[Ord. 2013-499, 7/10/2013]
The following principles of subdivision and land development,
general requirements and minimum standards of design shall be observed
by the applicant in all instances. Other design requirements as established
in the Zoning Ordinance[1] or other Red Hill Borough ordinances shall be in addition
to the following:
1.
All portions of a tract being subdivided shall be designated as to
their use, such as lots, streets, parking areas, open space, public
lands, or other proposed uses, so that remnants and landlocked areas
shall not be created.
2.
Applicants shall preserve natural amenities such as trees and waterways,
as well as scenic areas, historic sites and other community assets
and landmarks. The applicant shall refer to the Red Hill Borough Open
Space Preservation Plan, the Upper Perkiomen Valley Regional Comprehensive
Plan and the Montgomery County Comprehensive Plan to help identify
features worthy of preservation.
3.
Plans shall be designed to avoid excessive disturbance of vegetation
and movement of earth, unless specifically warranted by terrain or
location.
5.
Where the Red Hill Water Authority determines that no public water
supply is available to the subdivision or land development, the Borough
Council shall require the applicant to obtain from the Montgomery
County Health Department certificates of approval as to the quality
and adequacy of the water supply proposed to be utilized by the applicant
and approval of the type and construction methods to be employed in
the installation of the individual water supply system. Construction
and installation shall be performed in accordance with all applicable
State or local regulations.
6.
Where the subdivision or land development is inaccessible to sanitary
sewers, the Borough Council shall require the applicant to obtain
from the Montgomery County Health Department Sewage Enforcement Officer
certificates of approval of the sewage disposal facilities to be provided
by the applicant in accordance with current State regulations. If
the proposal involves a community wastewater treatment system, the
Council shall require the applicant to obtain the applicable certificates
of approval from the Department of Environmental Protection.
7.
Stormwater management systems shall be constructed and installed in accordance with the requirements set forth in Chapter 19, Stormwater Management.
8.
The applicant shall observe the ultimate rights-of-way for contiguous existing streets as set forth herein. Applicable building setback lines, as defined by the Borough Zoning Ordinance of current adoption (Chapter 27) shall be delineated as measured from the ultimate right-of-way.
9.
The proposed subdivision and land development shall be coordinated
with the existing nearby neighborhoods as well as with abutting tracts
where future development is possible so that the community as a whole
may develop harmoniously.
10.
Improvement construction requirements shall be completed in accordance
with specifications of the Pennsylvania Department of Transportation,
the Pennsylvania Department of Environmental Protection and the Montgomery
County Conservation District or other appropriate agencies or the
specifications provided herein, and whichever specifications are most
stringent shall take precedence over any less restrictive law, ordinance
or regulation.
11.
The applicant shall construct, install and guarantee, at no expense
to the Borough of Red Hill or its authorities, all improvements required
as part of plan approval, including, but not limited to, streets,
curbs, sidewalks, water and sewage facilities, stormwater management
facilities, streetlights, fire hydrants, street signs, shade trees,
monuments and lot pins. Construction and installation of such facilities
and utilities shall be subject to inspection by the appropriate Borough
and Red Hill Water Authority or Upper Montgomery Joint Authority (UMJA)
officials during the progress of the work, and the applicant shall
pay for all inspections.
12.
Exemptions. The following are exempt from the provisions of this
Chapter:
A.
The conversion of an existing single-family detached dwelling or
single-family semidetached dwelling into not more than three residential
units, unless such units are intended to be a condominium.
B.
The addition of an accessory building, including farm buildings,
on a lot or lots subordinate to an existing principal building.
[Ord. 2013-499, 7/10/2013]
1.
Comprehensive Plans. Proposals for land development or subdivision
shall be generally consistent with the Upper Perkiomen Valley Regional
Comprehensive Plan, as last revised, especially as to the use of land,
intensity of development, transportation, community facilities and
resource protection. Residential development should also be consistent
with the housing objectives of the plan. All proposals should be located
in and around areas designated for development in the future land
use plan and be serviced by currently available infrastructure or
infrastructure that will be developed concurrent with the development,
where available.
2.
State, Regional, County and Municipal Plans. Proposals shall be generally
consistent with appropriate state, regional, County, and municipal
adopted comprehensive and other plans, as last revised, including,
but not limited to, the Borough's 2005 Open Space Protection Plan
and 2011 Revitalization Plan. Where regional facilities are proposed
in the plan, including but not limited to highways, effort shall be
made to preserve needed right-of-way in the proposed land development
or subdivision for future infrastructure projects.
3.
Public Service Improvements. Proposals shall be consistent with the
location and timing of public service improvements, such as water
and sewage facilities in accordance with the appropriate infrastructure
plans governing those facilities. In addition, the location of public
service facilities as outlined in a capital improvement plan or official
map shall be considered in locating and planning development.
[Ord. 2013-499, 7/10/2013]
Proposed land developments and subdivisions shall address the
opportunities and limitations present on a site and its adjacent surroundings.
Site opportunities shall be maximized to enhance the overall quality
of the development and steps shall be taken to lessen potential negative
impacts upon a site and the surrounding properties. The impacts of
the proposed development on the natural environment and surrounding
land uses shall be given a high priority and made an integral part
of the overall design for the land development and subdivision. The
following site organization guidelines shall be used:
1.
Site Improvement Layout. Building placement shall be functionally
compatible with the site's topography, existing vegetation, and surrounding
land uses, taking into account energy conservation, solar access,
and pertinent natural features, as described below in § 22-403.2.
2.
Existing Natural Features. Existing natural features shall be recognized
and integrated into the site layout. Existing natural features, including,
but not limited to, streams, hillsides, wetlands, unique habitat,
woods and similar natural resources shall be incorporated into the
overall site plan to strengthen the unique quality of the land.
3.
Open Space and Scenic Views. The placement of open space and the
preservation of scenic views shall be a fundamental part of the development
design. Open space offers recreation, protects important natural systems,
reduces the density of development and effectively buffers different
land uses.
4.
Circulation. Movement within a site and access to the site shall
consider the safety and convenience of various types of users. Cross
access between properties and joint access are encouraged to improve
circulation.
5.
Relationship to Surrounding Uses. The proposed design shall complement
positive surrounding uses through building setbacks, buffers, and
separation of uses. Various potential negative impacts upon surrounding
land uses, including but not limited to noise, light, and loss of
privacy, shall be mitigated.
6.
Sustainable Development. The development of a site shall use methods
that reduce energy, water, and fuel consumption needs of the land
development. Opportunities to utilize renewable energy sources, conserve
and reuse water resources, and reduce fuel consumption shall be considered.
7.
Health Hazards. The configuration of a subdivision or land development
shall reduce potential health hazards to the future users of the subdivision
or land development and to the community as a whole.
[Ord. 2013-499, 7/10/2013]
1.
Length. The ideal block length is 800 feet. All blocks in a subdivision
shall have a minimum length of 500 feet and a maximum length of 1,200
feet, unless the Zoning Ordinance specifies different minimum/maximum
lengths or special conditions warrant a variance.
2.
Width. Whenever practicable, blocks shall be of such width as to
provide two tiers of lots of the minimum size permitted under the
applicable zoning classification, except in the case of lots along
a major thoroughfare where the lot fronts on an interior street.
3.
Blocks shall be designed to continue the Borough's existing street
pattern and provide efficient, convenient, and safe pedestrian and
vehicular circulation, including the reduction of intersections with
arterial streets.
4.
Blocks shall be designed to reflect natural features that may constrain
subdivision and land development. Unless a watercourse is located
along the rear of the lots in the block, drainage should be away from
the interior of the block toward the abutting streets.
5.
Where necessary for safe, convenient and direct pedestrian access
to commercial, institutional, or open space/recreation areas as determined
by the Borough of Red Hill, walkways shall be included in the design
for the block area. The walkways shall extend in a straight line from
one street to the next within either an easement granted to the Borough
or a public right-of-way at least 10 feet in width.
6.
In commercial and industrial areas, blocks may vary from the elements of design contained in this section if the nature of the use requires different treatment. In such cases, off-street parking for employees and customers shall be required as well as safe and convenient limited access to the street. Space for off-street loading shall also be required with similar access. Extension of streets, railroad access right-of-way and utilities shall be provided. The number of parking spaces and parking lot area shall be as required by the Zoning Ordinance (Chapter 27).
[Ord. 2013-499, 7/10/2013]
1.
Lot Size. All lots shall be no smaller than the minimum lot area
requirements of the applicable zoning classification and be generally
sufficient in size and shape to adequately accommodate the development
or use proposed for it. Lots that contain natural restrictions, including,
but not limited to, wetlands, water bodies, steep slopes, or other
similar features, shall be large enough to provide suitable area for
the intended use of the lot without requiring encroachment upon natural
amenities. Lots with existing or planned public improvements, such
as fuel pipelines, underground utilities, stormwater detention basins,
high-voltage power lines, or other similar facilities, shall be of
adequate size to allow sufficient room for the intended use of the
lot without requiring encroachment on the public facilities or easements
for the installation, maintenance, repair and replacement of such
facilities and improvements.
2.
Lot Shape. Deep, narrow lots and wide, shallow lots are to be avoided.
A proportion of 2 1/2 to one is generally regarded as proper
for lots 60 feet or more in width. Every lot shall contain a building
envelope that complies with the requirements of the applicable zoning
classification in the Zoning Ordinance and is suitable for the type(s)
of development proposed.
3.
Width. Each lot shall comply with the minimum width requirements
of the applicable zoning classification. The minimum width of a lot
shall be the horizontal distance between the side lot lines measured
along the minimum prescribed front yard setback line as defined in
the Zoning Ordinance.
4.
Corner Lots. Corner lots shall meet lot frontage requirements on
two streets.
5.
Frontage. Every lot shall have frontage along the right-of-way of a public, private or common street. The frontage shall not be less than the minimum requirements of the Zoning Ordinance (Chapter 27), except that on the outside of curved residential streets, and on the turnaround of culs-de-sac, a minimum frontage of 50 feet may be acceptable if approved by Borough Council upon the recommendation of the Borough Engineer, and further provided that proper lot width is attained at the building setback lines. Sufficient frontage shall be the minimum width required to sight a driveway into the property in accordance with the design requirements in this section and other applicable state, Federal, and local regulations.
6.
Lot Lines. Lot lines shall be drawn parallel, concentric, at right
angles, or radial to the street right-of-way, unless not feasible
or undesirable due to existing permanent, natural or man-made features.
Where possible, lot lines shall coincide with abutting lot lines and
lot lines across streets.
7.
Lot lines shall follow municipal and County boundaries rather than
cross them.
8.
Where feasible, lot orientation shall provide for proper solar access.
This shall be achieved by providing for building placement with the
long access in a general east-west direction.
9.
Building Lines. Building lines for all lots shall be in conformance
with the minimum front, side and rear yard setback line requirements
of the applicable zoning district.
10.
Lot Numbers. For the purpose of development, each subdivision may
have an overall system of lot numbers, the number one being assigned
to a lot in the first section to be developed. (Such system of lot
numbers shall not be confused with the regular house or building numbering
system based on a Borough-wide plan.)
11.
Building Numbers. House or building numbers shall be assigned by
the Borough based on an overall street plan. Numbers will be assigned
in such a way as to allow for vacant parcels and future development.
[Ord. 2013-499, 7/10/2013]
Whenever practicable, provision shall be made for open space
suitable for parks, playgrounds and recreational areas. In commercial
areas, provision shall be made for open space suitable for walkways
to connect parking facilities to commercial structures, malls, sitting
areas, and other similar uses. Due consideration shall be given to
the preservation of natural features, including large trees, groves,
scenic points, historic resources and other community assets.
1.
The Borough Council shall determine the need for additional community
facilities to serve the proposed subdivision or land development.
2.
Where identified in a duly adopted open space preservation plan or
community revitalization plan, or if otherwise deemed necessary or
desirable by the Borough Council upon consideration of the particular
type of development proposed, and especially in large-scale residential
developments, the Borough Council may require the dedication or reservation
of such areas or sites of such size and location, as determined by
Borough Council, as is suitable to service the needs created by the
development for schools, parks, roads, emergency services, and other
facilities to serve the development community.
3.
Areas dedicated or reserved for such community facilities shall be
adequate to provide for building sites, related activity areas, landscaping
and off-street parking as appropriate to the use proposed.
4.
Where a proposed park, playground, school or other public use shown
in Red Hill Borough's Open Space Preservation Plan is located in whole
or in part in a subdivision or land development, the Borough Council
may require the dedication or reservation of land within the subdivision
or land development, in those cases in which the Borough Council deems
such requirements to be necessary in accordance with § 22-408.2.
[Ord. 2013-499, 7/10/2013]
1.
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.
2.
Open space shall protect the environmental, scenic, historical, and
cultural features of Red Hill Borough.
3.
Open Space Criteria. Open space preserved in fulfillment of the requirements
of this Part shall be in accordance with the following standards and
principles:
A.
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).
B.
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.
C.
Open space areas shall be contiguous, except that two or more separate
open space parcels may be connected by other legal public access means.
D.
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.
E.
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.
F.
Open space shall have the physical characteristics capable of serving
the purposes intended for such areas, including recreational use.
G.
Open space shall be visible from dwelling units and roadways.
H.
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%
|
4.
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.
5.
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:
A.
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.
B.
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.
C.
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.
D.
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.
E.
Garden Area. An area designated for community vegetable plots.
F.
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.
G.
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.
H.
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.
6.
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.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
7.
Open Space Restrictions. Every property proposed for open space shall
be restricted in the following manner:
A.
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.
B.
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.
C.
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]
1.
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:
A.
Single-family detached: 2,500 square feet per unit.
B.
Two-family and single-family attached: 2,000 square feet per unit.
C.
Multifamily: 1,500 square feet per unit.
D.
Nonresidential: 1% of gross acreage.
E.
[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.
2.
Location and Criteria for Dedicated Recreation Land. Lands to be
dedicated shall:
A.
Be consistent with the Red Hill Borough Open Space Preservation Plan.
B.
Be suitable for facilities which can meet the various recreational
needs of the residents, businesses, and industries of the development.
C.
Consist of a single contiguous tract of land.
D.
Be easily and safely accessible, have good ingress and egress and
have access to a public road.
E.
Size and shape must be suitable for the development as a recreation
area.
F.
Site must have suitable topography for the development as a particular
type of recreational use.
G.
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.
H.
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.
I.
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.
J.
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.
K.
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.
L.
On-site improvements shall be commensurate with the adjacent on-site
development improvements, including but not limited to grading, curbs,
sidewalks, and utilities.
M.
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.
3.
Acceptance and Use of Park and Recreation Land.
A.
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.
B.
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.
4.
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:
A.
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.
B.
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.
C.
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.
D.
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.
5.
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.
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.
B.
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]
1.
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
| |
2.
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.
3.
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.
4.
Tot Lot Design Requirements.
A.
TOT LOT — A confined, developed, neighborhood play area primarily
for use by preschool-age children under the supervision of parents
or guardians.
B.
Use of tot lots shall be limited to daylight hours only; no lighting
shall be installed.
C.
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.
D.
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).
E.
Sitting areas, including benches, shall be provided for the convenience
of persons supervising the children.
F.
Shade trees shall be provided for sitting and play areas; gazebo
or picnic-type shelters may be used in addition to shade trees.
G.
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.
H.
I.
Locations: at convenient, centralized intervals, requiring not longer
than a one-thousand-foot walk from any dwelling unit.
J.
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.
5.
Playfield Design Requirements.
A.
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.
B.
Playfields shall be used only during daylight hours; no lighting
shall be installed.
C.
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.
D.
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.
E.
Playfields shall be fenced.
F.
Sitting areas shall be provided along the perimeter.
G.
H.
Locations: at convenient, centralized intervals.
6.
Basketball and Tennis Court Design Requirements.
A.
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.
B.
TENNIS COURT — A tennis facility including paved, standard
sized and striped court area, posts, net, and fencing around its perimeter.
C.
Courts shall be constructed in accordance with specifications approved
by the Borough Engineer and shall be generally oriented in a north-south
direction.
D.
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.
E.
Tennis courts shall be fenced around the entire perimeter with minimum
ten-foot-high fencing.
F.
Basketball courts shall be fenced with minimum six-foot-high fencing
under the following conditions:
G.
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.
H.
Locations: at convenient, centralized intervals.
7.
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:
A.
By locating all required tennis or basketball courts in one area,
thereby restricting noise and light to one area, and providing convenience
to users.
B.
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.
C.
By creating one or more parklike facilities rather than several sets
of scattered facilities.
D.
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]
1.
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.
2.
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.
3.
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.
4.
The grant of easement shall be on a form acceptable to the Borough
Solicitor and in compliance with all Borough approvals.
[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.
1.
Preservation of Existing Vegetation.
A.
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.
B.
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.
C.
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.
D.
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.
E.
All mature trees which are not to be removed shall be preserved in
their natural condition.
F.
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.
2.
Protection of Existing Vegetation.
A.
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.
B.
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.
1.
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.
2.
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.
3.
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]
1.
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.
2.
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.
3.
No stormwater detention basins shall be allowed within the twenty-five-foot
buffer zone.
4.
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:
A.
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.
B.
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.
5.
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.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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]
1.
Minimal Grading. Grading shall be limited to the minimum amount of
disturbance of soil and natural topography.
2.
Topsoil Protection.
A.
No topsoil shall be removed from the site or used as spoil. Topsoil
must be removed from the areas of construction and stored separately.
B.
Following construction, the stockpiled soil shall be redistributed
uniformly on the site to a minimum depth of six inches.
C.
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.
D.
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.
3.
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.
A.
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.
B.
No permanent excavation shall be made with a cut face steeper in
slope than three horizontal to one vertical.
C.
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.
D.
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.
4.
The burying of trees, stumps, or construction materials is prohibited.
Trees and stumps may be chipped or ground and spread on the site.
5.
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.
6.
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.
1.
General.
A.
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.
B.
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.
C.
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 PADEP in its Erosion
and Sediment Pollution Control Program Manual or by the Borough of
Red Hill.
2.
Performance Principles.
A.
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.
B.
No unfiltered stormwater coming from an area which has been disturbed
shall be permitted onto an adjacent tract or discharged into any water
body.
3.
Responsibility.
A.
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.
B.
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.
C.
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.
4.
Compliance with Regulations and Procedures.
B.
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.
C.
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.
D.
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.
E.
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]
[Ord. 2013-499, 7/10/2013]
1.
All new streets or widened portions of all existing public rights-of-way,
intended for public use:
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
F.
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.
G.
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.
H.
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.
J.
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.
K.
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.
L.
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.
M.
Shall require a PADOT highway occupancy permit (HOP) if abutting
or accessing a State highway.
N.
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]
1.
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.
2.
Private streets shall be constructed in conformance with the Red
Hill Borough standards for public streets as recommended by the Borough
Engineer.
3.
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.
4.
Residential Private Streets.
A.
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.
1)
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.
2)
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:
1)
Configuration of the properties.
2)
Lot sizes and development characteristics, with particular regard
to avoiding congested appearance and functioning.
3)
Topography, including vegetation and other environmental characteristics.
4)
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
 |
1.
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.
2.
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.
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.
4.
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.
5.
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.
6.
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:
1.
Minimum horizontal and vertical curvature for all local access streets
shall conform to the standards in Figure 4.4.
2.
Long-radius, gentle curves shall be used rather than shorter-radius
curves connected by tangents, particularly where truck traffic is
anticipated.
3.
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.
| ||||||
4.
Street grades shall be measured along the center line in accordance
with the following:
A.
Minimum grade for all streets shall be 1%.
B.
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.
C.
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.
D.
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.
E.
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:
1.
Number of Streets. No more than two streets shall intersect at the
same point.
2.
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.
3.
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.
4.
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.
5.
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.
6.
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.
7.
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.
8.
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.
9.
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.
A.
Single-access streets shall be established beginning at a three-way
intersection perpendicular to a through street.
B.
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.
A.
The applicant shall prepare a vehicular access analysis for all street
intersections proposed along arterial and collector streets.
B.
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.
C.
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.
2.
Single-access loop streets shall be subject to the requirements for
their street classification and the following additional requirements:
A.
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.
B.
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.
C.
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.
3.
Culs-de-Sac Streets. Shall be those streets with one end open for
vehicular access and the other terminating in a vehicular turnaround.
A.
Shall be permanently closed to vehicular traffic at one end.
B.
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.
C.
Shall not extend from a single-access loop street.
D.
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:
E.
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.
F.
G.
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.
H.
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.
I.
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.
J.
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.
K.
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.
L.
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.
M.
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.
4.
Stub Streets or Temporary Culs-de-Sac.
A.
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.
B.
Shall be provided with a vehicular turnaround that meets culs-de-sac
standards.
C.
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]
1.
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
| |
2.
Street Width.
A.
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.
B.
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.
3.
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.
A.
Paving. The paving requirements shall be the same as for street paving.
B.
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.
C.
Obstructions. No fences, hedges, trees, shrubbery, walls, plantings
or other obstructions shall be located within the clear sight triangle
for any intersection.
4.
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:
A.
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.
B.
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.
C.
Pavement Design. Pavement construction shall conform to the minimum
standards for different types of streets and parking areas as indicated
in Figure 4.7.
D.
Paving Cross Section. All pavements, except where superelevated for
curves, shall conform with typical roadway cross sections on Figure
4.8.
E.
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.
F.
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.
1.
Review and Approval.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
2.
Location and Design.
A.
Driveways:
(1)
Shall be so located as to provide reasonable sight distance
at intersections with streets, in compliance with PADOT standards.
(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.
B.
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.
C.
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:
D.
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.
E.
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.
F.
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.
G.
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%.
H.
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.
I.
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.
J.
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.
K.
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.
L.
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.
M.
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.
3.
Construction.
A.
Construction of driveways to be used as private streets shall conform
to minimum design standards for public streets.
B.
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]
1.
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.
2.
Where County-owned roads or bridges are involved, the County Engineer
shall review and approve all proposals.
3.
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.
4.
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.
5.
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]
1.
General.
A.
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.
B.
The terms "parking," "parking lot" and "parking area" are interchangeable.
Parking includes the driveway which provides direct access to the
parking spaces.
C.
Automobile parking facilities shall be provided off-street in accordance with requirements of the Zoning Ordinance (Chapter 27) and this Chapter.
D.
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.
E.
The installation of stormwater storage/infiltration facilities is
encouraged.
2.
All Parking Lots.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
F.
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).
G.
Provisions for pedestrian safety within a parking lot shall be required
by providing sidewalks, delineated crosswalks, traffic-calming devices,
and other measures.
H.
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.
I.
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.
J.
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.
K.
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.
3.
Parking Area Dimensions.
A.
No less than a five-foot radius of curvature shall be permitted for
all curbline in all parking areas.
B.
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
| |||
C.
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.
D.
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.
E.
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).
F.
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.
4.
Residential Parking Lots.
A.
Parallel rows of parking which are not separated by a driveway shall
be separated by a planting strip.
B.
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.
C.
Large parking lots shall be divided into smaller parking areas of
no more than 36 stalls by planting strips.
5.
Nonresidential Parking Lots.
A.
Parking lots shall require a planting strip around the perimeter
and one planting island for every 10 spaces within the perimeter of
the lot.
B.
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.
C.
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
 |
D.
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]
1.
Sidewalks and border areas.
A.
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.
B.
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.
C.
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.
D.
All required specifications and other details, as approved by Borough
Council, shall be obtained from the Borough Engineer prior to sidewalk
installation.
2.
Curbing.
A.
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.
B.
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.
C.
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.
D.
Driveway curb cuts that are not used shall be removed and replaced
with curbing.
E.
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.
F.
All required specifications and other details, as approved by Borough
Council, shall be obtained from the Borough Engineer prior to curbing
installation.
3.
Driveway Aprons.
A.
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.
B.
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.
C.
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.
4.
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.
5.
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.
A.
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.
B.
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.
C.
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]
1.
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.
2.
Concrete shall not be placed on wet or frozen ground.
3.
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.
4.
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.
5.
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.
6.
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.
7.
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.
8.
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:
A.
Moisten the concrete and cover it with waterproof paper or polyethylene
film weighted down around the edges to prevent evaporation.
B.
The concrete shall be kept continuously wet with a sprinkler.
C.
The concrete shall be covered with burlap that is kept moist by occasionally
spraying with water.
D.
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.
E.
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]
1.
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:
A.
The points at which the trail enters and exits the tract shall remain
unchanged.
B.
The proposed alteration exhibits quality trail design according to
the generally accepted principles of landscape architecture.
C.
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.
2.
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.
3.
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.
4.
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.
5.
All trails shall be constructed before occupancy of residences and
other buildings on the site occurs.
6.
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.
7.
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.
8.
Trails shall have adequate access for use by all residents of the
development.
9.
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.
A.
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.
B.
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.
C.
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.
D.
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.
E.
Where the edge of the trail is above the surrounding grade, bituminous
pavement shall be feathered.
F.
The vertical clearance above the trail shall be maintained at a minimum
ten-foot height.
G.
Trail grade shall not exceed 5%.
[Ord. 2013-499, 7/10/2013]
1.
Bicycle lanes shall be located on all new or upgraded streets classified
as an arterial or a major collector.
2.
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.
3.
Bicycle lanes shall be a minimum five feet in width.
4.
Where the roadway narrows, signage and pavement markings shall be
added to warn drivers and bicyclists to help them avoid bicycle-automobile
conflicts.
5.
Drainage improvements shall be made where necessary to eliminate
puddles and sediment deposit on the section of the road used by bicyclists.
6.
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]
1.
Streetlighting shall adhere to the requirements described in the
Zoning Ordinance.
2.
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.
3.
Lighting shall be designed in accordance with the standards recommended
in the Illuminating Engineering Society of North America (IESNA) Lighting
Handbook, most recent edition.
4.
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.
5.
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]
1.
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.
2.
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:
3.
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.
4.
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.
5.
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.
6.
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]
1.
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.
2.
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.
A.
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.
B.
Sewage Facilities Plan Revision. Planning approval shall be obtained
for the selected option from the DEP or Montgomery County Health Department.
C.
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.
3.
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.
A.
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.
B.
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.
C.
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.
4.
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]
1.
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.
2.
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.
3.
Solid waste storage facilities shall be located in the following
manner:
A.
Convenient to portions of the development where solid waste is generated.
C.
Accessible for trash collection trucks.
D.
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.
E.
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.
4.
Design.
A.
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.
B.
Enclosures shall be six feet high or at least one foot higher than
the proposed collection container, whichever is greater.
C.
Enclosures shall be made of durable material, including masonry blocks
or steel-reinforced wood fencing. Garden type fencing or landscaping
is not permitted.
D.
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.
E.
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]
1.
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.
2.
Existing natural stormwater drainage systems should be preserved
and incorporated into the overall site stormwater management system.
3.
New stormwater conveyance and control devices should be designed
to be compatible with natural site conditions.
4.
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.
5.
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.
6.
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).
7.
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.
8.
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.
9.
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.
A.
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.
B.
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.
C.
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.
D.
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).
E.
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.
F.
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]
1.
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:
A.
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.
B.
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.
C.
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.
D.
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.
2.
The following requirements shall apply for all subdivision and land
developments proposed in Red Hill Borough:
A.
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.
B.
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).
C.
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.
D.
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.
E.
Any new construction and substantial improvements (including the
placement of prefabricated buildings) located in flood-prone areas
shall:
3.
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.
4.
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.
5.
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.
6.
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.
7.
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.
8.
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).
A.
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.
B.
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.
9.
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]
1.
Required Landscaping Plan.
A.
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.
B.
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.
C.
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.
1)
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.
D.
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.
E.
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.
F.
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.
2.
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.
A.
Buffer plantings shall be required for the following types of development
and as otherwise specified in the Zoning Ordinance:
B.
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.
C.
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.
|
D.
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
 |
E.
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:
G.
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
screen.
H.
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.
I.
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.
3.
Street Trees.
A.
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.
B.
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:
(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.
4.
Trail and Pathway Landscaping.
A.
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.
B.
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
 |
C.
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.
D.
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.
5.
Parking Lot Landscaping. All parking lots shall be designed in accordance with § 22-426 and landscaped according to the following regulations:
A.
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.
B.
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.
(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.
6.
Additional Plantings.
A.
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.
B.
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.
C.
All proposed attached residential units shall plant a minimum of
one canopy tree for every two dwelling units.
D.
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.
7.
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
 |
A.
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:
(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.
B.
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.
C.
Signage at basins to educate the public and/or designate the limits
of mowing is encouraged.
D.
Low-flow concrete channels are not permitted with stormwater management
facilities.
E.
Stormwater basins shall be screened from adjacent properties using
the buffer plantings standards for a filtering buffer as described
in Figure 4.13.
8.
Riparian Corridor Planting Requirements.
A.
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.
B.
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.
9.
Landscape Design Criteria.
A.
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.
B.
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.
C.
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.
D.
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.
[Ord. 2013-499, 7/10/2013]
1.
General Requirements.
A.
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.
B.
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.
2.
Plant Specifications.
A.
All plants shall meet the minimum standards for health, form and
root condition as outlined in the American Association of Nurserymen
AAN Standards.
B.
All plant material shall be hardy and within the USDA hardiness Zone
6 applicable to Montgomery County, Pennsylvania.
C.
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.
D.
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.
E.
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.
3.
Maintenance.
A.
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.
B.
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.
C.
Maintenance guidelines for the plantings shall be developed by the
applicant's landscape architect and shall be noted on the recorded
plan.
D.
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]
1.
Reserve strips controlling access to streets, alleys, subdivisions
or adjacent areas are prohibited.
2.
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.
3.
General Standards.
A.
Building setback lines shall be measured from the nearest side of
the ultimate right-of-way or easement to the proposed building.
B.
Nothing shall be permitted to be placed, planted, set or put within
the area of an easement except lawns or suitable low ground cover.
C.
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).
4.
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.
5.
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.
6.
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.
A.
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.
B.
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.
C.
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.
D.
Light standards are to be placed as required by the Zoning Ordinance.
The power source for such standards shall be placed underground as
required.
E.
All new electrical service installed along arterial roads and major
highways shall be placed underground unless not feasible.
7.
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.
8.
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.
9.
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]
1.
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.
2.
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.
3.
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.
4.
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]
1.
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.
2.
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.
3.
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.
4.
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.
5.
LEVEL OF SERVICE
MAJOR INTERSECTION
PUBLIC TRANSPORTATION
QUEUE ANALYSIS
STUDY AREA
TRIP GENERATION RATES
VOLUME/CAPACITY ANALYSIS
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Definitions. As used in this section, the following terms shall have
the meanings indicated:
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.
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.
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.
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.
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.
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.
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.
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.
6.
Engineering and traffic studies shall be prepared in accordance with
PennDOT Publication 46, Traffic Engineering Manual.
7.
General Requirements and Standards. A traffic impact study shall
contain the following information:
A.
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).
B.
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.
C.
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.
D.
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.
E.
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.
F.
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.
G.
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.
H.
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.
I.
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.
8.
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.
9.
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]
1.
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.
2.
When required:
A.
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.
B.
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:
3.
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:
4.
Requirements. All water resources impact studies must meet the following
requirements:
A.
The study shall be prepared by a hydrologist, geologist, or professional
engineer licensed in the Commonwealth of Pennsylvania and qualified
to conduct groundwater investigations.
B.
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.
C.
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]
1.
Purposes. This Section is enacted for the following purposes:
A.
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;
B.
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;
C.
To promote outdoor lighting installations which serve to enhance
the nighttime safety and enjoyment of the community; and
D.
To set forth outdoor lighting requirements which are consistent with
lighting industry standards and practices and available technologies.
2.
Applicability. The requirements of this Section shall apply to the
following outdoor lighting installations:
A.
Outdoor lighting installations which are newly designed, constructed,
erected or otherwise placed into operation after the effective date
of this Chapter.
B.
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.
C.
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.
D.
Streetlights are to be provided. The developer shall be responsible
for making necessary arrangements with the Borough and the electric
utility.
E.
Parking lots for all non-single-family residential lots shall be
lit to provide safe use.
3.
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:
4.
Illumination Levels.
A.
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.
B.
Future amendments to said Lighting Handbook and Recommended Practices
shall become a part of this Section without further action by Red
Hill Borough.
C.
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
| |
5.
Lighting Fixture Design.
A.
Streetlighting supplied with unmetered electric service shall meet
the specifications of the electric utility and the Borough Council.
B.
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.
C.
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.
D.
"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.
6.
Control of Nuisance and Disabling Glare (Excessive Brightness in
the Field of View).
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
F.
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.
G.
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.
H.
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.
I.
The use of strobe lighting is prohibitied with the exception of temporary
events and approval by Borough Council.
J.
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.
K.
Temporary residential holiday lighting is exempt from the requirements
of this Section except as it creates a hazard or nuisance.
7.
Recreational Uses.
A.
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
| ||
8.
Street and Parking Lot Lighting for Residential Applications.
A.
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.
B.
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.
C.
Lighting fixtures for parking lots and roadways in residential developments
shall be mounted not more than 16 feet above finished grade.
9.
Signs and Billboards.
A.
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.
B.
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]
C.
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.
D.
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.
E.
The illumination of billboards shall be limited to commercial and
industrial zoning districts.
F.
The illumination of billboards within 400 feet of a residential zone
or use shall not be permitted.
G.
Rotating, flashing, pulsing, "marching" or oscillating light sources,
lasers, beacons or strobe lighting shall not be permitted.
H.
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.
I.
The use of highly reflective signage that creates nuisance glare
or a safety hazard shall not be permitted.
J.
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.
K.
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:
A.
Plans indicating the location on the premises and the type of illuminating
devices, fixtures, lamps, supports, reflectors and other devices.
B.
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.).
C.
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.
D.
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.
E.
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.).
F.
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:
A.
Temporary holiday lighting. This Section does not prohibit the use
of temporary outdoor lighting during customary holiday seasons.
B.
Civic event lighting. This Section does not prohibit the use of temporary
outdoor lighting used for civic celebrations and promotions.
C.
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.
D.
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.
A.
Pole-mounted fixtures for roadways, pedestrian walkways, parking
lots, and similar uses shall be aimed straight down.
B.
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.
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.
