This article contains the construction and engineering standards
for required improvements, utilities, grading and erosion control,
survey detail, stormwater drainage, paving, curbing, pathways and
sidewalks, emergency access, bridges, signage and markings, lighting,
solid waste storage, street names, and easements.
A.
All adjacent structures and areas disturbed or damaged during construction
shall be properly repaired, restored, or replaced to the satisfaction
of the Township by the party causing the damage.
B.
All trees, roots, stumps, brush, down timber, wood, rubbish and any
objectionable material shall be removed from the full legal right-of-way,
or as approved by the Township Engineer. Efforts shall be made during
construction of roadways to preserve vegetation outside the road right-of-way,
specifically for preservation as identified in the landscaping plan.
C.
Paving. The pavement of all streets and all commercial, industrial,
and multifamily parking areas and driveways into and out of parking
areas shall be installed as shown on the final plan and in accordance
with the following standards:
(1)
General. All paving shall be constructed both as to materials and
methods, generally in conformance with applicable sections of PennDOT
Specifications Publication 408, as last revised.
(2)
Pavement design. Pavement construction shall conform to the minimum
standards for different types of streets and parking areas as indicated
in Figure 6.1.
(3)
Paving cross section. All pavements, except where super elevated
for curves, shall conform with typical roadway cross sections in Figure
6.2, Roadway Construction Standards.
D.
Pavement cross slopes. The typical pavement cross slope on proposed
streets shall not be less than 1/4 inch per foot and not more than
1/2 inch per foot. The typical slope of the shoulder areas shall not
be less than 3/4 inch per foot and not more than one inch per foot.
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Figure 6.1, Minimum Street Construction Standards
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Local Road
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Arterial or Collector Road
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Superpave surface course
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1 1/2 inches
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1 1/2 inches
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Superpave binder course
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2 inches
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2 inches
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Bituminous concrete base course
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3 inches
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5 inches
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PennDOT No. 2A coarse aggregate subbase
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6 inches
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6 inches
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Minimum design structural number
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3.0
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3.7
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NOTES:
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1.
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All thickness specifications are for compacted materials.
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2.
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Permanent cul-de-sac street, marginal access street, service
street, and off-street parking construction shall conform to standards
for local roads.
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3.
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All base courses and/or ID-2 binder course shall be overlaid
with a wearing course no later than one year after installation unless
approved otherwise. Binder course to be installed immediately following
base course installation. Parking construction shall conform to standards
for local roads.
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Concrete sidewalks shall be constructed as follows:
A.
Material specifications. The following materials shall be used in
the construction of sidewalks:
(1)
Subbase: AASHTO No. 57 stone with a depth of four inches to a suitable
grade.
(2)
Concrete: minimum pounds-per-square-inch rating of 3,500 psi, four
inches depth, nonslip surface.
(3)
A white, liquid membrane curing compound, complying with PennDOT
Publication 408, must be applied within 24 hours of concrete being
poured.
(4)
Notwithstanding any provision contained in this chapter, ornamental
features, such as ornamental pavers, may be permitted or required
for land developments in any commercial enhancement district or for
any Township streetscape project, in the sole discretion of the Board
of Commissioners.
B.
Dimensional criteria. Sidewalks shall adhere to the following dimensional
criteria:
(1)
Minimum width: 48 inches, provided that passing space is provided
at intervals of 200 feet or less which is either:
C.
Cross slope. The cross slope of a sidewalk shall not exceed 2%. The
cross slope shall be sloped in the downward direction toward the cartway.
D.
Running slope. A sidewalk may have a running slope in the upwardly
or downwardly direction at a maximum of 5% from the existing sidewalk
grade in order to accommodate driveway aprons and transitions to ramps
which are either higher or lower than the level of the sidewalk.
E.
Excavation and subbase. Wherever sidewalk is replaced or installed,
the area under the sidewalk shall be excavated to a depth of eight
inches below the level of the finished walk. Four inches of AASHTO
No. 57 stone shall be placed and compacted in the excavated area under
the sidewalk.
G.
Surface drainage prohibited. No accumulated surface, roof area or
driveway water shall be directed across the surface of a sidewalk.
All sidewalk and curb construction shall accommodate drainage of surface,
roof area and driveway water under the sidewalk where necessary.
H.
Subsurface sidewalk drain specifications.
(1)
Surface drainage shall be carried under the sidewalk and through
the curb in minimum SDR 35 PVC pipe having an inside diameter of three
inches and which shall be one piece from the street face of the curb
to six inches inside the building side of the sidewalk when applicable
or required by the Township official.
(2)
The invert of the pipe at the street end shall be at least 1/2 inch
above the bottom of the face of the curb. At a minimum, there shall
be at least 1 1/2 inches between the top of curb and the top
of pipe. The grade of the pipe to the street shall not be less than
1/4 inch per foot.
(3)
There shall be a minimum of one such drain for each fifty-foot interval
per building lot and a minimum of two per building; provided, however,
that the aforesaid spacing requirements shall not apply to the replacement
of existing drainage facilities.
(4)
Where a storm sewer is available in the street or under the sidewalk,
the above drain shall discharge into the same. If no storm sewer is
available, the drainage shall be through the face of the curb into
the street gutters.
K.
Poles, trees, fire hydrants, and light standards. An opening shall
be left around all trees within the sidewalk area. All poles, fire
hydrants, light standards, or any other structure shall have an area
of concrete a minimum of six inches larger than the pertinent item,
boxed-out with an expansion joint. Signpost sleeves shall be provided
for existing or proposed signs.
L.
Public utility and service boxes. Under no circumstances shall any
public service curb or sidewalk boxes for access to underground facilities
be left below the sidewalk level. Service curb or sidewalk boxes shall
be extended to the finished elevation of the new sidewalk.
M.
Backfill, grading and lawn restoration.
(1)
As soon as reasonably possible, but in no event more than 12 hours
after the removal of forms, any void behind the sidewalk shall be
backfilled.
(2)
Material shall be placed in loose layers not exceeding four inches
and compacted using vibrating or mechanical tampers. The topmost four
inches shall be topsoil which is raked and seeded for areas where
a grass strip is to adjoin the curb. New seed shall be watered within
24 hours of initial placement.
(3)
Where there are slopes adjacent a sidewalk in excess of 25%, matting
is required, and the Township official may require a retaining wall
or the slope to be cut back to provide less slope.
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Figure 6.2, Roadway Construction Standards
 |
A.
Asphalt trails shall be developed in accordance with the following
standards:
(1)
Pathways shall be six feet to eight feet wide and consist of two
inches of Superpave wearing course over a six-inch layer of AASHTO
No. 57 stone.
(2)
Multi-use trails shall be 12 feet wide and consist of two inches
of Superpave wearing course over a six-inch layer of AASHTO No. 57
stone. Minimum shoulder width shall be two feet.
(3)
Where the edge of the trail is above the surrounding grade, bituminous
pavement shall be feathered.
C.
The vertical clearance above the trail shall be maintained at a minimum
ten-foot height.
D.
The trail shall be laid out in such a manner that trail users are
visible to other trail users and vehicles on intersecting roads. Sharp
curves and excessive grade change shall also be avoided.
Bicycle parking facilities for nonresidential structures shall
include a secure device to which the bicycle frame and one wheel of
the bicycle can be attached with a cable or locking device. The device
shall be suitable to keep bicycles erect when they are locked to it.
A.
Driveway materials. All driveways construction materials, including
those parts of driveways used as parking, shall only consist of concrete,
pervious concrete, concrete wheel-strips with grass, asphalt, or pavers,
and not of gravel or grass.
B.
Residential driveways. Residential driveways shall adhere to the
following specifications.
(1)
Concrete. Minimum pounds-per-square-inch rating of 3,500 psi shall
be used.
(2)
Driveway apron: a minimum of six inches thick with six-inch-by-six-inch
welded wire mesh reinforcing.
(3)
The maximum width at the cartway: 14 feet; provided, however, that,
for driveways serving two or more dwelling units, the maximum width
may be increased to 20 feet in width at the cartway.
(4)
The portion of the sidewalk which crosses the driveway apron must
meet with thickness requirements above and have a maximum cross slope
of 2%.
C.
Nonresidential driveways. Nonresidential driveways shall adhere to
the following specifications:
(1)
Concrete: minimum pounds-per-square-inch rating of 3,500 psi shall
be used.
(2)
Driveway apron: minimum eight inches thick with six-inch-by-six-inch
welded wire mesh reinforcing.
(3)
The driveway apron shall be installed in a fashion that provides
the minimum slope. Where a proposed slope exceeds 8%, the proposed
slope angle (i.e., percentage) shall be listed on the permit application
and must be approved by the Township Engineer.
(4)
The portion of the sidewalk which crosses the driveway apron must
meet with thickness requirements above and have a maximum cross slope
of 2%.
(5)
Minimum distance from the closest edge of a driveway apron to the
a point of intersection of two street center lines: 75 feet.
(6)
Minimum distance between the closest edges of two driveway aprons
on a single property: 100 feet.
D.
Curb depressions. The curb reveal adjacent a nonresidential or residential
driveway apron at the gutter line shall not exceed 1 1/2 inches.
F.
All driveways shall be provided with a stopping area within which
the grade shall not exceed 4%. The stopping area shall be measured
as follows:
G.
Maximum grade requirements shall not be waived unless extremely difficult
circumstances exist and cannot be mitigated by alternative locations,
designs, or lotting, in which case a safe, practical alternative may
be permitted by the Board of Commissioners, upon recommendation of
the Township Engineer.
A.
Materials specifications. Curbs shall be constructed as follows:
(1)
Subbase: AASHTO No. 57 stone, with a depth of four inches to a suitable
grade.
(2)
Concrete: minimum pounds per square inch rating of 3,500 psi.
(3)
A white, liquid membrane curing compound, complying with PennDOT
Publication 408, as most recently revised, must be applied within
24 hours of concrete being poured.
B.
Dimensional criteria. All curbs shall have the following dimensions:
(1)
A minimum bottom thickness of eight inches.
(2)
A minimum top thickness of seven inches at the top.
(3)
A minimum depth of 18 inches.
(4)
A height above the gutter line of eight inches; provided, however,
that a minimum of up to four inches may be allowed under certain gutter
conditions upon prior written approval from the Township official.
C.
Excavation and subbase.
(1)
The curb area shall be excavated to the required depth. The material
upon which the curb will be constructed shall be compacted to a firm,
uniform and even surface.
(2)
In situations deemed due to existing grade or ground conditions,
and in accordance with industry standards, the Township official may
require an additional eight inches of subsoil excavated, which shall
be backfilled and tamped with crushed stone before construction of
the curb.
D.
Forms.
(1)
Forms shall not discolor the concrete. All curbs shall be constructed
and reconstructed using the steel curb and radius forms specified
in PennDOT Publication 408, as most recently revised.
(2)
Forms shall not be removed for at least 12 hours in the period from
April 15 to October 15 or for at least 24 hours during the rest of
the year. In no event shall the forms be permitted to remain in place
for more than 48 hours.
E.
Drainage sleeves. All penetrations through the curb shall be formed,
sleeved or core-drilled. Cutting of curb is prohibited. The maximum
penetration allowed is four-inch-diameter SDR 35 PVC.
F.
Expansion and contraction joints.
(1)
Division plates or form or saw contraction joints 3/16 inch wide
and four inches deep shall be utilized every 10 feet. Any saw contract
joint shall be sawn as soon as possible after the concrete has set
sufficiently to preclude raveling during the sawing and before any
shrinkage cracking occurs in the concrete.
(2)
The depth of the saw cut may be decreased at the edge adjacent to
the pavement to obtain a maximum depth without pavement damage.
(3)
The edges of construction joints shall be rounded to a one-fourth-inch
radius.
(4)
One-half-inch premolded expansion joint material shall be cut to
the cross-sectional area of the curb, at structures, and shall be
placed at the end of each work day.
G.
Pouring. Concrete shall be poured in the forms in layers not exceeding
five inches in depth; provided, however, that when using a vibrator
to eliminate voids, concrete may be poured in layers up to 15 inches
in depth.
H.
Finishing. Upon removal of forms, any irregular surfaces shall be
corrected, preferably by rubbing the irregular surface with a carborundum
stone. The face of curb shall have a smooth, rubbed surface to the
gutter line. Brush-finishing or plastering will not be permitted.
Minor defects may be filled with mortar. No voids or honeycomb shall
be permitted on the finished surfaces of the curb. The top surface
of the curb shall be smooth and evenly finished, preferably using
a wood float. While the concrete is still plastic, the edges of the
face and back of the curb shall be round.
I.
Backfill and lawn restoration. As soon as possible after the removal
of the forms, but in no event more than 12 hours after the removal
of the form, any void behind the curb shall be backfilled. The excavated
area shall be filled with AASHTO No. 57 stone to six inches below
the level of finish grade. Six inches of topsoil shall be placed on
top of the stone, and the area shall be raked and seeded. New seed
must be watered within 24 hours after initial placement.
J.
Mechanical replacement of curb. Upon written approval by the Township
official, curb may be placed with a self-propelled machine, provided
that the concrete placed with the self-propelled machine maintains
its shape without slumping after extrusion and that the curb is finished
in accordance with the provisions set forth herein.
K.
Curb ramps. Curb ramps shall be constructed at all intersections,
including private and public alleys, in accordance with the applicable
ADA standards.[1] Slope requirements set forth in the applicable ADA Standards
shall be strictly adhered to, and a correction order shall be issued
for any slope not meeting the minimum or maximum requirements as allowed
by applicable ADA Standards. A variance from slope requirements may
be obtained upon written request to the Township official only where
there is a nonrelocatable structure which makes strict compliance
with the applicable slope requirements impracticable.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
L.
Radius curbs. A radius curb shall be constructed at all intersections,
including intersections between public or private alleys and a street.
The minimum radius for any curb at a street intersection shall be
10 feet. The minimum radius for any curb at an intersection between
two alleys, where applicable, or an alley and a street shall be five
feet. Radius curbs and walks shall be poured monolithically from the
point of curvature to point of tangent.
M.
Alternative curb construction with granite blocks or "Belgian block"
shall be permitted along roads and parking lots not being dedicated
to the Township.
A.
Stormwater control structures shall be designed in accordance with
the Township Stormwater Ordinances and the Pennsylvania DEP Stormwater
Best Management Practices Manual.
B.
All storm drains and drainage facilities such as gutters, catch basins,
bridges, inlets, and culverts shall be installed and the land graded
for adequate drainage as shown on the grading plan submitted and approved
with the final plan. Construction of these facilities shall conform
to the PennDOT Specifications Publication 408, latest version.
(1)
Location. Wherever practicable, storm sewers shall be located within
the right-of-way of the street. They shall be protected by a cover
of at least 18 inches.
(2)
Size and grade. Storm sewers shall be adequate for the anticipated
runoff when the area is fully developed as permitted by zoning, and
capable of carrying a ten-year design storm or, at the recommendation
of the Township Engineer, the system shall be capable of carrying
the twenty-five-year-design storm without surcharging the downstream
system. Culverts shall be capable of carrying a 100-year-design storm
where there is not continuous overland flow to a watercourse. They
shall have a minimum internal diameter of 15 inches and a minimum
grade of 1/2% unless otherwise approved by the Township Engineer.
Maximum internal pipe diameter shall be 60 inches. Special box culverts
or open channels shall be used when a sixty-inch pipe is not capable
of carrying the design storm.
(a)
Storm drainage pipe materials. All storm drainage pipes up to
but not including 42 inches in equivalent diameter shall be constructed
of the following materials.
(b)
Reinforced concrete, rubber gasketed conforming to AASHTO M170,
M198 and M207.
(c)
Reinforced concrete, tongue and groove conforming to AASHTO
M170 and M207.
(d)
Corrugated polyethylene (PE) N12 smooth interior only conforming
to ASTM D1248, ASTM D2412, AASHTO M252 and 294. A PE pipe shall be
placed on a minimum of six inches of AASHTO No. 57 stone and backfilled
with same to a foot above the crown of the pipe.
(e)
Corrugated polyethylene (PE) perforated underdrain shall conform
to AASHTO M252.
(3)
All storm drainage pipe and/or culverts 42 inches in equivalent diameter
and above shall be constructed of either of the following materials:
(a)
Reinforced concrete tongue and groove conforming to AASHTO M170
and M207.
(b)
Reinforced concrete piping, rubber gasketed, shall conform to
AASHTO M170, M198 and M207.
(c)
Precast reinforced concrete box sections in accordance with
AASHTO M259.
(d)
Cement concrete cast in place, mix design strength of 4,000
pounds per square inch (psi).
(4)
Manholes. Manholes shall be constructed at all changes in horizontal
or vertical alignment, spaced not more than 300 feet apart on pipe
of 24 inches internal diameter or less, and not more than 400 feet
apart where larger sizes are installed. Inlets may be substituted
for manholes where they will serve a useful purpose. Manhole frames
and covers shall be good quality cast iron; covers shall be marked
"STORM" and have a minimum weight of 220 pounds.
(5)
Inlets. Inlet spacing shall be so arranged that 95% of the gutter
flow will be captured. No inlet smaller than PennDOT Type Four-Foot
Special Inlet shall be used. Double four-foot or six-foot inlets separated
by 20 linear feet of pipe shall be required if adequate efficiency
is not realized with the PennDOT Type Four-Foot Special Inlet. Inlets
at street intersections shall be placed on the tangent and not on
the curved portions. The gutter adjacent to and immediately upgrade
from the inlet shall be so warped as to direct the water into the
inlet. Inlets shall have a metal marking with the message: "Don't
dump, drains to the river."
(6)
Castings. Manhole and inlet castings, together with their covers
or gratings shall conform to PennDOT or Township standards, as may
be in effect at the time the design of the sewer is submitted. Castings
shall indicate "storm."
(7)
Unnatural drainage. Wherever construction stops or concentrates the
natural flow of storm drainage in such a way to affect adjoining properties,
approval of the owners shall be obtained in writing and a copy filed
with the Township. Approval of plans by the Township does not authorize
or sanction drainage affecting adjoining properties.
(8)
Drainage from nonnatural sources. Water originating from other than
natural sources, such as air conditioning units or sump pumps, wherever
practicable, shall be discharged into natural watercourses on the
property, unless it is possible to infiltrate by means of infiltration
or biofiltration. Notwithstanding the previous sentence, pools and
other sources of treated water shall not be disposed of or discharged
into natural watercourses. The discharge of water under the sidewalk
through the curb into the gutter is prohibited.
(9)
Design criteria.
(a)
Permissible channel velocities, slopes, and cover shall be in
accordance with the NRCS Engineering Field Manual, Chapter 7, "Grassed
Waterways and Outlets."
(b)
Existing stream channels shall be maintained in their natural
state. Only under unique, extreme circumstances will a developer be
permitted to line, straighten, or relocate an existing stream, with
permit approval of the Pennsylvania Department of Environmental Protection
(DEP) and approval from the Montgomery County Conservation District.
(c)
Acceptable energy dissipation devices shall be installed to
bring discharge velocities down to limits specified in the SCS Engineering
Field Manual, Chapter 7. Riprap, natural stabilization structures,
and/or gabions may be required by the Township Engineer where erosion
potential is great.
Widths and locations of easements and rights-of-way shall be
determined by the Township Engineer or the appropriate authority or
utility company for all utilities, including stormwater facilities.
The location and design of the utilities shall be governed by the
requirements herein.
A.
General standards.
(1)
Easements and required front, side or rear yards may co-occupy the
same land as utilities.
(2)
Nothing shall be permitted to be placed, planted, set or put within
the areas of an easement unless it is a portable or removable object.
The area shall be kept as lawn.
(3)
The owner of any lot, upon written request by the Township and at
the owner's sole expense, shall remove anything placed, planted, set
or put, (with or without knowledge of these regulations) within the
area of any easement.
(4)
To the fullest extent possible, easements shall be adjacent to rear
or side lot lines, and occupying only a portion of one lot (not centered
on two lots).
B.
All easements and rights-of-way, including descriptions of any restrictions
thereof, shall be shown on the record plan and shall be recited in
a deed for each and every property describing the subject area. Any
error found in a deed shall be immediately corrected and rerecorded
in the office of the Recorder of Deeds for Montgomery County at Norristown,
Pennsylvania, at the sole expense of the applicant.
C.
Utility easements. A minimum width of 20 feet shall be provided for
common utilities and drainage when provided in undedicated land for
one use. Multiple utility uses within one easement require additional
easement width.
D.
Public utilities. All water, sewer, and gas mains and other underground
facilities shall be installed prior to street paving at locations
approved by the Township Engineer.
E.
Underground utilities. All water, sewer, and gas mains shall be installed
underground. All electric, telephone and communication services, both
main and service lines, shall be provided by underground cables, installed
in accordance with the prevailing standards and practices of the utility
or other companies providing such services, except where it is demonstrated
to the satisfaction of the Board of Commissioners that underground
installations herein required are not feasible because of physical
conditions of the lands involved. All main underground cables which
are within the right-of-way of a street shall be located as specified
by the utility company, subject to approval by the Board of Commissioners,
upon recommendation of the Township Engineer.
(1)
In order to promote and facilitate the underground installation of
utility distribution lines, a letter of endorsement shall be required
from the suppliers of utility service (not limited to electrical,
telephone, or cable television) of the developer's choice wherein
the applicant acknowledges that underground utilities are feasible
and shall be consummated as part of the improvement plan.
(2)
A statement relative to the intent of the developer to provide underground
utility service shall be placed on the final plan requisite to final
approval of the plan.
(3)
The provisions in this chapter shall not be construed as to limit
or interfere with the construction, installation, operation, and maintenance
of public utility structures or facilities which may hereafter be
located within public easements or rights-of-way designated for such
purposes.
(4)
Light standards are to be placed as required by chapter. Power source
for such standards shall be placed underground as required.
(5)
Along arterial and collector roads, all new electrical service shall
be placed underground.
A.
Sewage facilities design. The design and installation of domestic
sewage facilities shall be done in accordance with the Pennsylvania
Domestic Wastewater Facilities Manual prepared by the Pennsylvania
Department of Environmental Protection.
B.
On-site sewage facilities design. The design and installation of
on-lot subsurface disposal systems shall be done in accordance with
Pa. Title 25, Chapter 73, regulations and the technical manual for
sewage enforcement officers.
(1)
The Township Engineer or his/her designee shall require percolation
and deep hole tests, as required by PA DEP, in order to determine
the size, extent, and nature of disposal facilities. Such tests shall
be conducted for each lot proposed for building.
(2)
Existing on-lot sewage disposal systems that will remain in use shall
be inspected and certified as to their satisfactory functioning, in
accord with current industry, DEP standards, and the Montgomery County
Health Department rules and regulations. Malfunctioning systems shall
be replaced with systems designed and constructed to current standards.
(3)
After assuring that all requirements have been met, the Township
Engineer or his/her designee shall issue a certificate of approval
to the Township as a requirement for final plan approval.
(4)
In no instance shall an on-lot septic system be located nearer to
a drilled well than 100 feet.
C.
Community sewage facilities. Sewage disposal for more than one lot
on a shared basis, by means of community sewage facilities may be
permitted in compliance with PA DEP regulations and Township Sewage
Facilities Plan.
D.
Sewage collection system. All elements of the sewage facilities collection
system including but not limited to laterals, sewer mains, manholes,
force mains, and pump stations shall be designed in accordance with
the requirements of the public utility owning and managing the sewer
collection system.
A.
Public water service shall be installed for each inhabitable building.
B.
Public water supply facilities design. The design for all community
and public water supply facilities shall be in accordance with the
PA DEP Water Supply Manual and PUC regulations, where applicable.
C.
Fire hydrants shall be located at accessible points throughout the
subdivision when centralized water supply is available, and shall
be located according to the Township Engineer and/or Township Fire
Marshal. As a general rule, hydrants should be located at each street
intersection and at intermediate points as recommended by the State
Insurance Services Office. Generally, hydrant spacing may range from
600 feet to 1,000 feet apart.
A.
Bridges and culverts shall be designed to meet current PennDOT standards
to support expected loads and to pass design stormwater flows. They
shall be constructed to the full width of the planned cartway. Allowance
for sidewalk must also be made, if required by the Township.
B.
Where county-owned roads or bridges are involved, the County Engineer
shall review and approve all proposals.
C.
A permit from the PA DEP shall be obtained to construct a bridge
over any regulated waters, or to make any change in or addition to
any existing water obstruction, or in any manner change or diminish
the course, current, or cross section of any stream or body of water.
D.
Drawings to include location plan; cross section of present bridge
if one exists; profile of stream for a reasonable distance above and
below bridge site, showing slopes of the bed, normal water surface
and 100-year (1% annual chance) flood water surface. If the bridge
is on a skew, give the angle of the center line of the bridge with
the direction of the line of flow. In addition, the following information
is required for new bridge construction: the total drainage area above
the bridge site; description of watershed; length of stream from source
to bridge site and to the mouth; character of stream bed and banks;
extent and depth of overflow during floods; effect of previous floods
upon bridges, their span and clearance; whether bridge will be within
backwater influence of parent stream.
E.
Structural bridge design and calculations signed and sealed by professional
engineer licensed in the Commonwealth of Pennsylvania shall be submitted
to Township prior to approval.
A.
Permanent monuments shall be indicated on the record plan. All monuments
shall be constructed of precast concrete or durable stone with metal
insert(s), and be four inches square with at least 20 inches extending
below ground level, or an alternate design approved by the Board of
Commissioners. Street right-of-way reference monuments shall be located
on the right-of-way lines at corners, angle points, beginning and
end of curves, and as otherwise required by the Township Engineer
for all new and existing streets. They shall be placed after a new
street and/or lot grading has been completed. The center line of all
new streets shall be marked with spikes (P.K. nails) and referenced
to permanent monuments or structures. Certified copies of this reference
information shall be given to both the Township Engineer and the Township
Manager's office. When final lot grading has been completed and before
the issuance of occupancy permits, permanent monuments shall be set
by the applicant at all lot corners and angle points along all easements
and rights-of-way, and at all street intersections and intermediate
points as may be required.
B.
Lot pin requirements. All lots upon which construction is planned shall be temporarily staked or pinned, or permanently monumented and certified to such by a registered surveyor for the owner, applicant, builder, or developer, before issuance of a building permit. A signed certificate of compliance must be submitted with a building permit application. Temporary stakes or pins with a surveyor's ribbon attached may be acceptable on existing lots where construction of an accessory building or an addition to the primary structure is proposed, only if construction is begun within 30 days of the certificate of compliance date. Temporary stakes or pins shall remain in place until witnessed and accepted by the Township Building Inspector. Prior to final approval of a new subdivision plan, all new lot corner markers shall be marked with a minimum 5/8 inch diameter metal pin extending at least 24 inches into the ground and at least one inch revealed above the ground surface, or an equivalent metal marker, approved by the Township Engineer. Upon completion of construction and final grading, pins shall be replaced with permanent monuments as described in § 260-84, Survey monuments, Subsection A.
C.
Original monuments. In situations where they may be of legal or historical
importance, the original monuments and marks must not be destroyed,
defaced, hidden, or possibly confused by creating new monuments and
marks unless absolutely necessary, e.g., the originals are decayed,
destroyed, or unsafe. In some cases, to be determined by the Township
Engineer, new monuments shall be set as a reference or witness to
the original monument to avoid disturbing the original. When, in the
opinion of the Township Engineer, the angle point falls in a location
that is not appropriate to set a concrete monument, a written request
for a waiver shall be submitted by the applicant for consideration
by the Board of Commissioners.
D.
Bench marks. The Township elevations are based on the USGS Datum.
Location and elevation is available to all engineers and surveyors
upon request to the Township Engineer's office. All contours and elevations
shown on the plan must be based on this system and must be noted as
such on the record plan.
E.
Easements. Monuments must be placed along one side of all easements
at the beginning, end, and angle points beginning and end of radii
and at all intersections with lot lines and rights-of-way.
A.
Minimum cartway width for the emergency access shall be 12 feet.
C.
When not paved, the cartway shall be constructed of crushed stone
of appropriate depth, compaction and material size, to support the
largest emergency response vehicle in the vicinity of the site under
all weather conditions to the satisfaction of the Township Engineer.
The emergency access may also be constructed from fiber reinforced
polyethylene or concrete grass pavers. All void areas shall be filled
with topsoil and seeded with an appropriate grass mix.
D.
Markings or the appropriate form of identification shall be placed
at the entrance to the emergency access way. If necessary, breakaway
bollards shall be installed at each end of the emergency access way.
E.
Emergency access ways shall be maintained through properly recorded
easements or deed restrictions which at a minimum prohibit the planting
of any vegetation except grass within the access way and a buffer
area of five feet on either side.
A.
Findings, purpose and intent.
(1)
Adequate, effective lighting of streets, buildings, parking lots
and other facilities is important for comfort, safety, security and
commerce. Wasteful, inefficient, glary or inappropriate lighting,
however, is a significant environmental problem. Excessive lighting
wastes energy; intrudes upon neighboring properties; is a nuisance
to pedestrians, cyclists and motorists on adjacent roadways; disturbs
wildlife habitats; impairs human health due to overexposure to artificial
light at night; negatively impacts humans' experience of the night
sky; and negatively affects the quality of life of our communities.
(2)
Through these regulations, the Township wishes to manage outdoor
lighting so that its safety, security and economic benefits are maintained
while minimizing dangerous glare, energy waste, light pollution and
light trespass.
(3)
The following requirements for outdoor lighting installations promote
public safety and welfare during nighttime while minimizing the adverse
effects of glare and light trespass often associated with outdoor
lighting. Outdoor lighting should be used only where needed, used
only when needed, and only that type of lighting which is necessary
and proper should be used. This section is intended to implement these
principals of good lighting design by regulating the aiming, shielding,
height, illumination levels, operating hours and other aspects of
outdoor lighting so that Township residents may continue to enjoy
the highest quality of life.
B.
AFG
BUG RATING
CORRELATED COLOR TEMPERATURE
CUTOFF ANGLE (OF A LUMINAIRE)
DIRECT LIGHT
FIXTURE or LIGHT FIXTURE
FLOOD OR SPOT LIGHT
FOOTCANDLE
FULLY SHIELDED LIGHTS
GLARE
HARDSCAPE
HEIGHT OF LUMINAIRE
ILLUMINANCE
ILLUMINATION
INCIDENTAL NONFULL CUTOFF LIGHT
INDIRECT LIGHT
LAMP
LIGHT LOSS FACTOR (LLF)
LIGHT TRESPASS
LIGHT-EMITTING DIODE OR LED SOLID STATE LIGHTING
LUMEN
LUMINAIRE
LUMINAIRE, CUTOFF
LUMINAIRE, FULL CUTOFF
LUMINAIRE, FULLY SHIELDED
LUMINANCE
LUX
NIGHTTIME
OUTDOOR LIGHTING
OUTDOOR LIGHTING, TEMPORARY
Definitions. Unless specifically defined below, words and phrases used in this section shall be interpreted to have common English usage, to give effect to the purposes set forth in § 260-86A above and to provide reasonable application of this section. As used in this section, the following terms shall have the meanings indicated, unless a different meaning clearly appears from the context:
Above finished grade.
The IES designation of a luminaire's light distribution in
three directions: B = Backwards, U = Upwards (90° and above),
G = Glare Zone (80° to 90°) Forward.
Abbreviated CCT, denotes the color temperature of the light
source measured in degrees Kelvin. High CCT, e.g., 6000K, indicates
cold white light, low CCT, e.g., 3000K, indicates warmer light in
the red end of the spectrum.
The angle, measured up from the nadir, between the vertical
axis and the first line of sight at which the bare source is not visible.
Light emitted directly from the lamp or off of the reflector
or reflector diffuser or through the refractor or diffuser lens of
a luminaire.
See "luminaire."
Any light fixture or lamp that incorporates a reflector or
a refractor to concentrate light output into a directed beam in a
particular direction.
A unit of illuminance. One footcandle is one lumen per square
foot of incident light.
Outdoor light fixtures shielded, aimed, mounted or constructed
in such a manner that all light emitted by the fixture, either directly
or from the lamp or a diffusing element or indirectly by reflection
or refraction, is projected below the horizontal plane through the
fixture's lowest light emitting part as certified by a photometric
test report.
The sensation produced by the luminances within the visual
field that is sufficiently greater than that to which the eyes are
adapted to cause annoyance, discomfort or loss in visual performance
or visibility. Unlike illuminance, glare does not decrease as viewing
distance from sources increase, only apparent size of the source of
glare decreases with increased viewing distance.
Permanent paving or nonbuilding impervious improvements to
the site, outside of any public street right-of-way, including but
not limited to parking lots, drives, entrances, curbs, ramps, stairs,
steps, medians, loading or storage areas and walkways.
The height of a luminaire shall be the vertical distance
from finished grade directly below the center line of the luminaire
to the lowest direct-light-emitting part of the luminaire.
The quantity of incident light measured in footcandles or
lux.
An alternative term for illuminance. Commonly used in a qualitative
or general sense to designate the act of illuminating or the state
of being illuminated.
Incidental light which is not full cutoff but which may be
permissible contingent on meeting the requirements of this section
and chapter. Such lighting may include but is not limited to approved
security lighting, building interior lighting or window sign lighting.
Direct light that has been reflected or has scattered off
of other surfaces.
The component of a luminaire that produces light. A generic
term for a man-made source of light, i.e., a light bulb.
The ratio of illuminance for a given area to the value that
would occur if lamps operated at their initial rated lumen output
and if no system variation or depreciation had occurred.
The shining of light produced by a luminaire beyond the boundaries
of the property on which it is located.
The latest light source to be used for outdoor lighting,
featuring improved efficacy and directional control and longer life.
A standard unit of luminous flux. Photometrically, it is
the luminous flux emitted within a unit solid angle (one steradian)
by a point source having a uniform luminous intensity of one candela.
One footcandle is one lumen per square foot. For the purposes of this
Section, the lumen-output values shall be the initial lumen output
ratings of a lamp, as specified by the manufacturer of the lamp.
A complete lighting unit consisting of one or more lamps
together with the fixture, other parts designed to control the light
distribution and other mechanical and electrical components.
A luminaire whose light distribution at or above an angle
of 90° above nadir does not numerically exceed 25 candela per
1,000 lamp lumens (2.5%), and does not numerically exceed 100 candela
per 1,000 lamp lumens (10%) at or above a vertical angle 80° above
nadir. This applies to all lateral angles around the luminaire.
A luminaire whose light distribution at or above an angle
of 90° above nadir has zero candela intensity and does not numerically
exceed 100 candela per 1,000 lamp lumens (10%) at or above a vertical
angle 80° above nadir. This applies to all lateral angles around
the luminaire.
A luminaire whose light distribution at or above an angle
of 90° above nadir has zero candela intensity but which does not
have a glare-zone restriction.
The physical and measurable quantity corresponding to the
brightness of a surface in a specific area from which light is emitted
or reflected (e.g., lamp, luminaire, reflecting material). Can be
measured in candelas per square meter (cd/m2) or footlamberts.
The standard unit of illuminance. One lux is one lumen per
square meter and the nominal equivalent at 0.1 footcandle.
The hours between the end of evening civil twilight and the
beginning of morning civil twilight. Civil twilight ends in the evening
when the center of the sun's disk is 6° below the horizon and
begins in the morning when the center of the suns disk is 6° below
the horizon.
The nighttime illumination of an outside area or object by
any man-made device that produces light by any means regardless of
whether the actual source of the light is outside or within a structure.
Outdoor lighting that is used for a period of less than seven
days, with at least 180 days passing before being used again or used
annually for a period of 45 days or less.
C.
Applicability. The requirements of this section shall apply to all
outdoor lighting installations as follows:
(1)
Outdoor lighting installations that are designed, constructed, erected
or otherwise placed into operation in conjunction with an application
pursuant to this chapter.
(2)
Alterations, rehabilitations, or renovations to existing outdoor
lighting installations, which are commenced with after the effective
date of this section, and which involve the replacement of at least
25% of an existing lighting system with a new lighting system.
(3)
Nonapplicability. Routine maintenance of these preexisting outdoor
lighting installations shall not have to comply with the requirements
of this section. Routine maintenance includes the following:
(4)
Exemptions. The requirements of this section shall not apply in the
following circumstances:
(a)
Where superseded by state or federal law.
(b)
Temporary emergency lighting used by police, fire, emergency
medical services, public works or other public safety services.
(c)
Hazard/warning lights required by state or federal regulations,
except that all luminaires used must be red and must be shown to be
as close as possible to the minimum lumen output required for that
specific task.
D.
Adoption by reference.
(1)
Adoption. Cheltenham Township hereby adopts, for the purpose of establishing
rules and regulations for the construction, alteration, design, layout,
installation and use of outdoor lighting, the specifications laid
out in the "IESNA Lighting Handbook," 10th Edition, published by the
Illuminating Engineering Society of North America (IESNA), and hereby
incorporates such recommended practices as fully as if set forth at
length herein, save and except such portions as are herein after deleted,
modified or amended. From the date on which this section shall take
effect, the provisions thereof shall be controlling in the design,
construction and operation of all outdoor lighting within Cheltenham
Township.
(2)
Amendments. The recommended practices of the Lighting Handbook hereby
adopted are amended as follows:
(a)
All the recommendations made in the Lighting Handbook shall
be considered mandatory requirements. For the purposes of this section,
the words "should," "may," "can't," etc., shall be read as "shall"
or "must," the words "recommend" or "recommendation" shall be read
as "require" or "requirement," the phrase "it is recommended" shall
be read as "it is required," and the phrase "it is not recommended"
shall be read as "it is prohibited."
(b)
Future amendments to the recommended practices of the Lighting
Handbook shall become a part of this section without further action
by the Township.
(c)
Where the Lighting Handbook provides for alternatives, this
section requires that the safest alternative, as determined by the
Township, be used.
(3)
General design requirements. The design calculations for outdoor
lighting installations shall be in accordance with the Lighting Handbook.
This includes, but is not limited to, technical definitions, terminology,
calculation methods and procedures, photometric classifications and
photometric testing procedures. Illuminance selection should be based
on the usage of the area to be illuminated, the level of activity
and nighttime security requirements.
(4)
Illumination levels. Illumination shall have intensities and uniformity
ratios in accordance with the current recommended practices of IESNA
as contained in the Lighting Handbook.
E.
General regulations.
(1)
Unless otherwise specifically approved, LED light sources shall have
a correlated color temperature (CCT) that does not exceed 3000K.
(2)
Floodlights and spotlights, when permitted by the Township, shall
be installed and/or aimed so that they do not project their output
at neighboring residences, adjacent uses, directly skyward or onto
a roadway.
(3)
Except as otherwise permitted in this section, all lighting fixtures
shall meet IESNA full cutoff criteria. No lighting shall be permitted
that results in glare beyond the boundaries of the property upon which
the luminaire is located.
(4)
Except as otherwise permitted in this section, fixtures shall not be mounted in excess of 18 feet above finished grade (AFG). If a higher mounting height is permitted in the respective zoning district as per Chapter 295, Zoning, of the Township Code, then a fixture may be installed to this higher mounting height, provided it otherwise complies with all other requirements of this section.
(5)
Fixtures shall be of a type and design appropriate to the lighting
application and aesthetically acceptable to the Township. The use
of searchlights, flashing strobe lights and laser lights is prohibited.
(6)
Unless the Board of Commissioners specifically approves all-night
lighting (e.g., for safety and/or security or all-night facility operations),
outdoor lighting shall be controlled by an astronomical dial time
clock with battery or capacitor backup for daylight saving time and
seasonal changes and power outage compensation to extinguish lighting
between a time no later than 11:00 p.m. and dawn, or for facilities
that remain open after 11:00 p.m., within one hour after closing.
(7)
Where all-night safety and/or security lighting is proposed, or when
all-night facilities are proposed, such lighting shall not be derived
from more than 25% of the fixtures providing the normal illumination
or shall be dimmed to 25% normal light output. All-night safety or
security lighting includes the following:
(a)
Lighting essential for the deterrents of break-ins. This type
of lighting is limited to exterior door locations.
(b)
Lighting controlled by motion sensors/detectors. This type of
lighting is to be used to deter vandalism and theft and shall be placed
in locations where the sensors will not be tripped on a reoccurring
basis and shall be installed and/or aimed so that they do not project
their output at neighboring residences, adjacent uses, directly skyward
or onto a roadway.
(c)
Lighting used in conjunction with surveillance cameras. This
type of lighting is limited to illuminating automatic teller machines,
deposit boxes, building entrances and parking lots/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.
(8)
Vegetation screens shall not be employed to serve as the primary
means for controlling glare. Rather glare control shall be achieved
primarily through the use of such means as full cutoff fixtures, shields
and baffles and appropriate application of fixture mounting height,
wattage, aiming angle and fixture placement.
(9)
Electrical feeds for lighting standards shall be run underground.
(10)
Lighting standards located directly behind perpendicular parking
spaces shall be placed a minimum of five feet behind face of curb
or tire stop or on concrete pedestals at least 30 inches high above
pavement, or shall be suitably protected by other means approved by
the Township.
(11)
Fixtures and ancillary equipment shall be maintained so as always
to meet the requirements of this section.
F.
Requirements for outdoor area and roadway lighting installations.
(1)
This subsection applies to the following:
(a)
All outdoor lighting installations employed for nighttime area
illumination of parking lots, car sales lots, yards, roadways, streets,
driveways, walkways, bikeways, cartways, entryways, and similar areas
or lots; and
(b)
All outdoor lighting installations on any property within the
Township, except any lot developed with one single-family dwelling.
(2)
Use of full cutoff luminaires required. All luminaires employed in
outdoor area and roadway lighting installations shall be full cutoff.
(a)
The candlepower distribution classification of the luminaire
as a full cutoff type shall be in accordance with the IES Lighting
Handbook. The manufacturer of the luminaire shall provide certification
of the full cutoff (U=0) classification based on photometric testing
performed in accordance with the Lighting Handbook and the applicable
testing procedures referenced therein. The requirement for the use
of full cuttoff luminaire type shall include, but is not limited to,
the following outdoor area and roadway lighting configurations:
(b)
Full cutoff luminaires shall be mounted plumb and level in accordance
with the intended application of their design. For the purposes of
this requirement, the photometric nadir of the luminaire (zero-degree
vertical angle of the candlepower distribution) shall be oriented
plumb, and the vertical angle of 90° above nadir (horizontal)
shall be oriented level. Full cutoff luminaires shall not be installed
in a canted or tilted position which permits candlepower distribution
above the horizontal.
(c)
Luminaires that do not meet the strict definition for full cutoff
luminaires, yet employ advanced or alternative technology which causes
the photometric performance to approach that of full cuttoff luminaires,
may be approved by the Township on a case-by-case basis. Such luminaires
include, but are not limited to, period-style luminaires with refractive
globes and internal cutoff reflectors. At a minimum, all period-style
decorative luminaires, when their use is approved by the Township
for a specific application, shall be fully shielded luminaires.
(3)
Maximum illuminance at property line.
(a)
The following table lists the maximum permitted illuminance
levels, from all sources, that can be projected onto an adjacent property:
|
Figure 6.3, Maximum Illuminance Levels Permitted at Property
Lines Produced by Outdoor Area Lighting Installations
| ||
|---|---|---|
|
Maximum Maintained Illuminance Level Permitted at Property Line
Measured at Five-Foot AFG in Vertical Footcandles
|
Maximum Maintained Illuminance Level Permitted at Property Line
Measured at Five-Foot AFG in Vertical Lux
| |
|
Property line adjoins a public roadway or public right-of-way
|
0.5
|
5.4
|
|
Property line adjoins a nonresidential, multifamily or mixed
used district property
|
0.2
|
2.2
|
|
Property line adjoins a single-family residential district (R1,
R2, R3 and R4), or a property used exclusively for residential purposes
|
0.1
|
1.1
|
(b)
Exceptions to the requirements listed in Figure 6.3:
[1]
Outdoor roadway lighting installations intended for the nighttime
illumination of public roadways, streets, highways, alleys, cartways,
and the like.
[2]
Designated vehicular, cyclist, and pedestrian entries/exits
between properties and public roadways, streets, highways, alleys,
cartways, and the like, provided that the excepted area of illumination
(maintained illuminance levels at grade higher than permitted in Figure
6.3) is limited to the said property and the adjoining pavement and
right-of-way of public roadways, streets, highways, alleys, cartways,
and the like. The excepted area of illumination shall not extend beyond
50 feet from the center line of the designated entry/exit in any direction
along the property line(s) of the said property.
(4)
Illumination under outdoor canopies. All outdoor lighting installations
which illuminate the area under outdoor canopies shall comply with
the requirements of this subsection. All such canopy lighting shall
be accomplished using flat-lens full-cutoff fixtures aimed straight
down and shielded in such a manner that the lowest opaque edge of
the fixture shall be level with or below the light source. Canopies
themselves may not be illuminated, however, with the exception of
the portion which is classified as a sign. Outdoor canopies include,
but are not limited to, the following applications:
G.
Outdoor sports and recreational lighting. These regulations apply
to all sports and recreational facilities including, but not limited
to, ball fields, ballparks, stadiums, tennis courts, basketball courts,
soccer fields, recreation fields, swimming pools, skating rinks, golf
driving ranges, golf courses, firearm shooting facilities and the
like. Where permitted, the outdoor lighting of sports and recreational
facilities shall comply with the following requirements:
(1)
The requirements of this subsection apply to all outdoor lighting
installations employed for nighttime area illumination of sports and
recreational facilities. All sports and recreational facilities shall
be illuminated with the following two systems:
(a)
Performance area lighting. This is the lighting directed upon
the field, court, rink, etc., to illuminate the sports/recreational
activity taking place upon/within that facility. The maximum permitted
post height for the performance area lighting is 60 feet; however,
the post height shall be limited to minimum height necessary to meet
the performance area lighting needs of that specific sports/recreational
use as determined by the Township. The applicant shall provide an
analysis by a lighting engineer or specialist to demonstrate that
the proposed post height is the minimum necessary.
(b)
General area lighting. This is a low-level lighting system used to facilitate pedestrian circulation, patrons leaving the facility, cleanup, nighttime maintenance, etc. General area lighting shall meet all the requirements for outdoor area and roadway lighting installations listed above in § 260-86F.
(2)
Use of full cutoff luminaries required. All luminaires employed in
outdoor sports and recreational lighting installations shall be the
full cutoff luminaire type unless the performance area lighting needs
of the sports/recreational use cannot be met through the use of full
cutoff luminaires, as determined by the Township.
(3)
Use of glare shields required for noncutoff luminary types. Where
noncutoff luminaires, such as floodlights, are specifically permitted
by the Township for performance area lighting, the luminaires shall
be equipped with glare shields, visors, barn doors or other similar
shielding accessories as required to meet the following criteria:
(a)
Luminaires shall be fully shielded.
(b)
To the extent practicable, the candlepower distribution from
all luminaires shall be further cut off at angles below the horizontal
(level) to restrict direct illumination to within the performance
area being illuminated for sports and recreation purposes.
(4)
Maximum maintained illuminance levels. The maximum maintained illuminance
levels permitted at the property line(s) during the nighttime produced
by the sum of all outdoor sports and recreation lighting installation
on a lot shall meet the requirements of Figure 6.3 above.
(5)
Design submittal and approval requirements. The design for all outdoor
sports and recreation lighting installations shall be submitted for
review and approval by the Township. The submission shall include
a visual impact plan that demonstrates appropriate steps have been
taken to prevent or mitigate glare on site, off site, as viewed by
drivers on adjacent streets, and so as to retain the intended character
of the general vicinity of the site. This submission may also require
the inclusion of initial vertical footcandle values at specific off-site
venues, e.g., bedroom windows of adjacent residential uses.
(6)
All outdoor sports and recreation lighting shall be extinguished
between 9:00 p.m. and 7:00 a.m. on Sunday through Thursday nights
and between 11:00 p.m. (10:00 p.m. when in or adjacent to residential
districts) and 7:00 a.m. on Friday and Saturday nights and nights
preceding federal holidays. In addition, the performance area lighting
shall be turned off no more than 30 minutes after the end of the event
or use of the sports-recreational facility. Signage regarding the
hours of lighting shall be posted for users of the facilities.
(7)
Golf driving ranges, firearms shooting facilities, batting cages
and racetracks shall not be artificially lit and shall not be permitted
to operate in the Township during the nighttime hours.
H.
Requirements for outdoor sign lighting, outdoor lighting of facades
of buildings and structures and outdoor landscape lighting.
(1)
Applicability of requirements. The requirements of this subsection
apply to all outdoor lighting installations employed for the nighttime
illumination of signs, billboards, the facades of buildings and structures,
fountains, trees, shrubs, vegetation and the like.
(2)
Use of full cutoff luminaries required. All luminaires employed in
outdoor lighting of signs, facades and landscape shall be of the full
cutoff luminaire type, unless the lighting needs of the signs, facades
or landscaping cannot be met through the use of full cutoff luminaires,
as determined by the Township.
(3)
Use of glare shields required for noncutoff luminaire types. Where
noncutoff luminaires such as floodlights are used to meet the lighting
design objectives for outdoor sign, billboard, facade and/or landscape
lighting, the luminaires shall be equipped with glare shields, visors,
barn doors and other similar shielding accessories as required to
ensure that the candlepower distribution from all lighting installations
shall be cut off from at all angles beyond those required to restrict
direct illumination to within the perimeter of the object being illuminated.
(4)
Externally illuminated signs, billboards and facades shall be lighted
by fixtures mounted at the top of the sign and aimed downward.
(5)
Fixtures used for architectural lighting, e.g., facade, fountain,
feature and landscape lighting shall be designed, fitted and aimed
so as not to project their output beyond the objects intended to be
illuminated.
(6)
All outdoor lighting falling under the requirements of this subsection
shall be extinguished between 11:00 p.m. and 7:00 a.m. This restriction
does not apply to nonresidential uses that are open between the hours
of 11:00 p.m. and 7:00 a.m., in which case the lighting must be extinguished
when the nonresidential use is closed.
I.
Requirements for residential lighting.
(1)
Applicability of requirements. The requirements of this subsection
apply to all outdoor lighting installations located on residential
lots developed with a single-family dwelling or a two-family dwelling.
Luminaries with an aggregate rated output of a standard forty-watt
incandescent lamp (i.e., 500 lumens), are exempt from the requirements
of this subsection.
(2)
Use of glare shields required for nonfully shielded luminaire types.
All nonfully shielded luminaires, such as floodlights, shall be equipped
with glare shields, visors, barn doors, or other similar shielding
accessories as required to meet the following criteria:
(a)
For area lighting applications, the light output from all luminaires
shall be fully shielded at and above the horizontal (level).
(b)
For all other applications, light output from all luminaires
shall be fully shielded at all angles beyond those required to restrict
direct illumination to within the area or surface being illuminated.
J.
Temporary outdoor lighting.
(1)
Applicability of requirements. The requirements of this subsection
apply to all outdoor lighting installations which are employed on
a temporary basis not exceeding 45 days in duration. Temporary lighting
installations include, but are not limited to, seasonal or holiday
displays, carnivals, community fairs, traveling circuses and the like.
(2)
Use of glare shields required for nonfully shielded luminaire types.
All nonfully shielded luminaires such as floodlights, shall be equipped
with glare shields, visors, barns, or other similar shielding accessories
as required to meet the following criteria:
(a)
The light output from all lighting installations shall be fully
shielded at all angles beyond those required to restrict direct illumination
to within the perimeter of the area, surface, object or feature being
illuminated.
K.
Maximum permitted illumination.
(1)
Total outdoor light output for all uses other than single-family
dwellings and two-family dwellings shall not exceed the lumens/acre
of hardscape set forth in Figure 6.4. The values in this table are
the upper limits. The property owner shall only install those fixtures
necessary to meet the minimum outdoor lighting needs of the use. Performance
area lighting systems discussed under outdoor sports and recreational
lighting are excluded from this lumen/acre of hardscape cap requirement.
(2)
Sites/properties improved with only full cutoff and/or cutoff fixtures
shall comply with the first row of Figure 6.4 below. Sites/properties
improved with only noncutoff fixtures shall comply with the second
row of the following table. Where there are both full cutoff and nonfull
cutoff (cutoff, semicutoff and noncutoff) fixtures on a property,
the maximum allowed lumens per acre of hardscape shall be calculated
twice, once for the total of all fixtures and once including only
the noncutoff fixtures. In such a case, the maximum lumens per acre
of hardscape must meet both requirements.
|
Figure 6.4, Maximum Allowed Lumens/Acre of Hardscape by Fixture
Type
| ||
|---|---|---|
|
Zoning District
| ||
|
Fixture Type
|
C-1, C-2, MU1, MU2, MU3, LI
(lm/ac)
|
R-1, R-2, R-3, R-4, M1 and M2
(lm/ac)
|
|
Total for all fixtures
|
100,000
|
50,00
|
|
Total for all nonfull cutoff fixtures
|
7,500
|
7,500
|
(3)
Total outdoor light output for single-family dwellings and two-family
dwellings shall not exceed 7,500 total lumens for all fixtures or
the amount allowed under Figure 6.4, whichever is greater.
A.
Street signs. The developer shall erect a street sign or street signs
at every intersection. At intersections where streets cross, there
shall be at least two such street signs and at the intersections where
one street ends or joins another street, there shall be at least one
sign. Street signs shall be erected when the first dwelling on the
street is occupied or when streets are paved with their base course
whichever comes first. Temporary street signs may be erected with
the permission of the Board of Commissioners. Any temporary signs
will be replaced prior to roadway dedication.
B.
Street names. Street names shall be determined in consultation with
the Township. Street names shall bear a reasonable relationship to
significant natural features or the history of the community. Efforts
shall be made to reduce the occurrence of similar names or similar
sounding names within the Township or postal delivery area.
The following specifications shall apply to all plants and landscaping
provided in subdivisions and land developments regulated by this chapter,
and shall be demonstrated on the required landscape plans, which shall
be prepared, signed and sealed by a registered landscape architect
licensed by the Commonwealth of Pennsylvania.
A.
General requirements.
(1)
The location, dimensions, and spacing of required plantings shall
be adequate for their proper growth and maintenance taking into account
the sizes of such plantings at maturity and their present and future
environmental requirements and tolerances including wind, moisture,
and sunlight.
(2)
Plantings shall be selected and located where they will not contribute
to conditions hazardous to public safety. Such conditions include,
but are not limited to, public street rights-of-way, underground and
aboveground utilities, and sight triangle areas required for unobstructed
views at street intersections.
B.
Plant specifications.
(1)
All plants shall meet the minimum standards for health, form, and
root condition as outlined in AmericanHort's American Standard for
Nursery Stock (ASNS), 2014 or as later amended.
(2)
All plant material shall be hardy and within the USDA Hardiness Zone
7a applicable to Cheltenham Township.
(3)
Canopy trees or shade trees shall reach a minimum height and spread
of 30 feet at maturity as determined by the ASNS Standards and shall
be deciduous. New trees shall have a minimum caliper of 2 1/2
inches at planting. Larger size trees may be required as street trees
in commercial areas.
(4)
Understory or ornamental trees or large shrubs shall reach a typical
minimum height and spread of 15 feet at maturity, based upon AAN standards.
Such trees and shrubs may be deciduous or evergreen and shall have
a distinctive ornamental characteristic such as prominent flowers,
fruit, habitat, foliage or bark. New understory trees shall have a
minimum height of six feet and a minimum of 1 1/2 inch caliper
at the time of planting. New large shrubs shall have a minimum height
of 2 1/2 feet at the time of planting.
(5)
Small shrubs may be evergreen or deciduous and shall have a minimum
height at maturity of four feet based upon ASNS standards. New shrubs
shall have a minimum height of 24 inches at the time of planting.
(6)
Evergreen trees shall reach a typical minimum height of 20 feet at
maturity based upon ASNS standards for that species and shall remain
evergreen throughout the year. New evergreens shall have a minimum
height of eight feet at the time of planting.
C.
Minimum soil volumes. Applicant shall provide details that show a
longitudinal section and depth of planting areas 1,000 square feet
and under in area showing compliance with minimum soil volume standards.
The following minimum soil volume per plant type shall apply when
such plant is proposed in any planting areas 1,000 square feet and
under in area:
D.
Maintenance.
(1)
Safety. All sight triangles shall remain clear, and any plant materials
that could endanger safety such as unstable limbs shall be removed
and the plant materials shall be replaced if necessary. It shall be
the responsibility of all property owners to maintain all plantings
and architectural elements to insure a safe environment.
(2)
Maintenance guidelines for the plantings shall be developed by the
planting plan designer to be used by grounds maintenance personnel.
A.
All new commercial development shall locate their trash storage and
collection equipment interior to the buildings.
B.
All other trash collection equipment shall be placed within enclosures.
Enclosures shall be at least large enough to adequately contain all
trash and recyclable material containers. Generally the sizing and
type of storage containers will depend upon the amount of trash and
recyclables expected to be generated in the buildings they service.
C.
Enclosures shall be six feet high or at least one foot higher than
the proposed collection container.
D.
Enclosures shall be made of durable material including masonry blocks or steel reinforced wood fencing (such enclosure is also subject to the screening requirements of § 260-49, Landscaping and screening buffers).
E.
The entrance to the enclosure shall be at least 10 feet wide to accommodate
front loading trucks. Gates shall be self-closing and self-latching,
placed on the entrance shall be durable and equipped with piston type
bolts to secure gates in both a closed and open position.
F.
The trash storage area shall be placed on a concrete pad. The dimensions
of the pad are dependent on the number and size of proposed containers.
The pad shall extend six feet to 10 feet in front of where the proposed
container is to be placed to support the front wheels of the trash
truck servicing the site. The area above the container shall be free
of obstructions for at least fifteen-foot clearance above the storage
area is sufficient.
