Borough of Lewisburg, PA Design Standards for Proposed Improvements and Other Requirements

Lots will be laid out to provide buildable areas, reasonable access, usable yards, and open space areas with minimum disturbance to the site.

The soil, geologic, and topographic conditions of the site should be compatible with proposed lot uses.

The configuration of lots will be based upon the minimum and maximum lot area requirements, the salient natural features, existing improvements, proposed improvements and the adjacent development pattern.

Lot configurations should provide for safe vehicular and pedestrian circulation.

Lots that are two or more times the minimum lot area requirements will be designed with configurations that allow for additional subdivision.

Specific lot requirements.

Lot lines will follow zoning district boundaries rather than cross them. Should a lot be divided by a zoning district boundary the minimum standards of each district will apply.

Side lot lines will be substantially at right angles or radial to street lines.

All lots will front on and have access to an existing or proposed public street or a private street in accordance with §§ 315-43 and 315-50 of this chapter.

Lots that require access to an arterial or collector street will be avoided. Where lots adjoin arterial or collector streets access to said lots will be from local streets, service roads, or marginal access roads.

Lots will be laid out and graded to provide proper drainage away from all buildings.

All portions of a tract will be developed so that no landlocked area will be created.

Corner lots will have additional width to permit sufficient setbacks from both streets.

Double frontage lots are prohibited except where provided as reverse frontage lots to reduce driveway intersections along a street with a high volume of vehicular movements.

§ 315-39 Lot or area requirements.

The minimum lot or area requirements will be determined by the Lewisburg Borough Zoning Ordinance.[1]

Editor's Note: See Chapter 360, Zoning.

§ 315-40 Building setback lines.

Building setback lines will be determined by the Lewisburg Borough Zoning Ordinance.

§ 315-41 Monuments and markers.

All pins, monuments, and markers will be established by a professional land surveyor licensed in the Commonwealth of Pennsylvania. The work will be performed in accordance with criteria recognized by the professional licensing board. No existing property line evidence will be disturbed or removed in the course of establishing and locating boundaries but will be located and identified on a property survey plan and labeled as is deemed necessary to delineate ownership.

Monuments, pins, or markers will consist of the following materials and dimensions and will be embedded no less than 30 inches:

Monuments. Concrete will be at least four inches by four inches by 36 inches or similar circular area with a permanent distinguishing magnetic mark identifying the point on the property.

Pins and markers. Steel and other similar durable all weather permanent marker materials will be at least 36 inches long and 1/2 inch in diameter. Railroad spikes or similar products can be used to locate intersections of streets and property corners within paved surfaces.

For newly erected monuments it is recommended that a brightly colored wooden stake at least one inch by two inches by 36 inches be placed near the monument and/or colored flagging be placed on the monument. Survey caps and underground magnetic markers may also be utilized in conjunction with bars used for markers.

It is encouraged that all boundary surveys and monuments be located in reference to the established control for the Union County GIS mapping. Surveys and subdivisions that are located within 1,500 feet of a Union County GIS Monument will be tied to that monument with bearings to the nearest second and dimensions to the nearest hundredth of a foot to identify the coordinates of at least two monuments.

Monuments will be placed at all newly established property corners and right-of-way lines to identify the intersection of adjoining properties separately deeded properties of the same ownership, and access, utility, and drainage easements. Curved lines will be identified at the points of tangent and changing degree of curvature.

In subdivisions of 10 lots or greater, a minimum of two permanent reference monuments will be established in the external boundary of the subdivision where the bar is set in concrete to meet the standards of a monument.

Monuments for new subdivision or land development projects will be set prior to final plan approval. Monuments disturbed during construction will be reestablished by the professional land surveyor promptly at the completion of construction activities, but in all cases prior to any lot sale or building occupation.

Maintenance or removal. It will be the responsibility of the subdivider or developer to see that all monuments or markers are properly maintained until such time as the lot or tract is conveyed. Maintenance of such monuments or markers will then become the responsibility of the new owner. Any monuments or markers that are removed will be replaced by a registered professional land surveyor at the expense of the person(s) removing them.

§ 315-42 Easements.

Easements for sanitary sewer, water supply, stormwater drainage facilities, public or private utilities, and pedestrian access will meet the standards of this section.

Easements will be adjacent to property lines and street rights-of-way to the fullest extent possible.

Nothing will be placed, planted, set, or put within an area of an easement that would adversely affect the function of the easement or conflict with the easement agreement.

Utility easements. The location and size of utility easements will be reviewed and approved by the applicable utility company, but such easements will not be less than 15 feet in width.

Drainage easements. Where a subdivision or land development is traversed by an existing or proposed watercourse, drainage way, channel, or stream, a drainage easement will be provided that conforms substantially with the line of such feature at a width adequate to preserve the unimpeded flow of natural drainage without damaging adjacent property. The minimum width of drainage easements will be 15 feet.

Stormwater facility easements. Easements will be reserved where stormwater drainage facilities exist or are proposed and will have a minimum width of 15 feet extending from the top of bank of any basin, channel, or berm. They will be adequately designed to provide an 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, and to provide ingress and egress from a public right-of-way. The easement will remain unobstructed at all times; excavation, the placing of fill, the erecting of buildings or other permanent structures or the making of any other alterations that may adversely affect the flow of stormwater within any portion of the easement will be prohibited.

Right of access and maintenance. All easements will clearly identify who has the right of access and the responsibility for maintenance.

Easements, including easement maintenance provisions, will be prepared in a format specified by the Union County Recorder of Deeds Office and will be referenced in the deeds of the lots.

§ 315-43 Street system general arrangement.

The following criteria will be considered in the design of streets (including private streets not dedicated) in all subdivisions and land developments.

The arrangement of streets will minimize congestion, avoid hazardous intersections and provide convenient and safe access to the accompanying properties.

Proposed streets will be coordinated with adjacent existing or proposed streets and will be planned and designed for the continuation of existing streets in adjoining areas, the proper projection of streets into adjoining undeveloped or unplatted areas, and the continuation of proposed streets to the boundaries of the tract being developed. No subdivision or land development will be approved that will result in a tract or parcel of land being landlocked.

Streets will be laid out to be harmonious with the existing and proposed site characteristics, including, but not limited to, slope, best use, parcel layout, runoff, soil capacity, water table, floodplain, sight distance, traffic volume and safety, pedestrian use, traffic control, and parking.

Curvilinear streets should be utilized only when the historic grid cannot be extended due to the topography and natural features of the site and when used will be consistent with adjoining development patterns topography and natural features.

Culs-de-sac and dead-end streets are prohibited.

Streets will be laid out to preserve the integrity of their engineering design.

Streets will be laid out to conform as much as possible to the topography in order to permit efficient drainage and utility systems, to minimize the number of streets necessary for convenient and safe access and to result in usable lots and satisfactory street grades.

Streets which provide ingress and egress to residential areas of single- and multiple-family dwellings will be laid out to discourage and minimize their use by through traffic and to discourage excessive speeds; however, street connectivity into and from adjacent areas is encouraged and will generally be required.

If lots resulting from a subdivision or land development, including the tract residual, are large enough for resubdivision, adequate street right-of-way to permit further subdivision and land development will be provided as necessary.

Where a subdivision or land development abuts a collector or arterial street, the Borough Council may require an internal street system, marginal access street, rear service street, reverse frontage lots, shared driveways, or such other treatment as will provide protection for abutting properties, reduction in the number of intersections and driveways with the collector or arterial street, and separation of local and through traffic.

Adequate vehicular and pedestrian access will be provided to all lots.

Where streets continue into adjacent municipalities, the applicant will coordinate the design of the street with both municipalities in order to ensure uniform cartway widths, pavement cross sections, and other public improvements.

Streets will be designed with drainage grates that are safe for crossing by bicycles and horse-drawn vehicles.

All streets being offered for dedication must meet the Pennsylvania Department of Transportation (PennDOT) requirements for liquid fuel allocation.

When streets are offered for dedication the applicant will provide the required right-of-way, street geometry, street section, drainage facilities, and traffic control. Additional infrastructure may be required where design standards warrant further improvements based on traffic impact studies.

Proposed private streets (those not offered for dedication) will meet all the design standards of this chapter, including but not limited to right-of-way, curbs, sidewalks, drainage, construction, traffic control, and setbacks.

Where a subdivision or land development abuts or contains an existing street right-of-way of improper width or alignment, the Borough Council may require the dedication or reservation of additional land sufficient to widen the street or correct the alignment. Where an additional dedication or reservation is required, all building setback lines will be measured from such dedicated or reserved right-of-way line.

The Borough Council will have the right to determine the classification of roadway and street systems. This determination, if necessary should be obtained prior to the design process.

§ 315-44 Traffic engineering report.

The applicant will prepare a traffic engineering report where any of the following conditions exist:

It is estimated that the subdivision or land development will generate over 200 vehicle trips a day based upon the Institute of Transportation Engineers generation rates.

The subdivision or land development will result in the creation of 25 or more lots.

Current traffic problems exist in the local area, such as a high accident location, a confusing intersection, or a congested intersection that directly affects access to the subdivision or land development.

The ability of the existing roadway system to handle increased traffic or the feasibility of improving the roadway system to handle increased traffic is limited.

The proposed development alters the transportation patterns on a public street providing access to the development or proposes the removal or relocation of a street.

The traffic engineering report will be prepared under the supervision of qualified and experienced transportation engineers with specific training in traffic and transportation engineering.

The traffic engineering report will at minimum be prepared in accordance with PennDOT Publication 201 "Engineering and Traffic Studies."

The scope of the traffic study will be reviewed and approved by the Borough Council and Borough Engineer prior to commencement. The scope will include the proposed intersection and roadway as well as the surrounding impacted transportation facilities.

§ 315-45 Required rights-of-way and cartways.

Right-of-way and cartway widths contained in this and other Borough Ordinances are the minimum required for public streets based upon the need to provide efficient movement of vehicles to serve utilities and to accommodate ponding runoff storage of plowed snow emergency parking, temporary roadway adjustments during maintenance and accidents, and future improvements.

The applicant will certify prior to final plan approval of a subdivision or land development that the title to any street right-of-way proposed for dedication is free and clear of all liens and encumbrances and that no prior right-of-way has been granted to any utility or any other person.

All rights-of-way and cartways designed for public dedication will be designed in conformance with PennDOT's Liquid Fuels requirements. Additionally, all right-of-way and cartway widths will be large enough to incorporate all elements of the design cross sections, including required cartway width, utility accommodation, landscape areas and sidewalks where appropriate/required.

The Borough Council will reserve the right to require a right-of-way width greater than PennDOT specifications and the standards set forth in the Borough Zoning Ordinance for reasons of public safety and convenience; to provide acceleration and deceleration lanes into parking lots, streets, or high-density residential developments; or to provide for future service roads.

The right-of-way and cartway width of a new public street that is a continuation of an existing street will in no case be continued at a width less than the existing street. Where the right-of-way and cartway width of the new street is greater than the existing street, a transition area will be provided the design of which is subject to Borough Council approval.

All of the right-of-way will have a grade similar to the street grade. The slope of banks adjacent to rights-of-way will be no steeper than the following:

One foot of vertical measurement for three feet of horizontal measurement for fills.

One foot of vertical measurement for two feet of horizontal measurement for cuts.

Where a cut or fill abuts a sidewalk, there will be two feet of level area adjacent to the sidewalk and the fill slope will not exceed a three-to-one slope.

Private rights-of-way will be in accordance with those requirements prescribed for private streets.

Where a subdivision or land development adjoins undeveloped acreage, new streets or reserved rights-of-way will be provided to the boundary lines of the development.

§ 315-46 Street design standards.

Streets will be designed for a twenty-year service life. If a street is to be utilized prior to completion of construction, the utilized portion must be structurally designed to support all anticipated loading without significant loss of the designed service life of the street.

Special consideration for future bus and truck routes must be taken into account in the design of streets for pavement thickness and width, sight distances and curb radii.

Streets located in floodplain or flood-prone areas will be designed and constructed to meet the requirements of the § 315-59 of this chapter.

The existing level of service (LOS) as designated in the 2000 Highway Capacity Manual (HCM 2000) published by the Transportation Research Board on any adjacent street and intersection that will be affected by a proposed subdivision or land development will not fall below LOS C if it is currently at LOS A, B or C and will not be further reduced if it is at LOS D, E or F.

Traffic calming techniques may be required by the Borough Council for projects that result in high vehicular or pedestrian traffic, areas of commercial development, and transition areas between commercial and residential development. Techniques will be employed based on PennDOT Publication 383.

Local roads. The design criteria shown in Table 6-1 will be considered the minimum standards in the design of local roads serving all subdivisions and land developments.

Table 6-1 Local Road Design Standards
Criteria/Context (See PennDOT Pub 70 M)	Rural	Suburban Neighborhood	Town/Village	Private
Design Speed	25-30 MPH	20-25 MPH	20-25 MPH	20-25 MPH
Travel Lanes	2	2	2	2
Minimum Vertical Grade¹	0.5%	0.5%	0.5%	0.5%
Maximum Vertical Grade²	12%	12%	12%	12%
Right-of-way Width (Feet)	50	50	50	50
Cartway Width (Feet)	9	10	10	9
Shoulder Width (Feet)³	2	4	2	2
Parking Lane Width (Feet)	N/A	8	8	N/A
Minimum Cross Slope	2%	2%	2%	2%
Maximum Cross Slope	6%	6%	6%	8%
Horizontal Curvature (Feet)³	150	150	150	150
Reverse Curve Offset (Feet)	100	100	100	100
Vertical Curves (Feet)	See (4)	See (4)	See (4)	See (4)

Notes:
1.	Streets constructed at minimum grades of 0.5% will have a 3% cross slope minimum.
2.	Maximum vertical grades in commercial and industrial areas will not exceed 8%.
3.	Shoulders in streets with curbs will be constructed to cartway standards.
4.	All sight distances will be in accordance with the Commonwealth of Pennsylvania, Title 67, Transportation, Chapter 441 as from time to time reenacted and amended.

Arterials and collectors. Design criteria and standards for arterials and collectors will be in accordance with PennDOT Publication 70M.

Vertical alignment.

Vertical curves will be used in changes of grade exceeding 1%. In order to provide proper sight distances, the minimum length (in feet) of vertical curves will be as computed in accordance with the Commonwealth of Pennsylvania, Title 67, Transportation, Chapter 441, as from time to time reenacted, amended, and/or replaced.

The minimum grade on all local streets will be 0.5%. The maximum grade on any street will not exceed 12%; however, grades not more than 16% may be used for limited distances less than 300 feet and will be subject to the approval of the Borough Council upon recommendation by the Borough Engineer prior to design. Refer to Table 6-1.

Grades at intersections will be as flat as possible. The grade of the approach where the traffic is required to stop will not exceed 4% grade change for 40 feet or greater depending on the stacking length of the vehicles caused by high traffic volume areas. Refer to Table 6-2 for further design requirements.

Horizontal alignment.

Alignment between control points should conform to topography, following closely the natural contours, consistent with the design speed, the traffic volumes to be served, the right-of-way and the construction cost.

Horizontal curves will be designed in accordance with Table 6-1.

Intersections.

Streets will intersect as nearly as possible at right angles, and no street will intersect another at an angle of less than 75° or more than 105°.

No more than two streets will intersect at the same point.

Street intersections will be designed with a minimum radius of 15 feet, but should at all times be designed to safely accommodate the intended vehicular traffic, e.g., combination trucks and buses. Refer to Table 6-2 for additional minimum curb radii.

The corner sight distances or clear sight triangle for each design speed will be as specified in Table 6-2. The clear sight triangle will be maintained as open space with no visual obstructions (Refer to Figure 6-1).

Sight distances for all intersection horizontal alignments, or vertical alignments will be designed to achieve the required minimum safe sight distances and safe stopping distances as specified in the Commonwealth of Pennsylvania, Title 67, Transportation, Chapter 441, as from time to time reenacted, amended and/or replaced.

Any street intersecting with another street will not be located closer than the distances specified in Table 6-2. Distances will be measured from the centerline of the two intersecting streets along the centerline of said local, collector or arterial street.

Any subdivision or land development that can be expected to generate more than 200 vehicle trips per day may be required to provide traffic control devices such as the following in order to provide safe and efficient operation at any proposed driveway or street:

Acceleration or deceleration lanes.

Concrete median or median barriers.

Left-turn lanes.

Traffic signals.

Lane markers.

Turning lanes, medians, acceleration and deceleration lanes, traffic signals, lane markers, and other such traffic control devices will be designed in accordance with Penn DOT Design Manuals.

Table 6-2 Intersection Design Specifications
Description	Intersection Types
	Arterial With Collector	Arterial With Local²	Collector With Collector	Collector with Local	Local With Local
Minimum Distance Between Centerlines (Same Side/Opposite Side)	800 feet/800 feet	800 feet/300 feet	500 feet/300 feet	500 feet/300 feet	300 feet/150 feet
Angle of Street Intersections¹	90°	90°	90°	75° to 105°	75° to 105°
Length/Grade Change of Intersection Approaches	100 feet/4%	80 feet/4%	80 feet/4%	60 feet/4%	40 feet/6%
Minimum Curb Radius	50 feet	20 feet	35 feet	25 feet	20 feet
Minimum Intersection Sight Triangle Distance³	300 feet	200 feet	200 feet	200 feet	150 feet

Notes:
1.	Angles should be designed to 90^° when possible.
2.	Where the centerlines of local streets opening onto opposite sides of an arterial street are within 150 feet of each other, they will be made to coincide by curving the streets to form a four-way intersection whenever possible.
3.	This includes railroads. Refer to the detail for proper alignments.

Roadway cross sections.

Minimum and desirable widths of roadway surface, shoulders, curbs, and the minimum and desirable thickness of base, subbase material and surface courses will be in accordance with the requirements specified in Table 6-1, Table 6-3, Figure 6-2 and Figure 6-3.

	Type¹
Material	Local	Private²	Commercial	Industrial
64-22, 0.0 to 0.3 million ESALs, SRL L³
Base Course Superpave Asphalt Mixture Design, 25mm, PG 64-22, 0.0 to 0.3 ESALs⁴	4in	3in	4.5in	4.5in
Binder Course Superpave Ashpalt Mixture Design, 25 mm, PG 64-22, 0.3 to 3.0 million ESALs	—	—	—	2in
Compacted Stone Subbase	6in	6in	8in	8in

Notes:
1.	Arterial and collector streets will be constructed to PennDOT standards and approved by the Commission Engineer.
2.	Alternates as per PennDOT Publication 70M may be considered for private streets serving less than or equal to five lots and less than 100 vehicular trips per day.
3.	Commercial and Industrial is 0.3 to 3.0 million ESALs, SRL M.
4.	Commercial and Industrial is 0.3 to 3.0 million ESALs.

Structures.

Bridges, culverts, walls, tunnels and other structures should be designed in accordance with the current AASHTO publication "Standard Specifications for Highway Bridges" and PennDOT Design Manual, Part 4, "Structures."

The design of all structures is subject to the review and approval by the Borough Engineer.

A minimum vertical clearance of 14 feet, plus an allowance of six inches to accommodate future resurfacing, will be provided for all new and reconstructed facilities on or over collector and local road facilities.

The minimum vertical clearance over state routes will be in accordance with PennDOT standards.

For additional vertical clearance requirements refer to PennDOT Design Manual, Part 2, "Highway Design" and PennDOT Design Manual, Part 4, "Structures."

The minimum width criteria and minimum design load structural capacities will be as indicated in the applicable design charts found in Penn DOT Design Manual, Part 2. "Highway Design."

Special streets.

Culs-de-sac.

A cul-de-sac will not be permitted when a through street is feasible. The feasibility of a through street will be based on the physical features of the tract proposed for development, the potential for extension of the street to adjoining lands, restrictions imposed by other government regulations, and the ability to design to meet all other requirements of this chapter. When culs-de-sac are proposed the application will be accompanied by a written analysis of the merits of the design and the reasons that a through street would not be feasible. Approval of cul-de-sac streets will be at the sole discretion of the Borough Council upon recommendation by the Planning Commission.

Culs-de-sac will be prohibited where it is possible to provide loop streets that provide better access for emergency vehicles, fewer restrictions on snow removal and improved pedestrian access.

A cul-de-sac street will not exceed 500 feet in length as measured from the centerline intersection with the through street to the center point of the turnaround.

Cul-de-sac streets will have a paved, circular turnaround with a minimum radius to the curb line of 45 feet and the minimum radius of the right-of-way lines will be 50 feet.

An interior island may be permitted in the cul-de-sac turnaround in residential areas at the discretion of the Borough Council upon recommendation by the Borough Engineer.

The centerline grade on a cul-de-sac street will not exceed 10% and the grade of the diameter of the turnaround will not exceed 4%.

Temporary culs-de-sac may have circular, T-shaped, or hammerhead-shaped turnarounds. Turnarounds will be constructed completely within the right-of-way. Restoration of paved areas within the right-of-way will be the responsibility of the developer connecting to the temporary cul-de-sac.

(h)

Unless future extension is clearly impractical or undesirable and is clearly demonstrated by the applicant to the Borough Council the turnaround right-of-way will be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.

Dead-end streets.

Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.

Any dead-end street for access to an adjoining property or because of authorized phased development will be provided with a temporary all-weather turnaround. The use of such turnaround will be guaranteed to the public until such time the street is extended.

Half or partial streets. New half or partial streets are prohibited.

Alleys.

Alleys may not be used as the only means of access to a lot.

Alleys in residential developments will have a minimum right-of-way width of 20 feet and a minimum cartway width of 16 feet.

Alleys in nonresidential developments will have a minimum right-of-way width of 25 feet and a minimum cartway width of 20 feet.

Corners will have a radius adequate to accommodate any large vehicles that may be expected to use the alley.

Dead-end alleys will not be permitted without an all-weather turnaround.

Alleys should be designed in accordance with the street standards in § 315-46 of this chapter.

Private streets.

All streets will be designed as if they will be offered for dedication as public streets.

Private streets will be approved at the discretion of the Borough Council.

Private streets will be prohibited unless design objectives of the development warrant private ownership, the street does not serve more than five lots, and the Borough is not accepting dedication of the street.

If a street is designated as private the following conditions must be met:

A private right-of-way agreement will be properly executed between the landowner granting the access and all affected parties abutting and adjoining said access and will create a private right-of-way not less than 50 feet in width that will run with the land and be available for the use of all owners, present and future. This agreement will be reviewed by the Borough Engineer and approved by the Borough Council prior to final plan approval.

[2]

The adjoining landowners or an association of property owners must agree that the street(s) will not be dedicated but will be maintained by the adjoining landowners or association of property owners.

[3]

The adjoining landowners or an association of property owners must agree to maintain the private street in a mud-free condition and to provide for its repair and for snow removal and any other necessary maintenance.

[4]

An agreement must be entered into by the adjoining landowners or an association of property owners that will be recorded with the Union County Recorder of Deeds as part of the final plan and subsequently reflected in the deeds of all future lot owners. This agreement will establish the conditions under which the street will be constructed and maintained as well as conditions controlling the offer of dedication and provisions for funds sufficient to bring the private street to the standards required for public streets should dedication occur.

Private streets will be designed and built to accommodate the type and volume of traffic anticipated to be generated and will be constructed in accordance with the standards and criteria established in §§ 315-45, 315-446, 315-48 and 315-50 of this chapter.

A notation will be included on the final plan and reflected in the deeds of sold lots identifying the street right-of-way as "private" and identifying the entity responsible for maintenance.

All gates on private streets will be located a minimum of 30 feet from the public right-of-way and will open away from public rights-of-way. Local fire department personnel will have ready access to locking mechanisms on any gate restricting access.

(h)

Private streets will be considered a required improvement and must be constructed prior to final plan approval or, in lieu of completion of improvements, the applicant must provide an acceptable guarantee to be approved by the Borough Council, Borough Engineer, and Borough Solicitor, in accordance with Article VII of this chapter.

§ 315-47 Street construction standards.

At a minimum, all street construction activities will be performed in strict accordance with PennDOT Publication 408, including all references, supplements, and revisions, with Table 6-3 of this chapter, and with applicable Borough ordinances and requirements in order to ensure proper serviceability.

Liquid fuels requirement. Any street or part thereof offered for dedication, or intended to be offered for dedication to the Borough for inclusion into the road system under this chapter, will comply with the minimum requirements of PennDOT covering the allocation of liquid fuel tax receipts and the standards outlined in this chapter.

All streets and related facilities will be staked out during construction by a qualified individual in the construction, engineering or surveying field to ensure that infrastructure is constructed in accordance with the approved design drawings.

The applicant will be responsible for implementing all necessary plans to control, mitigate, and eliminate any forms of pollution, disturbance, or destruction resulting from noise, odor, stormwater, and/or excessive loads or repetitions of loads that may occur during construction.

The applicant will furnish the necessary guards, watchmen, warning lights, and similar items necessary to maintain state highway and other street traffic in accordance with PennDOT Publication 203 requirements. In general, the applicant will not be permitted to interrupt traffic without specific arrangements for detouring traffic in accordance with PennDOT requirements. When traffic cannot be detoured, a minimum of 1/2 the roadway width will be open at all times with traffic control.

§ 315-48 Street improvements.

Curbs and gutter.

Curbs will be required along all public and private streets abutting to any proposed subdivisions or land development.

Curbing may be required by the Borough Council upon recommendation by the Borough Engineer:

For stormwater management.

For road stabilization.

To delineate parking areas.

To direct runoff to drainage inlets.

At intersections, corners, and tight radii.

Curbs will be constructed in accordance with PennDOT Form 408 specifications as from time to time amended and/or replaced.

Concrete curb will be 18 inches high, eight inches wide and have an exposed face of six inches. In no case, however, shall new curb be constructed with less than six inches of exposed face. Alternative types of curb can be approved at the Borough Council upon recommendation by the Borough Engineer.

Terminal concrete curbs or terminal radii will be provided at the start or cut-off locations as needed for streets to transition from one pavement section to another.

Curbing will be designed to provide a ramp for access at each intersection, at the principal entrances to buildings which front on parking lots, and at all crosswalks in accordance with Americans with Disabilities Act (ADA) standards.

Shoulders.

Paved shoulders and drainage swales may be permitted by the Borough Council upon recommendation by the Borough Engineer when:

Required by state or other law.

Preferable due to soil or topographic conditions.

Preferable for stormwater management.

The depth of shoulders will be the combined depth of the surface and base courses. Refer to Table 6-3 for the roadway pavement depths.

Sidewalks and pathways.

Sidewalks will be required for streets of any new subdivision or land development.

Subdivisions and land developments located adjacent to or within a reasonable distance of an existing or future rails to trails, rails with trails, greenway or other public trail system will provide access from the proposed development to the greenway or trail system through a network of pathways in the design and layout of the plan.

Pedestrian-way easements 10 feet wide may be required by the Borough Council through the center of blocks more than 600 feet long to provide circulation or access to schools, playgrounds, shopping, or other community facilities.

Sidewalks will be located within and be parallel to the street right-of-way; however, alternative locations will be considered to preserve topographic features or to provide visual interest, provided the applicant shows that the alternative location maintains safe and convenient pedestrian circulation to the satisfaction of the Borough Council.

Sidewalks will be on both sides of the street in front of all residential units.

The minimum width of all sidewalks and pathways will be five feet. Wider widths may be required near major pedestrian generators and employment centers and to accommodate Americans with Disability Act (ADA) requirements.

There will be a minimum two-foot-wide planting strip of grass between the curb or shoulder and the sidewalk. In instances where safety is a concern, the Borough may require additional separation between the cartway and sidewalks.

The grades and paving of the sidewalks will be continuous across driveways except in nonresidential and high-density developments and in certain other cases where heavy traffic volume dictates special treatment.

The sidewalk will be constructed of at least four inches of Class AA concrete and a six-inch depth at intersections. Handicap and curb cut ramps will include rebar or mesh reinforcement. All curbs and sidewalks will be underlain by four inches of compacted crushed stone or gravel. Technical specifications will be in accordance with PennDOT Publication 408. Where sidewalks cross streets serving commercial and industrial uses, the Borough may impose additional requirements.

Pathways may be constructed of other materials including pervious materials with the approval of the Borough Engineer and provided that the proposed materials and construction are appropriate to the surrounding land use and to the expected volume of pedestrian traffic.

Sidewalks and pathways will be laterally pitched at a slope toward the street not less than 1% and not greater than 2% to provide for adequate surface drainage.

(12)

At corners and pedestrian street-crossings, sidewalks will be extended to the curb line with an adequate apron area for anticipated pedestrian traffic curb cuts, and ramps.

(13)

Sidewalks and pathways will not exceed a 5% grade.

Parking lot and street lighting.

Parking lot lighting will be provided in accordance with the requirements set forth in the Lewisburg Borough Zoning Ordinance.[1]

Editor's Note: See Chapter 360, Zoning.

Street lighting will be provided at the following:

The intersection of streets.

A maximum of 150-foot intervals along streets offering onstreet parking.

The apex of the curve of any street having a radius of 300 feet or less.

Cul-de-sac bulbs.

Terminal ends of center median islands having concrete structure curbing, trees and/or other fixed objects not having breakaway design for speeds of 25 MPH or greater.

Defined pedestrian crossings.

Other locations along the street as deemed necessary by the Borough Council.

At the discretion of the Borough Council upon recommendation by the Planning Commission, lighting will consist of luminaries meeting the approval of the International Dark-Sky Association or be the Lewisburg standard, three-globe fixtures.

Street signs.

The owner/developer will be responsible to obtain from the Borough and install all necessary traffic control, regulatory, and street-name signs and posts in accordance with the materials and workmanship prescribed in PennDOT Publication 408 and all other applicable federal, state, county and Borough requirements.

At least two street name signs will be placed at each four-way street intersection and one at each T-intersection. Signs will be installed under light standards (where applicable) and be free from visual obstruction.

Private streets will be provided with street name signs in accordance with this section.

Street trees.

A tree with a minimum caliper of two inches will be planted every 30 feet of street on both sides of the street in an alternating manner.

Tree selection will be in accordance with the standards set forth by the Lewisburg Borough Shade Tree Commission.

Trees will be placed along right-of-way lines or setback from streets in a sufficient manner to maintain sight distance and safety.

§ 315-49 Street names.

All streets will be named.

Continuations of existing streets will be known by the same name.

Names for new streets will not duplicate or closely resemble names of existing streets, nor will suffixes such as "lane," "way," "drive," "court" or "avenue" be deemed sufficient to differentiate street names that are otherwise the same.

All new street names are subject to review and approval of the Union County Emergency Management Agency and will be consistent with the County Street Naming and Addressing Ordinance, policies, rules, and/or regulations.

Notice from the Union County Emergency Management Agency that the proposed new street names are acceptable will be submitted prior to plan approval.

§ 315-50 Lot access and driveways.

Lot access.

Access to any lot, tract, parcel, subdivision, or development will be provided in a manner that promotes safe and efficient ingress and egress to a public street, limits the number of driveways, and promotes common points of ingress and egress that are adequate for existing and future growth.

The Borough Council may disapprove any point of ingress or egress to any lot, tract, parcel, or development from any street or highway when the proposed ingress or egress would create unsafe conditions, reduce the capacity of the adjoining street or highway or result in substandard circulation and impaired vehicle movement.

In approving ingress and egress from any state road or highway, the Borough Council may only approve those access points for which a highway occupancy permit has been obtained from PennDOT. The Borough Council may require the applicant to reapply for a permit if the location of the PennDOT approved access is in conflict with any provision of this chapter or if the Borough feels the location of the access will hinder the safe and efficient movement on any state road or highway or the proper development of the site.

Direct individual driveway access to SR 0015, SR 0045 and SR 0192 is highly discouraged and in most cases will be prohibited. However on a case-by-case basis direct access may be allowed if, at the sole discretion of the Borough Council, no other feasible access is available, the proposed driveway complies with Table 6-4 of this chapter, there is adequate sight distance in accordance with § 315-50B(8) of this chapter and unsafe conditions are not otherwise created.

Lot access over the lands of others is strongly discouraged.

Driveways. Proposed driveways shall conform to any standards that may exist with the Zoning Ordinance and the separately adopted Borough driveway ordinance. Additionally, all driveways shall at a minimum conform to the standards contained herein.

General requirements.

Driveways will be situated in such a manner that safe and efficient access is provided onto a public or private street taking into consideration current and anticipated future growth.

Driveways will not interfere with normal traffic movements nor be inconsistent with the design, maintenance, and drainage of the street.

The Borough Council may require the joint or shared use of driveways to provide ingress and egress when such design would increase traffic safety by decreasing the potential for vehicular conflicts. In such cases a shared driveway maintenance and use agreement must be entered into by the respective property owners and recorded with the subdivision or land development plan.

In general all private driveway access will be to a public street; however, private driveway access to private streets may be permitted by Borough Council in the following circumstances:

The private street meets the stipulations under § 315-46M(5) of this chapter.

The total number of lots involved include all existing and/or proposed lots utilizing the private driveway for access.

In general all private driveways will be confined to the lot served; however, private driveway across the lands of another may be permitted by Borough Council in the following circumstances:

Not more than two lots are involved.

A complete right-of-way or easement agreement is prepared in a form acceptable to the Borough Council.

The total number of lots involved include all existing and/or proposed lots utilizing the private driveway for access.

Borough Council upon the recommendation of the Borough Engineer may require curbing when it is needed to control access drainage of stormwater, and/or parking. The location and extent of the curbing will be determined by the Borough Engineer.

Location number and positioning of driveways.

Driveways will meet the requirements of Table 6-4 "Location and Number of Driveways."

Table 6-4 Location and Number of Driveways
Street Designation	Minimum Distance Between Driveways (feet)	Maximum Driveways Per Lot	Minimum Setback
			Intersections (Feet)	Property Lines (Feet)
Limited Access Highway or Principal Arterial	600	1	600	10
Minor Arterial	400	1	400	10
Major Collector	200	1	200	10
Local	100	1	100	10

Driveways used for two-way traffic will be positioned at a right angle (90°) to the street or as near thereto as sight conditions permit. Where Borough Council upon the recommendation of the Borough Engineer allows two driveways located on the same lot and used for one-way traffic, each driveway may be placed at an angle of less than a right angle, but not less than a 40° angle.

Where Borough Council at the recommendation of the Borough Engineer allows multiple driveways to access a single lot, will be separated by at least 10 feet measured along the right-of-way line and at least 20 feet measured along the shoulder, ditch line or curb. When the distance separating said multiple driveways is 50 feet or less, the area between the driveways will be curbed.

Borough Council, upon the recommendation of the Borough Engineer, may require the driveway to be located directly across a street from a street or other driveway or may require the driveway be located at a particular point along a property if it is determined that left turns from the lot serviced by the driveway will create a safety hazard.

Driveways will have a throat width and curb return radii based on the volume and type of traffic and in accordance with Figures 6-6, 6-7, 6-8, 6-9, 6-10 and 6-11 and Tables 6-5, 6-6 and 6-7.

Minimum use driveway:

Low volume driveway:

Not to scale

Medium volume driveway:

Not to scale

High volume driveway:

Driveway sight distance. Driveways will be located at a point within the property frontage that provides at least the minimum sight distance as prescribed below:

Sight distances shall be in accordance with safe stopping sight distance as computed in accordance with Commonwealth of Pennsylvania, Title 67, Transportation, Chapter 441 as from time to time reenacted, amended, and/or replaced.

If sight distance requirements specified in this section cannot be met, Borough Council upon the recommendation of the Borough Engineer may:

Prohibit left turns by exiting vehicles;

[2]

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

[3]

Require installation of a right turn acceleration or deceleration lane;

[4]

Require installation of a separate left turn standby lane;

[5]

Alter the horizontal or vertical geometry of the roadway;

[6]

Require the removal of the physical obstruction from the line of sight; or

[7]

Deny access to the highway.

Items in § 315-50B(8)(b) above will be at the expense of the applicant.

Driveway construction standards. Driveways will be constructed in the following manner:

All driveway cartways shall be constructed of a suitable stone base material, appropriately compacted and graded to provide a permanent, sound, all-weather driving surface, reasonably smooth and free from mud, dust, or standing water, and designed to facilitate stormwater drainage patterns.

Driveway slopes will be in accordance with Figure 6-12.

All driveways will be constructed so as not to impair drainage within the right-of-way, alter the stability of the improved area, or change the drainage of adjacent areas.

Where a drainage ditch or swale exists the applicant will install adequate pipe under the driveway in accordance with PennDOT Publication 408. Drainage pipe installed under driveways will meet the design requirements of applicable county and DEP approved Act 167 Stormwater Management Plans, Lewisburg Borough Stormwater Management Ordinance, and/or stormwater management provisions contained in this chapter.

The side slopes for driveway embankments within the right-of-way will not be steeper than 10 to one.

Curb cuts. Curb cuts will be in accordance with Figure 6-13.

Gated driveways. Driveways that are gated will have gates located a minimum of 30 feet from the public right-of-way and will not open outward. Fire department personnel will have ready access to locking mechanisms on any gate restricting access.

§ 315-51 Off-street parking and loading requirements.

Subdivisions and land developments will provide off-street parking and loading areas designed to promote orderly and safe parking of vehicles and deliveries in accordance with the Lewisburg Borough Zoning Ordinance.

General design.

To the maximum extent practical, parking and loading areas will be provided at the side or rear of buildings in order to eliminate the visual impact of vast areas of pavement.

Adequate provision will be made for ingress and egress to all parking and loading spaces and areas.

Customer parking and circulation will be separated from delivery service drives and loading areas.

Parking and loading areas will be located entirely on the lot being served except where shared or off-site parking facilities are developed to serve multiple adjacent lots in accordance with § 360-26C of the Lewisburg Borough Zoning Ordinance.

Off-street parking and loading areas will be designed so that vehicles do not back or park over or into public walkways, sidewalks, and rights-of-way.

Curb radii or aisle treatments in parking areas will be four feet or greater to promote efficient turning movements.

All dead-end parking lots will be designed to provide sufficient back-up at stalls.

Access to off-street parking areas will be limited to a minimal number of well-defined entrance and exit lanes that are separated by dividers, planting islands, or in the case of a low volume driveway, pavement markings. In no case will unrestricted access along the length of a street upon which the parking abuts be permitted.

Painted lines, arrows, dividers, and signs will be provided to delineate and control parking, loading areas and internal circulation.

Any lighting used to illuminate off-street parking or loading areas will be mounted and shielded in such a manner to effectively eliminate direct glare on adjacent properties or upon public streets.

All parking and loading areas will include a landscaped buffer and screening in accordance with the requirements of the Lewisburg Borough Zoning Ordinance.

Construction material. Parking and loading areas, service drives, and exit and entrance lanes will be designed and constructed in accordance with § 315-46 of this chapter. The Borough Council may, on a case-by-case basis, permit parking areas for certain smaller land developments considered to have minimum use and low volume entrances to be surfaced with a dust free all-weather material such as compacted limestone. In such cases the area within the street right-of-way or a length of 15 feet, whichever is greater, of exit and entrance lanes will be paved.

Parking facilities will be located within the distances specified in the Lewisburg Borough Zoning Ordinance as measured from the furthest parking space, but in no case will the distance exceed any requirements set forth by the Americans with Disabilities Act (ADA) or by the Pennsylvania Department of Labor and Industry (L&I).

§ 315-52 Buffers, screening, and landscaping.

Buffers, screening, and landscaping will be provided in accordance with the standards set forth in the Lewisburg Borough Zoning Ordinance.[1]

Editor's Note: See Chapter 360, Zoning.

§ 315-53 Sewage facilities.

All subdivisions and land developments will be provided with sanitary sewage facilities in accordance with the official Act 537 Municipal Sewage Facilities Plan and the laws of the Commonwealth of Pennsylvania.

Subdivisions and land developments will be connected to the Lewisburg Area Joint Sewer Authority system unless the applicant can clearly demonstrate that such connection is not feasible or the PA DEP recognizes an alternative method of disposal. The Borough Council may require the applicant to have a feasibility study prepared by a registered professional engineer to show that a connection is not feasible.

The developer will submit all necessary plans and specifications for the entire sanitary sewage disposal system, including the facilities related to collection, conveyance and treatment. All plans for sanitary sewer systems will be designed by a registered professional engineer in accordance with the requirements of the PA DEP or other governing rules and regulations.

The developer will obtain all required sewage planning approvals from the Lewisburg Area Joint Sewer Authority and the PA DEP. Plan applications will not be approved until all necessary sewage planning approvals have been received.

The developer will obtain a letter from the Lewisburg Area Joint Sewer Authority stating the following:

The term of the reservation of capacity based on hydraulic load, organic loads, and compliance with the influent parameters for collection, conveyance and treatment.

The capacity is for the entire development (partial capacity based upon phases of development will not be accepted).

Approval of the plans for design, construction standards, installation, and financial guarantees.

Subdivisions and land developments proposing no development of buildings or improvement of land for purposes requiring sewage facilities need not provide sanitary sewage facilities if the Lewisburg Area Joint Sewer Authority and PA DEP have approved a nonbuilding waiver request.

Where a waiver is approved by the Lewisburg Area Joint Sewer Authority and PA DEP the Final Plan for recording will include the standard nonbuilding notation.

Even when sewage facilities are not required, the developer will clearly demonstrate that public sewer disposal can be achieved for the lot(s) in question.

Lot additions and consolidations need not provide sanitary sewage facilities if the receiving tract(s) has an existing permitted method of sewage disposal or if the Lewisburg Area Joint Sewer Authority and PA DEP have approved a nonbuilding waiver request. Where a waiver is approved by the PA DEP, the final plan for recording will include the applicable notation required by the PA DEP.

§ 315-54 Water supply.

All subdivisions and land developments will be provided with an adequate and safe supply of water for all intended land uses, and said water supply will meet all applicable federal, state and local drinking water standards or be capable of economical treatment to attain such quality standards.

Subdivisions and land developments will be connected to an existing public water supply unless the applicant can clearly demonstrate that such connection is not feasible. The Borough Council may require a feasibility study prepared by a registered professional engineer to show that a connection is not feasible. The Borough Council may also require the developer to demonstrate that a reliable, safe, and adequate water supply exists to support the usage demands of the proposal without detrimental effects to future users and water sources of adjacent land uses. Such analysis would at a minimum contain information regarding estimated water demand, source of supply and capacity, source reliability and source quality. The Borough Council reserves the right to require the applicant to drill a test well for the establishment of water quality and quantity in that area.

Fire hydrants will be installed as an integral part of any water supply system and the placement, design and construction of such will meet the specifications of the local fire company, the public water supplier and the Borough when applicable.

The developer will submit all necessary plans and specifications for the entire water supply system including the facilities related to sources, storage, treatment, and distribution. All plans for water supply systems will be designed by a registered professional engineer and will conform to current regulatory requirements.

The developer will obtain all required water supply approvals from the water supplier, the PA DEP and/or the Susquehanna River Basin Commission. Applications for plan approval will not be granted until the developer has received all necessary water supply approvals.

Applicants will present evidence that the subdivision or land development is to be supplied with water by a certified public utility, a bona fide cooperative association of lot owners or a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission (PUC) or an application for such certificate a cooperative agreement, or commitment or agreement to serve the area, whichever is appropriate, will be acceptable evidence. In addition applicants will be responsible for obtaining applicable water extension permits from the PA DEP.

Where connection to public water supply is proposed the applicant will provide a written statement from the public water supplier indicating that sufficient supply to serve the proposed development is available and such notice will:

Be dated within 45 days of the plan application.

Identify the term of the reservation of supply.

Provide water supply for the entire development (partial supply based upon phases of development will not be accepted).

Include a statement from the public water supplier indicating approval of the plans for design, construction standards, installation, and financial guarantees.

§ 315-55 Other utilities.

Electric, telephone, television cable and other utilities, both main and service lines, will be placed underground within easements or dedicated public rights-of-way, but not under cartways unless approved in writing by the Borough and utility provider.

All utilities will be installed in accordance with the prevailing standards and practices of the utility or other companies and authorities providing such services and the laws of thecommonwealth.

Underground utility installation will not be required for the following:

For service to industrial development; and

For a project where the local utility service provider determines that the physical conditions render such underground installation unfeasible.

Underground installation of the utility distribution and service lines will be completed prior to street paving, storm drainage, and curbing and sidewalk installation.

The Borough Council may require the installation of utilities prior to final plan approval where the cost of installation, including the cost of excavation for underground utilities will not be completely paid by the utility company. In each case the Borough Council will also consider the procedures for the applicable utility company involved with the extension of services.

§ 315-56 Stormwater management and drainage.

A Stormwater Management Plan prepared in accordance with the Lewisburg Borough Stormwater Management Ordinance will be required for each subdivision or land development plan, unless an exemption to these requirements has been granted in accordance with § 315-56C of this chapter.

This chapter does not imply that areas subject to the stormwater management requirements of this chapter will be free from flooding or flood damages. The making of an administrative decision will not constitute a representation, guarantee, or warranty of any kind by the Borough, or by any official or employee thereof, of the practicability or safety of any proposed structure or use with respect to damage from erosion, sedimentation, stormwater runoff or floods, and will not create liability upon or cause of action against, the Borough, its officials, or employees.

Exemption.

All or a portion of the mandatory design and installation of certain stormwater management facilities may be exempted when the lot improvements (buildings, driveway, regrading, etc.) on the proposed plan document that the lot improvements will not result in detrimental stormwater discharges within the lot(s) or upon adjoining lands, roads, waterways, or other areas. Exemption may be recommended to the Borough Council by the Borough Engineer and Planning Commission provided all of the following criteria are satisfied:

All proposed lot improvements will increase the total impervious area of the parent tract that existed at the date of the adoption of the Stormwater Management Ordinance, July 19, 2005,[1] by no more than 5,000 square feet.

Editor's Note: See Chapter 290, Stormwater Management.

The proposed slope of the lot will not exceed 10% in the lot improvement area and slopes in excess of 15% will not exist within 50 feet of the lot improvement area.

Streams, waterways, and ecologically sensitive areas do not exist within 100 feet of the lot improvement area.

All proposed lot improvements will be a minimum of 50 feet from all lot lines, unless site conditions or other requirements necessitate greater setback.

Plan notes will document that the soils within the lot improvement area are in the hydrologic soil group A, B, or C, as published in the current edition of TR-55, Urban Hydrology for Small Watersheds.

Stormwater discharges will not endanger or potentially damage the lot improvements, adjoining lands, or roads or otherwise pose a threat to the health, safety, or welfare of the public.

No unique or adverse lot conditions will exist which warrant refusal of the exemption request.

(h)

The exemption request will be submitted in writing with the subdivision application and will address all the criteria cited herein.

Subdivision or land development plans containing any lots which have received stormwater management design and installation exemptions in accordance with these provisions will contain a prominent plan note explaining the exemption and the applicable lot development restrictions. This note will also be incorporated into the deeds as a restriction.

Any lot receiving a stormwater management installation exemption and subsequently found to be developed or under development contrary to the approved subdivision or land development plan, contrary to these exemption provisions, or exhibiting a stormwater runoff problem will be subject to the following:

Corrective action will be taken in the lot development to eliminate the noncompliance.

A revised subdivision or land development plan depicting necessary stormwater management facilities will be submitted, in accordance with standard plan processing procedures.

§ 315-57 Soil erosion and sedimentation pollution control plan requirements.

An erosion and sedimentation pollution control (E&SPC) plan is required for all earth moving activities.

For all subdivisions with site improvements and for all land developments the E&SPC Plan must be approved by the Union County Conservation District.

§ 315-58 Steep slopes.

Structures and grading of land will be located on portions of a development site where the slope is less than 25%.

A limited amount of disturbance, up to 25% of the steep slope area with grades between 25% and 35% may be approved if evidence of the safety of any proposed disturbance has been documented. Such evidence of the safety of any proposed disturbance will require a site investigation and certification in writing — by a registered professional soils engineer, engineering geologist, or civil engineer with demonstrated competency and experience in soils engineering — that the proposed activity will not create or exacerbate unsafe conditions.

§ 315-59 Floodplain management.

The requirements of this section are intended to protect property owners from increased flood hazards resulting from inappropriate development in the floodplain and to protect potential buyers from purchasing land which may not be suitable for development. Plans will also comply with the applicable Federal Emergency Management Agency (FEMA) regulations.

The inclusion of the floodway within a lot in order to meet the minimum lot area and/or yard requirements is allowed provided any such lot contains sufficient area exclusive of the floodway for buildings and, when applicable, area exclusive of the 100-year floodplain for on-lot sanitary sewage disposal systems and replacement areas.

For lots containing floodplain areas, the Borough Council may require as a stipulation of plan approval that the applicant include the following note on the plan and a similar reference in the deed:

NOTE: Lot(s) No. _____ are completely or partially within the regulatory floodplain and any development on such lots will occur in accordance with all federal, state, and municipal floodplain management regulations.

All public and private utilities and facilities will be designed and constructed to preclude flood damage and will be floodproofed in accordance with the Federal Emergency Management Agency (FEMA) floodproofing guidelines. Documentation indicating compliance with FEMA guidelines will be provided by a Professional Engineer or Architect as follows: a flood elevation certificate for all building construction; determination of structural adequacy against pressure, velocity, uplift, sliding, overturning, and impact; and a statement of the types of materials and safeguards incorporated to prevent leakage, spillage, or contamination.

§ 315-60 Wetlands.

No subdivision or land development will involve uses, activities, or improvements that would result in encroachment into, regrading of, or placement of fill in wetlands in violation of state and/or federal regulations.

Activities that will alter, diminish, or eliminate hydrologic conditions, existing hydric soil conditions, or wetland plant species are prohibited.

If wetlands are to be altered by the proposed activity the Borough Council will require prior to plan approval copies of appropriate permits and approvals granted by state and/or federal regulatory agencies.

The Borough Council may require as a stipulation of plan approval that the applicant include the following note on the plan and a similar reference in the deed for lots containing wetland areas:

NOTE: Wetlands exist on Lot(s) No. _____. Wetlands are protected under state and federal law and caution must be exercised to ensure that any development proposed for Lot No. _____ does not disturb the wetlands.

A jurisdictional wetland delineation by the United States Army Corps of Engineers is strongly encouraged and may be required by the Borough Engineer where wetlands exist and could be impacted by development activities.

Development activities are encouraged to avoid wetland impacts by design with the natural environment. Wetlands should be used to complement development by integrating stormwater management and water quality management activities where practical.

§ 315-61 Solution prone carbonate geology and sinkholes.

Land developments and improvements in areas underlain by carbonate geology will be designed and constructed to minimize any impacts which may affect, increase, diminish, or change any natural drainage, natural springs, water quality, geological stability or groundwater table.

In making a determination whether a land development or improvement will affect or be affected by carbonate geologic hazards, the Borough Council will consider the testimony of qualified experts (e.g., professional geologist, hydrogeologist, or engineer with documented expertise of carbonate geology) and such other reasonable information as may be available. Upon recommendation by the Borough Engineer, the Borough Council may require the submission of a hydrogeologic report.

Land developments or improvements which pose a significant risk of stimulating the formation of sinkholes or causing hydrologic connection of contaminated surface water with subsurface aquifers will not be approved.

No stormwater management basins will be placed in or over sinkholes, closed depressions, lineaments in carbonate areas, fracture traces caverns, ghost lakes, or disappearing streams.

Improvements necessary to safeguard against groundwater contamination, structural instability for proposed development, or construction activities as a result of the hydrological investigation, will be a condition of final subdivision or land development plan approval.

Sinkholes.

All sinkholes will be posted by permanent and clearly visible on-site notices prohibiting any disposal of refuse, rubbish, hazardous wastes, organic matter or soil into the sinkhole.

All sinkholes will have a buffer as determined necessary for public safety. The buffer size will vary based upon site conditions and an analysis of drainage in the sinkhole area by a professional engineer or other qualified individual with demonstrated competency in geology or hydrogeology.

Concrete liners, rockfill, or other acceptable capping procedures may be permitted in the sinkhole with the approval of the Borough Engineer.

New sinkhole formation, as a result of construction activities or natural causes, will be reported to the Borough Council and the PA DEP. Emergency repairs may be required under the supervision of the PA DEP or the Borough Engineer to prevent groundwater contamination.

§ 315-62 Natural features.

Habitats and natural features of special concern.

Where the presence of natural features and habitats of special concern (e.g., those areas listed in the natural areas inventory of Union County, habitats of rare, threatened, or endangered species) is known or suspected, or where required by the PA DEP or other permitting agency, the applicant will notify the Pennsylvania Department of Conservation and Natural Resources (PA DCNR) of the proposed subdivision or land development and request a determination concerning the presence of significant resources from the Pennsylvania Natural Diversity Index (PNDI).

Where a proposed subdivision or land development includes an identified natural feature and/or habitat of special concern, such as rare, threatened, or endangered species which are regulated by Borough, state or federal law, the applicant will provide evidence of compliance with any applicable regulation.

The Borough Council will impose conditions it deems reasonable and appropriate in order to protect such habitats and to prevent degradation of natural features.

Existing wooded areas.

Subdivisions and land developments will be designed to avoid unnecessary removal or destruction of trees and understory vegetation, particularly in undeveloped tract areas.

At least 25% of the number of trees that exist at the time of plan approval will be maintained or replaced immediately following construction. Replacement trees will be a mix of native species with a minimum trunk caliper of two inches and a minimum height of six feet. They will be planted at a density equivalent to that existing before development.

Development activities are encouraged to integrate wooded areas into stormwater management design to promote natural infiltration of runoff where practical.

Priority will be given to the preservation of trees and vegetation in 100-year floodplains, wetlands, stream corridors and steep slopes.

Any tree that may be noteworthy because of its species, age, uniqueness, rarity, or status as a landmark due to historical or other cultural associations will be preserved unless removal is deemed necessary as determined by a professional arborist, forester or landscape architect, or if the tree is likely to endanger the public or an adjoining property. Trees to be preserved will be protected during construction and the critical root zones will be clearly staked and protected by fencing to prevent damage.

Stream corridors. In order to prevent increased erosion, stream bank instability, and nonpoint source and thermal pollution, the removal of tree masses and vegetation will not be permitted within 50 feet of the top bank of any watercourse. Invasive species, however, may be removed if replaced with native vegetation.

§ 315-63 Cultural and historic resources.

Archaeological investigations. Where the presence of archaeological features is known or suspected, or where required by the PA DEP or other permitting agency, the applicant will notify the Pennsylvania Historic and Museum Commission (PHMC) of the proposed subdivision or land development and request a determination concerning the presence of significant resources from the PHMC.

Historic resource demolition. No historic feature as defined in this chapter will be infringed upon, demolished, or moved from its original foundations without approval of the Borough Council. The applicant will submit to the Council a letter from the PHMC with their review and recommendation. In evaluating any request for demolition of a historic feature the Council will take into account the recommendation of the Lewisburg Historic Architectural Review Board; the significance of the property; the condition of the feature and the potential for repair, restoration, stabilization and reuse; the impact of the feature in relation to the total project; and the hardship, if any, on the applicant.

§ 315-64 Community and natural features impact analysis.

Subdivisions and land development applications that involve the creation of 25 or more dwelling units, generate 200 vehicle trips or more per average weekday, or are considered a development of regional significance may be required to include a community impact and natural features analysis.

Community impact analysis. The community impact analysis will analyze and evaluate the impact of the proposed subdivision or land development on community facilities and will include, but not be limited to, a detailed examination of the following:

Water supply analysis, including the volume of water needed to support the proposed use, source(s), source viability, source quality, and impact of proposed use on surface water flows, groundwater levels, and adjacent wells.

Sewage collection and treatment.

Accessibility to and adequacy of emergency services (ambulance, fire, and police).

Surface, ground, and stormwater management, including potential for contamination of surface and groundwater supplies.

A visual impact assessment which will include:

A zone of visibility map to determine the locations from which the facility may be observed.

Pictorial representations of key viewpoints as may be appropriate, including but not limited to public roads, public parks, public lands, historic districts and sites, and other locations where the site is visible to large numbers of persons.

An assessment of the visual impact of the facility as it relates to appropriate screening.

Air quality impacts, including a description of proposed emissions and specific information related to impacts upon human health and the environment.

Other community facilities that may be impacted.

A comparison of the estimated costs for services to the Borough versus the estimated revenues to be generated from the subdivision or land development.

Proof that the appropriate providers of utility services, including but not limited to electric, sewer, water, telephone and refuse removal have certified that services will be provided to the site.

A traffic engineering study in accordance with § 315-44 of this chapter.

A market analysis that will demonstrate a sufficient market exists for the specific types of development proposed.

Natural features analysis. The natural features analysis will analyze and evaluate the impact of the proposed subdivision or land development on natural features on the subject tract and the surrounding area. This analysis will include but not be limited to the following:

An analysis of natural drainage patterns and water resources, including streams, natural swales, ponds, lakes, wetlands, floodplain areas, and permanent and seasonal high water table areas.

An analysis of the site geology that considers characteristics of underlying rock formations, willow bedrock, aquifers, karst features and factors that may cause the rock formations to be unstable.

An analysis of soil types present on the site, including a delineation of prime agricultural soils, hydric soils, unstable soils, soils most susceptible to erosion, and evidence that the soil is suitable for the intended uses.

An analysis of topography.

A Pennsylvania Natural Diversity Index (PNDI) search will be conducted to identify and certify that no vegetation on the site is classified as rare, threatened, or endangered. Applicants will also identify vegetation listed as worthy of special protection in the Union County Natural Areas Inventory.

An analysis of impacts on wildlife and wildlife habitat and certification that no species of wildlife or wildlife habitat on the site is classified as rare, threatened, or endangered or is listed as worthy of special protection in the Union County Natural Areas Inventory.

The community impact and natural features analyses will contain proposals to minimize any adverse impacts identified, including, where appropriate, alternative solutions or proposals.

§ 315-65 Parks and open space preservation.

Voluntary provision. Applicants for approval of major subdivisions and land developments are encouraged to the maximum extent practical to include open space areas and facilities to meet the recreational needs of residents, employees, and other users of the proposed development.

General standards of dedicated lands. Lands to be dedicated for public use will meet the following minimum standards:

Land area will be reasonably located so as to serve all residents of the subdivision or land development.

Land area intended for park and open space use will be accessible from a public street or will adjoin and become part of an already existing public park or open space area which is accessible to a public street.

No more than 25% of the park and open space land will contain detention basins or other stormwater management facilities or be located within a floodplain or wetland unless such area is part of a linear trail or greenway along an existing watercourse.