Township of Upper Moreland, PA Additional Design Standards for the Town Center

Editor's Note: This article was formerly numbered as Section 13 of the Subdivision and Land Development Ordinance.

§ 350-268 Legislative intent.

§ 350-269 Street tree requirements.

§ 350-270 Parking lot landscaping.

§ 350-271 Screen buffer requirements.

§ 350-272 Hanging baskets, planters, and window boxes.

§ 350-273 General requirements.

§ 350-274 Design standards.

§ 350-275 Streetscape and green area standards.

§ 350-276 Lighting.

§ 350-277 Utilities.

§ 350-268 Legislative intent.

Enhance the aesthetic appearance of the Town Center Districts.

Improve the pedestrian environment along streets, parking lots, and other pedestrian areas.

Provide planted and architectural visual screens around visually obtrusive site elements within developments.

Preserve and enhance property values through the implementation of good landscape architectural standards.

§ 350-269 Street tree requirements.

Street trees shall be installed along both sides of all roads in the Town Center District according to the following regulations. Notwithstanding the foregoing, mid- or high-rise apartment buildings having at least 220 dwelling units shall be permitted to install street trees along only the development side of any abutting road.

[Amended 2-6-2017 by Ord. No. 1674]

Spacing. Street trees shall not be spaced closer than 40 feet apart; the maximum spacing should be 50 feet. In spacing trees, consideration shall be made for driveways, streetlights, utility poles, underground utilities, traffic light poles and other obstructions, the existing streetscape, as well as future placement of trees in front of adjacent properties. Trees shall be a minimum of three inches in caliper.

Street trees shall be planted in tree wells or in the planter strip underlain by soil, providing enhanced growth and survivability rates.

Tree wells. Tree wells shall be located between the curb and the sidewalk or in the sidewalk along the planting strip. Tree wells shall be a minimum of four feet long by four feet wide by 3.5 feet deep below the ground surface. Larger wells are recommended and could be connected together as a continuous planting pit. Tree wells shall be covered with tree grates, concrete unit pavers and/or cobbles. A four-foot by four-foot opening or four-foot diameter should be left for the tree grate.

Planting strip. The planting strip shall not be less than six feet wide. The planting strip shall be located between the curb and the sidewalk. The planting strip shall consist of lawn, landscaping, or decorative paving material.

Tree selection.

Trees shall be selected that are appropriate for their location. The following factors shall be considered when selecting a tree species: maintenance requirements, hardiness, heat tolerance, drought tolerance, salt tolerance, shape and form, and the subsurface growing conditions. The use of native species is encouraged. Invasive species are discouraged. Examples of some street trees that meet these criteria are:

Willow oak—Quercus phellos.

Hackberry—Celtis occidentalis.

Thornless honeylocust—Gleditsia triacanthos var. inermis.

London planetree—Platanus x acerifloia.

Shingle oak—Quercus imbricaria.

Scarlet oak—Quercus coccinea.

Chinese lacebark elm—Ulmus parvifolia.

Japanese zelkova—Zelkova serrata.

(i)

Sweet gum (fruitless cultivar)—Liquidambar styraciflua "Rotundiloba."

(j)

Other trees that meet the above criteria.

Trees under wires. Trees located under wires shall not be of a species that is expected to grow into the utility lines. A few examples include:

Trident maple—Acer buergeranum.

Hedge maple—Acer campestre.

Eastern red bud—Cercis canadensis.

Japanese tree lilac—Syringa reticulata.

Cherry cultivars—Prunus serrulata "Kwanzan" and "Okane" Prunus x yedoenis.

Serviceberry cultivars—Amelanchier.

Sweet bay magnolia — Magnolia virginiana.

Other trees that meet the above criteria.

§ 350-270 Parking lot landscaping.

[Amended 4-5-2010 by Ord. No. 1587]

Interior landscaping. All surface parking lots of 20 spaces or more shall have shade trees with a minimum caliper of 2.5 inches. One shade tree per 12 spaces is required in planting islands or diamonds evenly spaced throughout the parking lot between every 12 spaces.

Planting islands. Planting islands shall be a minimum of four feet wide and shall be parallel to the parking space. The islands shall be protected by curbing or bollards. Each planting island shall contain at least one shade tree plus ground cover to cover the entire area.

Planting diamonds. Planting diamonds shall be a minimum of five feet by five feet and placed at the intersection of four parking spaces. The diamonds shall be protected by curbing or bollards. Each planting diamond shall contain at least one shade tree plus ground cover to cover the entire area.

Perimeter landscaping for parking lots visible from a street shall have a landscaped area of a minimum width of four feet. Landscaping shall meet the requirements of § 350-273, General requirements. The landscaping shall include one or a combination of one or more of the following to provide a continuous screen of the surface parking lot.

Evergreen hedges (evergreen shrubs installed 2.5 feet on center), installed at four feet in height, to grow into a continuous screen within three years. Breaks in the hedge shall be provided a minimum of every 36 feet and a maximum of every 50 feet for pedestrian access.

Mixed planting including street trees installed a maximum of 30 feet on center and evergreen hedges (evergreen shrubs installed 2.5 feet on center), installed at four feet in height, to grow into a continuous screen within three years. Breaks in the hedge shall be provided a minimum of every 36 feet and a maximum of every 50 feet for pedestrian access.

Masonry wall sections with breaks for pedestrian access a minimum of every 30 feet and a maximum of every 40 feet. The masonry wall shall be a minimum of 3.5 feet high with plantings on the outside of the wall to provide a continuous screen.

§ 350-271 Screen buffer requirements.

[Amended 4-5-2010 by Ord. No. 1587]

The purpose of a screen is to provide a visual barrier between unsightly or out-of-scale development features and the views from public streets and abutting properties. As required below:

Dumpster, trash-handling areas, or recycling areas: opaque screen.

Outdoor storage: opaque screen.

Vehicle storage: opaque screen.

Service entrances or utility facilities for building operation: semi-opaque screen.

Loading docks or spaces: semi-opaque screen.

Wall- or ground-mounted mechanical, electrical, communication, ventilation, heating, cooling, and service equipment: opaque screen.

(7)

All other uses for which screening is specifically required under these regulations.

Opaque screen requirements.

An opaque screen shall exclude all visual contact with the screened structure or use. It may be composed of:

A brick or stone wall.

Wooden fence.

Vinyl fence designed to look like wood.

Planted vegetation.

All evergreen trees to be installed shall not be less than six feet in height at the time of planting and shall be of such species that expected height at maturity shall not be less than 15 feet.

At least 100% of required trees and at least 75% of required shrubs shall be evergreen species.

Shrub plantings shall be a minimum of three feet high upon installation, with an expected height of at least six feet at maturity, no unobstructed openings wider than four feet will be permitted.

Existing vegetation, if deemed suitable by the Township Landscape Architect and the Board of Commissioners, may be used in place of required landscaping.

A combination of these elements which will meet the purpose of the requirement.

Semi-opaque screen requirements.

A semi-opaque screen shall obscure visual contact with the screened structure or use. It may be used as a device to reduce the perceived scale and massing of a structure to enhance its compatibility with the existing built and natural environment. It may be composed of:

A brick or stone wall.

Wooden fence.

Vinyl fence designed to look like wood.

Planted vegetation.

At least 40% of required trees and at least 50% of required shrubs shall be evergreen species.

Shrub plantings shall be a minimum of three feet high upon installation, with an expected height of at least six feet at maturity, no unobstructed openings wider than four feet will be permitted.

All deciduous trees to be installed shall not be less than eight feet in height and two inches in caliper.

Existing vegetation, if deemed suitable by the Township Landscape Architect and the Board of Commissioners, may be used in place of required landscaping.

A combination of these elements which will meet the purpose of the requirement.

§ 350-272 Hanging baskets, planters, and window boxes.

Planters shall not obstruct the sight triangles. Planters shall not encroach into the sidewalk so that less than five feet of sidewalk is available for pedestrians.

Window boxes. Window boxes shall be at least as wide as the window sill where they are located (at least nine inches wide by nine inches deep). Window boxes shall not encroach into the sidewalk so that less than five feet of the sidewalk is available for pedestrians.

Hanging baskets, planters, and window boxes shall contain live plantings.

§ 350-273 General requirements.

[Amended 4-5-2010 by Ord. No. 1587]

Surface parking.

General surface parking standards.

Vehicular access. Vehicular access to surface parking shall be from an alley or the secondary street frontage where possible.

Pedestrian access. Safe provisions for pedestrian access to and through a parking lot shall be required. Pedestrian walkways through the surface parking shall connect to sidewalks along public streets.

Location of surface parking.

All off-street parking spaces shall be located to the side or rear of the principal structure occupying a lot. No off-street parking shall be permitted in the setback area between the sidewalk and the building.

Surface parking shall be set back five feet from the sidewalk and landscaping shall be provided as required by Subsection A(1)(d).

Off-street surface parking shall not extend more than 60 feet in width along any pedestrian street frontage without an outdoor cafe, urban garden, plaza, square, courtyard, or landscaping feature with seating in addition to screening in Subsection A(1)(d).

Surface parking lots shall have perimeter landscaping a minimum of five feet wide. The landscaping shall include one or a combination of one or more of the following to provide a continuous screen of the surface parking lot.

Evergreen hedges (evergreen shrubs installed 2.5 feet on center), installed at four feet in height, to grow into a continuous screen within three years. Breaks in the hedge by a hard surface shall be provided a minimum of every 40 feet and a maximum of every 50 feet for pedestrian access.

Mixed planting including street trees installed a maximum of 20 feet on center and evergreen hedges (evergreen shrubs installed 2.5 feet on center), installed at four feet in height, to grow into a continuous screen within three years. Breaks in the hedge by a hard surface shall be provided a minimum of every 36 feet and a maximum of every 50 feet for pedestrian access.

Masonry wall sections with breaks with a hard surface for pedestrian access a minimum of every 30 feet and a maximum of every 40 feet. The masonry wall shall be a minimum of 3.5 feet high with plantings on the outside of the wall to provide a continuous screen.

Parking lots adjacent to a residential use shall be continuously screened by a six-foot-high wall or fence (no chain-link fences are allowed) or plantings. Screening shall include:

Evergreen hedges (evergreen shrubs installed 2.5 feet on center), installed at four feet in height, to grow into a continuous screen within three years; or

Wall sections, with no wall break of more than nine feet in width, and landscaping to provide a continuous screen.

Interconnected parking areas.

Parking areas on abutting nonresidential lots shall be interconnected by access driveways.

Each parking lot shall provide cross-access easements for its parking areas and access driveways guaranteeing access to adjacent lots. Interconnections shall be logically placed and easily identifiable to ensure convenient traffic flow.

Parking. Parking shall be provided in accordance with § 350-264, Parking and access, of the Zoning Ordinance.

Exterior lighting. All exterior lighting shall be designed to prevent glare onto adjacent properties. Pedestrian pathways need to be clearly marked and well lit. Lighting should be sufficient for security and identification without allowing light to trespass onto adjacent sites. The height of fixtures shall be a minimum of 15 feet and a maximum of 18 feet for parking lots and a minimum of 10 feet and a maximum of 12 feet for pedestrian walkways.

Refuse areas. The storage of refuse shall be provided inside the building(s) or within an outdoor area enclosed by either walls or opaque fencing. Any refuse area outside of the building shall be designed to be architecturally compatible with the building(s); shall not be located in the front of the building; and be entirely screened by a fence (no chain link or other strictly functional design) or enclosure which is at least six feet high.

Screening.

All rooftop mechanical equipment and other appurtenances shall be concealed by or integrated within the roof form or screened from view at ground level of nearby streets. The following, when above the roofline, requires screening: vents, heat pumps and mechanical equipment. The screening of mechanical equipment shall not be subject to the maximum height requirements.

Service and loading areas must be visually screened from streets and pedestrianways.

Service and loading areas shall be located on the side or rear of the building.

Signs. Signage in the Town Center District shall conform to the standards of § 350-263 of this chapter.

Outdoor dining.

Outdoor furnishings are limited to tables, chairs and umbrellas.

Outdoor furniture shall be stored inside the restaurant after normal operating hours.

Planters, posts with ropes, or other removable enclosures, as well as a reservation podium are encouraged and shall be used as a way of defining the area occupied by the cafe.

Refuse facilities shall be provided.

Advertising or promotional features shall be limited to umbrellas, menu signs, sandwich-board signs, and canopies.

Outdoor dining cannot impede pedestrian traffic flow. A minimum pathway of at least five feet, free of obstacles, shall be maintained.

Areas adjacent to Veterans Memorial Park and the Memorial Creek. Development of buildings in these areas shall have plazas, patios, entrances and other building openings and outdoor spaces that are oriented towards the Memorial Creek and Veterans Memorial Park.

Fences. Chain-link fence and strictly functional design fence is prohibited.

Ventilation equipment for restaurants, bars, and taverns in buildings erected after the passage of this section shall be provided on the roof.

§ 350-274 Design standards.

[Amended 4-5-2010 by Ord. No. 1587; 2-6-2017 by Ord. No. 1674]

All development in the Town Center District must meet the following design standards, unless otherwise permitted by the Board of Commissioners by conditional use in keeping with the bonus provisions for conditional uses under § 350-265:

Building design standards. Nonresidential buildings, mixed-use buildings, and apartment buildings shall meet the following requirements:

Building orientation and entrances.

The front facade of buildings shall be oriented towards streets and sidewalks, with an everyday public entrance in this front facade.

If the building or any part of the lot is abutting the Memorial Creek or Veterans Memorial Park, it shall have an entrance with an urban garden or public plaza/square/courtyard oriented towards the Memorial Creek.

Buildings located on corners shall have an entrance located on the corner with an appropriate building articulation, such as a chamfered corner, turret, canopy, or other similar building feature. The municipal governing body may allow front facades to face existing side streets, when these facades will extend an existing commercial district along this existing side street.

All primary building entrances shall be accentuated. Entrance accentuations permitted include recessed, protruding, canopy, portico or overhang.

Windows.

The ground-floor front facades of retail buildings shall include a minimum of 55% and a maximum of 75% windows, with views provided through these windows into the business. See § 350-274, Table 1.

Upper-story windows of front facades shall not be boarded or covered and facades shall include a minimum of 30% and a maximum of 60% window area in the facade above the ground floor.

Smoked, reflective, opaque or black glass in windows is prohibited.

§ 350-274, Table 1: Illustration of Range of Required Window Area

Roofs.

Flat roofs shall be prohibited on one-story buildings but are allowed on buildings of two stories or more, provided that all visibly exposed walls have an articulated cornice that projects horizontally from the vertical building wall plane. Architectural embellishments that add visual interest to roofs, such as dormers, masonry chimneys, cupolas, towers and other similar elements, shall be included in the design of buildings. Pitched roofs shall have a minimum slope of 4:12 and a maximum slope of 12:12. See § 350-274, Table 2.

The roof shall be articulated above the building entrance.

§ 350-274, Table 2: Illustration of Minimum and Maximum Pitched Roofs

Building character. New development shall generally employ building types that are compatible to the existing architecture of the area in their massing and external treatment. Typical elements of architecture in the area include pitched roofs, gables, masonry walls, and punched or separate inset windows.

Facade articulation.

Facades shall have horizontal articulation elements. At a minimum, facades shall have the following horizontal elements: window sills, window lintels, protruding horizontal courses on each floor of the building, and cornices. See § 350-274, Table 3.

Facades shall have a distinct base of at least one foot in height at ground level, using materials that are different from the main facade, such as stone, masonry or decorative concrete. See § 350-274, Table 3.

Facades shall have vertical articulation at a maximum distance of every 20 feet of continuous facade. Vertical articulation shall be created through changes in plane or building material for a minimum of one foot wide and protruding a minimum of two inches, except residential facades of mixed-use buildings on Park Avenue where vertical articulation shall protrude a minimum of three feet. Facades of mixed-use buildings (retail and residential) shall have a vertical articulation at a maximum distance of 25 feet of continuous facade along Township roads. Facades of such mixed-use buildings not fronting on Township roads shall have a vertical articulation at a minimum distance of 35 feet and a maximum distance of 85 feet with articulation being accomplished through changes in planes or building material for a minimum of one foot wide and protruding a minimum of two feet. See § 350-274, Table 3.

[Amended 3-6-2023 by Ord. No. 1739]

The top level should be treated with a distinct outline, with elements such as projecting parapet, cornice or other projection. See § 350-274, Table 3.

§ 350-274, Table 3: Illustrations of Facade Articulation

§ 350-275 Streetscape and green area standards.

[Amended 4-5-2010 by Ord. No. 1587]

Streetscape and green area requirements shall be in accordance with this section. The applicant shall demonstrate that these standards are met through elevations and conceptual sketches.

Sidewalk requirements.

Sidewalks are required along all street frontages and must be a minimum width of 12 feet, and a planting strip is required between the curb and the sidewalk and shall be a minimum width of six feet dedicated to street trees, decorative paving, and/or landscaping. The total distance between the curb and the building front shall be a minimum of 18 feet.

Where buildings exist, pre-dating these sidewalk requirements, and do not allow for 18 feet between the curb and the building front, sidewalk shall be provided between the curb and the building front. Street trees shall be planted, provided that a minimum width of four feet of unobstructed sidewalk can be provided. If street trees cannot be planted, every effort shall be made by the property owner to add planters, hanging baskets, window boxes or other landscaping.

Sidewalks are required to connect the street frontage to all building entrances, parking areas, open space, and any other destination that generates pedestrian traffic.

Sidewalks shall connect to existing sidewalks on abutting parcels.

The sidewalk material shall continue across driveways.

Pedestrian-oriented lighting shall be provided between the curb and the sidewalk at a maximum spacing of 60 feet.

[Amended 2-6-2017 by Ord. No. 1674]

Spacing. Street trees shall be spaced 40 feet apart. In spacing trees, consideration shall be made for driveways, streetlights, utility poles, underground utilities, traffic light poles and other obstructions, the existing streetscape, as well as future placement of trees in front of adjacent properties. Trees shall be a minimum of three inches in caliper.

Street trees shall be planted in tree wells or in the planter strip underlain by soil, providing enhanced growth and survivability rates.

Planting strip. The planting strip shall not be less than four feet wide. The planting strip shall be located between the curb and the sidewalk. The planting strip shall consist of tree wells, lawn, landscaping, or decorative paving material.

Willow oak—Quercus phellos.

Hackberry—Celtis occidentalis.

Thornless honeylocust—Gleditsia triacanthos var inermis.

London planetree—Platanus x acerifloia.

Shingle oak—Quercus imbricaria.

Scarlet oak—Quercus coccinea.

Chinese lacebark elm—Ulmus parvifolia.

Japanese zelkova—Zelkova serrata.

(i)

Sweet gum (fruitless cultivar)—Liquidambar styraciflua "Rotundiloba."

(j)

Other trees that meet the above criteria.

Trees under wires. Trees located under wires shall not be of a species that is expected to grow into the utility lines. A few examples include:

Trident maple—Acer buergeranum.

Hedge maple—Acer campestre.

Eastern red bud—Cercis canadensis.

Japanese tree lilac—Syringa reticulate.

Cherry cultivars—Prunus serrulata "Kwanzan" and "Okane" Prunus x yedoenis.

Serviceberry cultivars—Amelanchier.

Sweet bay magnolia — Magnolia virginiana.

Other trees that meet the above criteria.

Planters shall not obstruct the sight triangles. Planters shall not encroach into the sidewalk so that less than five feet of sidewalk is available for pedestrians.

Window boxes. Window boxes shall not encroach into the sidewalk so that less than five feet of the sidewalk is available for pedestrians.

The following streetscape and green area standards are required for all new developments and additions/alterations along the street frontage, unless otherwise permitted by the bonus provisions for conditional uses. (See § 350-265.) Section 350-275, Table 4, indicates the categories and minimum requirements for streetscape and green area standards. Section 350-275, Table 5, presents the streetscape and green area items within each category. Category A contains planting and greening elements. Category B includes more elaborate greening elements as well as street furniture and other streetscape elements. Category C includes more extensive building elements, streetscape improvements, and open space elements.

[Amended 2-6-2017 by Ord. No. 1674]

	§ 350-275, Table 4: Minimum Requirements for Streetscape and Green Area Standards
	Building Additions and Alterations	New Developments of 2,500 to 4,999 Gross Square Feet in Size	New Developments of 5,000 to 14,999 Gross Square Feet in Size	New Developments of 15,000 Gross Square Feet and Over in Size and/or New Buildings Greater Than Four Stories
	4 points from Category A	4 points from Category A	5 points from A, 4 points from B	5 points from B, and 6 points from C

§ 350-275, Table 5: List of Streetscape and Green Area Items and Categories
A	Hanging basket (minimum size 12 inches in diameter)	1
A	Window box (as wide as window sill and minimum size 6 inches wide by 6 inches deep)	2
A	Additional planting area, including shrubs, trees, ground covers, or flowers	2
A	Street planter (minimum size 24 inches in diameter)	2
B	Bench (at least 5 feet in length)	2
B	Bicycle rack	2
B	Trash receptacle	2
B	Raised planting bed	2
B	Public art (for example, a mural, sculpture, or artist-designed street furniture)	2
B	Trellis, arbor or pergola (planted with vines or shrubs)	2
B	Awning for window or door	2
B	Kiosk	3
B	Drinking fountain	2
B	Water feature (fountain)	2
B	Balconies	3
B	Planting in curb extension (planted bulb-outs/large planters)	3
B	Roof garden/green roof	3
C	Bus shelter	2
C	Clock tower	2
C	Plaza/square/courtyard (see requirements listed below)	6
C	Other amenity approved by governing body	6

Public plazas/squares/courtyards standards.

The minimum size required is 500 square feet.

The plaza shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection. Section 350-275, Table 6 provides an example of a public plaza/square/courtyard.

A minimum of 20% of the plaza shall be landscaped with trees, shrubs, and mixed plantings with year-round interest.

The plaza shall use the following paving materials: unit pavers, paving stones, or concrete.

A minimum of two benches of at least five feet in length are required.

The plaza shall not be used for parking, loading or vehicular access (excluding emergency vehicular access).

Public art or a water feature is required.

Trash containers shall be distributed throughout plaza.

(i)

The plaza shall provide shade by using the following elements: trees, canopies, trellises, umbrellas or building walls.

(j)

Lighting shall be provided.

(k)

Plazas shall connect to other activities, such as outdoor cafes, restaurants, and/or building entries.

(l)

Plazas shall be located if possible to have maximum direct sunlight with a south or west orientation.

(m)

Plazas, if constructed by a private entity, shall have an agreement with the community for public access.

§ 350-275, Table 6: Illustration of Public Plaza/Square/Courtyard

§ 350-276 Lighting.

[Amended 4-5-2010 by Ord. No. 1587]

Site lighting is required to provide a safe and aesthetically pleasing environment in the Willow Grove Area. Lighting illumination levels, lighting height standards and fixture details are described in this section.

General requirements.

A lighting plan shall be required as part of the conditional use application or subdivision and land development application and shall be reviewed by the Township Engineer in accordance with the plan submission standards listed below.

All lighting fixtures shall be equipped with optical systems that reduce glare and cast light in a manner that does not create any hazardous situations for passing vehicular traffic or pedestrians.

For lighting horizontal areas such as roadways, sidewalks, entrances and parking areas, fixtures shall meet Illuminating Engineering Society of North America (IESNA) "full-cutoff" criteria, no light output emitted at or above 90° above the vertical.

The use of floodlights, spotlighting, wall-mounted fixtures, internally illuminated decorative globes and spheres and other fixtures not meeting IESNA full-cutoff criteria shall be permitted only with the written approval of the Township, based upon acceptable justification and achievement of adequate glare control.

When requested by the Township, fixtures shall be equipped with light-directing and/or -shielding devices, such as shields, visors, skirts or hoods, to redirect offending light distribution and/or to reduce direct or reflected glare.

For residential applications, fixtures with an aggregate per-fixture output in excess of 1,200 lumens shall meet IESNA full-cutoff criteria.

(7)

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.

(8)

Externally illuminated signs shall be lighted by fixtures mounted at the top of the sign and aimed downward. All such fixtures shall be so designed or fitted to concentrate the light output onto and not beyond the sign.

(9)

Directional fixtures for such applications as facade, fountain, feature, recreational and landscape illumination shall be aimed so as not to project their output beyond the objects intended to be illuminated.

Plan submission standards.

For subdivision and land development applications where site lighting is required or proposed, lighting plans shall be submitted to the Township for review and approval with any preliminary or final subdivision/land development plan submission and with any conditional use, special exception, variance application or building permit, where applicable, and shall include:

A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation the might interfere with lighting, and adjacent use that might be adversely impacted by the lighting, containing a layout of all proposed fixtures by location, mounting height and type.

Isofootcandle plots for individual fixture installations, or twenty-foot by twenty-foot illuminance grid plots for multi-fixture installations, which demonstrate compliance with the intensity and uniformity requirements as set forth in this section.

Description of the proposed equipment, including fixture catalog cuts, photometrics, individual isocandella numeric printouts, glare-reduction devices, lamps, on/off control devices, mounting heights, pole foundation details and mounting methods.

Post-approval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Township for review and written approval. A note to that effect shall be placed on the lighting plan.

The Township reserves the right to conduct a post-installation nighttime inspection to verify compliance with the requirements of this article and, if appropriate, to require remedial action at no expense to the Township. A note to that effect shall be placed on the lighting plan.

Installation. Poles supporting lighting fixtures for the illumination of parking areas and located directly behind parking spaces or on concrete pedestals shall be at least 30 inches high above the pavement or suitably protected by other approved means.

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

Illumination levels. Illumination levels shall be maintained at the following minimum footcandle levels. Unless stated herein or otherwise required by the Township, all lighting systems shall utilize high-intensity discharge sources. No floodlights are permitted without a written waiver from Upper Moreland Township. Average minimum maintained footcandle levels shall be no less than one footcandle and no more than three footcandles. The incident-light spill-off at the development boundaries shall not exceed 0.10 footcandle at any point along off-street areas and 0.30 footcandle along public roadways.

Light standard heights.

Pedestrian lighting for sidewalks shall be a maximum of 12 feet in height, measured from the ground to the top of the light fixture.

Other lighting for streets and parking areas shall be a maximum of 18 feet in height, measured from the ground to the top of the light fixture.

Lamp types.

All pedestrian lighting types shall be approved by the Township Commissioners.

All streetlights, where required by Commissioners, shall have a high-pressure sodium vapor lighting source (pole-mounted) which supplies a minimum maintained average footcandle level of 0.30 footcandle. All lighting and accessory equipment shall be standard equipment, as approved by the Township Lighting Consultant, or variations as approved by Township Commissioners.

Fixture and pole types. All lighting fixtures, poles, arms and brackets shall be approved by the Township Board of Commissioners.

Where required by the Commissioners, streetlights, underground service, and all accessory equipment shall be provided at the expense of the developer. Plans for residential lighting and underground wiring system (energizing plan) shall be prepared by the Township Lighting Consultant and presented to the developer upon receipt of a development's underground wiring layout when supplied by PECO Energy Company. Supply of this underground wiring plan to the Township Lighting Consultant is the responsibility of the developer.

Streetlights shall be energized at time of fifty-percent occupancy of the development. All fees for connection and operation of such lights shall be the responsibility of the developer until Upper Moreland Township formally accepts dedication of public improvements. Upper Moreland Township shall coordinate energizing of lights, in accordance with the approved energizing plan. Request for electrical connection shall only be made by Upper Moreland Township. Upper Moreland Township shall pay all associated connection and operation feed (to PECO Energy Company), for which the developer shall reimburse the Township for connection fees and operation fees under rate SLS, on a monthly basis, including appropriate administration fees. This payment arrangement shall continue until formal acceptance of dedication of public improvements, at which time Upper Moreland Township shall assume these responsibilities. The developer shall warranty all parts and associated labor for the streetlighting system for the period of time from date of installation until 18 months from the date of formal acceptance of public improvements by the Township.