The standards and requirements contained in
this article shall apply as minimum design standards for subdivisions
and/or land developments.
A. Compliance with municipal ordinances required. All
plans shall be designed in compliance with the Municipal Zoning Ordinance and all other applicable ordinances and requirements.
B. Municipal approvals required prior to plan submission.
Whenever the Municipal 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 municipal 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 grant 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
Municipal 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 grant 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 adopted municipal ordinances and
therefore supersede these standards:
(1) The number of parking spaces required shall be determined
by the Municipal Zoning Ordinance or adopted parking 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 furthermost space in a lot shall be a maximum of 1,000 feet for
employee parking; 500 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, plus 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 the borough, have been made for the establishment of a common parking
facility, unless otherwise specified under a municipal zoning ordinance.
(4) Parking compound dimensions shall be no less than
those listed in the following chart:
(5) 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.
(6) Where sidewalks occur in parking areas, parked vehicles shall not overhang or extend over the sidewalk unless the sidewalk complies with §
137-26F(5).
(7) 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.
(8) Not less than a four-foot radius of curvature shall
be permitted for horizontal curves in parking areas.
(9) All dead-end parking lots shall be designed to provide,
when necessary, sufficient backup area for all end stalls.
(10)
Painted lines, arrows and dividers shall be
provided and maintained to control parking and, when necessary, to
direct vehicular circulation.
(11)
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.
(b)
Pavement shall consist of a minimum of 1 1/2
inches of binder course and one-inch wearing surface. Material shall
be equal or superior to Pennsylvania Department of Transportation
Specifications for Bituminous Surface Course ID-2A and shall be applied
in accordance with the Pennsylvania Department of Transportation Specifications,
Form 408 and its latest revisions.
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 following
the methodology described in the publication Shared Parking (Urban
Land Institute and Barton Aschman Associates, Inc., Urban Land Institute,
1984).
(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 guaranties,
in addition to the performance guaranties 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 the 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 the borough determines
that the parking facility is adequate as originally constructed, the
performance guaranties shall be released. If, however, the 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 guaranties.
C. Bicycle parking facilities. Bicycle parking facilities
for nonresidential land uses shall be provided in accordance with
the following regulations:
(1) Two percent of the first 50 vehicular spaces shall
be for bicycle use. If more than 50 spaces are to be provided, at
least 2% 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, water
transmission mains, 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 §
137-26F(5) 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, the borough
will require, with the final plan application, a letter from the owner
of the tract and the right-of-way and a copy of the recorded agreement
which shall contain the above data.
[Amended 6-4-2019 by Ord.
No. 932, approved 6-4-2019]
A. Design and construction of storm drainage and stormwater management facilities shall be in accordance with the Borough's Stormwater Management Ordinance (Chapter
136) and shall be subject to the review and inspection of the Borough of Shippensburg and the Borough Engineer.
B. Stormwater management plans and reports shall meet the following
general requirements:
(1) No regulated activity shall commence until the Borough issues written
approval of a SWM site plan in compliance with the provisions of this
chapter.
(2) If the regulated activity is exempted from any requirements of this section pursuant to the provisions of Chapter
136, then the activity shall not commence until the Borough issues written confirmation of the specific exemption(s).
(3) For all regulated activities, stormwater management facilities shall be designed, implemented, operated and maintained to meet the purposes and requirements of this chapter and to meet all requirements under Title 25, Pa. Code, the Clean Streams Law, 35 P.S. § 691.1 et seq., the Storm Water Management Act, 32 P.S. § 680.1 et seq, and Chapter
136 of the Code of the Borough of Shippensburg.
(4) The Borough may, after consultation with DEP, approve measures for
meeting the state water quality requirements other than those in this
section, provided that they meet the minimum requirements of, and
do not conflict with, state law including, but not limited to, the
Clean Streams Law.
(5) For all regulated earth disturbance activities, erosion and sediment
control BMPs shall be designed, implemented, operated and maintained
as required in accordance with 25 Pa. Code, Chapter 102, as amended,
the Clean Streams Law, 35 P.S. § 691.1 et seq., and the
applicable standards set forth in the Erosion and Sediment Pollution
Control Program Manual (E&S Manual), Commonwealth of Pennsylvania,
Department of Environmental Protection, No. 363-2134-008 (2000), as
amended and updated.
(6) For all regulated activities, the measurement of impervious coverage (as defined in Chapter
136) shall include all impervious coverage for the total proposed development, even if development is to take place in phases.
(7) The SWM site plan approved by the Borough shall be on file at the
project site throughout the duration of the construction activity.
C. Floodplain. Floodplain areas shall be established
and preserved as provided below:
(1) A one-hundred-year floodplain shall be established
for all watercourses and shall be delineated by one of the following
methods. In case of any dispute concerning when, where and how the
floodplain is to be established, the borough will determine the ultimate
design criteria and/or flood boundary limits.
(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 United States government.
(2) 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 Q100-year-flood elevation.
(3) The above provision shall not be construed as a prohibition
of the following, provided that they comply with § 137-31G(4):
(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.
(c)
Floodproofing and flood hazard reduction structures
to protect existing buildings.
(d)
Public and private utility facilities, except
buildings.
(e)
Water-oriented uses (except building), e.g.,
docks, piers, boat launching ramps, hatcheries.
(f)
Water monitoring devices.
(g)
Culverts, bridges and their approaches for floodplain
crossings by streets, access drives and driveways.
(4) Plans for any of the eight uses within a floodplain
permitted under § 137-31G(3) shall be incorporated into
the design plans and shall be subject to approval by the borough.
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 floodproof and flotation proof; do not create unhealthy or unsanitary
conditions; and do not degrade quality of surface water or the quality
of groundwater.
(5) The inclusion of a floodplain within lots in order
to meet minimum lot area and/or yard requirements is allowed, provided
that each such lot contains sufficient area exclusive of the floodplain
for buildings.
(6) It is recommended that the five-hundred-year-floodplain
corridor be identified on plans and that any structures located between
the one-hundred-year and five-hundred-year floodplain be floodproofed
to the limits of the five-hundred-year-floodplain corridor.
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 that 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, where practical. 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, ANZIZ60, 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. Except where street trees are prohibited
or restricted by an 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 the borough in other developments upon request
of the municipality. 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 which 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.
(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, ANSIZ60, current
edition, as amended.
(7) Quantity; species.
(a)
A minimum of one canopy street tree shall be
provided for every 40 feet of public right-of-way frontage on a lot.
Street trees shall be of the following species. No one species shall
comprise more than 25% of the entire number of street trees in a particular
development.
Acer rubrum cultivars
|
Red maple
|
Acer saccharum
|
Sugar maple
|
Aesculus x cornea
|
Red horsechestnut
|
Cladrastis lutea
|
American yellow wood
|
Fraximus pennsylvania
|
Green ash
|
Ginkgo biloba (males only)
|
Ginkgo
|
Gleditsia triacanthos inermis
|
Thornless honey locust
|
Liquidambar styraciflua
|
Sweetgum
|
Ostrya virginiana
|
Hop hornbeam
|
Quercus acutissima
|
Sawtooth oak
|
Quercus palustris
|
Pin oak
|
Quercus rubra
|
Red oak
|
Sophora japonica
|
Japanese pagoda tree
|
Tilia cordata
|
Littleleaf linden
|
Tilia x eughlora
|
Crimean linden
|
Tilia tomentosa
|
Silver linden
|
Ulmus parvifolia
|
Lacebark elm
|
Zelkova serrata
|
Japanese zelkova
|
(b)
Other tree species may be used, provided that
acceptable information is submitted to indicate that the species are
hardy street trees.
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.