[Ord. 2-2000, 4/5/2000, § 91]
1. 
Physical improvements to the property being developed shall be provided, constructed, and installed as shown on the record plan, in accordance with the requirements of the Township.
2. 
As a condition to review of a final plan by the Township Planning Commission, the developer shall agree with the Township as to installations of all improvements shown on the plan and required by these regulations. Before the record plan may be endorsed by the Township, the developer shall submit a completed original copy of the subdivision improvements agreement.
3. 
All improvements installed by the developer shall be constructed in accordance with the design specifications of the Township. If there are no applicable county or state regulations, the Township may authorize that specifications be prepared by a registered professional engineer.
4. 
Supervision of the installation of the improvements required by this chapter shall in all cases be the responsibility of the Township or the appropriate state regulatory agency.
[Ord. 2-2000, 4/5/2000, § 92]
1. 
Sanitary sewage disposal system(s) shall be provided, consistent with the design standards and requirements contained in this chapter.
2. 
Wherever feasible, the subdivision shall be provided with a complete public or community water distribution system. The design and installation of such system shall be subject to the approval of the engineer of the appropriate water utility company and the Township Engineer. The design and installation of such community distribution system shall be subject to the approval of the Pennsylvania Department of Environmental Protection, and such system shall be further subject to satisfactory provision for the maintenance thereof.
[Ord. 2-2000, 4/5/2000, § 93]
Wherever a public or community water supply system is provided, fire hydrants shall be installed within 600 feet of all existing and proposed structures, measured by way of accessible streets as specified by the State Insurance Services Office and the Fire Marshal providing service in the area.
[Ord. 2-2000, 4/5/2000, § 94]
1. 
Permanent stone or concrete monuments shall be accurately placed at the intersection of all lines forming angles and at changes in directions of lines in the boundary (perimeter) of the property being subdivided. Monuments shall be placed before final plan approval can be granted, unless the costs of installation shall be included within the applicant's performance guarantee.
2. 
All monuments shall be placed by a registered surveyor in order that the scored (by an indented cross in the top of the monument) point shall coincide exactly with the point of intersection of the lines being monumented.
3. 
Monuments shall be set with their top level at the finished grade of the surrounding ground.
4. 
All streets shall be monumented (preferably on the right-of-way lines) at the following locations:
A. 
At least one monument at each intersection.
B. 
At changes in direction of street lines, excluding curb arcs at intersections.
C. 
At each end of each curved street line, excluding curb arcs at intersections.
D. 
An intermediate monument wherever topographical or other conditions make it impossible to sight between two otherwise required monuments.
E. 
At such other places along the line of streets as may be determined by the Township to be necessary so that any street may be readily defined in the future.
5. 
All lot corners where stone or concrete monuments are not required shall be pinned by the placement of iron pins three feet six inches in length and 3/4 inch in diameter and shall be driven into the ground three feet deep until completion of construction, at which time they may be driven flush with the ground. It shall be the applicant's responsibility to replace any pins that are lost or moved during construction activities.
6. 
Within five days after completion of the placement of monuments and pins for any subdivision or section thereof, or completion of the replacement of any such monuments or pins destroyed during construction activities, the registered surveyor responsible for the work shall provide the Township with written certification of accurate placement thereof, substantially as follows:
A. 
I, ____________________, (surveyor) hereby certify that all of the monuments and pins shown on (section of) the (name of subdivision) subdivision plan have been accurately placed in accordance with the plan.
B. 
I, ____________________, hereby certify that I have replaced (number) pins/monuments within the (name of subdivision) subdivision and that, after such replacement, all of the monuments and pins shown on (section of) the (names of subdivision) subdivision plan have been accurately placed in accordance with the plan.
[Ord. 2-2000, 4/5/2000, § 95]
1. 
No portion of tree masses or trees with caliper of four inches or greater shall be cleared unless clearly necessary for effectuation of the proposed subdivision or development. Developers shall make all reasonable efforts to harmonize their plans with the preservation of existing trees. All trees, which are to remain on the tract, shall be clearly depicted on the landscape and grading plans for the development.
2. 
When effectuation of a proposed subdivision or development necessitates the clearing of trees or portions of tree masses, developers shall be guided by the following criteria in selecting trees and ornamentals for retention or clearing:
A. 
Esthetic values (autumn coloration, type of flowers and fruit, bark and crown characteristics, amount of dieback present).
B. 
Susceptibility of tree to insect and disease attack and to air pollution.
C. 
Species longevity.
D. 
Wind firmness and characteristic of soil to hold trees.
E. 
Wildlife values (oak, hickory, pine, walnut and dogwood have high food value).
F. 
Comfort to surroundings (hardwoods reduce summer temperatures to surroundings more effectively than pines or cedars).
G. 
Existence of disease, rot or other damage to the tree.
H. 
Protection of buildings (dead and large limbs hanging over buildings should be removed).
3. 
Developers shall exercise care to protect trees which are to remain from damage during construction. The following procedures shall be followed in order to so protect remaining trees:
A. 
The development shall be designed and programmed so as to minimize earthmoving, erosion, tree clearance and the destruction of natural amenities.
B. 
Existing trees shall be preserved wherever possible. The protection of trees of twelve-inch caliper or over, and of ornamentals shall be a factor in determining the location of open space, buildings, underground services, walks, paved areas, playgrounds, parking areas and finished grade levels. All trees scheduled to remain shall be protected by a thirty-six-inch high orange construction fence placed around the drip line of the trees. Where groups of trees exist, only the trees on the edge need to be fenced.
C. 
Developers shall exercise care to protect remaining trees from damage during construction. The following procedures shall be followed to protect remaining trees:
(1) 
Where existing ground levels are towered, a circular retention wall of sufficient size shall be built around the tree to maintain the old soil level. Where existing ground levels are raised, drainage tiles shall be built around the base of the tree. Such well may be left open or can be filled with coarse stones, at least two inches. Tiles must be installed in a radiating pattern.
(2) 
Trees within 25 feet of a building site or bordering entrances or exits to building sites shall be protected by wiring wooden slats or snow fencing around each tree.
(3) 
No boards or other material shall be nailed to trees during construction.
(4) 
Heavy equipment operators shall be warned to avoid damaging existing tree trunks and roots. Feeder roots shall not be cut closer than the tree drip line.
(5) 
Tree trunks and exposed roots that are damaged during construction shall be protected from further damage by being treated immediately in a suitable manner.
(6) 
Tree limbs damaged during construction shall be sawed flush to tree trunks and the tree or trunk shall be treated immediately in a suitable manner.
(7) 
The operation of heavy equipment over root systems of such trees shall be minimized in order to prevent soil compaction.
(8) 
Non-dormant trees shall be given a heavy application of fertilizer to aid in their recovery from possible damage caused by construction operations.
(9) 
Except for mulched vegetation matter used to prevent soil compaction, construction debris shall not be disposed of near or around the bases of such trees or foundations of houses.
4. 
Deciduous trees with a minimum caliper of two to 2 1/2 inches shall be provided where deemed advisable by the Township Planning Commission and/or Board of Supervisors.
[Ord. 2-2000, 4/5/2000; as added by Ord. 5-2002, 7/10/2002, § 4]
1. 
The requirements and standards of this article shall apply to sign, architectural, landscape lighting, and outdoor lighting facilities when provided for in all nonresidential off-street parking areas, off-street loading areas, and road ways serving only nonresidential uses, all residential compound parking areas consisting of 10 or more spaces, and such other developments or uses which the Board of supervisors deems outdoor lighting necessary for the protection of the health, safety, and welfare of the residents and the community. Lighting plans required by this article shall be submitted as part of the preliminary plan requirements of this chapter. Such lighting plans shall include a schematic layout of all proposed lighting fixture locations and isofootcandle plots of individual fixture installations and ten-foot by ten-foot illuminance grid plots for multi-fixture installations that demonstrate full compliance with the intensity means, hours of operation of the lighting, and maintenance schedule.
2. 
The applicant shall demonstrate that no nuisance, glare, or disabling glare will result from implementation of the proposed lighting plan. In addition the applicant shall also demonstrate that the lighting plan provides adequate measures to conceal visibility of the light source from any point off the property being illuminated.
3. 
Outdoor Lighting Design Standards and Illumination Standards.
A. 
All outdoor lighting facilities required by this article shall provide an illumination level utilizing the current recommended practices and standards of the Illuminating Engineering Society of North America (IESNA).
B. 
Illumination where required by this article shall have the lighting intensities and uniformity ratios as provided in the Lighting Handbook of the Illuminating Engineering Society of North America (IESNA), 9th Edition, as follows:
Use
Maintained Footcandles
Uniformity Avg:Min
Parking, Multi-Family
Vehicular/Pedestrian Activity
Low Activity
0.2 Min
4:1
Medium Activity
0.6 Min
4:1
Parking, Industrial/Commercial/Institutional/Municipal
High Activity (Regional Shopping Centers/Fast Food Facilities/Major Athletic/Civic/Cultural Facilities)
0.9 Min
4:1
Medium Activity (Community Shopping Centers, Office Parks, Hospitals, Commuter Parking Lots, Cultural/Civic/Recreational Facilities)
0.6 Min
4:1
Low Activity (Neighborhood Shopping, Industrial Employee Parking, Schools, Church Parking)
0.2 Min
4:1
Streets, Local Commercial
0.9 Avg
6:1
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 exceed 3.6 (0.9 x 4).
C. 
Lighting fixtures shall be of a type and design appropriate to the lighting application and sensitive to the architecture and overall character of the area in which they are located.
D. 
For lighting horizontal surfaces such as nonresidential roadways, and parking areas, fixtures shall meet IESNA full cutoff criteria.
E. 
The use of floodlighting, spotlighting, wall mounted fixtures, decorative gloves and other fixtures not meeting IESNA full cutoff criteria may be permitted by the Board of Supervisors, only when the applicant can demonstrate acceptable glare and light trespass control and concealment of light source.
F. 
Fixtures shall be equipped with or be capable of being retrofitted with light directing devices such as shields, visors, or hoods when necessary to redirect offending light distribution or conceal the light source.
4. 
Control of Nuisance Glare, Disabling Glare, and Light Source.
A. 
All outdoor lighting shall be aimed, located, designed, installed, and maintained so as not to present a hazard (disabling glare) to drivers or pedestrians by impairing their ability to safely traverse, and so as not to create a nuisance by projecting or reflecting objectionable light (nuisance glare) onto a neighboring property or use.
B. 
Floodlights and spotlights shall be so installed and aimed so that they do not project their output into the windows of neighboring residences, adjacent uses, directly skyward, or onto a roadway.
C. 
Unless otherwise permitted by the Board of Supervisors for reasons of safety and security, all exterior lighting required by this article shall be controlled by automatic switching devices, such as time clocks or combination motion detectors and photocells, to permit extinguishing light between 11:00 p.m. and dawn so as to mitigate nuisance glare and skyward light trespass.
D. 
When all-night safety or security lighting is permitted by the Board of Supervisors, the lighting intensity levels shall not exceed 20% of the levels normally permitted by this article.
E. 
Vegetative or other screens shall not be employed as the primary means of controlling glare, but rather glare control shall be achieved through the use of such means as cutoff fixtures, shield, and baffles and the appropriate selection and application of fixture mounting height, wattage, aiming angle, and fixture placement.
F. 
The intensity of illumination projected onto a residential use from another property shall not exceed 0.1 vertical footcandle measured at 30 inches above the ground at the property line.
G. 
Fixtures meeting IESNA full cutoff criteria shall not be mounted in excess of 14 feet above finished grade.
H. 
Fixtures used for architectural lighting, e.g., facade, fountain, feature, and landscape lighting, shall be aimed so as not to project their output beyond the objects intended to be illuminated and shall be extinguished between 11:00 p.m. and dawn, unless specifically approved by the Board of Supervisors.
I. 
The source of all lighting shall be sufficiently shielded and concealed so that it shall not be visible from any point off the property being illuminated.
5. 
Installation.
A. 
Electrical feeds for exterior lighting standards shall be placed underground.
B. 
Exterior lighting standards shall be placed a minimum of five feet outside paved areas or on concrete pedestals at least 30 inches high above the pavement or suitably protected by other means as approved by the Township.
6. 
Maintenance. Lighting fixtures and ancillary equipment shall be maintained so as to continuously meet the requirements of this article.
7. 
Inspection and Compliance.
A. 
The Township shall conduct a post-installation nighttime inspection to verify compliance with the requirements of this article and if appropriate require remedial action, the cost of which shall be borne by the applicant.
B. 
Nuisance Glare and Inadequate Illumination.
(1) 
The owner of an exterior lighting fixture or installation that produces unacceptable levels of nuisance glare, skyward light, excessive or insufficient levels of illumination, or otherwise does not conform to the requirements of this article shall be notified thereof by the Township and shall be required to take remedial action.
(2) 
Remedial action must be completed within 30 days of notification by the Township, after which the Township may levy a fine or take such other action as allowed by law.