Borough of Red Hill, PA DESIGN STANDARDS

[Ord. 2013-499, 7/10/2013]

Applicants shall provide open space including appropriate recreation facilities and trails in accordance with the Red Hill Borough Open Space Preservation Plan and the Red Hill Borough Zoning Ordinance.

Open space shall protect the environmental, scenic, historical, and cultural features of Red Hill Borough.

Open Space Criteria. Open space preserved in fulfillment of the requirements of this Part shall be in accordance with the following standards and principles:

Open space shall be consistent with the plans and proposals outlined in the Red Hill Borough Open Space Preservation Plan. The Borough Council shall review the consistency of the proposed open space with the recommendations of the Red Hill Planning Commission and Open Space Committee (if active).

Open space shall connect to permanently preserved land on abutting property, if possible, including provisions for accessways for general public use to permit residents safe and easy access to open space.

Open space areas shall be contiguous, except that two or more separate open space parcels may be connected by other legal public access means.

Open space shall have frontage on a public or private road or easement of suitable grade to allow for access to the open space by maintenance and equipment transport vehicles.

Open space may include land within utility corridors only if the utility companies having legal rights to these corridors do not prohibit their use for such purposes.

Open space shall have the physical characteristics capable of serving the purposes intended for such areas, including recreational use.

Open space shall be visible from dwelling units and roadways.

Open space shall protect environmentally sensitive and/or aesthetic features and be landscaped to provide sufficient screening or buffer areas to minimize any negative impacts from or upon adjacent development.

	Natural Feature	Minimum Percentage to Be Preserved
	Floodplains and watercourses	100%
	Wetlands	100%
	Ponds	100%
	Steep slopes (15% to 25%)	70%
	Very steep slopes (greater than 25%)	80%
	Woodlands	50%

Conservation of Natural Resources in Open Space. Environmentally sensitive features should be conserved based on the natural tolerances to encroachment and development as follows: Where features overlap, the greater percentage shall be conserved. The percentage of each feature is the extent that it shall not be altered, regraded, filled or built upon. The land shall be permanently restricted by an easement and maintenance agreement in form and substance acceptable to Borough Council and the Borough Solicitor preventing further development. The deed restrictions shall be included in the deed to the property and shall be in a form acceptable to Borough Council and the Borough Solicitor.

Open Space Designation. All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in categories A through H below: "Open space land may not be separately sold, nor shall such land be further developed or subdivided." All plans shall further designate the use of open space, the type of maintenance to be provided and a planting plan or schedule. In designating use and maintenance, the following classes may be used:

Natural Area. Land which is left predominately in a natural condition and managed to protect significant natural resources in accordance with a natural areas management plan.

Farmland. Land which will be used to grow agricultural crops or for the pasturing of farm animals maintained in accordance with the Soil and Water Conservation Plan as approved by the Montgomery County Conservation District.

Lawn. A grass area with or without trees which may be used by the residents for a variety of informal purposes and which shall be mowed regularly to insure a neat and orderly appearance.

Recreation Area. An area designated for specific recreational uses, including, but not limited to, tennis, athletic fields and tot lots. Such areas shall be maintained so as to avoid creating a hazard or nuisance and shall perpetuate the proposed use.

Garden Area. An area designated for community vegetable plots.

Stormwater Management. Stormwater best management structures may not be counted toward required open space unless they are vegetated and their use complements the surrounding open space.

Park. A small area designated for use for a variety of outdoor activities. It may include lawn areas, decorative plantings, seating areas, and/or walking paths.

Public Plaza. An area in an urban or village center designated as a meeting place for community residents. It may include gazebos, information stands, seating areas, decorative plantings, fountains, or other similar features.

Open Space Ownership and Perpetuation. Any of the methods cited under this section may be used individually or in combination, to own and perpetually preserve open space that is provided in fulfillment of this Part and the Red Hill Borough Zoning Ordinance.[1] The final subdivision and/or land development plan shall clearly indicate the manner in which open space will be owned, administered, and maintained and shall provide that maintenance shall be the responsibility of the landowner. Following final plan approval, the open space ownership shall be established as outlined below. Written notice of any proposed transfer of open space shall be given to the Borough of Red Hill for approval no less than 30 days prior to such event.

The Borough may, but is not required to, accept fee simple dedication of recreation land portions of open space in accordance with § 22-408.

(1)

There shall be no cost of acquisition.

(2)

The Borough shall agree to maintain the open space.

(3)

The open space shall be acceptable to the Borough at the time of dedication with regard to size, shape, location, and condition, and any improvements constructed thereon shall be certified as satisfactory and consistent with the approved plans by the Red Hill Borough Engineer.

(4)

The applicant shall prepare, at no expense to the Borough of Red Hill, a site plan and the legal description, with metes and bounds, of the land being offered for dedication.

(5)

The Borough shall accept the dedication by means of a signed resolution prepared by the Borough Solicitor to which a property description, deed of dedication, plan of dedication area(s) and such other documents shall be attached as may be required by Borough Council upon the recommendation of the Borough Solicitor.

(6)

All dedications in fee simple shall be free and clear of any liens or encumbrances.

(7)

An agreement citing all applicant obligations serving as a condition to plan approval shall be approved by Borough Council and recorded with the plan at the same time as the plan is approved.

A public agency acceptable to the Borough of Red Hill, including County, state, or Federal government or another municipality, may, but shall not be required to, accept the fee simple dedication of open space, provided that a maintenance plan acceptable to the Borough Council is agreed to by the grantee to maintain the open space.

Open space may remain or be placed in the ownership of the individual property owners in the development and shall be restricted from further subdivision and/or land development by deed restriction and by notation on the approved plan, provided that:

(1)

The Borough of Red Hill shall agree to the boundaries of the open space that shall be held in private ownership.

(2)

Restrictions providing for the protection, maintenance and continuance of the open space which meet Red Hill Borough specifications shall be placed in the deed for each property that has the open space area within its boundaries.

(3)

A maintenance agreement acceptable in form and substance to the Borough upon recommendation of the Borough Solicitor shall be signed by the property owners and recorded, and the deeds to the properties that are located within the deed-restricted open space areas shall clearly State that the land shall remain as open space and that maintenance responsibility for the open space lies with the individual property owner. A copy of the maintenance agreement shall be provided to and kept on file with the Borough.

A private, nonprofit conservation organization, among whose purposes is to conserve open space land and/or natural features, may, but shall not be required to, accept the conveyance of fee simple or less-than-fee simple interests in any portion of the open space, provided that:

(1)

Any private, nonprofit conservation organization intended to be the grantee of a conveyance shall be acceptable to the Borough as a bona fide conservation organization with perpetual existence.

(2)

Any conveyance shall contain appropriate provisions for transfer to another conservation organization of similar purpose in the event that the grantee becomes unwilling or unable to continue carrying out its function.

(3)

A maintenance agreement acceptable in form and substance to the Borough upon recommendation of the Borough Solicitor shall be signed by the owner and the conservation organization and shall be recorded. A copy of the maintenance agreement shall be provided to and kept on file with the Borough.

Open space may be controlled through the establishment of condominium or homeowners' association agreements that shall be approved by Red Hill Borough Council and be in conformance with the Pennsylvania Uniform Condominium Act or Uniform Planned Community Act. All open space land and facilities shall be held as common elements. In addition, the condominium or homeowners' association shall be governed according to the following:

(1)

The owner or applicant shall provide to the Borough a description of the association, including its declaration, bylaws, and any other documents governing maintenance requirements and use restrictions for open space. The homeowners' association declaration shall be recorded.

(2)

The association shall be legally formed (with financial support by the applicant, if necessary) before any lot in the subdivision or home in the development is sold.

(3)

Membership in the association and assessments shall be mandatory for all lot purchasers and their successors.

(4)

The association shall obtain and maintain liability insurance on the open space in commercially reasonable amounts.

(5)

The members of the association shall share equitably in the costs of maintaining, insuring, and operating the open space.

(6)

The applicant proposing any plan containing open space shall arrange with the County Board of Assessment a method of assessment of the common facilities which will allocate to each tax parcel in the development a share of the total assessment for such open space. Where this alternative is not utilized, the association shall be responsible for applicable real eState taxes on common facilities.

(7)

The association shall employ adequate staff, as necessary, to administer, maintain, and operate the open space.

(8)

The association shall have the power to impose assessments upon property owners therein to cover their proportionate shares of the initial cost and costs associated with the maintenance and upkeep of the open space.

[1]

Editor's Note: See Chapter 27, Zoning.

Open Space Restrictions. Every property proposed for open space shall be restricted in the following manner:

The property deed shall contain the following deed restriction:

This property was established as permanent open space through the approval of the [subdivision or land development name] and recorded in Deed Book _____ and Page _____, and shall be maintained as open space in accordance with the approved plan. No change of use, transfer of ownership, or sale of this property shall occur without the written consent of the Borough of Red Hill in accordance with requirements of the Zoning Ordinance. This restriction shall have the effect of a covenant running with the land, and shall otherwise be binding upon the Grantee, and shall be enforceable only by the Borough of Red Hill.

The Borough is authorized to make random inspections of any open space property created through municipal actions to ensure that the owner and any successors duly perform, abide by, and complete any duties, obligations, or requirements as set forth in the final plan, maintenance agreements and/or deed restrictions.

The Borough may require financial security be posted with the Borough to ensure the construction or installation of open space improvements or recreational facilities in accordance with the approved final plan. The amount of financial security shall be established by the Borough upon recommendation of the Borough Engineer and shall be sufficient to cover the costs of such open space improvements and/or recreational facilities. Where the open space or recreational facility improvements are to be dedicated to the Borough, the Borough may require financial security be posted to secure the proper functioning of said improvements for a period of 18 months from the date of acceptance of dedication in accordance with the Pennsylvania Municipalities Planning Code to reimburse the Borough for its expense of performing remedial measures if not performed by the owner during said eighteen-month maintenance period. In the event that the entity charged with maintenance responsibilities, its successors and assigns fails to maintain all or any portion of the open space in good order and condition in accordance with the final plan, the maintenance agreement and all applicable laws, rules, and regulations, the Borough may serve written notice upon such entity and upon the residents and owners of the uses relating thereto, setting forth the manner in which the entity has failed to maintain the open space in reasonable condition.

(1)

Such notice shall set forth the nature of corrections required and the time within which the corrections shall be made. Upon failure to comply within the time specified, the entity, its successors and assigns shall be considered in default of its responsibilities, in which case the Borough may but shall have no obligation to enter the premises and take corrective action.

(2)

The financial security posted by the applicant, if any, may be forfeited upon a default, and any permits relating to the improvements may be revoked or suspended. If the funds in the escrow account are insufficient to pay the costs of remedial maintenance, or if the default arises after the expiration of the eighteen-month maintenance period described above, all costs and expenses of corrective action by the Borough, including reasonable engineering and attorneys' fees, shall be assessed ratably, in accordance with tax assessments, against the properties that have the right of enjoyment of the common facilities and shall become a lien on said properties. The Borough, at the time of entering upon such common facilities for the purpose of maintenance, shall file a notice of such lien in the Office of the Prothonotary of Montgomery County, upon the properties affected by such lien, and shall have such other rights and powers as may be provided in accordance with the Borough Code.

[Ord. 2013-499, 7/10/2013]

Suitable recreation land shall be dedicated to the Borough according to the provisions of the Red Hill Zoning Ordinance regarding minimum open space requirements, of which the following may be utilized for parks and recreation purposes:

Single-family detached: 2,500 square feet per unit.

Two-family and single-family attached: 2,000 square feet per unit.

Multifamily: 1,500 square feet per unit.

Nonresidential: 1% of gross acreage.

[1]Nothing herein shall be construed as limiting the ability of the Red Hill Borough Council, based upon the recommendation of the Red Hill Planning Commission, to waive all or a portion of the recreation land set-aside requirements.

[1]

Editor' Note: Former Subsection E, which stated that if the amount of land required for parks and recreation purposes exceeded the amount required to be dedicated to satisfy open space requirements, the lesser amount would apply, was repealed 10/9/2019 by Ord. No. 2019-561. Ordinance No. 2019-561 also redesignated former Subsection F as Subsection E.

Location and Criteria for Dedicated Recreation Land. Lands to be dedicated shall:

Be consistent with the Red Hill Borough Open Space Preservation Plan.

Be suitable for facilities which can meet the various recreational needs of the residents, businesses, and industries of the development.

Consist of a single contiguous tract of land.

Be easily and safely accessible, have good ingress and egress and have access to a public road.

Size and shape must be suitable for the development as a recreation area.

Site must have suitable topography for the development as a particular type of recreational use.

Site(s) must meet the minimum size with respect to usable acreage as determined by the Open Space Committee of Red Hill Borough in accordance with the Red Hill Borough Open Space Preservation Plan, and if the minimum dedication requirement is determined by the Open Space Committee to be unusable for recreational facilities due to the size or location of said land, the applicant may offer a fee in lieu of the dedication of the recreation land as outlined in this § 22-408.

Sites designated for recreation land shall not contain lands with natural resources that are to be permanently protected and undeveloped, stormwater detention facilities or lands designated for any other purpose.

The recreational activities and/or facilities for which the area is intended must be specified on the development plans and recorded on the record plan set. A metes and bounds legal description of the property shall be shown on the recorded plan.

Recreation areas shall not be traversed by utility easements unless said utilities are placed underground and no part of them or their supportive equipment protrudes above ground level.

The configuration of the recreation area must be able to accommodate recreation activities proposed by the development plans. The required areas shall not include narrow or irregular pieces of ground which are remnants from lotting and/or street and parking areas.

On-site improvements shall be commensurate with the adjacent on-site development improvements, including but not limited to grading, curbs, sidewalks, and utilities.

Open space which is required to be set aside as part of a cluster development, performance subdivision, or other use which requires open space shall be provided in addition to the recreation land required by this Chapter. Where both open space and recreational land are required, the requirements for mandatory dedication of recreation land shall be met in addition to the requirements for open space.

Acceptance and Use of Park and Recreation Land.

Land dedicated to the Borough of Red Hill shall be used only for the purpose of providing park and recreational facilities and for the preservation of open space and shall be available for use by all residents of the Borough, subject to such regulations and rules as may be adopted by Borough Council.

When land is dedicated, acceptance by the Borough shall be by means of a signed resolution in form and substance acceptable to Borough Council and the Borough Solicitor and to which a property description and survey plan of the dedicated area shall be attached. A fee simple warranty deed conveying the property shall be delivered to the Borough of Red Hill with title free and clear of all liens, encumbrances and conditions excepting public utility easements and such other easements and restrictions as are approved by the Borough Solicitor.

Alternatives to the Dedication of Park and Recreational Land. Upon agreement of both Borough Council and the applicant, the applicant may pursue the following alternatives:

Fee in Lieu.

(1)

Where Borough Council and the applicant agree that a fee is to be contributed in lieu of dedication of land, the amount of the fee shall be equal to the fair market value of the undeveloped land on the date of plan submission that otherwise would have been required to be dedicated.

(2)

Fair market value of the land in lieu of which the fee is paid shall be determined by agreement of Borough Council and the applicant. In the event that Borough Council and applicant cannot agree upon the fair market value of the land, then an MAI appraisal shall be supplied and paid for by the applicant and reviewed by Borough Council. The appraisal required by this subsection shall be prepared by a recognized, licensed, competent real eState appraiser with no interest, financial or otherwise, in the affected property or application.

(3)

Borough Council shall reserve the right to obtain its own appraisal, and in the event that the Borough appraisal is valued at less than 10% greater than the applicant's appraisal, the value shall be the difference between the two appraisals; in the event that the Borough appraisal is valued at 10% greater than that of the applicant, then a third appraiser shall be selected by agreement of both Borough Council and applicant, to be paid for by the applicant, to resolve the difference.

Improvements to Other Recreation Sites. The applicant may, through an agreement with the Borough, construct recreational facilities on existing or proposed parkland that is readily accessible to residents of the proposed development. The value of such improvements shall be comparable to the fee in lieu of dedication that would have otherwise been required, as determined by the Borough, based upon the applicant's estimates, which shall be reviewed and approved by the Red Hill Borough Engineer.

Private Preservation of Land. The applicant may reserve land in the amount required under this Chapter. The land shall meet all the standards in this section, be available for use by Red Hill Borough residents, and managed and maintained in conformance with any park and recreation plan, the Zoning Ordinance and § 22-406 referring to the maintenance requirements for private ownership of common elements.

A combination of land dedication, fee-in-lieu payment and/or alternative approaches as listed herein may be pursued, as reflected in a written agreement between the applicant and the Red Hill Borough Council.

Use of Fees. Fee-in-lieu payments shall be used to expand and improve existing public parks or to acquire land and develop new recreational facilities. Fees received for a particular development shall be expended on sites or facilities accessible to residents of the proposed development as defined below:

A fee in lieu authorized by this Chapter shall, upon receipt by the Borough, be deposited in an interest-bearing account, designated as the Red Hill Borough Parks and Recreation Fund and clearly identifying the specific recreation facilities for which the fee was received. Interest earned on such accounts shall become funds of that account. Funds from such accounts shall be expended only in proper allocable portions of the cost incurred for the design, construction, or acquisition of specific recreational facilities for which the funds were collected, as approved by the Red Hill Borough Council.

Upon request of an applicant who has paid a fee in lieu under this Chapter, the Borough shall refund such fee, plus interest accumulated thereon from the date of payment, if the Borough has failed to utilize said funds for recreation purposes within three years from the date that the fee was paid.

[Ord. 2013-499, 7/10/2013]

Figure 4.1 lists the recreation facilities required in all residential subdivisions and land developments.

Figure 4.1. Recreation Facility Requirements
Total Number of Lots or Dwelling Units	Number of Tot Lots	Number of Playfields	Number of Basketball or Tennis Courts
10 to 25	1	1	0
26 to 50	2	1	1
More than 51	2	2	1

At the discretion of the Borough Council upon recommendation of the Red Hill Planning Commission, land developments with greater than 100 dwelling units proposed may be required to satisfy increased recreation facility requirements.

The Borough Council, upon recommendation of the Red Hill Planning Commission, may accept alternative recreation facility design if it can be shown to be more desirable and provide an equal level of service to residents of the development.

Tot Lot Design Requirements.

TOT LOT — A confined, developed, neighborhood play area primarily for use by preschool-age children under the supervision of parents or guardians.

Use of tot lots shall be limited to daylight hours only; no lighting shall be installed.

Low-maintenance play equipment and structures shall be included and confined by a gated fence, a minimum of three feet high. The gate shall be self-closing and self-latching.

A tot lot shall include a coordinated commercial "play structure" with a minimum of 10 play events designed to serve a minimum of 20 children aged 12 and under. All equipment shall be installed over a resilient safety surface and shall conform to safety guidelines established by the International Play Equipment Manufacturers Association (IPEMA).

Sitting areas, including benches, shall be provided for the convenience of persons supervising the children.

Shade trees shall be provided for sitting and play areas; gazebo or picnic-type shelters may be used in addition to shade trees.

When a tot lot is placed adjacent to the playfield, practical measures, such as fencing and orientation of facilities, shall be addressed to reduce hazards resulting from other recreation activity, especially from balls or other flying objects.

Minimum dimensional standards shall be as follows:

(1)

Minimum area: 2,500 square feet within the fenced areas. Applicants shall provide a landscaped, but not screened, buffer area a minimum of 10 feet in depth around the fenced area.

(2)

Minimum horizontal dimension: 35 feet.

(3)

Minimum setbacks for the fenced-in area:

(a)

From lot lines: 10 feet.

(b)

From the ultimate right-of-way of streets:

Residential streets: 25 feet.

Collector or arterial streets: 50 feet.

Locations: at convenient, centralized intervals, requiring not longer than a one-thousand-foot walk from any dwelling unit.

A landscaped buffer that acts as a visual screen shall be provided between the proposed tot lot and the any proposed or existing dwelling unit within 100 feet of the tot lot.

Playfield Design Requirements.

Playfield. A common area within a subdivision or land development for neighborhood residents and the general public to use for informal, active recreation purposes such as ball games and other activities requiring a large lawn area, away from homes or other buildings.

Playfields shall be used only during daylight hours; no lighting shall be installed.

Playfields shall consist of a lawn area, unobstructed by trees, shrubs, benches, playground equipment or other obstacles. Applicants shall locate trees and shrubs along the perimeter of a playfield in order to define its limits, enhance its appearance, and filter noise generated by activities.

Playfields shall be sloped for proper drainage, not less than one-percent nor more than three-percent grade, and shall be well-drained so that they are suitable for use in most weather.

Playfields shall be fenced.

Sitting areas shall be provided along the perimeter.

Minimum dimensional standards shall be as follows:

(1)

Minimum area: 25,000 square feet.

(2)

Minimum horizontal dimension: 150 feet.

(3)

Minimum setbacks to the edge of a playfield:

(a)

From any dwelling unit: 100 feet.

(b)

From any property line: 50 feet.

(c)

From the ultimate right-of-way of streets:

Residential streets: 50 feet.

Other classifications: 100 feet.

Locations: at convenient, centralized intervals.

Basketball and Tennis Court Design Requirements.

BASKETBALL COURT — A basketball facility including pavement, striped court area of at least high school standard size, with posts, backboards, and baskets at both ends of the court.

TENNIS COURT — A tennis facility including paved, standard sized and striped court area, posts, net, and fencing around its perimeter.

Courts shall be constructed in accordance with specifications approved by the Borough Engineer and shall be generally oriented in a north-south direction.

Minimum dimensional standards shall be as follows:

(1)

Court areas shall be of a standard size. Tennis court areas shall be at least 36 feet by 78 feet with 12 feet of clearance on both sides and 21 feet of clearance on both ends. Basketball court areas shall be at least 50 feet by 84 feet with a minimum of five feet of clearance on all sides.

(2)

Minimum setbacks to the edge of paving:

(a)

From any dwelling unit: 125 feet.

(b)

From the ultimate right-of-way of streets:

Residential and feeder streets: 50 feet.

Other classifications: 100 feet.

(c)

From any property lot line: 50 feet.

Tennis courts shall be fenced around the entire perimeter with minimum ten-foot-high fencing.

Basketball courts shall be fenced with minimum six-foot-high fencing under the following conditions:

(1)

When the edge of pavement is less than 30 feet from a lot line, that edge shall be fenced.

(2)

When the edge of pavement is less than 30 feet from an area sloping 10% or greater downward from the court, the edge shall be fenced.

Lighting, when approved by Borough Council, may be provided for nighttime use of courts, if they are arranged so that no glare affects abutting residences or streets, to be used on a demand-activated basis, until not later than 10:00 p.m. All lighting shall be shielded, and the spill light level of the property shall not exceed 0.3 foot-candle at the property line. The light fixtures shall not be mounted in excess of 14 feet.

Locations: at convenient, centralized intervals.

Consolidation of Facilities. Applicants shall provide the numbers and types of facilities as required in this section, spaced for convenient access by the residents. However, applicants are encouraged to consolidate several facilities in fewer locations to better serve the residents' needs in the following possible ways:

By locating all required tennis or basketball courts in one area, thereby restricting noise and light to one area, and providing convenience to users.

By combining two twelve-thousand-square-foot playfields into one twenty-thousand-square-foot area to permit larger fields for softball, football, soccer, or other field sports, while maintaining the neighborhood use character.

By creating one or more parklike facilities rather than several sets of scattered facilities.

Tot lots may be adjacent to other types of recreation facilities but not to other tot lots so that they are dispersed throughout the development and only require short walking distances from all homes.

[Ord. 2013-499, 7/10/2013]

Dedication of Abandoned Perkiomen Railroad Easement to Borough for Recreational Trail Easement. Each developer whose land contains a portion of the abandoned Perkiomen Railroad easement shall offer for dedication to Red Hill Borough the portion of the property which is coterminus with the abandoned railroad easement for a public access recreational trail easement which shall be constructed at the developer's expense in accordance with Borough specifications and inspected and approved by the Borough Engineer prior to the issuance of the first certificate of occupancy for the development.

In instances where the application of § 22-410.1 above would diminish a by-right building envelope, the developer may propose an alternate recreational trail easement, which may utilize existing public rights-of-way deemed safe by Borough Council, for use as a recreational trail in order to reroute the trail in close proximity to the actual abandoned railroad bed and provide a reconnection to the abandoned railroad bed at a location deemed acceptable by Borough Council.

The trail easement area dedicated to the Borough pursuant to Subsections 1 and 2 above shall not reduce the yard, lot area or lot calculations on developer's property for any purpose whatsoever, including, but not limited to, setback requirements, impervious surface ratios, building coverage requirements and open space requirements under this Chapter or the Zoning Ordinance.

The grant of easement shall be on a form acceptable to the Borough Solicitor and in compliance with all Borough approvals.

Design of such trail shall be pursuant to § 22-429.

[Ord. 2013-499, 7/10/2013]

Preservation of existing woodlands, mature trees, and unique vegetation is required to maintain habitat, protect soil from erosion, reduce energy costs, and enhance local aesthetics.

Preservation of Existing Vegetation.

All subdivisions and land developments shall be laid out in such a manner as to minimize the removal or disturbance of healthy trees and shrubs. Existing woodlands shall be incorporated into common open space and buffer areas and on large lots. Special consideration shall be given to mature trees and ecologically significant woodlands.

The applicant shall demonstrate to the satisfaction of the Borough that tree removal has been minimized. If requested by the Borough of Red Hill, the applicant shall produce documentation satisfactory to the Borough evidencing that no alternative layouts are possible and that no alternative clearing or grading plan would reduce the loss of mature trees, tree masses, or woodlands.

Mature trees, tree masses, or woodlands proposed for removal by the applicant during construction shall be labeled "TO BE REMOVED." All other trees, tree masses, or woodlands shall be designated "TO REMAIN."

(1)

For any tree proposed to be removed, documentation satisfactory to the Borough shall be provided from a certified arborist stating that the tree is unhealthy and suitable for removal.

Trees over six inches in caliper within a tract proposed for subdivision or land development shall not be removed unless any of the following conditions exist:

(1)

Immediate danger to life or property.

(2)

Affliction by a disease which threatens to injure or destroy other trees.

(3)

There exists an approved land development plan showing landscape material to be retained or removed. Tree removal pursuant to such a plan shall be limited to those trees within 15 feet of a proposed structure, six feet of a proposed impervious surface or an area to be graded pursuant to an approved grading plan.

All mature trees which are not to be removed shall be preserved in their natural condition.

All subdivisions and land developments shall be laid out in such a manner so as to preserve the healthy trees and shrubs on the site. However, each tree having a caliper of six inches or more measured six inches above the ground that is removed shall be replaced with a tree species that is approved by the Borough, which have a total caliper equal to or greater than the tree removed. For example, if a tree having a caliper of 12 inches measured six inches about the ground is removed, it may be replaced with a single tree of twelve-inch caliper, two trees of six-inch caliper, three trees of four-inch caliper or any other combination of trees meeting the Chapter with a total caliper of 12 inches or greater. This requirement is in addition to any other required by this Chapter.

Protection of Existing Vegetation.

Existing vegetation to remain shall be identified "TO REMAIN" in the field and on the erosion and sediment control plan prior to any clearing and shall be physically protected during construction. A temporary physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the dripline on all sides of individual trees, tree masses, and woodlands prior to clearing and construction. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier and shall remain until construction is complete.

Trees to be preserved near developed portions of a site shall be pruned and fertilized prior to beginning of construction in order to ensure their health.

[Ord. 2013-499, 7/10/2013]

The presence of hydric soils may indicate the presence of wetlands. When hydric soils are indicated on the site, a wetlands study shall be conducted, if recommended by the Borough Engineer, in accordance with the Federal Manual for Identifying and Delineating Wetlands. The presence of wetlands, if any, shall be noted on the plan.

Wetlands as defined by the U.S. Army Corps of Engineers and the Commonwealth of Pennsylvania in accordance with Section 404 of the Federal Clean Water Act of 1977 and Chapter 105 of the Pennsylvania Clean Streams Act Amendments of 1978 shall be preserved in all subdivisions and land developments. Required permits shall be obtained as a condition of final plan approval.

A twenty-five-foot setback shall be maintained around the perimeter of all wetlands. This area shall be known as the "wetland buffer." No removal of vegetation, except the optional removal of dead trees or periodic mowing of established lawns or in fields that are being maintained under a meadow management plan, shall take place within this buffer area without the specific permission of the Borough of Red Hill.

Required building setbacks as described in the Zoning Ordinance shall be measured from the edge of the Wetland Buffer.

[Ord. 2013-499, 7/10/2013]

Whenever a pond, watercourse, stream, or intermittent stream, as identified in the NRCS USDA Web Soil Survey, is located within a development site, it shall remain open in its natural State and location and shall not be piped.

Unless otherwise provided in the Zoning Ordinance, a fifty-foot buffer (25 feet from each bank of the water body) shall be maintained along all intermittent and perennial watercourses and ponds. This buffer area shall be known as the "riparian corridor." No removal of vegetation, except for removal of dead trees and shrubs or periodic mowing of existing lawns or fields, shall take place within the riparian corridor without the prior written permission of the Borough of Red Hill.

No stormwater detention basins shall be allowed within the twenty-five-foot buffer zone.

Within any riparian corridor, no construction, development, use, activity, or encroachment shall be permitted unless a Riparian Corridor Management Plan is submitted and approved by the Borough Council upon the recommendation of the Borough Engineer and the effects of such development are mitigated by the implementation of the Riparian Corridor Management Plan. The Riparian Corridor Management Plan shall meet the following requirements:

Plan Contents. The Riparian Corridor Management Plan shall contain the following information:

(1)

Existing conditions, including the corridor boundaries, steep slopes, swales, wetlands, streams, ponds, floodplains, woodlands, other vegetation, and existing structures. A written description of unusual or significant conditions shall also be included.

(2)

Management goals for the entire tract and long-range goals for the riparian corridor.

(3)

Proposed activities, including a plan drawn to scale that shows all proposed activities within and adjacent to the riparian corridor. The plan shall differentiate areas that will be disturbed from those that will be protected and preserved.

(4)

Proposed management, including an explanation of how the goals will be met given the proposed activities. The plan shall specify when the construction, planting, or other activities are to begin and end and shall address long- and short-term maintenance, mitigation, and improvement activities necessary for preservation of the riparian corridor, including application of herbicides, removal of invasive plants, spacing and types of newly planted trees and shrubs, mowing schedules, farming practices, and other related functions.

Management, Mitigation, and Restoration Measures. The proposed management plan shall comply with the following management, mitigation, and restoration measures:

(1)

Management Practices. The following management practices shall be integrated into the management plan:

(a)

Existing woody and other vegetation shall be preserved to the greatest extent possible.

(b)

Fallen branches and other organic material shall be allowed to remain where they have fallen, provided that they do not create a hazard.

(c)

Stream crossings shall be designed at a ninety degree angle to the stream.

(d)

Streambanks shall be stabilized in accordance with A Streambank Stabilization and Management Guide for Pennsylvania Landowners, by PADEP.

(2)

Mitigation Measures. Disturbance of vegetation within the riparian corridor shall be mitigated by at least one of the following measures, with a total amount of mitigated area, measured horizontally, that is equal to or greater than the total amount of disturbed area, measured horizontally:

(a)

Increasing the width of the corridor. The width of the riparian corridor, measured from the defined edge of a watercourse, is increased to at least 75 feet.

(b)

Converting to a more effective landscape. The existing landscape is converted to a more effective landscape. The following landscapes are listed in order of effectiveness, from most effective to least effective: woodland, meadow, shrub, old-field, lawn.

(c)

Increasing the effectiveness of the corridor. In existing degraded wooded areas or proposed new wooded areas, the riparian corridor is planted with three distinct layers of vegetation: 1) canopy trees, such as oak, hickory, maple, gum, beech, sycamore, spruce, pine, and fir; 2) shrubs that provide an understory, such as elderberry, viburnum, azalea, rhododendron, holly, laurel, and alders; and 3) herbaceous plants that serve as ground cover, including ferns, sorrel, trillium, violet, Virginia creeper, nettle, phlox, aster, and worts. All three layers shall be planted at a density sufficient to create a fully functioning, naturalized riparian corridor.

(3)

Restoration and Conversion of Landscapes.

(a)

The following landscapes are listed in order of effectiveness, from most effective to least effective: woodland, meadow, shrub, old-field, lawn.

(b)

Landscapes shall be restored by removing invasive vines, removing invasive trees, cleaning out trash, correcting soil erosion problems, planting appropriate plants, and properly maintaining all new plantings.

(c)

Landscapes shall be converted to a more effective landscape by removing existing, incompatible vegetation, planting plants that are appropriate for the proposed landscape type and the site, and maintaining and protecting the plantings from invasive plants, deer, and other long-term problems.

Vegetation Selection. To function properly, vegetation in the Riparian Corridor Management Plan shall be selected by a registered landscape architect for suitability with site-specific conditions and approved by the Township Engineer.

Existing tree cover shall be surveyed and inventoried to assess the need for any new plantings. Existing species included on the Pennsylvania Noxious Weed Control List shall be removed where conditions warrant.

Adjacent to the watercourse, dominant vegetation shall be composed of a variety of native riparian tree and shrub species and appropriate plantings necessary for streambank stabilization.

Away from the watercourse, dominant vegetation shall be composed of riparian trees and shrubs, with an emphasis on native species and appropriate plantings necessary to stabilize the soil.

Disturbed areas shall be revegetated with riparian corridor plants, in compliance with the approved Riparian Corridor Management Plan and the requirements of § 22-438, Plant Materials Specifications.

(1)

Canopy tree and shrub plantings shall be located along the streambank to provide shade for the stream, soil erosion control and stormwater benefits, according to accepted streambank restoration practices.

(2)

New canopy trees shall be planted at a minimum rate of 20 feet on center or one tree per 225 square feet in staggered naturalized rows or an equivalent informal arrangement within the area within 25 feet of the top of each bank of the stream. One new shrub or understory tree shall be planted for every four new trees required for riparian corridor revegetation.

(3)

New trees shall be a variety of sizes ranging from a minimum four-foot to five-foot branched whip to an approximate one-and-one-half-inch-caliper balled and burlapped planting stock.

(4)

Dead or damaged trees and plantings shall be replaced at no cost to the Borough. The Borough may require financial security be posted to guarantee the trees and plantings for a period of 18 months from the date of substantial completion of the improvements in accordance with a maintenance agreement executed by the applicant in a form acceptable to Borough Council upon advice of the Borough Solicitor.

Areas that cannot be revegetated shall be restored using management practices accepted by experts qualified in riparian corridor management.

[Ord. 2013-499, 7/10/2013]

Minimal Grading. Grading shall be limited to the minimum amount of disturbance of soil and natural topography.

Topsoil Protection.

No topsoil shall be removed from the site or used as spoil. Topsoil must be removed from the areas of construction and stored separately.

Following construction, the stockpiled soil shall be redistributed uniformly on the site to a minimum depth of six inches.

All disturbed areas of the site, excluding the stockpile soil, shall be stabilized and protected against erosion in compliance with the Pennsylvania Erosion and Sediment Pollution Control Program Manual.

Any topsoil in excess of the six inches' depth that existed prior to subdivision or land development may be stockpiled separately for other uses by the applicant. Topsoil may be removed from the site only upon issuance of a permit by the Borough upon recommendation of the Borough Engineer to ensure that sufficient topsoil will remain on the site and in Red Hill Borough.

Grading. All permanent and temporary cutting, filling, grading, regrading, and/or other forms of earthmoving activities shall be known as "grading" and shall be conducted only in compliance with applicable legal requirements and the standards described below.

All grading shall be set back from property lines at least three feet or a sufficient distance to prevent any adverse effects on adjacent properties.

No permanent excavation shall be made with a cut face steeper in slope than three horizontal to one vertical.

Wherever grading will increase the volume or velocity of stormwater flow toward a property line, the applicant shall install and maintain drainage facilities sufficient to prevent adverse effects on the adjoining properties. The construction and operation of these drainage facilities shall not cause any adverse effects on abutting properties.

Along property lines, where grading creates an abrupt dropoff from the abutting property, in contrast to a previously existing gradual change, the applicant shall be required to install a fence or other suitable protective barrier.

The burying of trees, stumps, or construction materials is prohibited. Trees and stumps may be chipped or ground and spread on the site.

Slopes and Fences. The top or bottom edge of slopes shall be a minimum of three feet from property or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property. All property lines (where walls or slopes are steeper than one horizontal to one vertical and five feet or more in height) shall be protected by a chain-link fence 40 feet in height approved by the Borough. The fence shall be an integral part of the wall.

Site Grading Plan. The applicant shall submit a grading plan acceptable to the Borough Engineer in conjunction with the plan of subdivision or land development in order to ensure compliance with the above standards.

[Ord. 2013-499, 7/10/2013]

The requirements of this section shall apply when they are more stringent than those of the PADEP, as stated in the PADEP Erosion and Sediment Pollution Control Program Manual or when PADEP has no jurisdiction.

General.

For qualifying tracts, and any project having over 5,000 square feet of disturbance, no changes shall be made in the contour of the land; no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced until such time as a plan for minimizing erosion and sedimentation has been approved by the Montgomery County Conservation District.

No subdivision or land development preliminary or final plan shall be approved by Borough Council unless:

(1)

The plan provides for minimizing erosion and sedimentation consistent with this section and an improvement bond or other acceptable financial security is deposited with the Borough in accordance with the Pennsylvania Municipalities Planning Code to insure installation and completion of the required improvements; or

(2)

There has been a determination by Borough Council, upon recommendation of the Borough Engineer, that a plan for minimizing erosion and sedimentation is not necessary.

Performance Principles.

Any effective method of minimizing erosion and sedimentation, as approved by PADEP or the Montgomery County Conservation District, can be provided for in the preliminary/final plan.

No unfiltered stormwater coming from an area which has been disturbed shall be permitted onto an adjacent tract or discharged into any water body.

Responsibility.

Whenever sedimentation is caused by stripping, vegetation, regrading or other development, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible.

It is the responsibility of any person, corporation or other entity doing any act on or across a stream, watercourse or swale or upon the floodplain or right-of-way thereof to maintain, as nearly as possible, in its present State the stream, watercourse, swale, floodplain or right-of-way during the activity and to return it to its original or equal condition after such activity is completed.

No person, corporation or other entity shall block, impede the flow of, alter, construct any structure or deposit any material or thing or commit any act which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the Borough of Red Hill or PADEP, whichever is applicable.

Compliance with Regulations and Procedures.

The Council in its consideration of all preliminary and final plans of subdivision and land development shall condition its approval upon the execution of erosion and sediment control measures as contained in Subsections 2, 3 and 4.

The installation and design of the required erosion and sediment control measures shall be in accordance with the standards and specifications approved by Borough Council and on file with the Borough Engineer.

Final plans for minimizing erosion and sedimentation as approved will be incorporated into the land development and financial security agreement and financial security requirements as required under Part 5 of this Chapter.

The approval of plans and specifications for the control of erosion and sedimentation shall be concurrent with the approval of the final plats of subdivision or land development and become a part thereof.

At the time a building permit application is submitted for any building or structure, a review shall be conducted by the Borough Engineer to insure conformance with the plan as approved. During the construction further consultative technical assistance will be furnished, if necessary, by the Borough Engineer and the Montgomery County Conservation District. During this development phase, the Borough Engineer shall inspect the development site and enforce compliance with the approved plans.

[Ord. 2013-499, 7/10/2013]

All new streets or widened portions of all existing public rights-of-way, intended for public use:

Shall be offered for dedication to the Borough or the authority having jurisdiction over the street as a condition of plan approval. The Borough of Red Hill may accept or refuse dedication of lands which are not accepted by other jurisdictions.

Shall be coordinated with existing streets and conform to the circulation element of the Upper Perkiomen Valley Regional Comprehensive Plan, to the Borough Official Zoning Map and to such County and State road and highway plans as have been duly adopted.

Shall be arranged in a manner satisfactory to the Red Hill Borough Council in relation to both existing and planned streets and located so as to provide access between abutting tracts of land for immediate or future use.

Shall create a road hierarchy among interior subdivision and land development streets and exterior streets to insure proper through-traffic flow, local access, and internal traffic distribution and flow. Residential streets shall be laid out so as to discourage their use as secondary streets or through highways.

Shall be adjusted to the contour of the land so as to produce usable lots, streets of reasonable grade, alignment and drainage, and to minimize regrading and removal of vegetation.

(1)

Grading. Streets shall be graded to the full width of the ultimate right-of-way and provision made for slopes beyond the ultimate right-of-way in conformance with Borough specifications.

Shall be constructed adjacent to all lots and portions of the tract within the subdivision and to adjacent unsubdivided territory. Streets constructed to provide such access shall be improved to the limits of the subdivision. Remnants, reserve strips and landlocked areas shall not be created.

Shall be designed to continue existing streets at equal or greater right-of-way and cartway width, as recommended by the Red Hill Borough Engineer and Planning Commission.

The dedication of half streets at the edges of a new subdivision is prohibited. If circumstances render this impracticable, adequate provision for the concurrent dedication of the remaining half of the street shall be furnished by the applicant. When a half street exists in an adjoining subdivision, the remaining half shall be constructed and offered for dedication by the proposed development.

Dead-end streets are prohibited, unless designed as permanent culs-de-sac or designed as stub street/temporary culs-de-sac for future access to neighboring tracts. In either case, the requirements of §§ 22-422 and 22-423 shall be met.

Developer shall assign street names subject to approval of the Borough Council and use street numbers as assigned by the Borough of Red Hill. Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names of existing streets.

If required by Borough Council upon recommendation of the Borough Engineer, storm sewers shall be installed along all existing and proposed public and private streets and common parking areas.

Median strips or other traffic-calming devices may be required by the Borough Council, upon recommendation of the Borough Planning Commission and the Borough Engineer, to provide for public safety and traffic efficiency.

Shall require a PADOT highway occupancy permit (HOP) if abutting or accessing a State highway.

Shall have a height clearance of 14 feet above the cartway and sidewalk height clearance of eight feet above the sidewalk.

[Ord. 2013-499, 7/10/2013]

Whenever an applicant proposes to establish a street which is not offered for dedication to Red Hill Borough or other governmental authority for public use, the applicant shall be required to submit for approval, and also to record with the plan, documentation satisfactory in form and substance to Borough Council and the Borough Solicitor providing for the maintenance of the street by the applicant, his heirs, successors and assigns. Maintenance responsibilities shall be approved by Borough Council prior to final plan approval.

Private streets shall be constructed in conformance with the Red Hill Borough standards for public streets as recommended by the Borough Engineer.

When, in the determination of the Borough Council, it becomes necessary for the Borough of Red Hill to assume responsibility for a private street in order to maintain the health, safety, and welfare of the residents of the Borough, the Borough of Red Hill may do so and assess the property owner(s) or abutting owners who use the street for any improvements necessary to restore the street to conformance with Borough specifications.

Residential Private Streets.

Residential private streets may be permitted by the Borough Council to provide access to land which abuts its right-of-way. Private streets shall comply with the following:

(1)

The equivalent right-of-way shall be 50 feet.

(2)

The equivalent paved cartway width shall be 18 feet.

(3)

Construction standards shall comply with Part 5 of this Chapter, Improvement Construction Requirements.

(4)

An irrevocable easement and right-of-access shall be guaranteed to the owners of all properties whose access depends upon the private street, by means of a recorded easement agreement or covenants, subject to approval by the Borough Council as advised by the Red Hill Borough Solicitor.

(5)

The easement agreements and/or covenants shall be:

(a)

Clearly noted on the preliminary and final subdivision or land development plans in all instances where private streets are used for access.

(b)

Referenced in the recorded deeds conveying title for all properties benefitting from these access rights.

(c)

Recorded in the Office of the Montgomery County Recorder of Deeds.

(d)

Clear and specific with regard to the right of the property owner to further subdivide or develop his or her land and contain a requirement that written approval in recordable form from the homeowners' association, if any, be obtained. In the case where no homeowners' association is created, written approval in recordable form shall be obtained from all property owners having access rights.

(6)

The private street may be owned by one or more of the property owners who have right of access or may be jointly owned by an association of these property owners.

(7)

Maintenance shall be guaranteed by the formation and administration of an association or other legal entity comprised of all property owners with access rights.

(a)

Documents governing the formation and operation of such association shall be subject to approval of the Borough Council upon the advice of the Red Hill Borough Solicitor, shall be filed with the Borough of Red Hill, shall be recorded in the Office of the Montgomery County Recorder of Deeds and shall be referenced in the deed conveying title to each property with access rights.

(b)

All property owners in such an association shall be required to share in the rights and bear a share of the costs and other burdens of maintenance and repair, as specified in the recorded easement agreements and/or covenants. Property owners also shall be responsible for the assessed costs for upgrading private roadways to public street standards, in accordance with § 22-418.3 herein.

(8)

Additional Provisions.

(a)

Any vehicular accessway which provides the primary access to two or more lots but is not offered for dedication as a public street shall be considered a private street subject to these requirements.

(b)

Not more than 10 dwelling units shall be served by a private street which has only one access point to a public street (private dead-end or culs-de-sac street).

(c)

A private street with more than one access to a public street or streets may have not more than 10 lots or dwelling units per public street access.

(d)

Borough Council may require emergency access to a private street which has only one public street access upon the recommendation of the Fire Marshal.

(e)

For private culs-de-sac streets, a suitable turnaround shall be provided, subject to the approval of the Red Hill Borough Engineer. A sixty-foot radius paved bulb turnaround is encouraged, but other configurations may be used if approved by Borough Council upon the recommendation of the Red Hill Borough Engineer.

(f)

Private streets shall include improvements to control stormwater as determined by the Borough Engineer.

(9)

Further subdivision or land development of any lot depending upon a private road for vehicular access is prohibited if it would exceed the number of lots permitted, maximum length of culs-de-sac or any other applicable requirements contained in this Chapter. If an applicant requests such further subdivision, then any approval shall be conditioned upon the satisfaction of the following additional standards:

(a)

The private road shall be upgraded to meet all the standards and requirements for public street construction, shall be offered for dedication to the Borough of Red Hill, and shall comply with such additional conditions and requirements as may be established by Borough Council upon recommendation of the Borough Engineer.

(b)

The applicant shall apply in writing to the Borough Council for approval to upgrade the private street.

(c)

Application to the Borough Council shall include supporting documentation satisfactory to the Borough Solicitor evidencing written approval from the homeowners' association for the applicant to seek Borough approval for upgrading the private street.

(d)

The costs of upgrading a private street to public street standards, including the dedication, and/or engineering and legal costs involved shall be borne by the applicant or the association of individual property owners in accordance with the association's easement agreements and/or covenants.

(10)

An individual private driveway may be legally reclassified and physically upgraded and improved to become a private street upon approval of the Borough Council.

(a)

A right-of-way shall be established to contain the private street in compliance with the requirements herein.

(b)

The private driveway shall be physically improved to comply with private street construction and paving width standards, as well as applicable dimension standards.

(c)

Maintenance shall be guaranteed as established for private streets in this Chapter.

(d)

Upgrading of existing individual driveways to private street status is encouraged where it would take the place of several individually owned and maintained access strips.

(11)

Parking shall not be permitted within the minimum eighteen-foot-wide cartway of a private street but may be permitted outside the cartway in a manner that does not interfere with the free movement of emergency vehicles along the private street.

(a)

The easement agreements and/or covenants shall guarantee free unobstructed access throughout the minimum eighteen-foot-wide cartway.

(b)

The declaration of covenants for the homeowners' association shall contain restrictions on the parking of vehicles acceptable to Borough Council and provide for the towing of vehicles parked in violation of these restrictions.

(c)

If, after written notification, the homeowners' association fails to correct the parking problem, the Borough Council may, but shall not be required to, order the upgrading of the private street to public street standards as specified herein. The homeowners' association shall have 30 days from the date of written notification to propose an alternative solution to the parking problem.

(12)

In considering applications for waivers of private street standards, the Borough Council shall consider the following:

(a)

The number of lots and/or dwelling units to be constructed in excess of the permitted maximum.

(b)

Whether or not more lots could be proposed along the private street, in conformance with the applicable zoning district, in addition to those proposed in conjunction with the waiver application. For example, one additional unit may be acceptable in itself but may not be acceptable if a potential would exist for five more lots.

The Borough Council may require the applicant to submit a sketch plan and/or other information showing the approximate maximum number of lots and/or dwelling units which could be created under the applicable zoning requirements, on all lands serviced by the private street.

When conditions are considered favorable for limited additional subdivision under the private street access, the Borough Council may request deed restrictions against further subdivision as a condition of final plan approval of the subdivision.

(c)

Ability of a private street to be served by an emergency access as a condition of granting a waiver.

(d)

Characteristics of properties, neighborhood and private street(s) involved:

Configuration of the properties.

Lot sizes and development characteristics, with particular regard to avoiding congested appearance and functioning.

Topography, including vegetation and other environmental characteristics.

Character of land and development surrounding the properties in question, including their development status and potential development.

(e)

Whether or not requiring a public street would have an appreciable benefit to the properties and/or the Borough of Red Hill in terms of access and traffic circulation.

(f)

The economic impact of permitting the waiver compared to requiring a public street.

(g)

Such other conditions or factors as Borough Council may deem appropriate under the circumstances.

[Ord. 2013-499, 7/10/2013]

Every street, road, or highway within the Borough of Red Hill shall be classified by its function as one of the following and shall be subject to the requirements for its classification as contained in this Part, including vehicular access analysis and other requirements (see Figure 4.2, Red Hill Borough Street Classification Map). These classifications are based on the Montgomery County Transportation Plan Element which incorporates standards established by the American Association of State Highway and Transportation Officials (AASHTO), and used by PADOT and are intended to provide appropriate standards for each road, as well as to coordinate street functions and improvements among neighboring municipalities, the region, and the state.

Figure 4.2. Red Hill Borough Street Classification Map

Arterials. Arterials provide a high degree of mobility in order to better serve trips of longer length. Since access to abutting property is not their major function, access controls are desirable to enhance mobility. The arterial (State Route 29) that is located within Red Hill Borough is classified as a "principal arterial." A principal arterial is a major highway not on the interState system with generally two to four lanes. They primarily carry the highest volumes of traffic on a regional level. They connect to major transportation and employment centers and carry significant amounts of traffic. Both urban and rural principal arterials generally have posted speeds of 45 miles per hour dependent upon local site conditions. The design standards for principal arterials are included in Figure 4.3.[1]

[1]

Editor's Note: Figure 4.3, Road Design Standards, is included as an attachment to this chapter.

Collectors. Collectors serve a dual function of providing a mix of accessibility and mobility. They typically serve trips of up to four miles in length and channel or distribute traffic to or from a road of a higher classification. The collector located within Red Hill Borough is classified as a "major collector." Major collectors provide a combination of access and mobility with more emphasis on mobility. They accommodate trips within and between neighboring municipalities. Access is permitted with at-grade intersections and ideally is limited to major access driveways of selected land uses such as retail or employment centers. Finally, major collectors may serve as a major road through large industrial parks or provide key connections between roads of higher classification. The design standards for minor collectors are in Figure 4.3.

Local Roads. Local roads and streets have relatively short trip lengths, generally not exceeding one mile. Because property access is their main function, there is little need for mobility and high operating speeds. This function is reflected by use of lower posted speed between 25 miles per hour and 35 miles per hour. Through traffic is discouraged from using local roads. Local roads can only provide a link between individual properties and the collector road network. Rural local roads can be more narrow due to the lower volumes of traffic expected on them. Local roads should be oriented on an east-west axis to maximize the potential solar access on adjoining lots.

Residential Streets. New streets or extensions of existing streets in residential developments function primarily to provide vehicular access and street frontage for each lot. The design standards for residential streets are in Figure 4.3. Parking on both sides is assumed on residential streets unless no driveways take access on them or the development otherwise provides significant off-street public parking which is convenient to all the proposed houses.

Nonresidential Access Streets. These streets shall function primarily to provide vehicular access and street frontage for industrial, office, institutional and commercial lots and land uses. The standards for nonresidential access streets are in Figure 4.3.

Alleys. Alleys are small service roads which provide a secondary access to lots and buildings. They shall not be more than 800 feet in length and have a paved cartway of 12 feet with two-foot clear stabilized grass or gravel shoulder area.

[Ord. 2013-499, 7/10/2013]

Sight distance, horizontal and vertical curvature, superelevation, and maximum and minimum street grades shall be determined by the Red Hill Borough Engineer in compliance with the standards contained in A Policy on Geometric Design of Highways and Streets, published by the American Association of State Highway Transportation Officials (AASHTO), most recent edition, or PADOT standards, whichever is more suitable to site conditions. In addition, the following standards and guidelines shall be complied with:

Minimum horizontal and vertical curvature for all local access streets shall conform to the standards in Figure 4.4.

Long-radius, gentle curves shall be used rather than shorter-radius curves connected by tangents, particularly where truck traffic is anticipated.

Curve-tangent relationships shall follow accepted engineering guidelines for safety and efficiency. For example, minimum-radius curves shall not be used at the ends of long tangents.

Figure 4.4. Street Alignment and Intersection Standards
				Vertical Curve Length
Functional Classification	Intersection Spacing (feet)	Clear Sight Triangle (feet)	Corner Radius (feet)	Crest 3%/5%/7% (feet)	Sag 3%/5%/7% (feet)	Horizontal Curve Radius (Center Line) (feet)
Principal arterial	800	125	30	NA	NA	NA
Major collector	600	100	25	130/220/310	190/320/450	565
Local road-residential	125	75	15	90/145/205	145/245/345	420
Urban local-nonresidential	125	75	75	90/145/205	145/245/345	420
Based upon design speeds of 40 miles per hour for major collectors and 35 miles per hour for minor collector and minor roads.

Street grades shall be measured along the center line in accordance with the following:

Minimum grade for all streets shall be 1%.

Maximum grades for arterials and collectors shall be 5% and for residential streets shall be 10%, for distances of not more than 1,500 feet.

Curve-grade combinations shall follow accepted engineering guidelines for safety and efficiency. For example, minimum-radius horizontal curves will not be permitted in combination with maximum grades.

At all approaches to intersections or the outer perimeter of a culs-de-sac, street grades shall not exceed 4% for a minimum distance of 50 feet from the intersection of curblines or the edges of cartways.

Street Grading. All streets shall be graded to the grades shown on the street profile and cross-section plan submitted and approved with the preliminary plan of subdivision and land development. They shall be inspected and checked for accuracy by the Borough Engineer.

[Ord. 2013-499, 7/10/2013]

All street intersections shall be governed by Figure 4.4, Street Alignment and Intersection Standards, and the following additional standards:

Number of Streets. No more than two streets shall intersect at the same point.

Improvements to Existing Intersections. When existing streets intersect at odd angles or have more than four approaches, the applicant shall be required to make corrective changes to eliminate the odd angle or reduce the number of approaches to the intersection to bring it into compliance with this Chapter and as required by Borough Council, upon recommendation of the Borough Engineer, the Planning Commission and such other technical advisors or agencies as Borough Council deems appropriate.

Three-Way/Four-Way Intersections. Where local streets will intersect with arterial or collector streets, three-way or T-intersections shall be used unless traffic signals or four-way stop signs are proposed.

Angle of Intersection. All intersection approaches shall be designed at ninety-degree angles for a minimum of 50 feet from the edge of the cartway of the road intersection.

Center Line. Where center line of residential or secondary streets open into opposite sides of a major street within 100 feet of each other, they shall be made to coincide by curving the minor street or streets.

Primary Thoroughfare. Intersecting residential and secondary streets or high-volume driveways shall not empty into the same side of a major thoroughfare at intervals less than 800 feet.

Sight Distance. Proper sight lines shall be maintained at all intersections of streets. There shall be measured along the center line a minimum clear sight triangle of 75 feet from the point of intersection. No building, trees, hedge, shrubbery or other obstruction whatsoever shall be permitted in this area. Any obstruction to sight shall be removed at the time a building or structure is erected, whichever shall occur first.

Maximum Grade. Maximum grade within any intersection shall not exceed 3%, and approaches to an intersection shall follow a straight horizontal course for 100 feet.

Approach Grades. All approaches to an intersection shall not exceed 3% for a distance of 50 feet measured from the nearest right-of-way line of the intersecting street.

10.

Radii of Pavement and Right-of-Way at Intersections. Street intersections shall be rounded with tangential arcs at pavement edge (curbline) and right-of-way lines as listed below in Figure 4.5. Where two streets of different right-of-way widths intersect, the radii of curvature for the widest street shall apply.

Figure 4.5. Radii of Pavement and Right-of-Way
Type of Street	Minimum Radius of Arc at Intersection of Pavement Edge or Curbline (feet)	Minimum Radius of Arc at Intersection of Right-of-Way Line (feet)
Primary	40 (or more as may be required)	20 (or more as may be required)
Secondary	30	20
Residential	25	15
Culs-de-sac	25	15

11.

All radii specified herein must be increased if large trucks, fire trucks, or other emergency vehicles would have difficulty with ingress or egress as determined by the Borough Fire Marshal.

12.

Single-Access Street Intersections.

Single-access streets shall be established beginning at a three-way intersection perpendicular to a through street.

Four-way intersections may be created using two permanent single-access streets intersecting directly opposite one another along a through street, when the through street is a local street.

13.

All intersections shall provide clear sight distance in compliance with AASHTO and PADOT standards.

14.

Street intersection spacing shall be in compliance with the regulations contained in this section, measured from center line to center line.

The applicant shall prepare a vehicular access analysis for all street intersections proposed along arterial and collector streets.

The spacings listed in Figure 4.4 shall be considered minimum spacing. Where greater spacing is required in compliance with AASHTO or PADOT standards, the greater spacing distances shall be applied, as determined by the Borough Engineer.

Offset Intersections. In any case where the center lines of street intersections are, or would be, within 150 feet of each other, they shall be made to coincide by relocating the street within the applicant's land, unless additional problems of sight distance or other safety-related problems would be created. As an alternative, relocation further away from the offset intersection may be done in compliance with the intersection spacing requirements contained herein, when approved by Red Hill Borough Council upon advice of the Borough Engineer.

[Ord. 2013-499, 7/10/2013]

Any street which is served by only one intersection with a through-street shall be considered a single-access street, regardless of the street's configuration within the proposed subdivision or land development.

Single-access streets shall be classified as one of the following:

Single-access loop streets.

Culs-de-sac streets.

Stub streets.

Single-access loop streets shall be subject to the requirements for their street classification and the following additional requirements:

Shall serve a maximum of 30 families, one commercial building or one industrial building. A single-access road includes culs-de-sac and road networks with a single point of connection to surrounding roads.

In addition to required sidewalks, shall be served by an appropriately located pedestrian access when required by the Red Hill Borough Council to connect surrounding neighborhoods and pedestrian destinations.

Shall not exceed 2,000 feet in length, measured from the intersection with the through street, along the entire center line around to its intersection with itself.

Culs-de-Sac Streets. Shall be those streets with one end open for vehicular access and the other terminating in a vehicular turnaround.

Shall be permanently closed to vehicular traffic at one end.

Shall be identified by a standard warning sign stating "No Outlet" when deemed appropriate by the Red Hill Borough Council to help avoid mistaken turning movements.

Shall not extend from a single-access loop street.

Shall not be permitted when a through street is possible for the tract under consideration. A culs-de-sac street shall not be permitted unless the applicant demonstrates to the satisfaction of the Red Hill Borough Council that a culs-de-sac is necessary. The following criteria shall be evaluated in determining the necessity of the culs-de-sac:

(1)

Adverse topography such as steep slopes, floodplain, streams, etc.

(2)

The shape and/or size of the tract prevent streets from intersecting.

Length.

(1)

Shall be a minimum 250 feet in length, with a maximum length established as follows:

(a)

In the Garden Apartment or R-3 Zoning District, a culs-de-sac serving any multifamily development shall not serve more than 25 dwelling units.

(b)

In the R-2 and R-3 Zoning Districts, a culs-de-sac serving single-family detached development shall not exceed 600 feet in length, nor shall it serve more than 12 dwelling units.

(c)

In the R-1 Zoning District, a culs-de-sac serving single-family detached development shall not exceed 800 feet in length, nor shall it serve more than eight dwelling units.

(2)

Measurement of the length shall be made from the center line of the abutting through road or point of intersection with another culs-de-sac to the center line of the turnaround, measured along the culs-de-sac street's center line.

Minimum right-of-way and paving widths.

(1)

The minimum widths of the right-of-way and the paving, and the requirements for curbing on culs-de-sac, shall be not less than the following:

(a)

Right-of-way width: 60 feet.

(b)

Paving width: 50 feet.

(2)

Additional width requirements. Additional right-of-way or paving widths may be required by the Borough:

(a)

Where necessary for public safety and convenience.

(b)

For parking in commercial and multifamily residential areas.

(c)

Where old roads do not provide the proper width and additional right-of-way dedication is necessary.

Shall be provided with a vehicular turnaround at the closed end with a right-of-way radius of at least 60 feet and a paved radius of at least 50 feet. No parking shall be permitted in a circular turnaround.

(1)

Alternative vehicular turnaround designs are encouraged to improve traffic flow and overall design of the subdivision. If an offset bulb turnaround is used, the bulb should be configured to the left of the approaching road center line.

Temporary Turnaround. Where it is proposed that a road be constructed to an abutting property line with the intention that such road will be extended onto the adjoining property at a future date, a temporary circular turnaround shall be built wholly within the right-of-way. The right-of-way width shall be a minimum of 50 feet, and the radius of the turnaround shall be at least 35 feet.

No more than five lots shall have frontage on the circular turnaround portion of a culs-de-sac street, and no more than five driveways shall have access to the circular turnaround portion unless an expanded radius and island are incorporated into the turnaround.

A permanent easement for snow removal may be required at the culs-de-sac bulb. The easement shall have a minimum length along the right-of-way line of 40 feet and a depth of 15 feet. When curbing is required, a curb depression shall also be placed in this easement area. No shrubbery, fence, mailbox, or any other obstruction shall be placed within the easement to hinder the placement of the snow.

Existing temporary cul-de sac streets, stub streets, and rights-of-way located on adjacent parcels, whether improved or not, shall be used by the applicant to connect with its proposed roadway system. It shall be the responsibility of the applicant to complete all roadway improvements at its expense within the existing rights-of-way of adjacent parcels.

Shall be served by an appropriately located and constructed emergency accessway when required by the Red Hill Borough Council using the following standards:

(1)

Minimum cartway width shall be 10 feet.

(2)

Pavement shall conform to the specifications adopted by Borough Council as recommended by the Red Hill Borough Engineer.

(3)

Emergency accessways shall be maintained through properly recorded maintenance agreements and deed restrictions acceptable to Borough Council as recommended by the Borough Solicitor which, at a minimum, prohibit the planting of any vegetation except grass within the accessway.

(4)

May be made available for pedestrian access.

Landscaped culs-de-sac islands are encouraged and shall conform to the following standards:

(1)

Shall be located within the bulb of a culs-de-sac and be concave for use as part of the stormwater management infrastructure. Efforts shall be made to retain the existing vegetation on the site within these islands.

(2)

Shall have a maximum radius of 24 feet and be surrounded by paving on all sides.

(3)

Shall be designed to allow for emergency vehicle access into the culs-de-sac.

(4)

In the event that right-of-way grading will not permit the retention of existing vegetation in a culs-de-sac, the landscaping proposed for the island shall be of low-maintenance varieties as approved by Borough Council. The landscaping plan shall specifically describe the maintenance required for any landscaping proposed on the landscape island.

Stub Streets or Temporary Culs-de-Sac.

Shall be provided in appropriate locations for vehicular access to abutting undeveloped lands when required by the Red Hill Borough Council, upon advice of the Red Hill Planning Commission and Borough Engineer.

(1)

The length shall be designed in accordance with culs-de-sac street standards.

(2)

The width and other road improvements of temporary stub streets or temporary culs-de-sacs shall generally conform to the future functional classification of the roadway once it is fully connected.

Shall be provided with a vehicular turnaround that meets culs-de-sac standards.

Shall be constructed to the property line in accordance with the standards of this Chapter applicable to the classification of streets it will be upon extension.

[Ord. 2013-499, 7/10/2013]

Streets. All streets, whether private, public, existing or proposed, shall have curbs. The minimum widths of the right-of-way and the paving, and the requirements for curbing, shall not be less than those of an existing street of which the new street is to be a continuation, nor less than the following:

Figure 4.6. Right-of-Way and Paving Widths
Type of Street	Right-of-Way Width (feet)	Paving Width (feet)
Primary	100 (or more as may be required)	40 (or more as may be required)
Collector	80	40
Feeder	60	36
Residential	50	36
Culs-de-sac	60	50

Street Width.

The applicant is strongly encouraged to offer for dedication the area between an existing right-of-way line and the ultimate right-of-way to the Borough or other authority having jurisdiction over the road. This right-of-way area shall be reserved for future public improvements, and a note to that effect shall be affixed to the plan.

No fences, hedges, trees, shrubbery, walls, plantings or other obstructions shall be located or be permitted within the right-of-way except for ground covers, such as grass, ivy, crown-vetch or horizontally spreading shrubs less than one foot high, or retaining walls necessitated by road widening and constructed by the authority having jurisdiction over the road.

Alleys. In commercial and industrial districts without expressly designed loading areas, alleys with a minimum width of 20 feet shall be required. Where such alleys dead-end, they shall be provided with a turnaround having a radius of not less than 50 feet. The cartway shall be a minimum of 28 feet. Exceptions may be made when an alley from an adjacent Borough is extended into the Borough.

Paving. The paving requirements shall be the same as for street paving.

Intersections of right-of-way lines shall be rounded by a tangential arc, the minimum radius of which shall be 10 feet, and the edge of the paving at intersections shall be rounded by a tangential arc the minimum radius of which shall be 15 feet.

Obstructions. No fences, hedges, trees, shrubbery, walls, plantings or other obstructions shall be located within the clear sight triangle for any intersection.

Paving. The pavement for all streets and all commercial, industrial and multifamily parking areas and driveways into and out of said parking areas shall be installed as shown on the final plan and in accordance with the following standards:

General. As approved by Borough Council upon recommendation of the Borough Engineer, all paving shall be constructed both as to materials and specifications, generally in conformance with applicable provisions of the Pennsylvania Department of Transportation Specifications Form 408, most recent edition. Size and dimensions shall be as set forth in these regulations.

Paving Cross Section. All pavements, except where superelevated for curves, shall have a minimum slope from center of road to gutter line of 1/8 inch per foot and a maximum slope of 1/4 inch per foot.

Pavement Design. Pavement construction shall conform to the minimum standards for different types of streets and parking areas as indicated in Figure 4.7.

Paving Cross Section. All pavements, except where superelevated for curves, shall conform with typical roadway cross sections on Figure 4.8.

Alternative Paving. Alternative paving specifications may be approved for roads, driveways, and parking lots not intended for dedication to Red Hill Borough, in commercial, industrial, rural, multifamily, and mobile home park areas.

Aggregates, coarse and fine, for binder course shall be made from stone, gravel, or other recycled aggregate or glass and shall meet the quality requirements for Type A stone and Type A gravel. Fine aggregate shall be natural sand, manufactured sand or fine recycled glass cullet composed of free hard, durable, uncoated particles and free of from lumps of clay and organic material. Fine sand shall meet the gradation requirements in Table A, Section 703, Penn DOT Specifications Form 408, latest revision. The coarse aggregates shall meet the grading requirements indicated above.

Figure 4.7. Minimum Street Construction Standards
Standard	Local Road	Arterial or Collector Road
Superpave ID-2 surface course	1 1/2 inches	1 1/2 inches
Superpave ID-2 binder course	2 inches	2 inches
Superpave bituminous concrete base course	3 inches	5 inches
PennDOT No. 2A coarse aggregate subbase	4 inches	4 inches
Minimum design structural number	2.8	3.5

Figure 4.8. Roadway Construction Standards

[Ord. 2013-499, 7/10/2013]

The term "driveway" as used herein refers to every entrance or exit used by vehicular traffic to or from properties abutting a Borough of Red Hill, County, or State road. The term includes proposed private streets, lanes, alleys, courts, and other ways.

Review and Approval.

The applicant may submit a sketch plan to the Red Hill Borough Planning Commission, for its informal evaluation and advice, which shall not be binding on the Borough, in the following circumstances:

(1)

When any residential dwelling units are proposed along an existing arterial or collector street.

(2)

For all nonresidential proposals which require a new driveway or upgrading of an existing driveway.

(3)

For all proposals where driveways would generate 25 or more vehicular trips per day, based on ITE trip generation standards.

Prior to review by the Borough Planning Commission, the applicant shall submit payment of any required engineering and other review fees for the consultants selected by the applicant to review the sketch plan.

The Red Hill Borough Planning Commission will review the proposal and provide its informal advice using the criteria and procedures set forth in Part 3 of this Chapter.

Following evaluation by the Red Hill Borough Planning Commission, the applicant may submit plans to the Commonwealth of Pennsylvania or Red Hill Borough for formal review, as appropriate, in accordance with the procedures set forth in this Chapter.

No driveway location, classification, or design shall be considered finally approved by the Borough of Red Hill unless highway occupancy or access permits have been granted by the authority having jurisdiction and final plan approval has been granted by the Red Hill Borough Council for the subdivision and/or land development which the driveway(s) will serve.

Location and Design.

Driveways:

(1)

Shall be so located as to provide reasonable sight distance at intersections with streets, in compliance with PADOT standards.

(2)

Shall not cause or contribute to:

(a)

Hazards to the free movement of normal street traffic.

(b)

Traffic congestion on the street.

(c)

Interference with the design, maintenance, and/or drainage of the street.

(3)

Shall be designed and constructed in compliance with Title 67, Chapter 441, of the Pennsylvania Code or the Borough of Red Hill standards, whichever is more restrictive.

In order to facilitate safe and efficient access between streets and driveways, the number of driveways permitted to serve individual parcels of land shall be kept to the minimum needed to adequately serve the parcel in question. Shared access between adjoining lots should be considered first.

(1)

Properties with frontages of 100 feet or less shall be permitted not more than one driveway intersection with a street. Exceptions may be granted by Borough Council when adjacent property owners share parking or when based upon demonstrated need as determined in a traffic study satisfactory to the Borough Engineer and prepared by a professional traffic engineer licensed by the Commonwealth of Pennsylvania with previous traffic study experience engaged by the applicant.

(2)

Not more than two driveway intersections with the same street shall be permitted for any parcel of land unless anticipated traffic volumes warrant more than two, and then only when more than two driveway intersections are warranted as supported by a traffic study prepared by a professional traffic engineer licensed by the Commonwealth of Pennsylvania with previous traffic study experience engaged by the applicant.

Driveway intersections serving individual parcels of land shall be prohibited by the Red Hill Borough Council where such intersections would create congestion, interference, and/or hazards to traffic flow and safety by reason of street grades, land forms, vegetation, frequency of driveway intersections, limited sight distances, and/or high-speed traffic flow. In such cases, the Red Hill Borough Council may permit reasonable alternative forms of vehicular access to the parcel of land by means of:

(1)

Marginal access streets or driveways.

(2)

Reverse frontage lotting.

(3)

Other means which are legally and technically suitable in the opinions of the Borough Solicitor and Borough Engineer.

Distance from Street Intersections. Driveways shall be located as far from street intersections as possible, but not less than 40 feet from the street intersection.

Choice of Streets. Driveways shall provide access to the street of a lesser classification when there are streets of different classes involved. This requirement may be waived by the Red Hill Borough Council, in its discretion, for reasons of sight distance, incompatibility of traffic, grading, drainage, or other safety reasons.

All driveways shall be at least five feet from any side or rear lot line. Common use of driveways by adjacent landowners is encouraged, and in the case of a common driveway, this requirement shall not apply.

All driveways shall be provided with a stopping area, the length of which shall be a minimum of 20 feet behind the right-of-way line or the length of the longest vehicles anticipated to use the driveway, whichever is greater. The grade of the stopping area shall not exceed 4%.

Pavement Widths and Grade. Driveway paving widths and grades shall be as follows:

Land Use	Minimum Paving width (feet)	Minimum Radius at Curb (feet)	Maximum Grade (%)
Single-family residential	10	5	15
Multifamily residential	12 (one-way)	10	15
	20 (two-way)	10	15
Commercial and industrial	12 (one-way)	15	10
	24 (two-way)	15	10

(1)

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 Red Hill Borough Council, upon recommendation by the Red Hill Borough Engineer.

(2)

For properties abutting streets, the following standards shall apply to the driveway apron at the street line:

(a)

Minimum curb cut or driveway width at the street line: 10 feet.

(b)

Maximum curb cut or driveway width at the street line: 20 feet.

Sight Distance Determinations. Determination of sight distances at intersections of new driveways and streets with existing Borough roads shall be in accordance with the following provisions.

(1)

Access driveways shall be located at a point within the property frontage limits which provides at least the minimum safe stopping sight distance (SSSD), as determined by the standards within Chapter 441 (Access to and Occupancy of Highways by Driveways and Local Roads), Title 67, of the Pennsylvania Code.

(2)

The calculated minimum SSSD shall be measured from a point 10 feet back of the pavement edge and 3.5 feet above the road surface.

(3)

If the minimum required SSSDs cannot be achieved, the Borough may exercise one or more of the following options:

(a)

Prohibit left turns by exiting vehicles.

(b)

Restrict turning movements to right turns in and out of a driveway.

(c)

Require installation of a right turn acceleration lane or deceleration lane.

(d)

Require installation of a separate left turn standby lane.

(e)

Alter the horizontal or vertical geometry of the roadway.

(f)

Deny access to the road.

The Council shall have the authority to approve driveways intended for the use of two or more lots where usage by the occupants constitutes a private street. Driveways constituting private streets are those accessways used by two or more lots for vehicular circulation. Driveways serving as private streets shall comply with requirements of § 22-418.4.

Location and placement of driveways serving as private streets shall comply with Subsections 2A through E above. Additionally, the proposed plan and specifications for drainage and stormwater runoff shall be approved by PADEP and the Borough Engineer.

The Borough Council shall evaluate the location, placement and alignment of driveways serving as private streets based upon the ease of accessibility to and efficient maneuverability through the development for protective services of fire and police.

Where a property abuts a State right-of-way, and where a driveway extends from that right-of-way to the interior of the property, the applicant shall obtain, as a condition of final plan approval, the appropriate permits and approvals from PennDOT indicating compliance with all applicable standards and criteria.

Construction.

Construction of driveways to be used as private streets shall conform to minimum design standards for public streets.

The owner and all successors of any property which is to abut any driveway serving as a private street shall be fully responsible for the permanent improvement of the driveway(s) and for the maintenance and repair thereof in a good and safe condition.

[Ord. 2013-499, 7/10/2013]

Bridges and culverts under any vehicular accessway or road shall be designed to meet current PADOT standards to support expected loads and to pass the one-hundred-year design stormwater flows. They shall be constructed to the full width of the right-of-way. Allowance for sidewalk shall also be made.

Where County-owned roads or bridges are involved, the County Engineer shall review and approve all proposals.

It is unlawful to construct any dam or other water obstruction 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 without first having made written application to and obtained consent or permit, in writing, from PADEP.

The following information is required: drawings to include location plan; cross section of present bridge if one exists; profile of stream for a reasonable distance above and below the bridge site, showing slopes of bed, normal water surface and floodwater 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 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 streambed and banks; extent and depth of overflow during floods; effect of previous floods upon bridges along same stream, giving location of such bridges, their span and clearance; whether the bridge will be within backwater influence of the parent stream.

A complete set of structural computations and drawings shall be submitted with plans involving construction of bridges and culverts.

[Ord. 2013-499, 7/10/2013]

General.

The specific purposes to be served by these requirements are:

(1)

To add visual character and improve the appearance of parking areas by reducing their massiveness into smaller units.

(2)

To integrate parking areas into the pedestrian circulation system.

(3)

To provide shade for parked cars and reduce heat islands, stormwater runoff, and air pollution.

(4)

To reduce random vehicular flow across parking areas.

(5)

To permit a high level of visibility for those uses for which visibility is an important factor.

(6)

To facilitate snow removal and storm drainage, and to conserve energy in construction and resurfacing operations, by laying out the paving surface with minimal obstructions.

The terms "parking," "parking lot" and "parking area" are interchangeable. Parking includes the driveway which provides direct access to the parking spaces.

Automobile parking facilities shall be provided off-street in accordance with requirements of the Zoning Ordinance (Chapter 27) and this Chapter.

At no time shall angle or perpendicular parking along the curbs of local, public or private access roads or streets be permitted. All parking lots and bays allowing any parking other than parallel shall be physically separated from the cartway by a minimum of seven feet and confined by barrier curbing and shall be subject to Borough Council approval.

The installation of stormwater storage/infiltration facilities is encouraged.

All Parking Lots.

Parking areas shall be set back from tract boundary lines and ultimate right-of-way lines in compliance with the requirements of the Zoning Ordinance. In any case not regulated by the Zoning Ordinance, parking areas shall not be located closer than 15 feet from any tract boundary line and 10 feet from any legal right-of-way line.

Where the edge of an existing parking area is located close to a street, driveway, or other parking area and the property is proposed for subdivision and/or land development, a minimum separation of 10 feet shall be provided between these features unless a shared parking or cross easement/access arrangement is proposed. This spacing shall consist of a landscaped area with planting in conformance to § 22-437 herein.

Except for single-family residential lots, parking shall be within side and/or rear yards. However, no parking shall be permitted within five feet of a side or rear property line unless formal arrangements, satisfactory to the Borough, have been made for the establishment of common parking facilities.

Provision of common parking facilities is hereby encouraged in recognition of their increased flexibility and efficiency, subject to formal easement/access agreements between the owners and proposed users of the common parking facilities, satisfactory to the Borough Council, upon the advice of the Borough Solicitor.

(1)

Side and/or rear yard parking requirements may be waived by Borough Council when common parking facilities are to be constructed, if such waiver will establish unified and continuous parking areas. In such cases, access drives and sidewalks shall be so aligned as to maximize parking efficiency and minimize traffic congestion. Entrances and exits must have good visibility so that, both going in and coming out, drivers can see and cars can be seen.

Dead-ended parking areas shall be prohibited when the required parking capacity can be accommodated in a layout that permits more convenient vehicular movements. However, extraneous through-traffic should be avoided.

(1)

Up to 30 parking spaces may be located in a dead-end parking area, provided that justification as acceptable to Borough Council is provided and sufficient backup area, as recommended by the Borough Engineer, is provided for the end stalls.

(2)

More than 30 parking spaces may be located in a dead-ended parking area only if a turnaround area is provided at the closed end, suitable for passenger car turning. The turnaround area may be circular, T- or Y-shaped, or other configuration acceptable to the Borough Council, upon recommendation of the Borough Engineer.

Parking spaces designed for the exclusive use by disabled persons shall be installed in all parking lots as close and convenient to building entrances as is reasonable. The specific number and locations of handicapped stalls shall be in conformance to the Americans With Disabilities Act (ADA).

Provisions for pedestrian safety within a parking lot shall be required by providing sidewalks, delineated crosswalks, traffic-calming devices, and other measures.

It is encouraged that parking areas be constructed of porous pavement or other materials, besides stone or gravel, that allow for infiltration of stormwater. Also the use of rain gardens for landscaped areas is encouraged.

Planting islands shall be constructed within all parking lots with more than 12 spaces based on the following standards:

(1)

One planting island shall be provided for every 10 parking stalls. There shall be no more than 10 continuous parking stalls in a row without a planting island.

(2)

Alternative planting islands (without planting islands located every 10 parking stalls) shall provide one canopy tree for every 10 parking stalls in planting island areas and perimeter parking planting areas at the discretion of Borough Council.

(3)

The ends of all parking rows shall be divided for driving lanes by planting areas.

(4)

Planting islands shall be a minimum of nine feet by 18 feet in area. Unless designed to function as part of the stormwater management system, planting islands shall be underlain by soil mounded up to six inches minimum above the paved parking or drive area and shall be protected by curbs or wheel stops.

Parking lots with more than 12 stalls shall require planting strips around the entire perimeter of the parking lot except where buildings, driveways, and walkways are located.

Unless otherwise described in this Chapter, where required, all planting strips shall be a minimum of 10 feet wide and run the length of a parking row. Unless designed to function as part of the stormwater management system, planting islands shall be underlain by soil mounded up to six inches minimum above the paved parking or drive area and shall be protected by curbs, wheel stops, or bollards.

Parking Area Dimensions.

No less than a five-foot radius of curvature shall be permitted for all curbline in all parking areas.

Parking lot dimensions shall be no less than those listed in the following table:

Figure 4.9. Parking Stall and Lot Dimensions
	Parking Stall (feet)		Aisle Width (feet)
Angle of Parking	Depth	Width	One-Way	Two-Way
90°	20	9	22	22
60°	21	9	18	22
45°	19	9	14	22
Parallel	22	9

At the discretion of the Borough Council, the minimum length of perpendicular parking stalls may be reduced by one foot if stalls are designed to allow vehicles to overhang an area of grass or other pervious surface. Bumper stops shall be provided which allow the parking vehicle to extend at least one foot over the edge of pavement.

Where parking stalls abut sidewalks, parked vehicles shall not overhang the sidewalks unless the sidewalk is widened by two feet. Wheel stops are encouraged in order to allow for full pedestrian use of the sidewalks.

Parking spaces for physically disabled persons shall be 13 feet wide and equal in depth to the spaces abutting them and in accordance with standards developed under the Americans With Disabilities Act (ADA).

All off-street parking areas shall be marked with all-weather paint in areas of not less than 10 feet in width and 20 feet in depth in hairpin (double) lines, the double lines to be a minimum of six inches apart, and in parallel lines to separate each parking space.

Residential Parking Lots.

Parallel rows of parking which are not separated by a driveway shall be separated by a planting strip.

A single row of parking spaces located parallel to and between two driveways shall be separated from one of the driveways by a planting strip a minimum of eight feet wide.

Large parking lots shall be divided into smaller parking areas of no more than 36 stalls by planting strips.

No less than 20 feet of open space shall be provided between the curbline of any parking area and the outside wall of the dwelling unit in residential areas. This space shall consist of a minimum of 10 feet of landscaped area with planting in conformance to § 22-437 herein.

Nonresidential Parking Lots.

Parking lots shall require a planting strip around the perimeter and one planting island for every 10 spaces within the perimeter of the lot.

Parking lots with a capacity of more than 50 cars shall be divided into sections no great then 50 stalls each by planting strips.

(1)

These planting strips shall be located parallel to the rows of parking, to serve the following purposes:

(a)

To separate main access (entrance-exit) driveways from rows of parking spaces.

(b)

To separate other major driveways (service drives, general internal circulation) from rows of parking spaces.

(c)

To separate large parking areas into smaller units at intervals of not more than four rows of parking stalls.

(2)

For parking areas with an ultimate capacity greater than 400 cars, the requirements may be modified by the Borough Council to provide separation into units at intervals of six rows of parking stalls, with each unit capacity no greater than 100 cars.

(3)

The applicant may request the Borough of Red Hill to permit an alternative design which achieves the purposes of these parking area requirements as well or better than the requirements herein. The final decision to permit an alternative design shall be made by the Borough Council, with the advice of the Red Hill Planning Commission and the Borough Engineer.

Shared Access. Applicants are strongly encouraged to create easement agreements for non-vehicular access as the preferred means of reducing the total number of curb cuts, for traffic safety and congestion reasons. Figure 4.9 illustrates one generalized example of this concept.

(1)

Lots shall provide cross-access easements for parking areas and access driveways guaranteeing access to adjacent lots. Interconnections shall be logically placed and easily identifiable to ensure convenient traffic flow.

(2)

When two or more abutting lots share an access driveway, the driveway shall be designed as the main access to those lots, and one or more existing access driveways shall then be closed.

(3)

Where development of three or more adjoining parcels consolidates vehicular access into one shared driveway, that driveway may be upgraded into a medium-volume driveway according to PADOT standards.

(4)

Shared access may be located entirely on one lot or be split among a common lot line.

(5)

Access easement and maintenance agreements or other acceptable legal agreements shall be recorded, in a form acceptable to the Borough Council in consultation with the Red Hill Borough Solicitor.

Figure 4.9. Shared Parking Example

Driveways Within Sites Proposed for Nonresidential Development. The following requirements apply to all driveways within all sites proposed for nonresidential land development.

(1)

A smooth transition shall be provided between the driveway section required for access to a public street and the driveway(s) required for internal site circulation.

(2)

Main access driveways (entrance-exit) and service driveways handling large trucks shall be a minimum paved width of 30 feet, with one lane in each direction, unless otherwise required by PADOT standards governing the volume of traffic anticipated.

(3)

Interior storefront driveways in shopping centers shall be a minimum paved width of 28 feet, to allow one lane in each direction and a dropoff/pickup lane along the sidewalks.

(4)

Driveways along other nonresidential buildings shall be a minimum paved width of 22 feet, except where a dropoff/pickup lane is proposed.

(5)

Parking aisles shall be a minimum of 22 feet wide with two-way traffic flow for convenience and efficiency.

(6)

Wherever feasible, internal circulation driveways shall extend from access drives in locations which permit and encourage entering traffic to turn and enter the parking aisles without first traveling along a building-front driveway. This feature is intended to reduce the volume of vehicular traffic along a building-front driveway to make it safer for pedestrian traffic.

[Ord. 2013-499, 7/10/2013]

Sidewalks and border areas.

General. Sidewalks shall be provided along all existing and proposed streets, common driveways, and parking areas except where, in the opinion of the Borough Council, they are unnecessary for the public safety and convenience.

(1)

Sidewalks shall be required at any location where Borough Council determines that sidewalks are necessary for public health, safety and welfare or convenience. Borough Council shall consider the recommendations of the Borough Engineer and Planning Commission in making said determination.

(2)

The Borough Council may waive the installation of sections of sidewalks when adjoining sections of the road do not have sidewalks and in the opinion of the Borough Engineer it would be better to install the sidewalks at the same time sidewalks are installed in other sections of the road. In these cases, fee-in-lieu payments shall be required as a condition of plan approval to fund the installation of the sidewalks at a future time when other sections of sidewalks along the roadway are installed.

(3)

Specifications for the installation of sidewalks shall conform to standards developed under the Americans With Disabilities Act.

Design and Layout.

(1)

Sidewalks and border areas shall be provided in appropriate locations to provide safe and efficient pedestrian access between parking areas, buildings, and other pedestrian destinations.

(2)

Sidewalks shall not be less than five feet in width. A greater width may be required or deemed necessary at the discretion of the Borough Council.

(3)

Sidewalks shall not be less than four inches thick and shall be placed on six inches of No. 2B or AASHTO No. 57 stone.

(4)

Sidewalks shall have one-half-inch expansion joints every 20 feet and control joints every five feet.

(5)

Sidewalks shall provide a two-percent cross slope to the curbing.

(6)

Sidewalks shall be located between the curb and right-of-way line, five feet from the back of curb or as recommended by the Planning Commission and approved by Borough Council. Sidewalks shall not be depressed at driveways or handicap ramps; the sidewalk grade shall continue through the driveway depression or handicap ramp.

(7)

Sidewalks shall be separated from driveway aprons or handicap ramps by one-half-inch expansion joints.

(8)

All sidewalks shall be constructed or laid so that the center line of the sidewalk shall coincide with the center line of the space allotted to the sidewalk.

(9)

The width of all sidewalks to be constructed, reconstructed or replaced shall be a minimum of five feet or to match the width of the sidewalks constructed or to be constructed on adjacent properties, as deemed appropriate by the Borough.

(10)

The sidewalk shall be the full width from the property line to the curb. The width of the sidewalks designed herein shall not include the curb width.

(11)

Borough Council may grant exceptions to the width of a sidewalk based on the conditions existing and to avoid creation of a hazard to the public health, safety and/or welfare.

(12)

The sidewalk shall be built as to discharge drainage to the street, the grade of which shall be 1/4 inch per foot. The finished grade between the outside of the sidewalk to the curbline (edge of the cartway) shall never exceed a total vertical elevation change of one foot.

(13)

Expansion joints shall be placed every 30 feet, with contraction joints every five feet at a minimum of one inch in depth. Additional expansion materials shall be placed between any curb and driveway apron and in the sidewalk at driveway limits. A contraction joint shall be cut between the sidewalk and apron.

(14)

All sidewalks shall receive a broom finish unless otherwise approved by Red Hill Borough.

(15)

An access ramp for physically disabled persons shall be placed at all sidewalk intersections with roads.

A border area shall exist between the curbline or edge of cartway and the sidewalk.

(1)

Border areas between a sidewalk and the curb may contain streetlights, trees, benches, trash cans, mailboxes, or newspaper boxes. No obstacle in the border area may reduce the required sidewalk width for use by pedestrians.

(2)

Border areas shall be maintained as a grass strip between the sidewalk and the curb. If grass is impractical at the site, brick pavers or similar surface may be used at the discretion of Borough Council upon the recommendation of the Red Hill Planning Commission and the Borough Engineer. In this case, a wider sidewalk may be necessary in place of a border area to create a safer pedestrian environment. Border areas can also be used for stormwater management structures such as rain gardens.

(3)

Border areas shall be at least three feet wide.

All required specifications and other details, as approved by Borough Council, shall be obtained from the Borough Engineer prior to sidewalk installation.

Refer to § 22-428 for additional concrete installation requirements.

Curbing.

General. Curbing shall be installed along all existing and proposed public and private streets and roads, common parking areas, and common driveways unless the Borough Council shall otherwise direct that this construction be postponed or eliminated. All commercial, industrial and multifamily parking areas and driveways shall have curbs where pavement edge and grass meet.

When utilizing an approved stormwater management technique, the Borough Council may waive curbing requirements in full or in part. Grass swales and infiltration trenches along streets are encouraged in appropriate locations in the Borough of Red Hill, provided that pedestrian safety and traffic circulation is addressed to the satisfaction of Borough Council.

Curb Construction. All curbing shall be constructed, both as to materials and methods, generally in conformance with applicable portions of PADOT Specifications Publication 408, current edition, unless superseded by these specifications. Curbs shall be a vertical profile with a minimum of eighteen-inch structure height, with a six-inch reveal. Expansion joints shall be placed every 30 feet, at structures and at the end of a day's work. Concrete curb shall have contraction joints that shall be saw cut every 10 feet at a minimum of two inches. Concrete shall be a minimum 4,500 psi in compression strength.

(1)

Curbs shall be constructed of plain cement concrete.

(2)

Curbing shall be a twenty-two-inch vertical type, with an eight-inch reveal, a bottom width of eight inches, a top width of seven inches and a one-inch batter on the front face.

(3)

Curbing shall be placed with a curbing machine. Forms shall not be used, unless approved by the Borough.

(4)

Curbing shall be rubbed immediately after placement.

(5)

Curbing shall be flush with the existing roadway surface at handicap ramps.

(6)

Curbing shall be placed on top of four inches of compacted No. 2B or AASHTO No. 57 stone, which shall be placed on top of a compacted subgrade.

(7)

Curbing shall be tied to inlets with two No. 5 reinforcing bars to prevent settlement.

(8)

If roof drains are installed through the curb, they shall be at joints. If installation at a joint is not possible, a curb relief joint must be created. There shall be a minimum of two inches of cover over the conductors and one inch of reveal over the existing roadway surface to allow for future overlay.

(9)

Curbing shall be separated from driveway aprons, sidewalks and handicap ramps by one-half-inch expansion joints.

(10)

Curbing shall have a one-and-one-half-inch reveal at driveway aprons consisting of three-fourths-inch vertical and three-fourths-inch radius to keep gutter water out. There shall be a two-foot return at each end. Two No. 5 reinforcing bars shall be placed in the curbing to reinforce the depressed section.

(11)

On all streets now laid out or hereafter to be ordained and laid out in the Borough of Red Hill, the curbline of said streets which are laid out to a right-of-way width of 40 feet shall be 14 feet on either side of the center as designated in the ordinance establishing said streets, and on streets which are laid out to a right-of-way width of 50 feet, the said curbline shall be 18 feet on either side of the center line as designated in the ordinance establishing said streets.

Driveway curb cuts that are not used shall be removed and replaced with curbing.

Intersections where sidewalks are provided shall be in compliance with the Americans With Disabilities Act and contain two separate curb ramps (one curb ramp per crossing direction) at each roadway intersection corner.

All required specifications and other details, as approved by Borough Council, shall be obtained from the Borough Engineer prior to curbing installation.

Refer to § 22-428 for additional concrete installation requirements.

Driveway Aprons.

The apron in the driveway area shall be six inches thick concrete 4,000 psi compression strength concrete reinforced with wire six inches by six inches, ten-gauge wire (minimum). The wire shall be installed so that it is not closer than two inches from the top or bottom surfaces of the driveway. Six inches crushed stone shall be used as a bedding under the driveway apron.

Driveway aprons shall be separated from both curbing and sidewalks by one-half-inch expansion joints to allow easy replacement A 6 x 6 — W2.9 x W2.9 welded wire fabric shall be installed a distance of two inches below the concrete surface.

All required specifications and other details, as approved by Red Hill Borough Council, shall be obtained from the Borough Engineer prior to driveway apron installation.

Refer to § 22-428 for additional concrete installation requirements.

Curb Ramps. Curb ramps shall be provided at all intersections and other locations where pedestrians must cross curbing and shall be designed in compliance with the Americans With Disabilities Act, applicable portions of PennDOT Specifications Publication 408, latest edition, and PennDOT Standards for Roadway Construction (Publication 72M), latest edition.

Ramps shall be a minimum of five feet wide.

The location, and design specifications and details for each curb ramp shall be approved by the Borough Engineer prior to installation.

Refer to § 22-428 for additional concrete installation requirements.

Crosswalks. Crosswalks may be required where necessary to provide access to schools, churches, parks and commercial areas. They shall be maintained by the abutting property owners in the same manner as sidewalks on public streets.

Crosswalks shall be clearly delineated at all intersections and marked to the width of the largest contributing sidewalk or trail. Crosswalk width shall not be less than 10 feet wide, unless approved by Borough Council, upon the recommendation of the Planning Commission and the Borough Engineer.

Crosswalks and their transition to adjacent sidewalks or trails shall be designed to facilitate access and use by persons that are physically disabled, in compliance with the American With Disabilities Act.

Where a crosswalk is located at an arterial or collector street, the Borough Council may require one or more of the following measures as described in the Pennsylvania Traffic Calming Handbook based upon the recommendation of the Red Hill Planning Commission and Engineer:

(1)

Textured crosswalks. Crosswalk patterns, materials, and colors shall be consistent with surrounding crosswalks based on the theme established in the Borough, as recommended by the Red Hill Planning Commission and Engineer.

(2)

Pedestrian signalization shall be provided at intersections where traffic signals exist.

(3)

Curb extensions, bulb-outs, raised medians, raised crosswalks, and other pedestrian safety methods shall be considered and, where determined to be appropriate by the Borough Council, constructed.

(4)

Raised speed table crosswalks. Raised speed table crosswalks shall be three inches or less in height, extend 22 feet in length and have a flat surface striped for a crosswalk 10 feet in width.

[Ord. 2013-499, 7/10/2013]

All sidewalks, curbs and ramps as well as all driveways over sidewalks shall be constructed of monolithic concrete. Said concrete shall have a low slump with a maximum slump of four inches, a compressive strength of 4,000 pounds per square inch (psi) in 28 days, a low water-cement ratio of 0.45 or less, entrained air of 5% to 8% total air content, a minimum cementitious materials content of 564 pounds per cubic yard (lb./cu. yd.) of concrete and contain fiber reinforcement. Certification for the concrete mix shall be furnished to the Borough Engineer prior to the start of any construction activities.

Concrete shall not be placed on wet or frozen ground.

No concrete shall be placed if the air temperature is less than 40° F. If subfreezing temperatures are forecast within the next 72 hours, concrete work shall be protected with insulation.

No water shall be added to the concrete after it leaves the mix plant, either in the truck, in the chute or after the concrete is placed.

Concrete shall not be placed in exceedingly hot or cold weather or in the rain. If rain occurs unexpectedly, concrete which has not yet set up shall be protected from the rain.

Proper finishing practices shall be used. No finishing operation shall be performed while there is excess moisture or bleeding water on the concrete surface. No subsequent finishing operation after bull floating shall be done until the concrete will sustain foot pressure with only about 1/4 inch indentation. The final finishing operation shall be to make a light broom finish.

Any forms required for concrete installation shall remain in place for a minimum of 24 hours after the placement of the concrete. Topsoiling, grading, seeding and mulching shall be performed to provide an area safe for the traveling public within 48 hours after the concrete is cured. Any grading activities requiring interpretation are to be at the sole discretion of the Borough or Borough Engineer.

The finished concrete shall be cured for at least seven days after placement. As soon as the concrete is hard, it shall be cured by one or a combination of the following:

Moisten the concrete and cover it with waterproof paper or polyethylene film weighted down around the edges to prevent evaporation.

The concrete shall be kept continuously wet with a sprinkler.

The concrete shall be covered with burlap that is kept moist by occasionally spraying with water.

Liquid-membrane-forming curing compounds shall be sprayed onto the concrete surface prior to temperatures below 40° F. The curing compound shall be a type that leaves no permanent discoloration on the surface and does not interfere with the application of any subsequent surface treatment.

The concrete shall air dry for at least 30 days prior to application of deicer chemicals. If time does not permit this air drying, the concrete surface shall be sealed with white curing compound.

[Ord. 2013-499, 7/10/2013]

When a subdivision or land development is traversed by or abuts an existing trail with public access customarily used by pedestrians, bicyclists, and/or equestrians and delineated in Red Hill Borough's Comprehensive Plan or adopted open space or recreation plans, the applicant shall make provision for the continued recreational use of the trail, if recommended by the Planning Commission and approved by the Borough Council. The applicant may alter the course of the trail within the boundaries of the development under the following conditions:

The points at which the trail enters and exits the tract shall remain unchanged.

The proposed alteration exhibits quality trail design according to the generally accepted principles of landscape architecture.

Where an existing trail runs coincidentally with the paved road intended for use by motorized vehicles, efforts shall be made to alter the trail alignment to increase separation between the trail and the road.

The Borough Council may require, as a condition of final plan approval, the guarantee of public access and improvement of trails when the site is traversed by or has access to an existing trail or a trail proposed in an adopted open space or trail plan of Montgomery County, Red Hill Borough, or an adjacent municipality.

When existing developed parcels adjacent to a proposed subdivision or land development allow for dedicated public access through a defined area for the purpose of connecting to a County or municipal trail, Borough Council may require, as a condition of final plan approval, that a connection be developed linking the dedicated public accessway to the proposed development.

When a subdivision or land development lies adjacent to a park, school, or other pedestrian destination, Borough Council may require, as a condition of final plan approval, that a pedestrian connection be developed linking the development to the pedestrian destination.

All trails shall be constructed before occupancy of residences and other buildings on the site occurs.

When trails are intended for public or private use, they shall be protected by a permanent access easement on the properties on which they are located. The width of the protected easement area in which the trail is located shall be a minimum of 20 feet. The language and form of the easement shall be to the satisfaction of the Borough Council upon recommendation of the Borough Solicitor.

Any of the methods cited under § 22-408 concerning ownership of recreation land may be used either individually or in combination, to own and perpetually preserve trail easements that are provided in fulfillment of this Part.

Trails shall have adequate access for use by all residents of the development.

Trails shall be landscaped in accordance with the specifications described in § 22-437.4. Landscaping shall help delineate the route of the trail and screen surrounding properties from trail users.

10.

The land area permanently designated for trails may be credited toward any open space requirement as described in the Zoning Ordinance.

11.

No trail shall be designed with the intent to accommodate motorized vehicles except for emergency or maintenance access.

12.

Construction Standards.

Multiuse trails shall be eight feet wide with a cleared area of two feet on either side. A pathway for walking or bicycling shall be a minimum of six feet wide with a cleared area of two feet on either side.

Nature trails intended for passive recreation use in wooded areas shall be a minimum of six feet in width with a cleared area of one foot on either side.

All bituminous trails shall be constructed with two inches of 9.5 mm PG 64-22 wearing course (0.3 to 3.0 million ESALs, SRL-H) on six inches of 2A material base course on a prepared subgrade. The stone and wearing course shall be surrounded on the sides and bottom by a geotextile material. Minimum shoulder width shall be two feet.

All trails shall be designed for positive drainage on both sides to eliminate puddles and sediment deposit on the trail surface and shall include improvements to control stormwater as determined by the Borough Engineer.

Where the edge of the trail is above the surrounding grade, bituminous pavement shall be feathered.

The vertical clearance above the trail shall be maintained at a minimum ten-foot height.

Trail grade shall not exceed 5%.

[Ord. 2013-499, 7/10/2013]

Bicycle lanes shall be located on all new or upgraded streets classified as an arterial or a major collector.

Bicycle lanes shall be marked with appropriate striping, reflectors, and signage in accordance with the Federal Highway Administration's manual Selecting Roadway Design Treatments to Accommodate Bicycles, as last revised.

Bicycle lanes shall be a minimum five feet in width.

Where the roadway narrows, signage and pavement markings shall be added to warn drivers and bicyclists to help them avoid bicycle-automobile conflicts.

Drainage improvements shall be made where necessary to eliminate puddles and sediment deposit on the section of the road used by bicyclists.

Bicycle Parking Facilities. Bicycle parking facilities for nonresidential structures should 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 should be suitable to keep bicycles erect when they are locked to it.

[Ord. 2013-499, 7/10/2013]

Streetlighting shall adhere to the requirements described in the Zoning Ordinance.

Streetlighting shall be required for all nonresidential land developments and multifamily residential developments. Streetlighting shall be required for single-family residential subdivisions upon recommendation of the Borough Engineer and approval by Borough Council. As a minimum in single-family subdivisions, appropriate conduit with pull wires shall be installed underground even though standards and lighting fixtures may not be constructed immediately. Proposed intersections with any major collector street or arterial shall have streetlights.

Lighting shall be designed in accordance with the standards recommended in the Illuminating Engineering Society of North America (IESNA) Lighting Handbook, most recent edition.

Where lighting is required, the applicant shall install or cause to be installed, at the applicant's expense, metal pole streetlights serviced by underground conduit in accordance with a plan to be prepared by the applicant's engineer and approved by the Red Hill Borough Engineer and by the Borough Council.

Lighting for all existing public streets and new streets proposed for dedication shall be consistent as to style, design, height, and source-type in fixture and pole throughout the Borough of Red Hill and as approved by the Borough Council.

[Ord. 2013-499, 7/10/2013]

The applicant shall provide safe, reliable, and adequate public water supply from public water service to support the intended uses approved as part of a subdivision or land development plan. Applicants shall present evidence satisfactory to the Borough Council that the subdivision or land development is to be supplied by the Red Hill Water Authority.

Where the Red Hill Water Authority certifies no public water service is available and the applicant demonstrates to the satisfaction of Borough Council that it would be an undue hardship for the applicant to have public water service extended, the applicant may, on approval of the Borough Council, be permitted to construct a well on each lot. When individual private water supply wells are proposed, the applicant shall provide evidence satisfactory to the Borough Engineer that adequate potable water supplies are reasonably available for each lot, as demonstrated by any of the following ways:

Performance of a water resources impact study in accordance with § 22-442.

Drilling and testing water supply wells for each lot; or

Providing suitable documentation based upon local geology and adjoining wells demonstrating availability of potable water in the vicinity of the proposed lots.

Individual Wells. All individual wells shall be installed in accordance with the Montgomery County Health Department. A circular area with a one-hundred-foot radius conforming to the rules and regulations of the Department of Environmental Protection and Montgomery County Health Department shall be shown around each well to denote clear space in which no on-lot sewage system is to be located.

Where public water service is furnished, an isolation distance that denotes a clear zone surrounding the water supply line to each house as required by the PADEP, Montgomery County Health Department, and the Red Hill Water Authority shall be shown.

Hydrants. Fire hydrants shall be located at accessible points throughout the subdivision and land development when centralized water supply is available and shall be located in accordance with regulations of the Red Hill Water Authority and the requirements of the Borough Engineer and the Borough Fire Marshal. As a general rule, hydrants shall be located at each street intersection and at intermediate points as recommended by the State Insurance Services Office. Hydrant spacing may range from 350 feet to 600 feet depending upon the area being serviced. The type and methods of construction to be employed in the installation of fire hydrants shall be in accordance with current State and local regulations.

Public Water Supply Facilities Design. The design for public water supply facilities shall be in accordance with PADEP Water Supply Manual and the specifications of the Red Hill Water Authority. When connecting to a public water supply system, the new system shall be built to the same specifications of the existing system.

[Ord. 2013-499, 7/10/2013]

All lots created through subdivision or all proposed land developments must have a suitable method for the management and disposal of wastewater in an environmentally safe manner.

Sewers. Wherever practicable, sanitary sewers shall be installed and connected to the Borough or Upper Montgomery Joint Authority (UMJA) sanitary sewer system following review of plans and approval by the PADEP and/or the UMJA. In areas not presently served by public central sanitary sewers, appropriate sewage disposal must be provided in accordance with the regulations of PADEP, and in addition, the installation and capping of sanitary sewer mains and house connections shall be required if Borough's Act 537 Sewage Facilities Plan indicates that the subdivision is located within the sewer growth area or extension of sanitary sewer trunks or laterals to serve the property subdivided appears probable or necessary to protect public health. PADEP and the Montgomery County Department of Health shall approve the wastewater disposal systems.

When consistent with the Borough's and UMJA's Act 537 Sewage Facilities Plan, sanitary sewers, with connection to each building in a subdivision or land development, shall be installed at the expense of the applicant and connected to the Borough sanitary sewer system after the applicant complies fully with any permit or fee requirements established by the UMJA.

(1)

Where suitable collection system infrastructure and treatment facilities are not reasonably available with adequate capacity to allow the applicant to connect the proposed lots or land development, the applicant may petition the owner of the collection system and treatment facility to extend the system or rectify the inadequacies of the treatment facility to enable future connection.

(2)

Where connections cannot be made to the system by the applicant or through an expansion of the system by its owner, the applicant shall install capped sewers in accordance with the specifications of public sewers set forth in Borough ordinances, which shall extend from each lot or building into a system that will terminate at the property boundary to allow for the possible future connection to public sewers. Each lot in the subdivision shall be serviced with suitable on-site disposal systems or a community system approved by the Montgomery County Health Department or DEP until such time as the capped sewers are connected. In limited situations, holding tanks may be used in accordance with Red Hill Borough and Pennsylvania laws.

Sewage Facilities Plan Revision. Planning approval shall be obtained for the selected option from the DEP or Montgomery County Health Department.

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 PADEP and according to the UMJA regulations.

On-Site Disposal Systems. If public sewage disposal is not available, and the sewage treatment is on a project or individual lot basis, such private facilities shall be installed by the applicant under the direct supervision of the Sewage Enforcement Officer of UMJA.

The Montgomery County Health Department Sewage Enforcement Officer shall require percolation and/or other appropriate tests, when warranted by soil conditions, in order to determine the size, extent and nature of disposal facilities. Such tests shall be conducted for each lot proposed for development.

Certificate of Approval. After assuring that all requirements have been met, the Sewage Enforcement Officer shall issue a certificate of approval to the Secretary of the Borough, which shall be a condition of final plan approval.

Proximity to Wells. In no instance shall an on-lot wastewater drainage field or other effluent disseminating system be located nearer to a drilled well than 100 feet.

Existing on-site sewage disposal systems that are intended to remain in use shall be inspected and certified as to their satisfactory functioning and ability to accommodate planned future use, in accordance with the Municipal Sewage Facilities Plan, Montgomery County Health Department, and DEP standards. Malfunctioning systems shall be repaired or replaced with systems designed and constructed to current standards.

[Ord. 2013-499, 7/10/2013]

All lots and land developments shall contain proper facilities for the management of solid waste, including recycling, in accordance with the following. Residential developments with single-family homes may manage solid waste through a curbside collection service.

Developments without regular curbside collection shall use solid waste collection containers with enclosures. Enclosures shall be made of durable material in accordance with the standards below.

Solid waste storage facilities shall be located in the following manner:

Convenient to portions of the development where solid waste is generated.

Set back from adjoining property and adjoining structures in accordance with the Zoning Ordinance[1] and screened from view by adjacent properties.

[1]

Editor's Note: See Chapter 27, Zoning.

Accessible for trash collection trucks.

Solid waste storage may be placed near building service entrances or loading docks but may not be placed in any area used for parking or loading requirements.

In apartment or condominium complexes with centralized waste storage containers should be located in an area which is convenient to each grouping of 10 to 15 units or be located in a large enclosed facility at the entrance to the development.

Design.

All trash collection equipment shall be placed within enclosures. Enclosures shall be 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.

Enclosures shall be six feet high or at least one foot higher than the proposed collection container, whichever is greater.

Enclosures shall be made of durable material, including masonry blocks or steel-reinforced wood fencing. Garden type fencing or landscaping is not permitted.

The entrance to the enclosure shall be at least 10 feet wide to accommodate front-loading trucks. Gates placed on the entrance shall be durable and equipped with piston-type bolts to secure gates in both a closed and open position.

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 and have a fifteen-foot clearance.

[Ord. 2013-499, 7/10/2013]

The stormwater management system shall be designed in accordance with Chapter 19, Stormwater Management; the Pennsylvania Stormwater Best Management Practices Manual, last revised; and other applicable laws and regulations and shall be designed for infiltration and water quality improvement as well as volume control.

Existing natural stormwater drainage systems should be preserved and incorporated into the overall site stormwater management system.

New stormwater conveyance and control devices should be designed to be compatible with natural site conditions.

When subdivisions or land developments are submitted to the Red Hill Borough Council for approval in sections, a complete storm sewer design for the entire proposed subdivision and land development shall be submitted.

If only a section of a subdivision or land development is contemplated for construction, the plans prepared by the applicant's engineer shall show how stormwater from each section will be managed to protect adjacent properties. If temporary construction is required, the plans prepared by the applicant's engineer shall include such temporary structures.

Minimum grades inside stormwater basins and conveyance structures shall be 2%, and maximum side slopes of any stormwater device shall be 33% (3:1 slope).

Appropriate stormwater controls, best management practices, and conveyance facilities should be dispersed throughout the site and generally located close to the sources of stormwater release such as downspouts, culverts, and parking lots.

Prior to or as a condition to the granting of final approval of any subdivision or land development plan, the applicant shall record a declaration of covenants and restrictions, in form and substance satisfactory to the Borough and the Borough Solicitor, requiring that all stormwater facilities constructed on the lots be properly maintained by the lot owner(s) and/or a homeowners' association and granting an easement to the Borough to inspect, maintain, repair and replace the same at the property owner's expense should the property owner fail to do so. The foregoing maintenance obligations also shall be described in a note on the record plan.

The applicant also shall include the foregoing maintenance obligations as a deed restriction in any deed conveying title to the lots and granting an easement to the Borough to inspect the property to ensure that the stormwater management structures are being properly maintained by the owners of such lots.

10.

Easements and Dedication. Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the applicant shall reserve or obtain easements over all lands affected, which shall be in form and substance acceptable to the Borough. The easements shall be adequate for such discharge or drainage and for the carrying off of such water and for the inspection, maintenance, repair, and reconstruction of the same, including the right of passage over, including vehicles, machinery, and other equipment for such purposes, and which shall be of sufficient width for such passage and work. If requested by the Borough, the applicant shall grant, at no cost to the Borough, drainage easements to the Borough of Red Hill at the completion and stabilization of all improvements. Unless the drainage easements are accepted for dedication by the Borough, they shall be maintained by the owner of the property on which such drainage improvements have been constructed.

11.

Storm Drainage Directed Into an Adjacent Municipality. When storm drainage will be directed into an adjacent municipality, all provisions for accommodating such storm drainage shall be submitted to the governing body of that municipality for review.

12.

Discharge of Roof Runoff. Stormwater runoff from roofs shall not be discharged into the street right-of-way unless approved by Borough Council upon the recommendation of the Red Hill Borough Engineer, nor concentrated onto adjacent properties. Stormwater runoff shall be returned to sheet flow or discharged into a structure adequately designed for such purpose and approved by the Borough Engineer.

13.

Properties shall be graded to secure proper drainage away from buildings and to allow the collection of stormwater in catch basins. Minimum two-percent slopes away from structures shall be required.

14.

Drainage from Nonnatural Sources. Water originating from on-site machinery or filtration systems, such as air-conditioning units, sump pumps, or other dry-weather flow, wherever practicable, shall be discharged into natural watercourses on the property. The discharge of water from these sources into the street is prohibited.

15.

Storm Sewers.

Existing Storm Sewer Accessibility. Where existing storm sewers are reasonably accessible and of adequate capacity, subdivisions and land developments shall connect to the existing storm sewers.

Size and Grade. All storm sewer pipes shall have a minimum diameter of 15 inches and have a minimum grade of 1/2% unless otherwise approved by the Red Hill Borough 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.

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:

(1)

Reinforced concrete, rubber gasketed conforming to AASHTO M170, M198 and M207.

(2)

Reinforced concrete, tongue and groove conforming to AASHTO M170 and M207.

(3)

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 #57 stone and backfilled with same to a foot above the crown of the pipe.

(4)

Corrugated polyethylene (PE) perforated underdrain shall conform to AASHTO M252.

Storm Drainage Pipe Materials. All storm drainage pipe and/or culverts 42 inches in equivalent diameter and above shall be constructed of either of the following materials:

(1)

Reinforced concrete tongue and groove conforming to AASHTO M170 and M207.

(2)

Reinforced concrete piping, rubber gasketed, shall conform to AASHTO M170, M198 and M207.

(3)

Precasted reinforced concrete box sections in accordance with AASHTO M259.

(4)

Cement concrete cast in place, mix design strength of 4,000 pounds per square inch (psi).

Drainage Easements. Drainage easements shall be provided to accommodate all storm drainage requirements and shall be a minimum of 30 feet in width. Storm sewers, as required, shall be placed in the road right-of-way, parallel to the roadway, and shall be designed as a combination storm sewer and underdrain if necessary. When located in lands not dedicated to the Borough, they shall be placed within an easement area not less than 20 feet wide, as approved by the Red Hill Borough Council upon recommendation of the Borough Engineer.

Drainage Facilities Design Requirements. All drainage facilities shall be designed to adequately handle surface runoff and carry it to suitable outlets and shall be designed in accordance with the following minimum design standards:

(1)

All storm drains and drainage facilities such as gutters, catch basins, bridges, and culverts shall be installed and the land graded for adequate drainage as shown on the grading plan submitted and approved as part of the Record Plan. Construction of these facilities shall conform to PADOT Specifications Publication 408, latest version. Storm drains and appurtenances shall be required to be constructed by the applicant to take surface water from the bottom of vertical grades, to lead water away from springs, and to avoid use of cross gutters at street intersections and elsewhere.

(2)

The existing points of natural drainage discharge onto adjacent property shall not be altered without the written approval of the affected landowners. Any increase in the volume or rate of stormwater discharge constitutes an alteration of the existing point of discharge onto an adjacent property.

(3)

No stormwater runoff or natural drainage shall be so diverted as to overload existing drainage systems, or create flooding or the need for additional drainage structures on the other properties, whether private or public lands. In cases where additional stormwater flows will overload adjacent structures, the applicant shall be responsible for enlarging the facilities proposed to be constructed.

(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 450 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)

Location Within Red Hill Borough Rights-of-Way. Storm sewer lines within street rights-of-way shall be placed at locations acceptable to the Borough. They shall be protected by a cover of at least 18 inches.

(6)

Inlets. Inlet spacing shall be so arranged 95% of the gutter flow will be captured. No inlet smaller than PADOT Type 4 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 PADOT Type 4 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."

(7)

Castings. Manhole and inlet castings, together with their covers or gratings, shall conform to PADOT or Red Hill Borough standards, as may be in effect at the time the design of the sewer is submitted. Castings should indicate "storm."

(8)

Permissible channel velocities, slopes, and cover shall be in accordance with the NRCS Engineering Field Manual, Chapter 7, "Grassed Waterways and Outlets."

(9)

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 Red Hill Borough Engineer where erosion potential is great.

(10)

Location Within State Rights-of-Way. Drainage structures that are to be located within State rights-of-way shall be approved by PADOT, and a letter from the Department indicating such approval shall be submitted to the Borough of Red Hill as a condition of final plan approval.

[Ord. 2013-499, 7/10/2013]

Those areas defined as floodplain by the Floodplain Conservation District of the Borough Zoning Ordinance (Chapter 27) shall be subject to the requirements and restrictions contained in the Zoning Ordinance (Chapter 27) and the following additional regulations which are intended to conform to the requirements of § 1910.3b of the National Flood Insurance Program, P.L. 93-234. It is the purpose of these regulations to:

Regulate any subdivision or land development of flood-prone land areas that is permitted as a result of an approved variance in order to promote the general health, welfare and safety of the community.

Require that each subdivision lot or development site in flood-prone areas be provided with a safe building site with adequate access and that public facilities which serve such sites be designed and installed to preclude flood damage at the time of initial construction.

Protect individuals from buying lands which are unsuitable for use because of flood hazards by prohibiting the subdivision and development of unprotected flood-prone areas.

Maintain the certification of Red Hill Borough and the eligibility of the property owners in Red Hill Borough for the benefits of the National Flood Insurance Program, P.L. 93-234.

The following requirements shall apply for all subdivision and land developments proposed in Red Hill Borough:

The Borough Council may, when it is deemed necessary for health, comfort, safety or welfare of the present and future population of the area and necessary to the conservation of water, drainage and sanitary facilities, restrict subdivision of any portion of the property which lies within the floodplain of any stream or drainagecourse.

No subdivision or land development shall be approved if the proposed development or improvements will, individually or collectively, increase the established flood level or regulatory flood elevation (where available).

If the Council determines that only a portion of the proposed plan can be safely developed, it shall limit development to that part and shall require that development proceed consistent with this determination.

When a developer does not intend to develop the plan himself and the Council determines that additional controls are required to insure safe development, it may require the developer to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted on every deed and noted on the record plan.

Any new construction and substantial improvements (including the placement of prefabricated buildings) located in flood-prone areas shall:

(1)

Be designed or modified and adequately anchored to prevent flotation, collapse or lateral movement of the structure;

(2)

Be constructed with materials and utility equipment resistant to flood damage; and

(3)

Be constructed by methods and practices minimizing flood damage.

Where any excavation or grading is proposed or where any existing trees, shrubs or other vegetative cover will be removed, the developer shall consult the Montgomery County Conservation District representative concerning plans for erosion and sediment control and a report on the soil characteristics of the site in order to determine the type and magnitude of development the site may safely accommodate. Before undertaking any excavation or grading, the developer shall conform to all pertinent laws, regulations and ordinances of the Commonwealth of Pennsylvania and Red Hill Borough.

Storm drainage facilities shall be designed to convey the flow of surface waters without risk to persons or property. The drainage system shall insure drainage at all points along streets and insure conveyance of drainage away from buildings and on-site waste disposal sites. The Council may require an underground system to accommodate frequent floods and a secondary surface system to accommodate larger, less-frequent floods. Drainage plans shall be consistent with local and regional drainage plans. The facilities shall be designed to prevent the discharge of increased peak runoff onto adjacent properties.

Any development which creates a significant change in the characteristics of the watershed, thus increasing volume and velocity of surface water runoff, due to the decreasing retention and infiltration of stormwater, shall not be permitted until guarantees are made of erosion, sedimentation, inundation and water drainage from peak periods of precipitation and provide for controlled disposal of excess surface water. Such improvements must satisfy the requirements and regulations of the Pennsylvania Department of Environmental Protection, Bureaus of Water Quality Management and Dams and Encroachments.

The finished elevation of proposed streets shall not be below the established flood level or regulatory flood elevation (where available). Drainage openings shall be sufficient to discharge flood flows without increasing flood heights.

All new construction and substantial improvements of residential structures located in flood-prone areas shall have the lowest floor (including basement) elevated to or above the base flood level. Other nonresidential structures located in flood-prone areas shall have the lowest floor (including basement) elevated or floodproofed to or above the base flood level.

Within flood-prone areas: A) new and replacement sanitary sewer systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharges from the systems into floodwaters, B) on-site waste disposal system shall be located to avoid impairment to them or contamination from them during flooding, C) floodproofed up to a point one foot above the established flood level or regulatory flood elevation (where available).

The Borough Council may prohibit installation of sewage disposal facilities requiring soil absorption systems where such systems will not function due to high groundwater, flooding or unsuitable soil characteristics. The Council may require that the developer note on the plan and in any deed of conveyance that on-site sewage disposal systems are prohibited in designated flood-prone areas.

The Borough Council may prescribe adequate methods for waste disposal. If a public sanitary sewer system is located within or near the proposed subdivision or land development, the Borough Council shall require the developer to connect to this system where practical and shall prescribe the procedures to be followed by the developer in connecting to said system.

All water systems in flood-prone areas, whether public or private, shall be floodproofed to a point one foot above the established flood level or regulatory flood elevation (where available). If there is an existing public water supply system within or near the subdivision or land development, the Borough Council shall require the developer to connect to this system where practical and shall prescribe the procedures to be followed by the developer in connecting to said system.

10.

All other public or private utilities and facilities shall be elevated or floodproofed to a point one foot above the established flood level or regulatory flood elevation (where available).

11.

The Borough Council, in its consideration of any preliminary plan of subdivision and land development, shall condition its approval upon the execution of measures designed to prevent accelerated soil erosion and resulting sedimentation, as required by the Pennsylvania Department of Environmental Protection. All applicable regulations and permit requirements of said Department, as stipulated in its Soil Erosion and Sedimentation Control Manual, shall be followed by all parties engaged in earthmoving activities.

12.

All continuously flowing natural watercourses shall be maintained in their natural state, except that removal of debris and correction of severe erosion shall be required.

13.

Intermittent watercourses shall be maintained essentially at their existing alignments and gradients except that they may be improved by minor regrading and shall either be planted in grass or provided with water erosion preventive improvements such as riprap. Paving of such watercourses shall not be allowed, nor shall piping, except under roads, driveways and walkways.

14.

Intermittent watercourses often are significant elements of the headwaters of larger streams and are usually small at size. Therefore, developers are encouraged to design and build around and with respect for these drainageways, and the Borough Council may allow rerouting of these drainageways only when serious considerations so warrant or when the site drainage will be improved by such proposed alignment changes.

[Ord. 2013-499, 7/10/2013]

Required Landscaping Plan.

Applicants shall submit a landscaping plan prepared by a licensed landscape architect as part of the preliminary plan submission for all subdivisions and land developments, except for residential subdivisions of three lots or fewer. The Borough Council may seek the advice of an independent landscape architect regarding compliance with the requirements of this and other Borough ordinances.

For residential subdivisions of no more than three lots, a formal landscaping plan shall not be required, but the applicant's plans shall be required to show compliance with the applicable planting requirements herein.

All subdivisions and land developments shall be laid out in such a manner as to minimize the removal of healthy trees and shrubs. The following guidelines shall be used in determining whether specific vegetation is to be preserved or removed:

(1)

A mature tree, tree masses or woodland shall remain only if it meets all of the following criteria:

(a)

The outermost branches of the tree are at least five feet from any proposed buildings, structures, paving, parking or utilities, overhead or underground.

(b)

The outermost branches of the tree or trees are at least five feet from any proposed changes in grade or drainage, such as excavations, mounding or impoundments.

(c)

The tree or trees are clear of any existing or proposed clear sight triangles and do not by their location or apparent health pose any undue threat to the health, safety and welfare of the community.

(2)

It shall be the responsibility of the applicant to demonstrate that existing vegetation removal is minimized by showing that no alternative layouts are possible and that no alternative clearing or grading plan would reduce the loss of mature trees, tree masses and woodlands.

(3)

Each freestanding mature tree, tree mass, or woodland on the site shall be designated "TO REMAIN" or "TO BE REMOVED" on the landscaping plan. Mature trees, tree masses, or woodlands must remain unless they are required to be removed.

(4)

Tree Replacement Planting Requirements.

(a)

Size Requirements.

Any permitted removals (those listed "to be removed") of trees with six inches dbh or greater must be replaced with one or more trees whose total trunk diameter (measured by caliper as nursery stock) equals the total inches in dbh of the tree(s) removed.

(b)

Replacement trees shall be planted on the site to mitigate for the existing trees removed, which shall be in addition to other landscaping requirements. Proposed replacement tree plantings by type and location shall be listed on the landscaping plan.

(c)

If the site does not reasonably contain enough room for the required replacement trees, the Borough Council may, at the applicant's request, allow the applicant to locate some or all of the replacement trees on public lands of the Borough or accept an equivalent fee in lieu of plantings, at its discretion.

(d)

Calculation and estimation of existing trees shall be performed before any clearing commences and shall be documented on the landscaping plan.

(e)

Calculation and estimation of the existing trees remaining after construction shall be performed and compared with the calculations of the approved landscaping plan. Any tree removals additional to those on the approved landscaping plan shall be replaced as required by this section prior to the issuance of any occupancy permits in the subdivision.

Existing vegetation to remain shall be identified in the field prior to any clearing and physically protected during construction. A temporary physical barrier, such as a wooden snow fence, shall be erected a minimum of one foot outside the dripline on all sides of individual trees, tree masses, and woodlands prior to clearing and construction. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier and shall remain until construction is complete.

Mature trees or individual trees from woodlands or tree masses that are to be removed may be transplanted with a tree spade from one area of the site to another. The transplanted trees must be replanted in accordance with the most current American Standards for Nursery Stock (ANSI Z60.1-2004) guidelines.

It is recommended that trees to be preserved near developed portions of a site are pruned and fertilized prior to the beginning of construction in order to ensure their health.

Buffers and Screens. Buffer plantings shall be installed in subdivisions and land developments to integrate new developments with their surroundings, to separate incompatible land uses by providing screening, and to minimize or eliminate views to certain site elements.

Buffer plantings shall be required for the following types of development and as otherwise specified in the Zoning Ordinance:

(1)

All nonresidential development.

(2)

All single-family detached development over five units.

(3)

All residential infill development.

(4)

All multifamily and single-family attached development.

(5)

Construction of any of the following items which exceeds 2,500 square feet in ground coverage:

(a)

Public utility facilities or structures;

(b)

Waste collection, storage and/or treatment facilities; and

(c)

Any other structure of similar character or impact.

(6)

Off-street parking lot with a capacity of more than 10 spaces.

An on-site investigation by the applicant shall determine the adjacent land uses along each property boundary. In the case of vacant land, the permitted zoning uses shall be used. The existing or zoned uses shall be noted on the landscaping plan. In the case of several permitted uses on a site, the most restrictive landscaping requirements shall apply. The Borough of Red Hill shall have final approval of interpretation of land uses or Zoning Map.

Buffer Area Location and Dimensions:

(1)

A buffer planting area of not less than 10 feet in width shall be established along all property lines and external street boundaries of the site proposed for subdivision or land development, unless otherwise specified in the Zoning Ordinance.

(2)

Unless otherwise specified in the Zoning Ordinance, the buffer area may be included within the front, side, or rear yard setback.

(3)

The buffer area shall be a continuous pervious planting area consisting of tall canopy trees, small understory trees, and shrubs, with grass or groundcover. No paving shall be permitted within the buffer areas except for driveway crossings and/or walkways.

(4)

Parking shall not be permitted in the buffer area unless a recorded shared parking and/or access easement agreement will exist.

(5)

Stormwater management facilities are permitted in the buffer area, provided that the visual screening requirement of the buffer is still met.

(6)

Reverse frontage lots shall follow the requirements described in § 22-405.5.

Figure 4.10. Buffering Requirements
Proposed Use	Office/Industrial and Public Recreation	Commercial/ Industrial	Multifamily, SFA, MHP	Twins, Duplexes, SFD
Office/institutional¹	Softening	Softening	Filtering	Screening
Commercial/industrial	Filtering	Softening	Screening	Screening
Residential²	Softening³	Filtering	Softening	Filtering
Active recreation (playing fields, golf courses, swim clubs, etc.)	Softening	Filtering	Softening	Softening

NOTES:
¹	All uses in office/limited industrial parks shall be considered office/institutional uses.
²	All mixed uses that have a residential component shall be considered residential.
³	All residential infill development adjacent to other residents shall be screened pursuant to this category.

Minimum Plant Material Requirements. In accordance with Figure 4.10, for every 100 linear feet of property line and external street boundaries of the site proposed for subdivision or land development to be buffered, the minimum quantities, types, and sizes of plant material shown in Figure 4.11 shall be required. These are minimum standards; additional plant material, grading treatments, or architectural elements may be included in the plan, at the applicant's discretion. Generalized illustrations of buffer types are presented in Figures 4.12 through 4.14. Species may be selected from Appendix A, Recommended Plant Materials List.

(1)

Minimum Plant Diversity Requirement. No one type of plant, tree, or shrub may comprise more than 25% of the total of all plants required for the subdivision.

(2)

Screening Buffers shall be adequate to visually screen the proposed land use or development from off-site view. Several different planting options may be used to create an effective buffer. Grading treatments and architectural features, such as walls, fences, and/or naturally undulating berms may be necessary in addition to the minimum planting quantities in order to provide an effective visual screen. The sufficiency of the buffer shall be determined by the Borough Council upon recommendation of the Red Hill Borough Planning Commission.

(3)

The Limited Area buffer may be used in-lieu of the required buffer type, at the discretion of Borough Council, where space for planting is severely restricted due to the size and/or shape of the property. Alternative planting arrangements, such as shade or flowering trees with deciduous shrubs, could be considered in conjunction with a fence or wall, at the discretion of the Borough Council.

Figure 4.11. Buffer Description
	Number of Plantings Required for Every 100 Linear Feet of Property Line and External Street Boundaries
	Softening	Filtering	Screening			Limited Area
Type and Size of Plant			Options			Options
Canopy tree (2 inches to 2.5 inches caliper)	1	2	2		3
Understory tree (1 inch to 1.5 inches caliper)	2	2	2
Evergreen tree (6 feet minimum height)	2	5	8
Shrub (deciduous/ coniferous mix, 3 feet minimum height)		5	10	30
Upright evergreen shrub (4 feet minimum height)					15		30
Opaque fence or wall, 4 feet to 6 feet						Yes

Figure 4.12. Softening Buffer

Figure 4.13. Filtering Buffer

Figure 4.14. Screening Buffer

Mitigation of Visual Impacts. The use of a screening buffer shall be required to mitigate the adverse visual impacts which proposed land uses or site elements will have on the subject tract, adjoining properties and the community in general. In addition to the requirements for buffer plantings as listed in Figure 4.11, or as specified in the Zoning Ordinance, the following proposed land uses and site elements shall be screened from off site with a screening buffer:

(1)

Dumpsters, trash disposal, recycling areas, and mechanical equipment.

(2)

Service and loading docks.

(3)

Outdoor storage areas.

(4)

Sewage treatment plants and pump stations.

Plant material that has been classified as invasive or destructive or is no longer recommended for use is prohibited. The plant material listed in Appendix B is not permitted in the Borough of Red Hill.[1]

[1]

Editor's Note: Appendix B is included as an attachment to this Chapter.

Existing topography, such as embankments or berms, may be substituted for part or the entire required site element screen at the discretion of the Borough Council. The minimum visual effect shall be equal to or exceed that of the required screen.

The applicant may propose the use of alternative screen types or changes in plant materials or designs which fulfill the intent of these requirements with the approval of the Borough Council. Plant materials shall be from the List of Recommended Plant Material.[2]

[2]

Editor's Note: See Appendix A, Recommended Plant Material List, which is included as an attachment to this Chapter.

Street Trees.

Street trees shall be required:

(1)

Along all existing streets when they abut or lie within the proposed subdivision or land development, except where existing trees serve to meet the planting requirement.

(2)

Along all proposed streets.

(3)

Along access driveways that serve two or more residential dwelling units.

(4)

Along access driveways that serve nonresidential properties.

(5)

Along major walkways through parking lots and between nonresidential buildings.

Street trees shall be located between the ultimate right-of-way line and the building setback line and shall meet these standards:

(1)

Trees shall be planted at a rate of at least one tree per 35 linear feet of frontage or fraction thereof. Trees shall be distributed along the entire frontage of the property.

(2)

Trees shall be planted a minimum distance of five feet and a maximum distance of 10 feet from the ultimate right-of-way line. However, in certain cases, as follows, the Borough Council may permit trees to be planted within the legal right-of-way:

(a)

In areas where existing planting areas may already be located within the legal right-of-way.

(b)

In cases where closely spaced rows of street trees may be desirable and future street widening is considered unlikely.

(3)

In nonresidential developments, trees shall be located within a planting area within the front yard setback, at least 10 feet in width, planted in grass or ground cover. In areas where wider sidewalks are desirable or space is limited, tree planting pits may be used.

(4)

Trees shall be located so as not to interfere with the installation and maintenance of sidewalks and utilities. Trees shall be planted a minimum of three feet from curbs and sidewalks, 12 feet from overhead lines, and six feet from underground utilities.

(5)

Tree species shall be selected from the Recommended Plant Material List attached as Appendix A[3] based on appropriate growth rates and mature heights for use beneath and adjacent to overhead utility lines.

[3]

Editor's Note: Appendix A is included as an attachment to this Chapter.

Trail and Pathway Landscaping.

A filtering buffer as described in Figure 4.13 shall buffer the trail from adjacent land uses. Upon recommendation of the Red Hill Borough Planning Commission, the Borough Council may permit breaks in the filtering buffer where adjacent land uses do not require a full buffer.

Trees and shrubs shall be set back six feet from the trail surface. Figure 4.15 illustrates a generalized concept of trail landscaping.

Figure 4.15. Trail Landscaping

Unless required as a visual buffer, evergreen trees shall not be planted on the southern side of the trail to allow for winter sun exposure. To fulfill buffering requirements, evergreen trees shall be replaced by an equal mix of canopy trees, understory trees, and shrubs of the size described in Figure 4.11.

Entrances to trails and intersections between trails shall be delineated with post-and-rail fencing or other similar demarcation (i.e., stone wall) acceptable to Borough Council.

Parking Lot Landscaping. All parking lots shall be designed in accordance with § 22-426 and landscaped according to the following regulations:

Parking lots shall be effectively landscaped with trees and shrubs to reduce the visual impact of glare, headlights, and parking lot lights, to delineate driving lanes, and to define rows of parking. Furthermore, parking lots shall be adequately landscaped to provide shade and reduce the amount of reflected heat and to improve the aesthetics of parking lots.

All parking lots in the Borough of Red Hill with 10 or more stalls shall be landscaped according to the following:

(1)

One planting island shall be provided for every 10 parking stalls. There shall be no more than 10 continuous parking stalls in a row without a planting island.

(2)

In residential developments, parking lots shall be divided into smaller parking areas of no more than 40 parking stalls by planting strips.

(3)

Planting strips shall be a minimum of eight feet wide and run the length of the parking row and shall be protected with curbing, wheel stops, or bollards and planted with one canopy tree every 40 feet plus shrubs and/or ground cover to cover the entire area at maturity. Species shall be selected from the Recommended Plant Material List attached as Appendix A.[4]

[4]

Editor's Note: Appendix A is included as an attachment to this Chapter.

(4)

Planting islands shall be a minimum of nine feet by 18 feet in area and 30 inches deep. Islands shall be protected with curbing, wheel, stops, or bollards, and each planting island shall contain at least one shade tree plus shrubs and/or ground cover to cover the entire area.

(5)

Planting strips and planting islands may be designed as stormwater management facilities, such as bioretention swales and rain gardens, with no curbing.

(6)

The placement of light standards shall be coordinated with the landscape design to avoid a conflict with the operation of light fixtures.

(7)

Additional planting is encouraged and may include a variety of ornamental trees, shrubs, and ground covers, chosen from the Recommended Plant Material List in Appendix A, provided that:

(a)

At the ends of planting strips at driveway intersections, drivers' visibility shall be maintained by limited plantings within 35 feet of the intersection.

(b)

At the ends of planting strips between rows of parking spaces, visibility shall be maintained by limited plantings within 20 feet of the intersection.

(c)

"Limited planting" shall mean:

Not more than one shade or canopy tree within the area.

No shrubs or ground cover plants exceeding two feet in height.

No evergreen trees.

(8)

Where perimeter landscaping is required, planting strips shall be planted with a filtering buffer as per Figure 4.13.

(9)

Whenever a parking lot abuts a primary arterial street, it shall be screened by a four-foot-tall fence constructed of wood, vinyl designed to look like wood, brick, stone, stucco over concrete block (capped with brick, slate, or stone), or ornamental iron (or ornamental aluminum, steel, or vinyl designed to look like iron) as consistent with local character. A combination of fencing, wall segments, and planting is permitted to effectively screen the area. This requirement shall be in addition to the filtering buffer requirements described above. The design shall require the approval of the Borough Council upon recommendation of the Red Hill Borough Planning Commission.

Additional Plantings.

All proposed nonresidential structures shall incorporate the following minimum plant materials in the landscaping areas adjacent to the proposed structure:

(1)

Five deciduous or evergreen shrubs (18 inches minimum height) shall be planted for every 20 feet of proposed building facade facing a public street.

(2)

Planting areas shall be a minimum 150 square feet.

(3)

A minimum of 25% of the area between the building facade and the property frontage shall consist of pervious planting areas.

All proposed residential lots shall plant at least one canopy tree per 10,000 square feet, or a portion thereof, of lot area. Existing trees to remain may satisfy all or part of this planting requirement.

All proposed attached residential units shall plant a minimum of one canopy tree for every two dwelling units.

At the discretion of the Borough Council, if sufficient planting space is not available immediately adjacent to the proposed structure, required building facade plantings may be located on the other areas of the tract.

Stormwater Basins and Associated Facilities. Landscaping shall be required in and around all stormwater management basins according to the following and as generally presented in Figure 4.16:

Figure 4.16. Stormwater Basin Illustration

All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures, or other earth structures, shall be planted with suitable vegetation such as naturalized meadow plantings specifically suited for stormwater basins and as recommended in Appendix A.[5] Landscape designs for the basin should require minimal overall maintenance.

(1)

Trees and shrubs shall be planted around stormwater basins. A minimum planting of two trees and 10 shrubs per 100 linear feet of basin perimeter shall be planted around the basin. No woody vegetation shall be planted within 30 feet of an outlet/drain structure, emergency spillway, or berm.

(2)

Naturalized ground cover plant species, such as native wildflowers, meadows, and nonaggressive grasses specifically designed for the permanently wet, intermittently wet, and usually dry areas of stormwater basins, shall be seeded in the floors and slopes of the basin and meet the following requirements:

(a)

The plantings shall provide a satisfactory continuous cover that acts to prevent erosion to all areas of the basin.

(b)

The plantings shall not interfere with the safe and efficient function of the basin as determined by the Red Hill Borough Engineer.

(3)

Mown turf grass is permitted only in the emergency spillway, on top of berms, on the outside face of berms, on specified walking paths within the basin, and on access paths to allow maintenance of inflow and outflow structures. Any other areas proposed for turf grass requiring regular mowing shall be prohibited unless approved by Red Hill Borough Council upon the recommendation of the Red Hill Borough Engineer.

(a)

Areas of the naturalized basin containing lawn grass (including top and outside berm) shall be sodded or hydroseeded to minimize erosion during the establishment period, and once established, these areas shall be maintained at a height of not more than six inches.

[5]

Editor's Note: Appendix A is included as an attachment to this Chapter.

An appropriate schedule of mowing of the meadow/naturalized grass areas shall be identified on the landscaping plan sufficient to maintain a wet meadow and/or basin floor; this may be once annually or more often depending on the species mix. A full description of basin maintenance responsibilities shall be included on the final plans, and the recorded subdivision plan and a notation detailing the basin maintenance responsibilities of the basin owner shall be included in the property deed.

Signage at basins to educate the public and/or designate the limits of mowing is encouraged.

Low-flow concrete channels are not permitted with stormwater management facilities.

Stormwater basins shall be screened from adjacent properties using the buffer plantings standards for a filtering buffer as described in Figure 4.13.

Riparian Corridor Planting Requirements.

Existing trees within the riparian corridor shall be preserved and retained. Existing tree cover should be surveyed and inventoried to assess the need for any new plantings.

Planting Requirements:

(1)

New trees shall be planted at a minimum rate of 20 feet on center or one tree per 225 square feet in staggered rows or an equivalent informal arrangement within the area defined as Zone One by the RCCD.

(2)

New trees shall be a variety of sizes ranging from a minimum four-foot to five-foot branched whip; an approximate one-and-one-half-inch balled and burlapped planting stock; or may be planted as a bareroot tree. All plants should be protected from deer.

(3)

New tree plantings shall be composed of native riparian tree species.

Landscape Design Criteria.

Plantings shall be placed in arrangements and locations to best mitigate the adverse impacts of proposed site development. The required plant material shall be distributed over the entire length and width of any required buffer area.

Plantings shall be spaced to comply with the visual mitigation requirements, with consideration given to the provision for the future growth habits and mature sizes of selected plant species.

Plant species selection shall be based on the following considerations:

(1)

Existing site conditions and their suitability for the selected plants based on the site's soils, hydrology and microclimate.

(2)

Specific functional objectives of the plantings which may include but not be limited to visual screening, noise abatement, energy conservation, wildlife habitat, erosion control, stormwater management, and aesthetic value.

(3)

Maintenance and replacement considerations, such as hardiness, resistance to insects and disease, longevity, availability and cost of plant materials.

(4)

Minimum Plant Diversity Requirement. No one plant, tree, or shrub shall comprise more than 25% of the total of all plants required.

Existing healthy trees, shrubs, or woodlands may be substituted for part or all of the required plant material at the discretion of the Borough Council. The minimum quantities and/or visual effect of the existing vegetation shall be equal to or exceed that of the required buffer. In order for existing vegetation to qualify for required buffer plantings, evidence satisfactory to the Borough Council, upon recommendation of the Red Hill Borough Planning Commission, shall be provided demonstrating that adequate protection measures, particularly in the plant's root zone, are incorporated into the plan.

Plant materials shall meet the specifications of § 22-438.

[Ord. 2013-499, 7/10/2013]

General Requirements.

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.

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.

Plant Specifications.

All plants shall meet the minimum standards for health, form and root condition as outlined in the American Association of Nurserymen AAN Standards.

All plant material shall be hardy and within the USDA hardiness Zone 6 applicable to Montgomery County, Pennsylvania.

Canopy trees, sometimes called shade trees, shall reach a minimum height and spread of 30 feet at maturity as determined by the AAN Standards and shall be deciduous. New trees shall have a minimum caliper of two inches to 2 1/2 inches at planting.

Ornamental trees or large shrubs shall reach a typical minimum height of 15 feet at maturity, based upon AAN Standards. 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 ornamental trees shall have a minimum height of six feet or caliper of one inch to 1 1/2 inches at the time of planting. New shrubs shall have a minimum height of three feet at the time of planting.

Evergreen trees shall reach a typical minimum height of 20 feet at maturity based upon AAN Standards for that species and shall remain evergreen throughout the year. New evergreens shall have a minimum height of six feet at the time of planting.

Maintenance.

Required plant material shall be maintained by the property owner to achieve the required visual effect of the buffer or screen. It shall be the property owner's responsibility to insure that the required plantings are properly maintained in accordance with a long-term maintenance plan. Dead or diseased plant materials shall be removed or treated by the landowner and replaced during the next growing season.

All sight distances 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 the property owners to maintain all plantings and architectural elements to insure a safe environment.

Maintenance guidelines for the plantings shall be developed by the applicant's landscape architect and shall be noted on the recorded plan.

All plantings shall be guaranteed by the applicant and maintained in a healthy and/or sound condition for at least 18 months from the date of acceptance of dedication to the Borough, or shall be replaced. The eighteen-month maintenance period for plantings on an individual lot to be sold shall begin from the date of issuance of a use and occupancy certificate for such lot. The determination that one or more plantings require replacement shall be made by Red Hill Borough in its discretion. Substitutions for certain species of plants may be made with the approval of Red Hill Borough.

[Ord. 2013-499, 7/10/2013]

Reserve strips controlling access to streets, alleys, subdivisions or adjacent areas are prohibited.

Right-of-way and/or easements for sanitary utilities, road construction or maintenance, drainage purposes, public utilities or any other specific purpose shall be required by the Borough Council as needed. The location and width in each case shall be determined by the Borough Engineer or the appropriate authority or utility company for all utilities, including stormwater facilities, and shall be governed by the requirements herein.

General Standards.

Building setback lines shall be measured from the nearest side of the ultimate right-of-way or easement to the proposed building.

Nothing shall be permitted to be placed, planted, set or put within the area of an easement except lawns or suitable low ground cover.

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).

All rights-of-way and/or easements relating to the subdivision or land development shall be recorded in a separate instrument in form and substance acceptable to the Borough Solicitor and shall be identified and shown by metes and bounds on the record plan.

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 shall require additional easement width.

Underground Utilities. All gas, water and sewer mains shall be installed underground prior to street paving. 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 Borough Council 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 Borough Council, upon recommendation by the Red Hill Borough Engineer.

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 installed at the time of land development.

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 such plan.

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.

Light standards are to be placed as required by the Zoning Ordinance. The power source for such standards shall be placed underground as required.

All new electrical service installed along arterial roads and major highways shall be placed underground unless not feasible.

Where stormwater or surface water will be gathered within a subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the applicant or developer shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for such discharge or drainage and for the carrying of such water, and for the maintenance, repair, and reconstruction of the same, including the right of passage over and upon the same by vehicles, machinery and other equipment for such purposes, and which shall be determined by the Borough Engineer. The applicant shall convey, free of charge or cost, such easements to the Borough upon demand.

Where a subdivision or land development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 20 feet or as may be required or directed by the Borough and/or the PADEP. The applicant shall properly grade and stabilize slopes and fence any open ditches when it is deemed necessary by the Borough Council as recommended by the Borough Engineer.

Petroleum Product or Natural Gas Easement. There shall be a minimum distance of 50 feet, measured in the shortest distance, between any proposed dwelling and any petroleum products or natural gas transmission line.

[Ord. 2013-499, 7/10/2013]

Permanent monuments shall be indicated on the record plan. All monuments shall be constructed of durable stone or precast concrete with metal insert(s) and be four inches square with at least 36 inches extending below ground level, or an alternate design approved by the Borough Council. 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 Red Hill Borough Engineer for all new and existing streets. They shall be placed after a new street and/or lot grading has been completed. Certified copies of this reference information shall be given to the Borough Engineer and the Borough Manager. When final easement grading has been completed and before the issuance of occupancy permits, permanent monuments shall be set by the subdivider, developer, or builder, at all easement corners and angle points and at all street intersections and intermediate points as may be required. Security may be required by the Borough of Red Hill at the time of plan approval if the monuments have not already been set.

Bench Marks. The Borough elevations are based on the Borough sanitary sewer system datum. Location and elevation is available to all engineers and surveyors upon request to the Engineer's Office. All contours and elevations shown on plans must be based on this system.

Staking Requirements. All lots upon which construction is planned shall be temporarily staked or pinned or permanently monumented and certified to such by a registered engineer or surveyor for the owner, subdivider, 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 shall remain in place until witnessed and accepted by the Red Hill Borough Building Code Official. Prior to final approval of a new subdivision plan, all new lot markers shall be marked with a minimum five-eights-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 Red Hill Borough Engineer.

Original Monuments. In situations where they may be of legal or historical importance, the original monuments and marks shall 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 Red Hill Borough Engineer, new monuments shall be required to be set as a reference or witness to the original monument to avoid disturbing the original. When, in the opinion of the Red Hill Borough 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 for consideration by the Borough Council.

[Ord. 2013-499, 7/10/2013]

Purpose. The traffic impact study shall enable the Borough of Red Hill to assess the likely impact of the proposed development on the transportation system, both highway and public transportation, in the Borough of Red Hill. The purpose of the study is to insure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access between the site and the existing transportation network. The study's purpose is also to delineate solutions to potential problems and to present improvements to be included with the proposed development. The study shall assist in the protection of air quality, conservation of energy and encouragement of public transportation use.

A traffic impact study shall be prepared by a qualified traffic engineer and/or transportation planner with previous traffic study experience and licensed as a professional engineer in the Commonwealth of Pennsylvania, who shall be retained by the applicant. Procedures and standards for the traffic impact study shall be as set forth herein. If acceptable to and approved by Borough Council, the applicant may provide funds to the Borough of Red Hill to enable the Borough to hire a traffic engineer of its choice to conduct the study.

Applicability. A traffic impact study shall be submitted as part of any subdivision, land development or conditional use applications for a residential subdivision of 20 lots or more and each application involving commercial, office, industrial, institutional or other uses requiring land development approval.

The Borough Council, at its discretion, may require any other subdivision or land development application to be accompanied by a satisfactory traffic impact study; provided, however, that the Borough Council shall notify the applicant of such requirement within 15 days following the Borough Council's first meeting to consider the proposal and shall specify the reason for the requirement. The Borough Council, at its discretion, may waive the requirement for a traffic impact study. If required by the Borough Council, the developer of a land development shall provide emergency signal preemption for any traffic signals located within or immediately adjacent to the development. An application which requires a traffic impact study shall not be considered complete until a satisfactory traffic impact study is submitted to the Borough of Red Hill in accordance with the provisions of this section.

Definitions. As used in this section, the following terms shall have the meanings indicated:

LEVEL OF SERVICE

Level of service, as described in the Highway Capacity Manual, indicates how well traffic moves on a particular highway facility or through a specific intersection. There are six levels of servicing, ranging from A through F. Level of Service A indicates generally free movement. Level of Service F represents maximum capacity of the facility. Level F indicates congestion. Level of Service C is considered the design level of service, representing a stable traffic flow and a relatively satisfactory travel speed.

MAJOR INTERSECTION

Any intersection where traffic generated by the proposal will involve 3,000 or more average daily trips or 1,500 vehicles per day and/or any other intersection involving an arterial road. Where doubt exists, the applicant's traffic engineer shall seek guidance from the Red Hill Borough Engineer prior to the submission of the traffic impact study.

PUBLIC TRANSPORTATION

Transportation service for the general public provided by a common carrier of passengers generally on a regular route basis or a private operator offering service to the public.

QUEUE ANALYSIS

This procedure includes the avenge queue and maximum queue of vehicles which will be observed in each traffic stream and intersection approach, measured in both feet and vehicles. Various statistical and/or computer models may be applied.

STUDY AREA

An area extending from the proposed development or land subdivision approximately one mile along the adjacent roadways in all directions from all access points or the first major intersection along these roadways. Where doubt exists, the applicant's traffic engineer shall seek guidance from the Red Hill Borough Engineer prior to the submission of the traffic impact study.

TRIP GENERATION RATES

The total count of trips to and from the subject development per unit of land use as measured by parameters such as dwelling units, acres, or square footage.

VOLUME/CAPACITY ANALYSIS

This procedure compares the volume of a roadway or intersection approach to its capacity (maximum number of vehicles that can pass a given point during a given time period.) The procedures described in the Highway Capacity Manual, latest edition, Highway Research Board Special Report 209, shall be followed.

WARRANTS FOR TRAFFIC SIGNAL INSTALLATION

This is a series of warrants which detail the minimum traffic or pedestrian volumes or other criteria necessary for the installation of a traffic signal. These warrants are contained in PennDOT Publication 46, traffic engineering Manual.

Engineering and traffic studies shall be prepared in accordance with PennDOT Publication 46, Traffic Engineering Manual.

General Requirements and Standards. A traffic impact study shall contain the following information:

General Site Description. The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed subdivision or land development. If the development is residential, types of dwelling units shall also be included. A brief description of other major existing and proposed developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they may affect the transportation needs of the site (i.e., number of senior citizens).

Transportation Facilities Description. The description shall contain a full documentation of the proposed internal and existing external transportation system. This description shall include proposed internal vehicular, bicycle and pedestrian circulation, all proposed ingress and egress locations, all internal roadway widths and rights-of-way, parking conditions, traffic channelization and any traffic signals or other intersection control devices at all intersections within the site.

The traffic impact study shall describe the entire external roadway system within the study area and include discussion of existing design deficiencies and potential safety hazards. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. The traffic impact study shall include review and discussion of all available accident reports within the study area during the prior five years. All future highway improvements, including proposed construction and traffic signalization, shall be noted. The 4-Year Regional Transportation Improvement Program maintained by the Delaware Valley Regional Planning Commission and the PADOT Twelve-Year Plan shall be used as a source of information when determining if any future roadway improvements are scheduled for the adjacent road network Any proposed roadway improvements due to proposed surrounding developments shall be recorded.

Existing Traffic Conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development generated hour(s), and documentation shall be included in the report. Traffic counts are to be performed from 6:00 a.m. to 10:00 a.m. and from 3:00 p.m. to 7:00 p.m. Traffic count data shall not be more than three years old. Traffic counts shall be taken on a Tuesday, Wednesday, or Thursday of a nonholiday week. Traffic counts shall be taken during the school year. Traffic counts shall be collected during average volume conditions, during fair weather, and in consideration of any construction activities or special events which may be taking place in the area. Additional counts (conducted on a Saturday for a commercial development or residential development in close proximity to the commercial district or tourist attractions) may also be required in some cases. The Red Hill Borough Engineer shall make such determinations. Traffic counts shall be submitted in electronic format to the Borough of Red Hill. Roadway characteristics shall be described and illustrated. Features to be addressed shall include lane configurations, geometry, signal timing, traffic control devices, posted speed limits, and sight distance limitations. Existing levels of service shall be calculated for all intersections and turning movements within the study area. This analysis will determine the adequacy of the existing roadway system to adequately serve the existing traffic demand. Roadways, intersections, or individual movements experiencing levels of service below D and/or volume/capacity ratios greater than or equal to 1.0 shall be noted as deficient. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location using the current edition of the Highway Capacity Manual methodology.

Transportation Impact of the Development. Estimation of vehicular trips to result from the proposal shall be completed for the average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the manual Trip Generation, Institute of Transportation Engineers, latest edition. These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated, and the reference source(s) methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the study area and assigned to the existing roadways and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.

Analysis of Transportation Impact. The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (using a background growth rate for the area from PennDOT), the development-generated traffic, and the traffic generated by other proposed developments in the study area. A separate trip distribution figure shall be provided. A second/volume capacity analysis shall be conducted using the future conditions volumes without development. This analysis shall be performed during the peak highway hour(s) and peak generated hour(s) for all roadways and major intersections in the study area. Level of service calculations shall be completed for all major intersections. A third/volume capacity analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area. Level of service calculations shall be completed for all major intersections. It is usually at these locations that capacity is most restricted. All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal installation.

Sight Distance Analysis. Sight distance measurements shall be performed at any proposed driveway and/or existing driveway to determine sufficient sight distance to the left and right of the driveway. Sight distances shall be compared to the desirable sight distance standards as specified in Title 67 of the Pennsylvania Code, Chapter 441, "Access to and Occupancy of Highways by Driveways and Local Roads," latest edition. Sight distance shall also be compared to PADOT's safe stopping sight distance (SSSD) requirements as specified in A Policy on Geometric Design of Highways and Streets, of the American Association of State Highway and Transportation Officials (ASSHTO), Chapter III, "Elements of Design," latest edition.

Auxiliary Lane Analysis. An auxiliary lane analysis shall be completed utilizing PennDOT Publication 46, traffic engineering Manual. Publication 46 provides graphs based upon the speed of the roadway and the percentage of left turns. Utilizing the future build with development traffic volumes, points shall be plotted on the graphs. Based on the plotted points it should be determined whether the study area intersections associated with the proposed developments do or do not satisfy the left turn lane warrant.

Conclusions and Recommended Improvements. Levels of service for all roadways and intersections shall be listed. All individual turning movement of roadways and/or intersections showing a level of service below D shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external roadway and intersection design/safety improvements, traffic signal installation and operation including signal timing, and transit design improvements. All physical roadway improvements shall be shown in sketches. Existing and/or future public transportation service shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service, if applicable shall be included. The listing of recommended improvements for both roadways and transit shall include, for each improvement, the party responsible for the improvement, the cost and funding of the improvement and the completion date for the improvement. The study shall outline mitigation measures and demonstrate any changes to the level of service achieved by these measures. Any alternatives or suggested phasing of improvements shall be described. The mitigation measures may include recommendations such as roadway widening, turning lanes, deceleration lanes/tapers, changes to signalization, use of access management techniques, or a reduction in the proposed intensity of the use. The responsibility and timing of all recommended roadway improvements shall be described within the traffic impact study.

Time of Submission. The traffic impact study shall be submitted to the Planning Commission as part of the preliminary plan submission. Revisions to preliminary plans may require the need for revisions to and resubmission of the traffic impact study to account for the revised conditions.

Implementation. The Borough Council shall review the traffic impact study to analyze its adequacy in solving any traffic problems that will occur due to the land development or subdivision. The Borough Council may determine that certain improvements on and/or adjacent to the site and within the study area are necessary requirements for land development or subdivision plan approval and may attach these as conditions to the approval. If Borough Council determines that such additional improvements are necessary, the applicant shall have the opportunity to submit alternative improvement designs to obtain plan approval.

10.

Emergency Response Organizations. The Borough of Red Hill shall submit all land development plans proposing the construction of nonresidential buildings or multifamily residential dwellings to the fire department, police department and any other emergency response organization having jurisdiction within the area of the proposed development for review and comment.

[Ord. 2013-499, 7/10/2013]

Intent. Water resources impact studies are intended to show if there is an adequate supply of quality water for a proposed use and to estimate the impact of additional water withdrawals on existing nearby wells, underlying aquifers, and streams.

When required:

Since Red Hill Borough is located within the Southeastern Pennsylvania Groundwater Protected Area of the Delaware River Basin Commission (DRBC), all projects withdrawing 10,000 gallons per day (gpd) or greater of groundwater or surface water or a combination of these two sources are required to obtain a permit from DRBC whenever the water is withdrawn from a common community well(s). These projects are not required to submit a water resources impact study; however, copies of all submissions by the applicant to DRBC and all related correspondence must be sent concurrently to the Borough. Additionally, copies of all submissions to the Department of Environmental Protection (DEP) and all correspondence received by the applicant from DEP shall be forwarded to the Borough.

Water resources impact studies are required for projects that withdraw over 10,000 gpd and do not have to get a permit from DRBC or for projects withdrawing less than 10,000 gpd and which fall into one of the following two categories, unless waived by Borough Council:

(1)

Subdivisions that contain five or more dwelling units and have an overall gross density greater than one house per two acres as shown on the final plan.

(2)

All land developments intended for nonresidential use (i.e., industrial, commercial, and institutional).

Effect of Water Resources Impact Study. Borough Council will not approve any subdivision or land development where a Phase II water resources impact study, described in section § 22-442.4C shows that the proposed water system:

Does not provide an adequate supply of water for the proposed use, considering both quality and quantity; or

Adversely affects nearby wells and streams; or

Does not provide for adequate groundwater recharge, considering withdrawals.

Requirements. All water resources impact studies must meet the following requirements:

The study shall be prepared by a hydrologist, geologist, or professional engineer licensed in the Commonwealth of Pennsylvania and qualified to conduct groundwater investigations.

A Phase I study shall be conducted for all projects required to do a water resources impact study. The Phase I study shall be based upon available literature and appropriate professional judgment and shall include the following information:

(1)

Calculations of the projected water needs using the criteria set forth in the following references:

(a)

Public Water Supply Manual, Bureau of Water Quality Management Publication No. 15, by the Pennsylvania Department of Environmental Protection, as amended;

(b)

Guide for Determination of Required Fire Flow, by the Insurance Services Office (ISO), as amended;

(c)

American Water Works Association, Standards and Manuals for the American Water Works Association, Denver, Colorado, as amended.

(2)

A geologic map of the area within a one-mile radius of the site boundary;

(3)

The location of all faults, lineaments, and fracture traces within 1/2 mile of the site boundary;

(4)

The locations of all existing and proposed wells within 1/2 mile of the site boundary, and all large withdrawal wells (10,000+ gpd) within one mile of the site;

(5)

The locations of any public or private water distribution lines within a one-half-mile radius of the proposed site;

(6)

The location of all existing and proposed on-lot septic systems within 1/2 mile of the site boundary;

(7)

The location of all streams, perennial and intermittent, within 1/2 mile of the site boundary;

(8)

A discussion of the aquifers underlying the site and their long-term drought recharge capability based on accepted published data or detailed site-specific investigations;

(9)

Based on the drought recharge capability of the underlying aquifer and the calculated daily groundwater withdrawals of the project, a hydrologic budget shall be calculated for the site property itself and for the area within 1/2-mile of the site boundary;

(10)

Based on the results of the hydrologic budget, a determination shall be made on whether or not the potential exists for adverse effects on the hydrologic environment caused by the project;

(11)

Any available water quality information for area groundwater based upon tests of wells within a one-mile radius;

(12)

Potential sources of water quality impact, such as wastewater treatment systems, industrial sites, agriculture chemical or solid waste disposal facilities, existing within 1/2 mile of the site boundary should be analyzed;

(13)

The study shall include a brief statement of the qualifications of the person(s) preparing the study;

(14)

The study shall consider data and conclusions within the following studies:

(a)

Special Groundwater Study of the Delaware River Basin-Study Area II (Delaware River Basin Commission, 1982);

(b)

Groundwater Resources of the Brunswick Formation in Montgomery and Berks Counties, Pennsylvania, Bureau of Topographic and Geologic Survey (1965);

(c)

Groundwater Resources of Montgomery County, Bureau of Topographic and Geologic Survey, 1971;

(d)

Previous reports prepared by other developers in the Upper Perkiomen Valley region which are determined to be relevant by the Borough;

(e)

Any other report determined to be relevant by the Borough;

(15)

Technical criteria:

(a)

The text of reports shall contain pertinent data, analyses, and methods used to arrive at the report's conclusions. Appendixes shall contain raw and summary data;

(b)

All figures contained within reports shall contain complete legends, titles, and scales;

(c)

All numerical parameters within reports shall be presented with appropriate units, and all data shall be referenced by sources, data, location, and time, where appropriate.

A Phase II water resources impact study shall be conducted when the results of the Phase I study identify potential water supply problems as determined by the Borough Engineer or if the total amount of water to be withdrawn for the proposed development is greater than 10,000 gallons per day and the development was not required to obtain a permit from DRBC. The Phase II study shall develop conclusions regarding groundwater impact based upon site investigations. Specific requirements for a Phase II study shall include:

(1)

A pumping test, which shall be performed in the following manner:

(a)

The test shall include one pumping well, roughly centered on site;

(b)

One pumping test (done separately) shall be required for each 160 acres of the proposed subdivision, or fractions thereof;

(c)

The test shall be conducted with a pumping rate 20% greater than the proposed peak rate of groundwater use for the average well to be built;

(d)

During construction of the test well, the drillers shall keep an accurate geologic log of the type and thickness of rocks encountered, of the depth and thickness of all water-bearing zones encountered, and the yield from each zone;

(e)

The pump test shall be conducted for 24 hours after static equilibrium has been reached;

(f)

The test shall be conducted during a period when no significant recharge has occurred, unless the influence of recharge can be factored out;

(g)

Analysis shall include all pumping and recovery calculations of hydraulic conductivity (directional) and specific yield, specific capacity and long-term sustainable well yield (tabulated);

(h)

To determine the impact of the project well on existing wells, a representative sample of existing wells, evenly spaced around the pumping well within 1/2 mile, shall be monitored. Sufficient well monitoring shall be performed to allow for the construction of hydrographs showing a continuous record of well levels before, during and after the pumping test. In the absence of existing wells, an observation well shall be located at a distance of 150 feet to 200 feet from the proposed production well site, within the same fracture based upon a fracture trace analysis conducted at the site, and in no case shall the observation well be located at a distance over 500 feet from the proposed production well site.

(2)

Samples of water should be drawn from all test wells on site prior to the termination of the pump test. An analysis of the parameters listed below shall be performed on the samples by a laboratory certified by the Pennsylvania Department of Environmental Protection. Lab analysis should be performed in accordance with "Standard Methods for the Examination of Water and Wastewater," latest edition:

	Turbidity
	Color
	Odor
	pH
	Total alkalinity
	Hardness
	Bacteria (total plate count, total coliform/100 milliliters)
	Calcium hardness
	Iron
	Manganese
	Fluoride
	Nitrates
	Total solids
	All volatile organic compounds (VOCs) regulated as primary contaminants on the Pennsylvania Maximum Contaminant Levels (MCLs) list as adopted by the Environmental Quality Board and further defined in Section 109.201, Title 25, of the Pennsylvania Code.

(3)

A Phase II report shall be prepared and submitted to the Borough. In addition to the information required for the Phase I report, the Phase II report shall include the following information:

(a)

The name of the driller and personnel conducting the test;

(b)

A complete description of the test well or wells that includes horizontal and vertical dimensions, casing installation information, and grouting details;

(c)

A list of geologic formation samples;

(d)

The static water level immediately prior to yield testing;

(e)

A hydrograph of the depth to water surface during test pumping and recovery period at the test well or wells showing corresponding pump and discharge rate in gallons per minute and the time readings were taken;

(f)

A log of depth to water surface for existing and observation wells during the test pumping period showing the time readings were taken;

(g)

An analysis and interpretation of the impact of a proposed water supply and distribution system on the groundwater supply and existing wells.

(4)

Should the pumping test reveal an impact on the existing groundwater supply and/or wells within a one-half-mile radius, the applicant shall comply with one of the mitigation guidelines below, as approved by the Borough Council:

(a)

Provide, at the applicant's cost, affected well owners with a safe and reliable water supply by either connecting to a proposed community water supply and charging rates equal to the rates charged for the proposed development; or

(b)

Making improvements to the affected well(s); or

(c)

Improve the proposed well(s) in such a way that the effect on existing wells is eliminated; or

(d)

Other satisfactory actions or improvements to mitigate the effect on existing wells.

[Ord. 2013-499, 7/10/2013]

Purposes. This Section is enacted for the following purposes:

To establish requirements for outdoor lighting installations which promote public safety and welfare during the nighttime while minimizing the adverse effects of glare and light trespass;

To prohibit outdoor lighting installations which are of excessive intensity and/or are deficient of photometric control such that the resulting glare and light trespass create a nuisance on neighboring properties and roadways;

To promote outdoor lighting installations which serve to enhance the nighttime safety and enjoyment of the community; and

To set forth outdoor lighting requirements which are consistent with lighting industry standards and practices and available technologies.

Applicability. The requirements of this Section shall apply to the following outdoor lighting installations:

Outdoor lighting installations which are newly designed, constructed, erected or otherwise placed into operation after the effective date of this Chapter.

Alterations, rehabilitations or renovations to existing outdoor lighting installations which are commenced after the effective date of this Chapter and which involve the complete replacement of an existing lighting system with a new lighting system.

Whenever a new outdoor light fixture replaces an outdoor light fixture that existed on the effective date of this Chapter, the new fixture must meet the standards of this Section.

Streetlights are to be provided. The developer shall be responsible for making necessary arrangements with the Borough and the electric utility.

Parking lots for all non-single-family residential lots shall be lit to provide safe use.

Nonapplicability. The requirements of this Section shall not apply to nor be retroactive to existing outdoor lighting installations which began operation before the effective date of this Section. Routine maintenance of said existing outdoor lighting installations shall not be required to comply with the requirements of this Section. Routine maintenance activities include the following:

Replacement of lamps that are burned out or inoperative.

Replacement/repair of damaged or inoperative fixture components such as ballasts, ignitors, lenses, reflectors, refractors, sockets, or photocell controls.

Illumination Levels.

Lighting, where required by this Chapter or otherwise required by the Red Hill Borough Council, shall have intensities and uniformity ratios in accordance with the recommended practices of the Illuminating Engineering Society of North America (IESNA) Lighting Handbook, current edition.

Future amendments to said Lighting Handbook and Recommended Practices shall become a part of this Section without further action by Red Hill Borough.

Outdoor lighting, where required by this or any other applicable ordinance or provided on property within the Borough, shall be provided within the range of permitted lighting levels as specified in the following table:

Required Lighting Levels (footcandles)
Use	Minimum	Average	Maximum	Uniformity
Residential off-street parking lots	0.2	0.8	3.0	6:1
Nonresidential off-street parking lots	0.2	1.0	5.0	6:1

Lighting Fixture Design.

Streetlighting supplied with unmetered electric service shall meet the specifications of the electric utility and the Borough Council.

Fixtures located at building entrances, sidewalks, paths, site entrances and parking areas shall be aimed straight down and shall have zero uplight, a low backlight and zero glare (BUG) and comply with the appropriate lighting zone. For the use of reflector lamps, a maximum of 14,000 center-beam-candlepower (CBCP) shall be permitted.

For the lighting of nonhorizontal surfaces, such as, but not limited to, facades, landscaping, signs, fountains, displays, flags and statuary, the use of lighting fixtures shall be permitted only with the approval of the Red Hill Borough Council, based upon acceptable shielding and other glare control. At a minimum, shielding shall render the light source not visible from neighboring properties.

"Barn lights" (fixtures which are not full cutoff, or cutoff, but which have a diffuser which transmits the light at angles above full-cutoff or cutoff angles) shall not be permitted, except upon approval of Borough Council and where they are visible from other uses unless fitted with a reflector or other device to render them fully shielded or full cutoff.

Control of Nuisance and Disabling Glare (Excessive Brightness in the Field of View).

All 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 traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property.

Floodlights and spotlights that are not full cutoff or fully shielded, where specifically approved by Red Hill Borough, shall be so installed and aimed that they do not project their output into the windows of neighboring properties, adjacent uses, past the object being illuminated, skyward or onto a public roadway. The applicant shall take specific care to ensure compliance with this criterion by submission of photometric plots of the illuminated surface and its surroundings.

Unless otherwise permitted by Red Hill Borough for safety, security, all-night commercial/industrial operations, or similar reasons, lighting for commercial, industrial, public recreational and institutional applications shall be controlled by programmable timers that accommodate seasonal and annual variations and battery or mechanical (e.g., spring-wound) backup, to permit extinguishing sources between 11:00 p.m. and dawn or within one hour of the close of business, whichever is earlier, to conserve energy and to mitigate nuisance glare and skylighting consequences.

Security lighting proposed for use after 11:00 p.m. or after the normal hours of operation for commercial, industrial, institutional or municipal applications shall be accomplished using no more than 25% of the number of fixtures used during normal business hours, from then until the start of business in the morning. Alternatively, where reduced but continued activity requires even illumination, the use of dimming circuitry to reduce illumination levels by 75% after 11:00 p.m. or after normal business hours shall be permitted.

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. Vegetation screens shall not be employed to serve as the primary means for controlling glare, except that the use of dense evergreen hedges, such as yew or juniper, to shield ground-mounted floodlights may be used with signs up to 15 feet in height, provided that such planting is maintained in a manner that shields the fixture from view of traffic and pedestrians at an angle below 45° above horizontal.

The level of illumination projected onto a residential use from another property shall not exceed 0.1 initial horizontal footcandle at the property line. The level of illumination projected onto a nonresidential use shall not exceed 1.0 initial horizontal footcandle at the property line.

Directional fixtures for such applications as facade, fountain, feature and landscape illumination shall be aimed so as not to project their output beyond the objects intended to be illuminated, shall meet requirements stated above with respect to light trespass, shall be extinguished between the hours of 11:00 p.m. and dawn and shall not be in conflict with the principles stated throughout this Section.

Only the United States and the State flag shall be permitted to be illuminated from dusk until dawn, and each flag shall be illuminated by a source or sources with a beam spread no greater than necessary to illuminate the flag. Flag lighting sources shall not exceed 7,000 lumens per flagpole.

The use of strobe lighting is prohibitied with the exception of temporary events and approval by Borough Council.

Canopy lighting, for such applications as gas/service stations, bank, drugstore and fast-food drive-through, 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.

Temporary residential holiday lighting is exempt from the requirements of this Section except as it creates a hazard or nuisance.

Recreational Uses.

When facilities for such outdoor recreational activities as baseball, tennis, football, miniature golf or any other recreational use permitted under the Red Hill Borough's Zoning Ordinance[1] are specifically permitted by Red Hill Borough for operation during hours of darkness, the following requirements shall apply:

(1)

Lighting shall be accomplished only through the use of fixtures conforming to IESNA criteria or as otherwise approved by the municipality based on suitable control of glare and light trespass. Floodlighting for sports or recreational facilities shall not be aimed above a beam-center angle of 45° from vertical, nor shall the level of illumination on neighboring properties exceed the limits specified in Subsection 6F above.

(2)

For new recreational facilities and existing recreational facilities wishing to change their hours of operation during hours of darkness, sporting events shall be timed so that all lighting in the sports facility, other than lighting for safe exit of patrons, shall be extinguished by 11:00 p.m., regardless of such occurrences as extra innings or overtimes.

(3)

Trapshooting facilities, golf driving ranges and racetracks shall not be illuminated unless it can be demonstrated that such lighting will not create a nuisance, shine on or into any nearby residential properties or be visible to traffic on any nearby streets, roadways, or institutional or commercial parking lots. In any case, if lighting is permitted at these facilities, it shall not be accomplished by using any horizontally aimed fixtures or floodlights, nor shall these fixtures be aimed at a beam-center angle greater than 45° from vertical.

(4)

The outdoor recreational activities listed in Subsection 7A(5) below shall not be illuminated if located within any residential district or sited on a nonresidential property located within 1,200 feet of a residential use.

(5)

Maximum mounting heights for recreational lighting shall be in accordance with the following (Regulations apply to nontournament recreational uses. Tournament and high school facilities may require increased heights. For tournament- and high-school-level applications, use the standards contained in the Illuminating Engineering Society of North America (IESNA) Lighting Handbook and relevant IESNA Recommended Practices.):

Sport		Mounting Height (feet)	Illumination (footcandles)
Basketball		30	10
Football		70	20
Soccer		70	20
Baseball		70	20 infield; 15 outfield
Youth baseball
	200-foot radius	60	20 infield; 15 outfield
	300-foot radius	70	20 infield; 15 outfield
Miniature golf		15	10
Tennis		30	20
Track		30	15
Swimming pool		20	10

[1]

Editor's Note: See Chapter 27, Zoning.

Street and Parking Lot Lighting for Residential Applications.

For residential developments where lot sizes are or average less than 20,000 square feet, streetlighting shall be provided as follows:

(1)

At the intersection of public roads with entrance roads to the development.

(2)

At the intersection of roads within the development.

(3)

At cul-de-sac bulb radii.

(4)

At terminal ends of center median islands having concrete structure curbing, trees, signs or other fixed objects and at cul-de-sac center islands with curbing.

(5)

At defined pedestrian crossings located within the development.

(6)

At other locations along the street as deemed necessary by Red Hill Borough Council upon recommendation of the Borough Engineer.

(7)

Where lot sizes permit the parking of less than two vehicles on the lot, thereby necessitating on-street parking, streetlighting shall be provided along the length of the street, in accordance with the illuminance requirements contained in § 22-443.4C above.

(8)

In multifamily developments, common parking areas shall be illuminated in accordance with the luminance requirements contained in § 22-443.4C above.

In residential developments with lots of less than 20,000 square feet, where six or more contiguous parking spaces are proposed, such spaces shall be illuminated in accordance with the illuminance requirements contained in § 22-443.4C above.

Lighting fixtures for parking lots and roadways in residential developments shall be mounted not more than 16 feet above finished grade.

Signs and Billboards.

For the lighting of billboards and externally illuminated signs, fixtures shall be designed, fitted and aimed to limit the light pattern to the sign or billboard, so as not to project their output into the windows of neighboring residences, adjacent uses, past the face of the billboard or sign, skyward or onto a public roadway.

Billboards and externally illuminated signs shall be lighted by fixtures mounted at the top of the billboard or sign and aimed downward. Nonbillboard business and similar use signs may utilize ground-mounted fixtures if shielded by evergreen plantings as described in § 22-443, Subsection 6E above, or such devices as masonry enclosures providing equivalent shielding. Fixture type, application, and mounting shall meet the requirements of §§ 22-443, Subsection 5C and 22-443, Subsection 6 herein.

[Amended by Ord. 2014-505, 2/12/2014]

Billboards and signs, whether on- or off-premises, shall be automatically extinguished by 11:00 p.m., except that signs for businesses that remain open past 11:00 p.m. shall be allowed to be automatically extinguished no more than 1/2 hour past the close of business.

The maximum initial illumination on the face of an externally illuminated billboard or sign shall not exceed 30 vertical footcandles and shall have a maximum-to-minimum uniformity ratio not to exceed 6:1. Internally illuminated signs shall have an admittance not more than 30 footlamberts.

The illumination of billboards shall be limited to commercial and industrial zoning districts.

The illumination of billboards within 400 feet of a residential zone or use shall not be permitted.

Rotating, flashing, pulsing, "marching" or oscillating light sources, lasers, beacons or strobe lighting shall not be permitted.

Internal LED light sources for signage shall be permitted only in commercial districts, shall be static and shall not be allowed to operate past 11:00 p.m. when located where visible from a residential district or use. Admittance levels shall be limited to that listed in Subsection D above.

The use of highly reflective signage that creates nuisance glare or a safety hazard shall not be permitted.

The lighting or relighting of signs or billboards shall require a building permit, which shall be granted only when Red Hill Borough is satisfied that excessive illumination, light pollution, glare and light trespass have been mitigated to the extent possible.

Applications for the lighting or relighting of signs and billboards shall be accompanied by a point-by-point plot of initial vertical illuminance on the sign or billboard face, catalog cuts of proposed fixtures and any glare reduction devices and a description of lamps, mounting locations, aiming angles and proposed hours of operation and method for automatically extinguishing the lighting by the required hour.

10.

Submission of Lighting Plans. Where site lighting is required by this subsection, required by the Borough or proposed by the applicant lighting plans shall be submitted to the Borough for review and approval as part of the plan application. The submission shall contain the following in addition to other required data:

Plans indicating the location on the premises and the type of illuminating devices, fixtures, lamps, supports, reflectors and other devices.

A description of illuminating devices, fixtures, lamps, supports, reflectors and other devices, which description may include, but is not limited to, catalog cuts by manufacturers and drawings (including sections, where required, the angle of the cutoff or light emissions, etc.).

A point-by-point illuminance-grid plot on ten-foot-by-ten-foot centers (or as necessary for suitable legibility) of footcandles overlaid on the site plan, plotted out to 0.0 maintained footcandles, which demonstrates compliance with the light trespass, illuminance and uniformity requirements.

When landscaping plans are involved, they shall contain the lighting fixture locations and shall demonstrate that the site lighting and landscaping have been coordinated to minimize conflict between vegetation and intended light distribution, both initially and at vegetation maturity.

When requested by the Borough, the applicant shall also submit a visual impact plan that demonstrates appropriate steps have been taken to mitigate the potential consequences of on-site and off-site glare. The visual impact plan may be required to include footcandle values at specific off-site locations (e.g., bedroom windows of adjacent residential uses, street center lines, etc.).

Required plan notes. The following notes shall appear on the lighting plan:

(1)

"Post-approval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Borough for review and approval."

(2)

"The Borough reserves the right to conduct post-installation nighttime inspections to verify compliance with the requirements of this Section and as otherwise agreed upon by the Borough and, if appropriate, to require remedial action at no expense to the Borough."

11.

Exemptions. The standards of this Section shall not apply to the following:

Temporary holiday lighting. This Section does not prohibit the use of temporary outdoor lighting during customary holiday seasons.

Civic event lighting. This Section does not prohibit the use of temporary outdoor lighting used for civic celebrations and promotions.

Lighting fixtures and standards required by the Federal Communications Commission, Federal Aviation Administration, or other Federal, State, County or municipal agencies, to include streetlights within the public right-of-way.

Outdoor lighting fixtures required by law enforcement, fire and rescue, or other emergency response agencies to perform emergency or construction repair work or to perform nighttime road construction.

12.

Installation.

Pole-mounted fixtures for roadways, pedestrian walkways, parking lots, and similar uses shall be aimed straight down.

Mounting Heights. The following maximum fixture mounting heights shall prevail:

(1)

Full-cutoff fixtures in residential developments: 16 feet.

(2)

Full-cutoff fixtures with 44,000 lumen lamps maximum, in parking lots: 20 feet AFG.

(3)

Full-cutoff fixtures with 115,000 lumen lamps maximum shall be permitted only in large (100 spaces or more) commercial, institutional and industrial parking lots, except when the facility is adjacent to a residential district or use or an environmentally sensitive area: not less than 25 feet or more than 30 feet AFG. Mounting heights of 25 feet to 30 feet shall not be permitted when located less than 100 feet from a residential district or use.

(4)

Decorative cutoff or fully shielded fixtures with 17,500 lumen lamps maximum: 16 feet AFG.

(5)

Fully shielded bollard fixtures with 6,200 lumen lamps maximum: 42 inches AFG.

(6)

Recreational uses: See Subsection 7 above.

13.

Post-Installation Inspection. Red Hill Borough reserves the right to conduct periodic post-installation nighttime inspections to verify compliance with the requirements of this Section and approved plans and, if appropriate, to require remedial action at no expense to Red Hill Borough.