[Amended 4-5-2010 by Ord. No. 1587]
A. 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.
B. 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.
C. 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.
D. 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.
(1)
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.
(2)
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.
(3)
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.
[Amended 4-5-2010 by Ord. No. 1587]
A. 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:
(1)
Dumpster, trash-handling areas, or recycling areas: opaque screen.
(2)
Outdoor storage: opaque screen.
(3)
Vehicle storage: opaque screen.
(4)
Service entrances or utility facilities for building operation:
semi-opaque screen.
(5)
Loading docks or spaces: semi-opaque screen.
(6)
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.
B. Opaque screen requirements.
(1)
An opaque screen shall exclude all visual contact with the screened
structure or use. It may be composed of:
(c)
Vinyl fence designed to look like wood.
(d)
Planted vegetation.
[1]
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.
[2]
At least 100% of required trees and at least 75% of required
shrubs shall be evergreen species.
[3]
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.
(2)
Existing vegetation, if deemed suitable by the Township Landscape
Architect and the Board of Commissioners, may be used in place of
required landscaping.
(3)
A combination of these elements which will meet the purpose
of the requirement.
C. Semi-opaque screen requirements.
(1)
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:
(c)
Vinyl fence designed to look like wood.
(d)
Planted vegetation.
[1]
At least 40% of required trees and at least 50% of required
shrubs shall be evergreen species.
[2]
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.
[3]
All deciduous trees to be installed shall not be less than eight
feet in height and two inches in caliper.
(2)
Existing vegetation, if deemed suitable by the Township Landscape
Architect and the Board of Commissioners, may be used in place of
required landscaping.
(3)
A combination of these elements which will meet the purpose
of the requirement.
[Amended 4-5-2010 by Ord. No. 1587]
A. Surface parking.
(1)
General surface parking standards.
(a)
Vehicular access. Vehicular access to surface parking shall
be from an alley or the secondary street frontage where possible.
(b)
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.
(c)
Location of surface parking.
[1]
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.
[2]
Surface parking shall be set back five feet from the sidewalk and landscaping shall be provided as required by Subsection
A(1)(d).
[3]
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).
(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.
[1]
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.
[2]
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.
[3]
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.
(e)
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:
[1]
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
[2]
Wall sections, with no wall break of more than nine feet in
width, and landscaping to provide a continuous screen.
(2)
Interconnected parking areas.
(a)
Parking areas on abutting nonresidential lots shall be interconnected
by access driveways.
(b)
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.
(3)
Parking. Parking shall be provided in accordance with §
350-264, Parking and access, of the Zoning Ordinance.
B. 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.
C. 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.
D. Screening.
(1)
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.
(2)
Service and loading areas must be visually screened from streets
and pedestrianways.
(3)
Service and loading areas shall be located on the side or rear
of the building.
E. Signs. Signage in the Town Center District shall conform to the standards of §
350-263 of this chapter.
F. Outdoor dining.
(1)
Outdoor furnishings are limited to tables, chairs and umbrellas.
(2)
Outdoor furniture shall be stored inside the restaurant after
normal operating hours.
(3)
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.
(4)
Refuse facilities shall be provided.
(5)
Advertising or promotional features shall be limited to umbrellas,
menu signs, sandwich-board signs, and canopies.
(6)
Outdoor dining cannot impede pedestrian traffic flow. A minimum
pathway of at least five feet, free of obstacles, shall be maintained.
G. 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.
H. Fences. Chain-link fence and strictly functional design fence is
prohibited.
I. Ventilation equipment for restaurants, bars, and taverns in buildings
erected after the passage of this section shall be provided on the
roof.
[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:
A. Building design standards. Nonresidential buildings, mixed-use buildings,
and apartment buildings shall meet the following requirements:
(1)
Building orientation and entrances.
(a)
The front facade of buildings shall be oriented towards streets
and sidewalks, with an everyday public entrance in this front facade.
(b)
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.
(c)
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.
(d)
All primary building entrances shall be accentuated. Entrance
accentuations permitted include recessed, protruding, canopy, portico
or overhang.
(2)
Windows.
(a)
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.
(b)
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.
(c)
Smoked, reflective, opaque or black glass in windows is prohibited.
§ 350-274, Table 1: Illustration of Range of Required Window Area
|
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|
(3)
Roofs.
(a)
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.
(b)
The roof shall be articulated above the building entrance.
§ 350-274, Table 2: Illustration of Minimum and Maximum Pitched Roofs
|
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|
(4)
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.
(5)
Facade articulation.
(a)
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.
(b)
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.
(c)
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]
(d)
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
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[Amended 4-5-2010 by Ord. No. 1587]
A. 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.
B. Sidewalk requirements.
(1)
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.
(2)
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.
(3)
Sidewalks are required to connect the street frontage to all
building entrances, parking areas, open space, and any other destination
that generates pedestrian traffic.
(4)
Sidewalks shall connect to existing sidewalks on abutting parcels.
(5)
The sidewalk material shall continue across driveways.
C. Pedestrian-oriented lighting shall be provided between the curb and
the sidewalk at a maximum spacing of 60 feet.
D. 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]
(1)
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.
(2)
Street trees shall be planted in tree wells or in the planter
strip underlain by soil, providing enhanced growth and survivability
rates.
(3)
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.
(4)
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.
(5)
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:
(a)
Willow oak—Quercus phellos.
(b)
Hackberry—Celtis occidentalis.
(c)
Thornless honeylocust—Gleditsia triacanthos var inermis.
(d)
London planetree—Platanus x acerifloia.
(e)
Shingle oak—Quercus imbricaria.
(f)
Scarlet oak—Quercus coccinea.
(g)
Chinese lacebark elm—Ulmus parvifolia.
(h)
Japanese zelkova—Zelkova serrata.
(i)
Sweet gum (fruitless cultivar)—Liquidambar styraciflua
"Rotundiloba."
(j)
Other trees that meet the above criteria.
(6)
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:
(a)
Trident maple—Acer buergeranum.
(b)
Hedge maple—Acer campestre.
(c)
Eastern red bud—Cercis canadensis.
(d)
Japanese tree lilac—Syringa reticulate.
(e)
Cherry cultivars—Prunus serrulata "Kwanzan" and "Okane"
Prunus x yedoenis.
(f)
Serviceberry cultivars—Amelanchier.
(g)
Sweet bay magnolia — Magnolia virginiana.
(h)
Other trees that meet the above criteria.
E. 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.
F. Window boxes. Window boxes shall not encroach into the sidewalk so
that less than five feet of the sidewalk is available for pedestrians.
G. 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
|
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|
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
|
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|
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
|
(1)
Public plazas/squares/courtyards standards.
(a)
The minimum size required is 500 square feet.
(b)
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.
(c)
A minimum of 20% of the plaza shall be landscaped with trees,
shrubs, and mixed plantings with year-round interest.
(d)
The plaza shall use the following paving materials: unit pavers,
paving stones, or concrete.
(e)
A minimum of two benches of at least five feet in length are
required.
(f)
The plaza shall not be used for parking, loading or vehicular
access (excluding emergency vehicular access).
(g)
Public art or a water feature is required.
(h)
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
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[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.
A. General requirements.
(1)
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.
(2)
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.
(3)
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.
(4)
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.
(5)
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.
(6)
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.
B. Plan submission standards.
(1)
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)
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.
(b)
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.
(c)
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.
(2)
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.
(3)
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.
C. 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.
D. Maintenance. Lighting fixtures and ancillary equipment shall be maintained
so as always to meet the requirements of this section.
E. 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.
F. Light standard heights.
(1)
Pedestrian lighting for sidewalks shall be a maximum of 12 feet
in height, measured from the ground to the top of the light fixture.
(2)
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.
G. Lamp types.
(1)
All pedestrian lighting types shall be approved by the Township
Commissioners.
(2)
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.
H. Fixture and pole types. All lighting fixtures, poles, arms and brackets
shall be approved by the Township Board of Commissioners.
(1)
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.
(2)
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.
(3)
Upon completion of streetlight installation, the developer or
his designated representative shall notify the Township Lighting Consultant
and Township Engineer, in writing, of completion of lighting facilities.
Copy of the electrical underwriters' certificate shall also be included
with this notification.
[Amended 4-5-2010 by Ord. No. 1587]
All electric, cable and other wire services for new construction
shall be underground.