[Ord. 5/3/1982, § 500; as amended by
Ord. 111-2003, 11/3/2003, § 3; and by Ord. 117-2004, 3/15/2004,
§ 1]
1.
All subdivision and/or land development plans to be
approved by the Board of Supervisors must comply with the standards
contained within this Part. Such standards shall be considered minimum
requirements for the promotion of the public health, safety and general
welfare. In general, the following shall apply:
A.
Land shall be developed in conformance with the Comprehensive Plan, Zoning Ordinance [Chapter 27] and other ordinances, codes and regulations in effect in the Township and with the official sewage facilities plan and other Township plans and maps.
B.
Land shall be developed in conformance with all pertinent
statutes, regulations, rules and codes of federal, state and county
agencies concerned with subdivision, land development, construction
and improvements or any activity arising out of or related thereto
in any way whatsoever.
C.
The design of subdivisions and land developments shall
preserve, insofar as possible, the natural terrain, natural drainage,
existing topsoil and existing trees.
D.
Land subject to hazards to life, health or property,
such as may arise from fire, floods, disease or other causes shall
not be developed for building purposes unless such hazards have been
eliminated or unless the plan shall show adequate safeguards against
them.
E.
All portions of a tract being developed shall be encompassed
in lots, streets, public lands or other proposed uses so that landlocked
areas shall not be created.
F.
All subdivisions and land developments shall demonstrate
careful site planning and design that is responsive to the environmental
and other features identified on the Development Constraints Map.
(See Appendix.)
G.
All subdivisions and land developments shall comply
with the Tree Protection Details as shown in the Appendix.
H.
All subdivisions and land developments shall demonstrate
careful site planning, design, and proposed construction that is responsive
to the Greenway Guidelines, Traffic Calming, and Key Design Elements,
as shown in the Appendix, as applicable to a specific subdivision
and land development plan.
[Ord. 5/3/1982, § 501]
1.
Monument locations must be shown on the final plan
to define the exact location of all streets and to enable the re-establishment
of all street lines. Monuments shall be placed at the following locations:
A.
At each intersection.
B.
At changes in direction of street lines, excluding
curb arcs at intersections.
C.
At each end of every cartway, excluding curb arcs
at intersections.
D.
At locations where topographical conditions obstruct
sighting between two otherwise required monuments.
E.
At other locations along the lines of streets as may
be determined to be necessary by the Township Engineer.
2.
Monument locations defining the perimeter of the tract
shall be determined by the Township Engineer.
4.
Markers required under § 22-502, Subsection 3, shall be placed by an engineer or surveyor when final grading has been completed. Such markers shall be placed before any lot is conveyed.
5.
Monuments and markers shall be placed so that the
scored and marked point shall coincide exactly with the intersection
of lines to be marked, and shall be set so that the top of the monument
or marker is level with the surface of the surrounding ground. Monuments
and markers shall consist of the following:
A.
Monuments shall be of concrete or stone with a minimum
of six inches by six inches by 30 inches. Concrete monuments shall
be permanently marked on top with an indented cross or drill hole
of 1/4 inch in diameter which shall coincide exactly with the point
of intersection of the lines being monumented.
B.
Markers shall consist of iron pipes or steel bars
30 inches in length and 3/4 inches in diameter.
6.
Monuments shall be placed for all areas of land, improvements
or public easement to be offered for dedication prior to acceptance
thereof by the Township or other entity to which same are offered.
Monuments shall be placed by an engineer or surveyor and shall be
inspected by the Township Engineer before they are covered.
7.
All elevations shown on plans must be based on datum
from the U.S. Geological Survey Quadrangles for Malvern, Pa., or Valley
Forge, Pa., and/or datum used for the public sewer system in the Township.
[Ord. 5/3/1982, § 502]
1.
Streets shall be designed in accordance with the following
general principles and criteria:
A.
The proposed street pattern and payout shall be property
and logically related to existing streets and their functional characteristics.
B.
The proposed street pattern and payout shall be property
and logically related to the topography of the land with regard to
grades and conditions of drainage. Grades of streets shall conform
as closely as possible to existing grade.
C.
The proposed street patterns shall be designed to
enhance view from the road and to create a greater variety of lot
appearance through a curvilinear alignment.
D.
The proposed street pattern and layout shall provide
suitable access to each lot and permit safe and convenient circulation
of vehicular and pedestrian traffic.
F.
Provisions shall be made for the extension and continuation
of major and minor collector streets and local primary streets into
and from adjoining areas, except when topographical or hydrological
conditions shall make the same impracticable.
G.
All streets shall be platted to the boundary lines
of the subdivision or land development if the subdivision or land
development adjoins lands which may be developed in the future, and
the same shall be provided with easements for turnarounds.
H.
If lots resulting from subdivision are large enough
to permit re-subdivision, or if a portion of the tract is not subdivided,
adequate street rights-of-way to permit further subdivision shall
be provided as necessary.
I.
Reserve strips controlling access to public ways will
not be permitted excepting where the control and disposal of the land
comprising such strips are placed within the jurisdiction of the Township.
J.
Streets that are extensions of or in alignment with
existing named streets shall bear the names of such existing streets;
new street names shall not duplicate or be phonetically similar to
existing street names; and, all street names shall be subject to the
prior approval of the Board of Supervisors and the postmaster of the
local postal services district.
K.
Where streets continue into adjoining municipalities,
compatibility of design, particularly with regard to cartway widths,
shall be employed to avoid abrupt changes in the cartway width or
to other improvements within the right-of-way.
2.
Cul-de-sac streets shall be designed as follows:
A.
All culs-de-sac, whether permanently or temporarily
designed as such, shall not exceed 1,000 feet in length, with a paved
turnaround having a minimum radius of 50 feet to the outside curb
or pavement line, and an additional ten-foot right-of-way outside
the pavement or curb line.
B.
The pavement width of the cartway leading to the turnaround
shall be a minimum of 24 feet and the right-of-way shall be a minimum
of 15 feet. However, whenever a cul-de-sac is employed to service
industrial, commercial and institutional lots and/or land development,
then the minimum cartway width shall be 26 feet.
C.
When required for future extension, the turnaround
right-of-way shall be placed adjacent to the tract boundary with sufficient
width along the boundary line to permit extension of the street at
full width.
D.
Drainage of culs-de-sac shall, whenever possible,
be in the direction of the open end thereof.
E.
A planting area in the center of the turnaround with
a twenty-foot radius shall be provided, around which no raised curb
shall be permitted.
3.
In addition to the aforementioned principles and criteria set forth in § 22-503, Subsections 1 and 2, the following shall apply to all streets:
A.
The Township Planning Commission in conjunction with the Township Engineer shall evaluate proposed streets according to their functional classification, as defined in § 22-202 herein, and as related to the classification for existing streets as depicted in the map of the same in the Appendix, and, review all plans, documents and profiles to determine their conformance to the cartway and right-of-way width and other standards set forth in this section for various types of streets according to the classification which they deem to be most appropriate and logical.
B.
The following right-of-way and cartway widths shall
apply:
(1)
Every minor arterial street, major collector
street and every minor collector street in or adjacent to a subdivision
or land development shall contain a minimum right-of-way width of
60 feet, and a minimum cartway width of 36 feet.
(2)
Every local primary street in or adjacent to
a subdivision or land development shall contain a minimum right-of-way
of 50 feet and a minimum cartway width of 26 feet. For the purposes
of this chapter, streets proposed within the Limited Industrial Neighborhood
Commercial and Institutional Zoning Districts of the Township shall
be designed as local primary streets, as well as the principal or
major street proposed within any planned residential development.
(3)
Every local secondary street and every loop
street in or adjacent to a residential subdivision or land development
shall contain a minimum right-of-way width of 50 feet and a minimum
cartway of 24 feet.
(4)
Right-of-way widths in excess of the aforementioned
standards shall be required whenever, due to topography, additional
width is necessary to provide adequate earth slopes. Such slopes shall
not be in excess of 3:1.
C.
A minimum grade of 1% shall be provided on all streets;
a maximum grade of 7% shall be permitted on all major and minor collector
streets, and 10% on all local roads.
D.
The finished road grade on all streets shall be carried
the entire width of the right-of-way. However, grading behind the
curbs or beyond the edge of the cartway may be modified, as determined
by the Township Engineer, provided the minimum sight distances are
maintained along the vertical and horizontal curvatures of the street,
provided no obstructions exist at intersections within the clear sight
triangle and provided that no sidewalks area required.
E.
Maximum slopes of banks measured perpendicular to
the center line of the street shall be three feet horizontal to one-foot
vertical in fill areas and three feet horizontal to one-foot vertical
in cut areas.
F.
Vertical curves shall be used in all changes of grade
exceeding 1%, and shall be designed for maximum visibility and standards
of safety.
G.
The maximum grade on the approach to any intersection
shall be 4% for the distance of 50 feet, measured from the nearest
right-of-way line of the intersecting street along the curb line or
edge of the cartway.
H.
No cul-de-sac turnaround shall have a grade which
exceeds 4%.
I.
The minimum radius at the center line for curves on
local streets shall be 150 feet; the minimum radius at the center
line of collector streets shall be 300 feet. The foregoing minimum
radii shall apply in all cases where the street deflects 10° or
more, and variations in radii may be permitted when topographic or
other conditions so require.
J.
A minimum curb or paving radius of 30 feet and a minimum
radius of 20 feet for right-of-way lines shall be provided at all
local secondary and loop street intersections; and, minimum radii
of 50 feet and 40 feet respectively as above shall be provided on
all other street intersections.
K.
A tangent of at least 100 feet, measured at the center
line between reverse curves shall be required for all streets.
L.
Proper sight distance shall be provided with respect to both horizontal and vertical alignment. A clear sight distance, as defined in § 22-202 herein shall be provided as follows:
M.
Proper sight lines shall be maintained at all street
intersections where there shall be a clear sight triangle of 75 feet,
measured along the center lines from the point of intersection. The
triangular shaped portion of land forming the clear sight triangle
shall not have anything erected, placed, planted or allowed to grow
in such a manner as to limit or obstruct the sight distance of motorists
entering or leaving the intersection.
N.
Right angle intersections shall be used whenever partial
and no intersection angle, measured at the center line, shall be less
than 60°.
O.
No more than two streets shall cross at the same point.
P.
Proposed intersections along one side of an existing
street shall coincide with any existing intersections on the opposite
side of such street, or offset by at least 200 feet from center line
to center line.
Q.
Intersections along minor arterial, major collector
and minor collector streets shall be a minimum of 1,000 feet apart.
R.
Where a subdivision or land development borders an existing street or intersection which is proposed to be improved as displayed in the Comprehensive Plan on a plan for circulation, said street or intersection shall be improved to the full width as required in § 22-503, Subsection 3B, herein and in accordance with the map depicting the Functional Classification of Streets, Roads and Highways contained in the Appendix with the following considerations:
(1)
This requirement shall apply only to Township
roads and those sides of intersections which pertain to Township Roads.
(2)
Should the tract border said road or intersection
on only one side, then the improvements shall take place only on the
side of the road or intersection which is tangent to the tract.
(3)
All improvements to be made to said roads and
intersections shall be determined by the Township Engineer.
(4)
Land associated with the rights-of-way for said
roads and intersections shall be delineated, depicted and otherwise
noted on all subdivision and/or land development plans for the subject
tract and shall be offered for dedication with the improvements associated
therewith.
S.
When a subdivision or land development fronts on an
existing street having a right-of-way less than the minimum width
required in this chapter, an ultimate right-of-way line shall be established
with the following considerations:
(1)
The distance of this ultimate right-of-way line
from the center line of the existing right-of-way shall be 1/2 the
width of the required minimum right-of-way.
(2)
The ultimate right-of-way shall be delineated,
depicted and otherwise noted on all subdivision and land development
plans and shall be offered for dedication with the improvements associated
therewith.
T.
Acceleration and deceleration lanes shall be provided
to aid in ingress and egress relative to minor arterial, major collector
and minor collector streets, with the following considerations:
(1)
Where a subdivision or land development borders
a state road, the landowner or developer shall confer with the Pennsylvania
Department of Transportation (PennDOT) regarding specific design standards
for such lanes.
(2)
Where a subdivision or land development borders
a Township road, the landowner or developer shall confer with the
Township Engineer regarding specific design standards for such lanes.
U.
Street signs similar to those which exist in the vicinity
of the property shall be provided and erected by the landowner or
developer at all intersections, subject to the prior approval of the
Board of Supervisors.
[Ord. 5/3/1982, § 503; as amended by
Ord. 64-1992, 9/14/1992, § 1]
1.
All materials used in the construction of streets,
and the methods of construction and drainage thereof, shall be in
accordance with the requirements of the Pennsylvania Department of
Transportation Form 408 Specifications, dated 1976, or the most recent
amendments or revisions thereof.
A.
Subgrade construction shall be performed in accordance
with PennDOT's Form 408, § 210, and the following standards:
(1)
The area within the limits of the proposed road
surface shall be shaped to conform to the line, grade and cross-section
of the proposed road including the width to be occupied by shoulders.
(2)
All large, loose rocks shall be removed or broken
off to a depth of nine inches below the base course.
(3)
All unsuitable subgrade materials shall be removed
or stabilized.
(4)
All wet or swampy areas shall be permanently
drained and stabilized.
(5)
Fills shall be made with suitable materials
and thoroughly compacted for full width in uniform layers of not more
than eight inches in thickness.
(6)
Subgrades shall be thoroughly compacted by rolling
with a three-wheel, ten-ton roller or similar equipment.
B.
Crushed aggregate base course construction shall be
performed in accordance with PennDOT's Form 408, § 310, and the
following standards:
(1)
The base shall be a crushed stone base course
thoroughly compacted to a depth of not less than eight inches after
compaction by roller. The coarse aggregate for crushed stone base
shall conform to the grading requirements of No. 4 aggregate. Fine
aggregate shall conform to the grading requirements of No. 1 aggregate.
(2)
Before spreading any material, the landowner
or developer shall place a sufficient number of grade stakes to represent
the finished grade of the proposed street as sown on the approved
plans and profiles. Said placement of stakes shall be inspected by
the Township Engineer.
(3)
Prior to placing the coarse aggregate, a two-inch
layer of limestone screenings shall be spread over the subgrade to
serve as a bed for the coarse aggregate. This initial layer of limestone
screenings shall not be placed on a wet, froze or unsuitable subgrade.
(4)
Coarse aggregate shall be spread uniformly on
the prepared bed as follows:
(a)
Mechanical stone spreaders shall be used to
spread the material the full width of the base to the proposed curbs
or rolled gutters.
(b)
In areas inaccessible to spreading equipment,
the material may be spread directly from trucks provided the distribution
is satisfactory to the Township Engineer.
(c)
After each layer of material has been spread,
it shall be checked with approved templates and straightedges and
all irregularities shall be satisfactorily corrected prior to rolling.
(d)
The coarse material shall be rolled and thoroughly
compacted with a three-wheel, ten-ton roller. The rolling shall begin
at the sides and progress to the center of the road. Rolling shall
be parallel with the proposed center line, uniformly lapping each
preceding track, covering the entire surface with the rear wheels
and continuing until the materials do not creep or wave ahead of the
roller wheels.
(e)
Red flags shall be placed at the limits of satisfactorily
compacted coarse material. The flags shall be moved ahead by the Township
Engineer as additional material is compacted, and no fine aggregate
shall be spread over the coarse material in advance of the flag-marked
sections.
(5)
After the coarse aggregate has been satisfactorily
rolled and compacted, fine aggregate, suitably conditioned to assure
thorough filling of the voids in the coarse aggregate, shall be spread
uniformly over the surface as follows:
(a)
Approved mechanical equipment shall be used
for spreading the fine aggregate. However, in areas inaccessible to
spreading equipment, the Township Engineer may permit manual spreading
which shall be performed in a sweeping motion with a square-pointed
shovel, alternately in opposite directions, until the voids are completely
filled.
(b)
Immediately following the aforementioned operation,
the fine material shall be broomed and rolled until the voids in the
coarse material are completely filled and the base course is thoroughly
compacted and firmly set. Brooms attached to the roller and hand brooms
shall be used to uniformly spread the fine material.
(c)
The rolling and brooming of the surface shall be continued during the process of spreading the fine material. Rolling shall begin at the sides and shall progress as stated in § 22-504, Subsection 1B(4)(d), herein.
(d)
After the completion of the application and
rolling of fine materials, the surface shall be sprinkled with water
and rolled. The sprinkling and rolling shall be continued and additional
fine material applied where necessary until all voids are filled and
until a slight wave of grout forms in front of the roller wheels.
Brooms attached to the roller and hand brooms shall be used to distribute
the grout uniformly into any unfilled voids. After the wave of grout
has been produced over the entire section of the base course, this
portion shall be left to dry. The quantity of fine material and water
used shall be determined by the Township Engineer and shall be sufficient
to provide a smooth, hard monolithic surface.
C.
Bituminous pavement construction shall be performed
in accordance with PennDOT's Form 408, § 401 and the following
standards:
(1)
The bituminous surface course shall be either:
(a)
Bituminous surface course ID-2A, which shall
consist of a 1 1/2 inch binder course of hot-mixed, hot-laid asphaltic
concrete; and a one inch wearing course, hot-mixed, hot-laid asphaltic
concrete.
(b)
Bituminous surface course CP-2, which shall
consist of a 2 1/2 inch penetrated bituminous surface course before
application of the seal coat in accordance with PennDOT's Form 408,
§ 441.
(2)
Immediately prior to placement of the bituminous binder course, the crushed aggregate base course shall be inspected by the Township Engineer to insure that the base course is structurally sound, meets the specifications of Subsection 1B(1) above and free of contamination including the presence of mud, dirt, debris and moisture. Contamination of the crushed aggregate base course can ordinarily be prevented by placement of the bituminous binder course immediately after the construction of the stone base and prior to the issuance of any building permits necessary for on-lot construction in a subdivision or land development. In the event the aggregate base course is contaminated as determined by the Township Engineer, the aggregate base course shall be removed, cleaned or reconstructed as necessary to conform to the requirements of § 22-504, Subsection 1B, prior to the placement of the bituminous binder course.
(3)
All bituminous surface courses shall have a
total thickness of 2 1/2 inches minimum after compaction.
(4)
No visible moisture shall be present prior to
the laying of each course; and, the air temperature shall be 40°
F. or greater during the operation.
(5)
All edges of bituminous pavement shall be kept
straight and sharp forming a clean-cut line between the finished road
and the proposed curbs or rolled gutters.
(6)
The completed road surface shall have a minimum
slope from the center to the pavement of a minimum of 1/4 inch per
foot to a maximum of 1/2 inch per foot, except on superelevated curves
where the slope shall be not less than 1/4 inch per foot and shall
extend from the inside to the outside edge of the paving.
[Ord. 5/3/1982, § 504]
1.
Curbs and/or gutters shall be provided along all new
streets in any subdivision or land development. Raised vertical curbs,
flush vertical curbs and/or rolled gutters shall be constructed subject
to the approval of the Board of Supervisors, upon the recommendation
of the Township Engineer and Planning Commission.
2.
Raised vertical curbs shall be used: where lot sizes
are less than one acre, in industrial, commercial, institutional and
planned residential development projects; and, where the gradient
of any street as proposed would be 4% or greater.
3.
Flush vertical curbs may be used as a substitute for
raised vertical curbs when approved by the Board of Supervisors, upon
the recommendation of the Township Engineer and Planning Commission
in any residential subdivision where lot sizes are greater than one
subdivision where lot sizes are greater than one acre and where the
gradient of the street as proposed would be less than 4%.
4.
Rolled gutters may be used as a substitute for raised
vertical curbs or flush vertical curbs, subject to the approval of
the Board of Supervisors, upon the recommendation of the Township
Engineer and Planning Commission.
5.
Curbs and rolled gutters shall be provided on both
sides of the street and shall be constructed in accordance with PennDOT's
Form 408, § 630, and the following standards:
A.
Curbs shall be constructed with Class A cement concrete.
B.
Forms for the curb shall be of metal, except wood
forms may be used on sharp curves and short tangent sections when
approved by the Township Engineer.
C.
Excavation shall be made to the required depth as
approved by the Township Engineer. And the material upon which the
curb is to be constructed shall be compacted to a firm, even and dry
surface.
D.
The concrete shall be placed in the forms in horizontal
layers not to exceed five inches and spaced sufficiently to eliminate
all voids.
E.
The top surface of the curb shall be finished true
to line and grade in a smooth, neat and even manner by means of wood
floats, and the edges of the face and back of raised vertical curbs
shall be rounded to a radius of not more than 3/4 inch and 1/4 inch
respectively, while the concrete is still plastic.
F.
Contraction joints shall be spaced in uniform lengths
or sections not to exceed 15 feet, six inches, except where shorter
sections are necessary for closures or curves, but no section shall
be less than four feet. Contraction joints may be either hand-formed
or sawed joints and may be 3/16 inches wide and two inches deep.
G.
Premolded expansion joints 3/4 inch in thickness shall
be cut to conform to the cross-section of the curb. They shall be
placed at the ends of sections of curved curbs at intervals of not
more than 45 feet of straight curb, and at the end of each day's work.
H.
When a curved curb joins with tangent curbs at curb
returns and on sharp curves where directed by the Township Engineer,
there shall be imbedded in the concrete, 2 1/2 inch diameter steel
reinforcing rods, 24 inches long. Such rods shall extend 12 inches
into the curb on each side of the joint; and the portion of the road
extending into the tangent curb shall be rendered bondless by a coating
of approved material, and enclosed in part in approved tubes or caps.
I.
The forms shall not be removed during any time within
12 hours after the concrete has been placed. After the forms are removed,
minor defects shall be filled with material composed of one part of
cement and two parts of fine aggregate. As soon as possible after
the removal of the forms, the spaces in front and back of the curb
shall be backfilled with materials approved by the Township Engineer
in layers of not more than four inches in depth, which shall be thoroughly
and mechanically compacted to the required elevation and cross-section.
6.
The dimensions of the curbs and gutters, unless specified
otherwise by the Township Engineer, shall be as follows:
A.
For raised vertical curbs, the dimensions shall be
as shown in PennDOT's Standards for Roadway Construction, Publication
No. 72, 1981 edition, or any amendment thereto, Standard Drawing No.
RC-64, using the detail entitled "Plain Cement Concrete Curb."
B.
For flush vertical curbs, a depth of 12 inches from
finished grade shall be used, and the curb shall be six inches across
the bottom tapered from the edge of the curb which joins the street.
C.
For rolled gutters, the dimensions shall be subject
to the approval of the Township Engineer based on design criteria
for varying street gradient conditions and stormwater management considerations.
However, no rolled gutter shall measure less than 10 inches at its
most concave point nor less than 24 inches in width.
[Ord. 5/3/1982, § 505]
1.
Driveways, either individual or shared, shall be provided
for all residences.
2.
Any shared driveway which exceeds 1,000 feet in length
or which furnishes access to more than three lots must conform to
all design standards for local secondary streets as set forth in this
Part, except that the pavement width may be reduced to 18 feet as
determined by the Board of Supervisors, upon the recommendation of
the Township Engineer and Planning Commission.
3.
The width of any individual driveway shall be a minimum
of nine feet within the street right-of-way; and, the width of any
shared driveway which is less than 1,000 feet in length shall be a
minimum of 18 feet within the street right-of-way.
4.
A minimum grade of 1% shall be provided on all driveways.
A maximum grade of any driveway within the right-of-way of any street
shall be 4%. Within the property line exclusive of the right-of-way
the maximum grade of an individual driveway and a shared driveway
which is less than 1,000 feet in length shall be less than 15%, unless
no other viable alternative alignment or location is feasible, as
acknowledged by the Township Engineer.
5.
The edge of the driveway shall be located not less
than 40 feet from the tangent point of the curb radius of corner lots.
6.
All individual or shared driveways shall be surfaced
with erosion resistant materials, approved by the Township Engineer
from the edge of the street cartway to a point in the lot 25 feet
from the right-of-way line.
7.
The surface of the driveway sloping toward the street
shall be graded so that no stormwater runoff from the property shall
discharge upon the street. Further, discharge of roof drains or down
spouts onto a driveway which slopes toward the street shall not be
permitted and no drain pipe from any basement sump pump, foundation
drain, or any type of facility shall be discharged onto the street.
8.
A clear sight triangle of 25 feet shall be provided
and maintained at driveway intersections with streets.
[Ord. 5/3/1982, § 506]
1.
Sidewalks shall be required along new streets in any
subdivision or land development where the proposed lot sizes are one
acre or less or for any planned residential development project. Upon
the recommendation of the Township Planning Commission, the Board
of Supervisors may also require sidewalks which would continue from
those in existing neighborhoods, or to provide access to community
facilities, or to insure safety of pedestrians in certain conditions
with respect to existing or prospective traffic. Sidewalks shall be
designed as follows:
A.
Sidewalks shall be constructed in accordance with
PennDOT's Form 408, § 676, pertaining to cement concrete sidewalks
and the following standards:
(1)
Sidewalks shall be a minimum of four feet in
width.
(2)
Sidewalks shall be constructed with four inches
of Class A concrete, placed on an approved aggregate bed four inches
in depth, except at driveway crossing where the thickness of the sidewalk
shall be increased to six inches.
(3)
When proposed sidewalks adjoin existing sidewalks
which are wider than four feet, a tapered transition shall be constructed.
(4)
Sidewalks shall be located within the street
right-of-way three feet from the right-of-way lines. A grass planting
strip shall be provided between the curb and the sidewalk. The planting
strip shall be adequately graded and sodded to provide for proper
stormwater runoff.
[Ord. 5/3/1982, § 507]
1.
Blocks shall not exceed 1,600 feet in length or be
less than 500 feet in length.
2.
The side property lines of lots shall be at right
angles or radial to the right-of-way lines.
3.
Blocks shall be two lot depths in width and, except
for lots located at street intersections, minor arterial streets or
rural collector streets, no lot shall front on more than one street.
[Ord. 5/3/1982, § 508; as amended by
Ord. 88-2000, 6/5/2000, § 1]
1.
In accordance with the official sewage facilities
plan, dwellings and/or lots within a subdivision or land development
shall be connected with a public sanitary sewer system where accessible
and available. Where such sewer system is not yet accessible and available
but is planned for extension to the tract, the landowner or developer
shall install sewer lines and other facilities, including lateral
connections, force mains, pumping stations and all other appurtenances
to provide adequate service to each lot when connection with said
sewer system is made. Sewer lines shall be suitably capped at the
limits of the subdivision or land development, and the laterals shall
be capped at the street right-of-way. When capped sewers are so provided,
on-site sewage disposal facilities shall also be installed provided
they are so located as to permit the easiest and least expensive connection
to the public sanitary sewer system when such connection becomes available.
2.
All sanitary sewer lines, lateral connections and
manholes and other facilities shall be constructed and installed,
and shall provide service to each lot in conformity with standards
to be provided the landowner or developer by the Valley Forge Sewer
Authority or other authority, at the cost and expense of the landowner
or developer, and sanitary sewer facilities shall not be used to carry
stormwater.
3.
When such sanitary sewer facilities are installed in accordance with this section, the same shall be inspected by the Township Engineer during such construction, at the cost and expense of the landowner or developer, in accordance with the standards and procedures established for inspection in Part 9 of this chapter.
4.
When such sanitary sewer facilities are not to be
constructed or otherwise installed, on-site sewage disposal systems
shall be constructed in accordance with statutes and regulations of
the Pennsylvania Department of Environmental Protection and the Chester
County Health Department. When on-site sewage disposal systems are
to be utilized, the landowner or developer shall furnish evidence
of the feasibility and satisfactory operation of the system to be
utilized in the subdivision or land development as required in Part
4 herein.
5.
For all new subdivisions, land developments or other
new construction, residential or nonresidential, following testing
of the proposed areas, in accordance with all federal, state and local
regulations and practices, and observation thereof by the Chester
County Health Department, the location of any proposed on-site (or
on-lot) sewage disposal system including the replacement area therefore
shall be surveyed and sealed by a licensed, registered professional
land surveyor and plotted, by metes and bounds, on the record plan
for the subdivision and/or land development or on the plan for any
single lot on which the on-site (or on-lot) sewage disposal system
is intended to serve.
6.
The landowner or developer shall cause the proposed
areas identified by the survey for on-site (or on-lot) sewage disposal
systems to be identified and protected on the lot by stakes, ribbons,
fence or some similar method, and shall also label said areas with
a unique number of letter, all of which shall accurately identify
those areas or portions of the lot proposed for on-site (or on-lot)
sewage disposal system facilities in corresponding fashion with the
plan.
7.
The approved on-site (or on-lot) sewage disposal areas,
including any replacement area, shall remain identified and protected,
until completion of all construction activity on the lot.
8.
A 100% replacement area shall be identified and maintained
for any sand mound and/or all other on-site (or on-lot) sewage disposal
system, except for in-ground conventional sewage disposal systems.
No part of said replacement area shall be used in connection with
the use or operation of any primary sand mound and/or all other on-site
(or on-lot) sewage disposal system, except for in-ground conventional
systems, without the prior approval of the Township. Said replacement
area shall remain unimproved, undeveloped, unobstructed and available
for use as and for said replacement area, unless and until the subject
lot or system is connected to a public sanitary sewage system or other
sewerage facilities where such facilities and the processing of sewage
thereby are located other than on the subject lot and by a system
other than the subject system.
9.
A note shall be placed on plan referred to in Subsection
5, stating that the area identified and approved as the replacement
area shall be reserved and remain unimproved, undeveloped, unobstructed
and available for use in the event of a failure of the primary on-site
(or on-lot) sewage disposal area unless and until the subject lot
or system is connected to a public sanitary sewage system or other
sewerage facilities where such facilities and the processing of sewage
thereby are located other than on the subject lot and by a system
other than the subject system.
[Ord. 5/3/1982, § 509]
1.
Where a public water supply system is accessible and
available to the subdivision and/or land development, all mains, laterals
and other facilities for connection from the lots to such systems
shall be installed by the landowner or developer according to standards
and materials recommended by the Township Engineer.
2.
When a public water supply system is accessible and
available, the landowner or developer shall install fire hydrants
in order that there shall be at least one hydrant within 600 feet
of every dwelling or structure intended for public use. Such fire
hydrants shall be reviewed relative to their location by the local
fire company and shall be energized prior to public dedication.
3.
When no public water supply system is accessible or
available to the subdivision or land development, the landowner or
developer shall furnish evidence as part of any plan submission and
filing of the quality and adequacy of the water supply proposed to
be utilized in the subdivision or land development as required in
Part 4 herein. The type and method of construction or other installation
to be utilized in the installation of individual or community water
supply systems shall be subject to the approval of the Board of Supervisors,
the Sanitarian of the Chester County Health Department, and, where
applicable, the Pennsylvania Department of Environmental Protection.
[Ord. 5/3/1982, § 511; as amended by
Ord. 64-1992, 9/14/1992, § 3; by Ord. 159-2010, 10/4/2010, §
1; and by Ord. 183-2013, 12/2/2013, § 1]
1.
All activities regulated by this chapter shall comply with Chapter 23 of the Charlestown Township Code of Ordinances governing Stormwater Management. In addition to such standards and any other standards in other Township ordinances, codes and regulations enacted or promulgated from time to time, the following shall apply:
A.
All subdivisions and land developments are required
to comply with the Clean Streams Law of Pennsylvania and 25 Pa. Code,
Chapter 102, of the Rules and Regulations of the Pennsylvania Department
of Environmental Protection, as amended from time to time.
B.
The landowner or developer shall be responsible for
the submission and approval of an application to the Regional Office
of the Pennsylvania Department of Environmental Protection for a permit
to allow any earthmoving activity. All landowners or developers are
required to obtain such permit except as otherwise provided in 25
Pa. Code, § 102.41, "Permits and Plans," of Chapter 102 of the
Rules and Regulations of the Pennsylvania Department of Environmental
Protection (DEP), as amended from time to time.
C.
The erosion and sedimentation control plan must be
available at all times at the construction site. The permit allowing
earthmoving activity shall be obtained by the landowner or developer
before any construction on the site shall begin.
D.
The sequence of soils stabilization to control erosion
and sedimentation shall be planned so as to compensate for seasonal
effects such as the inability to establish vegetation during winter
months, the influence of freezing, and the like.
E.
Measures shall be taken to preclude the tracking of
mud, soil and the like from construction vehicles and equipment onto
streets which serve the site. Such measures shall include temporary
scrub pads with collector sumps and cleaning devices, which construction
vehicles shall pass through prior to leaving the site.
F.
In order to control silt and prevent contamination of proposed roadway construction, no building or grading on individual lots fronting and/or accessing such proposed roadways shall be permitted, and no necessary permit for such building or grading shall be issued until the roadway surface has been paved with a stabilized binder course as required by and in conformance with § 22-504, Subsection 1C, of this chapter.
G.
The following sedimentation and erosion control design
standards shall be observed:
(1)
For the design of the storm sewer collection
system, grass waterways, swales and diversions, a fifty-year storm
frequency shall be used.
(2)
For the design of the storage systems through
retention and detention basins a one-hundred-year storm frequency
shall be used, and a fifty-year storm frequency shall be used for
emergency spillways.
(3)
For the design of an outlet discharge system
for pipe spillways, a two-year storm frequency shall be used.
H.
The maximum permitted velocity at pipe outlets shall
be specified by the Chester County Soil Conservation Service in their
Soil Erosion and Sedimentation Control Manual, January 1974, or as
may be amended from time to time.
[Ord. 5/3/1982, § 512]
1.
Standards for planting of trees as part of screening requirements are set forth in the Zoning Ordinance [Chapter 27] in Parts 9, 10, and 13. In addition, the following shall apply:
A.
When required, street trees shall be planted within
the right-of-way, two feet from the edge of the right-of-way.
B.
A list of approved street trees for planting in Charlestown
Township is included in the Appendix according to their botanical
name, common name and spacing requirements.
C.
All street trees shall be a minimum of four inches
in caliper at the time of planting.
D.
Shade trees of six inch caliper or more shall be preserved;
and, the Board of Supervisors may require the landowner of developer
to plant one tree of not less than three inches in caliper for each
tree of twelve-inch caliper or more to be destroyed.
E.
The landowner or developer shall protect remaining
trees from damage during construction. The following procedures shall
be followed in order to so protect remaining trees:
(1)
Where existing ground levels are changed, drainage
tile shall be placed at the original soil level and open into a well,
built around the base of the tree. Such well may be left open or can
be filled with coarse stones or gravel. Tiles may be installed in
a radiating pattern or laid in parallel lines.
(2)
Trees within 25 feet of a building site or bordering
entrances or exists to building sites shall be protected by wiring
wooden slats around such trees.
(3)
No boards or other material shall be nailed
to trees during construction, and no trees shall be sprayed with bright
colored paint.
(4)
Heavy equipment operators shall avoid damaging
existing tree trunks and roots. Feeder roots shall not be cut closer
than 25 feet from tree trunks.
(5)
Tree trunks and exposed roots damaged during
construction shall be protected from further damage by being treated
immediately with tree paint.
(6)
Tree limbs damaged during construction shall
be sawed flush to tree trunks and treated immediately with tree paint.
(7)
The operation of heavy equipment over root systems
of such trees shall be minimized in order to prevent soil compaction.
(8)
Deciduous trees shall be given a heavy application
of fertilizer to aid in their recovery from possible damage caused
by construction operations.
(9)
Construction debris shall not be disposed of
near or around the bases of such trees.
2.
Requirements and standards for landscaping, in addition to that specified above, shall be as determined by the Board of Supervisors, upon the recommendation of the Planning Commission. The Board may require plantings: to reduce glare; to abate other nuisances; to enhance the planting area in conjunction with a cul-de-sac; to fulfill screening and other functional purposes; to comply with the general standards of § 22-501 herein; and, to fulfill the purposes of § 22-102 herein.
[Ord. 5/3/1982, § 513; amended by Ord.
96-2001, 7/16/2001, § 1]
2.
All major subdivision and/or land development applications shall provide for active and passive recreation areas on the tract which is the subject of the application, in accordance with the provisions of the Charlestown Township Zoning Ordinance [Chapter 27] and this chapter.
3.
The Board of Supervisors may require the public dedication
of land suitable for the use intended; and, upon agreement with the
applicant or developer, the construction of recreational facilities,
the payment of fees in lieu thereof, the private reservation of land,
or a combination, for park or recreational purposes as a condition
precedent to final plan approval, in accordance with the following
provisions:
A.
Each application for subdivision and/or land development
shall set aside and clearly identify land to be used for park and
recreation purposes, in an amount which shall be equal to 2, 178 square
feet (0.05 acres) for each proposed residential dwelling unit, and
1,089 square feet (0.025 acres) for each acre of land proposed for
use other than for a residential dwelling unit (nonresidential use)
whether or not the property is intended to be improved under the application.
B.
The applicant or developer shall receive a credit for any land reserved for park or recreational purposes and dedicated to the Township under this section towards the requirements of any provisions within the Township Zoning Ordinance [Chapter 27] requiring recreational facilities.
C.
Land dedicated to the Township under this section
shall be by fee simple deed of special warranty. At the time of dedication,
title to said land shall be good and marketable, free and clear of
all liens and encumbrances. The applicant or developer shall supply
a title report evidencing the foregoing to the Township, prior to
final approval of the subdivision and/or land development plan. The
deed of dedication shall be delivered to the Township at the time
of final subdivision and/or land development approval, and recorded
at the time of recording of the final plan. All costs associated with
said dedication shall be borne by the applicant or developer.
D.
In the event that the Township does not accept the proposed land for dedication, the applicant or developer shall provide for other means of ownership of the proposed land, by an entity approved by the Township in accordance with § 27-1506 of the Zoning Ordinance [Chapter 27]. In such an event, the Township may still require limited rights of entry onto the proposed land for maintenance and similar purposes, should the owner(s) of said land fail to do so, and such failure shall in the opinion of the Township pose a threat to the health, safety and welfare of the Township or its residents.
4.
The provisions of this section shall not apply to
any subdivision and/or land development application:
C.
Creating two or fewer additional lots and which makes
use of all of the contiguous land then owned by the applicant or developer
such that no additional subdivision or development of land is possible;
or,
D.
Is pending, whether preliminary or final, at the time
of enactment of this chapter.
5.
If the land proposed to be dedicated to the Township
is not suitable for the use intended because of its size, shape, location,
or features pursuant to Subsection 7 of this section, or if park or
recreational lands are already available and accessible to the proposed
development, or the Township and the applicant or developer agree
otherwise, the applicant or developer:
6.
The amount of said fee-in-lieu of dedication shall
be determined from time to time by resolution of the Board of Supervisors,
in accordance with the Charlestown Township Open Space, Recreation,
and Environmental Resource Plan, adopted May 3, 1993, as may be amended
or updated from time to time, and the Master Plan for Charlestown
Township Park adopted June 19, 2000, as may be amended from time to
time. Said fee shall be payable to the Township prior to recording
of the final plan, and as condition precedent to the issuance of any
building permit. At the discretion of the Board of Supervisors, the
payment of the fee may be deferred if the purpose of the subdivision
is conservation or estate planning.
A.
A combination of dedicated land and fee-in-lieu payment
thereof shall be made as set forth in this section by any applicant
or developer to the Township if it is determined that suitable park
or recreational land is not available for dedication in a particular
subdivision and/or land development, or if the Township and applicant
or developer shall agree otherwise; in such cases, the fee-in-lieu
shall be applied to the number of lots or units for which no land
is dedicated. Any such fee shall be payable to the Township prior
to recording of the final plan and shall be included in the developer's
agreement between the applicant or developer and the Township as a
condition precedent to the issuance of any building permits.
B.
The amount and location of land to be dedicated or
the fees to be paid in lieu of thereof shall bear a reasonable relationship
to the use of the park and recreational facilities by future inhabitants
of the subdivision and/or land development. The land dedicated or
fees paid or the combination thereof shall be used by the Township
only for the purpose of providing park or recreational facilities
reasonably accessible to the subdivision and/or land development.
7.
Any fee collected under this section shall be used
by the Township for acquisition and improvement of park or recreational
sites and land in accordance with the Charlestown Township Open Space,
Recreation and Environmental Resource Plan, adopted May 3, 1993, as
may be amended or updated from time to time, and the Master Plan for
Charlestown Township Park adopted June 19, 2000, as may be amended
from time to time and shall, upon payment to the Township, be deposited
in an interest-bearing account, which account shall identify the specific
park or recreational facilities for which the fee was received. Interest
earned on such account shall become funds of the account.
8.
The determination of the suitability of land which
is acceptable for dedication, or use or park or recreational purposes,
shall include its overall size, shape, location and natural features
and shall also be based on the following additional criteria:
A.
The dedicated land must be easily accessible to all
inhabitants of the development by virtue of at least one side of each
parcel of dedicated land abutting an existing or proposed public street
for a minimum distance of 50 feet.
B.
The park or recreational land shall be located so
that it serves all inhabitants of the subdivision and/or land development.
C.
The shape of the land shall be suitable to accommodate
those park or recreational activities appropriate to the location
and needs of the inhabitants of the development.
D.
Any parcel of park or recreation land to be dedicated
to the Township shall be comprised of at least one acre in size and
no less than 150 feet in width.
E.
The parcels to be dedicated, comprising the intended
park or recreational land shall be contiguous.
F.
Soils and drainage shall be suitable for the intended
park or recreational uses, and shall conform to all Township ordinances.
G.
Such land, taken in the aggregate, shall have an average
slope of less than 8% and shall have no more than 20% of the land
contained within the boundaries of a floodplain, or steep slope area
greater than 15%, or a combination of floodplain and steep slope.
I.
Provisions shall be made for trails, footpaths, and
other pedestrian circulation systems and accessways.
J.
Such land shall be consistent with the findings and
recommendations set forth in the Charlestown Township Open Space,
Recreation, and Environmental Resources Plan, adopted May 3, 1993
as may be amended or updated from time to time, and the Master Plan
for Charlestown Township Park adopted June 19, 2000, as may be amended
from time to time.
9.
In the event any applicant or developer of land identified
in the Charlestown Township Open Space, Recreation, and Environmental
Resources Plan, adopted May 3, 1993, as may be amended or updated
from time to time, and the Master Plan for Charlestown Township Park
adopted June 19, 2000, as may be amended from time to time, proposes
to dedicate land and/or construct recreational facilities, as provided
in this section, the applicant or developer shall submit a recreational
study prepared by a certified planner or recreational planner to verify:
A.
Compliance with the provisions of Subsection 8A to
J.
B.
The proposed recreational facilities and/or improvements
are not duplicative of those park and/or recreational facilities already
available to the inhabitants of the proposed subdivision and/or land
development.
C.
The proposed recreational facilities and/or improvements
will be properly owned, managed and maintained by a responsible entity
such as a homeowners association, the governing documents for which
shall be acceptable to the Township Solicitor.
D.
The proposed park and/or recreational area shall be
subject to a declaration of covenants, easements, and restrictions
whish shall be acceptable to the Township Solicitor.
E.
The proposed park or recreational area shall be suitably
landscaped as depicted on a landscape plan which shall be submitted
as part of the applicant or developer's subdivision and/or land development
plan and which shall be reviewed by the Township as part of the applicant
or developer's final plan.
10.
If the recreation study and related documents are not approved by the Township, then the Board of Supervisors shall require the payment of a fee-in-lieu of the dedication of land and/or the construction of recreational facilities, as set forth in this section. Provisions shall be made for the creation of active and passive recreation areas as required in the Zoning Ordinance [Chapter 27] and set forth in Part 15 therein regarding open space provisions.
[Ord. 5/3/1982, § 514]
No topsoil which is stripped in the subdivision
or land development shall be disposed of off the site. Topsoil shall
be stockpiled in locations on the site and in a fashion to minimize
loss by erosion or otherwise and shall be spread at the time of finished
grading, to the extent of its quantity, to a depth of at least four
inches, especially over areas to be seeded or sodded or needing rapid
vegetative growth to preclude erosion.
[Ord. 5/3/1982, § 515; as amended by
Ord. 102-2002, 8/5/2002, §
4]
1.
Subject to the review and approval by the Board of
Supervisors and the Township Engineer, the design standards for minor
subdivisions shall enable:
A.
Reductions in road and driveway design standards and
requirements, as determined to be appropriate by the Board of Supervisors,
such as road and driveway widths, curbing, pavement surfacing and
driveway surfacing.
B.
Such other modifications deemed by the Board of Supervisors
to be important to achieve a conservation design objective in order
to conserve the natural, scenic and historic values of the environment.
[Ord. 5/3/1982, 516; as amended by Ord. 111-2003,
11/3/2013, § 3]
1.
When a subdivision or land development contains or
impacts an existing trail that is customarily used by pedestrians
and/or equestrians, the applicant shall make provisions for the continued
recreational use of the trail.
2.
The course of an existing trail may be altered under
the following conditions:
A.
The points at which the trail enters and exits the
tract shall remain unchanged.
B.
The proposed trail design shall adhere to generally
accepted principles of landscape architecture, as determined by the
Township landscape architecture consultant, and shall be acceptable
to the Board of Supervisors.
C.
The proposed alteration shall not be coincidental
with a paved road for use by motor vehicles.
3.
Trails available for use by the general public are encouraged and shall be credited toward the recreational open space requirements of § 22-514.
4.
Trails shall be located within an easement in favor
of the Township and, if applicable, to an existing area trail club,
or right-of-way with a minimum width of 10 feet.
5.
Where no trail currently exists, the Board of Supervisors
may require a new trail to connect with off-site trails and/or areas
of open space.
[Ord. 5/3/1982; as added by Ord. 2013-180,
11/4/2013, §1]
1.
Overall Intent. It is the overall intent of these
lighting provisions to generate and maintain a safe and secure lit
environment in Charlestown Township. The specific purposes and provisions
are described herein. While these include quantitative baseline requirements
for minimum and maximum measurements of light output and surface illumination,
particular emphasis has been placed on limiting the potentially adverse
and nuisance effects of light distribution, such as glare, light pollution,
sky glow, and trespass illumination, through environmentally responsible
and appropriate strategies such as luminaire shielding, aiming, shutoff,
and placement.
2.
Purpose. To require and set minimum standards for
outdoor lighting to:
A.
Provide for and control lighting in outdoor public
places where public health, safety and welfare are potential concerns.
B.
Protect drivers and pedestrians from the glare of
non-vehicular light sources.
C.
Promote a "dark skies" condition, in order to protect
neighbors, the environment and the night sky from nuisance glare,
light trespass and stray light from improperly selected, poorly placed,
incorrectly aimed, applied, maintained or shielded light sources.
D.
Promote energy-efficient lighting design and operation.
E.
Protect and retain the intended visual character of
the various venues of Charlestown Township.
3.
CUTOFF
DARK SKIES
FOOTCANDLE
FULL-CUTOFF
GLARE
ILLUMINANCE
LIGHT POLLUTION
LIGHT TRESPASS
LUMEN
LUMINANCE
SHIELDED
SKY GLOW
UPLIGHT RATING
Definitions.
Attribute of a lighting fixture from which no more than 2
1/2% of the lamp's output is emitted at or above a horizontal plane
drawn through the bottom of the fixture, and no more than 10% of the
lamp's output is emitted at or above an angle of 10 degrees below
that horizontal plane, at all lateral angles around the fixture.
A state of minimal illumination that results from the reduction
of nuisance and/or stray upward light, and that is intended to enhance
the welfare of Charlestown Township by generating a visually attractive
nighttime condition.
Unit of light density incident on a plane (assumed to be
horizontal unless otherwise specified), measurable with an illuminance
meter (a.k.a., light meter).
Attribute of a lighting fixture from which no light is emitted
at or above a horizontal plane drawn through the bottom of the fixture,
and no more than 10% of the lamp's output is emitted at or above an
angle 10° below that horizontal plane, at all lateral angles around
the fixture. This is equivalent to an uplight rating of UH 0, UL 0,
FVH 10 and BVH 10 (refer to the Uplight and Glare Zone Diagram below,
and current IES Standards for a description of uplight rating criteria).
Excessive brightness in the field of view that is sufficiently
greater than that to which the eyes are adapted, to cause annoyance
or loss in visual performance and visibility, so as to jeopardize
health, safety or welfare. Field of view is considered to be a normal
viewing angle.
Quantity of light received on a surface, measured in footcandles.
Undesirable brightening of the night sky from artificial
sources, primarily outdoor lights aimed upward or sideways, which
inhibits the observation of stars and planets, and otherwise obscures
the night sky.
Light emitted by a luminaire or installation, which is cast
beyond the boundaries of the property on which the lighting installation
is sited.
As used in the context of this section, the light-output
rating of a lamp (light bulb).
Light emitted from a source, e.g., bulb or fixture, or light
reflected from a surface. The unit of measure is candelas per square
meter (cd/m2). When the source of luminance
is improperly shielded or aimed or is excessive, it results in glare.
A luminaire from which no direct glare is visible at normal
viewing angles by virtue of its being properly aimed, oriented, and
located and properly fitted with such devices as shields or "barn
doors."
The diffuse, non-point source illumination of the night sky.
While principally caused by upward trespass illumination from electric
lights, sky glow is a variable phenomenon that can be influenced and
augmented by natural conditions. (Sky glow may be contrasted with
glare, which is instead caused by a visible, concentrated or single-point
source.)
The maximum amount of light permitted to be emitted in a
luminaires 90° to 180° uplight zone and 80° to 90°
glare zone, formerly referred to as the cutoff classification, where
full-cutoff was defined as a luminaire whose light distribution permitted
the emission of no more than 10% of the lamp lumens from 80° to
90° and 0% of the lamp lumens emitted in the 90° to 180°
zone. An uplight rating of UH 0, UL 0, FVH 10 and BVH 10 is the equivalent
of full-cutoff (refer to the Uplight and Glare Zone Diagram below,
and current IES Standards for a description of uplight rating criteria).
 |
4.
Applicability.
A.
All uses within the Township where there is interior
or exterior lighting that creates a nuisance or hazard as viewed from
outside, including, but not limited to, residential, commercial, industrial,
public and private recreational/sports and institutional uses, and
sign, billboard, architectural and landscape lighting.
B.
The Board of Supervisors may require that lighting
be incorporated for other uses, applications and locations or may
restrict lighting in any of the above uses or any other lighting applications
when health, safety and/or welfare are issues.
C.
The glare-control requirements herein contained apply
to lighting in all uses, applications and locations.
D.
The landowner or developer shall install and maintain
all lighting in accordance with these design standards.
(1)
Development in all Districts shall be in accordance
with all requirements of this chapter and shall be shown on a lighting
plan to be submitted with preliminary and final subdivision and/or
land development plans, and a building permit application, as applicable,
prepared by the landowner's or developer's engineer, to be reviewed
and approved by the Board of Supervisors.
(2)
For all buildings and subdivisions and/or land
developments for business, commercial, industrial, multifamily residential,
recreational, institutional and public uses in the PRD, I, NC-I, NC-2,
I/O/B, and TND Overlay Zoning Districts, lighting shall be required
for all streets, all off-street parking areas and off-street loading
areas, and for all driveways providing ingress and egress thereto.
In the approval of the land development plan and building permit,
as applicable, the Board of Supervisors shall have the authority to
require lighting to be incorporated for other uses or locations where
in its reasonable discretion such lighting is warranted.
(3)
All lighting and accessory equipment shall meet
acceptable industry standards and shall be subject to the approval
of the Board of Supervisors.
(4)
For non-residential and multi-family residential
uses in the PRD, I, NC-1, NC-2, I/O/B, and TND Overlay Zoning Districts
Lighting for off-street parking areas, off-street loading areas and
for all driveways providing ingress and egress thereto for uses and
developments shall have maintained illuminance levels in accordance
with IES Standards, except as noted below. If deemed appropriate,
higher illuminance levels may be permitted at the discretion of the
Board of Supervisors, subject to the provisions of Subsection 4B.
|
Maintained Footcandles at Grade
| |||||
|---|---|---|---|---|---|
|
Minimum
|
Average
|
Maximum
| |||
|
Low Nighttime Pedestrian/Vehicular Conflict
Potential
| |||||
|
Office Park Campus Private Club
|
0.2
|
0.8
|
4.0
| ||
|
Personal Service Shop
|
0.2
|
0.8
|
4.0
| ||
|
Apartments or Multi-family Residential parking
of 5 or more contiguous spaces Agricultural
|
0.2
|
0.8
|
4.0
| ||
|
Manufacturing/Assembly
|
0.2
|
0.8
|
4.0
| ||
|
Laboratory
|
0.2
|
0.8
|
4.0
| ||
|
Flex Space
|
0.2
|
0.8
|
4.0
| ||
|
Kennel
|
0.2
|
0.8
|
4.0
| ||
|
Public Utility Facilities or Structures
|
0.2
|
0.8
|
4.0
| ||
|
Medium Nighttime Pedestrian/Vehicular
Conflict Potential
| |||||
|
Places of Worship
|
0.25
|
1.0
|
5.0
| ||
|
Library, Museum, Non-Profit Gallery
|
0.25
|
1.0
|
5.0
| ||
|
Schools (Public or Private)
|
0.25
|
1.0
|
5.0
| ||
|
Community Buildings/Assembly Halls
|
0.25
|
1.0
|
5.0
| ||
|
Other Government or Municipal Office Uses
|
0.25
|
1.0
|
5.0
| ||
|
Hospital, Nursing Home, or Similar Facility
|
0.25
|
1.0
|
5.0
| ||
|
Restaurant
|
0.25
|
1.0
|
5.0
| ||
|
Retail Establishment
|
0.25
|
1.0
|
5.0
| ||
|
Motor Vehicle Service Station*
|
0.25
|
1.0
|
5.0
| ||
|
Bank**
|
0.25
|
1.0
|
5.0
| ||
|
Business or Professional Office
|
0.25
|
1.0
|
5.0
| ||
|
Hotel
|
0.25
|
1.0
|
5.0
| ||
|
Warehouse
|
0.25
|
1.0
|
5.0
| ||
|
Distribution Center or Trucking Establishment
|
0.25
|
1.0
|
5.0
| ||
|
High Nighttime Pedestrian/Vehicular Conflict
Potential
|
1.0
|
4.0
|
15.0
| ||
|
Recreational Uses
|
1.0
|
4.0
|
15.0
| ||
|
Mineral Resource Extraction
|
1.0
|
4.0
|
15.0
| ||
|
*
|
Fuel pump under-canopy lighting at a motor vehicle
service station shall not exceed 20 maintained footcandles.
|
|---|---|
|
**
|
Bank drive-through under-canopy lighting shall
not exceed 15 maintained footcandles.
|
(5)
The following table lists the maximum permitted
illuminance levels, from all sources, that can be projected onto an
adjacent property.
|
Maximum Illuminance Level Permitted at
the Receiving Property, Measured at 5-Foot AFG in Vertical Footcandles
| |
|---|---|
|
Property line adjoins a public roadway or public
right-of-way
|
0.5
|
|
Property line adjoins a non-residential property
|
0.1
|
|
Property line adjoins a residential or mixed-use
use property.
|
0.01
|
|
(AFG = Above Finished Grade)
| |
(6)
Exterior lighting, excluding that which is for
residential uses and for businesses operating all night, shall be
extinguished automatically within one hour of the close of business,
and not turned on until no more than one hour before the opening of
business. After-hours safety/security lighting shall be limited to
no more than 25% of the normal lighting, or 25% of the number of luminaires
providing the normal lighting, unless otherwise specifically approved
by the Board of Supervisors because of heightened security needs demonstrated
by the applicant. After-hours safety or security lighting may include
the following:
(a)
Lighting essential for the deterrent of break-ins.
(b)
Lighting controlled by motion sensors/detectors.
This type of lighting may be used to deter vandalism and theft and
shall be placed in locations where the sensors will not be tripped
on a recurring basis and shall be installed and/or aimed so that such
lighting does not project its output at adjacent uses, directly skyward,
or onto a roadway.
(c)
Lighting used in conjunction with surveillance
cameras. This type of lighting is typically used to illuminate automatic
teller machines, deposit boxes, building entrances and parking lot/driveway
entrances. Fixtures used for this type of lighting shall be designed,
fitted and aimed so as to not project their output beyond the objects
intended to be illuminated.
(7)
Luminaires used for architectural lighting,
such as sign, facade, feature and landscape lighting, when their use
is specifically approved by the Board of Supervisors, shall be aimed
or directed so as to preclude light projection beyond the immediate
objects intended to be illuminated, and not be a safety problem for
viewers, All such lighting shall be extinguished between the hours
of 11:00 p.m. prevailing time and 6:00 a.m., or as otherwise approved
by the Board of Supervisors.
5.
Lighting Equipment Standards.
A.
All fixtures for the lighting of horizontal surfaces
shall be aimed straight down and shall be rated full-cutoff or have
an uplight rating of UH 0, UL 0, FVH 10 and BVH 10, except those with
an aggregate rated lamp output not exceeding 200 lumens (e.g., the
rated output of a standard non-directional 25-watt incandescent lamp).
B.
In the case of decorative/period street lighting,
the Board of Supervisors may approve the use of luminaires rated cutoff
rather than full-cutoff.
C.
For the lighting of predominantly non-horizontal surfaces
such as, but not limited to: facades, landscaping, signs, billboards,
fountains, displays and statuary, when such lighting is specifically
approved by the Board of Supervisors, it shall be shielded and shall
be installed and aimed so as to not project light output into the
windows of neighboring residences, adjacent uses, past the object
being illuminated, skyward or onto a public roadway.
Fixtures, except those containing directional
lamps, with an aggregate rated lamp output not exceeding 200 lumens
(e.g., the rated output of a standard non-directional 25-watt incandescent
lamp) are exempt from the requirements of this Part.
D.
The use of floodlighting, spotlighting, wall-mounted
fixtures, decorative globes and other fixtures not meeting IES full-cutoff
criteria or uplight rating UH 0, UL 0, FVH 10 and BVH 10, shall be
permitted only with the approval of the Board of Supervisors, based
upon acceptable glare control and their consistency with the surrounding
area. Vegetation screens shall not serve as the primary means of controlling
glare.
E.
Control of Glare. All outdoor lighting, whether or
not required by this chapter, on residential or non-residential property,
shall be aimed, located, designed, and maintained so as not to present
a hazard to drivers or pedestrians by impairing their ability to safely
traverse the lighted area, and so as not to create a nuisance by projecting
or reflecting objectionable light onto a neighboring use or property.
Glare, as viewed from an adjacent property or
from a thoroughfare surface shall not exceed 2,000 candelas per square
meter, as measured with a luminance meter. If deemed appropriate or
necessary, higher measurements may be permitted at the discretion
of the Board of Supervisors.
F.
No luminaire shall have blinking, flashing or fluttering
lights or other illuminating device that has a changing light intensity,
brightness or color, nor shall any sky-directed lights be permitted,
except for seasonal/holiday lighting displays, and except as required
by a government authority for safety, emergency and aviation obstruction.
G.
Parking areas shall be lighted using support lighting
and pole-mounted fixtures. The fixtures shall be located within or
adjacent to parking areas in raised traffic islands, parking bay separators
or adjacent landscape areas. Poles supporting luminaires, whether
within parking areas or directly behind parking spaces, shall be suitably
protected by being set back a minimum of five feet from edge of pavement
or face of curb, or set on a concrete pedestal of no less than 30
inches in height, or protected by steel bollards or by other approved
means.
H.
The use of building-mounted luminaires for parking-lot
lighting shall be permitted only when the use of pole-mounted luminaires
is not possible, and shall meet all requirements of this chapter.
I.
Illumination Under Outdoor Canopies. All outdoor lighting
installations that illuminate the area under outdoor canopies shall
comply with the requirements of this chapter. All such canopy lighting
shall be accomplished using flat-lens full-cutoff or have a glare
rating of UH 0, UL 0, FVH 10 and BVH 10, aimed straight down and shielded
in a manner that the lowest opaque edge of the fixture shall be level
with or below the light source. The side of canopies themselves may
not be directly illuminated. Outdoor canopies include, but are not
limited to the following applications:
(1)
Fuel island canopies associated with motor vehicle
service stations.
(2)
Drive-throughs associated with banks, pharmacies,
etc.
(3)
"Porte-cochere" canopies associated with hotels,
health care facilities, etc.
(4)
Exterior canopies and covered walkways above
storefronts and building entrances.
(5)
Pavilions and gazebos.
J.
Luminaire Mounting Height.
(1)
The following maximum heights shall be established
at the top of the pole of the luminaire.
(a)
Freestanding post-top luminaires on residential
properties shall not exceed seven feet in height.
(b)
Freestanding pedestrian-area and street-lighting
luminaires in the TND-1, TND-4 and TND-5 Overlay Districts shall not
exceed 11 feet in height.
(c)
Freestanding pedestrian-area luminaires in the
TND-2 and TND-3 Overlay Districts shall not exceed 11 feet in height.
(d)
Freestanding luminaires in the TND-2 and TND-3
Overlay Districts that are intended for the primary purpose of lighting
vehicular travel areas shall not exceed 18 feet in height.
(e)
For the lighting of parking areas and access
drives for industrial, commercial, office, and institutional uses,
luminaires heights shall not exceed 20 feet AFG, except that where
there are 100 or more contiguous parking spaces, the Board of Supervisors
may grant the use of a twenty-five-foot luminaire mounting height.
K.
Luminaire Color Temperature (Kelvin/K).
6.
Street Lighting Dedication. When a street is to be
dedicated to the Township, the applicant, developer, or (in the event
of its formation) a homeowner's association and/or property owners
association shall be responsible for all costs involved in the lighting
of streets and street intersections until the street is accepted for
dedication.
A.
Prior to dedication, the Township may either:
(1)
Require said applicant, developer, or association
to enter into an agreement guaranteeing the Township payment of all
costs associated with dedicated street lighting.
(2)
Enter into an agreement with said applicant,
developer, or association whereby street lights are exempted from
the deed of dedication.
B.
Assumption of Costs of Dedicated Street Lighting.
Upon dedication of public streets that include the dedication of street
lights, it will be the responsibility of the applicant, developer,
or homeowners association and/or property owners association to guarantee
that all costs up to the date of acceptance have been satisfied, and
all equipment is in new working order.
7.
Lighting of Athletic Fields and Surfaces.
A.
When facilities for outdoor recreational actives such
as, but not limited to, baseball, softball, football, lacrosse, soccer,
basketball, tennis, miniature golf, and swimming/watersports are specifically
permitted by the Board of Supervisors for operation during hours of
darkness, the following requirements shall apply:
(1)
Lighting shall be accomplished only through
the use of fixtures conforming to IES full-cutoff criteria or having
a glare rating of UH 0, UL 0, FVH 10 and BVH 10, unless otherwise
approved by the Board of Supervisors based on suitable control of
glare and light trespass.
(2)
Except as otherwise permitted by the Board of
Supervisors, sporting events shall be timed so that all area lighting
in the sports facility is extinguished by 10:00 p.m., except in the
event of occurrences such as extra innings or overtime.
(3)
Golf driving ranges and golf courses, and other
sports necessitating the horizontal or near horizontal projection
of illumination shall not be artificially illuminated.
(4)
Except as permitted by Board of Supervisors,
the outdoor recreational activities listed below under Subsection
1A(5) shall not be lighted if located within a residential district
or sited on a non-residential property located within 1,000 feet of
a residential use.
In all instances, permission to illuminate these
activities shall be granted only when the Board of Supervisors is
satisfied that the health, safety and welfare of nearby property owners
and Charlestown Township as a whole have been properly protected.
(5)
Maximum mounting heights for all recreational
lighting installed subsequent to the adoption of this Part shall be
in accordance with the following:
8.
Preliminary and Final Lighting Plans.
A.
Plan Submission. All lighting shall be approved by
the Board of Supervisors for subdivision and land development applications
where site lighting is required by this Part, is otherwise required
by the Board of Supervisors, or is proposed by applicant. Lighting
plans shall be submitted to the Township for review and approval with
preliminary and final subdivision/land development plan applications,
and conditional use applications, and special exception applications,
and shall contain the following:
(1)
A plan or plans of the site, complete with all
structures, parking spaces, building entrances, traffic areas (both
vehicular and pedestrian), vegetation that might interfere with lighting,
and adjacent uses that might be adversely impacted by the lighting.
The lighting plan shall contain a layout of all proposed fixtures
by location, orientation, aiming direction, mounting height and type.
The submission shall include, in addition to existing and proposed
area lighting, all other exterior lighting, e.g., architectural, building
entrance, landscape, flag, sign, etc.
(2)
A ten-foot by ten-foot illuminance grid (point-by-point)
plot of maintained horizontal footcandles overlaid on the site plan,
plotted out to 0.0 footcandles, which demonstrates compliance with
the light trespass, illuminance and uniformity requirements as set
forth in this Part or as otherwise required by the Township. When
the scale of the plan, as judged by the Board of Supervisors, makes
a ten-foot by ten-foot grid plot illegible, a larger grid spacing
may be permitted.
(3)
The maintenance (light-loss) factors, IES candela
file nomenclature, lamp-lumen ratings, lamp color temperature and
specific lamp manufacturer's lamp ordering nomenclature, used in calculating
the presented illuminance levels.
(4)
A statistical area summary of minimum, average
and maximum plotted maintained illuminance levels and maximum to minimum
and average to minimum uniformity ratios.
(5)
Description of the proposed equipment, including
fixture catalog cuts, photometrics, glare reduction devices, lamps,
on/off control devices, mounting heights, pole foundation details
and mounting methods.
(6)
When landscaping plans are involved, they shall
contain the luminaire 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.
(7)
When requested by the Township, applicant shall
also submit a visual-impact plan that demonstrates appropriate steps
have been taken to mitigate the 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.
(8)
Plan Notes. The following notes shall appear
on the lighting plan:
(a)
"Post-approval alterations to lighting plans
or intended substitutions for specified lighting equipment on the
approved plan shall be submitted to the Township for review and approval
prior to installation. 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 luminaires; and accompanied by a lighting plan, including
a point-by-point plot, which demonstrates that proposed substitutions
will result in a lighting design that equals or exceeds the quality
of the approved plan."
(b)
"The Township reserves the right to conduct
post-installation inspections to verify compliance with the Ordinance
requirements and approved lighting plan commitments, and if deemed
appropriate by the Township, to require remedial action at no expense
to the Township."
(c)
"All building-mounted and other proposed exterior
lighting not submitted and approved during subdivision/land development,
shall be subject to the requirements of this Part."
9.
Compliance.
A.
Exterior lighting shall be maintained so as to always
meet the requirements of this Part.
B.
Township approval of a lighting plan does not relieve
the landowner of responsibility should any light fixtures, after construction,
fail to conform or fail to continue to conform to the provisions of
this chapter.
C.
Charlestown Township or its representative may conduct one or more post-installation nighttime inspections to verify compliance with the requirements of this chapter. If it is determined that any lighting source creates a safety or personal security hazard due to insufficient illumination levels or produces unacceptable levels of nuisance glare or skyward glow, or a component of a lighting installation creates a safety hazard, the property owner shall be subject to the preventative and enforcement remedies set forth in this chapter at § 22-907 and 22-908.
D.
No building may be erected, altered or used and no
lot or premises may be used in any zoning district for any use which
is noxious or offensive by reason of illumination in the immediately
surrounding area. Any existing lighting that is deemed by the Township
to be causing a safety hazard or affecting the health, safety and/or
welfare of the Township or Township residents shall be deemed to be
a nuisance. The Board of Supervisors may require or restrict lighting
when health, safety and/or welfare are issues.
E.
Any lighting fixture or lighting installation existing
on the effective date of this Part shall be made to conform with the
requirements of this Part when:
(1)
Minor corrective action, such as re-aiming or
shielding can achieve conformity with the applicable requirements
of this Part.
(2)
It is replaced by another fixture or fixtures
or abandoned or relocated.
(3)
There is a change in the use of the property.
(4)
It is deemed to be in violation of Subsection
9D above.
