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.
The minimum lot or area requirements will be determined by the
Lewisburg Borough Zoning Ordinance.
Building setback lines will be determined by the Lewisburg Borough
Zoning Ordinance.
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.
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.
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.