The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments as prescribed in §
110-102 of this chapter.
A. Compliance with municipal ordinances required. All plans shall be
designed in compliance with the East Petersburg Borough Zoning Ordinance and all other applicable ordinances and requirements.
B. Municipal approvals required prior to plan submission. Whenever the
East Petersburg Borough Zoning Ordinance provides that the use proposed
by the applicant for subdivision or land development approval shall
constitute a use by special exception or conditional use, the applicant
shall obtain such special exception or conditional use approval from
the East Petersburg Borough governing body or Zoning Hearing Board,
as applicable, prior to the submission of the preliminary plan. The
plan shall be designed and developed in accordance with any conditions
which have been imposed upon the granting of such special exception
or conditional use by the municipal governing body or Zoning Hearing
Board, as applicable.
C. Variances required prior to plan submission. Whenever the plan indicates
that a variance from the applicable zoning ordinance shall be required,
the applicant shall obtain such variance from the East Petersburg
Borough Zoning Hearing Board prior to the submission of the preliminary
plan. The plan shall be designed and developed in accordance with
any conditions which have been imposed upon the granting of such variance
by the Zoning Hearing Board.
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. Off-street vehicular parking facilities shall
be provided in accordance with the following standards, unless such
standards are covered under the East Petersburg Borough zoning ordinances and therefore supersede these standards:
(1)
The number of parking spaces required shall be determined by
the East Petersburg Borough Zoning Ordinance.
(2)
Off-street parking areas shall be oriented to and within a reasonable
walking distance of the buildings they are designed to serve according
to the following standards:
(a)
For commercial and industrial developments, the furthest space
in a lot shall be a maximum of 1,000 feet for employee parking; 500
feet to 800 feet for customers.
(b)
For single-family or two-family structures, off-street parking
shall be provided behind the street right-of-way line and may be attached
or separate garage(s), carport(s), or driveway(s).
(c)
For multifamily structures of more than two units, off-street
parking shall be located within 200 feet of the structure.
(d)
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 + 1 for each 100
|
(3)
Parking facilities shall not be permitted within 10 feet of
a side or rear property line unless formal arrangements, satisfactory
to East Petersburg Borough, have been made for the establishment of
a common parking facility unless otherwise specified under the East
Petersburg Borough Zoning Ordinance.
(4)
Each angled off-street parking space shall measure nine feet
in width by 19 feet in length. Parking spaces for the physically handicapped
shall be 12 feet wide. Parallel parking spaces shall measure eight
feet wide and a minimum of 23 feet long.
(5)
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.
(6)
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.
(7)
Not less than a four-foot radius of curvature shall be permitted
for horizontal curves in parking areas.
(8)
All dead-end parking lots shall be designed to provide, when
necessary, sufficient back-up area for all end stalls.
(9)
Painted lines, arrows, and dividers shall be provided and maintained
to control parking and, when necessary, to direct vehicular circulation.
(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 2 1/2 inches of
binder courses and 1 1/2 inches wearing surface. Material shall
be equal or superior to Pennsylvania Department of Transportation
Specifications for Bituminous Surface Course Superpave 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. Parking facilities for mixed-use developments.
(1)
For mixed-use developments, a shared parking approach to the
provision of off-street parking shall be permitted.
(2)
Where the total number of off-street parking spaces required
may not be immediately required for a particular use, a staged development
plan may be permitted which requires that only a portion of the parking
area, but not less than 65% of the required spaces, be completed initially.
(3)
The site plan shall clearly indicate both the portion of the
parking area to be initially paved and the total parking needed to
provide the number of spaces required.
(4)
The site plan shall provide for adequate drainage of both the
partial and total parking areas.
(5)
The portion of the parking area not to be paved initially shall
be landscaped.
(6)
The applicant shall post separate performance guarantees, in
addition to the performance guarantees required for other improvements,
which shall reflect the cost of installing the additional parking
facilities necessary to provide the total number of parking spaces
required.
(7)
Prior to the expiration of a two-year period, the applicant
may either install the additional parking shown on the site plan or
apply to East Petersburg Borough after the use has been in operation
a minimum of 18 months for a determination as to whether or not the
initial parking area provided is adequate. If East Petersburg Borough
determines that the parking facility is adequate as originally constructed,
the performance guarantees shall be released. If, however, East Petersburg
Borough determines that the partial off-street parking area is not
adequate, the applicant shall be required to install the additional
parking facilities in accordance with the terms of the performance
guarantees.
C. 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 §
110-602F(4) shall have a minimum width of 10 feet.
D. Width of utility easements. Public utility easements shall have a
minimum width of 20 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 traverses 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, East Petersburg Borough 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.
Refer to the adopted East Petersburg Borough Stormwater Management
Ordinance, as may be amended.
A. 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 East Petersburg Borough that, if
wetlands are present on the site, the Pennsylvania Department of Environmental
Protection (Bureau of Waterways Engineering and Wetlands) and the
U.S. Army Corps of Engineers have been contacted to determine the
applicability of state and federal wetland regulations. Any approval
of East Petersburg Borough shall be contingent on full compliance
with any requirements of any regulatory agency, and no action by East
Petersburg Borough 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, except
where East Petersburg Borough Zoning Ordinance has more restrictive
specifications, in which case those standards shall supersede this
chapter.
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 broadleaf 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 six feet in height at maturity.
Plant matter shall consist of two rows of mixed broadleaf 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 noncanopy
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 Z60, 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 the 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. Except where street trees are prohibited or restricted
by East Petersburg Borough ordinance, 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 East Petersburg Borough in other developments.
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 East Petersburg Borough.
(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 Nurseryment, Inc., in the
American Standard for Nursery Stock, ANSI Z60, current edition, as
amended.
(7)
One tree shall be planted for every 50 linear feet, or major
fraction thereof, of street frontage. Spacing shall not be less than
20 feet and not more 50 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)
Street trees shall be one of the following species:
|
Large Trees
|
|
Autumn blaze maple
|
Acer x freemani
|
|
Armstrong maple
|
Acer x freemani
|
|
Red maple*
|
Acer rubrum
|
|
Bowhall maple*
|
Acer rubrum
|
|
October glory red maple*
|
Acer rubrum
|
|
Red sunset red maple*
|
Acer rubrum
|
|
London plane tree
|
Platanus x acerifolia
|
|
Shumard oak*
|
Quercus shumardii
|
|
Red oak*
|
Quercus rubra
|
|
Swamp white oak*
|
Quercus bicolor
|
|
Sawtooth oak*
|
Quercus acutissima
|
|
Bald cypress
|
Taxodium distichum
|
|
Lacebark elm
|
Ulmus parviflora
|
|
Morton elm
|
Ulmus japonica x Ulmus wilsoniana
|
|
Green vase Zelkova
|
Zelkova serrata
|
|
Medium Trees
|
|
Hedge maple
|
Acer campestre
|
|
Belle tower sugar maple
|
Acer saccharum
|
|
Fort McNair red horsechestnut*
|
Aesculus x carnea
|
|
Fastigate European hornbeam
|
Carpinus betulus
|
|
Katsura tree
|
Cercidiphyllum japonicum
|
|
Shademaster honey locust
|
Gleditsia triacanthos var. inermis
|
|
Skyline honey locust
|
Gleditsia triacanthos var. inermis
|
|
Goldenrain tree
|
Koelreuteria paniculata
|
|
Black gum
|
Nyssa sylvatica
|
|
American hophornbeam
|
Ostrya virginiana
|
|
Muhlenberg oak*
|
Quercus muehlenbergii
|
|
Small Trees
|
|
Paperbark maple
|
Acer griseum
|
|
Constellation dogwood
|
Cornus florida x Cornus kousa
|
|
Thornless cockspur hawthorn
|
Cratageus crusgalli var. inermis
|
|
Ohio pioneer hawthorn
|
Crategeus crusgalli var. inermis
|
|
Centurion crabapple
|
Malus x zumi x Almey
|
|
Persian parrotia
|
Parrotia persica
|
|
Columnar sargent cherry
|
Prunus sargentii
|
|
Alternatives: snow goose, pink flair
|
|
|
Okame flowering cherry
|
Prunus subhirtells
|
|
Autumnalis flowering cherry
|
Syringa reticulata
|
|
Notes:
|
---|
|
*
|
Trees are noxious for agricultural livestock and should not
be planted in locations that may impact animal health.
|
(b)
Other tree species may be used, provided that acceptable information
is submitted to indicate that the species are hardy street trees.
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. The 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.