A.
Minimum standards and requirements.
(1)
The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments, as defined in § 98-12.
(2)
If land development information indicates that existing improvements
on the subject tract do not meet the requirements of this section,
then existing improvements on the subject tract shall be designed
and proposed to meet the requirements of this chapter. When the land
development will utilize or be integrated into existing infrastructure,
the existing infrastructure on the subject tract shall be improved
to the standards of this chapter.
C.
Zoning approvals required prior to plan submission. When a plan proposal
requires the granting of a special exception, conditional use or variance
from the Municipal Zoning Ordinance, the applicant shall obtain such
special exception, conditional use or variance approval from the Board
of Supervisors and/or Zoning Hearing Board, as applicable, prior to
the submission of the applicable plan. The plan shall be designed
and developed in accordance with any conditions that have been imposed
upon the grant of such special exception, conditional use or variance
by the Board of Supervisors and/or Zoning Hearing Board, as applicable.
B.
Consideration shall be given to where snow placement easements will
be situated on the site.
C.
Access drives and driveways shall be graded to a minimum slope of
1% to provide for drainage.
D.
General arrangement. The following criteria shall be considered in
the design of streets in all subdivisions and/or land developments:
(1)
The alignment of streets shall conform to the circulation plan of
the Comprehensive Plan, the Brecknock Township Official Map, and to
such municipal, county and state road and highway plans as have been
duly adopted.
(2)
For streets not shown on the circulation plan or Official Map, the
arrangement shall take into account existing topography and other
site constraints when providing for the appropriate extension of existing
streets.
(3)
Local streets shall be arranged so as to discourage excessive speeds
when their function is to remain local.
(4)
If the street is curbed, streets shall be designed with drainage
grates that are safe for crossing by bicycles or horse-drawn vehicles.
(5)
Curvilinear streets and culs-de-sac shall be utilized only where
topography and natural features dictate them on the site and where
their use will be consistent with adjoining development patterns.
Curvilinear streets shall not be used immediately adjacent to an existing
grid street system without providing a transition that continues and
protects the grid. Culs-de-sac shall not be used where it is possible
to provide grid pattern streets that provide better access for emergency
vehicles, fewer restrictions for snow removal and improved pedestrian
access. New project street systems, platted adjacent to an existing
street system, shall not be merely looped back on local streets, but
shall connect with or be designed to connect with, in the future,
streets of a higher class. Consideration shall be given to the dispersal
of traffic from commercial and employment centers and to the ultimate
functioning of the street system and regional transportation network.
(6)
Streets shall be laid out to provide convenient and safe access to
the property. Where appropriate, the Board of Supervisors may require
additional cartway improvements and/or right-of-way width along existing
street frontages to accommodate the anticipated traffic increases
and to facilitate vehicular turning movements to and from individual
lots.
(7)
Where a development abuts an existing or proposed arterial street,
the Board of Supervisors may require access management techniques,
such as the use of marginal access streets, reverse-frontage lots,
or other such treatment that will provide protection for abutting
properties, reduce the number of intersections with the arterial street,
and separate the local and through traffic.
(8)
Street lengths shall be minimized as to promote the most-efficient
street layout while still protecting the natural, cultural, and historical
environment.
E.
Street hierarchy.
(1)
All proposed streets shall be classified according to the street
hierarchy of the existing transportation network with design tailored
to function and average daily traffic (ADT).
(2)
The street hierarchy system shall be defined first by the Brecknock
Township Official Map, and if necessary, the Municipal Comprehensive
Plan, or other municipal planning documents.
(3)
The applicant shall demonstrate to the Board of Supervisors' satisfaction
that the distribution of traffic to the proposed street system will
not exceed the ADT thresholds for any proposed street type for a design
period of 10 years from the proposed date of completion of the road.
(4)
Private streets may be used with the consent of the Board of Supervisors
and where it is determined that no public benefit will be served by
dedication. Applications that propose a private street shall be accompanied
by a recorded declaration or an agreement which shall be recorded
with the Lancaster County Recorder of Deeds as part of the final plan.
This agreement shall establish the conditions under which the street
will be constructed and maintained in accordance with the design approved
on the final plan, and shall stipulate:
[Amended 3-11-2014 by Ord. No. 196-2014]
(a)
Ownership interest in the private street.
(b)
No limitations on users unless identified in the private agreement.
(c)
A statement indicating that civil court, not the Board of Supervisors,
is responsible for mitigating differences relating to the agreement.
(d)
The method of assessing maintenance and repair costs.
(e)
Private streets shall not be offered for dedication as a public
street unless they are restored to municipal design standards for
streets. The offer for dedication of the street shall be made only
for the street as a whole.
F.
Determination of required new street design standards. The proposed right-of-way and cartway width for each new street shall comply with the minimum requirements of Chapter 95 of the Brecknock Township Code and this chapter.
(1)
Buffer area. A buffer area shall be provided within the right-of-way
between the curb and sidewalk to allow placement of signage or utilities.
Buffer areas shall be planted with grass, ground cover, or treated
with other suitable pervious material that does not restrict sight
distance. Buffer areas shall be a minimum of four feet wide.
(2)
Rights-of-way.
(4)
Vertical street alignments. Vertical curves shall be used in changes
in grade exceeding 1%.
(a)
Alignment:
[1]
Vertical street and access drive alignments shall be measured
along the center line.
[2]
Minimum rate of vertical curvature K shall be as specified below:
|
Initial Speed
(mph)
|
Curvature, K1 (ft/%)
Crest
|
Curvature, K1 (ft/%)
Sag
| |
|---|---|---|---|
|
15
|
3
|
10
| |
|
20
|
7
|
17
| |
|
25
|
12
|
26
| |
|
30
|
19
|
37
| |
|
35
|
29
|
49
| |
|
40
|
44
|
64
| |
|
45
|
61
|
79
| |
|
50
|
84
|
96
| |
|
55
|
114
|
115
|
|
NOTES:
| ||
|---|---|---|
|
1Rate of vertical curvature, K =
length of curve (L) per percent algebraic difference (A) in the intersection
grades (K=L/A).
| ||
(b)
Grade:
[1]
Where the approaching grade is 7% or greater, a leveling area
shall be provided within 75 feet of a four-way street intersection
on the street of lesser classification, access drives, and the terminating
street at a three-way intersection.
[2]
Such leveling area(s) shall have a maximum grade of 4% for a
minimum length of 40 feet measured from the intersection of the center
lines.
(5)
Horizontal street alignments.
(a)
Horizontal curves shall be used at all angle changes in excess
of 2°.
(b)
The design of horizontal curves shall be based on an appropriate
relationship between design speed and curvature and on their joint
relationships with superelevation (roadway banking). (The longer the
radius of a curve, the higher the speed through that curve.)
(c)
Single, long-radius curves shall be used rather than a series
of curves with varying radii and/or a series of short curves separated
by short, straight segments.
(d)
Access drive intersections shall be designed to local street
horizontal alignment standards.
(e)
Determination of minimum horizontal center-line radius.*
|
Initial Speed
(mph)
|
Center-Line Radius1 with No Superelevation
(feet)
|
Center-Line Radius1 with 4% Superelevation (e max)
(feet)
| |
|---|---|---|---|
|
15
|
50
|
42
| |
|
20
|
107
|
86
| |
|
25
|
198
|
154
| |
|
30
|
333
|
250
| |
|
35
|
510
|
371
| |
|
40
|
762
|
533
| |
|
45
|
1039
|
711
| |
|
50
|
926
| ||
|
55
|
1190
|
|
NOTES:
| ||
|---|---|---|
|
*Derived from AASHTO formula Rmin = V2/15*(0.01e + fmax).
| ||
|
1Curve radius shall be measured to
the center line of cartways and access drives.
| ||
(f)
Superelevation in certain conditions may be amended when using
AASHTO Exhibit 3-16, as updated.
(6)
Street intersections.
(a)
Cul-de-sac/local streets. A minimum separation of no less than
150 feet between center lines shall be provided.
(c)
Arterial streets. For arterials, a minimum separation distance
of 600 feet between center lines shall be provided.
(d)
Right-angle intersections shall be used. No street intersection
modification shall be granted at an angle of less than 60°.
(e)
The cartway edge at street intersections shall be rounded by
a tangential arc with a minimum radius of five feet. The right-of-way
radii at intersections shall be substantially concentric with the
edge of the cartway. Curb return radii of 10 to 15 feet shall be used
where high pedestrian volumes are present or the volume of turning
vehicles is low. Larger radii shall be used when parking, nonmotorized
lanes are not provided and larger vehicles are anticipated (tractor
trailers).
(f)
Where warranted by a traffic impact study, the Board of Supervisors
may require additional traffic lanes or additional right-of-way to
facilitate vehicular turning movements at existing or proposed street
intersections within or bordering subdivision or land development
plans.
(7)
Sight distance at intersections.
(a)
Proper sight distance shall be provided at all new streets,
access drives, and all driveway intersections with roads in accordance
with the latest edition of the Pennsylvania Department of Transportation
Design Manual - Part 2, Highway Design (Publication 13), Section 2.18.F,
as amended. Sufficient design and plan information shall be submitted
with the plan application proving that this minimum standard will
be achieved.
(b)
Proper sight distance shall be provided for horse and buggies
when nonmotorized vehicle use is prevalent. Access drive, driveway,
and street sight distance shall be based on 15 feet (distance between
the buggy driver and the horse's head at the edge of cartway) off
the edge of cartway, an eye height of 5.5 feet (height of a nonmotorized
driver), to an object at 3.5 foot height.
(c)
If stop control devices are not provided on the new lesser-classification
street or new access drive, sight triangle easements shall be provided.
Sight triangle easements shall include the area on each street corner
that is bounded by the line which connects the sight or "connecting"
points located on each of the right-of-way lines of the intersecting
street. The planting of trees or other plantings, or the location
of structures exceeding 30 inches in height that would obstruct the
clear sight across the area of the easements, shall be prohibited.
[1]
Arterial streets shall have a clear sight triangle side of 150
feet and a depth of 15 feet.
[2]
Collector streets shall have a clear sight triangle side of
100 feet and a depth of 15 feet.
[3]
Local streets, culs-de-sac, and alleys shall have a clear sight
triangle side of 75 feet.
[4]
Driveway and access drives shall have a clear sight triangle
side of 75 feet.
G.
Pedestrian ways.
(1)
Trails.
(a)
Trails shall be required in all subdivision and land developments
as recommended by the Township Planning Commission and required by
the Board of Supervisors, and as shown on the Official Map.
(b)
Trail width shall be a minimum of four feet.
(c)
Easements, a minimum 10 feet wide, are required for trails.
Provide a plan note indicating such easement shall be five feet on
either side of the center line of the trail as constructed.
(d)
Encroachments into the trail shall not result in less than a
four-foot-wide minimum clearance width from any obstacles.
(e)
Marked crosswalks shall be provided within the vehicular travel
ways intersecting with trails.
(f)
Provide a plan note referencing maintenance responsibility of
the pedestrian trail.
(g)
Pedestrian trails shall connect to an access point.
(h)
A trail maintenance and liability agreement, as approved by
the Township Solicitor, shall be executed between the owner and the
Township.
(2)
Sidewalks.
(a)
Concrete sidewalks shall be provided on one side of a new street
within a residential subdivision and along existing streets abutting
a residential subdivision at the recommendation of the Township Planning
Commission.
(b)
Sidewalks shall be located a minimum of three feet from the
back of curbline, within the right-of-way. The area between the curbline
and sidewalk shall be maintained as grass.
(c)
Sidewalk construction shall comply with the following:
[1]
A minimum width of four feet;
[2]
A minimum twenty-eight-day strength of 3,300 psi;
[3]
A minimum thickness of four inches, except at driveway crossings,
when the sidewalk and driveway apron thickness shall be increased
to six inches with No. 6 6x6 steel mesh reinforcement;
[4]
A four-inch crushed stone or gravel base; and
[5]
Expansion joints placed at least every 20 feet and as required
by the Township Engineer.
(d)
Where possible, sidewalks shall be sloped towards adjacent pervious
surfaces, not adjacent impervious surfaces.
(e)
Encroachments into the sidewalk shall not result in less than
a four-foot-wide minimum clearance width from any obstacles.
(f)
Sidewalks shall not exceed a cross slope of 2%.
(g)
Ramp cuts shall be located at all sidewalks intersecting with vehicular travel ways and per § 98-43G(3) of this chapter.
(h)
Marked crosswalks shall be provided within the vehicular travel
ways intersecting with sidewalks.
(i)
A note shall be placed on all plans indicated proposed sidewalks stating: "Lot owners shall be responsible for the future repair and maintenance, as well as for the snow and ice removal, of sidewalks abutting or affronting their lots in accordance with the provisions of Chapter 95, Streets and Sidewalks."
(3)
ADA curb ramps.
(a)
Location. Curb ramps shall be provided wherever an accessible
route crosses a curb. These locations shall include, but are not limited
to, street intersections, alley intersections, public or private drive
intersections and points of termination of pedestrian access routes
at other locations.
(b)
Accessible routes shall include, but not be limited to, sidewalks,
walks, paths, parking access aisles, and crosswalks and shall be a
continuous unobstructed path connecting all accessible elements.
(c)
ADA curb ramps shall be short ramps cutting through a curb and
shall be in accordance with PennDOT standard details and specifications.
(d)
The curb ramp type required at any location shall be determined
by Brecknock Township and shall comply with all Americans with Disabilities
Act requirements.
(e)
Curb ramps shall have a maximum slope of 1:12. Transitions from
ramps to walks, gutters, or streets shall be flush and free of abrupt
changes. The minimum width of a curb ramp shall be 36 inches, exclusive
of flared sides. If a curb ramp is located where pedestrians must
walk across the ramp, it shall have flared sides; the maximum slope
of the flare shall be 1:10.
(f)
Ramps shall be separated from curb and sidewalks with one-half-inch
expansion material. Curbing and sidewalk sections must be poured separately
for all ADA curb ramps. Monolithic pours of combined curb and sidewalk
are not permitted.
(g)
ADA curb ramps shall be constructed with pedestrian warning
devices in accordance with Labor and Industry Standards.
(h)
Saw-cut joints are not permitted for scored joints. Scored joints
must be done with proper concrete tools.
(4)
ADA ramp detectable warning surface.
(a)
Detectable warning surfaces shall be constructed of cast iron,
polymer concrete, polymer composite, or other material approved by
the Township.
(b)
Detectable warnings shall be provided at the following locations:
[1]
At all ADA ramps.
[2]
Where a sidewalk crosses a vehicular way, excluding unsignalized
driveway crossings.
[3]
Where a rail system crosses pedestrian facilities that are not
shared with vehicular ways.
[4]
At reflecting pools within the public right-of-way which have
no curb or rim protruding above the walking surface.
[5]
At island medians that are cut through level with the roadway.
[6]
Where required by proposed ADAAG, Chapter 10.
(c)
Visual contrast. There shall be a minimum of 70% contrast in
light reflectance between the detectable warning and adjoining surface,
or the detectable warning shall be safety yellow. The material used
to provide the visual contrast shall be an integral part of the detectable
warning surface.
(d)
Specification. The detectable warning surfaces shall comply
with the requirements shown in the PennDOT Standard Details.
H.
Lot access.
(1)
The Board of Supervisors may require an applicant to provide reverse-frontage
lots on the major collector and/or arterial roads and reduce the number
of access points through access management for the development.
(2)
The Board of Supervisors may require the applicant to provide access
for future development to adjoining property at its discretion.
(3)
A provision for access to existing nonconforming lots which have
no frontage on a public or private street shall be provided.
(4)
A highway occupancy permit is required for each access point onto
a state road or highway.
(5)
All lots shall front on a public or a private right-of-way.
(6)
Prior to the use and occupancy of a lot, each lot or dwelling unit
shall be provided with a street number assigned by the Board of Supervisors
and approved by Lancaster County-Wide Communications. The street number
shall be visible from the street. Where a lot contains dwelling units,
each dwelling unit shall be identified so that emergency services
can easily identify the location of every dwelling unit in a time
of emergency.
I.
Street provisions for future developments.
(1)
Where appropriate, rights-of-way shall be reserved for future access
strip usage in conjunction with the zoning classification of adjacent
tracts to allow for future development. Areas reserved for future
access strip usage will not be required to be improved; however, these
areas shall be reserved for street improvements to be provided by
the developer of the adjacent tract. Appropriate plan notes shall
be included to note future access strip expansions.
(2)
Wherever there exists a right-of-way reserved for future access strip
usage to the boundary of a tract being developed, the proposed street
shall be extended over the right-of-way.
(3)
The extension of existing streets that are presently constructed
with a cartway different from the standards of this chapter shall
be provided with a transition area, the design of which is subject
to Board of Supervisors' approval.
(4)
The area within the future rights-of-way shall be included within
the deeds to the abutting lots with an easement in favor of Brecknock
Township and landowners of the land into which the future rights-of-way
will extend to permit the usage of the future rights-of-way for public
street purposes should the adjoining lands be developed.
(5)
The landowners of the lots in which the future rights-of-way are
included shall have the duty to maintain the area included within
the future rights-of-way, and this duty shall be indicated in a note
on the final plan and in all deeds to such lots.
(6)
The landowners of the lots in which the future rights-of-way are
included shall have no obligation concerning the improvement of such
future rights-of-way for street purposes, and this shall be indicated
in a note on the final plan and in all deeds to such lots.
J.
Driveways. All driveways shall, at a minimum, be designed in accordance with the following and the requirements of Chapter 58, Driveways, of the Brecknock Township Code:
(1)
Driveway access to lots shall be provided to the street of lesser
classification.
(2)
To maintain good access management in the street network, when a
driveway intersects with a collector or arterial street, joint, shared-use,
or reverse-frontage driveways shall be encouraged when such design
would increase traffic safety by decreasing the potential for vehicular
conflicts.
(3)
Shared or joint driveways, if permitted by the Board of Supervisors,
shall meet the following standards:
(a)
Shared driveways shall be used only for four or fewer dwelling
units.
(b)
To decrease the potential for vehicular conflicts, shared driveways
may be located either partially, centered on or entirely on one property.
(c)
An easement agreement shall be provided, acceptable to the Municipal
Solicitor, and recorded that indicates the rights of ownership, access,
and maintenance. Brecknock Township is not responsible to settle conflict
issues with joint or shared driveways.
K.
Access drives. Access drives shall be designed to meet the following
requirements:
(1)
Any property that utilizes an access drive shall have frontage along
a public or private right-of-way.
(2)
The plan shall note that the access drive does not qualify for dedication
to Brecknock Township and that the landowner assumes all responsibility
for its maintenance.
(3)
Access drives shall be designed for their intended function. All
travel lanes shall be a minimum of 10 feet wide; however, sufficient
design information shall be submitted to indicate that the number
of travel lanes and width proposed have been designed to accommodate
the anticipated traffic to and from the development.
(4)
Parking shall be permitted along the access drive when sufficient cartway width is proposed. See § 98-44, Parking facilities.
(5)
Access drives shall maintain a center-line separation distance of
125 feet from all other access drives and streets. Access drive intersections
with other access drives within the site shall not be subject to such
restrictions.
L.
Single-access/cul-de-sac streets.
(1)
To the greatest extent possible, through streets shall be provided.
The feasibility of a through street will be based on the physical
features of the tract proposed for development and/or adjoining lots,
the potential for extension of the street to adjoining lands based
on existing development patterns, restrictions imposed by other government
regulations and other recorded documentation, and the ability of the
design to meet all other requirements of this chapter. When single-access/cul-de-sac
streets are proposed, the application shall be accompanied by a written
analysis of the merits of the design and the reasons that a through
street would not be desirable.
(2)
The length of a single-access/cul-de-sac street shall be measured
from the center-line intersection with the through street to the center
point of the turnaround.
(3)
All single-access/cul-de-sac streets shall have a minimum length
of 250 feet and a maximum length of 800 feet.
(4)
All single-access/cul-de-sac streets shall be designed to serve a
maximum of 20 lots for residential development and a maximum of 500
ADT for nonresidential development.
(5)
No more than four lots shall have frontage on the circular turnaround
portion of a cul-de-sac street, and no more than four driveways may
have access to the circular turnaround portion. A maintenance easement
shall be provided for purposes of snow removal at a location to be
determined by the Township Roadmaster and/or Engineer.
(6)
Any temporary cul-de-sac street designed for access to an adjoining
property or for authorized phased development and which is greater
than one lot deep shall be provided with a temporary all-weather turnaround.
The use of such turnaround shall be guaranteed to the public until
such time as the street is extended. Sidewalks along temporary culs-de-sac
shall be continued at the same time that the street is continued.
[Amended 3-11-2014 by Ord. No. 196-2014]
(7)
Restoration of the temporary cul-de-sac paved areas and sidewalk
system within the right-of-way shall be the responsibility of the
developer.
(8)
Permanent culs-de-sac shall be designed completely within the right-of-way
and with a circular turnaround that shall be paved and have a minimum
radius of 42 feet without a center island and 45 feet with a center
island.
 |
M.
Street names.
(1)
Continuations of existing streets shall be known by the same name.
(3)
At least two street name signs shall be placed at each four-way street
intersection and one at each T-intersection.
(4)
Signs shall be free of visual obstruction. The design of street name
signs shall be consistent, of a style appropriate to Brecknock Township,
of a uniform size and color, and erected in accordance with municipal
standards. Installation of all signs is the responsibility of the
developer.
(5)
Private streets shall be provided with street name signs in conformance
with this section. The plan shall note that it is the responsibility
of the developer to install the street name signs for private streets.
O.
Dwelling unit identification. Street numbers for all dwelling units
shall be visible from the approved street frontage.
P.
Underground wiring.
(1)
All electric, telephone, television, and other communication facilities'
distribution lines servicing new developments shall be provided by
underground wiring within easements or dedicated public rights-of-way,
installed in accordance with the prevailing standards and practices
of the utility or other companies providing such services.
(2)
Lots which abut existing easements or public rights-of-way where
overhead electric or telephone distribution supply lines and service
connections have heretofore been installed may be supplied with electric
and telephone service from those overhead lines, but the service connections
from the utilities' overhead lines shall be installed underground.
(3)
Where overhead lines are permitted as the exception, the placement
and alignment of poles shall be designed to lessen the visual impact
of overhead lines. Trees shall be planted in open areas and at key
locations to minimize the view of the poles and the alignments, and
alignments shall follow existing alignments.
(4)
A note shall be placed on the record plan(s) and utility plan(s)
indicating that all utilities shall be installed underground.
A.
Motorized vehicle parking facilities.
(1)
Size standards.
(a)
Parallel parking shall be a minimum width of seven feet and
a minimum length of 23 feet.
(b)
Perpendicular parking shall be a minimum width of 8 feet 6 inches,
a minimum length of 18 feet, and have a minimum aisle width of 20
feet. The parking lot shall have a minimum total width of 60 feet
from side to side.
(c)
Parking space length and width can be increased from minimum
sizes where appropriate in accordance with location, use, and turnover
rate.
(d)
Encroachments, such as columns and light poles, may encroach
into a module by one foot and affect up to 30% of the parking spaces.
(e)
Parking standards4:
|
Angle
|
Vehicle Projection Minimum
|
Aisle Minimum
|
Base Module1
|
Single Loaded
|
Wall to Interlock
|
Interlock to Interlock
|
Curb to Curb
|
Over- hang
|
Inter-lock2 Reduction
|
Stall Width Projection2 Minimum
|
|---|---|---|---|---|---|---|---|---|---|---|
|
VP
|
A
|
W1
|
W2
|
W3
|
W4
|
W5
|
o
|
i
|
WP
| |
|
45°
|
17'8"
|
12'8"
|
48'0"
|
30'4"
|
45'0"
|
42'0"
|
44'6"
|
1'9"
|
3'0"
|
12'0"
|
|
50°
|
18'3"
|
13'3"
|
49'9"
|
31'6"
|
47'0"
|
44'3"
|
45'11"
|
1'11"
|
2'9"
|
11'1"
|
|
55°
|
18'8"
|
13'8"
|
51'0"
|
32'4"
|
48'7"
|
46'2"
|
46'10"
|
2'1"
|
2'5"
|
10'5"
|
|
60°
|
19'0"
|
14'6"
|
52'6"
|
33'6"
|
50'4"
|
48'2"
|
48'2"
|
2'2"
|
2'2"
|
9'10"
|
|
65°
|
19'2"
|
15'5"
|
53'9"
|
34'7"
|
51'11"
|
50'1"
|
50'1"
|
2'3"
|
1'10"
|
9'5"
|
|
70°
|
19'3"
|
16'6"
|
55'0"
|
35'9"
|
53'7"
|
52'2"
|
52'2"
|
2'4"
|
1'5"
|
9'1"
|
|
75°
|
19'1"
|
17'10"
|
56'0"
|
36'11"
|
54'11"
|
53'10"
|
53'10"
|
2'5"
|
1'1"
|
8'10"
|
|
90°
|
18'0"
|
20'0"
|
60'0"3
|
42'0"
|
60'0"
|
60'0"
|
60'0"
|
2'6"
|
0'0"
|
8'6"
|
|
NOTES:
| |
|---|---|
|
1
|
Module is defined as the combined dimension of two
parked vehicles and the aisle between them.
|
|
2
|
Calculated for 8'6" stall.
|
|
3
|
Base width may not be waived.
|
|
4
|
Parking dimensions based on design vehicles of 6'7"
x 17'0".
|
 |
 |
(2)
General standards.
(a)
Parking spaces for the physically handicapped shall meet the
Americans with Disabilities Act (ADA).
(b)
Off-street parking areas shall be oriented to, and within a
reasonable walking distance of, the buildings they are designed for
and consistent with adjacent neighborhoods.
(c)
On-street parking shall not be located within the clear sight
triangle of a cartway intersection in order to provide safe sight
distance and adequate turning radius for large vehicles.
 |
(d)
Parked vehicles adjacent to sidewalks shall not overhang or
extend over the sidewalk in a manner that restricts pedestrian circulation.
Where such overhang is not restricted by a wheel stop or other device,
sidewalks shall have a four-foot minimum clearance width from any
obstacles.
(e)
Not less than a two-foot radius of curvature shall be permitted
for horizontal curves in parking areas.
(f)
All dead-end parking lots shall be designed to provide sufficient
backup area for all end stalls.
(g)
Painted lines, arrows, and dividers shall be provided and maintained
to control parking and, when necessary, to direct vehicular circulation.
(h)
The typical cross section of any parking compound shall be prepared
to meet the following minimum standards:
[1]
Nonpermeable. Crushed aggregate base course with a minimum thickness
of six inches, as specified in the Pennsylvania Department of Transportation
Specifications, Form 408, and its latest revisions, or other Pennsylvania
Department of Transportation approved equivalent. Pavement shall consist
of a minimum of 1 1/2 inches of binder courses and one-inch wearing
surface. Material shall be equal or superior to Pennsylvania Department
of Transportation Specifications for Superpave and shall be applied
in accordance with the Pennsylvania Department of Transportation Specifications,
Form 408, and its latest revisions, or other Pennsylvania Department
of Transportation approved equivalent.
(i)
All parking facilities shall be graded to a minimum slope of
1% to provide for drainage.
(j)
Wheel stops or curbing shall be installed to prevent vehicles
from projecting into required yards, rights-of-way and sidewalks and
to prevent the drifting of parked vehicles onto adjacent roads or
major paths of traffic within the parking lot.
(3)
Parking standards within building areas.
(a)
Parking areas shall be suitably landscaped to minimize noise,
glare and other nuisance characteristics as well as to enhance the
environment and ecology of the site and surrounding area. Parking
garages and roof parking shall be exempt from this requirement.
(b)
Parking lots containing more than 50 spaces shall be broken
down into sections, not to exceed 50 spaces, separated from other
sections by landscaped dividing strips, berms and similar elements.
Parking garages and roof parking shall be exempt from this requirement.
 |
(c)
Pedestrian scale lighting shall be provided.
(4)
Parking lot landscaping. Perimeter landscaping standards shall apply
to perimeters of a parking area adjacent to either public rights-of-way
and/or adjacent properties. Parking garages and roof parking shall
be exempt from this requirement. Perimeter parking lot landscaping
requirements may be satisfied by required street edge landscaping
and required landscaped buffers where the locational requirements
for the buffer or street edge landscaping overlap with these perimeter
landscaping requirements. The perimeter of all parking areas shall
be screened by any of the following methods, except as set forth above:
(a)
A berm three feet high with a maximum slope of 3:1; or
(b)
A variety of landscaping planted so as to not obstruct sight
lines; or
(c)
A low, decorative wall or fence three feet high. Height limitations
shall not preclude the construction of a higher structural retaining
wall necessitated by grade or topography of a site; or
(d)
A combination of these methods.
(5)
Parking structures.
(a)
Lighting and reflective materials/flat paint shall be used inside
the parking structure and within all pedestrian areas to increase
the feeling of safety. Glossy or semigloss paint is discouraged.
|
Minimum-Maximum Horizontal2
(footcandles)
|
Minimum/ Maximum Horizontal Uniformity3
|
Minimum-Maximum Vertical4
(footcandles)
| |||
|---|---|---|---|---|---|
|
Basic1
|
1-5
|
10:1 - 5:1
|
0.5-5
| ||
|
Ramps5
| |||||
|
Day
|
2-5
|
10:1 - 5:1
|
1-5
| ||
|
Night
|
1-5
|
10:1 - 5:1
|
0.5-5
| ||
|
Entrance/Exit Areas6
| |||||
|
Day7
|
50
|
25
| |||
|
Night
|
1-5
|
10:1 - 5:1
|
0.5-5
| ||
|
Stairways
|
2-5
|
1-5
| |||
|
NOTES:
| |||
|---|---|---|---|
|
Table based on the Illuminating Engineering Society (IET).
| |||
|
1For typical conditions.
| |||
|
2Minimum "maintained" footcandles
measured on the parking surface, without any shadowing effect from
parked vehicles or columns. This may require 3-5 footcandle average
| |||
|
3The highest horizontal illuminance
area divided by the lowest horizontal illuminance point or area shall
not be greater than the ratio shown.
| |||
|
4Measured facing the drive aisle
at five feet above the parking surface at the point of the lowest
horizontal illuminance.
| |||
|
5Applies only to clearway ramps (with
no adjacent parking) but not sloping floor designs.
| |||
|
6A high illuminance level for the
first 65 feet inside the structure is needed to effect a transition
from bright daylight to a lower interior level.
| |||
|
7Daylight may be considered in the
design calculations.
| |||
(b)
Parking lot lighting shall address glare control, light pollution
(unnecessary light), light trespass (bright visible sources or light
spilling into neighboring properties), and reduction of shadows.
[1]
Provision for energy conservation to mitigate overlighting is
encouraged. A maximum lighting power density of 0.3 watt per square
foot is encouraged.
(c)
Provision of signage at exits of the parking structures shall
be required.
(d)
Open-structure wall areas for natural ventilation or mechanical
ventilation shall be encouraged.
(e)
Interaction between vehicles and pedestrians shall be provided
in a safe manner.
(f)
Traffic flow by vehicles entering the parking garage shall be
mitigated by either on-site or external deceleration lanes based on
the traffic impact study, if required.
B.
Nonmotorized vehicle parking facilities. Nonmotorized vehicle parking
facilities shall be provided in accordance with the following regulations:
(1)
Bicycle parking. Bicycle parking facilities for nonresidential land
uses shall be provided in accordance with the following regulations:
(a)
Each bicycle space shall be equipped with a device to which
a bicycle frame and one wheel can be attached using a chain or cable.
There shall be adequate separation between adjacent devices to allow
bicycles to be attached or removed without moving other bicycles.
The devices shall also be suitable for use by bicycles not equipped
with kickstands.
(b)
Bicycle parking spaces shall be convenient to the structure
for which they are provided. They shall be visible from at least one
entrance to the structure.
(c)
For every 50 vehicular spaces required, three bicycle parking
spaces shall be provided, not to exceed a total of nine required bicycle
parking spaces.
(2)
Horse and buggy parking. Horse and buggy parking facilities for nonresidential
land uses shall be provided in accordance with the following:
(a)
Each horse and buggy parking area shall be equipped with a device
to which the horse can be hitched. A hitching rail is acceptable.
(b)
At least one horse and buggy parking facility shall include
a covered shelter/shed protected from the north and west (winter)
winds.
(c)
Horse and buggy parking areas shall be located as to minimize
conflicts with motorized vehicles.
(d)
The establishment of horse and buggy parking areas near existing
Acer rubrum (red maple) trees is discouraged. All proposed plantings
in the vicinity of horse and buggy parking areas shall not include
Acer rubrum (red maple) trees and shall be in conformance with the
LCPC's handbook Noxious Plants for Agricultural Livestock in
Pennsylvania.
A.
Specific lot configuration requirements.
(1)
Relationship to municipal boundaries. In order to avoid jurisdictional
problems, lot lines shall, wherever feasible, follow municipal boundaries
and zoning district lines rather than cross them.
(2)
Frontage. All lots shall front on a public or private street.
(3)
Provisions for future subdivision.
(a)
Lots resulting from a proposed subdivision that will be large
enough to be further subdivided shall be configured to facilitate
such future subdivision and shall take into consideration the minimum
and maximum lot area requirements, salient natural features, existing
improvements, proposed improvements, and the adjacent development
pattern. Lot configurations shall provide for flexibility in building
locations, while providing safe vehicular and pedestrian circulation.
(b)
When possible, lots with areas that are two or more times the
minimum requirements shall be designed with configurations that allow
for additional subdivision. The Board of Supervisors may require a
sketch plan of such large lots that indicates the potential future
subdivision is generally in conformance with the design standards
of this chapter and the applicable zoning provisions. Sketch plans
shall not be recorded and are not binding to the applicant.
(4)
Lot access. Lots shall not result in unsafe driveway locations on
public streets.
(5)
Flag lots. Flag lots represent a viable design alternative under
the following standards:
(6)
Double- and reverse-frontage lots.
(a)
Residential double-frontage lots are only permitted when a reduction
of driveway intersections along a street of higher classification
is desired or the maintenance of the integrity of a corridor is desired.
(b)
Reverse-frontage lots may be permitted when rear alleys are
proposed to provide vehicular access to lots.
(c)
All double- and reverse-frontage lots shall include an identification
of the frontage for use as a street access.
(d)
All reverse-frontage lots shall have within the yard(s) that
is/are adjacent to any street right-of-way, other than the street
of vehicular access, an easement running the entire width of the proposed
lot, across which there shall be no vehicular access.
(7)
Blocks.
(a)
All blocks that include residential dwellings shall have a maximum
length of 1/4 mile or 1,320 feet.
(b)
The design of any block longer than 1,320 feet shall give special
consideration to the requirements of fire protection, pedestrian circulation,
and utility service. The Board of Supervisors may require easements
as necessary for these purposes.
A.
General. All easements, including, by way of example and not limitation:
sanitary sewer facilities, stormwater drainage facilities, public
or private utilities, access and/or pedestrian access, shall meet
the standards found in this section.
B.
Design guidelines.
(1)
To the fullest extent possible, easements shall be centered on property
lines.
(2)
Nothing shall be placed, planted, set, or put within the area of
an easement that would adversely affect the function of the easement.
(3)
Indicate on the plans all proposed and existing easements of record
and indicate their location and width. All structures located within
the easement shall be indicated. Note the recording information on
the record plan.
(4)
To the fullest extent possible, utilities and pedestrian paths shall
be centered within an easement. However, due to unexpected on-lot
conditions, utility and pedestrian path locations may be flexible
within the easement.
(5)
All utility companies are encouraged to use common easements. Utility
easements shall be based on the width required by the utility authorities
but shall have a minimum width of 10 feet. Utility easements shall
be located within the street right-of-way or within the building setback
line.
(6)
Where pedestrian access is provided outside of a street right-of-way,
pedestrian easements shall have a minimum width of 10 feet.
A.
Monuments shown on final plan. The location of all existing and proposed
monuments, lot line markers, property corners, and drill holes shall
be shown on the final plan. Those that are proposed shall be labeled
as such. Drilled holes in curbing shall be referenced mathematically
to a point on the right-of-way line.
B.
New monuments. Three monuments shall be spaced around the proposed
project with precise bearings and distances labeled which reference
those monuments to known property corners.
(1)
Two such monuments shall be consecutive corners along street rights-of-way,
and the third may be placed either on the boundary or internal to
the site.
(2)
Longitude and latitude coordinates of the monuments shall be shown
on the recorded plan.
(3)
If GPS technology is used, it shall be rectified and calibrated to
the State Plane Coordinate System, North American Datum (NAD) 1983.
(a)
Monuments shall be readily accessible and clear of overhead
obstructions.
(4)
A computer-readable point file, including property lines, corners,
rights-of-way, and easements for the site, shall be submitted to Brecknock
Township prior to plan recordation.
C.
Monument materials. Monuments shall be of concrete or stone, with
a flat top having a minimum width or diameter of four inches and a
minimum length of 30 inches. Concrete monuments shall be marked with
a three-fourths-inch copper or brass dowel.
D.
Existing and proposed property line and right-of-way markers. Markers
shall be set at all points where lot lines intersect curves, at all
angles in property lines, at the intersection of all other property
lines, and at the street right-of-way.
E.
Marker (pin) materials.
(1)
Markers shall consist of iron pipes or steel bars at least 30 inches
long and not less than 5/8 of an inch in diameter.
F.
Certification of monuments and markers.
(1)
All monuments and lot line markers shall be placed by a registered
professional land surveyor so that the scored marked point shall coincide
with the point of intersection of the lines being monumented or marked.
(2)
Provide a note on the plan indicating when the monuments and lot
line markers are to be set.
A.
Sanitary sewage disposal. The applicant shall provide the type of
sewage facility consistent with current plans, including but not limited
to the Municipal Comprehensive Plan and Act 537 Plan, as well as existing
physical, geographical and geological conditions.
(1)
When the project is within an area planned for sewer service by a
municipal sewage facilities plan adopted pursuant to Act 537, the
Board of Supervisors may require installation of a capped system within
the road right-of-way. If required, Brecknock Township or the authority
shall inspect the capped system and accept dedication.
(2)
Approval by the authority or Brecknock Township of the sewage facilities
shall be received and submitted to Brecknock Township prior to final
plan recording. Evidence of these approvals shall include a letter
from the authority indicating that capacity is available to serve
the development, an adequacy letter of the technical review of the
sanitary sewer design from the authority engineer, and a reservation
of capacity from the authority for the development.
(3)
Where on-site sanitary wastewater disposal facilities are to be utilized, each lot so served shall be of a size and shape to accommodate the necessary subsurface wastewater disposal system at a safe distance from building and water supply in accordance with Title 25, Chapter 73, Rules and Regulations of DEP (Pennsylvania Department of Environmental Protection), as amended. If applicable, each lot shall contain a suitable location for the installation of an initial individual on-lot sewage system and, to the extent that such technology requires such component under DEP regulations, shall also contain a suitable location for a replacement on-lot sewage system. Testing by the sewage enforcement officer (SEO) to prove that each lot is suitable for on-site wastewater disposal shall be completed prior to the submission of the final plan.
(a)
The applicant shall provide evidence of sewage planning approval
from the Pennsylvania Department of Environmental Protection prior
to recording of the final plan.
(b)
If the primary sewage facility fails, connection to a private
secondary sewage facility shall occur as soon as available.
(c)
Provide a note on the plan indicating any restrictions regarding
nitrate plume easements created by the subdivision and land development
plan.
A.
Intent. The applicant shall provide the type of water facility consistent
with current plans, including but not limited to the Municipal Comprehensive
Plan, as well as with existing physical, geographical and geological
conditions.
B.
Design guidelines.
(1)
If the project is to be served by either a privately or publicly
owned central water supply system, the applicants shall submit to
the Board of Supervisors documentation in the form of a copy of a
certificate of public convenience from the Pennsylvania Public Utility
Commission and/or private water utility authority that the project
is located in an area served by a public utility and a statement that
the utility has the capacity to serve the project at this time; or
a cooperative agreement or an agreement to serve the project from
a bona fide cooperative association of lot owners or from a municipal
corporation, authority, or utility. The required documentation shall
be reviewed and approved by the Township Solicitor.
(2)
When a new central water supply system is proposed for development,
a copy of the approval of such system by the appropriate agency or
utility company that provides the service shall be submitted with
the final plan.
(3)
For privately owned central water supply systems, the following requirements
shall apply:
(a)
The design of said system shall be in accordance with Township
specifications and approved by the Township.
(b)
Suitable agreements shall be established for the ownership and
maintenance of such a distribution system and submitted for review
and approval by the Township Solicitor.
(c)
A minimum of two wells shall be provided.
(d)
A minimum 40 psi domestic water pressure shall be provided during
non-fire events, as measured on the second floor of all dwellings.
During fire events, a minimum 20 psi domestic water pressure, as measured
on the second floor of all dwellings, shall be provided.
(4)
Fire protection, including fire hydrants, shall be provided for all
central water supply systems, in accordance with the following requirements:
(a)
The location and kind of fire hydrant shall meet the specifications
of the local municipal regulations and be submitted to the local fire
company for comment.
(b)
Fire hydrants shall be located no more than 500 feet apart,
along traveled ways.
(c)
Final fire hydrant location(s) shall be shown on the final plan
prior to approval.
(5)
When a private well is proposed on the same site as an on-site privately
owned community sewage system or an individual sewage system, the
minimum Zone One Wellhead Protection Area or a minimum one-hundred-foot
deed-restricted buffer, whichever is greater, shall be provided around
the well, unless additional deed-restricted buffers are required by
DEP (Department of Environmental Protection). Each lot so served shall
be of a size and shape to accommodate an adequate water quantity and
quality.
(a)
If the well is sited within 100 feet of the property boundary,
the applicant shall notify affected landowners, via certified mail,
of the proposed encroachment of the buffer area. If the well is sited
within 100 feet of zoned agricultural land, the notification shall
explain that the isolation buffer may affect the agricultural nutrient
management plan of the adjacent farm operation.
(6)
Prior to installation of any new water system or the subdivision of land into lots which would be served by individual wells in areas or in proximity to areas of known groundwater contamination or inadequate yields of potable supplies, aquifer and water quality tests shall be performed pursuant to Chapter 110, Zoning, § 110-72, of the Brecknock Township Code.
A.
Hydrogeologic report required. When, in the opinion of the Board of Supervisors, there is a probable likelihood that a project will affect or be affected by carbonate geologic hazards, the Board of Supervisors shall require submission of a hydrogeologic report pursuant to Chapter 110, Zoning, § 110-72, of the Brecknock Township Code.
B.
Specifications for sanitary sewer systems. All subdivisions and land developments with individual subsurface disposal systems (on-lot systems) proposed shall provide an aquifer test. Development that, in the opinion of the Board of Supervisors, poses significant risks in stimulating the formation of sinkholes or in causing hydrologic connection of contaminated surface water with subsurface aquifers shall provide an aquifer test pursuant to Chapter 110, Zoning, § 110-72, of the Brecknock Township Code.
A.
Native and invasive planting.
(1)
Native plant materials shall be incorporated in all designs. The
use of native plant material can help improve water quality, provide
additional and improved wildlife habitats, and typically adapt to
local conditions, which then requires less maintenance.
(2)
The following is a list of invasive plants which shall not be used
in any planting schedule:
(a)
Trees.
|
Tree-of-heaven (Ailanthus altissima)
| |
|
Norway maple (Acer platanoides)
| |
|
Sycamore maple (Acer pseudoplatanus)
| |
|
Empress tree (Paulownia tomentosa)
| |
|
Callery pear (Pyrus calleryana)
| |
|
Siberian elm (Ulmus pumila)
|
(b)
Shrubs.
|
Japanese barberry (Berberis thunbergii)
| |
|
European barberry (Berberis vulgaris)
| |
|
Russian Olive (Elaegnus angustifolia)
| |
|
Autumn olive (Elaeagnus umbellate)
| |
|
Winged euonymus (Euonymus alatus)
| |
|
Border privet (Ligustrum obtusifolium)
| |
|
Common privet (Ligustrum vulgare)
| |
|
Tartarian honeysuckle (Lonicera tartarica)
| |
|
Standish honeysuckle (Lonicera standishii)
| |
|
Morrow's honeysuckle (Lonicera morrowii)
| |
|
Amur honeysuckle (Lonicera maackii)
| |
|
Bell's honeysuckle (Lonicera morrowii x tatarica)
| |
|
Common buckthorn (Rhamnus catharticus)
| |
|
Glossy buckthorn (Rhamnus frangula)
| |
|
Wineberry (Rubus phoenicolasius)
| |
|
Multiflora rose (Rosa multiflora)
| |
|
Japanese spiraea (Spiraea japonica)
| |
|
Guelder rose (Viburnum opulus var. opulus)
|
(c)
Grasses.
|
Cheatgrass (Bromus tectorum)
| |
|
Japanese stilt grass (Microstegium vimineum)
| |
|
Maiden grass (Miscanthus sinensis)
| |
|
Common reed (Phragmites australis)
| |
|
Reed canary grass (Phalaris arundinacea)
| |
|
Johnson grass (Sorghum halepense)
| |
|
Shattercane (Sorghum bicolor ssp. drummondii)
|
(d)
Flowers.
|
Garlic mustard (Alliaria petiolata)
| |
|
Goutweed (Aegopodium podagraria)
| |
|
Bull thistle (Crisium vulgare)
| |
|
Canada thistle (Cirsium arvense)
| |
|
Musk thistle (Carduus nutans)
| |
|
Jimsonweed (Datura stramonium)
| |
|
Goatsrue (Galega officinalis)
| |
|
Giant hogweed (Heracleum mantegazzianum
| |
|
Dame's rocket (Hesperis matronalis)
| |
|
Purple Loosestrife (Lythrum salicaria, L. virgatum)
| |
|
Eurasian water-milfoil (Myriophyllum spicatum)
| |
|
Star-of-Bethlehem (Ornithogallum nutans, umbellatum)
| |
|
Japanese knotweed (Polygonum (Falopia) cuspidatum/Polgonum sachalinense)
| |
|
Wild parsnip (Pastinaca sativa)
| |
|
Beefsteak plant (Perilla frutescens)
| |
|
Lesser celandine (Ranunculus ficaria)
| |
|
Water chestnut (Trapa natans)
|
(e)
Vines.
|
Fiveleaf akebia (Akebia quinata)
| |
|
Porcelain-berry (Ampelopsis brevipedunculata)
| |
|
Oriental bittersweet (Celastrus orbiculatus)
| |
|
Japanese honeysuckle (Lonicera japonica)
| |
|
Kudzu (Pueraria lobata)
| |
|
Mile-a-minute vine (Polygonum perfoliatum)
|
B.
Street trees/screening/vegetative buffering.
(1)
Any landscaping shall create, or be part of the process to create,
larger landscape patches and corridor ecosystems with larger interior
areas and less edge areas. Connectivity to existing landscaping shall
be encouraged.
(2)
In order to aid surveillance and minimize the potential for crime,
planting shall also be sited, massed, and scaled to maintain visibility
of doors and first-floor windows from the street and from within the
development to the greatest extent possible. Planting patterns shall
not obstruct sight lines or create isolated areas, especially near
pedestrian walking paths.
(3)
Off-street parking and storage of vehicles in front yards of commercial,
industrial, and institutional lots shall be screened at least 50%
from the public right-of-way by vegetative screening or fencing between
three and four foot in height.
(4)
Trash disposal areas, such as dumpster or compactor sites, shall
be effectively screened so as not to be visible from off-site, adjacent
parking areas, roadways, or adjacent residential properties. Such
areas shall be screened with a combination of architectural masonry
(or fencing) and/or landscaping with a height of at least six feet.
(5)
All planting shall be performed in conformance with good nursery
and landscape practice. Plant materials shall conform to the standards
recommended by the American Association of Nurseryman, Inc., in the
American Standard of Nursery Stock, ANSI Z60, current edition, as
amended.
(a)
Provide a landscape plan note indicating that the top of the
main-order root (first large set of roots that divide from the trunk)
shall be planted no lower than one or two inches into the soil.
(b)
No staking and wiring of trees shall be allowed without a maintenance
note for the staking and wiring to be removed within one year of planting.
(c)
If street trees are provided; they shall be in accordance with
the following standards:
[1]
The trees shall be nursery-grown in a climate similar to that
of the locality of the project. Varieties of trees within the right-of-way
shall be subject to the approval of the authority that accepts ownership
of the street.
[2]
All trees shall have a normal habit of growth and shall be sound,
healthy, and vigorous; they shall be free from disease, insects, insect
eggs, and larvae.
[3]
The trunk caliper, measured at a height of six inches above
finish grade shall be a minimum of two inches.
[4]
Tree planting depth shall bear the same relationship to the
finished grade as the top of the root ball or original grade of origin.
(6)
All required landscape plants shall be maintained and guaranteed
for a length of 18 months from the date of planting. No more than
1/3 of the tree or shrub shall be damaged or dead without replacement.
Replacement plants shall conform to all requirements of this section
and shall be maintained after replanting for an additional 18 months.
(7)
The plant's growth shall not interfere with the street cartway,
sidewalk, signage, easements, clear sight triangles, or utility line.
Within the clear sight triangle, typical branching shall not be within
10 feet of ground level after 10 years of growth.
(8)
No one species shall comprise more than 33% of the entire number
of street trees in a particular development.
(9)
Existing significant trees and natural features, such as drainage
corridors, shall be preserved to the maximum extent practicable and
incorporated into site plans and site design as major amenities.
(a)
If a significant tree is designated to be preserved but is removed
or substantially damaged during the clearing, grading, or construction,
the applicant or developer may be required by Brecknock Township to
replace the removed or damaged tree.
(10)
Street trees are required for all land developments which include
new streets.
(a)
Street trees shall not be located farther than 40 feet away
from the new street right-of-way.
(b)
The number of street trees shall be based on two street trees
required for every 100 linear foot of new street, measured from the
center line.
(c)
The spacing of trees shall be based on the size of the tree
canopy at maturity, with trees spaced no closer than 30 feet on center
if the tree canopy is less than 30 feet spread at maturity, spaced
30-60 feet on center if the tree canopy is 30 to 50 feet spread at
maturity, and street trees spaced 50-100 feet on center if the tree
canopy is over 50 feet spread at maturity. When a less-formal arrangement
is desired, where more massing is appropriate, or improvements such
as benches are located, grouping of street trees is encouraged.
(d)
Other tree species may be used, provided acceptable information
is submitted to indicate that the species are hardy trees or fit the
site's ecosystem. Street trees shall be one of the following
species.[1]
[1]
Editor's Note: The Street Tree listing is included as
Appendix G, as an attachment to this chapter.
C.
Ground cover. Ground cover shall be provided on all areas of the
project to prevent soil erosion. All areas which are not covered by
paving, stone, or other solid material shall be protected with a suitable
ground cover, consisting of spreading plants, including sods and grasses
less than 18 inches in height.
D.
Tree protection zone.
(1)
Prior to construction, the tree protection zone shall be delineated
at the dripline of the tree canopy. All trees scheduled to remain
shall be marked; however, where groups of trees exist, only the trees
on the edge need to be marked. A forty-eight-inch-high snow fence
or forty-eight-inch-high construction fence mounted on steel posts
located eight feet on center shall be placed along the boundary of
the tree protection zone.
(2)
No construction, storage of material, temporary parking, pollution
of soil, or regrading shall occur within the tree protection zone.
When there is a group of trees, the tree protection zone shall be
based on the location of the outer trees.
E.
Existing wooded areas. No more than 20% of existing woodlands located
in environmentally sensitive areas shall be destroyed or altered.
No more than 50% of woodlands which are not located in environmentally
sensitive areas shall be destroyed or altered. If the applicant can
prove that invasive species are within either of these areas, then
the percent of woodlands to be removed may be increased to eradicate
invasive species.
A.
Purpose.
(1)
The
purpose of this section is to set minimum standards for outdoor lighting
which:
(a)
Provide lighting standards in outdoor public places where public
health, safety, and welfare are potential concerns.
(b)
Control glare from nonvehicular light sources that impair safe
travel.
(c)
Protect neighbors and the night sky from nuisance glare and
stray light from poorly aimed, placed, applied, maintained, or shielded
light sources.
(d)
Protect and retain the rural character of Brecknock Township.
(2)
Lighting can be provided by fixtures that do not require the installation
of electrical lines, provided that the illumination standards required
by this section are met and that the fixture type is noted on the
plans to be recorded.
B.
Applicability. Outdoor lighting may be required for safety and personal
security in areas of public assembly and travel. Brecknock Township
may require lighting to be incorporated for other uses or locations
as it deems necessary. The glare-control requirements herein contained
apply to lighting in all above-mentioned uses as well as sign, architectural,
landscaping, and residential lighting.
C.
Illumination levels. Lighting shall have intensities and uniformity
ratios in accordance with the current recommended practices of the
Illuminating Engineering Society of North America (IESNA) as contained
in the IESNA Lighting Handbook, latest edition. Examples of intensities
for typical outdoor applications, as extracted from the 8th Edition
of the Lighting Handbook, are presented below:
|
Use
|
Task
|
Maintained Footcandles1
|
Uniformity Ratio2
(Max.:Min.)
| |
|---|---|---|---|---|
|
Streets
|
Local residential
|
0.4 min.
|
6:1
| |
|
Local commercial
|
0.9 min.
|
6:1
| ||
|
Parking: multifamily residential
|
Low vehicular/pedestrian activity
|
0.2 min.
|
4:1
| |
|
Medium vehicular/pedestrian activity
|
0.6 min.
|
4:1
| ||
|
Parking: industrial, commercial, institutional and municipal
|
High activity (e.g., regional shopping centers/fast-food facilities,
major athletic/civic/cultural events)
|
0.9 min.
|
4:1
| |
|
Medium activity (e.g., community shopping centers, office parks,
hospitals, commuter lots, cultural/civic/recreational events)
|
0.6 min.
|
4:1
| ||
|
Low activity (e.g., neighborhood shopping, industrial employee
parking, schools, church parking, farm businesses, farm operations)
|
0.2 min.
|
4:1
| ||
|
Walkways and bikeways
|
0.5 min.
|
5:1
| ||
|
Building entrances and signs
|
4.0 avg.
|
|
NOTES:
| ||
|---|---|---|
|
1. Illumination levels are maintained horizontal footcandles
on the task, e.g., pavement or area surface.
| ||
|
2. Uniformity ratio is a measure of the dispersion of light
on an area. The ratio is measured as maximum light level to minimum
light level. Example: 4:1 for the given area, the maximum level of
illumination shall be no less than four times the minimum level of
illumination (0.2 x 4 = 0.8 maximum light level)
| ||
D.
Lighting fixture design.
(1)
Dedicated fixtures shall be of a type and design appropriate to the
lighting application and aesthetically acceptable to Brecknock Township.
(2)
For lighting horizontal tasks such as roadways, sidewalks, entrances,
and parking areas, fixtures shall meet IESNA fully shielded criteria
(no light output emitted above 90° at any lateral angle around
the fixture). Individual fixtures whose aggregate lamp output does
not exceed 1,800 lumens (typical household outdoor lighting) are exempt
from this requirement.
(3)
The use of floodlighting, spotlighting, wall-mounted fixtures, decorative
globes and spheres, and other fixtures not meeting IESNA full-cutoff
criteria shall be permitted only when demonstrated by the applicant
to the satisfaction of Brecknock Township that no other method is
feasible.
(4)
Fixtures shall be equipped with, or be modified to, incorporate light-directing
and/or -shielding devices, such as shields, visors, skirts, or hoods,
to redirect offending light distribution and/or reduce direct or reflected
glare. Glare control shall be achieved primarily through the use of
such means as cutoff fixtures, shields and baffles, and appropriate
application of fixture mounting height, wattage, aiming angle and
fixture placement.
E.
Control of nuisance and disabling glare.
(1)
All outdoor lighting shall be aimed, located, designed, fitted, and
maintained so as not to present a hazard to drivers or pedestrians
by impairing their ability to safely travel.
(2)
Unless for safety, security, or all-night operations, lighting shall
be controlled by automatic switching devices to permit extinguishing
between 11:00 p.m. and dawn.
(3)
Lighting proposed for use after 11:00 p.m., or after the normal hours
of operation, shall be reduced by an average of 75% from that time
until dawn, unless supporting a specific purpose.
(4)
Vegetation screens shall not be employed to serve as the primary
means for controlling glare.
(5)
The intensity of illumination projected onto an existing residential
use from an existing property boundary shall not exceed 0.1 vertical
footcandle, measured at the existing property line at a height of
five feet.
F.
Installation.
(1)
Electrical feeds to lighting standards shall be run underground,
not overhead.
(2)
Pole-mounted fixtures shall not be mounted in excess of 25 feet high.
(3)
Lighting standards in parking areas shall be placed outside paved
areas or on concrete pedestals at least 30 inches high above the pavement,
or by other approved protective means.
G.
Post-installation inspection. Brecknock Township reserves the right
to conduct a post installation nighttime inspection to verify compliance
with the requirements of this chapter and, if appropriate, to require
remedial action at no expense to Brecknock Township.
H.
Streetlighting dedication.
(1)
Brecknock Township shall accept dedication of streetlighting facilities
located within the right-of-way of a street dedicated to Brecknock
Township.
(2)
Until such time as the streetlighting is dedicated, the developer
of the tract (who has escrowed the streetlighting) will be responsible
for any and all costs associated with each streetlight. Such costs
shall include, but not be limited to: administration, placement, and
maintenance. Electrical charges shall be the responsibility of Brecknock
Township at the time of illumination of the streetlight system within
the development. Brecknock Township may bill the individual lot owners
as permitted by law.
(3)
Streetlights not dedicated to Brecknock Township will remain the
responsibility of the developer or appropriate private entity, including
all costs and responsibilities for the lighting in perpetuity.
A.
Intent. Mature trees, topography, natural drainageways, and historic
sites are a few of the elements that contribute to the distinct character
of Brecknock Township. To protect these features and resources that
enhance the local character, all projects shall work within the context
and integrity of this environment by preserving natural, historical,
and cultural features to the maximum extent possible.
B.
Design guidelines. All projects shall integrate existing natural
features, required open space, existing historic features, and cultural
resources located on the site into the overall design and layout of
the development.
(1)
A site analysis shall be submitted, using all applicable reports,
plans, and maps, to determine whether significant natural or other
features exist on a site that shall be protected, with priority being
given to the following areas (which are not listed in order of priority
or significance):
(2)
The proposed building and impervious footprint(s) shall be clearly
identified on each plan to identify potential impacts to existing
trees, other natural features, historic features, and cultural resources.
