand in line awaiting such service without blocking access to otherwise required parking spaces.

[3]

Golf course: four parking spaces for each tee, plus one space for each employee, including grounds crew members, plus any spaces required for clubhouse or banquet facilities per the other requirements of this chapter.

[Amended 11-8-2005 by Ord. No. 9-2005]

[4]

Church, theater, auditorium and similar place of general assembly: two parking spaces per five seats of the assembly or meeting space at maximum capacity. The maximum capacity shall be determined as allowed by applicable Fire Code or Building Code standards, whichever yields the greater number of spaces.

[5]

Residential uses.

Two-family, four-family or single-family attached dwellings: 4 parking spaces per dwelling unit.

[Amended 11-8-2005 by Ord. No. 9-2005; 12-13-2016 by Ord. No. 7-2016]

Apartments: two spaces per dwelling unit, plus an additional 10% of that amount to serve guests, service personnel, etc.

[6]

Hospital and congregate care campus uses.

[Amended 11-25-1998 by Ord. No. 3A-1998[2]]

Hospital: one parking space for each 750 square feet of floor area, plus one space per employee.

Congregate care campus: two parking spaces for each three nursing home (extended care) beds and one parking space for each three assisted living care beds. Uses accessory to the congregate care campus shall comply with parking requirement for similar uses enumerated in this section.

Editor's Note: Ordinance No. 3A-1998 readopted the text of Ord. No. 3-1998 because of concern that Ord. No. 3-1998 was not properly advertised before it was adopted on 10-13-1998.

[7]

Wholesale sales, distribution or storage.

One parking space for each 1,000 square feet of floor area, plus one space per employee; or

One parking space for each 500 square feet of floor area, whichever yields the greater number of spaces.

[8]

Gasoline service station: two parking spaces per each pump nozzle, plus two spaces per service bay or, if the station has no service bays, one space per employee.

[Amended 8-10-2004 by Ord. No. 4-2004]

[9]

Schools.

Private vocational or similar adult trade school or training center: one space per student.

Elementary school, nursery school, day-care center: one space per 15 students.

[c]

Middle or junior high school: one space per 10 students, plus one space per 10 fixed seats in an auditorium.

[d]

High school: one space per two students, plus one space per 10 fixed seats in an auditorium.

[Amended 11-8-2005 by Ord. No. 9-2005]

[10]

Food store, pharmacy, convenience store: one parking space for each 150 square feet of sales area, plus one space per employee.

[Amended 11-8-2005 by Ord. No. 9-2005]

[11]

Department store, variety store: one parking space for each 200 square feet of sales area, plus one space per employee.

[12]

Gift, apparel, hardware and other housewares stores; service shop: one parking space for each 300 square feet of sales area, plus one space per employee.

[13]

General or professional office, bank or financial institution: one parking space for each 200 square feet of floor area.

[14]

Medical or dental office or clinic: one parking space for each 100 square feet of floor area, plus one space per employee.

[15]

Community living arrangement: four parking spaces for each such facility.

[16]

Planned commercial development: 4 1/2 parking spaces for each 1,000 square feet of floor area.

[17]

Any use, not specified above: one parking space for each 500 square feet of floor area.

[Amended 11-8-2005 by Ord. No. 9-2005]

[18]

Bicycle parking (bicycle racks). Bicycle racks shall be required as an integral component to the pedestrian and bicycle network and shall be installed and maintained in accordance with the following:

[Added 12-13-2016 by Ord. No. 7-2016]

One bicycle rack with the capability of holding up to 10 bicycles shall be required for every 50,000 square feet of gross leasable floor area.

Bicycle racks shall be permanently anchored in a concrete footing for stability and security.

[c]

Bicycle racks shall be located near building entrances, in a visible area, and near major areas of pedestrian activity.

[d]

When feasible, bicycle racks shall be located under a shelter or a building overhang or inset to provide shelter for bicycles and riders.

[19]

Hotel/Motel: One space per room plus one space for each two employees on largest shift.

[Added 11-10-2020 by Ord. No. 05-2020]

Hotel/Motel with eating drinking establishment: Hotel/Motel parking as required above plus parking for the eating drinking establishment in accordance with § 115-58B(2)(e)[1].

Hotel/Motel with meeting/conference/convention/banquet or reception facilities: Hotel/Motel parking as required above plus one space per 300 gross square feet of assembly area.

§ 115-59 Off-street loading.

Standards.

Off-street loading and unloading space or spaces, with proper and safe access from the street, shall be provided on each lot, either within a structure or in the open, to serve the uses within the district adequately.

Loading and unloading spaces shall be at least 12 feet wide, 45 feet long and shall have a vertical clearance of at least 14 feet.

Loading and unloading spaces shall have all-weather surfaces to provide safe and convenient access during all seasons.

Loading facilities shall not be constructed between the building setback line and a street right-of-way line.[1]