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.
A. 
The proposed land use shall conform to the adopted Township Zoning Ordinance[1] and other applicable Township ordinances and regulations.
[1]
Editor's Note: See Ch. 131, Zoning.
B. 
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. 
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. 
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. 
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. 
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. 
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. 
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. 
Open space, and recreational areas.
(1) 
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) 
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) 
All areas shall be at a location convenient to the residents served.
(c) 
The area(s) specifically designated for open space shall be suitable for such use.
(d) 
The area(s) specifically designated for recreation shall be suitable for such use.
(e) 
All areas shall be of such size and shape as to be suitable for the use(s) intended.
(f) 
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) 
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) 
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) 
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. 
Fee-in-lieu of dedication.
(1) 
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) 
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.
[1]
Editor's Note: See Ch. 131, Zoning.
[2]
Editor's Note: See Ch. 131, Zoning.
F. 
Open space and recreational areas use and design standards. Protected open space and recreational areas in all subdivisions shall meet the following standards:
(1) 
Uses permitted in open space and recreational areas. The following uses are permitted in open space and recreational areas:
(a) 
Conservation of open land in its natural state (for example, woodland, fallow field or manages meadow.)
(b) 
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) 
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) 
Silviculture, in keeping with established standards for selective harvesting and sustained-yield forestry.
(e) 
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) 
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) 
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) 
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) 
Minimum required open space and recreational land areas.
(a) 
Districts.
[1] 
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] 
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] 
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] 
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) 
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) 
In country property subdivisions, there shall be no open space or recreational land requirements.
(d) 
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) 
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) 
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) 
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] 
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] 
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) 
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. 
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. 
Ownership and maintenance of open space and recreational land and common facilities.
(1) 
All open space and recreational land shall be permanently restricted from future subdivision and development.
(2) 
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:
(a) 
Fee-simple dedication to the Township. The Township may, but shall not be required to, accept any portion of the common facilities, provided that:
[1] 
There is no cost of acquisition to the Township; and
[2] 
The Township agrees to and has access to maintain such facilities.
(b) 
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.
[3]
Editor's Note: See 68 Pa. C.S.A. § 3101 et seq.
[4]
Editor's Note: See 68 Pa. C.S.A. § 5101 et seq.
(c) 
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] 
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] 
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] 
Membership in the association shall be automatic (mandatory) for all purchasers of dwelling units therein and their successors in title.
[4] 
The association shall be responsible for maintenance and insurance of common facilities.
[5] 
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] 
The association shall have adequate staff to administer, maintain and operate such common facilities.
(d) 
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] 
The conservation organization is acceptable to the Township and is a bona fide conservation organization intended to exist indefinitely;
[2] 
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] 
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] 
A maintenance agreement acceptable to the Township is established between the owner and the organization or Berks County.
(e) 
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:
[1] 
There shall be no cost of acquisition to the Township.
[2] 
Any such easements for public use shall be accessible to the residents of the Township.
[3] 
A satisfactory maintenance agreement shall be reached between the owner and the Township.
(f) 
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) 
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) 
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] 
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] 
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] 
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] 
Any changes to the maintenance plan shall be approved by the Board of Supervisors.
(b) 
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) 
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. 
Depth. A lot depth-to-width ratio shall not have a proportion greater than 3:1.
B. 
Side lines. Whenever practicable, the side lines of a lot shall be at right angles or radial to the right-of-way line.
C. 
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. 
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. 
Lots shall be graded to ensure proper drainage away from all buildings. A slope of 2% minimum shall be used adjacent to buildings.
B. 
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. 
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. 
A finish contour grading plan shall be prepared for all subdivisions and land developments requiring public improvements.
E. 
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. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
B. 
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. 
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. 
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. 
Street system.
(1) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
New private streets are prohibited.
B. 
Street alignment.
(1) 
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) 
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) 
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. 
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) 
Major streets. The only major street or road in the Township is Route 100.
(2) 
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) 
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. 
Street grades.
(1) 
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.
(2) 
Changes of grade. Vertical curves shall be provided for changes in grade of more than 1%. Vertical curves shall be provided to permit the following minimum sight distances:
(a) 
Local and rural streets. 200 feet.
(b) 
Collector streets: 300 feet.
(c) 
Major streets: 400 feet.
E. 
Right-of-way width, paving width and curbing.
(1) 
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
 — 
48
10
Collector
60
36
 — 
24
8
Local and rural
50
28
32
20
4
(2) 
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) 
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) 
The widening of existing streets is required to the foregoing standards.
(5) 
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.
(6) 
Additional widths may be required by the Township as follows:
(a) 
Where necessary for public safety and convenience.
(b) 
For parking in commercial or industrial areas.
(c) 
At intersection for additional turning lanes.
(7) 
The pavement cross-slope shall be as follows:
(a) 
All pavements: 1/4 inch per foot.
(b) 
Paved shoulders: 1/2 inch per foot.
(c) 
Stone/earth shoulders: 1/2 inch per foot.
F. 
Pavement construction.
(1) 
Roadway pavement and shoulder construction shall be of the minimum depths and types of material as follows:
(a) 
Six-inch depth of 2A aggregate.
(b) 
Four-inch depth of BCBC or Superpave 25.0 mm base course.
(c) 
One-and-one-half-inch bituminous ID-2 binder course or Superpave 25.0 mm binder course.
(d) 
One-and-one-half-inch bituminous surface course, ID-2 wearing course or Superpave 9.5 mm wearing course.
(2) 
All shoulder construction specifications shall be approved by the Township Engineer.
(3) 
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. 
Street intersections.
(1) 
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) 
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) 
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) 
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. 
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. 
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. 
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. 
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. 
Grades up to 15% may be allowed when approved by the Township Planning Commission and Township Engineer. Paving is required.
C. 
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. 
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. 
Commercial and multifamily residential driveways must be paved.
F. 
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. 
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. 
New common driveways which provide access to more than one property are prohibited. The use of paired driveway entrances is encouraged.
A. 
Automobile parking facilities shall be provided off-street in accordance with requirements of Chapter 131, Zoning, and this chapter.
B. 
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. 
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. 
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. 
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. 
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. 
All dead-end parking lots shall be designed to provide sufficient backup area for the end stalls.
H. 
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. 
Concrete curbs shall be provided along all roads and other locations designated by this chapter or the Board.
B. 
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. 
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. 
Any curbing that is installed must comply with the requirements set forth in the Americans with Disabilities Act.
E. 
Depressed curbs for driveways shall contain two #5 reinforcing bars. Such bars shall extend two feet beyond the edges of the depressed curb.
A. 
Sidewalks shall be provided along all roads and other locations designated by this chapter.
B. 
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. 
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. 
Control of stormwater runoff.
(1) 
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) 
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. 
Design submission.
(1) 
All plans showing the proposed storm sewer construction must be accompanied by a complete design submitted by a registered engineer or professional surveyor.
(2) 
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.
(3) 
Drainage computations must be submitted with the preliminary plan. Computations shall be in accordance with PennDOT Highway Construction Standards, Berks County Conservation District requirements and the Township Stormwater Management Ordinance.[1]
[1]
Editor's Note: See Ch. 99, Stormwater Management.
C. 
Construction requirements. Materials and construction shall be in accordance with PennDOT Form 408, Highway Specifications.
D. 
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. 
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) 
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) 
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.
[1]
Editor's Note: See Ch. 95, Sewers, Part 1, Public Sewage System.
B. 
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) 
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. 
Sewer facilities planning.
(1) 
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) 
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. 
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. 
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]
[1]
Editor's Note: See Ch. 129, Water, Part 1, Public Water System.
C. 
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) 
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.
[2]
Editor's Note: See Ch. 129, Water, Part 1, Public Water System.
D. 
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.
[3]
Editor's Note: See Ch. 129, Water, Part 2, On-Lot Wells.
[4]
Editor's Note: Appendix D is included at the end of this chapter.
[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. 
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. 
When existing buildings are retained:
(1) 
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) 
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) 
Dilapidated buildings shall be rehabilitated to conform in quality to the surrounding new development.
(4) 
Structurally deficient buildings shall be rehabilitated in conformance with the Township building codes and BOCA Property Maintenance Code.[1]
[1]
Editor's Note: See Ch. 45, Construction Codes, Uniform, and Ch. 88, Property Maintenance.
(5) 
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) 
Historical or culturally significant buildings shall retain their respective architecture to the greatest extent practical.
(7) 
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) 
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) 
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) 
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. 
When existing buildings will be removed:
(1) 
The plan must show the location and include a brief description of the building(s) to be removed.
(2) 
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. 
Purpose. The purpose of this section is to require and set minimum standards for outdoor lighting to:
(1) 
Provide lighting in outdoor public places where public health, safety and welfare are potential concerns.
(2) 
Protect drivers and pedestrians from the glare of nonvehicular light sources that shine into their eyes and thereby impair safe traverse.
(3) 
Protect neighbors and the night sky from nuisance glare and stray light from poorly aimed, placed, applied, maintained or shielded light sources.
B. 
Applicability.
(1) 
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) 
The Board of Supervisors may require lighting be incorporated for other uses or locations, as they deem necessary.
(3) 
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. 
Illumination levels criteria.
(1) 
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) 
Future amendments to said recommended practices shall become a part of this section without further action of the Township.
(3) 
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. 
Lighting fixture design.
(1) 
Fixtures shall be of a type and design appropriate to the lighting application and aesthetically acceptable to the Board of Supervisors.
(2) 
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) 
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) 
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) 
Control of nuisance and disabling glare.
(a) 
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) 
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) 
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) 
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) 
Vegetation screens shall not be employed to serve as the primary means for controlling glare. Rather, glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.
(f) 
The 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) 
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) 
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) 
Installation.
(a) 
Electrical feeds for lighting standards shall be run underground, not overhead.
(b) 
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.
(7) 
Maintenance.
(a) 
Lighting fixtures and ancillary equipment shall be maintained so as to always meet the requirements of this section.
E. 
Residential development fixture placement. Streetlighting fixtures in residential developments shall be placed at the following locations:
(1) 
At the intersection of public roads with entrance roads to the proposed development.
(2) 
Intersections involving proposed public or nonpublic streets within the proposed development.
F. 
Plan submission. Lighting plans shall be submitted to the municipality for review and approval and shall include:
(1) 
Layout of the proposed fixture locations.
(2) 
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) 
Description of the equipment, including fixture catalog cuts, photometrics, glare-reduction devices, lamps, control devices, mounting heights and mounting methods proposed.
(4) 
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) 
Postapproval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Township for review and approval.
G. 
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. 
Compliance monitoring.
(1) 
Safety hazards.
(a) 
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) 
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) 
Nuisance glare and inadequate illumination levels.
(a) 
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) 
If the infraction so warrants, the Township may act to have the problem corrected as in G(1)(b) above.
I. 
Streetlighting dedication.
(1) 
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) 
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) 
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:
(a) 
Administration;
(b) 
Collection;
(c) 
Proration of nonpayables;
(d) 
Actual utility electrical charges;
(e) 
Maintenance and maintenance contracts for fixtures and associated equipment.
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:
A. 
Scenic areas or views.
B. 
Historic structures or sites.
C. 
Trees six inches or more in caliper at chest height.
D. 
Woodlands, tree masses, hedgerows or other significant plant materials.
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. 
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. 
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. 
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.
Items preserved under § 107-44 and 107-45 above shall be protected during all phases of construction by fencing or other means from the effects of construction equipment operation, grading and any other activity which could endanger the preserved items.
A. 
Monuments.
(1) 
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) 
At least one monument at each street intersection;
(b) 
At changes in direction of street lines, excluding arcs at intersections;
(c) 
At each end of each curved street line, excluding arcs at intersections;
(d) 
An intermediate monument whenever topographical or other conditions make it impossible to sight between two otherwise required monuments; and
(e) 
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) 
Permanent concrete reference monuments shall be placed at all lot corners.
(3) 
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) 
Reference monuments shall be placed so that the top of the monument is flush with the surrounding grade.
(5) 
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) 
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. 
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.