The standards of design in this article should be used to judge the adequacy of subdivision and land development plans. Where, in the opinion of the Planning Commission, the literal compliance with mandatory provisions of this chapter is shown to be plainly unreasonable, to cause undue hardship or when an alternative standard can be demonstrated to provide equal or better results, the Planning Commission may recommend to the Board such reasonable waivers or modifications as will not be contrary to the public interest, as more fully set forth in § 107-57 hereof.
Where specified by the Board, the applicant
shall construct and install, with no expense to the Township, all
public improvements as required in this article by the Township, the
Township Municipal Authority or any other agencies of the state or
federal governments. Construction and installation of such public
improvements shall be subject to inspection by the appropriate Township
officials during the progress of the work, and the applicant shall
pay for any such inspections.
The specifications for the public improvements
shall be as set forth in the approved plans and as required by the
applicable standards and specifications established by the Township,
the Township Municipal Authority, the Pennsylvania Department of Transportation,
the Pennsylvania Department of Environmental Protection, the United
States Army Corps of Engineers, the Belles County Soil Conservation
Service, the DRBC (Delaware River Basin Commission) and any other
Township, state or federal agency that may have jurisdiction.
The applicant shall provide at least 72 hours'
advance notice of the commencement of any proposed construction of
public improvements to the Township and any other Township, state
or federal agency that may have jurisdiction so that the appropriate
officials of the applicable agencies may conduct an inspection of
the work.
The following principles of subdivision and
land development and general requirements and minimum standards of
design shall be observed by the applicant in all instances.
B.Â
Land subject to hazards to life, health or property, such as may arise from fire, floods, disease or other hazard, shall not be subdivided for building purposes unless the hazards have been eliminated or unless the plans provide for adequate safeguard against them and is in compliance with this chapter and Chapter 131, Zoning, all other Township ordinances and regulations and all other applicable county, state or federal regulations.
C.Â
All portions of a tract being subdivided shall be
used for lots, streets, public lands or other allowed uses so that
remnants and landlocked areas shall not be created.
D.Â
Whenever a parcel of land is being subdivided for
the specific purpose of being added to an adjoining parcel of land,
then such subdivision application shall be accompanied by an executed
agreement of sale between the applicant for subdivision and the owner
of the parcel to which the subdivided parcel is to be annexed. Any
such subdivision must result in a lot or lots owned by the applicant
and the adjoining landowner which shall conform in all respects to
the regulations contained in this chapter. The annexed lot shall be
combined in a common deed with the adjacent land of the applicant.
Settlement must be held under the agreement of sale within six months
of the date of final plan approval. The applicant shall give the original
executed common deed to the Township for recordation in the office
of the Recorder of Deeds of Berks County. The cost of recordation
shall be paid by the applicant.
E.Â
Whenever possible, the applicant shall preserve trees,
groves, waterways, contiguous connection of open space, greenways,
trails, scenic points, historic spots and other community assets and
landmarks.
A.Â
In order to provide useful open space and recreational
areas for the future residents, residential subdivisions and land
developments shall be required to have such areas suitable for such
uses reserved for the use by its future inhabitants. The applicant
shall provide said areas in accordance with a plan to be reviewed
by the Washington Township Recreation Committee and the Washington
Township Planning Commission, approved by the Board, and in accordance
with the regulations set forth below.
B.Â
In conjunction with the submission of subdivision
or land development plans, an applicant shall submit his or her proposal
for open space to the Planning Commission and the Recreation Committee
to assure compliance with the minimum standards for providing open
space and recreational facilities applicable to the tract being developed.
C.Â
After review by the Planning and Recreation Committees,
the Board may, in its sole discretion, accept an equivalent amount
of open space off site, a cash equivalent to the value of the required
open space and facilities or the installation of recreational facilities
equivalent to the value of the required open space, or a combination
of land and fee-in-lieu of the open space required.
D.Â
Open space, and recreational areas.
(1)Â
The Washington Township Planning Commission and the
Board, in conjunction with the Recreation Committee; shall consider
the following criteria in the evaluation for approval of open space
and recreational areas:
(a)Â
All areas shall be developed to complement and
enhance the man-made environment. In the selection of the location
of such areas, consideration shall be given to the preservation of
natural and man-made features which will enhance the attractiveness
and value of the remainder of the property to be subdivided or developed.
Such features are floodplains, including streams and ponds; slopes
equal to or greater than 15%; mature, permanent vegetation; exceptional
view; cultural and historical amenities; and other community assets
as determined by the Board.
(b)Â
All areas shall be at a location convenient
to the residents served.
(c)Â
The area(s) specifically designated for open
space shall be suitable for such use.
(d)Â
The area(s) specifically designated for recreation
shall be suitable for such use.
(e)Â
All areas shall be of such size and shape as
to be suitable for the use(s) intended.
(f)Â
Said areas shall comprise a single parcel of
land except where the Board, after consulting with the Recreation
Committee and Planning Commission, determines that the creation of
two or more parcels would be in the public interest and determines
that, where feasible, a connecting path or strip of land is in the
public interest.
(g)Â
Safe and easy access to said areas shall be
provided either by adjoining public road frontage, public easements
or paths and/or sidewalks. The location of public roads which traverse
said areas shall be avoided wherever possible.
(h)Â
Accessway(s) to open space area(s) and recreation
land area(s) within a site shall be 50 feet in width so that maintenance
equipment shall have reasonable convenient access to said areas. Said
50 feet shall front on a street with a residential or lesser classification.
In all instances, said accessway(s) shall be maintained in a careful
and prudent manner.
(2)Â
The location, form, overall design and use of all
areas shall be approved by the Board, upon the review and recommendation
of the Planning Commission and the Recreation Committee.
E.Â
Fee-in-lieu of dedication.
(1)Â
Where the Board determines that because of the size,
shape, location, access, topography or other physical features of
the lands it is impractical to dedicate land to the Township or set
aside said land, the Board shall require a payment of a fee-in-lieu
of dedication of such land which shall be payable to the Township
prior to approval of the final plan of the subdivision and/or land
development by the Board.
(2)Â
The amount of the fee shall be equal to the value
of the land and improvements thereto that would have been required
by the Township Zoning Ordinance[1] and this chapter. The fee shall be paid to the Township
prior to or in conjunction with the final approval of the plan. The
value of the land and the required improvements will be determined
by the Board at the time of final plan approval. The final plan submission
shall be accompanied by an appraisal by a qualified real estate appraiser
that sets forth the value of the land and improvements that would
have been required by the Township Zoning Ordinance[2] and this chapter.
F.Â
Open space and recreational areas use and design standards.
Protected open space and recreational areas in all subdivisions shall
meet the following standards:
(1)Â
Uses permitted in open space and recreational areas.
The following uses are permitted in open space and recreational areas:
(a)Â
Conservation of open land in its natural state
(for example, woodland, fallow field or manages meadow.)
(b)Â
Agricultural and horticultural uses, including
raising crops or livestock and wholesale nurseries, excluding residences
that are specifically needed to support an active, viable agricultural
or horticultural operation. Specifically excluded are feedlots and
confinement operations for livestock, mushroom houses, poultry houses
and similar activities which typically emit noises and odors of such
intensity as to be offensive to residential development.
(c)Â
Pasture land for horses used solely for recreational
purposes. Equestrian facilities shall be permitted but may not consume
more than half of the minimum required open space and recreational
land.
(d)Â
Silviculture, in keeping with established standards
for selective harvesting and sustained-yield forestry.
(e)Â
Neighborhood open space uses such as village
greens, commons, picnic areas, community gardens, trails and similar
low-impact passive recreational uses specifically excluding motorized
off-road vehicles, rifle ranges and other uses similar in character
and potential impact as determined by the Board.
(f)Â
Active noncommercial recreation areas, such
as playing fields, playgrounds, courts and bikeways, provided that
such areas do not consume more than half of the minimum required open
space and recreational land. Playing fields, playgrounds and courts
shall not be located within 100 feet of dwellings within the subdivision
nor within 100 feet of perimeter property lines of the subdivision.
Parking facilities for the same shall also be permitted.
(g)Â
Golf courses may comprise up to half of the
minimum required open space and recreational land but shall not include
driving ranges or miniature golf. Their parking areas and any associated
structure shall not be included within the required open space and
recreational lands.
(h)Â
Underground utility rights-of-way or easements.
Aboveground utility and street rights-of-way or easements may traverse
open space and recreational areas but shall not count toward the minimum
required land.
(2)Â
Minimum required open space and recreational land
areas.
(a)Â
Districts.
[1]Â
In HDV Option 1 Conservation Subdivision, the
minimum required open space and recreational land shall be determined
according to the following formula.
|
Minimum required open space and recreational
land =
| ||
|
.3 x ATA
| ||
|
+
| ||
|
The land area deducted from the gross tract
acreage to determine the ATA.
| ||
|
Where
| ||
|
ATA = The adjusted tract areas of the tract
proposed for development.
| ||
|
The land area deducted from the gross tract area to determine the ATA shall be calculated per § 131-113B(1) and (2) of the Washington Township Zoning Ordinance.
| ||
[2]Â
In HDV Option 3 Village Developments, the minimum
required open space and recreational land shall be determined according
to the following formula:
|
Minimum required open space and recreational
land =
| ||
|
.4 x ATA
| ||
|
+
| ||
|
The land area deducted from the gross tract
acreage to determine the ATA.
| ||
|
Where
| ||
|
ATA = The adjusted tract areas of the tract
proposed for development.
| ||
|
The land area deducted from the gross tract area to determine the ATA shall be calculated per § 131-113B(1) and (2) of the Washington Township Zoning Ordinance.
| ||
[3]Â
In all WSC and R-1 Zoning District subdivisions
the open space and recreational land area shall in no case be less
than 20% of the gross tract area. In subdivisions with an average
lot size greater than four acres, no open space and recreational area
is required for the tract.
[4]Â
In R-2 Zoning District subdivisions the open
space and recreational land shall in no case be less than 25% of the
gross tract area. In subdivisions where the average lot size is greater
than four acres, no open space and recreational land is required for
the tract.
(b)Â
Steep slopes, streams, lakes, watercourses,
wetlands, ponds and floodplains may comprise no more than 40% of the
open space land requirement. In all instances, a minimum of 60% of
the open space land requirement shall be suitable for dry-ground recreational
use. Fifty percent of the dry-ground recreational use area shall not
exceed a finished grade of 2%. Exceptions to the preceding may be
granted by the Board of Supervisors, after consulting with the Planning
Commission and Recreation Committee, in cases of exceptional topography,
watercourses and tree coverage.
(c)Â
In country property subdivisions, there shall
be no open space or recreational land requirements.
(d)Â
In all zoning districts on tracts of less than
three gross acres existing on the effective date of this chapter,
no open space and recreational land shall be required. However, each
new residential unit shall be required to pay an open space fee of
$1,500. Such fee may be amended from time to time by resolution of
the Washington Township Board of Supervisors.
(3)Â
Required facilities; provision for recreational facilities.
The developer shall provide space and install, as a minimum, the following
recreational facilities on the open space area(s) or, in place of
these, any other similar facilities for recreational purposes or fees,
as deemed appropriate by the Board of Supervisors, after consulting
with the Planning Commission and the Recreation Committee.
|
Single-Family
| ||||
|---|---|---|---|---|
|
Dwelling Units
|
Tot Lots
|
Tennis Courts
|
Basketball
Courts
|
Multi-
purpose
Fields
|
|
Fewer than 30
|
1
|
-
|
-
|
-
|
|
30 to 60
|
2
|
**Combi-
nation**
|
1
| |
|
61 to 90
|
2
|
1
|
1
|
1
|
|
91 to 120
|
3
|
2
|
1
|
1
|
|
121 to150
|
3, plus 1 for every 100 units or fraction thereof
over 150
|
2 or 3, plus 2 for every 100 units or fraction
thereof over 150
|
1, plus 1 for every 100 units or fraction thereof
over 150
|
1, plus 1 for every 100 units or fraction thereof
over 150
|
|
Multifamily
(Apartments, Condominiums, etc.)
| ||||
|---|---|---|---|---|
|
Dwelling Units
|
Tot Lots
|
Tennis Courts
|
Basketball
Courts
|
Multi-
purpose
Fields
|
|
Fewer than 30
|
1
|
-
|
-
|
-
|
|
30 to 60
|
2
|
**Combi-
nation**
|
1
| |
|
61 to 90
|
2
|
1
|
1
|
1
|
|
91 to 120
|
3
|
2
|
1
|
1
|
|
121 to 150
|
3, plus 1 for every 100 units or fraction thereof
over 150
|
2 or 3, plus 2 for every 100 units or fraction
thereof over 150
|
1, plus 1 for every 100 units or fraction thereof
over 150
|
1, plus 1 for every 100 units or fraction thereof
over 150
|
(a)Â
The developer shall provide the following within
a tot-lot area: play apparatus, benches, and waste receptacles or,
in place of these, any other similar facilities, as deemed appropriate
by the Board of Supervisors, after consulting with the Planning Commission
and the Recreation Committee.
(b)Â
The developer shall provide adequate parking
areas, walkways, water, sewer, electrical facilities and all other
necessary improvements to serve said areas or pay a fee-in-lieu of
providing the required services and parking areas.
[1]Â
Where no public water supply is available to
the subdivision or land development, the Board shall require the applicant
to obtain approval of the quality and quantity of the water supply
the applicant proposes to utilize and the type of construction methods
to be employed in the installation of the individual water supply
system for the open space areas.
[2]Â
Where the subdivision or land development is
inaccessible to public sanitary sewers, the Board shall require the
applicant to obtain from the Township Sewage Enforcement Officer or
Pennsylvania Department of Environmental Protection certificates of
approval of the sewage disposal facilities to be provided by the applicant.
Any sewage facilities to be provided by the Washington Municipal Authority
(Authority) shall be approved by that body.
(c)Â
The developer and the Board of Supervisors,
after consulting with the Planning Commission and Recreation Committee,
shall review the entire open space area(s) for possible inclusion
of passive recreational uses, such as picnic facilities, walking trails,
bicycle paths and landscaped areas.
G.Â
Permanent land protection through conservation easements.
The open space and recreational land that is required to be reserved
and created through the subdivision process shall be subject to permanent
conservation easements or deed restrictions prohibiting future development
and defining the range of permitted activities. (For example, the
clearing of woodland habitat shall generally be prohibited, except
as necessary to create trails and active recreation facilities). The
determination of necessity shall be with the Board.
H.Â
Ownership and maintenance of open space and recreational
land and common facilities.
(1)Â
All open space and recreational land shall be permanently
restricted from future subdivision and development.
(2)Â
Ownership options. The following methods may be used,
either individually or in combination, to own common facilities. Common
facilities shall not be transferred to another entity except for transfer
to another method of ownership permitted under this section, and then
only when there is no change in the common facilities or in the open
space ration of the overall development. Ownership methods shall conform
to the following:
(b)Â
Condominium association. Common facilities may
be controlled through the use of condominium agreements. Such agreements
shall be in accordance with the Pennsylvania Uniform Condominium Act
of 1980[3] and the Uniform Planned Community Act of 1997, as amended.[4] All land and common facilities shall be held as common
element.
(c)Â
Homeowners' association. Common facilities may
be held in common ownership by a homeowners' association, subject
to all of the provisions for homeowners' associations set forth in
state regulations. In addition, the following regulations shall be
met.
[1]Â
The applicant shall provide the Township with
a description of the organization of the proposed association, including
its bylaws, and all documents governing ownership, maintenance and
use restrictions for common facilities.
[2]Â
The proposed association shall be established
by the owner or applicant and shall be operating (with financial subsidization
by the owner or applicant, if necessary) before the sale of any dwelling
units in the development.
[3]Â
Membership in the association shall be automatic
(mandatory) for all purchasers of dwelling units therein and their
successors in title.
[4]Â
The association shall be responsible for maintenance
and insurance of common facilities.
[5]Â
The bylaws shall confer legal authority on the
association to place a lien of the real property of any member who
falls delinquent in his dues. Such dues shall be paid with the accrued
interest before the lien may be lifted.
[6]Â
The association shall have adequate staff to
administer, maintain and operate such common facilities.
(d)Â
Private conservation organization of Berks County.
With permission of the Township, an owner may transfer either fee-simple
title of the open space or easements on the open space to a private
nonprofit conservation organization or to the county. provided that:
[1]Â
The conservation organization is acceptable
to the Township and is a bona fide conservation organization intended
to exist indefinitely;
[2]Â
The conveyance contains appropriate provisions
for proper reverter or retransfer in the event that the organization
or Berks County becomes unwilling or unable to continue carrying out
its functions;
[3]Â
The open space and recreational land is permanently
restricted from future development through a conservation easement
and the Township is given the ability to enforce these restrictions;
and
[4]Â
A maintenance agreement acceptable to the Township
is established between the owner and the organization or Berks County.
(e)Â
Dedication of easements to the Township. The
Township may, but shall not be required to, accept easements for public
use of any portion of the common land or facilities. In such cases.,
the facility remains in the ownership of the condominium association,
homeowners' association or private conservation organization while
the easements are held by the Township. In addition, the following
regulations shall apply:
(f)Â
Private ownership. With permission of the Township,
open space or greenway land may be privately owned, provided that
the land is permanently restricted from future development through
a conservation easement of deed restriction.
(3)Â
Maintenance. Unless otherwise agreed to by the Washington
Township Board of Supervisors, the cost and responsibility of maintaining
common facilities and open space and recreational land shall be borne
by the landowner, condominium association, homeowners' association
or conservation organization.
(a)Â
The applicant shall, at the time of preliminary
plan submission, provide a plan for maintenance of open space and
recreational lands and operation of common facilities in accordance
with the following requirements.
[1]Â
The plan shall establish necessary regular and
periodic operation and maintenance responsibilities for the various
kinds of open space (i.e., lawns, playing fields, meadow, pasture,
cropland, woodlands, etc.).
[2]Â
The plan shall estimate staffing needs, insurance
requirements and associated costs and define the means for funding
the maintenance of the open space and recreational land and operation
of any common facilities on the ongoing basis. Such funding plan shall
include the means for funding long-term capital improvements as well
as regular yearly operating and maintenance costs.
[3]Â
At the Township's discretion, the applicant
may be required to escrow sufficient funds for the maintenance and
operation costs of common facilities for up to one year.
[4]Â
Any changes to the maintenance plan shall be
approved by the Board of Supervisors.
(b)Â
In the event that the organization established
to maintain the open space and recreational lands and the common facilities,
or any successor organization thereto, fails to maintain all or any
portion thereof in reasonable order condition, the municipality may
assume responsibility for maintenance, in which case any escrow funds
may be forfeited and any permits may be revoked or suspended.
(c)Â
The Township may enter the premises and take
corrective action, including extended maintenance. The costs of such
corrective action may be charged to the property owners, condominium
association, homeowners' association, conservation organization or
individual property owners who make up a condominium or homeowners'
association and may include administrative costs and penalties. Such
costs shall become a lien on said properties. Notice of such lien
shall be filed by the Township in the office of the Prothonotary of
Berks County.
A.Â
Depth. A lot depth-to-width ratio shall not have a
proportion greater than 3:1.
B.Â
Side lines. Whenever practicable, the side lines of
a lot shall be at right angles or radial to the right-of-way line.
C.Â
Building lines. Building lines for all lots shall be consistent with the minimum front, side and rear yard requirements of the applicable zoning district as established by Chapter 131, Zoning, and any other applicable Township ordinances or resolutions.
D.Â
Restrictions. The plan shall indicate all easements
and their dimensions, limits of floodplains, steep slopes, wetlands,
conservation lands and all other restrictions to the building areas.
A.Â
Lots shall be graded to ensure proper drainage away
from all buildings. A slope of 2% minimum shall be used adjacent to
buildings.
B.Â
For any land to be dedicated to the Township, all
excavation and embankment slopes shall not exceed a slope of 4 to
1. For all other land, the excavation embankment slopes shall not
exceed a slope of 3 to 1.
C.Â
Topsoil protection. No topsoil shall be removed from
the site or used as spoil. Topsoil must be removed from the areas
of constriction and stored separately. Upon completion of the construction,
the topsoil must be placed in all nonimpervious areas so that vegetative
growth can be sustained. All areas of the subdivision or development
shall be stabilized by seeding, planting or sodding.
D.Â
A finish contour grading plan shall be prepared for
all subdivisions and land developments requiring public improvements.
E.Â
Significant drainage swales shall be installed and
maintained concurrent with the installation of the public improvements
in the subdivision or land development.
Easements with a minimum width of 30 feet shall
be provided for common utilities and drainage when provided in or
over undedicated land. Five feet additional width is required for
each utility within the easement. Drainage easements shall be required
along natural watercourses to a minimum width of 25 feet from the
center line and may also be used for storm and sanitary sewers and
public water easements. No structures or trees shall be placed within
such easements. In addition, the applicant shall provide an additional
temporary easement of 20 feet for purposes of construction and maintenance.
A.Â
To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
B.Â
There shall be a minimum distance of 50 feet from
any proposed dwelling unit and the right-of-way line of any petroleum,
petroleum products or natural gas transmission line which traverses
the subdivision or land development.
C.Â
No company intending to install any petroleum, petroleum
products or natural gas transmission line shall be allowed to construct
the line on less than a fifty-foot right-of-way, such line to be installed
in the center of the right-of-way.
D.Â
In accordance with Act 187 of 1996,[1] the applicant for a subdivision or land development that
proposes disturbance of the earth's surface shall provide the information
required in the foregoing Act in the final plans as follows:
|
CONSTRUCTION NOTE:
| |
|
All users of this plan are referred to and cautioned
to comply with Act 187 of 1996 pertaining to the Pennsylvania One-Call
System, 73 P.S. § 182.1. The PA One-Call System shall be
contacted prior to any construction or excavation on the site. The
PA One-Call phone number/label shall be affixed to all subdivision
and land development plans.
|
[1]
Editor's Note: See 73 P.S. § 182.1
et seq.
Unless otherwise indicated by the Board, new
streets and widened portions of existing streets intended for public
use shall be dedicated to the Township, subject to final acceptance
based on compliance with the following requirements.
A.Â
Street system.
(1)Â
Conformance with adopted plans. The proposed street
pattern shall be properly related to existing streets, to the Township
plan of streets and the Township Comprehensive Plan.
(2)Â
Principles of design for residential streets. Local
residential streets in a new development shall be laid out so as to
discourage through traffic, but provision for the extension and continuation
of streets into and from adjoining areas is required. If the subdivision
abuts a major street, private drive access may not be allowed.
(3)Â
The street layout should be logically related to the
topography of the land so as to produce usable lots, reasonable street
grades and proper utility drainage.
(4)Â
Provisions of streets for future development. Access
shall be given to all lots and portions of the tract in the subdivision
and to adjacent unsubdivided territory.
(5)Â
New streets. New streets shall be laid out to continue
existing streets at equal or greater right-of-way and cartway width,
where such continuations are reasonable and practical.
(6)Â
Cul-de-sac street. A cul-de-sac street will not be
approved when a through street is practicable and required by the
Board. A cul-de-sac street shall not be more than 1,000 feet in length
and shall not furnish access to more than 20 dwelling units.
(a)Â
Cul-de-sac streets shall be those streets with
one end for vehicular access and the other terminating in a vehicular
turnaround. All cul-de-sac streets, whether considered permanent (serving
only the tract to be developed) or temporary (terminating at an adjacent
property line) shall be designed pursuant to the criteria hereinafter
set forth.
(b)Â
All cul-de-sac streets must be approved by the
Board, which reserves the right to reject any and all cul-de-sac streets
proposed. In determining whether a cul-de-sac street is appropriate,
the Board shall consider any adverse topography, such as steep terrain,
floodplain, streams, etc., as well as whether or not the shape or
configuration of the tract lends itself to a through street.
(c)Â
At the request of the Board, the applicant shall
provide roadway access to adjacent parcels of land. The Board also
reserves the right to accept or reject any cul-de-sac street which
is placed adjacent to an adjoining property line at the request of
the applicant. All temporary cul-de-sac streets must provide sufficient
data to prove the feasibility of such road extension onto other lands.
(d)Â
Cul-de-sac streets shall have a minimum right-of-way
of 50 feet, and additional width shall be provided when required by
the Board. The turnaround at the end of the cul-de-sac street shall
have a pavement/curb radius of 50 feet and a right-of-way radius of
60 feet. The turnaround radius shall be offset to the left.
(e)Â
The length of cul-de-sac streets shall not be
more than 1,000 feet from the center line of the intersecting street
to the center of the cul-de-sac street turnaround.
(f)Â
A cul-de-sac street shall be at least 250 feet
in length from the center line of the intersecting street to the center
of the cul-de-sac street turnaround.
(g)Â
Driveways shall be placed no closer than 75
feet apart around the turnaround pavement area of the cul-de-sac street.
This number shall be reduced whenever a portion of a lot is located
outside of the turnaround area. Driveway access points in the turnaround
area shall also be combined along property lines when required by
the Board. No more than two driveways may be combined at any one access
point.
(h)Â
The applicant shall provide a permanent easement
for snow removal from the turnaround area of the cul-de-sac street.
The location of this easement shall be provided by the Township Engineer.
The easement shall have a minimum length along the right-of-way line
of 40 feet and a depth of 15 feet. When curbing is required, a curb
depression shall also be placed in this easement area. No shrubbery,
fence, mailbox or any other obstruction shall be placed within the
easement to hinder the placement of the snow.
(i)Â
The center-line grade on a cul-de-sac street
shall not exceed 8%, and the grade of the diameter of the turnaround
shall not exceed 5%.
(7)Â
Existing temporary cul-de-sac streets and rights-of-way
located on adjacent parcels, whether open (improved) or not, shall
be used by the applicant to tie in the proposed roadway system. It
shall be the responsibility of the applicant to complete all roadway
improvements at his expense within the existing right-of-way of adjacent
parcels to service his tract.
(8)Â
All subdivisions which contain unimproved street rights-of-way
for future extension onto adjacent property shall, upon request of
the Board, dedicate such areas to the Township along with other roadway
dedications. The record plan and adjacent lots shall note that this
area has been set aside for future road extension and that the area
shall remain only in a grass cover until future development on an
adjacent tract is approved.
(9)Â
A note shall appear on the record plan which indicates
that the temporary cul-de-sac streets and improved street rights-of-way
to the adjacent property shown on the plan may be extended as a through
street when the adjacent property is developed.
(10)Â
Alleys. Alleys are prohibited in residential
developments, but are permitted in high-density village, commercial
and industrial zoning districts. All alleys must be through thoroughfares,
and dead-end alleys are prohibited. A one-way alley shall have a cartway
of 12 feet and a right-of-way of 16 feet. A two-way alley shall have
a cartway of 16 feet and a right-of-way of 20 feet. Utilities may
not be installed under an alley unless there is a right-of-way of
at least 50 feet. All buildings must be set back a minimum of 25 feet
from a property line abutting an alley.
(11)Â
New private streets are prohibited.
B.Â
Street alignment.
(1)Â
Curvature. The minimum radius at the center line for
horizontal curves on major streets shall be 500 feet; for collector
streets, 300 feet; and for rural or local streets, 150 feet.
(2)Â
Tangents between curves. A tangent of at least 100
feet measured along the center line between reverse curves shall be
used for all streets where the curve radius is 300 feet or less.
(3)Â
Sight distance on horizontal and vertical curves.
Proper sight distance shall be provided with respect to both horizontal
and vertical alignments. Measured along the center line; this shall
be 500 feet for major roads; 300 feet for secondary roads; and 200
feet for local roads.
C.Â
Street classifications. There shall be three classifications
of streets in the Township: major, collector, and local and rural.
The streets and roads within the Township are placed into one of these
three classifications, as follows:
(1)Â
Major streets. The only major street or road in the
Township is Route 100.
(2)Â
Collector streets. The collector streets in the Township
are County Line Road, Old Route 100, Hoffmarsville Road, Niantic Road,
Forgedale Road, Hill Church Road, Weisstown Road, Barto Road, Stauffer
Road, Limekiln Road and Dairy Lane.
(3)Â
Local and rural streets. All other streets and roads
located within the Township that are not identified as major or collector
streets are classified as local or rural streets.
D.Â
Street grades.
(1)Â
Minimum and maximum grades. There shall be a minimum
grade of at least 1% on all streets; a maximum grade of 3% on major
and collector streets; and 10% on local and rural streets.
E.Â
Right-of-way width, paving width and curbing.
(1)Â
Street. The minimum widths of the right-of-way and
the paving and the requirements for curbing shall not be less than
those of an existing street of which the new street is to be a continuation,
nor less than the following:
|
Type of Street
|
Right-of-Way
Width
(feet)
|
Pavement
Width with
Curb
(no parking)
(feet)
|
Pavement
Width with
Curb
(parking
allowed on
1 side)
(feet)
|
Pavement
Width
without Curb
Curb
(feet)
|
Shoulder
Width
(feet, each)
|
|---|---|---|---|---|---|
|
Major
|
100
|
52
|
 —Â
|
48
|
10
|
|
Collector
|
60
|
36
|
 —Â
|
24
|
8
|
|
Local and rural
|
50
|
28
|
32
|
20
|
4
|
(2)Â
All roads not under Township control shall be reviewed
and approved by the Township, the Pennsylvania Department of Transportation
and any other authorized governmental agency.
(3)Â
The minimum right-of-way width for development along
existing streets will correspond with the foregoing chart for major,
collector and local and rural streets.
(4)Â
The widening of existing streets is required to the
foregoing standards.
(5)Â
Parking shall not be permitted on any streets, except
as provided in the foregoing chart. The appropriate "No Parking" signs
shall be provided as part of the development.
F.Â
Pavement construction.
(1)Â
Roadway pavement and shoulder construction shall be
of the minimum depths and types of material as follows:
(a)Â
Six-inch depth of 2A aggregate.
(b)Â
Four-inch depth of BCBC or Superpave 25.0 mm
base course.
(c)Â
One-and-one-half-inch bituminous ID-2 binder
course or Superpave 25.0 mm binder course.
(d)Â
One-and-one-half-inch bituminous surface course,
ID-2 wearing course or Superpave 9.5 mm wearing course.
(2)Â
All shoulder construction specifications shall be
approved by the Township Engineer.
(3)Â
Additional depths may be required by the Board. All
materials and construction shall conform to Pennsylvania Department
of Highways specifications. Additional thickness may be required on
existing streets. Alternate construction materials may be used upon
approval by the Board, but the material strength shall be equivalent
to or greater than materials listed above.
G.Â
Street intersections.
(1)Â
Number of intersections. No more than two streets
shall cross at the same point. Four-way intersections are to be avoided
in the layout when three-way or T-intersections can be utilized. When
existing streets intersect at odd angles or have more than four approaches,
the applicant shall be required to make corrective changes to eliminate
the odd angle or reduce the number of approaches to the intersection
by curving the lesser street.
(2)Â
Minimum angle of intersection. Right-angle intersections
shall be used whenever practicable, especially when local streets
empty into major or collector streets. There shall be no intersection
angle, measured at the center line, of less than 60° minimum.
(3)Â
Radii of pavement and right-of-way at intersections.
Street intersections shall be rounded with tangential arcs at pavement
edge (curbline) and right-of-way lines as listed below. Where two
streets of different right-of-way widths intersect, the radii of curvature
for the widest street shall apply.
|
Type of Street
|
Minimum Radius of Arc at Intersection
of Pavement Edge or Curbline
(feet)
|
Minimum Radius of Arc at Intersection
of Right-of-Way Line
(feet)
| |
|---|---|---|---|
|
Major
|
40 (or more as may
be required)
|
20 (or more as may
be required)
| |
|
Collector
|
30
|
20
| |
|
Residential, rural
|
25
|
15
|
(4)Â
Sight line at intersections. A clear sight triangle
shall be provided at all intersections in accordance with standard
engineering practices. The applicant shall supply a clear sight triangle
easement. No building or present or future obstruction will be permitted
in the easement area. The available and required sight distances shall
be shown on the plan at all street intersections in accordance with
PennDOT regulations. The speed limit used to determine the sight distances
shall also be noted on the plan. All new intersections must meet or
exceed PennDOT's sight distance requirements.
H.Â
On the same side of major street. Intersecting local
and rural or collector streets shall not empty onto the same side
of the major street at intervals of less than 1,000 feet.
I.Â
On the opposite side of major street. Where the center
lines of local and rural or collector streets opening onto opposite
sides of a major street are within 200 feet of each other, they shall
be made to coincide by curving or angling the local and rural or collector
street.
J.Â
Approach grades. All approaches to an intersection
shall not exceed 4% for a distance of 50 feet measured from the nearest
ultimate right-of-way line of the intersecting street. Approaches
to an intersection shall follow a straight horizontal course for 100
feet.
Driveways shall be so located as to provide
required sight distance at intersections with streets in accordance
with Pennsylvania Department of Transportation regulations. Driveways
shall be located not less than 40 feet from the street intersection
and shall provide access to the street of a lesser classification
when there are streets of different classes involved. A stopping area
measured 20 feet behind the ultimate right-of-way line shall be provided
not to exceed a grade of 4%.
A.Â
Pavement widths and grade. Driveway widths and grades
shall be as follows:
|
Land Use
|
Minimum Width
(feet)
|
Maximum Radius at Curb or Edge of Pavement
(feet)
|
Maximum Grade
| |
|---|---|---|---|---|
|
Single-family residential
|
10
|
6
|
12%
| |
|
Multifamily
|
15 (one-way)
|
25
|
10%
| |
|
residential
|
24 (two-way)
|
25
|
10%
| |
|
Commercial/
|
15 (one-way)
|
30
|
8%
| |
|
industrial
|
28 (two-way)
|
30
|
8%
|
B.Â
Grades up to 15% may be allowed when approved by the
Township Planning Commission and Township Engineer. Paving is required.
C.Â
All driveways shall be located, designed and constructed
in such a manner as not to interfere or be inconsistent with the design,
maintenance and drainage of the highway and shall not create a drainage
problem on or along a public road.
D.Â
Frontages of 100 feet or less shall be limited to
one driveway. Normally not more than two driveways need to be provided
to any single property tract or business establishment. Exceptions
may be made where the frontage exceeds 300 feet in length.
E.Â
Commercial and multifamily residential driveways must
be paved.
F.Â
No subdivision or land development which will require
access to a highway under the jurisdiction of the Pennsylvania Department
of Transportation (PennDOT) shall be finally approved unless the plat
contains the permit number of the highway occupancy permit issued
by PennDOT pursuant to Section 420 of the Act of June 1, 1945 (P.L.
1242, No. 428), known as the "State Highway Law."[1] The plan shall be marked to indicate that access to the
state highway shall be in accordance with the highway occupancy permit.
Neither PennDOT nor the Township shall be liable in damages for any
injury to persons or property arising out of the issuance or denial
of a driveway permit or for failure to regulate any driveway. Furthermore,
the Township shall not be held liable for damages to persons or property
arising out of the issuance or denial of a driveway permit by PennDOT.
[1]
Editor's Note: See 36 P.S. § 1758-101
et seq.
G.Â
The available and required sight distances, in accordance
with PennDOT criteria, shall be shown on the plan for all driveways.
The speed limit used to determine the sight distances shall also be
noted on the plan.
H.Â
New common driveways which provide access to more
than one property are prohibited. The use of paired driveway entrances
is encouraged.
A.Â
Automobile parking facilities shall be provided off-street in accordance with requirements of Chapter 131, Zoning, and this chapter.
B.Â
Angle or perpendicular parking along the curbs of
any streets, public or private, is prohibited. All parking lots and
bays allowing any parking other than parallel parking shall be physically
separated from the cartway by a minimum of seven feet and confined
by barrier curbing.
C.Â
No one area for off-street parking of motor vehicles
in residential areas shall exceed 36 cars in capacity. Separate parking
areas on a parcel shall be physically separated from one another by
eight-foot planting strips.
D.Â
No less than 20 feet of open space shall be provided
between the curbline of any parking area and the outside wall of the
dwelling unit in a residential area.
E.Â
Parking may be permitted within side and/or rear yard
setbacks when the side and/or rear yards abut a district zoned industrial
and/or commercial. However, no parking shall be permitted within 10
feet of a side or rear property line unless formal arrangements, satisfactory
to the Board, have been made for the establishment of common parking
facilities with an adjoining landowner(s).
F.Â
Parking stall dimensions shall be not less than nine
feet in width and 18 feet in depth for residential uses and 10 feet
in width and 20 feet in depth for nonresidential uses.
G.Â
All dead-end parking lots shall be designed to provide
sufficient backup area for the end stalls.
H.Â
Parking lot dimensions shall be no less than those
listed in the following table:
|
Aisle Width
| |||||
|---|---|---|---|---|---|
|
Angle of Parking
(degrees)
|
Parking Stall Depth
(feet)
|
Width
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
| |
|
90
|
20
|
10
|
22
|
24
| |
|
60
|
21
|
10
|
18
|
20
| |
|
45
|
20
|
10
|
15
|
20
| |
A.Â
Concrete curbs shall be provided along all roads and
other locations designated by this chapter or the Board.
B.Â
Concrete curb shall be the vertical type as designated
for plain cement concrete curbs shown in Pennsylvania Department of
Transportation Standards for Roadway Construction.
C.Â
The street edge of the sidewalks shall be located
a distance of four feet eight inches from the face of the curb. The
grade and paving of the sidewalk shall be continuous across driveways,
except in certain cases where heavy traffic volume dictates special
treatment.
D.Â
Any curbing that is installed must comply with the
requirements set forth in the Americans with Disabilities Act.
E.Â
Depressed curbs for driveways shall contain two #5
reinforcing bars. Such bars shall extend two feet beyond the edges
of the depressed curb.
A.Â
Sidewalks shall be provided along all roads and other
locations designated by this chapter.
B.Â
Sidewalks shall not be less than four feet in width
in residential areas. A greater width may be required in areas in
which apartments or business buildings are located or as deemed necessary
at the discretion of the Board. Sidewalks shall be constructed of
concrete of four-inch depth. At driveway crossings, the sidewalk shall
be increased to six inches in depth, reinforced with #9 reinforcing
wire mesh. Four-inch-depth crushed stone approved by the Township
shall be used under the sidewalk.
C.Â
Sidewalks shall be located between the curb and right-of-way
line four feet eight inches from the face of the curb. The grade and
paving of the sidewalk shall be continuous across driveways, except
in certain cases where heavy traffic volume dictates special treatment.
All stormwater management shall be installed and the land graded for adequate drainage as required in the Washington Township Stormwater Management Ordinance, codified at Article I, § 99-1 et seq., as amended, and in this section. In the event of a conflict in the requirements of the Stormwater Management Ordinance and this section, the more stringent requirement shall apply. The applicant shall submit a separate grading plan with the preliminary and final plan. Unless otherwise accepted by the Township Engineer, the following information shall be used for storm drainage design:
A.Â
Control of stormwater runoff.
(1)Â
The applicant shall submit drainage computations which
evaluate the change of peak runoff due to development. A means must
be provided which will reduce the postdevelopment fifty-year storm
peak flow rate to the predevelopment two-year storm peak flow rate.
Control of peak flow rates for less than a two-year storm should be
considered in the design as well as groundwater recharge techniques
and stormwater runoff water quality improvements.
(2)Â
On-lot detention or centralized detention control
may be provided. Proposed standpipes must be concrete with trash racks.
Control is required for two-year, ten-year, twenty-five-year, fifty-year
and one-hundred-year storms. All design computations and structure
design must be approved by the Township Engineer.
B.Â
Design submission.
(1)Â
All plans showing the proposed storm sewer construction
must be accompanied by a complete design submitted by a registered
engineer or professional surveyor.
(2)Â
When subdivisions or land developments are submitted
to the Board for approval in phases, a complete storm sewer design
for the proposed subdivision and/or land development shall be submitted.
The proposed design must include the entire tract and not a portion
thereof.
C.Â
Construction requirements. Materials and construction
shall be in accordance with PennDOT Form 408, Highway Specifications.
D.Â
The following note shall appear on the record plan
whenever permanent water detention basins and drainage swales are
required: "Maintenance of stormwater management facilities - The stormwater
detention retention basin(s) and drainage swale(s) are permanent facilities
and are not to be removed. The lot owner shall be responsible for
the perpetual maintenance of said facilities." If the lot owner fails
in any way to maintain said facilities or causes the facilities to
be altered or removed and should the lot owner fail to make the necessary
corrections within the time specified, in writing, by the Board, the
Township, after written notification to the lot owner, may have its
authorized representatives enter upon the property to perform the
necessary maintenance, repairs and/or corrections. Thereafter, the
Township may file a lien against the property for the costs of all
maintenance, repairs and/or corrections, all administrative costs
and all applicable engineering and attorney's fees.
A.Â
Public sewers. Where the applicable property is within
the Township's designated sewer area as specified in the Township's
approved Act 537 Plan, public sanitary sewers shall be installed and
connected to the lines of the Washington Township Municipal Authority,
in accordance with Township Ordinance No. 1993-5,[1] as amended, and in accordance with the rules and regulations
of the Authority. All specifications as to the line size, grade, manholes,
laterals and construction requirements shall be in accord with the
rules and specifications of the Authority. No final plan approval
may occur unless and until approval of the project is received from
the Authority and all applicable Authority conditions are satisfied.
(1)Â
If the Municipal Authority advises, in writing, that the applicable property, while within the Township's designated sewer area, is not currently capable of being sewered by a public system, then, in that event, Subsection B hereof shall be applicable.
(2)Â
The Board may require the applicant to conduct an
appropriate environmental impact study with regard to the suitability
of the soils for on-site sewage disposal where the Board or the Authority
has reason to believe that public sewer may be required to ensure
the health of the community and the ultimate title holders of the
applicable property. In such instances the applicant will be directed,
within 60 days of submission of its plan, to submit the necessary
studies. Should the studies indicate that the intended receiving soils
are inadequate for the use of the proposed property for on-site disposal
or would increase the risk of discharge of sewage to adjacent properties
or to the waters of the commonwealth, the Board shall require connection
to the public sewage system as a condition to approval of the project,
and the plans shall be required to prominently note the same.
B.Â
On-lot disposal systems. If public sewage disposal is not available and the sewage treatment is on a project or individual lot basis, such private facilities must be designed and installed by the applicant under direct supervision of the Sewage Enforcement Officer. The disposal systems test areas must be located on the preliminary and final plan in accordance with Chapter 131, Zoning, and this chapter.
(1)Â
Necessary tests and inspection. Such officer shall
require percolation tests, soil samples and other data to determine
the size and extent of facilities. Such testing shall include two
fully tested and approved areas for installation of a sewage disposal
system on each proposed lot. During installation of such facilities
and before final coverage, the Sewage Enforcement Officer shall make
inspections and checks to assure that all requirements and specifications
have been met. They shall be granted free access to the development
area at all times during this period.
C.Â
Sewer facilities planning.
(1)Â
The applicant must submit all the documentation required
by the Pennsylvania Code, Title 25, Chapter 71, in regards to sewage
facility planning. The Township will not review planning modules which
are incomplete. No sewer plan revision for new land development or
subdivision will be considered complete unless it includes all the
information as required by Title 25, Chapter 71.53(d). All costs incurred
by the Township to advertise and review the plan revisions shall be
paid by the applicant.
(2)Â
Revisions to the Township Official Sewer Plan shall
include provisions for the long-term operation and maintenance of
the sewage treatment systems. Applicants shall provide an acceptable
sewage management program for planned sewage facilities. The program
shall be consistent with Pennsylvania Code, Title 25, Subchapter E.
A.Â
In those areas serviced by public water, the applicant
shall provide public water service to each lot in the proposed subdivision
and/or each building in the proposed land development.
B.Â
Where the applicable property is located within the
service area intended by the Washington Township Municipal Authority
for the provision of water services, but at a location not then and
there serviced by public water, the applicant shall provide for connection
of the property to the public water system in accordance with the
provisions of the Township's Water Connection Ordinance, if any.[1]
C.Â
Where the applicable property is not located within
the water service area or is located within the water service area
but not at a location for which service is available in accordance
with the Township's Water Connection Ordinance,[2] if any, public water service will not be required unless
the absence of the same would constitute a potential health hazard.
To that end, the Board may require the applicant to conduct an appropriate
environmental impact statement with regard to the purity of the aquifer
at that location. In such instances, the applicant will be directed,
within 60 days of submission of its plans, to submit the necessary
studies. Should the studies indicate that the aquifer is already contaminated
or is so marginal as to likely become contaminated, the Township shall
require connection to the public water system as a condition of approval
of the project, and the plans shall be required to prominently note
the same.
(1)Â
Where the applicable property is located in an area
heretofore delineated by the Township in its Comprehensive Plan and
Act 537 Plan as having marginal soils and lies within the area mapped
by the Township heretofore as potential malfunction areas and where
the method of sewage disposal is determined to be on-lot sewage systems,
the aquifer shall be presumed to be inadequate and the environmental
studies shall be required.
D.Â
Where no public water service is available and the
property is not located within the public water service area and the
potential health hazard is determined to exist, the applicant may
be permitted to construct a well on each lot. All wells shall be constructed
according to the then-existing regulations of the Pennsylvania Department
of Environmental Resources and any Township Well Ordinance.[3] For subdivisions of more than 15 residential lots or for
land developments where the water consumption is estimated to exceed
5,000 gallons per day, the applicant shall conduct a water feasibility
study in accordance with the requirements listed in Appendix D.[4] The water survey report shall be presented to the Board
for review and approval.
[Amended 6-28-2012 by Ord. No. 2012-05]
Any lot or tract of land that is proposed for subdivision or land development which contains or is adjacent to a watercourse may contain identified floodplain areas, as defined in, and boundaries established as set forth in, Chapter 59 of the Code of Ordinances of the Township of Washington, entitled "Floodplain Management." Identified floodplain areas are subject to all of the regulations of Chapter 59 and to all of the regulations of the Floodplain Overlay District, as set forth in Chapter 131, entitled "Zoning."
A.Â
No plan of subdivision or land development will be approved where there is a property line extending through any portion of an existing building, except where that property line follows a party wall separating semidetached or attached units in accordance with Chapter 131, Zoning.
B.Â
When existing buildings are retained:
(1)Â
In respect to all new lot lines created, minimum building
setbacks shall be met or exceeded for the district in which the buildings
are located, even if this results in a lot area or dimensions in excess
of the otherwise applicable minimums.
(2)Â
In respect to all new lot lines created, building
setbacks in excess of the applicable minimums are encouraged when
the height and/or bulk of the existing building significantly exceeds
that of proposed, abutting development. For tall buildings, a setback
equal to 1/2 of the width or depth of the building is suggested as
a minimum.
(3)Â
Dilapidated buildings shall be rehabilitated to conform
in quality to the surrounding new development.
(5)Â
Additions to retained buildings shall conform in all respects to the requirements of Chapter 131, Zoning, applicable to the district in which the building is located and shall be in harmony with the character, design, building materials and other architectural features of the building.
(6)Â
Historical or culturally significant buildings shall
retain their respective architecture to the greatest extent practical.
(7)Â
New buildings adjacent to the retained building shall
be constructed in such a manner as to architecturally conform with
the existing building to the greatest extent practical.
(8)Â
In nonresidential districts, retained buildings shall be provided with adequate parking, service and landscaped areas in accordance with the provisions of Chapter 131, Zoning, for the intended use. If the applicant cannot specify the intended use, then the most land consumptive provisions shall be applied to ensure sufficient land area for uses permitted in that district.
(9)Â
The building setback lines, existing and proposed
buildings, driveways, parking areas, walks and other similar information
shall be shown on the plan, with a note added describing the buildings
and their purposes.
(10)Â
No plan approval will be granted to a subdivision
or a land development unless and until the above requirements are
complied with to the satisfaction of the Board, upon recommendation
of the Planning Commission and Township Engineer.
C.Â
When existing buildings will be removed:
(1)Â
The plan must show the location and include a brief
description of the building(s) to be removed.
(2)Â
The applicant shall post financial security with the
Township to cover the cost of the demolition of the building(s) in
conformity with all applicable Township ordinances governing the demolition
of structures and the disposition of the debris.
A.Â
Purpose. The purpose of this section is to require
and set minimum standards for outdoor lighting to:
(1)Â
Provide lighting in outdoor public places where public
health, safety and welfare are potential concerns.
(2)Â
Protect drivers and pedestrians from the glare of
nonvehicular light sources that shine into their eyes and thereby
impair safe traverse.
(3)Â
Protect neighbors and the night sky from nuisance
glare and stray light from poorly aimed, placed, applied, maintained
or shielded light sources.
B.Â
Applicability.
(1)Â
Outdoor lighting shall be required for safety and
personal security in areas of public assembly and traverse; including
but not limited to the following: multifamily residential, other residential
developments with lot sized of 30,000 square feet or smaller, as well
as commercial, industrial, public-recreational, and institutional
uses.
(2)Â
The Board of Supervisors may require lighting be incorporated
for other uses or locations, as they deem necessary.
(3)Â
The glare-control requirements herein contained apply
to lighting in all above-mentioned uses as well as, but not limited
to architectural, landscaping, and residential lighting.
C.Â
Illumination levels criteria.
(1)Â
Lighting, where required 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.
(2)Â
Future amendments to said recommended practices shall
become a part of this section without further action of the Township.
(3)Â
Examples of intensities for typical outdoor applications,
as extracted from the 8th Edition of the Lighting Handbook, are presented
below.
|
Use/Task
|
Maintained Footcandles
|
Uniformity Avg:Min
| ||
|---|---|---|---|---|
|
Parking, residential, multifamily
| ||||
|
Low vehicular/pedestrian activity
|
0.2 Min.
|
4:1
| ||
|
Medium vehicular/pedestrian activity
|
0.6 Min.
|
4:1
| ||
|
Parking, industrial/commercial/ institutional/municipal
| ||||
|
High activity, e.g., regional shopping centers/fast-food
facilities/major athletic, civic, cultural, and recreational events
|
0.9 Min
|
4:1
| ||
|
Medium activity, e.g., community shopping centers/
office parks/hospitals/commuter lots/cultural, civic, recreational
events
|
0.6 Min.
|
4:1
| ||
|
Low activity, e.g., neighborhood shopping/industrial
employee parking/schools/church parking
|
0.2 Min
|
4:1
| ||
|
Walkways and bikeways
|
0.5 Avg.
|
5:l
| ||
|
Building entrances
|
5.0 Avg.
| |||
|
Notes
| ||||
|
Illumination levels are maintained horizontal
footcandles on the task, e.g., pavement or area surface.
| ||||
|
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 [0.9 x 4].
| ||||
D.Â
Lighting fixture design.
(1)Â
Fixtures shall be of a type and design appropriate
to the lighting application and aesthetically acceptable to the Board
of Supervisors.
(2)Â
For lighting horizontal tasks such as roadways, pathways
and parking areas, fixtures shall meet IESNA full-cutoff criteria
(not have more than 2.5% of their light output emitted above 90°
at any lateral angle around the fixture). In the case of public streetlights,
full-cutoff fixtures shall be utilized if available from the applicable
utility company.
(3)Â
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.
(4)Â
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.
(5)Â
Control of nuisance and disabling glare.
(a)Â
All outdoor lighting required by this section
on private, residential, commercial, industrial, municipal. recreational
or institutional property shall be aimed, located, designed, fitted
and maintained so as not to present a hazard to drivers or pedestrians
by impairing their ability to safely traverse, i.e., disabling glare,
and so as not to create a nuisance by projecting or reflecting objectionable
light onto a neighboring use or property, i.e., nuisance glare.
(b)Â
Floodlights and spotlights shall be so installed
or aimed that they do not project their output into the windows of
neighboring residences, adjacent uses, directly skyward or onto a
roadway.
(c)Â
Unless otherwise permitted by the Board of Supervisors,
e.g., for safety or security, lighting shall be controlled by automatic
switching devices such as time clocks or combination motion detectors
and photocells, to permit extinguishing offending sources between
11:00 p.m. and dawn to mitigate nuisance glare and sky-lighting consequences.
(d)Â
Where all-night safety or security lighting
is to be provided, the lighting intensity levels shall not exceed
25% of the levels normally permitted by this section for the use.
(e)Â
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)Â
The intensity of illumination projected onto
a residential use from another property shall not exceed 0.1 vertical
footcandle, measured at 30 inches above the ground at the property
line.
(g)Â
Fixtures meeting IESNA full-cutoff criteria
shall not be mounted in excess of 20 feet above 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.
(h)Â
Fixtures used for architectural lighting; e.g.,
facade, fountain, feature and landscape lighting, shall be aimed so
as not to project their output beyond the objects intended to be illuminated
and shall be extinguished between the hours of 11:00 p.m. and dawn.
(6)Â
Installation.
(a)Â
Electrical feeds for lighting standards shall
be run underground, not overhead.
(b)Â
Lighting standards in parking areas shall be
placed a minimum of five feet outside paved area, or on concrete foundations
at least 30 inches high above the pavement, or suitably protected
by other approved means.
E.Â
Residential development fixture placement. Streetlighting
fixtures in residential developments shall be placed at the following
locations:
F.Â
Plan submission. Lighting plans shall be submitted
to the municipality for review and approval and shall include:
(1)Â
Layout of the proposed fixture locations.
(2)Â
Isofootcandle plots for individual fixture installations
and 10-by-10-foot illuminance-grid plots for multifixture installations
that demonstrate compliance with the intensities and uniformities
set forth in this section.
(3)Â
Description of the equipment, including fixture catalog
cuts, photometrics, glare-reduction devices, lamps, control devices,
mounting heights and mounting methods proposed.
(4)Â
When requested by the Board of Supervisors, the applicant
shall submit a visual impact plan that demonstrates appropriate steps
have been taken to mitigate on-site and off-site glare.
(5)Â
Postapproval alterations to lighting plans or intended
substitutions for approved lighting equipment shall be submitted to
the Township for review and approval.
G.Â
Postinstallation inspection. The Township reserves
the right to conduct a postinstallation nighttime inspection to verify
compliance with the requirements of this section, and if appropriate,
to require remedial action at no expense to the Township.
H.Â
Compliance monitoring.
(1)Â
Safety hazards.
(a)Â
If the Township judges that a lighting installation
creates a safety or personal-security hazard, the person(s) responsible
for the lighting shall be notified and required to take remedial action.
(b)Â
If appropriate corrective action has not been
effected within 30 days of notification, the Township may levy a fine
for as long as the hazard continues to exist.
(2)Â
Nuisance glare and inadequate illumination levels.
(a)Â
When the Township judges an installation produces
unacceptable levels of nuisance glare, skyward light, excessive or
insufficient illumination levels or otherwise varies from this section,
the Township may cause notification of the person(s) responsible for
the lighting and require appropriate remedial action.
(b)Â
If the infraction so warrants, the Township
may act to have the problem corrected as in G(1)(b) above.
I.Â
Streetlighting dedication.
(1)Â
When streetlighting is to be dedicated to the Township,
the applicant shall be responsible for all costs involved in the lighting
of streets and street intersections until the street is accepted for
dedication.
(2)Â
Prior to dedication and in the event of the formation
of a homeowners' association and/or property management declaration,
the Township shall require said agency to enter into an agreement
guaranteeing payment of all costs associated with dedicated streetlighting.
(3)Â
Assumption of costs of dedicated streetlighting. Upon
dedication of public streets, the Township 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:
The design of subdivisions and land developments
should be done in a manner which shall preserve desirable natural
and/or historic features of a site wherever reasonably possible. Included
in such features would be the following:
No topsoil shall be permanently removed from
the site, except as follows. Topsoil must be removed from the areas
of construction and stored separately.
A.Â
During actual construction, the topsoil which covers
an area to be occupied by permanent structures, impervious materials
or water bodies may be considered excess and may be removed by the
owner.
B.Â
During regrading operations, excess topsoil which
remains after restricting proper topsoil cover to regrading areas
of the site may be removed by the owner.
C.Â
All areas of the site shall be stabilized by seeding
or planting on slopes of less than 10% and shall be stabilized by
sodding on slopes 10% or more and planted in ground cover on slopes
20% or more.
A.Â
Monuments.
(1)Â
Permanent concrete reference monuments [four inches
by four inches by 30 inches (minimum)] shall be located along street
right-of-way lines at the following locations for new streets:
(a)Â
At least one monument at each street intersection;
(b)Â
At changes in direction of street lines, excluding
arcs at intersections;
(c)Â
At each end of each curved street line, excluding
arcs at intersections;
(d)Â
An intermediate monument whenever topographical
or other conditions make it impossible to sight between two otherwise
required monuments; and
(e)Â
At such other places along the line of streets
as may be determined by the Township Engineer to be necessary so that
any street may be readily defined in the future.
(2)Â
Permanent concrete reference monuments shall be placed
at all lot corners.
(3)Â
All monuments shall be placed by a professional land
surveyor so that the center of the monument shall coincide exactly
with the point of intersection of the lines being monumented.
(4)Â
Reference monuments shall be placed so that the top
of the monument is flush with the surrounding grade.
(5)Â
Steel pins at least 3/4 inch in diameter and 24 inches
(minimum) long shall be accurately placed at the intersection of all
lines forming angles and at changes in direction of lines in the boundary
(perimeter) of the property being subdivided.
(6)Â
All concrete referenced monuments and steel pins shall
be placed prior to final plan approval, unless an appropriate escrow
amount is established with the Township.
B.Â
Street signs. Signposts, nameplates and regulatory
and speed limit signs approved by the Board shall be placed at the
designated areas by and at the cost of the applicant.
