Deceleration or turning lanes may be required
by the Township along existing and proposed streets whenever such
lanes appear to the Board to be required by reasonable safety needs
as determined by a traffic impact study or otherwise by the Board.
A. Deceleration lanes shall be designed to the following
standards:
(1) The lane shall have a minimum width of 12 feet or,
in the case of intersections with state highways, such widths as are
required by the applicable regulations and standards of the Pennsylvania
Department of Transportation.
(2) The lane shall provide the full required lane width
for the entire length, which shall be measured from the center line
of the intersecting road. In addition, there shall be a seventy-five-foot
taper provided at the beginning of the lane so that traffic can leave
the main traveled lane smoothly.
(3) The minimum lane length shall be as follows:
|
Design Speed of Road
(mph)
|
Minimum Deceleration Lane Length
(feet)
|
---|
|
30
|
165
|
|
40
|
275
|
|
50
|
300
|
B. Acceleration lanes are only required when indicated
as needed by a traffic impact study. The design shall be as per the
recommendation of the Township Engineer. As necessary, a paved taper
shall be provided for right-hand turns.
[Amended 5-19-1998 by Ord. No. 3-1998]
A. Submission.
(1) A traffic impact study is required for any development
which intends to access an arterial or collector road when any of
the following conditions apply:
(a)
The proposed development consists of more than
any one of the following:
[1]
Forty-five single-family detached dwelling units.
[2]
Eighty dwelling units other than single-family
detached.
[3]
Ten thousand square feet gross leasable area
of commercial use(s).
[4]
Seventeen thousand square feet of office use(s).
[5]
Fifty thousand square feet of industrial use(s).
[6]
Thirty thousand square feet of institutional
use(s).
(b)
Any use or combination of uses which will generate
more than 1,500 vehicle trips per day.
(c)
The proposed development is located within 1/4
mile of any roadway or intersection which is already heavily congested
or is operating at or below a level of service of "D." In order to
determine the location of any such roadway or intersection, the applicant
shall reference existing documentation such as the Comprehensive Plan
or an area-wide traffic plan. In addition, where indicated, the applicant
shall perform new traffic counts and level of service studies as may
be necessary.
(d)
The proposed development will affect any roadway
which has been identified as having inadequate or unsafe circulation
or stopping distances.
(e)
The proposed access is within close proximity
(less than 200 feet) of an existing or proposed medium- or high-volume
(over 750 average daily traffic) driveway or intersection.
(f)
Traffic from the development would be significant
enough to change the designated functional classification of any adjacent
road.
(2) A traffic impact study is required for any development
which intends to access a local road when any of the following conditions
are met:
(a)
The proposed development consists of one or
more of the following:
[1]
Any nonresidential or nonagriculture use(s).
[2]
More than 45 single-family detached dwelling
units with only one access point.
[3]
More than 80 dwelling units other than single-family
detached with only one access point.
[4]
Any residential use generating more than 100
total peak-hour trips.
(b)
Traffic from the development would be significant
enough to change the designated functional classification of any adjacent
road.
B. Contents. The traffic impact study shall comply with
the procedural and content requirements of the Chester County Planning
Commission Circulation Handbook, dated April 1994, page 5-31, Table
5.8, Basic Components of a Traffic Impact Study, and, when required,
pages 5-34 and 5-35, or as such requirements are amended from time
to time.
Private streets may be permitted by the Board
under the following circumstances:
A. There is a recorded agreement between the applicant
and the Township specifying that said streets will not be offered
for dedication and will not be accepted by the Township unless constructed
to Township standards then existing at the time of offer of dedication.
B. The design of private streets shall vary from Township
standards otherwise applicable to the construction of streets to be
dedicated to the Township only in respect to width. Type of paving,
grades, sight distances, horizontal curve limitations, storm drainage
facilities and other elements of street design shall be in accordance
with the standards contained hereinafter in this Part 1. The width
of a private street may be reduced to a minimum cartway of 18 feet.
C. Lots fronting on private streets shall meet the requirements
of the Willistown Township Zoning Ordinance, as amended, with regard
to lot width and setbacks.
D. A private street shall provide access to three or
more lots.
[Amended 11-28-2011 by Ord. No. 10-2011]
A. Private driveways shall be provided for all residences,
and the construction shall be in accordance with the regulations of
this section and the Willistown Street Opening Ordinance, in order to provide safe access to Township and state
roads, to eliminate problems of stormwater runoff and to assure sufficient
area for and access to off-street parking.
B. The finished surface of the driveway sloping toward
the public road shall be shaped so that no stormwater runoff from
the property shall discharge upon the public right-of-way. This shall
be accomplished by providing a minimum crown of two inches or a side-to-side
slope of three inches and shaping the last 20 feet of length of the
driveway at the street line so that all surface runoff discharges
on the owner's property. On steep driveways, an interceptor may be
required at the edges to restrain runoff and deflect it to the side,
and installation of a concrete drop structure with steel grate cover
across the driveway and connected by storm sewer to an appropriate
watercourse also may be required. Discharge of roof drains or downspouts
onto a driveway which slopes toward the street shall not be permitted.
No drainpipe from any basement sump pump, foundation drain, disposal
field, terrace, roof or pavement shall be discharged on the public
right-of-way.
C. The sight distance at the intersection of a proposed driveway with any state, Township or private road shall be maintained as specified in §
123-29 of this Part
1.
D. Two contiguous lots may share a common driveway, provided shared access easements are executed to the Township's satisfaction pursuant to §
123-46.
[Added 8-14-2017 by Ord.
No. 6-2017]
E. Joint private access and affiliated access easements may be required
between adjacent lots fronting on arterial and collector streets to
minimize the total number of access points along those streets and
to facilitate traffic flow between lots. The location and dimensions
of said access shall be approved by the Township.
[Added 8-14-2017 by Ord.
No. 6-2017]
Unless the Willistown Township Zoning Ordinance
of 1981, as amended, requires otherwise (in which event the terms
of the Zoning Ordinance shall control), at least one off-street parking space with access to a
public street shall be provided for each proposed dwelling unit. Where
such access is to other than a minor residential service street, adequate
turnaround space shall be provided on the lot. Parking areas shall
be provided for commercial and industrial use as required by the Zoning
Ordinance.
[Amended 11-11-2002 by Ord. No. 6-2002; 11-23-2009 by Ord. No. 8-2009; 9-12-2011 by Ord. No. 8-2011]
A. Purpose. The standards established in this section set forth criteria
for:
(1) Providing lighting in outdoor public places where public health,
safety and welfare are potential concerns.
(2) Controlling glare from nonvehicular light sources that shine directly
into drivers' and pedestrians' eyes and thereby impair their safe
travel.
(3) Protecting neighbors and the night sky from nuisance glare and stray
light from poorly aimed, placed, applied or shielded light sources.
(4) Promoting efficient design and operation with regard to energy conservation.
(5) Protecting and retaining the intended visual character of the various
venues of the Township.
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 multifamily dwelling units, commercial, industrial, public recreational,
and institutional uses. Lighting for outdoor recreational facilities,
such as playing fields or ball fields, is expressly prohibited.
(2) The Board of Supervisors may require lighting to be incorporated
for other uses or locations as it deems necessary or may restrict
lighting in any of the above uses or applications when health, safety
and welfare are issues.
(3) The glare control requirements herein contained apply to lighting
in all above-mentioned uses as well as sign, architectural, landscaping,
and residential lighting.
C. Criteria.
(1) Illumination levels.
(a)
Lighting, where required by this chapter, 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.
(b)
Future amendments to said recommended practices shall be incorporated
into lighting plans submitted to the Township without further action
of the Township.
(c)
Light power densities (LPDs). Lighting shall conform to the
exterior LPDs as set forth by the current edition of ASHRAE/IESNA
90.1 Standard. 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.
|
---|
|
Streets, local residential
|
0.4 Avg.
|
6:1
|
|
Streets, local commercial
|
0.9 Avg.
|
6:1
|
|
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 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.
|
5:1
|
|
Building entrances
|
5.0 Avg.
|
--
|
|
Notes:
|
---|
|
1.
|
Illumination levels are maintained horizontal footcandles on
the task, e.g., pavement or area surface.
|
|
2.
|
Uniformity ratios dictate that average illuminance values shall
not exceed minimum values by more than the product of the minimum
value and the specified ratio, e.g., for commercial parking high activity,
the average footcandles shall not be in excess of 3.6 (0.9 x 4).
|
(2) Lighting fixture design.
(a)
Fixtures shall be of a type and design appropriate to the lighting
application and aesthetically appropriate to the surrounding area,
as acceptable to the Board of Supervisors. The same type of light
must be used for the same or similar type of lighting application
on any one site.
(b)
For the lighting of predominantly horizontal surfaces such as,
but not limited to, parking areas, roadways, vehicular and pedestrian
passage areas, merchandising and storage areas, automotive-fuel dispensing
facilities, automotive sales areas, loading docks, culs-de-sac, active
and passive recreational areas, building entrances, sidewalks, bicycle
and pedestrian paths, and site entrances, lighting fixtures shall
be aimed straight down and 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, or as amended). Lighting fixtures
with an aggregate rated lamp output not exceeding 500 lumens, e.g.,
the rated output of a standard nondirectional forty-watt incandescent
or ten-watt compact fluorescent lamp, are exempt from the requirements
of this subsection. In the case of decorative street lighting, the
Township may approve the use of lighting fixtures that are fully shielded
or comply with IESNA cutoff criteria.
(c)
For the lighting of predominantly nonhorizontal surfaces such as, but not limited to, facades, landscaping, signs, off-premises signs, fountains, displays and statuary, when their use is specifically permitted by the Board of Supervisors, lighting fixtures shall be shielded and shall be installed and aimed so as to not project their output into the windows of neighboring residences, adjacent uses, beyond the immediate object(s) being illuminated, skyward or onto a public roadway. Acceptable glare control shall be required. All such lighting shall be extinguished between the hours of 11:00 p.m. prevailing time and dawn. Lighting fixtures with an aggregate rated lamp output not exceeding 500 lumens, e.g., the rated output of a standard nondirectional forty-watt incandescent or ten-watt compact fluorescent lamp, are exempt from the requirements of this subsection. All lighting or illuminating of signs shall conform to the provisions of §
139-111.
(d)
Unless otherwise permitted by the Board of Supervisors, all
fixtures shall be fully shielded luminaire, defined as a luminaire
constructed and installed in such a manner that all light emitted
by the luminaire, either directly from the lamp or a diffusing element,
or indirectly by reflection or refraction from any part of the luminaire,
is projected below the horizontal plane through the luminaire's lowest
light-emitting part (for examples of fully shielded luminaires, see
Exhibit 1 below). 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.
(3) Control of nuisance and disabling glare.
(a)
All outdoor lighting, whether or not required by this chapter,
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 (disabling glare), and
so as not to create a nuisance by projecting or reflecting objectionable
light onto a neighboring use or property (nuisance glare). The following
are not permitted: chasers, flashing lights and other blinking lights
designed to attract attention. In addition, neon lighting shall not
be permitted in residential districts.
(b)
The use of floodlights and wall-mounted lighting fixtures (wall
packs) shall not be permitted to illuminate parking areas unless it
can be proven to the satisfaction of the Board of Supervisors that
the employment of no other means is possible. Directional lighting
fixtures such as floodlights and spotlights, when theft use is specifically
approved by the Board of Supervisors, shall be so shielded, installed
and aimed that they do not project their output into the windows of
neighboring residences, adjacent uses, past the object being illuminated,
skyward or onto a public roadway or pedestrianway. Floodlights installed
above grade on residential properties, except when motion-sensor actuated,
shall not be aimed out more than 45° from straight down. When
a floodlight creates glare as viewed from an adjacent residential
property, the floodlight shall be required to be re-aimed and/or fitted
with a shielding device to block the view of the glare source from
that property.
(c)
Unless otherwise permitted by the Board of Supervisors, lighting
shall be controlled by automatic switching devices such as timers,
motion detectors and photocells, to extinguish offending sources between
11:00 p.m. and dawn to mitigate glare and skylighting consequences.
Automatic control shall be accomplished through the use of a programmable
controller with astronomical and daylight saving time control and
battery power-outage reset, which accommodates daily and weekly variations
in operating hours, annual time changes and seasonal variations in
hours of darkness.
(d)
Parking facility and vehicular and pedestrianway lighting (except
for safety and security applications and all-night business operations),
for commercial, industrial and institutional uses shall be automatically
extinguished no later than 1/2 hour after the close of business or
facility operation. When safety or security lighting is proposed for
after-hours illumination, it shall not be in excess of 25% of the
number of lighting fixtures or illumination level required or permitted
for illumination during regular business hours. When it can be demonstrated
to the satisfaction of the Township that an elevated security risk
exists, e.g., a history of relevant crime, an appropriate increase
above the twenty-five-percent limit may be permitted.
(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, appropriate application of mounting height, wattage,
aiming angle, fixture placement, and fixture design, etc., and the
addition of shields and baffles as necessary. Fixtures must be mounted
in such a manner that their cone of light does not cross any property
line of the site.
(f)
Lighting shall be hooded or directed, to the extent practical,
to shield the light source from direct view from adjacent properties,
streets, or street rights-of-way. To this end, the light source shall
be completely concealed within an opaque housing.
(g)
The illumination projected from any use onto a residential use
shall at no time exceed 0.1 footcandle, measured line-of-sight at
any time and from any point on the receiving residential property.
The illumination projected from any property onto a nonresidential
use shall at no time exceed 1.0 footcandle, measured line-of-sight
from any point on the receiving property.
(h)
When requested by the Board of Supervisors, the applicant shall
submit a visual impact photometric plan that demonstrates both light
coverage and light spillage resulting from the proposed lighting plan
and the provision for adequate measures to mitigate nuisance from
light pollution and disabling glare, both on the uses or development
site and on adjacent properties.
(4) Installation.
(a)
Fixtures meeting IESNA cutoff criteria shall not be mounted
in excess of 20 feet above finished grade or mounted in excess of
the maximum building height permitted in the district, whichever is
less. Fixtures not meeting IESNA cutoff criteria shall not be mounted
in excess of 15 feet above grade except as specifically approved by
the Board of Supervisors.
(b)
Fixtures used for general area lighting shall be aimed so as
to project their output straight down, unless otherwise approved.
(c)
Electrical feeds to lighting standards shall be run underground,
not overhead, and shall be in accordance with the IESNA Lighting Handbook.
(d)
Lighting standards in parking areas shall be placed a minimum
of five feet outside paved area, or on concrete pedestals at least
30 inches high above the pavement, or by other approved protective
means.
(e)
Pole-mounted lighting fixtures for lighting horizontal tasks
shall be aimed straight down, and poles shall be plumb. Poles and
brackets for supporting lighting fixtures shall be those specifically
manufactured for that purpose and shall be designed and rated for
the lighting fixture and mounting accessory weights and wind loads
involved. Pole foundations shall be designed consistent with manufacturer's
wind load requirements and local soil conditions involved and shall
be built in accordance with the Township Building Code.
(5) Maintenance. Lighting fixtures shall be maintained so as to always
meet the requirements of this article.
D. Plan submission. Lighting plans shall be submitted to the Township
for review and approval and shall include:
(1) Layout of the proposed fixture locations. The lighting plan shall
contain a layout of all proposed and existing lighting fixtures, including
but not limited to area, architectural, building entrance, canopy,
soffit, landscape, flag, sign, etc., by location, orientation, aiming
direction, mounting height, lamp, photometry and type.
(2) Isofootcandle plots for individual fixture installations and 10 x
10 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 (including
model and manufacturer information), photometrics, glare reduction
devices, lamps, bulb technology (including color of light), control
devices, mounting heights and mounting methods proposed.
(4) Light-loss factors, IES candela test-filename, initial lamp-lumen
ratings and specific lamp manufacturer's lamp ordering nomenclature,
used in calculating the plotted illuminance levels.
(5) When landscaping plans are involved, they shall contain the lighting
fixture locations and shall demonstrate that the site lighting and
landscaping have been coordinated to minimize conflict between vegetation
and intended light distribution, both initially and at vegetation
maturity.
(6) When required by the Township, the applicant shall also submit a
visual-impact plan that demonstrates appropriate steps have been taken
to mitigate potential consequences of on-site and off-site glare and
to retain the intended character of the Township. This plan may require
the inclusion of initial vertical footcandle values at specific off-site
venues, e.g., bedroom windows of adjacent residential uses.
(7) Post-approval alterations to lighting plans or intended substitutions
for approved lighting equipment shall be submitted to the Township
for review and approval. Requests for substitutions shall be accompanied
by catalog cuts of the proposed equipment that demonstrate the proposed
substitution is equal to or exceeds the optical quality and maintainability
of the specified lighting fixtures, and accompanied by a lighting
plan, including a point-by-point plot, which demonates that proposed
substitutions will result in a lighting design that equals or exceeds
the quality of the approved plan.
E. Post-installation inspection. The Township reserves the right to
conduct a post-installation nighttime inspection to verify compliance
with the requirements of this chapter and, if appropriate, to require
remedial action.
F. 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 so notified and required to take remedial action
within a specified time period.
(b)
If appropriate corrective action has not been effected within
the specified time period, the Township may take appropriate legal
action.
(2) Nuisance glare and inadequate illumination levels.
(a)
When the Township judges that an installation produces unacceptable
levels of nuisance glare or skyward light or that illumination levels
are insufficient or not being maintained in accordance with this chapter,
the Township shall cause notification of the person(s) responsible
for the lighting and require remedial action.
(b)
If the infraction so warrants, the Township may act to have the problem corrected as in Subsection
F(1)(b), above.
G. Nonconforming lighting. Any lighting fixture existing on the effective
date of this section which does not conform with the requirements
of this article, shall be considered a lawful, nonconforming lighting
fixture, subject to the following:
(1) A nonconforming lighting fixture shall be made to comply with the
requirements of this article when such fixture is replaced, relocated
or repaired or when such fixture(s) are deemed by the Township to
create a safety hazard.
(2) All nonconforming lighting fixtures within the Township shall be
made to conform to all pertinent regulations or be removed within
three years after the effective date of this section.
H. Streetlighting dedication.
(1) The Township may accept dedication of streetlighting facilities in
the instance of said lighting being in the right-of-way of a street
dedicated to the Township. Streetlighting may be accepted along with
the acceptance of the street. Following 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 administration, collection, proration of nonpayables, actual
utility electrical charges, maintenance and maintenance contracts
for maintenance of fixtures and associated equipment.
(2) Until such time as the streetlighting is dedicated, the developer
of the tract (who has escrowed the streetlighting) will be responsible
for any and all costs associated with each streetlight. Such costs
shall include, but not be limited to, administration, placement, and
electrical charges from the utility and maintenance.
(3) Streetlights not dedicated to the Township will remain the responsibility
of the developer or appropriate private entity or homeowners' association.
Said private entity or homeowners' association shall then assume all
costs and responsibilities for the lighting in perpetuity.
[Added 6-25-2001 by Ord. No. 4-2001]
A. The design of communal mailbox enclosures and the
materials used in their construction shall be consistent with the
architectural character of the housing units found in the development
and be acceptable to the United States Postal Service.
B. Communal mailboxes shall be located in proximity to
groupings of housing units and shall be readily accessible to the
residents of said units. Communal mailboxes shall be readily accessible
by pedestrians.
[Amended 11-14-1995 by Ord. No. 9-1995]
The management of stormwater shall comply with the requirements of Chapter
73, Environmental Protection, Article
VIII, Stormwater Management, of this Code, §§
73-35 to
73-45, which are incorporated by reference as if set forth fully herein, as may be amended from time to time in accordance with the procedures set forth in §
123-58 and the Municipalities Planning Code.
[Amended 11-14-1995 by Ord. No. 9-1995]
The management of stormwater runoff to control soil erosion and sedimentation shall comply with the requirements of Chapter
73, Environmental Protection, Article
IX, Soil Erosion and Sediment Pollution Control, of this Code, §§
73-46 to
73-51, which are incorporated by reference as if set forth fully herein, as may be amended from time to time in accordance with the procedures set forth in §
123-58 and the Municipalities Planning Code.
[Amended 11-14-1995 by Ord. No. 9-1995]
All subdivisions and land developments shall comply with the requirements of Chapter
73, Environmental Protection, Article
X, Landscaping, Buffering and Screening; Development and Construction Standards, of this Code, §§
73-52 to
73-57, which are incorporated by reference as if set forth fully herein, as may be amended from time to time in accordance with the procedures set forth in §
123-58 of this Chapter
123 and the Municipalities Planning Code.
[Added 10-22-2007 by Ord. No. 10-2007]
The following streetscape amenities are required
for all subdivisions and land developments on Lancaster Avenue or
connecting cross streets. In instances where existing conditions dictate
alternative specifications, the essence of the overall streetscape
design shall be maintained. Alternative specifications shall be approved
by the Planning Commission.
A. Sidewalk specifications: Sidewalks shall be constructed
to include three bands (See Exhibit 1: Sidewalk Standard).
(1)
Verge: Six-foot brick paver at curb (minimum
of three feet where six feet is not practical). Paver to provide space
for lighting poles, fire hydrants, signage and other obstructions.
(2)
Sidewalk: Six-foot unobstructed concrete walking
area (minimum width of four feet where six feet is not possible).
(3)
Green area: Six-foot-wide grass planting strip
to include street trees planted generally 25 to 30 feet apart in the
center depending on the species and reach of canopy. The intent is
to provide a continuous canopy. Deciduous shrub plantings shall also
be provided between shade trees to provide a visual screen from vehicular
lights within parking areas located to the front of structures. (See
Exhibit 2: Street Tree and Shrub Standard). The green area shall be
installed continuously along the entire width of the lot next to the
sidewalk except in instances where a principal structure directly
abuts the sidewalk. In instances where a six-foot green area is not
feasible due to limited site width or other unique existing conditions,
planters and other forms of decorative plantings may be substituted.
(4)
Brick specifications:
(b)
Style: EP Henry or approved equivalent.
B. Lighting specifications. The intent is to reestablish
the traditional pedestrian-scale lighting. This includes the use of
lower, more closely spaced lamps, with softer light, while recognizing
taller more intensive lights may be necessary to mark intersections.
Lighting shall be provided according to the following specifications
or an approved equivalent.
(1)
Streetlights.
(a)
Light fixture (see Exhibit 3).
[1] Style: Lumec - Optima Series -
Luminaire - Model No. OT10-PH (DF10) or approved equivalent. Includes
photoelectric cell with decorative finial.
[3] Lamp: 250-watt metal halide lamp.
(b)
Poles (see Exhibit 4).
[1] Style: Shakespeare - Historical
Series - Washington Style - Model No. AP17 12FS11 - fluted or approved
equivalent.
[3] Base: anchor base, seventeen-inch
diameter with three-inch tenon.
[5] Spacing: generally 80 feet to 100
feet, unless specifications dictate otherwise.
[6] Setback from curb: located within
the center of the curbside paver at three feet, where practical.
(2)
Internal off-street parking area (parking lot)
lights.
(a)
Light fixture (see Exhibit 5).
[2] Lamp: 400-watt metal halide.
[3] Style: Emco 25” Ecoround
- Model: ERA-25-2-3H-400MH-277MT-BLP-PTF or approved equivalent.
(b)
Poles.
[1] Style: Shakespeare - AQ series
- four-inch by four-inch anchor base - Model: AQ1602S1BB01 with OPSH-AQ1
shroud and 23/8" tenon or approved equivalent.
C. Street furniture specifications. Street furniture
shall be provided according to the following specifications or an
approved equivalent.
(1)
Benches (see Exhibit 6).
(a)
Style: Steelsites RB Series - RB-28 six-foot
or approved equivalent.
(2)
Trash receptacle and ash urn (see Exhibit 7).
(c)
Style: Ironsites Series - S 42 Black (Ash Urn
- Ironsites Series - S 20) or approved equivalent.
D. Ownership, maintenance, and replacement of streetscape
amenities.
(1)
Ownership of all streetscape amenities shall
be vested with the ownership of real property.
(2)
The applicant shall make arrangements acceptable
to the Township that all streetscape amenities are installed in accordance
with this section and shall be guaranteed and maintained for the health,
safety and welfare of the community. After installation and prior
to Township acceptance of the streetscape amenities, representatives
of the Township shall perform an inspection of the finished site for
compliance with this section.
(3)
The applicant shall make arrangements acceptable
to the Township for the long-term maintenance of streetscape amenities.
The applicant shall provide the names, addresses and telephone numbers
of those persons or organizations who will be assuming such responsibilities.
Streetscape amenities required by this chapter or any other ordinance
shall be subject to suitable restrictive covenants that run with the
development tract and, if practicable, rules and regulations governing
the use and maintenance of amenities, which covenants, rules and regulations
shall be in form and substance acceptable to the Township Solicitor
and, in the case of covenants, rules and regulations, shall, without
limiting the foregoing, require the maintenance and replacement and
prohibit the destruction or removal of all streetscape amenities and
improvements depicted on the development tract's site plan; empower
the Township to enforce said obligations; and prohibit the amendment
or termination of any of the mandatory terms thereof without the express
approval of the Township.
(4)
Streetscape amenities shall be replaced by the
owner of record where such amenities no longer function according
to design or are worn and in need of repair or replacement. Where
accidental damage or vandalism of streetscape amenities occurs, the
applicant shall replace the damaged amenities in accordance with the
original or modified site plan.
[Added 12-15-2014 by Ord. No. 7-2014]
A. Purpose. The purpose of this section is to help prevent and minimize
unnecessary risk to the public health, safety and welfare due to transmission
pipelines and ensure consistency with the intent of the Township's
Comprehensive Plan. Recognizing it is impossible to eliminate risk
entirely, this section is intended to:
(1)
Minimize the likelihood of accidental damage to transmission
pipelines due to external forces, such as construction activity and
equipment.
(2)
Avoid exposing land uses with high on-site populations that
are difficult to evacuate.
(3)
Help reduce adverse impacts in the event of a pipeline failure.
(4)
Ensure compliance with and supplement existing federal and state
regulations related to transmission pipeline corridor management,
among them Federal Energy Regulatory Commission (FERC) standards,
the Pennsylvania Oil and Gas Act (as amended), and Pennsylvania case law.
B. Applicability.
(1)
Setbacks.
(a)
New residential buildings and all new commercial, industrial
and institutional uses, other than those surface uses affiliated with
transmission pipelines, shall be set back a minimum of 300 feet from
any existing or proposed transmission pipeline right-of-way; such
uses shall be set back from natural gas compressor stations or other
surface land uses affiliated with transmission pipelines a minimum
of 750 feet, or 500 feet from the nearest lot line of natural gas
compressor stations or other surface land uses affiliated with transmission
pipelines, whichever is greater. Other unoccupied residential or nonresidential
accessory uses such as but not limited to detached garages, parking
areas, storage facilities or garden sheds shall not be located within
200 feet of any pipeline right-of-way. While these setbacks originated
in amendments to the Pennsylvania Oil and Gas Act (Act 13 of 2012),
the Township intends to monitor emerging science on setback safety
and revise these standards periodically. Where yard area or other
setbacks of the underlying zoning district contradict these standards,
the larger of the setbacks shall apply.
(b)
Setbacks may be modified by the Township pursuant to the type
of material being transported in the pipeline, the type of use being
proposed for the site, and the current status of science regarding
safety protocols in proximity to pipelines or surface land uses affiliated
with transmission pipelines. The Township shall, on a case-by-case
basis, determine whether increased setbacks are warranted consistent
with the potential impact radius (PIR), defined by the relationship
between the diameter of the adjacent pipeline and its maximum operating
pressure (See 139 Attachment 2.), whether high on-site populations are proposed (often
referred to as "high consequence areas"), and whether more than one
transmission pipeline (such as coupled lines) exist (or are proposed).
The PIR approach is applicable only to gas or petroleum gas transmission
pipelines as defined by 49 CFR, 192.3. Transmission pipelines carrying
hazardous liquids, as defined by 49 CFR, 195.2, shall adhere to the
setback standards contained in this subsection.
(c)
No activity or grading within the pipeline setback shall create
depressions or areas in which flammable or explosive materials may
collect or accumulate; examples include but are not limited to grading
for structures, stormwater management facilities or landscape beds.
Furthermore, pipeline rights-of-way shall be identified and protected
during construction by erecting suitable temporary barricades (nondisturbance
fencing or silt fencing) and posting notices onsite.
(2)
Consultation zone.
(a)
Any application, other than those surface uses affiliated with
transmission pipelines, for new residential structures and all commercial,
industrial and institutional uses (whether Class 1, 2, 3 or 4 locations
pursuant to Exhibit 1), proposed within 660 feet of any existing or proposed
transmission pipeline right-of-way shall include written verification
from the applicant that:
[1] The applicant has contacted the pipeline operator(s)
and has provided the pipeline operator(s) with documentation detailing
the proposed development activity and where the activity is to take
place;
[2] The applicant has made sufficient access to the
pipeline available to the pipeline operator(s) for routine maintenance
and emergency operations; and
[3] The pipeline operator(s) has reviewed the documents
for compatibility with continued or proposed safe operation of the
transmission pipeline(s).
(b)
It shall be clear in the written notification submitted with
the application that the pipeline operator(s) has received and acknowledged
documentation showing the proposed activity and its location.
(3)
Land uses with high on-site populations.
(a)
Applicants for land uses with high on-site populations within
660 feet of a transmission pipeline shall develop appropriate mitigation
measures to help reduce adverse impacts in the event of a pipeline
failure. Such measures and/or corresponding plans shall be submitted
to the Township for review. Land uses with high on-site populations
include schools (through grade 12), hospitals, clinics, multifamily
housing, retirement and/or life care facilities, stadiums or arenas,
day-care centers, or large scale commercial, industrial or institutional
uses of 50 or more persons.
(b)
Mitigation measures intended to reduce risk and minimize impact
in the event of a pipeline failure include but are not limited to:
emergency procedures such as emergency plans and guides, employee
training and drills, and education programs for occupants and employees
concerning pipeline safety, such as what to be aware of and how to
respond in the event of a problem. Applicants shall consult with the
local fire marshal regarding the level of emergency planning and procedures
appropriate for the proposed development; the fire marshall may also
require submission of plans for review and approval where deemed appropriate.
C. Land development design, buffering and screening.
(1)
Applicants shall consider existing or proposed pipelines in
their design and placement of lots, structures and roads. Specifically,
consideration shall be given to incorporating the linear appearance
of the pipeline right-of-way into the overall development design or
landscaping in a manner that works with or minimizes the linear appearance
of the pipeline right-of-way. Attempts shall be made to avoid creating
a bisecting and unnatural linear space that does not relate to the
land development.
(2)
The applicant shall provide a plan prepared by a landscape architect
licensed in Pennsylvania showing landscaping proposed to be installed
to minimize the linear-appearance of the pipeline right-of-way and
screen and buffer new development from transmission pipelines in the
event of an accident or failure. Landscaping can be used both to minimize
the linear appearance of the pipeline right-of-way and buffer structures
from those remedial activities associated with pipeline failure and
cleanup.
(3)
The landscape plan shall incorporate a mix of native vegetation, including evergreens, shrubbery and trees, which shall be of sufficient density to meet the objectives outlined herein while permitting suitable points of access for pipeline personnel providing routine maintenance. Existing vegetation in proximity to transmission pipelines shall be preserved to the greatest extent possible. All proposed landscaping shall comply with the requirements of this section and Chapter
73, Environmental Protection.
D. Signage. Applicants shall consult with transmission pipeline operators
to determine the need for, number of, and placement of utility identification
signs, appropriate warning signs and owner identification signs. The
number and placement of signs and their content shall be shown on
plan submissions.