A.
The principles, standards, and requirements of this article will
be applied by the Borough Council in evaluating and reviewing proposed
subdivision and land development plans and will be considered the
minimum allowable standard. The Borough Council may impose more restrictive
standards where it is deemed appropriate or necessary in order to
protect the public health, safety, or welfare.
B.
Land will be suited to the purpose for which it is to be subdivided
or developed.
C.
The location and design of all subdivisions and land developments
will conform to and be generally consistent with the Lewisburg Borough
Comprehensive Plan, the Union County Comprehensive Plan, and any and
all other plans and official maps duly adopted by the Borough and
County pertaining to subdivisions and land developments.
D.
New subdivisions and land developments will be coordinated with all
existing or proposed developments on adjacent properties in order
to provide for the harmonious development of the entire area.
E.
The location and design of all subdivision and land developments
will conform to the Lewisburg Borough Zoning Ordinance. The Borough
Council will not grant plan approval until the Borough Zoning Officer
certifies that the plan is consistent with local zoning requirements.
Those lands that are subject to hazards of life, health, or
property as may arise from fire, flood, disease, geologic conditions,
excessive slopes, contamination by hazardous materials and substances,
unstable soils or soils of inadequate weight-bearing strength and
sites with very poor access or considered to be uninhabitable for
other reasons, will not be approved for development unless the hazards
have been eliminated or adequate safeguards and/or remediation have
been taken to the satisfaction of the Borough Council to prevent further
aggravation to and damage from such hazards.
A.
Blocks for residential developments will generally have a minimum
length of 300 feet and a maximum length of 1,000 feet.
B.
Residential blocks will be of sufficient depth to accommodate two
tiers of lots. Exceptions to this may be permitted for double or reverse
frontage lots that border an arterial or collector street or where
a barrier such as a watercourse or railroad is present.
C.
The depth and width of blocks in nonresidential areas may vary from
§ 513-38A and B and will be determined by the nature of
the use in order to serve the public convenience. Nonresidential blocks
will be adequate to provide for safe and convenient traffic circulation,
off-street parking and loading areas, setbacks, and landscaping as
required by this chapter and the Lewisburg Borough Zoning Ordinance.
A.
General lot standards.
(1)
Lots will be laid out to provide buildable areas, reasonable access,
usable yards, and open space areas with minimum disturbance to the
site.
(2)
The soil, geologic, and topographic conditions of the site should
be compatible with proposed lot uses.
(3)
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.
(4)
Lot configurations should provide for safe vehicular and pedestrian
circulation.
(5)
Lots that are two or more times the minimum lot area requirements
will be designed with configurations that allow for additional subdivision.
B.
Specific lot requirements.
(1)
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.
(2)
Side lot lines will be substantially at right angles or radial to
street lines.
(4)
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.
(5)
Lots will be laid out and graded to provide proper drainage away
from all buildings.
(6)
All portions of a tract will be developed so that no landlocked area
will be created.
(7)
Corner lots will have additional width to permit sufficient setbacks
from both streets.
(8)
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.
The minimum lot or area requirements will be determined by the
Lewisburg Borough Zoning Ordinance.[1]
Building setback lines will be determined by the Lewisburg Borough
Zoning Ordinance.
A.
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.
B.
Monuments, pins, or markers will consist of the following materials
and dimensions and will be embedded no less than 30 inches:
(1)
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.
(2)
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.
(3)
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.
C.
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.
D.
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.
E.
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.
F.
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.
G.
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.
Easements for sanitary sewer, water supply, stormwater drainage
facilities, public or private utilities, and pedestrian access will
meet the standards of this section.
A.
Easements will be adjacent to property lines and street rights-of-way
to the fullest extent possible.
B.
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.
C.
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.
D.
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.
E.
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.
F.
Right of access and maintenance. All easements will clearly identify
who has the right of access and the responsibility for maintenance.
G.
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.
The following criteria will be considered in the design of streets
(including private streets not dedicated) in all subdivisions and
land developments.
A.
The arrangement of streets will minimize congestion, avoid hazardous
intersections and provide convenient and safe access to the accompanying
properties.
B.
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.
C.
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.
D.
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.
E.
Culs-de-sac and dead-end streets are prohibited.
F.
Streets will be laid out to preserve the integrity of their engineering
design.
G.
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.
H.
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.
I.
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.
J.
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.
K.
Adequate vehicular and pedestrian access will be provided to all
lots.
L.
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.
M.
Streets will be designed with drainage grates that are safe for crossing
by bicycles and horse-drawn vehicles.
N.
All streets being offered for dedication must meet the Pennsylvania
Department of Transportation (PennDOT) requirements for liquid fuel
allocation.
O.
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.
P.
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.
Q.
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.
R.
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.
A.
The applicant will prepare a traffic engineering report where any
of the following conditions exist:
(1)
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.
(2)
The subdivision or land development will result in the creation of
25 or more lots.
(3)
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.
(4)
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.
(5)
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.
B.
The traffic engineering report will be prepared under the supervision
of qualified and experienced transportation engineers with specific
training in traffic and transportation engineering.
C.
The traffic engineering report will at minimum be prepared in accordance
with PennDOT Publication 201 "Engineering and Traffic Studies."
D.
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.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
F.
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:
G.
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.
H.
Private rights-of-way will be in accordance with those requirements
prescribed for private streets.
I.
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.
A.
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.
B.
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.
C.
Streets located in floodplain or flood-prone areas will be designed and constructed to meet the requirements of the § 315-59 of this chapter.
D.
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.
E.
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.
F.
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.
|
G.
Arterials and collectors. Design criteria and standards for arterials
and collectors will be in accordance with PennDOT Publication 70M.
H.
Vertical alignment.
(1)
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.
(2)
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.
(3)
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.
I.
Horizontal alignment.
J.
Intersections.
(1)
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°.
(2)
No more than two streets will intersect at the same point.
(3)
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.
(5)
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.
(6)
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.
(7)
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:
(8)
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.
|
K.
Roadway cross sections.
(1)
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.
|
L.
Structures.
(1)
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."
(2)
The design of all structures is subject to the review and approval
by the Borough Engineer.
(3)
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.
(4)
The minimum vertical clearance over state routes will be in accordance
with PennDOT standards.
(5)
For additional vertical clearance requirements refer to PennDOT Design
Manual, Part 2, "Highway Design" and PennDOT Design Manual, Part 4,
"Structures."
(6)
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."
M.
Special streets.
(1)
Culs-de-sac.
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(e)
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.
(f)
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%.
(g)
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.
(2)
Dead-end streets.
(a)
Dead-end streets are prohibited unless designed as cul-de-sac
streets or designed for future access to adjoining properties.
(b)
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.
(3)
Half or partial streets. New half or partial streets are prohibited.
(4)
Alleys.
(a)
Alleys may not be used as the only means of access to a lot.
(b)
Alleys in residential developments will have a minimum right-of-way
width of 20 feet and a minimum cartway width of 16 feet.
(c)
Alleys in nonresidential developments will have a minimum right-of-way
width of 25 feet and a minimum cartway width of 20 feet.
(d)
Corners will have a radius adequate to accommodate any large
vehicles that may be expected to use the alley.
(e)
Dead-end alleys will not be permitted without an all-weather
turnaround.
(5)
Private streets.
(a)
All streets will be designed as if they will be offered for
dedication as public streets.
(b)
Private streets will be approved at the discretion of the Borough
Council.
(c)
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.
(d)
If a street is designated as private the following conditions
must be met:
[1]
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.
(f)
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.
(g)
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.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
A.
Curbs and gutter.
(1)
Curbs will be required along all public and private streets abutting
to any proposed subdivisions or land development.
(3)
Curbs will be constructed in accordance with PennDOT Form 408 specifications
as from time to time amended and/or replaced.
(4)
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.
(5)
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.
(6)
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.
B.
C.
Sidewalks and pathways.
(1)
Sidewalks will be required for streets of any new subdivision or
land development.
(2)
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.
(3)
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.
(4)
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.
(5)
Sidewalks will be on both sides of the street in front of all residential
units.
(6)
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.
(7)
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.
(8)
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.
(9)
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.
(10)
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.
(11)
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.
D.
Parking lot and street lighting.
(2)
Street lighting will be provided at the following:
(a)
The intersection of streets.
(b)
A maximum of 150-foot intervals along streets offering onstreet
parking.
(c)
The apex of the curve of any street having a radius of 300 feet
or less.
(d)
Cul-de-sac bulbs.
(e)
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.
(f)
Defined pedestrian crossings.
(g)
Other locations along the street as deemed necessary by the
Borough Council.
(3)
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.
E.
Street signs.
(1)
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.
(2)
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.
(3)
Private streets will be provided with street name signs in accordance
with this section.
A.
All streets will be named.
B.
Continuations of existing streets will be known by the same name.
C.
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.
D.
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.
E.
Notice from the Union County Emergency Management Agency that the
proposed new street names are acceptable will be submitted prior to
plan approval.
A.
Lot access.
(1)
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.
(2)
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.
(3)
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.
(4)
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.
(5)
Lot access over the lands of others is strongly discouraged.
B.
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.
(1)
General requirements.
(a)
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.
(b)
Driveways will not interfere with normal traffic movements nor
be inconsistent with the design, maintenance, and drainage of the
street.
(2)
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.
(3)
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:
(a)
The private street meets the stipulations under § 315-46M(5) of this chapter.
(b)
The total number of lots involved include all existing and/or
proposed lots utilizing the private driveway for access.
(4)
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:
(5)
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.
(6)
Location number and positioning of driveways.
(a)
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
|
(b)
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.
(c)
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.
(d)
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.
(7)
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.
(8)
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:
(a)
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.
(b)
If sight distance requirements specified in this section cannot
be met, Borough Council upon the recommendation of the Borough Engineer
may:
[1]
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.
(c)
Items in § 315-50B(8)(b) above will be at the expense of the applicant.
(9)
Driveway construction standards. Driveways will be constructed in
the following manner:
(a)
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.
(c)
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.
(d)
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.
(e)
The side slopes for driveway embankments within the right-of-way
will not be steeper than 10 to one.
(11)
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.
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.
A.
General design.
(1)
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.
(2)
Adequate provision will be made for ingress and egress to all parking
and loading spaces and areas.
(3)
Customer parking and circulation will be separated from delivery
service drives and loading areas.
(4)
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.
(5)
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.
(6)
Curb radii or aisle treatments in parking areas will be four feet
or greater to promote efficient turning movements.
(7)
All dead-end parking lots will be designed to provide sufficient
back-up at stalls.
(8)
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.
(9)
Painted lines, arrows, dividers, and signs will be provided to delineate
and control parking, loading areas and internal circulation.
(10)
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.
(11)
All parking and loading areas will include a landscaped buffer
and screening in accordance with the requirements of the Lewisburg
Borough Zoning Ordinance.
B.
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.
C.
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).
Buffers, screening, and landscaping will be provided in accordance
with the standards set forth in the Lewisburg Borough Zoning Ordinance.[1]
A.
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.
B.
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.
C.
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.
D.
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.
E.
The developer will obtain a letter from the Lewisburg Area Joint
Sewer Authority stating the following:
(1)
The term of the reservation of capacity based on hydraulic load,
organic loads, and compliance with the influent parameters for collection,
conveyance and treatment.
(2)
The capacity is for the entire development (partial capacity based
upon phases of development will not be accepted).
(3)
Approval of the plans for design, construction standards, installation,
and financial guarantees.
F.
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.
(1)
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.
(2)
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.
G.
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.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
F.
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.
G.
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:
(1)
Be dated within 45 days of the plan application.
(2)
Identify the term of the reservation of supply.
(3)
Provide water supply for the entire development (partial supply based
upon phases of development will not be accepted).
(4)
Include a statement from the public water supplier indicating approval
of the plans for design, construction standards, installation, and
financial guarantees.
A.
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.
B.
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.
D.
Underground installation of the utility distribution and service
lines will be completed prior to street paving, storm drainage, and
curbing and sidewalk installation.
E.
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.
A.
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.
B.
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.
C.
Exemption.
(1)
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:
(b)
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.
(c)
Streams, waterways, and ecologically sensitive areas do not
exist within 100 feet of the lot improvement area.
(d)
All proposed lot improvements will be a minimum of 50 feet from
all lot lines, unless site conditions or other requirements necessitate
greater setback.
(e)
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.
(f)
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.
(g)
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.
(2)
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.
(3)
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:
A.
Structures and grading of land will be located on portions of a development
site where the slope is less than 25%.
B.
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.
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.
A.
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.
B.
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:
(1)
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.
C.
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.
A.
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.
B.
Activities that will alter, diminish, or eliminate hydrologic conditions,
existing hydric soil conditions, or wetland plant species are prohibited.
C.
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.
D.
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:
(1)
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.
E.
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.
F.
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.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
F.
Sinkholes.
(1)
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.
(2)
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.
(3)
Concrete liners, rockfill, or other acceptable capping procedures
may be permitted in the sinkhole with the approval of the Borough
Engineer.
(4)
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.
A.
Habitats and natural features of special concern.
(1)
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).
(2)
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.
(3)
The Borough Council will impose conditions it deems reasonable and
appropriate in order to protect such habitats and to prevent degradation
of natural features.
B.
Existing wooded areas.
(1)
Subdivisions and land developments will be designed to avoid unnecessary
removal or destruction of trees and understory vegetation, particularly
in undeveloped tract areas.
(2)
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.
(3)
Development activities are encouraged to integrate wooded areas into
stormwater management design to promote natural infiltration of runoff
where practical.
(4)
Priority will be given to the preservation of trees and vegetation
in 100-year floodplains, wetlands, stream corridors and steep slopes.
(5)
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.
C.
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.
A.
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.
B.
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.
A.
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.
B.
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:
(1)
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.
(2)
Sewage collection and treatment.
(3)
Accessibility to and adequacy of emergency services (ambulance, fire,
and police).
(4)
Surface, ground, and stormwater management, including potential for
contamination of surface and groundwater supplies.
(5)
A visual impact assessment which will include:
(a)
A zone of visibility map to determine the locations from which
the facility may be observed.
(b)
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.
(c)
An assessment of the visual impact of the facility as it relates
to appropriate screening.
(6)
Air quality impacts, including a description of proposed emissions
and specific information related to impacts upon human health and
the environment.
(7)
Other community facilities that may be impacted.
(8)
A comparison of the estimated costs for services to the Borough versus
the estimated revenues to be generated from the subdivision or land
development.
(9)
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.
(11)
A market analysis that will demonstrate a sufficient market
exists for the specific types of development proposed.
C.
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:
(1)
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.
(2)
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.
(3)
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.
(4)
An analysis of topography.
(5)
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.
(6)
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.
D.
The community impact and natural features analyses will contain proposals
to minimize any adverse impacts identified, including, where appropriate,
alternative solutions or proposals.
A.
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.
B.
General standards of dedicated lands. Lands to be dedicated for public
use will meet the following minimum standards:
(1)
Land area will be reasonably located so as to serve all residents
of the subdivision or land development.
(2)
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.
(3)
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.
(4)
When public park and open space land exists adjacent to the tract
being subdivided or developed, the dedicated park and open space land
will be located to adjoin and enlarge said lands.