All vehicular parking facilities and internal drives within parking
areas shall be designed to allow for the safe and efficient movement of vehicles
within a development and on the adjacent street.
A. General standards. In addition to the requirements set forth in Chapter
200, Zoning, of the Denver Borough Code of Ordinances, which include construction standards for off-street parking lots, off-street vehicular parking facilities shall be provided in accordance with the following standards:
(1) Handicapped parking shall be provided for all nonresidential
developments and multifamily structures of more than two units. These spaces
shall be located closest to the nearest accessible entrance. The number of
spaces shall be provided according to the following chart:
|
Total Required
Parking Spaces
|
Minimum Required
Handicapped Spaces
|
---|
|
5 to 25
|
1
|
|
26 to 50
|
2
|
|
51 to 75
|
3
|
|
76 to 100
|
4
|
|
101 to 150
|
5
|
|
151 to 200
|
6
|
|
201 to 300
|
7
|
|
301 to 400
|
8
|
|
401 to 500
|
9
|
|
501 to 1,000
|
2% of total
|
|
1,001 and over
|
20 plus 1 for each 100
|
(2) Parking facilities shall not be permitted within 10 feet of a side or rear property line unless formal arrangements, satisfactory to the Borough Council, have been made for the establishment of a common parking facility unless otherwise specified in Chapter
200, Zoning of the Borough's Code of Ordinances.
(3) Parking compound dimensions shall be no less than those
listed in the following chart:
(4) Where sidewalks occur in parking areas, parked vehicles
shall not overhang or extend over the sidewalk unless an additional two feet
are provided in order to accommodate such overhang.
(5) Parking areas shall be suitably landscaped to minimize
noise, glare and other nuisance characteristics as well as to enhance the
environment and ecology of the site and surrounding area. Large parking lots,
containing more than 50 spaces, shall be broken down into sections, not to
exceed 50 spaces, separated from other sections by landscaped dividing strips,
berms, and similar elements.
(6) Not less than a four-foot radius of curvature shall be
permitted for horizontal curves in parking areas.
(7) All dead end parking lots shall be designed to provide,
when necessary, sufficient backup area for all end stalls.
(8) Painted lines, arrows, and dividers shall be provided
and maintained to control parking, and when necessary to direct vehicular
circulation.
(9) Off-street parking shall also comply with the requirements
set forth in the Borough Zoning Ordinance.
(10) The typical section of any parking compound shall be
prepared to meet the following minimum standards:
(a) Crushed aggregate base course with a minimum thickness
of six inches, as specified in the Pennsylvania Department of Transportation
Specifications, Form 408, and its latest revisions, or other PennDOT approved
equivalent.
(b) Pavement shall consist of a minimum of 1 1/2 inches
of binder courses and one inch wearing surface. Material shall be equal or
superior to Pennsylvania Department of Transportation Specifications for Bituminous
Surface Course ID-2 and shall be applied in accordance with the Pennsylvania
Department of Transportation Specifications, Form 408, and its latest revisions
or other PennDOT approved equivalent.
B. Bicycle parking facilities. Bicycle parking facilities
for nonresidential land uses shall be provided in accordance with the following
regulations:
(1) Five percent of the first 50 vehicular spaces shall be
for bicycle use. If more than 50 spaces are to be provided, at least 3% of
the number of spaces over 50 shall be for bicycle use.
(2) Each bicycle space shall be equipped with a device to
which a bicycle frame and one wheel can be attached using a chain or cable.
There shall be adequate separation between adjacent devices to allow bicycles
to be attached or removed without moving other bicycles. The devices shall
also be suitable for use by bicycles not equipped with kickstands, and the
appearance of the device shall be generally consistent with nearby urban design
features.
(3) Bicycle parking spaces shall be convenient to the structure
for which they are provided. They shall be visible from at least one entrance
to the structure and shall be provided with lighting.
(4) Bicycle parking devices shall permit at least two feet
of free space between any bicycle attached to the device and the edge of the
curb or sidewalk. For areas where motor vehicles are permitted to park overhanging
the curb or sidewalk, the distance shall be increased to four feet. For roads
having no curb or sidewalk, the minimum clearance shall be three feet between
any bicycle attached to a parking device and the outside edge of the roadway
shoulder.
Easements for sanitary sewer facilities, stormwater drainage facilities,
public or private utilities, or pedestrian access shall meet the following
standards:
A. Location of easements. To the fullest extent possible,
easements shall be adjacent to property lines.
B. Easement conflicts prohibited. Nothing shall be placed,
planted, set, or put within the area of an easement that would adversely affect
the function of the easement or conflict with the easement agreement.
C. Width of pedestrian easements. Pedestrian easements shall have a minimum width of six feet. Pedestrian easements located in the middle of the block pursuant to §
170-30G(4) shall have a minimum width of 10 feet.
D. Width of utility easements. Public utility easements
shall have a minimum width of 25 feet, and private utility easements shall
have a minimum width of 10 feet. All utility companies are encouraged to use
common easements.
E. Stormwater drainage easements required. The applicant
shall reserve easements where stormwater or surface water drainage facilities
are existing or proposed, whether located within or beyond the boundaries
of the property. Easements shall have a minimum width of 20 feet and shall
be adequately designed to provide area for the collection and discharge of
water, the maintenance, repair, and reconstruction of the drainage facilities,
and the passage of machinery for such work. The easements shall clearly identify
who has the right-of-access and responsibility of maintenance.
F. Variable petroleum easement widths. Where any petroleum
or petroleum product transmission line traverse a subdivision or land development,
the applicant shall confer with the applicable transmission or distribution
company to determine the minimum distance which shall be required between
each structure and the center line of such petroleum or petroleum product
transmission line. Additionally, the Borough Council will require, with the
final plan application, a letter from the owner of the tract and the right-of-way,
a copy of the recorded agreement which shall contain the above data.
If stormwater management information provided in accordance with §
170-18 or
170-19 indicates that the existing stormwater management system on the subject tract does not meet the requirements of this section, then stormwater management facilities must be designed and proposed to meet the requirements of the Borough of Denver's Stormwater Management Ordinance. When the proposed stormwater management system will utilize or
be integrated into an existing stormwater collection or conveyance system,
the existing facilities shall be improved to the standards of this chapter.
The applicant shall determine the impacts of any proposed improvements of
the existing system to downstream properties. If, in the opinion of the Borough
Council, the improvements will cause adverse impacts on downstream properties,
the applicant shall mitigate such impacts.
A. Stormwater management. All subdivision and/or land development applications except single lot subdivisions where a principal building exists on the site and no new construction is proposed, lot add-on plans, center line separation plans, and farm-related businesses conducted within existing agricultural buildings shall include stormwater management data in a form acceptable to the Borough Council. The stormwater management data shall identify all proposed stormwater management facilities and supportive information stated in §§
170-18D(12) and
170-19D(17) of this chapter. Stormwater management data shall be prepared by individuals registered in the Commonwealth of Pennsylvania to perform such duties and include the certificate found in
Appendix 15 of the chapter. Developers and consultants are urged, but not
required to discuss stormwater management design approaches for specific projects
with the Borough Engineer prior to the submission of the preliminary or final
plan.
B. Ownership, administration, and maintenance of stormwater
management facilities.
(1) The final plan shall reflect and/or be accompanied by
supporting documentation identifying the ownership and method of administering
and maintaining all permanent stormwater management facilities. With regard
to the maintenance of these facilities, they must be either:
(a) Dedicated to and accepted by the Borough Council; or
(b) Maintained by a private entity (e.g., homeowners' association
or individuals that own the land) in accordance with the terms of an agreement,
declaration of easements or other legally binding documentation approved in
form by the Borough Council. The agreement, declaration of easements or other
legally binding documentation shall provide that the municipality shall have
the right to:
[1] Inspect the facilities at any time.
[2] Require the private entity to take corrective measures
and assign the private entity reasonable time periods for any necessary action.
[3] Authorize maintenance to be done and lien all cost of
the work against the properties of the private entity responsible for maintenance.
(2) The agreement, declaration of easements or other legally
binding documentation shall be submitted to the Borough Council which may
require the agreement to contain provisions requiring the posting and/or periodic
payment of escrow funds by the private entity to guarantee proper maintenance
of the facility.
C. Erosion and sedimentation. All development applications
that involve grading or excavation shall conform to the requirements of Chapter
102 of the Rules and Regulations of the Pennsylvania Department of Environmental
Protection, as amended.
(1) 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 within a proposed subdivision
or land development tract until such time that a plan for minimizing erosion
and sedimentation control has been reviewed by the Lancaster County Conservation
District and approved by the Borough Council, or there has been a determination
by the Borough Council, upon recommendation by the Lancaster County Conservation
District that erosion and sedimentation plans are not necessary.
(2) The following measures are effective in minimizing erosion
and sedimentation and shall be included where applicable in the control plan:
(a) Stripping of vegetation and grading shall be kept to
a minimum.
(b) Development plans shall preserve significant natural
features, cut and fill operations shall be kept to a minimum, and plans shall
conform with topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff.
(c) Whenever feasible, natural vegetation shall be retained,
protected, and supplemented.
(d) The disturbed area and the duration of exposure shall
be kept to a practical minimum.
(e) Disturbed soils shall be stabilized by permanent vegetation
and/or by engineered erosion control and drainage measures as soon as practicable
in the development process.
(f) Temporary vegetation and/or mulching shall be used to
protect exposed critical areas during development.
(g) Provisions shall be made to effectively accommodate the
increased runoff caused by changed soil and surface conditions during and
after development. Where necessary the rate of surface water runoff will be
mechanically retarded.
(h) Sediment in the runoff water shall be trapped until the
disturbed area is stabilized by the use of debris basins, sediment basins,
silt traps, or similar measures.
(i) Basin and perimeter controls shall be established at
the commencement of work on the site.
(j) Storage piles shall be protected and stabilized within
30 days.
(k) Earth or paved interceptors and diversions shall be installed
at the top of cut or fill slopes where there is a potential for erosive surface
runoff.
(3) In order to prevent pollution of any watercourse and
to reduce erosion of soil, sediment control devices shall be installed prior
to any grading, filling, or excavation. Such devices shall be designed to
retain sediment on the site or flowing adjacent to the site.
(4) Within 30 days after completion of grading, all surfaces
disturbed by vegetation removal, grading, haul roads, or other construction
activity that alters natural vegetative cover, are to be revegetated to control
erosion, unless covered with impervious or other improved surfaces authorized
by approved plans. Erosion controls may include any combination of engineered
or vegetative measures.
D. Floodplain. Floodplain areas shall be established and
preserved as provided in the Denver Borough Zoning Ordinance.
(1) A one-hundred-year floodplain shall be established for
all watercourses and shall be delineated by one of the following methods:
(a) A hydrologic report prepared by an individual registered
in the Commonwealth of Pennsylvania to perform such duties.
(b) A hydrologic report prepared by an agency of the county,
state, or U.S. Government.
(2) In case of any dispute concerning when, where, and how
the floodplain is to be established, the Borough Council will determine the
ultimate design criteria and/or flood boundary limits.
(3) Whenever a floodplain is located within or along a lot,
the plan shall include the boundary of the floodplain, along with the elevation
or locational dimensions from the center line of the watercourse; a plan note
that the floodplain shall be kept free of structures, fill, and other encroachments;
and a plan note that floor elevations for all structures adjacent to the floodplain
shall be two feet above the one-hundred-year-flood elevation.
(4) The above provision shall not be construed as a prohibition of the following, provided they comply with Subsection
D(5):
(a) Stormwater management facilities.
(b) Stream improvements whose sole purpose is to improve
aquatic life habitat and which are approved by the Pennsylvania Fish Commission.
(d) Floodproofing and flood hazard reduction structures to
protect existing buildings.
(e) Public and private utility facilities, except buildings.
(f) Water-oriented uses (except building), e.g., docks, piers,
boat launching ramps, hatcheries.
(g) Water monitoring devices.
(h) Culverts, bridges, and their approaches for floodplain
crossings by streets, access drives, and driveways.
(5) Plans for any of the eight uses within a floodplain permitted under Subsection
D(4) shall be incorporated into the design plans and shall be subject to approval by the Borough Council. The plans shall demonstrate that the proposed uses do not increase the height or frequency of floodplain water; are installed so as to withstand the maximum volume, velocity, and force of floodplain water; are flood and flotation proof; do not create unhealthy or unsanitary conditions; and do not degrade quality of surface water, or the quality of groundwater.
(6) The inclusion of a floodplain within lots in order to
meet minimum lot area and/or yard requirements is allowed provided each such
lot contains sufficient area exclusive of the floodplain for buildings and,
when applicable, on-lot sanitary wastewater disposal systems and replacement
drainfield area unless otherwise specified in the Borough Zoning Ordinance.
(7) It is recommended that the five-hundred-year floodplain
corridor be identified on plans and that any structures located between the
one-hundred- and five-hundred-year floodplain be floodproofed to the limits
of the five-hundred-year floodplain corridor.
E. Wetlands. In addition to the above requirements no subdivision
or land development shall involve uses, activities or improvements which would
entail encroachment into, the regrading of, or the placement of fill in wetlands
in violation of state or federal regulations. Applicants must submit evidence
to the Borough Council that, if wetlands are present on the site, the Pennsylvania
Department of Environmental Protection (Bureau of Dams and Waterway Safety)
and the U.S. Army Corps of Engineers have been contacted to determine the
applicability of state and federal wetland regulations. Any approval of the
Borough Council shall be contingent on full compliance with any requirements
of any regulatory agency, and no action by the Borough Council shall be relied
on in lieu of a permit issued by the appropriate agency.
Landscaping shall be provided, consistent with the standards of this
chapter, in all subdivisions and land developments.
A. Buffer planting.
(1) Buffer planting shall be provided along the rear of reverse
frontage lots and along the side and rear lot lines of commercial or industrial
properties where such lots abut residentially zoned property. Parking and
buildings are prohibited within the buffer area. The use of the buffer area
for accessways shall be limited. Buffer areas shall consist of one row, staggered,
of mixed evergreen and deciduous trees which shall be at least six feet in
height when planted and shall be spaced not more than 10 feet apart on center
and two rows, staggered, of mixed broad leaf and needle evergreen shrubs which
shall be at least three feet in height when planted and shall be spaced not
more than five feet apart on center. The trees shall be of such species so
as to attain a height at maturity of not less than 20 feet. The shrubs shall
be of such species as to provide continued screening from the ground to a
height of six feet at maturity. Deciduous plant materials shall comprise no
more than 30% of the number of plants in the buffer. The required height of
the buffer planting may be achieved in part by mounding or installation of
plants along a berm.
(2) Service loading and trash disposal areas such as dumpster
or compactor sites shall be effectively screened so as not to be visible from
parking areas, roadways, or adjacent properties. Such areas shall be screened
with a combination of architectural masonry (or fencing) and landscaping with
a height of at least six feet.
(3) Parking and storage of vehicles in front yards of properties,
other than lots in single-family subdivisions, shall be screened from the
public right-of-way by an earthen berm and/or plant matter which provides
a dense visual screen to four feet in height at maturity. Plant matter shall
consist of two rows of mixed broad leaf and needle evergreen shrubs planted
in staggered rows. Plants shall be spaced not more than five feet apart on
center and shall be at least three feet in height when planted. Additional
planting in the form of non-canopy trees and deciduous shrubs is acceptable.
(4) All planting shall be performed in conformance with good
nursery and landscape practice. Plant materials shall conform to the standards
recommended by the American Association of Nurseryman, Inc., in the American
Standard of Nursery Stock, ANSI, current edition, as amended.
B. Existing wooded areas. Existing wooded areas shall be
protected to prevent unnecessary destruction. At least 25% of the number of
trees (minimum trunk caliper of five inches at six inches above ground) that
exist at the time of plan submission shall be maintained or replaced immediately
following construction. Replacement trees shall be a minimum trunk caliper
of two inches at a height of six inches above finished grade and located within
unbuildable sections of the site (i.e., floodplain, steep slope, and setback
areas). Plans shall be submitted showing existing trees and proposed construction
and which indicate conformance with this section.
C. Street trees. Street trees shall be provided in all residential
subdivisions with densities greater than one dwelling per acre and all commercial
and residential land developments. Street trees may be required by the Borough
Council in other developments upon request of the Borough Council. All subdivision
and land development plans requiring street trees shall be forwarded to the
Borough Shade Tree Commission for their review and comment. All street trees
shall be provided by the applicant in accordance with the following standards:
(1) The trees shall be nursery grown in a climate similar
to that of the locality of the project. Varieties of trees shall be subject
to the approval of the authority that accepts ownership of the street.
(2) All trees shall have a normal habit of growth and shall
be sound, healthy, and vigorous; they shall be free from disease, insects,
insect eggs, and larvae.
(3) The trunk diameter, measured at a height of six inches
above finish grade, shall be a minimum of two inches.
(4) Trees shall be planted between the street right-of-way
line and the building setback line except where the municipality has authorized
placement of trees within the street right-of-way. The trees' growth
shall not interfere with the street cartway, sidewalk, or utility line. Street
tree branching shall not interfere with clear sight triangles. Typical branching
shall not be within 10 feet of ground level after 10 years of growth.
(5) All planting shall be performed in conformance with good
nursery and landscape practice and to the standards established by the authority
which accepts ownership of the planting.
(6) Requirements for the measurements, branching, grading,
quality, balling, and the burlapping of trees shall follow the code of standards
recommended by the American Association of Nurserymen, Inc., in the American
Standard for Nursery Stock, ANSI Z60, current edition, as amended.
(7) A minimum of two canopy street trees shall be provided
for every 100 feet of public right-of-way. Street trees shall be placed a
minimum of 40 feet apart along the right-of-way, and shall be located so as
to maximize the growth potential of the plant material, minimize the potential
for root interference with public infrastructure, and enhance the quality
of the development. A list of acceptable street trees to be utilized in the
design shall be obtained from the Borough Shade Tree Commission. No one species
shall comprise more than 25% of the entire number of street trees in a particular
development.
(8) Street trees are to be maintained and guaranteed for
a minimum of two years. Planting of trees shall occur within the standard
planting season (March through November). No more than 1/3 of the tree shall
be damaged or dead without replacement. Replacement trees shall conform to
all requirements of this section and shall be maintained and guaranteed for
a minimum of two planting seasons.
D. Ground cover. Ground cover shall be provided on all areas
of the project to prevent soil erosion. All areas which are not covered by
paving, stone, or other solid material shall be protected with a suitable
ground cover, consisting of spreading plants, including sods and grasses less
than 18 inches in height.
All subdivisions or land developments containing 50 or more dwelling
units or nonresidential buildings containing 20,000 or greater square feet
of gross floor area shall be provided with at least two separate and distinct
means of access for the subdivision or land development.
A. Access may be provided through the location of two or
more public or private streets, each of which intersects with an existing
public street. Such public or private streets shall meet all the requirements
of this chapter concerning design and construction.
B. Access for a land development may be provided through
two or more driveways into the land development. Such driveways shall be separated
by a distance of at least 150 feet and shall comply with all requirements
of this chapter.
C. If the applicant is unable to provide access to the subdivision
or land development through two or more public or private streets, each of
which intersects with an existing public street or two or more driveways which
intersect with one or more existing public streets, an emergency access shall
be provided.
(1) The emergency access shall be improved so that emergency
vehicles may safely transverse it and shall be indicated on the plans.
(2) The emergency access shall be accessible to the providers
of emergency services within the Borough. Applicants proposing to provide
emergency access shall submit evidence of such approval.
(3) The emergency access may be located so that access to
the subdivision or land development is gained from a public street at a location
unsuitable for regular access with an existing public street.
(4) The emergency access may be located so that access is
gained from an adjacent tract. For example, a subdivision or land development
adjoining a parking lot of another use may provide emergency access through
a point with a break chain. Applicants with plans indicating emergency access
through an adjoining private tract shall provide evidence that the adjoining
property owner has consented to such emergency access location.