EAST MEAD TOWNSHIP CRAWFORD COUNTY, …elibrary.pacounties.org/Documents/Crawford_County/928; East...

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EAST M E A D T O W N S H I P

C R A W F O R D C O U N T Y , P E N N S Y L V A N I A

S U B D I V I S I O N A N D L A N D D E V E L O P M E N T O R D I N A N C E

O R D I N A N C E N O . 79-

I I 1 I I

T A B L E OF CONTENTS

Arti c l e

Purpose a n d A u t h o r i t y

R u l e s a n d D e f i n i t i o n s

P r o c e s s i n g P r o c e d u r e s

Des ign S t a n d a r d s . . R e q u i r e d Improvements

. . . . . .. . . . . . l - 3

. . . . . . . . . . . . 3 - 8

and P l a t R e q u i r e m e n t s . 8-21

. . . . . . . . . . . . 21-25

and C o n s t r u c t i o n S t a n d a r d s 26- 30

Mobi le Home Pa rk Developments . . . . . . . . 30-32

V a r i a n c e s , A p p e a l s and Amendments . . . . . . 32-33 --.-

V a l i d i t y , P e n a l t y and Enfo rcemen t . . . . . . 33-34

Fees . . . . . . . . . . . . . . . . . . . . 34

A p p e n d i c e s . . . . . . . . . . . . . . . . . 36-43

EAST M E A D TOWNSHIP

SUBDIVISION AND L A N D D E V E L O P M E N T ORDINANCE

ORDINANCE N O . 7 9 -

A N O R D I N A N C E REGULATING T H E SUBDIVISION A N D D E V E L O P M E N T O F L A N D ; ESTABLISHING P R O C E D U R E S A N D STANDARDS F O R THE . .

PRESENTATION, R E V I E W , A P P R O V A L A N D RECORDING O F P L A T S ; P R E S C R I B I N G MINIMUM IMPROVEMENTS R E Q U I R E D ; SETTING FEES,

A N D PRESCRIBING PENALTIES F O R VIOLATIONS.

N O W B E IT ORDAINED A N D E N A C T E D by t h e Board of S u p e r v i s o r s of E a s t Mead Township, Crawford County, P e n n s y l v a n i a , p u r s u a n t t o t h e Pennsy lvan ia M u n i c i p a l i t i e s P l a n n i n g Code, Act 247 of 1968 ( E f f e c t i v e J a n u a r y 1 , 1 9 6 9 ) and i t s amendments, a s f o l l o w s :

ARTICLE I - - P U R P O S E A N D AUTHORITY

A . S h o r t T i t l e

This Ordinance s h a l l be k n o w n and may be c i t e d a s t h e SUBDIVISION REGULATIONS OF EAST M E A D TOWNSHIP.

B . Purpose

This Ordinance i s adopted f o r t h e f o l l o w i n g p u r p o s e s :

1 . To promote t h e p u b l i c h e a l t h , s a f e t y , m o r a l s , conven ience and g e n e r a l we1 f a r e of t h e r e s i d e n t s o f t h e Township;

2 . To a s s i s t i n t h e o r d e r l y , e f f i c i e n t and a d e q u a t e development o f t h e Township ' s l a n d and t h e p u b l i c improvements t h e r e t o ;

3 . To p r o t e c t t h e l a n d from development t h a t p o l l u t e s t h e Townsh ip ' s n a t u r a l r e s o u r c e s ;

4 . To i n s u r e s a f e a n d e f f i c i e n t t r a f f i c movement;

5 . To s a f e g u a r d t h e p u b l i c a g a i n s t f l o o d damage a n d t h e h a z a r d s o f s o i l e r o s i o n ;

6 . To p r o t e c t and enhance t h e v a l u e of r e a l p r o p e r t y .

.. -.. C . A u t h o r i t y

. . . : ... . ,.- . - . _ . - 1 . These r e g u l a t i o n s s h a l l a p p l y t o a l l s u b d i v i s i o n , - L ; z = . - .-. . ...... - . I:.. . ..

r e s u b d i v i s i o n s o f l a n d and l a n d developments made w i t h i n East..:. ';::-:- . :: .~

Mead Township a f t e r t h e e f f e c t i v e d a t e o f t h i s Ordinance : such s u b d i v i s i o n s , r e s u b d i v i s i o n s a n d l a n d deve lopments s h a l l , i n a l l r e s p e c t s , be i n f u l l compl i ance w i t h t h e a p p l i c a b l e r e g u l a t i o n s h e r e i n a f t e r s e t f o r t h i n t h i s Ord inance . No s u b d i v i s i o n or l a n d development of any l o t , t r a c t o r p a r c e l o f l a n d s h a l l be made; no r o a d , s a n i t a r y o r

t h e r e w i t h s h a l l be l a i d o u t , c o n s t r u c t e d , opened o r d e d i c a t e d 1

i s s u e d ; a l l e x c e p t i n a cco rdance w i t h t h e p r o v i s i o n s of t h e s e R e g u l a t i o n s . No l o t i n a s u b d i v i s i o n s h a l l be s o l d unless and u n t i l a p l a n o f such s u b d i v i s i o n s h a l l have been approved by t h e E a s t Mead Township Board of S u p e r v i s o r s and - p r o p e r l y r e c o r d e d , and u n t i l t h e improvements r e q u i r e d by t h e s e r e g u l a t i o n s i n c o n n e c t i o n t h e r e w i t h s h a l l have e i t h e r been c o n s t r u c t e d or g u a r a n t e e d a s h e r e i n p r o v i d e d .

., ~ . . . - . . . . . . ... 7 .-

. , - . _ _ I-' :

.-.. ~ ... . . . _ .. _.___ ~ . . - . _. - .. . ..

. . -. . _ . -. . . -. ; . - . -._ '. :,. . . :.

s t o r m sewer , w a t e r m a i n , or o t h e r f a c i l i t i e s i n c o n n e c t i o n .. ' - .

f o r p u b l i c use , o r t h e common use o f o c c u p a n t s of b u i l d i n g s . . a b u t t i n g t h e r e o n ; no p e r m i t t o e r e c t any b u i l d i n g s h a l l b e . .

2 . Where a s u b d i v i s i o n has been l a i d o u t and r e c o r d e d p r i o r t o t h e a d o p t i o n of t h i s Ord inance , such s u b d i v i s i o n of l a n d s h a l l be exempt from t h e s e r e g u l a t i o n s . Where a s u b d i v i s i o n has r e c e i v e d p r e l i m i n a r y a p p r o v a l from t h e County P l a n n i n g Commission a n d i s i n p r o c e s s t o o b t a i n f i n a l a p p r o v a l from t h i s Commission s a i d s u b d i v i s i o n , f o r a p e r i o d of 3 y e a r s f rom t h e d a t e of t h i s p r e l i m i n a r y a p p r o v a l , s h a l l be exempt from t h e p r o v i s i o n s o f t h i s O r d i n a n c e .

D . I n t e r p r e t a t i o n ~ - - - --

In i n t e r p r e t i n g and a p p l y i n g t h e p r o v i s i o n s of t h i s O r d i n a n c e , t h e y s h a l l be he ld t o be t h e minimum r e q u i r e m e n t s f o r t h e promotion a n d e f f e c t u a t i o n o f t h e pu rposes s e t f o r t h i n A r t i c l e I , B . a b o v e .

Nothing h e r e i n s h a l l r e p e a l , a b r o g a t e , a n n u l , or i n a n y way i n t e r f e r e w i t h any p r o v i s i o n o f l a w , or any r u l e s or r e g u l a t i o n s o t h e r t h a n s u b d i v i s i o n r e g u l a t i o n s adopted o r i s s u e d p u r s u a n t t o law r z l a t i n g t o t h e s u b d i v i s i o n or development o f l a n d . Where t h i s Ord inance imposes g r e a t e r r e s t r i c t i o n s o r r e q u i r e m e n t s t h a n t h o s e imposed or r e q u i r e d by o t h e r p rov i s ions o f l aw , r u l e s , r e g u l a t i o n s , c o v e n a n t s , or a g r e e m e n t s , t h e p r o v i s i o n s of t h i s Ordinance s h a l l c o n t r o l , b u t n o t h i n g h e r e i n s h a l l i n t e r f e r e w i t h , a b r o g a t e , or annu l any e a s e m e n t s , c o v e n a n t s , deed r e s t r i c t i o n s o r ag reemen t s between p a r t i e s which imposes r e s t r i c t i o n s g r e a t e r t h a n t h o s e imposed by t h i s Ord inance .

. .. . (j;.. :1

. -:.:. . . . - . . . .

. : . . -. . . - .. .. ._ .. . . .. ..

- . . . . . . . . . .

. . .B

. - _ ' ' c- . - . .. . - - _. I . .. .

-. .. . . . . . . ~.

II I -.3

I I I I I I I

.-.. i..' :. - :: .- ._ .-_ , . -.. . . . . 7. -

.>e . ' , . .

=. . . . . E. E f f e c t i v e Date

. . . . . . .- -. . . _ - _ . . , . , . . _ . . . - .

. . - - . T h i s Ord inance s h a l l become e f f e c t i v e f i v e ( 5 ) days .::.: . . - _ _ .

a f t e r e n a c t m e n t and s h a l l remain i n e f f e c t u n t i l mod i f i ed 1-.-..;.:.. ....

o r r e s c i n d e d by t h e Board o f Township S u p e r v i s o r s . . . . . - -. : . .-_ :* - . ; . - _ _ . . . . . . . .. . .. ,I :-;

. . . - . i .... * . r. -.

I _.' ARTICLE I 1 - R U L E S A N D DEFINITIONS ! .% : . $. . -:

. _. - .. .+ ;. .- . . . ..' . In t h e i n t e r p r e t a t i o n of t h i s Ord inance t h e r u l e s a n d - ' -

d e f i n i t i o n s c o n t a i n e d i n t h i s S e c t i o n s h a l l be obse rved - .. ,- u n l e s s o t h e r w i s e e x p r e s s l y s t a t e d . . -

A . Rules

_i .. . . . . . . . ..

1 . Words used i n t h e p r e s e n t t e n s e s h a l l i n c l u d e t h e . . ,

f u t u r e ; w o r d s used i n t h e s i n g u l a r number s h a l l i n c l u d e t h e p l u r a l number a n d t h e p l u r a l t h e s i n g u l a r .

2 . The w o r d ' ' s h a l l " i s mandatory a n d n o t d i s c r e t i o n a r y .

3 . The words ''may" and " s h o u l d " a r e p e r m i s s i v e .

I B . D e f i n i t i o n s

Bench Mark - A p o i n t o f k n o w n e l e v a t i o n and l o c a t i o n i n o r n e a r t h e s u b d i v i s i o n t i e d i n w i t h e s t a b l i s h e d marks i n t h e v i c i n i t y t h a t a r e m a i n t a i n e d by t h e Un i t ed S t a t e s Coas t and G e o d e t i c Survey .

Block - A t r a c t of l a n d bounded by r o a d s , o r by a combina t ion of roads and p u b l i c p a r k s , c e m e t e r i e s , r a i l r o a d r i g h t s - o f - w a y , bu lkhead l i n e s o r s h o r e l i n e s o f waterways or c o r p o r a t e boundary l i n e s o f t h e County.

Board - or Board - of S u p e r v i s o r s - The Board o f S u p e r v i s o r s o f E a s t Mead T o w n s h i p .

B u i l d i n g - ~ - S e t Back Line - The l i n e w i t h i n t h e p r o p e r t y d e f i n i n g t h e r e q u i r e d minimum d i s t a n c e between any s t r u c t u r e a n d t h e r o a d r i g h t - o f - w a y or a b u t t i n g l o t s .

Cartway - T h a t p o r t i o n o f t h e r o a d r i g h t - o f - w a y s u r f a c e d o r commonly used f o r v e h i c u l a r u s e . Width i s de t e rmined from one edge o f s u r f a c i n g o r pavement t o t h e o t h e r edge of s u r f a c i n g o r pavement.

- _.. .- . . . .-. . . . 3 -

- -. C l e a r S i g h t T r i a n g l e - An a r e a of u n o b s t r u c t e d vis ion; . :

a t i n t e r s e c t i o n s d e f i n e d by l i n e s o f s i g h t between p o i n t s -

a t a g i v e n d i s t a n c e from t h e : i n t e r s e c t i o n o f t h e c e n t e r l i n e s -. ~. - '

f o r t h e i n t e r s e c t i n g r o a d s . . - C ' -.- :?. . . ... . .

. . ..; - - . ., ~,

Commission - o r P l a n n i n q Commission - T h e P l ann ing * - . Commission of E a s t -. .

1 '* Mead Township. --L . - County P lann ing Commission - T h e Crawford County

P1 anni n g Cornmi s s i o n .

Covenant - An a g r e e m e n t o r r e s t r i c t i o n p l a c e d on a p a r c e l - o f l a n d by a p r e v i o u s owner and u s u a l l y found i n t h e Deed.

Crosswalk - A p u b l i c r i g h t - o f - w a y t h r o u g h a b lock p r o v i d i n g p e d e s t r i a n a c c e s s t o a d j a c e n t r o a d s or a r e a s .

C u l - d e - s a c - A l o c a l r o a d h a v i n g one open end a n d be ing p e r m a n e n t l y t e r m i n a t e d by a v e h i c u l a r t u rn - a r o u n d .

Easement - A g r a n t by a p r o p e r t y owner f o r t h e use of a s t r i p of l a n d by t h e g e n e r a l p u b l i c , a c o r p o r a t i o n o r a c e r t a i n p e r s o n or person f o r a s p e c i f i c purpose of p u r p o s e s .

Eng inee r - A R e g i s t e r e d Engineer w h o i s l i c e n s e d a s such i n t h e Commonwealth of P e n n s y l v a n i a .

Gross -- L a n d Area (Gross Acreage) - The e n t i r e a r e a of a s u b d i v i s i o n , i n c l u d i n g l o t s and r o a d s , a n d measured t o t h e c e n t e r l i n e of any b o u n d i n g r o a d s .

Half-Road - A r o a d where in o n l y a p p r o x i m a t e l y o n e - h a l f o f t h e r i g h t - o f - w a y i s d e s i g n a t e d o n t h e p l a t o f t h e l a n d being s u b d i v i d e d .

Improvements - Those p h y s i c a l changes t o t h e l and n e c e s s a r y t o produce u s a b l e a n d d e s i r a b l e l o t s f rom raw a c r e a g e i n c l u d i n g , b u t n o t l i m i t e d t o , g r a d i n g , p a v i n g , s torm sewer l i n e s and d r a i n s , changes t o e x i s t i n g w a t e r c o u r s e s , r o a d s and road s i g n s , monuments, w a t e r s u p p l y f a c i l i t i e s and sewage d i s p o s a l f a c i l i t i e s .

..A ... - . .

i .. .,.* .

. , . ..; .*.. .-. . . . . - . .. .: . - -. -7. . 1 . - . . . ..

-- Land Development - T h e improvement of o n e l o t o r t w o . . . ' o r more c o n t i g u o u s l o t s , t r a c t s o r , .;.._. . . . . - p a r c e l s o f land f o r any purpose .. ' . : ?

i n v o l v i n g ( a ) a g roup o f two o r m o b u i l d i n g s , or ( b ) t h e d i v i s i o n 0.r. a l l o c a t i o n of l a n d o r s p a c e betwee o r among two or more e x i s t i n g o r ..

p r o s p e c t i v e o c c u p a n t s by means of , . - . o r f o r the purpose o f s t r e e t s , common a r e a s , l e a s e h o l d s , condominiums , : -. b u i l d i n g groups o r o t h e r f e a t u r e s ; o r . '

a s u b d i v i s i o n o f l a n d a s d e f i n e d i n Sec t ion 11. B. o f t h i s Ord inance . . .

L o t - A t r a c t , p a r c e l , p l a t o r p i e c e of l a n d i n t e n d e d , a s a u n i t , f o r t h e t r a n s f e r of owner sh ip o r development w h e t h e r immediate o r f u t u r e . T r a c t s o f l a n d f o r a g r i c u l t u r a l p u r p o s e s , i n p a r c e l s of more t h a n t e n a c r e s , n o t i n v o l v i n g any new road o r easement of a c c e s s , s h a l l be exempted and n o t c o n s i d e r e d a l o t under t h i s O r d i n a n c e .

. . . . - . . . . ._ - . . . _ * .

L o t , Double F r o n t a g e - A l o t w i t h o p p o s i t e ends a b u t t i n g on p u b l i c r o a d s .

- L o t , Mobile Home - A p a r c e l o f l and i n a mobi le home p a r k , ( a ) which i s improved w i t h t h e n e c e s s a r y u t i l i t y c o n n e c t i o n s and o t h e r a p p u r t e n a n c e s n e c e s s a r y f o r the p lacemen t t h e r e o n o f a s i n g l e mobile home, a n d ( b ) which i s l e a s e d by t h e p a r k owner t o t h e o c c u p a n t s of t h e s a i d mobi le home.

Minor S u b d i v i s i o n - A p l a t of 5 l o t s or l e s s where no new s t r e e t o r easement o f a c c e s s i s i n v o l v e d . I f a t a l a t e r d a t e a n a d d i t i o n a l s u b d i v i s i o n r e q u e s t i s made on a p a r c e l from which a minor s u b - d i v i s i o n has f o r m e r l y been approved t o t h e same owner, t h e a d d i t i o n a l r e q u e s t s h a l l n o t be termed a minor s u b d i v i s i o n .

M o b i l e -- Home P a r k - A p a r c e l o f l and unde r s i n g l e owner- s h i p which has been p l anned and improved f o r t h e p l acemen t o f mobile homes f o r n o n t r a n s i e n t u s e , c o n s i s t i n g o f two o r more mob i l e home l o t s .

--- Mobi le -- Home S t a n d - T h a t p a r t o f a n i n d i v i d u a l l o t which had been r e s e r v e d f o r t h e p lacement o f t h e mobi le home.

M o n u m e n t - A p o i n t on t h e l a n d of k n o w n l o c a t i o n , a n d which i s and p r e f e r a b l y l o c a t e d by c o o r d i n a t e s , e s t a b l i s h e d by an e n g i n e e r or -

s u r v e y o r , and used t o l o c a t e p r o p e r t y l i n e s b u i l d i n g l i n e s , e t c . The monument s h o u l d be t i e d i n w i t h monuments m a i n t a i n e d by t h e U . S . Coas t and Geode t i c Survey . .. . . . _ _ . .

. "r . . . , - .. .

I Planned R e s i d e n t i a l Development - A l a r g e - s c a l e bui ld ing . : : . - -;. I

I v e n t u r e t o be deve loped - 4 . . by a s i n g l e owner o r g r o u p o f owners a c t i n g j o i n t l y , l o c a t e d o n a t r a c t approved a s a s u b d i v i s i o n i n v o l v i n g a r e l a t e d g r o u p of u s e s , p lanned as a n e n t i t y and t h e r e f o r e amenable t o development and r e g u l a t i o n as one com- p l ex l a n d use u n i t , r a t h e r t han a s a mere a g g r e g a t i o n o f i n d i v i d u a l b u i l d i n g s l o c a t e d o n s e p a r a t e u n r e l a t e d l o t s .

P l a t - A p l a n , map o r drawing on which t h e s u b d i v i d e r ' s p l a n f o r t h e s u b d i v i s i o n o f l a n d i s r e p r e s e n t e d a n d which he s u b m i t s f o r approva l a n d i n t e n d s t o r e c o r d i n i t s f i n a l fo rm.

P r e l i m i n a r y P l a t A p p l i c a t i o n - A submiss ion o f p l a n s , maps, drawings and w r i t t e n m a t e r i a l deve loped and compiled f o r t h e s u b d i v i s i o n i n compl iance wi th A r t i c l e 1 1 1 . B . 8 , and any o t h e r r e q u i r e m e n t s , o f t h i s Ord inance .

Road - A n a r e a which p r i m a r i l y s e r v e s or i s i n t e n d e d t o s e r v e a s a v e h i c u l a r a n d p e d e s t r i a n a c c e s s t o a b u t t i n g l a n d s o r t o o t h e r r o a d s . The w o r d " r o a d " r e f e r s t o t h e r i g h t - o f - w a y e a s e m e n t , whether p u b l i c o r p r i v a t e , and n o t t o t h e s u r f a c e d roadway or paving o r o t h e r i m p r o v e m e n t s ' w i t h i n t h e r o a d r i g h t - o f -way.

R o a d , P r i v a t e - Any r o a d which i s under t h e j u r i s d i c t i o n o f an i n d i v i d u a l , c o r p o r a t i o n , o r t r u s t e e , or any r o a d which i s p r i v a t e l y owned or e s t a b l i s h e d .

- R o a d , -- P u b l i c - Any road which i s shown on t h e s u b d i v i s i o n p l a t a n d i s o r i s t o be d e d i c a t e d f o r p u b l i c u s e .

Roads.

- . . .. .

Expressway - This c l a s s of highway f a c i l i t y i s devoted t o moving l a r g e volumes o f t r a f f i c and per forms l i t t l e o r no l a n d --.-

s e r v i c e f u n c t i o n . I t i s g e n e r a l l y c h a r a c t e r i z e d by some d e g r e e of a c c e s c o n t r o l . Normally, t h i s c l a s s i f i c a t i o n . ' : - . - . , - s h o u l d be r e s e r v e d f o r m u l t i - l a n e , d i v i d e d r o a d s w i t h few, i f a n y , g r a d e '... :

. . .. . i n t e r s e c t i o n s . . . . . . - ..

_ _ . A r t e r i a l - A r t e r i a l s b r i n g t r a f f i c t o a n d from t h e . . . :-. expressway and s e r v e m a j o r movements o f . . t r a f f i c w i t h i n o r th rough a r e a s n o t s e r v e d by expres sways . They have c o n s i d e r a b l e c o n t i n u i t y . They s e r v e p r i m a r i l y t o move t r a f f i c , b u t a l s o s e r v e a s e c o n d a r y f u n c t i o n o f l a n d s e r v i c e .

C o l l e c t o r - T h i s c l a s s of r o a d s e r v e s i n t e r n a l t r a f f i c movement w i t h i n t h e T o w n s h i o and c o n n e c t s developed a r e a s w i t h t h e major a r t e r i a l sys tem. C o l l e c t o r s d o n o t accommodate l o n g , t h r o u g h t r i p s and a r e n o t c o n t i n u o u s f o r any a p p r e c i a b l e l e n g t h . The p r i n c i p a l d i f f e r e n c e between c o l l e c t o r and a r t e r i a l roads i s t h e l e n g t h of t h e t r i p accommodated. The c o l l e c t o r sys tem i s i n t e n d e d t o s i m u l t a n e o u s l y s u p p l y a b u t t i n g p r o p e r t y wi th t h e same d e g r e e o f l a n d s e r v i c e as a l o c a l road a n d a l s o accommodate l o c a l i n t e r n a l t r a f f i c movements .

Local - This r o a d ' s pr imary f u n c t i o n i s t o p r o v i d e a c c e s s t o immedia te ly a d j a c e n t l a n d . I t no rma l ly r e p r e s e n t s a f a i r l y l a r g e p e r c e n t a g e o f t h e t o t a l r o a d m i l e a g e , b u t c a r r i e s a smal l p e r c e n t a g e of t h e v e h i c l e m i l e s t r a v e l e d d a i l y .

Marg ina l Access - A l o c a l r o a d which i s p a r a l l e l a n d a d j a c e n t t o highways and p r imary t h o r o u g h f a r e s a n d which p r o v i d e s a c c e s s t o a b u t t i n g p r o p e r t i e s a n d p r o t e c t i o n t o l o c a l t r a f f i c from f a s t , t h r o u g h - m o v i n g t r a f f i c on t h e highways and pr imary t h o r o u g h f a r e s .

S i g h t D i s t a n c e - The r e q u i r e d l e n g t h o f roadway v i s i b l e t o t h e d r i v e r o f a p a s s e n g e r v e h i c l e a t any g iven p o i n t on t h e roadway when t h e view i s u n o b s t r u c t e d by t r a f f i c . S i g h t d i s t a n c e measurement s h a l l be made from a p o i n t 4 . 5 f e e t above t h e c e n t e r l i n e of t h e road s u r f a c e t o a p o i n t i n t h e d i s t a n c e 0 . 5 f e e t above t h e c e n t e r l i n e o f t h e road s u r f a c e .

- ._ . - - _

S u b d i v i d e r - The o w n e r o r h i s a g e n t w i t h w r i t t e n a u t h o r i i y and h a v i n g d e t a i l e d k n o w l e d g e o f t h e ---: - - . : . p r o p o s e d s u b d i v i s i o n .

, . . . . . . . . . . . . S u b d i v i s i o n - The d i v i s i o n o r r e d i v i s i o n o f a l o t , t r a c t

o r p a r c e l o f l a n d , b y a n y means, i n t o . t w o o r m o r e l o t s , t r a c t s , p a r c e l s o r o t h e r . ' .

d i v i s i o n s o f l a n d i n c l u . d i n g c h a n g e s i n - . i

e x i s t i n g l o t l i n e s f o r t h e p u r p o s e , w h e t h e r ' : i m m e d i a t e o r f u t u r e , o f l e a s e , t r a n s f e r o f '-%.;'

p r o v i d e d , h o w e v e r , t h a t theg>.i:sion. o f l a n d . .

f o r a g r i c u l t u r a l p u r p o s e s i n t o p a r c e l s o f m o r e t h a n t e n a c r e s , n o t i n v o l v i n g a n y new s t r e e t or e a s e m e n t o f a c c e s s s h a l l b e ,

o w n e r s h i p o r b u i 1 , d i n g or l o t deve1,oqment ;

e x e m p t e d . i

T o w n s h i p - E a s t Mead T o w n s h i p .

ARTICLE I11 - P R O C E S S I N G P R O C E D U R E S A N D PLAT REQUIREMENTS

A l l s u b d i v i s i o n p l a t s , e x c e p t p l a t s o f m i n o r s u b d i v i s i o n s , s h a l l b e p r o c e s s e d i n t w o s t a g e s l e a d i n g t o a p p r o v a l f o r r e c o r d i n g . T h e s e two s t a g e s a r e : ( 1 ) The P r e l i m i n a r y P l a t Rev iew, and ( 2 ) The F i n a l P l a t R e v i e w . A P r e p a r a t o r y M e e t i n g i s recommended f o r a l l p l a t s . A m i n o r s u b d i v i s i o n may b e p r o c e s s e d i n o n e s t a g e . T h i s s t a g e i s t h e F i n a l P l a t R e v i e w . P r e l i m i n a r y a n d F i n a l P l a t a p p r o v a l s a r e t h e r e s p o n s i b i l i t y o f t h e B o a r d o f T o w n s h i p S u p e r v i s o r s . The T o w n s h i p P l a n n i n g Commiss ion a n d t h e C o u n t y P l a n n i n g Commiss ion h a v e r e v i e w r o l e s o n l y i n t h e s u b d i v i s i o n a p p r o v a l p r o c e s s .

A . P r e p a r a t o r y M e e t i n g

s u b d i v i d e r s h o u l d a p p e a r b e f o r e t h e P l a n n i n g C o m m i s s i o n t o d i s c u s s h i s s u b d i v i s i o n p r o p o s a l . The p u r p o s e o f t h i s m e e t i n g i s t o a c q u a i n t t h e P l a n n i n g C o m m i s s i o n w i t h t h e s u b d i v i s i o n p r o p o s a l and t o p r o v i d e t h e s u b d i v i d e r a d v i c e a n d a s s i s t a n c e r e g a r d i n g h i s p r o p o s a l b e f o r e h e i n v e s t s c o n s i d e r a b l e t i m e and money i n t h e s u b d i v i s i o n d e v e l o p m e n t .

d i s c u s s e d and e x p l a i n e d i n c l u d i n g t h e r o l e o f t h e C o u n t y P l a n n i n g C o m m i s s i o n . T h e C o u n t y P l a n n i n g Commiss ion p r o v i d e s p r o f e s s i o n a l s t a f f t o a d v i s e a n d a i d i n p l a n n i n g a n d p r o c e s s i n g s u b d i v i s i o n p l a t s . T h e D e p a r t m e n t o f E n v i r o n m e n t a l R e s o u r c e s p r o m u l g a t e s r e q u i r e m e n t s t h e s u b d i v i s i o n m u s t m e e t w i t h r e s p e c t t o i n d i v i d u a l , o r common, sewage s y s t e m s a n d w i t h r e s p e c t t o e r o s i o n and s e d i m e n t a t i o n p r o b l e m s . The T o w n s h i p Sewage E n f o r c e m e n t O f f i c e r has t h e r e s p o n s i b i l i t y t o e x a m i n e

1 . B e f o r e s u b m i t t i n g a p l a t f o r p r e l i m i n a r y r e v i e w , t h e

2 - The s u b d i v i s i o n p r o c e s s a n d i t s r e q u i r e m e n t s s h a l l b e

i n f o r m a t i o n r e l a t i v e t o s u i t a b i l i t y o f t h e s u b d i v i s i o n l a n d f o r o n - l o t sewage s y s t e m s a n d t o make h i s f i n d i n g s known i n c l u d i n g h i s d e c i s i o n a s t o w h e t h e r an o n - l o t sewaqe s.ystem(.s a r e p o s s i b l e f o r t h e l a n d i n q u e s t i o n . The C r a w f o r d C o n s e r v a t i o n D i s t r i c t s e r v e s a s a t e c h n i c a l a i d t o t h e

s e d i m e n t a t i o n r e g u l a t i o n s a n d t h e i r r e v i e w i s i n c o r p o r a t e d i n t o t h i s s u b d i v i s i o n p r o c e s s . S t a n d a r d s a n d s p e c i f i c a t i o n s f o r e r o s i o n a n d s e d i m e n t c o n t r o l m e a s u r e s a r e f o u n d i n t h e c u r r e n t :

D e p a r t m e n t o f E n v i r o n m e n t a l R e s o u r c e s o n m e e t i n g e r o s i o n a n d .: ij:. '... ,. -

D i s t r i c t ' s E r o s i o n a n d S e d i m e n t C o n t r o l Handbook . Where .. ' '

p r o f e s s i o n a l a s s i s t a n c e , i n a d d i t i o n t o t h e r e q u i r e d s e r v i c e s : . .

o f a n e n g i n e e r , may b e d e s i r a b l e f o r a p a r t i c u l a r s u b d i v i s i o n - . . . . - '

. .- .-. , . . .

. . - .

. . d e v e l o p m e n t , t h e s u b d i v i d e r s h a l l b e s o a d v i s e d a t t h e P r e p a r a t o r y M e e t i n g :

a . T h r e e c o p i e s o f a w r i t t e n a p p l i c a t i o n i n d i c a t i n g t h e f o l l o w i n g :

( 1 ) Name o f t h e s u b d i v i s i o n .

( 2 ) Name, a d d r e s s , a n d t e l e p h o n e number o f t h e s u b d i v i d e r .

( 3 ) Name, a d d r e s s , a n d t e l e p h o n e number o f t h e s u b d i v i d e r ' s a g e n t a n d / o r e n g i n e e r .

( 4 ) A p p r o x i m a t e number o f l o t s .

( 5 ) T y p e o f d e v e l o p m e n t p r o p o s e d , w h e t h e r s i n g l e f a m i l y r e s i d e n c e s , m o b i l e homes, c o m m e r c i a l b u i l d i n g s , e t c .

( 6 ) G e n e r a l s t a t e m e n t o n how s a n i t a r y w a s t e a n d s t o r m w a t e r w i l l b e h a n d l e d ; how w a t e r w i l l b e o b t a i n e d ; how e l e c t r i c power w i l l b e o b t a i n e d ; a n d how a n y o t h e r u t i l i t i e s w i l l b e p r o v i d e d .

( 7 ) F a c t s o n t h e a r e a s u r r o u n d i n g t h e p r o p o s e d s u b d i v i s i o n i n c l u d i n g , b u t n o t l i m i t e d t o , r o a d s , c o m m u n i t y f a c i l i t i e s w h i c h s e r v e o r i n f 1 u e n . c e t h e p r o p o s a l , u t i l i t i e s , e x i s t i n g l a n d u s e s , z o n i n g d i s t r i c t s w h e r e t h e y e x i s t , a n d w a t e r c o u r s e s . T h i s i n f o r m a t i o n may be shown o n t h e s k e t c h p l a n d i s c u s s e d i n A r t i c l e I 1 1 A . 2 . b . f o l l o w i n g .

b . S k e t c h P l a n - A p l a n i n s i m p l e s k e t c h f o r m s h a l l b e p r e s e n t e d s h o w i n g t h e p r o p o s e d l a y o u t o f s t r e e t s , l o t s a n d a n y p u b l i c f a c i l i t y s i t e s , s u c h a s p a r k a n d r e c r e a t i o n a r e a s w h i c h may be p r o p o s e d . T h i s p l a n may b e a f r e e h a n d d r a w i n g . A l s o , t h e t i t l e o r name o f t h e s u b d i v i s i o n s h a l l b e i n d i c a t e d a s w e l l as t h e s c a l e o f t h e p l a n , a n o r t h a r r o w a n d t h e d a t e .

.~.. -1: .. . . - .. . . . . . . . . .. ..

. ., . _ - - .

. . .-

.*..-. . . . . . :,..:- . . . .. 2- - .,. -- ... .. . c . Topograph ic I n f o r m a t i o n - Topographic i n f o r m a t i o n , \ .: _ 5 .: .. .. :,.:::

r e p r e s e n t e d by c o n t o u r l i n e s a t an i n t e r v a l o f 10 ~. --

j.. f e e t o r l e s s ; h a l l be p r o v i d e d f o r t h e s u b d i v i s i o n -....:,:.. s i t e . Un i t ed S t a t e s G e o l o g i c a l Survey Maps may be - '. . . - ,_

used t o s h o w t h i s i n f o r m a t i o n a n d , where f e a s i b l e , . . - :_

t h e G e o l o g i c a l Survey map may be used a s a b a s i s f o r . . : -:.. . . - I -

p r e p a r i n g t h e s k e t c h p l a n r e q u i r e d i n A r t i c l e I11 t : A . 2 . b .

.. . _ - . . . _ _ .. . . -

.. . -- P . , .-.

. . ~ :,a . . : . .. . . . .

->. 3. The p r o c e e d i n g s of t h e P r e p a r a t o r y Meet ing s h a l l be - :.- - f -.

t h e w r i t t e n a p p l i c a t i o n s h a l l be m a i n t a i n e d i n t h e P l a n n i n g .:

made a p a r t o f t h e P l a n n i n g Commission's o f f i c i a l m i n u t e s , and :- ? :

Commission 's f i l e s . One copy o f t h e a p p l i c a t i o n s h a l l be fo rwarded t o t h e Board o f Township S u p e r v i s o r s and one copy fo rwarded t o t h e County P lann ing Commission. B e f o r e e x t e n s i v e e n g i n e e r i n g work i s per formed o n t h e s u b d i v i s i o n p l a t , t h e s u b d i v i d e r s h o u l d e s t a b l i s h t h a t t h e proposed l o t s w i l l meet t h e r e q u i r e m e n t s o f t h e Department of Envi ronmenta l Resources and be approved by t h e Township Sewage Enforcement O f f i c e r .

4 . The P l a n n i n g Commission s h a l l w i t h i n 5 days a f t e r t h e P r e p a r a t o r y Mee t ing make a summary of i t s recommendat ions k n o w n by l e t t e r , t o t h e s u b d i v i d e r .

B . P r e l i m i n a r y P l a t Review

1 . The s u b d i v i d e r s h a l l s u b m i t f o r rev iew and approva l 3 c o p i e s of t h e p r e l i m i n a r y p l a t a p p l i c a t i o n t o t h e Township S e c r e t a r y . A n a p p l i c a t i o n may i n c l u d e i n a d d i t i o n t o t h e s u b d i v i s i o n p l a t o t h e r i n f o r m a t i o n a l maps, e n g i n e e r i n g drawings and w r i t t e n r e p o r t s . I n a d d i t i o n i t s h a l l be t h e s u b d i v i d e r ' s r e s p o n s i b i l i t y t o o b t a i n t h e n e c e s s a r y l e t t e r s a n d / o r o t h e r documents from t h e Township Sewage Enforcement O f f i c e r a n d t h e P e n n s y l v a n i a Department o f Envi ronmenta l Resources (PennDER) p e r t i n e n t t o t h e sewage t r e a t m e n t f a c i l i t i e s t o be i n s t a l l e d i n t h e s u b d i v i s i o n . I n t h e i n s t a n c e of o n - l o t sewage sys t ems where 10 o r more l o t s a r e proposed i n t h e s u b d i v i s i o n , t h e s u b d i v i s i o n i s c o n s i d e r e d a s a r e v i s i o n t o t h e Townsh ip ' s O f f i c i a l Sewage Plan a n d t h i s r e v i s i o n s h a l l be approved by PennDER b e f o r e t h e f i n a l p l a t i s approved by t h e Board . P r e f e r a b l y , b u t n o t n e c e s s a r i l y , t h e p l a n r e v i s i o n s h o u l d be approved by PennDER b e f o r e p r e l i m i n a r y p l a t approva l i s g r a n t e d . A c c o r d i n g l y , i t behooves t h e s u b d i v i d e r t o p r o c e s s f o r t h e s e a p p r o v a l s r e l a t i v e t o o n - l o t sewage i n s t a l l a t i o n s e a r l y .

2 . U p o n r e c e i p t o f t h e p r e l i m i n a r y p l a t a p p l i c a t i o n , t h e T o w n s h i p S e c r e t a r y s h a l l :

a . R e t a i n 1 a p p l i c a t i o n f o r t h e Board of Township Supe rv i s o r s .

- 1 0 -

t I- - . ? .-__ . - . .

- . ' - -

b. Forward 1 a p p l i c a t i o n t o t h e County P l a n n i n g .

c . Forward 1 a p p l i c a t i o n t o t h e Township P l a n n i n g .. .

Commission. . . - .

.. . .. . . :. . . . - . . c Commission. i .

3 . The Board s h a l l n o t t a k e a c t i o n on t h e p r e l i m i n a r y _ _ p l a t a p p l i c a t i o n u n t i l r ev i ew r e p o r t s have been r e c e i v e d from _ . -: , * ,

. . . _ i . . . - . t h e Township P l a n n i n g Commiss ion and t h e County P l a n n i n g Commission or u n t i l t h e e x p i r a t i o n o f 4 5 days from t h e d a t e 5.

t h e a p p l i c a t i o n was fo rwarded t o s a i d o r g a n i z a t i o n s , w h i c h e v e r . t i .

. - . - ' . . . . ... ~.

i s s o o n e r .

4 . T h e Board s h a l l n o t i f y t h e s u b d i v i d e r , a t l e a s t 5 d a y s p r i o r t o t h e m e e t i n g , o f t h e s c h e d u l e d p l a c e , d a t e a n d .

t i m e o f t h e meet ing a t which h i s s u b d i v i s i o n i s t o be rev iewed and a c t e d u p o n . The Board s h a l l r e n d e r i t s d e c i s i o n and communicate i t t o o t h e s u b d i v i d e r no l a t e r t h a n 90 days a f t e r t h e d a t e t h e c o m p l e t e p r e l i m i n a r y p l a t a p p l i c a t i o n i s s u b m i t t e d .

5 . The Board s h a l l t a k e one of t h e f o l l o w i n g a c t i o n s o n t h e p r e l i m i n a r y p l a t a p p l i c a t i o n : ( a ) approve t h e a p p l i c a t i o n ; ( b ) r e q u i r e a d d i t i o n s , c o r r e c t i o n s , changes or o t h e r i n f o r m a t i o n n e c e s s a r y f o r compl i a n c e w i t h t h i s Ordinance as c o n d i t i o n s f o r t h e approva l of t h e a p p l i c a t i o n ; o r i n e f f e c t , g i v e a c o n d i t i o n a l a p p r o v a l t o t h e s u b d i v i s i o n ; ( c ) r e j e c t t h e a p p l i c a t i o n o f t h e s u b d i v i s i o n p r o p o s a l i f i t f i n d s t h e proposa l does n o t comply w i t h t h e r e q u i r e m e n t s of t h i s Ordinance o r o t h e r o r d i n a n c e s of t h e T o w n s h i p o r where a proposed s u b d i v i s i o n would a d v e r s e l y a f f e c t t h e h e a t h , s a f e t y o r g S e r a L u e ' i f a r P u-f -7 i . l e rownship ; oy_:(-a-)-tab?e a c t i o n - u n t i l a d d i t i o n a l i n f o r m a t i o n i s p m e d b y t h e s u b d i v i d e r . Whichever a c t i o n t h e B o a r d t a k e s , t h e Board s h a l l so a d v i s e t h e a p p l i c a n t i n w r i t i n g n o t more t h a n 5 days f o l l o w i n g t h e d a t e o f t h e m e e t i n g .

6 . The a p p r o v a l of t h e p r e l i m i n a r y p l a t a p p l i c a t i o n by t h e Board i m p l i e s t h e g e n e r a l a c c e p t a b i l i t y o f t h e l a y o u t a n d t h e e n g i n e e r i n g p r o p o s a l s s u b m i t t e d ; however, t h e Board may r e q u i r e a d d i t i o n s and changes a s c o n d i t i o n s f o r a p p r o v a l o f t h e f i n a l p l a t a n d e n g i n e e r i n g r e q u i r e m e n t s .

7 . P r e l i m i n a r y p l a t a p p l i c a t i o n approva l s h a l l be e f f e c t i v e f o r a maximum p e r i o d o f 2 4 months, u n l e s s , u p o n s u b m i s s i o n by t h e s u b d i v i d e r i n w r i t i n g , an e x t e n s i o n o f t ime i s r e q u e s t e d , a n d t h e B o a r d , f i n d i n g r e a s o n a b l e g r o u n d s t h e r e f o r , g r a n t s an e x t e n s i o n which s h a l l n o t be f o r a l o n g e r p e r i o d of t ime t h a n 1 2 a d d i t i o n a l m o n t h s .

8 . The p r e l i m i n a r y p l a t submiss ion s h a l l be l e g i b l y drawn on t r a c i n g c l o t h or equal m a t e r i a l o f g o o d q u a l i t y , a t a s c a l e o f n o t s m a l l e r t h a n one hundred ( 1 0 0 ) f e e t t o one ( 1 ) i n c h e x c e p t t h a t a s u b d i v i s i o n o f Z O O a c r e s or more may be drawn a t a s c a l e o f t w o hundred ( Z O O ) f e e t t o one ( 1 ) i n c h .

i - - The p r e l i m i n a r y p l a t a p p l i c a t i o n s h a l l be d r a w n by a -

R e g i s t e r e d E n g i n e e r o r a R e g i s t e r e d Surveyor a n d s h a l l i n c l u d e :

a . Proposed name o f s u b d i v i s i o n ; ' . . ...

, i . . - ..' .i . . . - . . .~

. . . . - . ' . .

b . D a t e , s c a l e and North a r r o w ;

c . T h e name, a d d r e s s and t e l e p h o n e number o f t h e s u b d i v i d e r and e n g i n e e r or s u r v e y o r p r e p a r i n g t h e s u b d i v i s i o n ;

d.?.' A s m a l l , s c a l e d , l o c a t i o n drawing showing the a r e a i n which t h e s u b d i v i s i o n i s l o c a t e d and i t s

' , \ r e l a t i o n t o s u r r o u n d i n g r o a d s and o t h e r s i g n i f i c a n t

e . L o c a t i o n and names of a d j a c e n t subd iv i s ions and t h e

.I .. . I ' - .

- . - .. ..=. f e a t u r e s ; __ .. - .. ~

owners o f a d j o i n i n g p a r c e l s of unsubdiv ided l a n d ;

f . Z o n i n g , where e x i s t i n g , o f t h e proposed s u b d i v i s i o n and a d j a c e n t p a r c e l s ;

g . L o c a t i o n , and width a n d t y p e of c o n s t r u c t i o n where a p p l i c a b l e , o f a l l e x i s t i n g r o a d s , b o t h p u b l i c and p r i v a t e , e a s e m e n t s , s a n i t a r y and storm s e w e r s , w a t e r l i n e s , r a i l r o a d a n d u t i l i t y r i g h t s - o f - w a y , p a r k s , c e m e t e r i e s , w a t e r c o u r s e s , d r a i n a g e d i t c h e s , swamps, low a r e a s s u b j e c t t o f l o o d i n g , permanent b u i l d i n g s , b r i d g e s and any o t h e r i n f o r m a t i o n p e r t i n e n t t o t h e proposed s u b d i v i s i o n ; t h i s i n f o r m a t i o n s h a l l be p r o v i d e d f o r t h e l a n d t o be s u b d i v i d e d a n d f o r l a n d s w i t h i n a p p r o x i m a t e l y 300 f e e t of t h e proposed s u b d i v i s i o n ;

h . I n d i c a t i o n o f t h e g r o s s l a n d a r e a of t h e s u b d i v i s i o n and t h e number o f l o t s p r o p o s e d ;

i . Dimensions of l o t s a n d t y p e of development a n t i c i p a t e d on t h e l o t s ;

j . B u i l d i n g s e t back l i n e s ;

k . S t a t e m e n t a s t o w h a t p r i v a t e deed r e s t r i c t i o n s a r e con temp1 a t e d ;

.. ..__

1 . Topograph ic i n f o r m a t i o n which may be o f a v e r y g e n e r a l n a t u r e such a s i s o b t a i n a b l e from U n i t e d S t a t e s G e o l o g i c a l Survey Maps. Uni ted S t a t e s G e o l o g i c a l Survey Maps w i t h a 1 0 f o o t c o n t o u r i n t e r v a l ( S c a l e 1 / 2 4 0 0 0 ) shou ld be u s e d . S p o t e l e v a t i o n s s h o u l d be proposed f o r c r i t i c a l p o i n t s i n t h e deve lopmen t ;

-1 2 -

m. Proposed l a y o u t and w i d t h of a l l new road r i g h t s - of-way and p roposed pavement o r s u r f a c e d roadway w i d t h s . P roposed l o c a t i o n and wid th o f easemenlts f o r s e w e r s , w a t e r m a i n s , d r a i n a g e ways and o t h e r *

p u b l i c u t i l i t i e s ;

p roposed t o be d e d i c a t e d fo r p u b l i c u s e , o r t o be

c o n d i t i o n s , i f any , of such d e d i c a t i o n or r e se rva t ion ; - : - ' :

.. .. . .

- . .: , ::-. .. -.

- d . n. Approximate l o c a t i o n a n d a r e a o f p r o p e r t y , i f a n y , *. .. . - . - - . !. r e s e r v e d by deed covenan t f o r u s e o f a l l p r o p e r t y -.:- - - . . ...

owners i n t h e s u b d i v i s i o n w i t h t h e proposed . . - . - . - . ,

0. Approximate r a d i i o f a l l b u r v e s ;

p . I f p u b l i c s e w e r s a r e n o t p r o p o s e d , s o i l c o n d i t i o n s and l i m i t a t i o n s r e l a t i v e t o i n s t a l l i n g s u b - s u r f a c e d i s p o s a l s y s t e m s o r i n l i e u o f t h i s i n f o r m a t i o n a l e t t e r a n d / o r documenta t ion from t h e T o w n s h i p Sewage Enforcement O f f i c e r i n d i c a t i n g t h a t t h e l o t s i n t h e s u b d i v i s i o n have h i s approva l f o r t h e i n s t a l l a t i o n of o n - l o t sewage s y s t e m s ;

q . I f an e x i s t i n g sewerage sys t em i s t o be u t i l i z e d :

( 1 ) D i s t a n c e t o t h e n e a r e s t sewer l i n e and i t s s i z e ;

( 2 ) Name o f sewerage p l a n t , i t s d e s i g n c a p a c i t y and p r e s e n t l o a d i n g ; or

I f a s ewerage sys tem i s p roposed :

( 1 ) Type o f t r e a t m e n t p l a n t and d e g r e e o f t r e a t m e n t ;

( 2 ) A b i l i t y o f p l a n t t o be expanded;

( 3 ) L o c a t i o n o f p l a n t , e f f l u e n t d i s c h a r g e p o i n t a n d

( 4 ) D i s t a n c e o f s u b d i v i s i o n from n e a r e s t p u b l i c s ewer ;

t h e name, i f a n y , of t h e s t r e a m ;

( 5 ) Approximate c o s t o f p r o v i d i n g sewers t o t h e subdi v i s i on ;

r . I f an e x i s t i n g wa te r supp ly sys t em i s t o be u s e d :

( 1 ) D i s t a n c e t o t h e n e a r e s t w a t e r l i n e a n d i t s s i z e ;

( 2 ) Name o f system and i t s l o c a t i o n ; or

I f a wa te r s u p p l y sys tem i s p r o p o s e d , t h e t y p e , and l o c a t i o n o f t h e sys t em;

. . . . : : ' :. .. __i . . ~ _ - - . .

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I 1 I I ?J

I I I I I I I I I

. . . . .- . - .: - - . - . ". '. - . . . - . . . - . , , . - - . , .

s. I f i n d i v i d u a l w e l l s a r e t o be u s e d , t h e l o c a t i o n ' o f . .-I.----- t h e w e l l s so a s t o be p r o p e r l y i s o l a t e d from a l l ' ..:.-- ': ::: s u b - s u r f ace d i s p o s a l sys tems ;

be handled and a c c e l e r a t e d s o i l e r o s i o n and t h e . , r e s u l t i n g s e d i m e n t a t i o n c o n t r o l l e d . Such s t a t e m e n t .-:-::. s h a l l i n c l u d e , i f n o t provided h e r e t o f o r e , information.-;:.:[:' r e g a r d i n g t he topography a n d t h e s o i l c o n d i t i o n s , .'<, . which may be o b t a i n e d from p u b l i s h e d s o i l s d a t a ; ~ ~.

and a l s o a c a l c u l a t i o n of s to rm w a t e r r u n o f f e x p e c t e d on t h e s i t e g i v i n g p r o p e r c o n s i d e r a t i o n t o any u p - s t r e a m w a t e r s h e d s . T h i s d e s c r i p t i o n s h o u l d i d e n t i f y a r e a s where changes or a l t e r a t i o n s w i l l be made t o t h e e x i s t i n g l a n d s u r f a c e and v e g e t a t i v e cove r and i n d i c a t e what t empora ry a n d permanent measures w i l l be employed t o p r o t e c t and t o m a i n t a i n t h e s i t e f rom a c c e l e r a t e d e r o s i o n . R e s p o n s i b i l i t y f o r t h e ma in tenance o f proposed d r a i n a g e c o u r s e s and e r o s i o n and s e d i m e n t c o n t r o l s t r u c t u r e s s h a l l be made c l e a r ;

.. - - _ . _ - . . . . - . - * . . ... - . - .. . .. .. t . General s t a t e m e n t o f how s u r f a c e w a t e r d r a i n a g e wi l . l - . - - -_ ; : .

. - ~..:

u . Eng inee r ing p l a n s , p repa red by a q u a l i f i e d e n g i n e e r , f o r t h e f o l l o w i n g s u b d i v i s i o n improvements:

( 1 ) Roads - Road p l a n s showing proposed r i g h t s - o f - way, s u r f a c e d or pavement w i d t h s , and t h e e s t i m a t e d p e r c e n t o f g r a d i e n t . F i n a l r o a d g r a d e s n o t r e q u i r e d a t t h i s s t a g e .

( 2 ) S a n i t a r y S y s t e m - Proposed l a y o u t of t h e s a n i t a r y sewer sys tem where p roposed . F i n a l d e t a i l s a r e n o t r e q u i r e d a t t h i s s t a g e .

( 3 ) Water S u p p l y System - Proposed l a y o u t o f w a t e r s u p p l y and d i s t r i b u t i o n where p r o p o s e d . F i n a l d e t a i l s a r e n o t r e q u i r e d a t t h i s s t a g e .

( 4 ) S t o r m D r a i n a g e System - Storm d r a i n a g e p r o p o s a l s which s h a l l i n c l u d e t h e l o c a t i o n o f a l l s t o r m i n l e t s , manholes and underground storm l i n e s , where p r o p o s e d , c u l v e r t s a n d open channel f l o w s i n c l u d i n g road d i t c h e s ; t h e s i z i n g o f a l l s to rm l i n e s and open c h a n n e l s ; i n v e r t e l e v a t i o n s a t a l i j u n c t i o n s and o t h e r c r i t i c a l p o i n t s ; a d e l i n e a t i o n of wa te r shed a r e a s i n t h e s u b d i v i s i o n which s p e c i f i e s t h e i r a c r e a g e and a c a l c u l a t i o n o f t h e s u r f a c e r u n - o f f w a t e r ; a d e s i g n a t i o n o f a n d c a l c u l a t i o n o f a l l s u r f a c e wa te r e n t e r i n g f r o m a d j a c e n t l a n d s o n t o t h e proposed s u b d i v i s i o n .

( 5 ) P u b l i c U t i l i t y - L o c a t i o n s .

-1 4 -

_. _. " . :. . . . ,:-

II 1 3

I 1 I I I I I

( 6 ) Any o t h e r s p e c i a l p r o p o s a l s w h i c h be n e c e s s a r y -- f o r t h e r e v i e w p r o c e s s . A1 t h o u g h i s may b e t h e i n t e n t i o n o f t h e s u b d i v i d e r t o

o f t h e l a n d a r e a shown on t h e p r e l i m i n a r y p l a t , ' i t i s r e q u i r e d t h a t e n g i n e e r i n g p l a n s be s u b m i t t e d a n d a p p r o v e d on t h e e n t i r e a r e a . S p e c i f i c c o n s t r u c t i o n p l a n s a n d s p e c i f i c a t i o n s ~ . - ..- - . a s r e q u i r e d i n A r t i c l e I 1 1 C . 3:of t h i s . .

O r d i n a n c e n e e d o n l y be p r e p a r e d f o r t h e a r e a i n c l u d e d o n t h e f i n a l p l a t ; h o w e v e r , t h e b a s i s f o r t h e d e s i g n o f t h e s e c o n s t r u c t i o n p l a n s . .

s h a l l b e t h e a p p r o v e d e n g i n e e r i n g p l a n s f o r t h e e n t i r e a r e a .

r e q u e s t f i n a l p l a t a p p r o v a l on o n l y a p o r t i o n - .

... _- .. . , . . *. - .. . . . - . . .

.: . . . . . ..

. . . : . . .

( 7 ) -- F i r e P r o t e c t i o n - I t i s recommended t h a t t h e s u b d i v i d e r c o n s i d e r i n c o r p o r a t i n g p r o v i s i o n - . f o r f i r e p r o t e c t i o n i n t h e p l a t .

t h e p r e l i m i n a r y p l a t f o r t h o s e l o t s w h e r e o n - l o t s u b - s u r f a c e sewage d i s p o s a l s y s t e m s a r e p r o p o s e d u n l e s s t h e T o w n s h i p Sewage E n f o r c e m e n t O f f i c e r a n d t h e D e p a r t m e n t o f E n v i r o n m e n t a l R e s o u r c e s , by l e t t e r , h a v e a p p r o v e d t h e s e l o t s f o r s u c h sewage t r e a t m e n t .

( 8 ) U n c o n d i t i o n a l a p p r o v a l s h a l l n o t b e g i v e n t o

" I C . F i n a l P l a t R e v i e w a n d A p p r o v a l

1. The s u b d i v i d e r s h a l l s u b m i t f o r r e v i e w a n d a p p r o v a l t o t h e T o w n s h i p S e c r e t a r y t h e o r i g i n a l p l a t , o r an e x a c t , l e g i b l e , t r a c i n g t h e r e o f a n d 3 c o p i e s o f t h e f i n a l p l a t a p p l i c a t i o n . An a p p l i c a t i o n s h a l l , d e p e n d i n g o n t h e n a t u r e o f t h e s u b d i v i s i o n , i n c l u d e i n a d d i t i o n t o t h e p l a t o t h e r i n f o r m a t i o n a l maps a n d e n g i n e e r i n g and c o n s t r u c t i o n d r a w i n g s , and w r i t t e n r e p o r t s . T h e f i n a l p l a t a n d e n g i n e e r i n g a n d c o n s t r u c t i o n d r a w i n g s s h a l ' l be d r a w n b y a n d b e a r t h e s i g n a t u r e and s e a l o f a R e g i s t e r e d E n g i n e e r o r a R e g i s t e r e d S u r v e y o r . Where t h e s u b d i v i d e r p r o p o s e s t o i n s t a l l a common s e w e r a g e t r e a t m e n t s y s t e m a n d / o r ' common w a t e r s u p p l y a n d / o r w h e r e t h e g r o s s a c r e a g e o f " r e m o v e d " v e g e t a t i v e c o v e r o f t h e d e v e l o p m e n t i s o v e r 2 5 a c r e s , t h e D e p a r t m e n t o f E n v i r o n m e n t a l R e s o u r c e s (PennDER) m u s t r e v i e w t h e d e v e l o p m e n t p l a n s and s u f f i c i e n t c o p i e s o f t h e f i n a l p l a t a p p l i c a t i o n s h a l l be p r o v i d e d b y t h e s u b d i v i d e r t o t h e D e p a r t m e n t o f E n v i r o n m e n t a l R e s o u r c e s a n d i t s a g e n t f o r e x a m i n i n g e r o s i o n a n d s e d i m e n t c o n t r o l p l a n s , t h e C r a w f o r d C o n s e r v a t i o n D i s t r i c t . A s e s t a b l i s h e d i n S e c t i o n 111, B . 1 . w h e r e 10 o r m o r e l o t s a r e i n v o l v e d i n t h e s u b - d i v i s i o n , t h e a p p l i c a t i o n s h a l l b e r e v i e w e d and a p p r o v e d by PennDER a s a r e v i s i o n t o t h e T o w n s h i p ' s O f f i c i a l Sewerage P l a n ; t h i s a p p r o v a l s h a l l b e i n t h e B o a r d ' s p o s s e s s i o n b e f o r e f i n a l p l a t a p p r o v a l i s g r a n t e d .

-1 5 -

. . . . __. .. .. -. . ... . .

: . - - . . . . . -- . - : . - .

. . . . . . . . _- .. - . ...)'. T.-%5_=; . . . . . . . . . . . . . - . - .. . . ~ . . . . . . . _ _ . ._ ..- . .- . . . . . . . -- .. _.- . . . . . . . . . . . -1.:. ........ - . .

-. . . . . . . . . . . . . . . . . .' .-- *. ..L --

II . -

2 . The f i n a l p l a t s h a l l be l e g i b l y p r e p a r e d w i t h w a t e r - p r o o f , n o n - f a d i n g , b l a c k i n k on t r a c i n g c l o t h o r f i l m o r equ m a t e r i a l , a t a s , c a l e n o t s m a l l e r t h a n o n e h u n d r e d ( 1 0 0 ) f e e t - . . t o o n e ( 1 ) i n c h . The maximum s h e e t s i z e f o r a n y o n e p l a t s h be 3 6 i n c h e s b y 48 i n c h e s . Where more t h a n o n e s h e e t i s u s e

s h a l l c o n t a i n a n o t a t i o n g i v i n g t h e t o t a l number o f s h e e t s i n f h e p l a t , a n d s h o w i n g t h e r e l a t i o n o f each s h e e t t o t h e o t h e r sheets-. . : - . . The f i n a l p l a t s h a l l c o n t a i n t h e f o l l o w i n g i n f o r m a t i o n :

f o r a p l a t , e a c h s h e e t s h a l l be numbered c o n s e c u t i v e l y and - . . . . .

. . ' . - ...

The name o f t h e s u b d i v i s i o n i n p r o m i n e n t l e t t e r s a n d .

t h e t o w n s h i p i n w h i c h i t i s l o c a t e d ; t h e name s h a l l n o t b e a d u p l i c a t e o f o r b e d e c e p t i v e l y s i m i l a r t o t h e name o f a n y p l a t p r e v i o u s l y r e c o r d e d i n t h e Towns h i p .

The name a n d a d d r e s s o f t h e o w n e r s o f t h e l a n d .

A l e g a l d e s c r i p t i o n o f t h e l a n d p l a t t e d and r e f e r e n c e t o t h e s o u r c e o f t i t l e t o t h e l a n d i n t h e s u b d i v i s i o n .

The names o f a d j o i n i n g s u b d i v i s i o n s a n d t h e names o f t h e o w n e r s o f a l l u n s u b d i v i d e d a d j o i n i n g l a n d .

A n o r t h p o i n t p r o p e r l y l o c a t e d ; t h e s c a l e o f t h e d r a w i n g n o t e d a n d shown g r a p h i c a l l y .

The e x a c t l e n g t h s and b e a r i n g s o f t h e t r a c t ' s e x t e r i o r b o u n d a r y l i n e s an-d o f a l l t h e l a n d s u r v e y e d a n d d i v i d e d , i n c l u d i n g r o a d s , b l o c k s , l o t l i n e s , p u b l i c g r o u n d s ; e x c e p t t h a t when t h e l i n e s i n any t i e r o f l o t s a r e p a r a l l e l , i t s h a l l b e s u f f i c i e n t t o m a r k t h e b e a r i n g s o f t h e o u t e r l i n e s o f o n e t i e r t h e r e o f . D i s t a n c e s s h a l l be m e a s u r e d a t l e a s t t o t h e n e a r e s t h u n d r e d t h o f a f o o t . B e a r i n g s , d e f l e c t i o n a n g l e s a n d c e n t r a l a n g l e s ' s h a l l b e m e a s u r e d a t l e a s t t o t h e n e a r e s t t w e n t y s e c o n d s . The e r r o r o f c l o s u r e f o r t h e t r a c t ' s e x t e r i o r b o u n d a r y s h a l l be n o g r e a t e r t h a n o n e f o o t t o f i v e t h o u s a n d f e e t . Easements s h a l l b e shown b y c e n t e r l i n e a n d w i d t h when l i n e s a r e p a r a 1 1 e l t o a b o u n d a r y ; o t h e r w i s e , s e p a r a t e b e a r i n g s a n d d i s t a n c e s s h a l l be shown.

A c c u r a t e d i s t a n c e s ana. d i r e c t i o n s t o t h e n e a r e s t e s t a b l i s h e d r o a d i n t e r s e c t i o n a n d / o r S t a t e monument .

A s m a l l l o c a t i o n d r a w i n g s h o w i n g t h e a r e a i n w h i c h t h e s u b d i v i s i o n i s l o c a t e d and i t s r e l a t i o n t o s u r r o u n d i n g r o a d s a n d o t h e r f e a t u r e s ; t h i s d r a w i n g s h o u l d b e o r i e n t e d on t h e p l a t i n t h e same d i r e c t i o n a s t h e m a i n d r a w i n g .

i. The l o c a t i o n a n d m a t e r i a l o f a l l monuments , a n d o t h e r p o i n t s e s t a b l i s h e d i n t h e f i e l d .

- 1 6-

I 1 I i !I I I I I I I I I I ~I I

I I I I

- .. .- .. . ' -. 7-a.

............ 8: I- .I . L .. __- . . . . . . . . . -...

. . . . .- * < - . . . . . . . .-.-

..... ..... . . . - - - . . . .I. ...

-. . . . . .

j. T h e e x a c t w i d t h o f a l l ea semen t s and r o a d s ; t h e names of a l l r o a d s ; t h e names o f t h e r o a d s s h a l l .-. . . . . . . . : . . - :.

. .;, .' .:

n o t d u p l i c a t e names a l r e a d y e s t a b l i s h e d i n t h e T o w n s h i p .

k . A l l l o t s numbered; t h e t o t a l number o f l o t s i n t h e - p l a t . . . -

- . ._ . . . . . . . ., - . . . . . . . . . . .

1 . B u i l d i n g s e t b a c k l i n e s w i t h d imens ions ; s e t b a c k l i n e s s h a l l no t be l e s s t h a n t h e z o n i n g r e g u l a t i o n s , where such e x i s t , a l l o w .

m . T h e t o t a l a r e a i n a c r e s of t h e p l a t .

n . T h e f o l l o w i n g c e r t i f i c a t e s (See Appendix I ) :

( 1 ) Board o f Township S u p e r v i s o r s Approval S t a t e m e n t .

( 2 ) County P lann ing Commission Review S t a t e m e n t .

( 3 ) East Mead Township P lann ing Commission Review Statement .

( 4 ) E n g i n e e r ' s S t a t e m e n t .

( 5 ) S t a t e m e n t of i n t e n t i o n t o s u b d i v i d e a n d d e d i c a t i o n where a p p l i c a b l e , of l a n d f o r p u b l i c use .

0. T h e f o l l o w i n g c e r t i f i c a t e s , where a p p , l i c a b l e (See A p p e n d i x I I ) :

( 1 ) U t i l i t y Easement.

( 2 ) Dra inage Easement.

3 . When n e c e s s a r y , t h e f i n a l p l a t a p p l i c a t i o n s h a l l i n c l u d e , i n a d d i t i o n t o t h e f i n a l p l a t d e s c r i b e d i n A r t i c l e 111. C . 2 . , c o n s t r u c t i o n d rawings which s h o u l d be c o n s i d e r e d a s a f u r t h e r d e t a i l i n g o f t h e e n g i n e e r i n g d rawings s u b m i t t e d ,

a n d approved a t t h e p r e l i m i n a r y p l a t a p p l i c a t i o n s t a g e . C o n s t r u c t i o n drawings a r e r e q u i r e d f o r s u b d i v i s i o n improvements and s h a l l i n c l u d e :

a . E x i s t i n g and proposed c o n t o u r s a t v e r t i c a l i n t e r v a l s o f a t l e a s t f i v e f e e t e x c e p t where waived by t h e Board f o r s u b d i v i s i o n s w i t h f i v e or f e w e r l o t s .

b . T y p i c a l road c r o s s - s e c t i o n s a n d c e n t e r l i n e p r o f i l e s o f a l l r o a d s t o be b u i l t i n t h e s u b d i v i s i o n .

-1 7 -

I I I I I I 1

. . . . ....... ...... . . . . . -. -x ~ - . . - ..I

.. , z

. . . . . . -.:-. i ....... .: -. .cl. - - ~ . .~ . .

. , .. __ . - .

. . . . . . . . . .,--.:., ...... ..I *' - .. , . , - - . . . . . . . . . . ..? .... i: ..... - . . . . . . . ............... . - : - . . . . . . . . . . . . . . . ---,& ... . . . . . . . . . ~- . . - . . -. . .- __ T y p i c a l d e t a i l s o f a l l storm d r a i n a g e sys t em .: - _ .

c o n s t r u c t i o n i n c l u d i n q r o a d s w a l e s and c u l v e r t s ; . . . . : *. . . . . . . . . . . . . - -

Grade and g r a d i e n t s o f d r a i n a g e swa les s h a l l be ' - . y . . . :I ?..... .'. ' ...... . - . : . - . ,. . . . . . . . shown. . . . . . . - .

. . A d d i t i o n a l i n f o r m a t i o n beyond t h a t s u b m i t t e d a t :.-- ..

t he p r e l i m i n a r y p l a t r e v i e w , n e c e s s a r y t o comple t e th.e S o i l E ros ion and Sediment Con t ro l P l a n .

Comple te d e t a i l i n g of w a t e r a n d sewerage sys t ems where t h e y a r e proposed .

L o c a t i o n s of road name s i g n s and r o a d s i d e t r e e s where p roposed .

The s u b d i v i d e r s h a l l s u b m i t t h e f i n a l p l a t a p p l i c a t i o n a t l e a s t 10 d a y s p r i o r t o t h e meeting a t which t h e a p p l i c a t i o n i s t o be c o n s i d e r e d f o r a p p r o v a l . A p e r i o d of n o t l o n g e r t h a n 2 4 months s h a l l e l a p s e between t h e d a t e of p r e l i m i n a r y p l a t approval a n d f i n a l p l a t a p p r o v a l , e x c e p t t h a t t h e Board may ex tend t h i s t ime by 1 2 months i f g o o d c a u s e i s p roven . See A r t i c l e 111. B . 7 . However, i n any i n s t a n c e where t h e B o a r d g ran t s f i n a l p l a t approva l o n a p o r t i o n of t h e s u b d i v i s i o n , then p r e l i m i n a r y a p p r o v a l o n t h e r ema in ing p o r t i o n o f t h e s u b d i v i s i o n s h a l l be i n e f f e c t f o r a p e r i o d o f 2 4 months from the d a t e of s a i d f i n a l p l a t a p p r o v a l .

5 . Upon r e c e i p t o f t h e f i n a l p l a t a p p l i c a t i o n , t h e Township S e c r e t a r y s h a l l :

a . R e t a i n 2 a p p l i c a t i o n s f o r t h e B o a r d of Township S u p e r v i s o r s .

b . Forward 1 copy t o t h e Township P lann ing Commission, which s h a l l have 30 days w i t h i n which t o r ev iew t h e appl i c a t i o n .

c . May f o r w a r d 1 copy t o t h e County P lann ing Commission f o r i t s r ev iew a n d comment.

6 . The Board s h a l l n o t g i v e u n c o n d i t i o n a l f i n a l approva l of t h e a p p l i c a t i o n u n t i l t h e f o l l o w i n g r e q u i r e m e n t s have been met:

a . Where an e x i s t i n g sewerage or w a t e r sys tem i s t o be u t i l i z e d o r a new common sewer o r w a t e r sys tem i n s t a l l e d , t h e p l a n s a n d o t h e r r e q u i r e m e n t s o f such s y s t e m s s h a l l be approved by l e t t e r , by t h e Department of Env i ronmen ta l Resources .

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b . Where o n - l o t , s u b - s u r f a c e sewage d i s p o s a l s y s t a r e p r o p o s e d , t h e s u i t a b i l i t y o f t h e s o i l s f o r t h i s m e t h o d o f t r e a t m e n t s h a l l b e a p p r o v e d b y l e t t e r , b y t h e T o w n s h i p ' s Sewage E n f o r c e m e n t 0 a n d b y PennDER i n t h e i n s t a n c e w h e r e 1 0 o r m o r a r e p r o p o s e d a s e s t a b l i s h e d i n S e c t i o n 111. C . l:.: :":.

f r o m w h i c h t h e v e g e t a t i v e c o v e r w i l l b e r e m o v e d , a - .'. . - - ' .; .-

S o i 1 E r o s i o n a n d S e d i m e n t a t i o n C o n t r o l P e r m i t , . based ' .-$.-:.-

upon a s u b m i t t e d s o i l e r o s i o n a n d s e d i m e n t a t i o n . * . c o n t r o l p l a n , s h a l l h a v e been a p p r o v e d f o r i s s u e t o t h e s u b d i v i d e r .

_.> . -. . 2 . c . Where a p l a t i n v o l v e s 2 5 a c r e s o r more o f g r o u n d

d . Where t h e r e a r e r e q u i r e d i m p r o v e m e n t s , t h e s e i m p r o v e - m e n t s s h a l l b e i n p l a c e a n d a c c e p t a b l e t o t h e B o a r d o f S u p e r v i s o r s ; o r t h e r e s h a l l b e an a d e q u a t e p e r f o r m a n c e b o n d a s s i g n e d t o t h e B o a r d a n d w h i c h has been a p p r o v e d b y t h e B o a r d ; o r an a d e q u a t e amoun t o f . money s h a l l b e p l a c e d i n e s c r o w and a s s i g n a b l e t o t h e B o a r d o f S u p e r v i s o r s i n t h e e v e n t t h e s u b d i v i d e r ' s o b l i g a t i o n s f o r t h e i m p r o v e m e n t s a r e n o t m e t ; o r some a p p r o p r i a t e a g r e e m e n t o n t h e c o n s t r u c t i o n o f t h e s e i m p r o v e m e n t s s h a l l b e n e g o t i a t e d w i t h t h e B o a r d .

7 . The B o a r d s h a l l r e v i e w t h e f i n a l a p p l i c a t i o n a n d t h e e n g i n e e r i n g a n d c o n s t r u c t i o n d r a w i n g s a n d s p e c i f i c a t i o n s t o a s s u r e c o n f o r m i t y w i t h :

a . The a p p r o v e d p r e l i m i n a r y a p p l i c a t i o n ;

b . The p r o v i s i o n s o f a l l p e r t i n e n t l a w s , r u l e s a n d r e g u l a t i o n s ; a n d

c . The t e c h n i c a l r e q u i r e m e n t s o f A r t i c l e 111. C . 2 and A r t i c l e 111. C . 3 . o f t h i s O r d i n a n c e .

8 . F i n a l P l a n A c t i o n b y t h e B o a r d o f T o w n s h i p S u p e r v i s o r s . T h e B o a r d s h a l l r e v i e w t h e F i n a l P l a n f o r c o m p l i a n c e w i t h a l l t h e p r o v i s i o n s o f t h i s O r d i n a n c e a n d may t a k e a n y o f t h e f o l l o w i n g a c t i o n s :

a . A p p r o v e t h e e n t i r e p l a n .

b . A p p r o v e t h e p l a n i n p a r t .

c . S u b j e c t t h e p l a n t o m o d i f i c a t i o n s o r c o n d i t i o n s , m i n d f u l o f t h e p r o v i s i o n s o f S e c t i o n 111. B . 6 . o f t h i s O r d i n a n c e .

d . D i s a p p r o v e t h e P l a n .

-1 9 -

. . . - ._. . . . . , .. . ..-._ . . - . . . - -

..- . ~ . _ , :.I. .

.. . ~

- .-. - . .:L1 .. .. . - . . . . 9 . D i s a p p r o v a l of t h e f i n a l p l a t i s w a r r a n t e d i f :

a . There a r e more t h a n minor d e v i a t i o n s from t h e . . ,

. '. ~

. . . . . -. ' p r e l i m i n a r y p l a n ; . .-' .

b . More t h a n 2 4 m o n t h s w i t h o u t t i m e e x t e n s i o n s , a s -, , -:. ...' .

. .. . ' . .

. . -._ .- .. p r o v i d e d f o r i n A r t i c l e 111 . B.8 7 . , have e l a p s e d s i n c e p r e l i m i n a r y p lan a p p r o v a l ;

f o r t h e s u b d i v i s i o n d e m o n s t r a t e t h a t t h e s u b d i v i s i o n

and t h e . r e q u i r e m e n t s of t h i s O r d i n a n c e ;

been m e t ;

a p p r o v a l o f t h e p r e l i m i n a r y a p p l i c a t i o n a n d t h e s e c o n d i t i o n s have n o t been f u l f i l l e d .

- . . . -

- - - . : c . .

c . E n g i n e e r i n g a n d / o r c o n s t r u c t i o n p l a n s a n d d e t a i l s

improvements d o n o t comply w i t h T o w n s h i p s t a n d a r d s . .

d . The r e q u i r e m e n t s i n A r t i c l e 111 . C . 6 . have n o t

e . There were c e r t a i n c o n d i t i o n s a t t a c h e d t o t h e

1 0 . Not l a t e r t h a n 5 days a f t e r t h e B o a r d ' s m e e t i n g , t h e Board s h a l l n o t i f y t h e s u b d i v i d e r , i n w r i t i n g , of t h e B o a r d ' s a c t i o n on t h e f i n a l p l a t . I f the f i n a l p l a t was n o t a p p r o v e d , t h e r e a s o n s f o r t h i s a c t i o n s h a l l be s t a t e d i n w r i t i n g . The B o a r d s h a l l r e n d e r i t s d e c i s i o n and communicate i t t o t h e S u b d i v i d e r no l a t e r t h a n 9 0 days a f t e r t h e d a t e t h e comple t e f i n a l p l a t a p p l i c a t i o n i s s u b m i t t e d .

1 1 . Record ing -- t h e P l a t . U p o n approva l of t h e f i n a l p l a t , t h e o r i g i n a l t r a c i n g o r an e x a c t and l e g i b l e copy t h e r e o f s h a l l be p r o p e r l y s i g n e d and d e l i v e r e d by t h e B o a r d t o t h e Crawford County P lann ing Commission. When d i r e c t e d by t h e s u b d i v i d e r , t h e County P lann ing Commission s h a l l h a v e t h e p l a t r eco rded i n t h e O f f i c e o f t h e Crawford County Recorde r a n d r e t u r n t h e o r i g i n a l p l a t o r copy t h e r e o f t o t h e s u b d i v i d e r . Cos ts f o r t h e r e c o r d i n g a r e t o be borne b,y t h e s u b d i v i d e r . The County Recorde r s h a l l n o t i f y t h e Board i n d i c a t i n g t h e p l a t has been r e c o r d e d and t h e p l an book a n d page number. I f t h e f i n a l p l a t i s n o t r e c o r d e d w i t h i n a p e r i o d of 9 0 d a y s from t h e d a t e o f a p p r o v a l , t h e p l a t approva l i s v o i d , and t h e p l a t a g a i n must be s u b m i t t e d t o t h e B o a r d f o r f i n a l p l a t a p p r o v a l .

1 2 . Assessment . The r e c o r d i n g of t h e p l a t s h a l l n o t c o n s t i t u t e g rounds f o r a s s e s s m e n t i n c r e a s e s u n t i l such t ime a s l o t s a r e s o l d and improvements i n s t a l l e d i n t h e s u b d i v i s i o n .

D . R e s u b d i v i s i o n _. o f R e p l a t t i n g

The combina t ion o r r e c o m b i n a t i o n o f p r e v i o u s l y p l a t t e d l o t s c o n s t i t u t e a r e s u b d i v i s i o n . When t h e r e s u l t a n t l o t s o f

- 2 0 -

a r e s u b d i v i s i o n a r e i n c r e a s e d i n w i d t h a n d t o t a l a r e a , e q u a l l i o r e x c e e d i n g t h e s t a n d a r d s o f t h i s Ordinance and where t h e .

e x i s t i n g r o a d p a t t e r n i s u n a f f e c t e d , t b e s u b d i v i d e r need onl,*y-:.. s u b m i t f o r a f i n a l p l a t r e v i e w and o b t a i n an approva l f rom t h e B o a r d of t h e r e v i s e d f i n a l p l a t . This s h o r t e n e d p r o c e d u r e , ; . : however, s h a l l n o t e l i m i n a t e t h e r ev iew o f t h e County P l a n n i n g "

r ev iew b e f o r e f i n a l a c t i o n i s t aken by t h e Board.

E . Land Development P r o j e c t s

o f t h i s O r d i n a n c e and where i t d i f f e r s from a t y p i c a l s u b d i v i s i o n of l a n d , t h e d e v e l o p e r s h a l l submi t t o t h e Board 3 c o p i e s of - - .

t h e a p p l i c a b l e i n f o r m a t i o n a l maps, e n g i n e e r i n g d rawings a - a n d w r i t t e n r e p o r t s j u s t a s r e q u i r e d f o r a p r e l i m i n a r y p l a t a p p l i c a t i o n a s s e t f o r t h i n A r t i c l e 111. B . o f t h i s Ord inance . The Board s h a l l p r o c e s s t h e a p p l i c a t i o n a s d e s c r i b e d i n A r t i c l e 111. B . A p e r m i t t o c o n s t r u c t t h e l a n d development p r o j e c t s h a l l n o t be i s s u e d u n t i l a f t e r t h e Board r ev iews t h e a p p l i c a t i o n f o r c o n f o r m i t y t o t h e pu rposes and r e q u i r e m e n t s o f t h i s O r d i n a n c e and g r a n t s i t s a p p r o v a l .

Commission which s h a l l be a l l o w e d u p t o 45 days t o make i t s .:.. . . ..- . i

... *- . c - . . . . . .

. . -. . . . ._ . . .-. .. _ - _ - . .

Where a l a n d development p r o j e c t a s d e f i n e d i n A r t i c l e I 1 . . :

ARTICLE IV - DESIGN STANDARDS

The f o l l o w i n g l a n d s u b d i v i s i o n s t a n d a r d s s h a l l be a p p l i e d i n e v a l u a t i n g s u b d i v i s i o n a p p l i c a t i o n s ; t h e y s h o u l d be c o n s i d e r e d a s m i n i m u m r e q u i r e m e n t s .

A . General P r i n c i p l e s

1 . In p l a n n i n g and d e s i g n i n g a s u b d i v i s i o n t h e s u b d i v i d e r s h a l l conform t o a l l a p p l i c a b l e o r d i n a n c e s of t h e Township, t h e County a n d t h e Commonwealth o f P e n n s y l v a n i a .

2 . S u i t a b i l i t y -- o f L a n d , No l a n d s h a l l be s u b d i v i d e d which i s u n s u i t a b l e f o r deve lopment by r eason of f l o o d i n g , b a d d r a i n a g e , a d v e r s e e a r t h o r rock f o r m a t i o n o r t o p o g r a p h y , o r any o t h e r f e a t u r e l i k e l y t o be harmful t o t h e h e a l t h , s a f e t y or w e l f a r e o f t h e f u t u r e r e s i d e n t s o f t h e s u b d i v i s i o n or o f t h e community. Such l a n d s s h a l l remain u n s u b d i v i d e d u n t i l such t i m e a s t h e c o n . d i t i o n s c a u s i n g t h e u n s u i t a b i l i t y a r e c o r r e c t e d .

3 . P a r k s , -- S c h o o l s _- a n d P u b l i c Areas . I n i t s r ev iew o f t h e s u b d i v i s i o n p l a n s a n d f i n a l p l a t s , t h e Township s h a l l s e e k t o d e t e r m i n e t h a t t h e r e a r e f a i r a l l o c a t i o n s o f a r e a s f o r p a r k s , s c h o o l s and s i t e s f o r o t h e r p u b l i c s e r v i c e s s o a s t o promote c o n d i t i o n s f a v o r a b l e t o t he h e a l t h , s a f e t y a n d g e n e r a l w e l f a r e of t h e Township.

9. Roads

1 . G ner - - r e l a t i o n t o :

- 1 . Al l r o a d s sh 11 b d i'gned i n

. -. . .. . . . - - . . ? . _ . - ._ .., . . - - . - - .,., :>; . -

- -. . 1. :. ' ' . . . ._. : 'L; -

. . ._ - -; :L. .. . . --._ . _ . __+; -

.., . . a . Topograph ic c o n d i t i o n s and n a t u r a l d r a i n a g e ;

b . P u b l i c c o n v e n i e n c e and s a f e t y ; .. , . , _ , . ." c

, . . . _ . . - .. _ -

_ - ._._. . - - .-- . . :. . . . c . The p r o p o s e d uses of. l a n d t o be s e r v e d by such . . . .. . . . . .

r o a d s . . .

I:;.?! A p u b l i c road s h a l l be p rov ided f o r c o n v e n i e n t a c c e s s t o

a l l p r o p e r t y w i t h i n t h e s u b d i v i s i o n . P r i v a t e r o a d s s h a l l n o t .:-

be perm! t t e d . I 2 . P u b l i c l y P lanned R o a d s . R o a d s s h a l l be l a i d o u t i n

c o n f o r m i t y t o highway p l a n s i c i a l l y adop ted by the Township, i f s u c h . e x i s t . Whenever a r o a d i n c l u d e d on an adopted highway p lan runs t h r o u g h a proposed s u b d i v i s i o n , i t s h a l l be p r o v i d e d f o r i n t h e p l a c e and w i t h t h e wid th i n d i c a t e d o n s a i d p l a n . However, n o more t h a n 100 f o o t w i d t h o f r i g h t - o f - w a y d e d i c a t i o n s h a l l be r e q u i r e d from t h e s u b d i v i d e r f o r any r o a d . I f a d d i t i o n a l r i g h t - o f - w a y g r e a t e r t h a n 100 f e e t i s s p e c i f i e d .

on an adop ted highway p l a n , i t s h a l l be r e s e r v e d by t h e s u b d i v i d e r f o r p u b l i c u s e and b u i l d i n g deve lopment p r o h i b i t e d by a n a p p r o p r i a t e easemen t p r o v i s i o n o n t h e p l a t . Should t h e p u b l i c want t o u s e t h e r e s e r v e d l a n d f o r highway u s e , i t s h a l l be r e q u i r e d t o o b t a i n t h e l and t h r o u g h p u r c h a s e . T h e s u b d i v i d e r s h a l l n o t be r e q u i r e d t o i n s t a l l a pavement or s u r f a c e d a r e a on r o a d s i n t h e proposed s u b d i v i s i o n o f g r e a t e r w id th t h a n t h a t r e q u i r e d f o r c o l l e c t o r r o a d s , i n t h i s O r d i n a n c e .

3 . Alignment and C o n t i n u a t i o n . Where proposed r o a d s a r e n o t p a r t o f a n o f f i c i a l l y adopted highway p l a n , t h e a r r angemen t o f t h e r o a d s i n a s u b d i v i s i o n s h a l l e i t h e r p r o v i d e f o r t h e c o n t i n u a t i o n o f e x i s t i n g p r i n c i p a l r o a d s i n t h e s u r r o u n d i n g a r e a or i n s i t u a t i o n s where topography or o t h e r c o n d i t i o n s make c o n t i n u a n c e o f e x i s t i n g roads i m p r a c t i c a l , s h a l l conform t o a r e a s o n a b l e p l an f o r t h e neighborhood which promotes t h e p u b l i c h e a l t h , s a f e t y a n d t h e g e n e r a l w e l f a r e .

Road C 1 a s s i f i c a t i o n .

A r t e r i a l s s h o u l d be i n t e r - n e i g h b o r h o o d r o a d s and s h o u l d p r o p e r l y i n t e g r a t e wi th t h e e x i s t i n g and proposed sys t em o f m a j o r h ighways . They s h o u l d s e r v e t o l i n k m a j o r p u b l i c f a c i l i t i e s , employment a n d shopp ing c e n t e r s , and high d e n s i t y r e s i d e n t i a l a r e a s .

C o l l e c t o r Roads should be i n t r a - n e i g h b o r h o o d r o a d s a n d s h o u l d be l a i d o u t t o accommodate t r a f f i c c i r c u l a t i o n w i t h i n t h e s u b d i v i s i o n or ne ighborhood a n d s h a l l be p r o p e r l y r e l a t e d t o t h e e x i s t i n g a n d / or proposed highway sys t em.

. .. >. . ..

-._ . . _ . . ... . .

c . Local Roads should be ne ighborhood roads and a s - . := - . .

such s h o u l d n o t encourage use by t h r o u g h traffic..--.--.: '

of t h e topography s o a s t o minimize e a r t h c u t s a n d . -: -:.-.:,.- :--.'-- ' a p l e a s a n t and a t t r a c t i v e s e t t i n g f o r a d j o i n i n g

. . . . . They s h o u l d be l a i d o u t w i t h c a r e f u l c o n s i d e r a t i o n - . .

f i l l s . T h e p a t t e r n s o f l o c a l r o a d s s h o u l d promote i. - ' - . . ' ' . . : . .-

deve l opmen t . - . -

-'. - . . .- .. . . . . . - . . -. - . -.

-< -. . .

. : . . .

_ . ... The s u b d i v i d e r s h a l l be r e s p o n s i b l e t o deve lop h i s s u b - . -'.:.:: .-

. -. . - . . . _ . - - .. d i v i s i o n d e s i g n based on t h e road c l a s s i f i c a t i o n s e t f o r t h above . The d e s i g n a t i o n of l o c a l and c o l l e c t o r r o a d s s h a l l \-

be a s approved by t h e B o a r d o f T o w n s h i p S u p e r v i s o r s . . -

5 . -- Road - W i d t h s . Road r i g h t - o f - w a y w i d t h s s h a l l b e a s

a . A r t e r i a l s s h a l l have a m i n i m u m r igh t -o f -way o f 80 f e e t . Depending o n t h e s i t u a t i o n , 100 f e e t o f r i g h t - o f - w a y may be p r e f e r a b l e .

f o l l ows:

b . C o l l e c t o r r o a d s s h a l l have a minl'mum r i g h t - o f - w a y o f 60 f e e t .

c . Local r o a d s s h a l l have a minimum r i g h t - o f - w a y o f 50 f e e t .

6 . Marginal Access Roads. Where a s u b d i v i s i o n b o r d e r s o n o r c o n t a i n s a r a i l r o a d r i g h t - o f - w a y , l i m i t e d a c c e s s r o a d r i g h t - o f - w a y , o r m a j o r t h o r o u g h f a r e , a marginal a c c e s s r o a d of n o t l e s s t h a n 40 f e e t i n w i d t h s h o u l d be l o c a t e d a p p r o x - i m a t e l y p a r a l l e l t o ( and a d j o i n i n g ) such r i g h t - o f - w a y .

7 . Hal f -Roads . Ha l f - roads s h a l l n o t be p e r m i t t e d e x c e p t :

a . T o p r o v i d e r igh t -o f -way f o r roads d e s i g n a t e d on an o f f i c i a l l y adopted highways p l a n ;

b . Whenever a n e x i s t i n g h a l f - r o a d i s a d j a c e n t t o a proposed s u b d i v i s i o n i n w h i c h c a s e t h e o t h e r h a l f o f t h e s t r e e t s h a l l be i n c l u d e d i n t h e p roposed s u b d i v i s i o n or t h e e x i s t i n g h a l f r o a d s h a l l b e v a c a t e d p r i o r t o f i n a l approva l o f t h e s u b d i v i s i o n . -

8 . C u l - d e - s a c . The r i g h t - o f - w a y f o r t h e t u r n a r o u n d s h o u l d g e n e r a l l y be c i r c u l a r i n s h a p e and 120 f e e t i n d i a m e t e r ; i t s h a l l n o t be l e s s t h a n 100 f e e t i n d i a m e t e r . The Board may a u t h o r i z e an e q u a l l y s a f e and c o n v e n i e n t t u r n i n g s p a c e i n s t e a d o f a c i r c u l a r r i g h t - o f - w a y p r o v i d i n g t h e l a y o u t i s s a t i s f a c t o r y and p r o v i d e s f o r t h e s a f e t y and g e n e r a l w e l f a r e o f t h e p u b l i c . Dead-end r o a d s w i t h o u t adequa te t u r n a r o u n d s s h a l l n o t b e p e r m i t t e d .

. . . . . . . -^.1Pl.9)r--.y4: :-.- .... . . -- . ._. . . . . . . . _ .. .... . . . . :e

I I 1 I I I I I I I I I I I I I I I .I

9 ... .. - . .~~ ~ - - . _ .. ... - . ..,.+ - .-

9 . In i n s t a n c e s where a proposed s u b d i v i s i o n i s t o u t i l i z e e x i s t i n g improved T o w n s h i p a n d / o r S t a t e roads f o r a c c e s s t o p a r t of or a l l t h e l o t s , t h e s u b d i v i d e r , when r e q u i r e d by t h e Board s h a l l d e d i c a t e a d d i t i o n a l l and f o r a n I .

>--. . . . . e n l a r g e m e n t o f S t a t e and/o . r Township r i g h t - o f - w a y where t h e -8. e x i s t i n g r i g h t - o f - w a y i s n o t a d e q u a t e based on t h e o f f i c i a l l y .........- . r

a d o p t e d highways p l a n , i f one e x i s t s . . .

- * -.*.. - ~.

. . : .. ; ' :- f ' . . . . . . ::

- g . . . . . . . . . . . . . .-. .. . - .. C . B locks

a p p r o p r i a t e f o r t h e l o c a l i t y and t h e € y p e of development c o n t e m p l a t e d , however, b lock l e n g t h s i n r e s i d e n t i a l a r e a s g e n e r a l l y s h o u l d n o t e x c e e d 1500 f e e t .

1 . The l e n g t h s , w i d t h s and s h a p e s o f b l o c k s shou ld b e . -

2 . P e d e s t r i a n c r o s s w a l k s , n o t l e s s t h a n 10 f e e t w i d e , may be r e q u i r e d t h r o u g h t h e c e n t e r o f b l o c k s more t h a n . 900 ' f e e t l ong where i t i s deemed e s s e n t i a l t o p r o v i d e p e d e s t r i a n a c c e s s t o s c h o o l s , p l a y g r o u n d s , s h o p p i n g f a c i l i t i e s or o t h e r community f a c i l i t i e s .

D . L o t s

1 . In s u b d i v i s i o n s f o r r e s i d e n t i a l u se where a common sewerage sys tem w i l l s e r v e , o r does s e r v e , t h proposed d w e l l i n g s t h e minimum w i d t h o f a s i n g l e l o t a -f t h e b u i l d i n g l i n e s h a l l be 100 fee=-and-&he minimum a r e a o f t h e l o t s h a l l be 2 0 , 0 0 0 s q u a r e f e e t . Where n'o comma!, sewerage system e x i s t s , or i s p r o p o s e d , t h e minimum wid€h f o r a s i n g l e f a m i l y l o t a t t h e b u i l d i n g l i n e s h a l l be 150, f e e t a n d t h e m i n i m u m a r e a o f t h e l o t s h a l l be 40,OOQ.scquare f e e t . A s e s t a b l i s h e d i n t h i s Ord inance , a l l p roposed s u b d i v i s i o n s s h a l l be r ev iewed a n d approved by t h e Township Sewage Enforcement O f f i c e r a n d t h e Pennsy lvan ia Department of Environmental Resources as t o t h e adequacy o f p roposed w a t e r s u p p l y a n d sewage t r e a t m e n t f a c i l i t i e s .

2 . Every l o t s h a l l f r o n t or a b u t on a p u b l i c r o a d .

3 . B u i l d i n g s e t b a c k l i n e s s h a l l be a minimum d i s t a n c e

4 . Excess ive d e p t h o f l o t s i n r e l a t i o n t o width s h a l l

o f 50 f e e t from t h e r i g h t - o f - w a y o f a l l a b u t t i n g p u b l i c r o a d s .

b e a v o i d e d . A p r o p o r t i o n o f 3 . 5 t o 1 s h o u l d normal ly be c o n s i d e r e d a maximum.

5 . S i d e l o t l i n e s s h o u l d be s u b s t a n t i a l l y a t r i g h t a n g l e s or r a d i a l t o r o a d r i g h t - o f - w a y l i n e s .

6 . Double f r o n t a g e l o t s s h o u l d be avo ided e x c e p t where n e c e s s a r y t o overcome s p e c i f i c d i s a d v a n t a g e s o f t opography and o r i e n t a t i o n o r o t h e r 1 i m i t i n g f a c t o r s . Where d o u b l e f r o n t a g e l o t s a r e p l a t t e d , t h e s u b d i v i d e r should d e s i g n a t e on t h e p l a t

- . . .... :. 3 . . . . . . . - . . - . ... . . . e _

I . . . . , . . . '. .3

. . li:: . .... ......

, _ " .. * . . . . . .

. . . . . . I .

. . . I

...,.. . - ..

f o r b u f f e r i n g p u r p o s e s , a s t r i p o f l a n d no l e s s t h a n 15 feet.'....:.::.!!??.

s h o u l d b e l a n d s c a p e d w i t h shrubs and t r e e s s o a s t o p r o v i d e .---.;.:....:.l . . . .

s c r e e n i n g from t h e road a r e a and s h o u l d n o t p e r m i t v e h i c u l a r . - . : : . - ; .

. .. :. . - . . --~ wide on t h e highway s i d e of t h e l o t ; t h i s s t r i p of l a n d - . ~ . .

a c c e s s .

7 . S u b d i v i s i o n s s h a l l c o n t a i n no l e f t - o v e r p i e c e s ,

8 . For commercial s u b d i v i s i o n s , l o t l i n e s f o r i n d i v i d u a l - .

9 . S i d e y a r d d i s t a n c e s o r s e t b a c k s as d i s t i n g u i s h e d from -

c o r n e r s o r r e m n a n t s of l a n d . - -

b u s i n e s s e s need n o t be shown on t h e f i n a l p l a t .

f r o n t y a r d o r b u i l d i n g s e t b a c k r e q u i r e m e n t s a s e s t a b l i s h e d i n S e c t i o n IV. D . 3 . o f t h i s Ord inance s h a l l be a m i n i m u m o f 20 f e e t .

E . Easements

a t t h e r e a r of a l l l o t s and a l o n g s i d e l o t l i n e s and s h a l l p r o v i d e r e a s o n a b l e c o n t i n u i t y f rom block t o b l o c k . Such u t i l i t y easemen t s s h a l l be a t l e a s t 15 f e e t w i d e , 7% f e e t on each s i d e o f t h e l o t l i n e , e x c e p t t h a t i n i n s t a n c e s where only p o l e guys or s i n g l e u t i l i t y i n s t a l l a t i o n s a r e i n v o l v e d i n which c a s e easemen t of l e s s e r w i d t h may be a l l o w e d . Where a u t i l i t y easement i s p l a c e d o n t h e l o t or a long t h e f r o n t l o t l i n e ( c o t e r m i n o u s w i t h t h e road r i g h t - o f - w a y ) , i t s h o u l d be a minimum of 10 f e e t i n w i d t h . The s u b d i v i d e r s h o u l d f u r n i s h e v i d e n c e t h a t t he easemen t s s h o w n o n t h e p l a t have been reviewed by t h e s e r v i c i n g u t i l i t y companies .

1 . Where r e q u i r e d u t i l i t y easemen t s s h a l l be d e s i g n a t e d

2 . Where a s u b d i v i s i o n i s t r a v e r s e d by a w a t e r c o u r s e , easement d e s i g n a t i o n s of a d e q u a t e wid th t o accommodate s to rm wa te r d r a i n a g e t h r o u g h t k e s u b d i v i s i o n s h a l l be s h o w n . The w i d t h o f t h e easemen t s h a l l be dependen t o n t h e a r e a of l a n d d r a i n e d by t h e w a t e r c o u r s e e x c e p t t h a t i n n o c a s e s h a l l t h e r e q u i r e d w i d t h b e more t h a n 300 f e e t .

3 . A n ea semen t f o r f e n c i n g a n d / o r s c r e e n p l a n t i n g f o r b u f f e r i n g p u r p o s e s may be r e q u i r e d between r e s i d e n t i a l l o t s a n d commercial o r i n d u s t r i a l l o t s , or t o p r o v i d e s c r e e n i n g f o r r e s i d e n t i a l l o t s f r o n t i n g o n m a j o r highways.

4 . Whenever a road planned e v e n t u a l l y t o be c o n t i n u o u s i s t e m p o r a r i l y s t u b b e d o r dead-ended a w a i t i n g s u b d i v i s i o n of a d j a c e n t l a n d , s u f f i c i e n t a r e a f o r a n a d e q u a t e t empora ry t u r n a r o u n d s h a l l be p rov ided by t h e s u b d i v i d e r . A t empora ry easement may be e s t a b l i s h e d o n an a d j a c e n t s u b d i v i s i o n l o t o r l o t s ; t h e easemen t would t e r m i n a t e when t h e s t u b b e d road i s e x t e n d e d .

- 2 5 -

I II I I I I I I i

. . .,.. : .... .- .. ' .......- ...:. . ., .

.- .. ..-_

ARTICLE V - R E Q U I R E D IMPROVEMENTS A N D CONSTRUCTION . . STANDARDS

- _ . .;. - ~. .. ._- . ~- ;._ : _ - - - A . Survey M o n u m e n t s . . . - _ _

. - . . -. . - - . - . - ~ . ..

Monuments s h a l l be s e t a t a l l c o r n e r s o r a n g l e p o i n t s . . . . - - -. o f t h e boundary o f t h e t r a c t b e i n g s u b d i v i d e d . A l s o , . . _ .

monuments s h a l l b e s e t a t a l l road i n t e r s e c t i o n s , a t t h e . &

beg inn ing and e n d i n g o f a l l s u r v e s a long r o a d r i g h t s - o f - w a y . . .

and a t a l l b lock c o r n e r s of l a n d s u b d i v i d e d . Monuments s h a l l . . - be s e t a t a l l l o t c o r n e r s . M i n i m u m c o n s t r u c t i o n s p e c i f i c a t i o n s : - - ' : f o r monuments s h a l l be a s f o l l o w s : t h e m a t e r i a l s h a l l be of i ron rod o r p i p e c o n s t r u c t i o n , o r o f a more s u b s t a n t i a l metal

of 18 i n c h e s i ' n t o t h e g r o u n d . The m a t e r i a l and l o c a t i o n of a l l s u r v e y Inonumeil ts p l a c e d i n t h e s u b d i v i s i o n s h a l l be shown on t h e p l a t e i t h e r a t t h e r e p r e s e n t a t i o n t h e r e o f o r by l e g e n d . : See A r t i c l e 111. C. 2 . i.

c o n s t r u c t i o n , n o t l e s s t h a n 2 f e e t long and d r i v e n a.minimum . . . .

B . Roads

1 . R o a d s s h a l l be c o n s t r u c t e d i n t h e manner p r e s c r i b e d by t h e B o a r d o f S u p e r v i s o r s . S o f t m a t e r i a l s i n t h e subbase s h a l l be removed and r e p l a c e d w i t h b a n k run g r a v e l and d r a i n a g e i n s t a l l e d . The s u r f a c e d roadway s h a l l be formed wi th 10-12 i n c h e s o f b a n k run g r a v e l and s h a l l be t o p d r e s s e d wi th 4 i n c h e s o f Number 2 A c rushed run g r a v e l ; t h e g r a v e l dep th o f t h e s u r f a c e d roadway s h a l l be minimum 1 4 i n c h e s p l aced on a compacted s u b g r a d e .

2 . Local r o a d s , c u l - d e - s a c s , a n d margina l a c c e s s roads s h a l l have a s u r f a c e d w i d t h o f 20 f e e t ; t h e y s h a l l have 5 f o o t s h o u l d e r s s t a b i l i z e d a n d graded t o s l o p e n o more t h a n 4 inch p e r f o o t ( 4 % ) ; s t o r m d r a i n a g e s w a l e s or d i t c h e s s h a l l be formed w i t h s i d e s l o p e s a t n o s t e e p e r g r a d i e n t t h a n 3 f e e t measured on t h e h o r i z o n t a l t o 1 f o o t o f v e r t i c a l measurement ; t h e swa les or d i t c h e s s h a l l be s e e d e d , sodded or p a v e d , which- e v e r i s r e q u i r e d t o m a i n t a i n stom wa te r f low i n t h e swa les w i t h o u t e r o s i o n .

3 . C o l l e c t o r r o a d s s h a l l be b u i l t a s s p e c i f i e d i n A r t i c l e V . B . 2 . above , e x c e p t t h a t t h e s u r f a c e d a r e a s h a l l be 2 2 f e e t a n d t h e s h o u l d e r s s h a l l be 8 f e e t wide.

4 . C u l - d e - s a c s s h a l l meet a l l t h e r e q u i r e m e n t s o f a l o c a l r o a d ; however , t h e o u t e r edge o f pavement or t h e o u t e r edge o f t h e s u r f a c e d a r e a o f t h e t u r n a r o u n d s h a l l form a c i r c l e of n o t l e s s t h a n 1 0 0 f e e t i n d i a m e t e r ; t h e c e n t e r p o r t i o n o f t h e t u r n a r o u n d need n o t be paved o r l a n d s c a p e d .

- 2 6 -

- < . . . I .

. . : . _. r

. . . _ . . . . .- . . . . . . .- .. e... .. ..:. . . - .- . _. . - . . . - - .

. . . . . . . . . . . . . . . . . .-,. . . -. . . . . . . - <+. - . . .

- .. .._ . . - , . .

I I I I 1 I

. . - - - - 5. C u l v e r t s s h a l l be i n s t a l l e d a t p r i v a t e d r i v e s a n d -= . a t r o a d i n t e r s e c t i o n s t o p e r m i t s torm w a t e r t o d r a i n p r o p e r l y '---.-L.- i n swa les and d i t c h e s ; t h e y s h a l l be c o n s t r u c t e d o f g a l v a n i z e d o r c o n c r e t e p i p e and meet S t a t e s p e c i f i c a t i o n s ; c u l v e r t s i n s t a l l e d a t p r i v a t e d r i v e s s h a l l be a minimum o f 20 f e e t l o n g a n d a t l e a s t 1 2 i n c h e s i n d i a m e t e r ; c u l v e r t s i n s t a l l e d a t r o a d i n t e r s e c t i o n s s h a l l be a minimum of 32

e s p e c i a l l y where the danger o f e r o s i o n i s g r e a t .

a t t h e c e n t e r l i n e s h a l l be a minimum of 300 f e e t a n d t h e - . minimum t a n g e n t d i s t a n c e between r e v e r s e c u r v e s s h a l l be 1 5 0 f e e t .

3 , . _ - -.-

f e e t long a n d a t l e a s t 15 i n c h e s i n d i a m e t e r . Headwalls - - s h o u l d be c o n s t r u c t e d f o r t h e c u l v e r t s wherever p o s s i b l e , - - -

6 . F o r c o l l e c t o r r o a d s , t h e r a d i u s of h o r i z o n t a l c u r v e s 4-

7 . F o r a r t e r i - a l r o a d s , t h e r a d i u s of h o r i z o n t a l c u r v e s a t t h e c e n t e r l i n e s h a l l be a minimum of 500 f e e t a n d t h e minimum t a n g e n t d i s t a n c e between r e v e r s e c u r v e s s h a l l be 200 f e e t .

The maximum g r a d i e n t f o r r o a d s s h a l l be a s f o l l o w s : 8 . T h e minimum g r a d i e n t f o r a l l r o a d s s h a l l be 0 . 5 % .

Art e r i a 1 5% Col l e c t o r 8% M i n o r Road & Cul -de - sac 1 2 % Margina l Access Road 6 %

9 . A t a l l changes in r o a d g r a d e s where t h e a l g e b r a i c d i f f e r e n c e i n t h e g r a d e s exceeds one p e r c e n t , v e r t i c a l c u r v e s d e s i g n e d i n conformance wi th sound e n g i n e e r i n g p r a c t i c e s h a l l be provided t o pe rmi t t h e f o l l o w i n g minimum s i g h t d i s t a n c e s :

Local S t r e e t s 1 5 0 f e e t C o l l e c t o r S t r e e t s 300 f e e t

C . Storm Water Sewerage

There s h a l l be p r o v i d e d , u t i l i z i n g s torm sewers o r a s u r f a c e d r a i n a g e sys tem o r a combina t ion t h e r e o f , a n d adequa te s to rm sewage system f o r t h e s u b d i v i s i o n . The d e s i g n o f t h e sys tem s h a l l be based on t h e l o c a t i o n o f t h e proposed s u b d i v i s i o n i n t h e t o t a l wa te r shed a r e a . A c a l c u l a t i o n o f t h e volume o f water t o be handled i n t h e s u b d i v i s i o n s to rm sewerage s y s t e m s h a l l be made. See A r t i c l e V . B . f o r r e q u i r e d d e t a i l s f o r r o a d s i d e d r a i n a g e swales o r d i t c h e s .

D. Road Name S i g n s

Road name s i g n s of t h e t y p e approved by t h e Township S u p e r v i s o r s s h a l l be i n s t a l l e d o n t h e N o r t h e a s t c o r n e r of each

- 2 7 -

. . . . . . -. . , -- . . "I . . ... . . . . ,._..1

... . .

.. . . . .. : . _. . ..

*.' . . ' +z-.- .- ._ ' . . ~. . i n t e r s e c t i o n and s h a l l i n d i c a t e t h e road names a s s p e c i f i e d . - .

on t h e f i n a l p l a t . The s igns s h a l l be s e t i n t h e ground a c c o r d i n g t o s t a n d a r d d e t a i l s o b t a i n a b l e from t h e Township

E. Assurance - o f Improvements

s u b d i v i s i o n p l a n s t h e f i n a l p l a t s h a l l n o t be approved u n t i l one of t h e f o l l o w i n g has been a c c o m p l i s h e d :

Ord inance , e x c e p t common s a n i t a r y sewerage t r e a t m e n t f a c i l i t i e s and common w a t e r s u p p l y f a c i l i t i e s , a r e i n s t a l l e d a n d a c c e p t e d by t h e Board o f S u p e r v i s o r s .

-. ... . _ ... .. . .. . ...

.. --- . . . - - . . . . _ .

. f ; . _ '- -.- S u p e r v i s o r s . _ - I ' . - . . :.. . . . ? . . - . . - _ - _

.. . . . - . . - - . - . - _ . . ._ .. . - .: - - _ . .

.1 - _:.: Where r o a d s and o t h e r improvements a r e i n c l u d e d i n t h e

rs . . . . .- - . _ .. .

9 ._ -_ . _ . , 1 . The r o a d s and o t h e r improvements r e q u i r e d by t h i s . .

2 . A per fo rmance bond a s s i g n a b l e t o t h e B o a r d o f S u p e r v i s o r s i s e x e c u t e d by t h e s u b d i v i d e r and approved by t h e Board. S a i d per formance b o n d s h a l l be f o r 100% o f t h e e s t i m a t e d c o s t o f a l l r o a d s a n d improvements which t h i s Ordinance r e q u i r e s and which a re s h o w n o n t h e approved p l a n s and s p e c i f i c a t i o n s , e x c e p t t h a t t h e b o n d need n o t i n c l u d e common s a n i t a r y sewerage t r e a t m e n t f a c i l i t i e s n o r t h e common wa te r s u p p l y f a c i l i t i e s . The amount o f t h e bond s h a l l be approved by t h e Board based on c o s t s which a r e c u r r e n t i n t h e b u i l d i n g t r a d e s f o r t h e c o n s t r u c t i o n of t h e a p p l i c a b l e improvements. A l l b o n d s s h a l l be w i t h a company l i c e n s e d t o d o b u s i n e s s i n t h e Commonwealth. Performance b o n d s s h a l l s p e c i f y t h a t a l l t h e improvements w i l l be i n s t a l l e d w i t h i n a p e r i o d n o g r e a t e r t h a n 4 y e a r s ; o r

3 . Cash, o r o t h e r a c c e p t a b l e , n e g o t i a b l e s e c u r i t i e s , i n l i e u o f pe r fo rmance a n d / o r ma in tenance b o n d a r e p l a c e d i n escrow a s s i g n a b l e t o t h e Board of S u p e r v i s o r s i n t h e e v e n t t h e s u b d i v i d e r ' s o b l i g a t i o n s a r e n o t met ; or

4 . Some o t h e r a p p r o p r i a t e ag reemen t on t h e c o n s t r u c t i o n o f t h e improvements s h a l l be n e g o t i a t e d t o t h e s a t i s f a c t i o n of t h e B o a r d o f Township S u p e r v i s o r s ; o r

5 . A c o m b i n a t i o n o f t h e above f o u r a l t e r n a t i v e s i s employed, p r o v i d e d a l l improvements a r e a s s u r e d .

F . P rocedure on C o n s t r u c t i o n , I n s p e c t i o n - a n d Accep tance - o f Improvements

1 . C o n s t r u c t i o n Before F i n a l P l a t Approval

a . When t h e s u b d i v i d e r e l e c t s t o begin c o n s t r u c t i o n o f t h e improvements b e f o r e t h e B o a r d h a s approved t h e f i n a l p l a t , a w r i t t e n s t a t e m e n t s h a l l b e o b t a i n e d from t h e B o a r d where in i t acknowledges t h e c o n s t r u c t i o n a n d t h a t t h e improvement p l a n s s u b m i t t e d h e r e t o f o r e a r e s u f f i c i e n t t o p e r m i t t h e

- 2 a -

I :, I I I

commencement o f c o n s t r u c t i o n . In n o e v e n t sha l l : .c

work o n t h e c o n s t r u c t i o n o f improvements b e g i n I . b e f o r e t h e p r e l i m i n a r y p l a n h a s been a p p r o v e d .

b . When c o n s t r u c t i o n of improvements i s s t a r t e d based a .

u p o n p r e l i m i n a r y p l a n a p p r o v a l , a l l improvements s h a l l b e comple ted w i t h i n 2 4 months from t h e d a t e -:-- of such a p p r o v a l . Should unusual c i r c u m s t a n c e s d e v e l o p o r i f t h e scope o f t h e work i s e x t r e m e l y - l a r g e , t h e Board may g r a n t e x t e n s i o n s o f t h e 2 4 L

m o n t h p e r i o d . i

2 . I n s p e c t i o n _. o f Improvements a n d Acceptance

a . During t h e c o u r s e of c o n s t r u c t i o n of r o a d s and o t h e r improvements , t h e s u b d i v i d e r s h a l l be r e q u i r e d t o n o t i f y t h e Board of S u p e r v i s o r s a t l e a s t 2 4 hour s b e f o r e c r i t i c a l p o i n t s i n t h e c o n s t r u c t i o n p r o c e s s . In t h e c a s e o f r o a d s , t h e s u b d i v i d e r s h a l l n o t i f y t h e Board a t l e a s t 24 hours b e f o r e each of t h e f o l l o w i n g o p e r a t i o n s , i n o r d e r t h a t t h e Board may make r e q u i r e d i n s p e c t i o n s :

( 1 ) B e f o r e g r a v e l m a t e r i a l i s d e p o s i t e d i n

( 2 ) B e f o r e t h e t o p d r e s s i n g w i t h Number 2 A

p l a c e f o r i n s p e c t i o n o f a l l r o a d s u b g r a d e s .

c r u s h e d r u n g r a v e l f o r i n s p e c t i o n o f t h e g r a v e l b a s e c o n s t r u c t i o n .

The s u b d i v i d e r must comple t e t e s t b o r i n g s o f t h e r o a d t o t h e s a t i s f a c t i o n of t h e Board o f S u p e r v i s o r s p r io r t o a c c e p t a n c e t o e s t a b l i s h t h a t c o n s t r u c t i o n s p e c i f i c a t i o n s have been me t .

No l a t e r t h a n 5 d a y s a f t e r t h e d a t e o f each i n s p e c t i o n , t h e B o a r d s h a l l n o t i f y t h e s u b d i v i d e r o f t h e r e s u l t s o f t h e i n s p e c t i o n . P r o v i d i n g t h e r o a d s and improvements a r e c o n s t r u c t e d s a t i s - f a c t o r i l y , t h e B o a r d s h a l l a c c e p t t h e r o a d s and improvements and so n o t i f y t k e s u b d i v i d e r .

3 . Fina l Accep tance - o f Improvements - a n d R e l e a s e - o f

a . F i n a l a c c e p t a n c e o f a l l r o a d s and improvements e x c e p t common s a n i t a r y sewerage t r e a t m e n t f a c i l i t i e s a n d common w a t e r s u p p l y f a c i l i t i e s i s t h e r e s p o n s i b i l i t y o f t h e Board of S u p e r v i s o r s . The s u b d i v i d e r s h a l l have t h e r i g h t t o n o t i f y t h e B o a r d by l e t t e r r e q u e s t i n g a f i n a l i n s p e c t i o n o f t he improvements . The s u b d i v i d e r s h a l l e n c l o s e wi th s a i d l e t t e r one copy o f t h e s u b d i v i s i o n p l an which shows t h e improvements .

Per formance B o n d .

- 2 9 -

I I I I

b. The Board of S u p e r v i s o r s u p o n n o t i f i c a t i o n s h a l p rompt ly i n s p e c t t h e s u b d i v i s i o n r o a d s and improvements t o a s c e r t a i n t h e i r c o n d i t i o n . The s u b d i v i d e r s h a l l be n o t i f i e d by l e t t e r n o l a t e r t h a n 5 d a y s a f t e r t h e i n s p e c t i o n by t h e Board o f -: . . . - t h e r e s u l t s o f t h e i n s p e c t i o n . S h o u l d t h e r e be c o n d i t i o n s c o n c e r n i n g t h e improvements which t h Board f i n d s u n s a t i s f a c t o r y t h e s u b d i v i d e r s h a l l - _ . . . - _ .' ._ .. - . . .-

' I.. . .

.. I. . be s o in fo rmed s o d e f e c t s can b e r e p a i r e d . . .

c . When t h e Board of S u p e r v i s o r s f i n d s t h e r o a d s a n d improvements s a t i s f a c t o r y , t h e Board s h a l l r

f o r m a l l y make f i n a l a c c e p t a n c e o f same a n d r e l e a s e t h e pe r fo rmance b o n d .

ARTICLE VI - MOBILE H O M E P A R K D E V E L O P M E N T S

Mobile Home Park Developments s h a l l be c o n s i d e r e d a n d p r o c e s s e d i n 3 s t a g e s , l e a d i n g t o f i n a l approva l a n d a u t h o r i z a t i o n t o b u i l d . T h e 3 s t a g e s p a r a l l e l t h e s u b d i v i s i o n p r o c e s s b u t d i f f e r i n some p a r t i c u l a r s inasmuch a s no f i n a l p l a t i s p r e p a r e d which shows a s e r i e s o f l o t s and which i s r e c o r d e d i n t h e O f f i c e of t h e County Recorde r , n o r s h a l l per formance bonds be r e q u i r e d f o r proposed improvements . The 3 s t a g e s a r e : The P r e p a r a t o r y M e e t i n g , P r e l i m i n a r y P lan Review and F i n a l P l an Review. T h e p rocedures s e t f o r t h i n A r t i c l e 111, e x c e p t where a p p l i c a b l e o n l y t o a s u b d i v i s i o n , a r e t o be u t i l i z e d f o r mob i l e home park deve lopmen t s . I t s h a l l be u n l a w f u l f o r any person t o c o n s t r u c t , a l t e r o r e x t e n d s a i d deve lopmen t s u n l e s s he h o l d s , in a d d i t i o n t o a p e r m i t t o b u i l d i s s u e d by t h e Township, a v a l i d permit i s s u e d by t h e Pennsy lvan ia Depar tment o f Environmental Resources . The i n t e n t o f t h e p r o v i s i o n s o f t h i s Ord inance i s t o supplement e x i s t i n g laws r e g u l a t i n g mob i l e home parks .

A . Mobile -- Home P a r k Developments I I n a d d i t i o n t o a l l a p p l i c a b l e r e q u i r e m e n t s e s t a b l i s h e d

i n t h i s O r d i n a n c e , mobi le home p a r k developments s h a l l b e p r e p a r e d in a c c o r d a n c e w i t h t h e f o l l o w i n g r e q u i r e m e n t s :

1 . The m i n i m u m g r o s s a r e a f o r t h e development s h a l l be 5 con t iguous a c r e s .

2 . U t i l i t y r e q u i r e m e n t s i n c l u d i n g water s u p p l y , sewage d i s p o s a l , e l e c t r i c a l d i s t r i b u t i o n , r e f u s e h a n d l i n g , f u e l s u p p l y and s t o r a g e a l l s h a l l be i n a cco rdance w i t h t h e r e g u l a t i o n s o f t h e Department o f Environmental R e s o u r c e s .

3 . S i t e R e q u i r e m e n t s :

a . The m i n i m u m w i d t h o f the p o r t i o n of t h e t r a c t used f o r t h e v e h i c u l a r e n t r a n c e s h a l l be 50 f e e t .

. . . - . . .

b . Each m o b i l e home l o t s h a l l : . . . ( 1 ) Be d i r e c t l y a c c e s s i b l e t o t h e i n t e r n a l r o a d . .

( 2 ) Be l a r g e enough so t h e r e can be a m i n i m u m . .

. . . .

.. . -. . . -: , ' . ,

s y s t e m of t he deve lopmen t ; . .

- I . . . .-

'. .. . . . .. d i s t a n c e of 30 f e e t between each i n d i v i d u a l - . .

a t t a c h e d t h e r e t o , a n d any p o r t i o n o f any o t h e r mobi le home o r any o t h e r b u i l d i n g i n - -

- . .. .. - - .

m o b i l e home; i n c l u d i n g a c c e s s o r y s t r u c t u r e s

t h e m o b i l e home pa rk . .. :. . .?

( 3 ) Be o f a m i n i m u m s i z e o f 5 , 0 0 0 s q u a r e f e e t w i t h a m i n i m u m l o t w i d t h o f 50 f e e t .

c . Each m o b i l e home s h a l l be :

( 1 ) A m i n i m u m o f 10 f e e t f rom any i n t e r n a l r o a d ,

( 2 ) A m i n i m u m of 30 f e e t f rom any common r e c r e a t i o n

p e d e s t r i a n walkway o r p a r k i n g a r e a ;

o r p a r k a r e a w i t h i n t h e mobi le home p a r k ;

( 3 ) A m i n i m u m o f 50 f e e t f rom a l l p u b l i c r o a d s a n d p a r k p r o p e r t y 1 i n e s ;

( 4 ) Covered around t h e e n t i r e base o f t h e m o b i l e home w i t h a n e n c l o s u r e of s k i r t i n g o f c o m p a t i b l e m a t e r i a l and d e s i g n and s t i l l p r o v i d e s u f f i c i e n t v e n t i l a t i o n t o i n h i b i t decay and d e t e r i o r a t i o n o f t h e s t r u c t u r e .

d . G r a d i e n t s f o r a l l mobi le home s t a n d s s h a l l be no g r e a t e r t h a n 5 % , and t h e y s h a l l be c o n s t r u c t e d w i t h a p e r m a n e n t , paved, s t a b l e , d u s t - f r e e s u r f a c e .

4 . I n t e r n a l Road System:

The i n t e r n a l r o a d system s h a l l be p r i v a t e l y owned, c o n s t r u c t e d and m a i n t a i n e d and s h a l l be des igned f o r s a f e and c o n v e n i e n t a c c e s s t o a l l mob i l e home s t a n d s a n d t o f a c i l i t i e s f o r common use by p a r k o c c u p a n t s .

a . Roads s h a l l p r o v i d e a sound a l l - w e a t h e r d r i v i n g s u r f a c e , b e r e a s o n a b l e smooth a n d f r e e from m u d , d u s t a n d s t a n d i n g w a t e r .

b . Road w i d t h s s h a l l meet t h e f o l l o w i n g minimum requ i remen t s :

( 1 ) 20 f o o t c a r t w a y ;

( 2 ) I f p a r k i n g i s t o be p r o v i d e d o n t h e c a r t w a y , t h e c o r r e s p o n d i n g w i d t h f o r such p a r k i n g s h a l l be added t o t h e wid th o f t h e c a r t w a y .

I I I a I

5 . P a r k i n g s p a c e s s h a l l be p r o v i d e d on t h e b a s i s o f 2 -.

s p a c e s p e r mob i l e home s t a n d . A p a r k i n g s p a c e s h a l l be a . : . :

m i n i m u m s i z e of 10 f e e t by 20 f e e t w i t h a d e q u a t e a c c e s s space.:

6 . R e c r e a t i o n a r e a s s h a l l be. p rov ided t o s e r v e t h e r e s i d e n t s of t h e m o b i l e home p a r k . N o t l e s s t h a n 10% o f t h e

f a c i l i . t i e s . R e c r e a t i o n space may i n c l u d e t h e s i t e used f o r -- _.

community b u i l d i n g s and t h e o f f - s t r e e t p a r k i n g a s s o c i a t e d t he rewi th . -

- .. . :- - - . - g r o s s s i t e a r e a s h a l l be deve loped f o r r e c r e a t i o n and p a r k :. . : . .:

~. . -

7 . Convenience commercial e s t a b l i s h m e n t s p lanned t o p r o v i d e d i r e c t s e r v i c e t o t h e pa rk r e s i d e n t s , such a s c o i n o p e r a t e d l a u n d r y and d r y c l e a n i n g o u t l e t s , b e a u t y s h o p s , sundry s t o r e s , e t c . , a l l a s c o n s i s t e n t w i t h o t h e r Township r e g u l a t i o n s , s h a l l occupy no more t h a n 1 0 % of t h e g r o s s s i t e a r e a .

8. Depending on t h e p a r t i c u l a r s i t u a t i o n , s c r e e n i n g a r e a s s h o u l d be i n s t a l l e d a t t h e mobi le home park boundary a d j a c e n t t o o t h e r a d j o i n i n g uses . S c r e e n i n g may c o n s i s t o f w a l l s , f e n c i n g o r d e n s e p l a n t i n g s o r a combina t ion of t h e s e m a t e r i a l s . O p e n f e n c i n g such a s c h a i n l i n k f e n c e , i f u s e d , shou ld be i n s t a l l e d w i t h p l a n t i n g s a n d l o c a t e d i n s i d e t h e p l a n t i n g .

A R T I C L E VI1 - V A R I A N C E S , A P P E A L S A N D A M E N D M E N T S

A . Ha rdsh ips

or p a r t i c u l a r d i f f i c u l t i e s may r e s u l t f rom s t r i c t compl i ance w i t h t h i s O r d i n a n c e , t h e Board may, a f t e r w r i t t e n a p p l i c a t i o n by t h e s u b d i v i d e r , p e r m i t v a r i a n c e s o r e x c e p t i o n s t o t h e r e g u l a t i o n s , p r o v i d e d t h a t such v a r i a n c e s or e x c e p t i o n s s h a l l n o t have t h e e f f e c t o f n u l l i f y i n g t h e i n t e n t and pu rpose of t h i s Ord inance .

1 . Where t h e Board f i n d s t h a t e x t r a o r d i n a r y h a r d s h i p s

2 . The B o a r d s h a l l n o t approve v a r i a n c e s or e x c e p t i o n s t o t h e r e g u l a t i o n s o f t h i s Ordinance u n l e s s i t s h a l l make f i n d i n g s based u p o n t h e ev idence p r e s e n t e d i n each s p e c i f i c c a s e t h a t :

a . Because o f t h e p a r t i c u l a r p h y s i c a l s u r r o u n d i n g s , shape or t o p o g r a p h i c c o n d i t i o n s o f t h e s p e c i f i c p r o p e r t y i n v o l v e d a p a r t i c u l a r h a r d s h i p t o t h e owner would r e s u l t , a s d i s t i n g u i s h e d from a mere i n c o n v e n i e n c e , i f t h e s t r i c t l e t t e r of t h e r e g u l a t i o n s were c a r r i e d o u t ; and

b . The c o n d i t i o n s u p o n which t h e r e q u e s t f o r a v a r i a n c e i s based a r e unique t o t h e p r o p e r t y f o r which t h e v a r i a n c e i s s o u g h t and a r e n o t a p p l i c a b l e , g e n e r a l l y , t o o t h e r p r o p e r t y ; and

- 3 z - I

c I . . . . . L . . . . .. , .

. . . . . I

I I I I I

. . . . - .. ..-- *-. . :.- .... ......I ... : ....

.i. . _ _ - - - - .._ .- .. .. -. . -.

..... .. -.-> ..... ..: --- -.A,:, . , - . .

-7. <.+ i _' - - . -.. _ .

* . - ...li. . .

- . . . . . .... . . . . . . . . . . :.::- -

*.. . -1- .. : ........ - . . . . . . . . . . . . . . ~ <.. ,<". . . . . . . ."I

c . The v a r i a n c e w i l l n o t be d e t r i m e n t a l t o t h e - p u b l i c s a f e t y , h e a l t h o r w e l f a r e , or i n j u r i o u s .....'. . . .

t o o t h e r p r o p e r t y or improvements i n t h e ne ighborhood i n whi.ch t h e p r o p e r t y i s l o c a t e d .

. I .. . . . . - - . . . . . ...

. :. . . . . . B . Large S c a l e Developments .. . * _. . . . .

f i n d s t h a t a p l an and p r o g r a m f o r a' new v i l l a g e , comple t e ....

p u b l i c open s p a c e and improvements f o r t r a f f i c c i r c u l a t i o n , . a:

... . -. . . .

T h e s t a n d a r d s and r e q u i r e m e n t s o f t h i s Ordinance may be. -1- m o d i f i e d i n t h e c a s e o f l a r g e - s c a l e deve lopment when t h e Board.

community, o r p l anned r e s i d e n t i a l development p r o v i d e s a d e q u a t e . . , ,

r e c r e a t i o n , l i g h t , a i r and o the r s e r v i c e needs of t h e p u b l i c when t h e s i t e i s f u l l y d e v e l o p e d , a n d where a d e q u a t e a s s u r a n c e s - - a r e p rov ided f o r i n s t a l l a t i o n of t h e proposed improvements .

C . Amendments

._ . '.

The p r o v i s i o n s o f t h i s Ordinance a s s e t f o r t h h e r e i n may be amended, a l t e r e d o r r e v i s e d by t h e Board o f S u p e r v i s o r s f rom t ime t o t i m e a f t e r a p u b l i c h e a r i n g i s he ld p u r s u a n t t o p u b l i c n o t i c e . Where an amendment i s p roposed t h e B o a r d of .

S u p e r v i s o r s s h a l l s u b m i t such amendment t o t h e P lann ing Commission a n d t o the County P lann ing Commission f o r t h e i r r e v i e w a n d recommendat ions a t l e a s t 30 days p r i o r t o t h e d a t e of t h e p u b l i c h e a r i n g . I n no e v e n t s h a l l a n amendment be d e c i d e d o n by t h e Board u n t i l a f t e r t h e County P lann ing Commission has h a d t h e proposed amendment in i t s p o s s e s s i o n f o r 4 5 days .

D . Appeals

Where t h e B o a r d d i s a p p r o v e s a s u b d i v i s i o n p l a n , any person a g g r i e v e d t h e r e b y may, w i t h i n 30 days t h e r e a f t e r , appea l t o t h e C o u r t o f Common P l e a s o f Crawford County, P e n n s y l v a n i a , i n a c c o r d a n c e w i t h A r t i c l e X of t h e Pennsy lvan ia P lann ing Code.

A R T I C L E VI11 - V A L I D I T Y , P E N A L T Y A N D E N F O R C E M E N T

A . V a l i d i t y

The a r t i c l e s , s e c t i o n s a n d s u b s e c t i o n s , forming t h i s O r d i n a n c e a n d t h e s e v e r a l p a r t s , p r o v i s i o n s a n d r e g u l a t i o n s t h e r e o f , a r e hereby d e c l a r e d t o be i n d e p e n d e n t a r t i c l e s , s e c t i o n s , s u b s e c t i o n s , p a r t s , p r o v i s i o n s a n d r e g u l a t i o n s , and t h e h o l d i n g s o f any s u c h a r t i c l e , s e c t i o n , s u b s e c t i o n , p a r t , p r o v i s i o n or r e g u l a t i o n t h e r e o f t o be u n c o n s t i t u t i o n a l , v o i d o r i n e f f e c t i v e f o r a n y cause s h a l l n o t e f f e c t n o r r e n d e r i n v a l i d any o t h e r a r t i c l e , s e c t i o n , s u b s e c t i o n , p a r t , p r o v i s i o n o r r e g u l a t i o n t h e r e o f .

6. P e n a l t y and E n f o r c e m e n t

.. .. . .. c '. .. . 1. No l o t i n a s u b d i v i s i o n s h a l l b e s o l d , n o p e r m i t ... - ,

s u b d i v i s i o n u n t i l a F i n a l P l a t o f s u c h s u b d i v i s i o n h a s b e e n -1 i : . .

a p p r o v e d a n d p r o p e r l y r e c o r d e d a n d u n t i l i m p r o v e m e n t s h a v e 0 - . - ..:

.>. . .. . -.-. . t o e r e c t , a l t e r o r r e p a i r a n y b u i l d i n g o n l a n d i n a subd iv i s ion . : . . . . . ' s h a l l b e i s s u e d a n d n o b u i l d i n g s h a l l b e e r e c t e d i n a

been e i t h e r c o n s t r u c t e d o r g u a r a n t e e d .

a g e n t o r o t h e r w i s e who s h a l l s u b d i v i d e a n y l o t , t r a c t or parce l r : ' . . . o f l a n d ; l a y o u t , c o n s t r u c t , open o r d e d i c a t e a n y s t r e e t , s a n i t a r y s e w e r o r w a t e r m a i n , f o r p u b l i c u s e o r t r a v e l , o r f o r the common u s e o f o c c u p a n t s o f b u i l d i n g s a b u t t i n g t h e r e o n ; s e l l a n y l o t o r e r e c t a n y s u b d i v i s i o n ; i n any manner w h a t s o e v e r '

s h a l l v i o l a t e a n y p r o v i s i o n o f t h i s O r d i n a n c e s h a l l b e g u i l t y o f a summary o f f e n s e a n d , upon c o n v i c t i o n , s h a l l be s e n t e n c e d t o p a y a f i n e o f n o t l e s s t h a n $10 .00 a n d n o t m o r e t h a n $300.00, s u c h f i n e t o i n u r e t o t h e T o w n s h i p . Upon j u d g m e n t a g a i n s t any p e r s o n , o r b y p r o c e e d i n g s b y summons on d e f a u l t o f t h e p a y m e n t o f a n y f i n e i m p o s e d and t h e c o s t s , t h e D e f e n d a n t '

may b e s e n t e n c e d a n d c o m m i t t e d t o t h e C o u n t y J a i l f o r a p e r i o d n o t e x c e e d i n g t h i r t y ( 3 0 ) d a y s . Each d a y o f t h e e x i s t e n c e o f a n y c o n t i n u i n g o f f e n s e s h a l l be deemed a s e p a r a t e o f f e n s e .

. , . _. ... ," '_

- . .._ - . . . . . . : .: _ . L ._

2 . Any p e r s o n , f i r m . o r c o r p o r a t i o n , w h e t h e r as p r i n c i p a l ,;;:.-.

3 . I n a d d i t i o n t o t h e p e n a l t i e s h e r e i n b e f o r e p r o v i d e d , t h e T o w n s h i p r e s e r v e s a n y r i g h t s i t may h a v e t o e x e r c i s e a n d e n f o r c e a n y a n d a l l c i v i l , e q u i t a b l e a n d c r i m i n a l r e m e d i e s p e r m i t t e d i n l a w t o g a i n r e d r e s s a n d / o r c o r r e c t i o n f o r and o f any v i o l a t i o n o f t h i s O r d i n a n c e , i n c l u d i n g b u t n o t l i m i t e d t o o b t a i n i n g a Writ o f I n j u n c t i o n a g a i n s t t h e o w n e r o r a g e n c y w h i c h a t t e m p t s t h e i m p r o p e r s a l e o r c o n v e y a n c e o f l a n d , o r o b t a i n i n g an O r d e r s e t t i n g a s i d e and i n v a l i d a t i n g any c o n v e y a n c e o f l a n d made p r i o r t o F i n a l P l a t a p p r o v a l as t o a n y s u b d i v i s i o n .

ARTICLE I X - F E E S

I n f i l i n g f o r a s u b d i v i s i o n a p p r o v a l , t h e a p p l i c a t i o n f o r f i n a l p l a t a p p r o v a l s h a l l be a c c o m p a n i e d b y a c h e c k o r money o r d e r p a y a b l e t o t h e T o w n s h i p S u p e r v i s o r s i n t h e amount o f $ 1 5 . 0 0 o r $ 5 . 0 0 f o r e a c h l o t d e s i g n a t e d on t h e p l a t , w h i c h e v e r amoun t i s l a r g e r . The f e e s c o l l e c t e d s h a l l b e u s e d t o h a n d l e c o s t s a s s o c i a t e d w i t h t h e a d m i n i s t r a t i o n o f t h e s u b d i v i s i o n p r o c e s s .

- 3 4 -

I ;e I I 3

I I I I I I I i

' I ~I I I I

O R D A I N E D AND ENACTED I N T O LAW

o f E a s t M e a d T o w n s h i p t h i s 9 p l d a y

by t h e Bo

o f A p r l l

a r d o

f S u p e r v

y 1 9 7 9 .

-. . . . . . .

- , . ; . . . . .

. . . .

--.I -- .. ..- . . . . . . . . . . .

i s 0 r.s - . . z :> ,.,:-

--. . . . - . . . .

........ - . . . . .>__ . ., ..?

. . . . . . . . . . . . . .. - . . . . . . . - - . . ..-- . . . . - * . , . . i . . . . . . . . . . _

:- . . . . . ._ . I . -

. - . - - - - . - EAST M E A D TOWNSHIP B O A R D OF S U P E R V I S O R S . - .

ATTEST:

I. . . - __- . .. .. .' .. - . ... . . . . . .

. . - - . . . . . . .

. ..,.: - _ _ _ - . . - . . .. . . . . 2. . . . .

. . .. . -- i__ -7- - -'

- . --. .: . . .

- .. . . .. ..

_ . , - . . .. . . . .. . . . . . . . . - ' .:'. - :>:; ._(. . ; :. .

APPENDICES

Appendix 1

CERTIFICATES

1.' Board - o f Township - Supervisors - Approval

.. , _ .

.. . ._. . .... .. . . . ._ - . .. , .._

. . .-. ,' .. . . .. .

, ,. . ._ i c ' - - . .

Under authority provided by the Pennsylvania Municipal Planning Code, Act 2 4 7 , as amended, this Plat was given approval by East Mead Township Supervisors at a meeting held = . .

2 . East Mead -- T o w n s ~

Chairman East Mead Township Supervisors

Planning Commission Review

This subdivision was reviewed and comments made thereon by the East Mead Township Planning Commission at a meeting held

Chairman East Mead Township Planning Commission

3. Crawford County Planning Commission Review ,- . 1

y the Crawford County Planning Commission on . The signature hereon does not establish approval or disapproval of this subdivision but indicates the Commission has made review comments which have been provided to the local municipality and the subdivider and which are part o f the public record.

Chai rman Crawford County Planning Commission

I I I I! I

. \ .,

*. . .3

. . . . . .. ., . .-

.* --- . I

4 . P r o f e s s i o n a l E n g i n e e r ' s - S t a t e m e n t

Each f i n a l p l a t s u b m i t t e d t o t h e Commission f o r approv - . . . ..

s h a l l c a r r y a C e r t i f i c a t e s i g n e d by a R e g i s t e r e d Engineer - - - . or L a n d S u r v e y o r i n s u b s t a n t i a l l y t h e f o l l o w i n g form: a'..-- i . . . . - - . .

, h e r e b y c e r t i f y that:,:'_' . - ' .

- . I , I am a P r o f e s s i o n a l Engineer ( o r a L a n d S u r v e y o r ) , l i c e n s e d 7

i n compl i ance w i t h t h e laws o f t h e Commonwealth o f Pennsylvania"<, . - t h a t t h i s p l a t c o r r e c t l y r e p r e s e n t s a s u r v e y comple t ed by me .,.' o n , t h a t a l l the monuments shown . .-'..'

a r e a c c u r a t e l y s h o w n . , t h e r e o n a c t u a l l y e x i s t ; and t h a t t h e i r l o c a t i o n and m a t e r i a l . .

( S E A L )

5 . Deed o f D e d i c a t i o n -- Each f i n a l p l a t s u b m i t t e d t o t h e Township f o r approva l

s h a l l c a r r y a Deed o f D e d i c a t i o n i n s u b s t a n t i a l l y t h e f o l l o w i n g form:

"We, t h e u n d e r s i g n e d (Names.) owners of t h e r e a l e s t a t e shown a n d d e s c r i b e d h e r e i n , d o he reby c e r t i f y t h a t we have l a i d o f f , p l a t t e d and s u b d i v i d e d , a n d do hereby l a y o f f , p l a t and s u b d i v i d e , s a i d r e a l e s t a t e i n acco rdance w i t h t h e w i t h i n p l a t . T h i s s u b d i v i s i o n s h a l l be k n o w n a n d d e s i g n a t e d a s (Name) ¶

an a d d i t i o n t o Eas t Mead T o w n s h i p . All r o a d s , p a r k s , a n d o t h e r p u b l i c l a n d s s h o w n a n d n o t h e r e t o f o r e d e d i c a t e d , a r e hereby d e d i c a t e d , t o t h e p u b l i c .

B u i l d i n g s e t b a c k l i n e s a r e hereby e s t a b l i s h e d a s shown o n t h i s p l a t , between which l i n e s a n d t h e p r o p e r t y l i n e s o f t h e r o a d , t h e r e s h a l l be e r e c t e d or m a i n t a i n e d n o b u i l d i n g or s t r u c u t r e . "

day o f Y Witness o u r H a n d s a n d S e a l s t h i s --- 1 9

I I I I I

. - e, -: . . .

, - . .._.I: .. ~ -:. . .-.. * -

COMMONWEALTH OF PENNSYLVANIA:

COUNTY O F CRAGIFORD .. .- .

__ - : ss : - . - . - - * _ _ .. - . . . -i . .. . : ,. . .__ . . . .~ - 3 . .

B e f o r e me, t h e u n d e r s i g n e d N o t a r y P u b l i c , i n and f o r the-:.:-- -.>.:.. C o u n t y and S t a t e , p e r s o n a l l y a p p e a r e d

and e a c h s e p a r a t e l y a n d s e v e r a l l y a c k n o w l e d g e d t h e e x e c u t i o n of: .

t h e f o r e g o i n g i n s t r u m e n t a s h i s o r h e r v o l u n t a r y a c t a n d d e e d ; . - - : . - .

.... . - .__ ._ .- .

.. . ~- . . . (Name) . - . ' . ,

(Name) ¶ (Name) ¶ . - - - . . . . . . .

.. f o r t h e p u r p o s e s t h e r e i n e x p r e s s e d . ~ .. - . .

- . W i t n e s s my h a n d a n d N o t a r i a l S e a l t h i s d a y o f

¶ 1 9 - N o t a r y Pub1 i c

6. U t i l i t y -- E a s e m e n t

"An e a s e m e n t i s h e r e b y ' g r a n t e d t o E a s t Mead T o w n s h i p a n d a l l p u b l i c u t i l i t y c o m p a n i e s , a n d t h e i r r e s p e c t i v e s u c c e s s o r s and a s s i g n s , t o i n s t a l l , p l a c e a n d m a i n t a i n s e w e r s , w a t e r m a i n s , gas m a i n s , c o n d u i t s , c a b l e s , p o l e s and w i r e s , e i t h e r o v e r h e a d o r u n d e r g r o u n d w i t h a l l n e c e s s a r y b r a c e s , g u y s , a n c h o r s , and o t h e r a p p l i a n c e s i n , upon , a l o n g and o v e r t h e s t r i p s o f l a n d d e s i g n a t e d o n t h e p l a t and m a r k e d " U t i l i t y E a s e m e n t " , f o r t h e p u r p o s e o f s e r v i n g t h e p u b l i c i n g e n e r a l w i t h s e w e r , w a t e r , gas, e l e c t r i c a n d t e l e p h o n e s e r v i c e , i n c l u d i n g t h e r i g h t t o use t h e r o a d s w h e r e n e c e s s a r y , a n d t o o v e r h a n d l o t s w i t h a e r i a l s e r v i c e w i r e s t o s e r v e a d j a c e n t l o t s , t o g e t h e r w i t h t h e r i g h t t o e n t e r u p o n t h e s a i d e a s e m e n t s f o r p u b l i c u t i l i t i e s a t a l l t i m e s f o r a n y a n d a l l p u r p o s e s a f o r e s a i d a n d t o t r i m a n d keep t r i m m e d any t r e e s , s h r u b s , o r s a p l i n g s t h a t i n t e r f e r e w i t h a n y such u t i l i t y e q u i p m e n t . No p e r m a n e n t b u i l d i n g s s h a l l b e p l a c e d on s a i d e a s e m e n t , b u t same may b e u s e d f o r g a r d e n s , s h r u b s , l a n d s c a p i n g , a n d o t h e r p u r p o s e s t h a t do n o t i n t e r f e r e w i t h t h e use o f s a i d e a s e m e n t f o r s u c h p u b l i c u t i l i t y p u r p o s e s . "

7 . D r a i n a g e Easemen t

"An e a s e m e n t i s h e r e b y g r a n t e d t o E a s t Mead T o w n s h i p f o r t h e i n s t a l l a t i o n o f a d r a i n a g e s w a l e , d i t c h o r w a t e r w a y , upon and a l o n g t h e s t r i p o r s t r i p s o f l a n d d e s i g n a t e d on t h e p l a t and marked " D r a i n a g e Easemen t " f o r t h e p u r p o s e o f h a n d l i n g t h e s t o r m w a t e r r u n o f f . 'I

A P P E N D I X I 1

A P P L I C A T I O N S A N D C H E C K LISTS

A P P L I C A T I O N F O R SUBDIVISION

Name o f S u b d i v i s i o n

* - Subdivider: N a m e

A d d r e s s

.-Telephone Number

Subdivider's Agent: Name

A d d r e s s - T e l e p h o n e Number

T y p e o f D e v e l o p m e n t -

Approximate No. o f Lots - Statements o n u t i l i t i e s :

Hand1 ing o f s a n i t a r y w a s t e s

Provision o f w a t e r

Handlins o f s t o r m water

Provision o f e l e c t r i c i t y

Other U t i l i t i e s

Facts on S u r r o u n d i n g area

P r o v i s i o n f o r p a r k s and r e c r e a t i o n a r e a

I n t e n d e d Timing o f P r o j e c t

- 4 0 -

I I I I i

CHECKLIST F O R PRELIMINARY P L A T REVIEW

I t em

I T H E P L A T

1 . Name o f S u b d i v i s i o n

2 . . D a t e , s c a l e , n o r t h a r row

3 . L o c a t i o n map

4 . Area o f t h e s u b d i v i s i o n and number o f proposed l o t s w i t h t h e i r d i m e n s i o n s

5 . I n d i c a t i o n s o f a d j a c e n t s u b d i v i s i o n s , p r o p e r t y owners

6 . L o c a t i o n a n d wid th o f p roposed road and easemen t r i g h t - o f - w a y

7 . L o c a t i o n o f r e c r e a t i o n and p a r k a r e a s where c o n t e m p l a t e d

8 . B u i l d i n g s e t b a c k l i n e s

9 . Approximate r a d i i o f a l l c u r v e s

I 1 O T H E R DRAWINGS A N D R E P O R T S

. - 7.: . I. . . .. . -.

. . . , . .

. .':.,.&-.--- - _. ' : ... . .

. . - . . .

-.: . .. - .

Accomplishment +:

1 . Zoning where i t e x i s t s

2 . I n d i c a t i o n s of e x i s t i n g f e a t u r e s i n and a d j a c e n t t o t r a c t

3 . P r i v a t e d e e d e s t r i c t i o n s where c o n t e m p l a t e d

4. T o p o g r a p h i c i n f o r m a t i o n

5 . I n f o r m a t i o n on s o i l c o n d i t i o n s where i n d i v i d u a l o n - l o t s ewerage sys t ems a r e p r o p o s e d

c o n t e m p l a t e d 6 . L o c a t i o n s o f w e l l s f o r water s u p p l y where

7 . E n g i n e e r i n g p l a n s o n common sewerage and w a t e r s y s t e m s where p roposed

' 3 1 -I I I I I I I I I I I I

8. E n g i n e e r i n g p l a n s on h a n d l i n g o f storm w a t e r d r a i n a g e

9 . I n f o r m a t i o n and p l a n s o n how a c c e l e r a t e d s o i l e r o s i o n and s e d i m e n t a t i o n w i l l be c o n t r o l l e d i n d i c a t i n g t e m p o r a r y and pe rmanen t c o n t r o l measu res

1 0 . Road c r o s s s e c t i o n s a n d g r a d i e n t s

11. P u b l i c u t i l i t y l o c a t i o n s

_ _ .- . :. - . . - . .

. - . . ..= . . . . . .

. - .' '. ,r.-.- . .

?: ....... 2 . . ... I-... . , . . . . . . . -. :. >.- ......... . . . . .

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- 4 2 -

I 3 I I I I I I I I I

C H E C K LIST FOR FINAL P L A T REVIEW

In a d d i t i o n t o t h e i tems l i s t e d on t he check l i s t f o r p r e l i m i n a r y p l a n r e v i e w , t h e f o l l o w i n g s h a l l be p r e s e n t :

I t e m Accomplishment

1 . THE PLAT

1 . Ink work on t r a c i n g c l o t h (or equal m a t e r i a l ) a t proper s c a l e and p r o p e r s h e e t s i z e

2 . Legal d e s c r i p t i o n o f s u b d i v i s i o n

3 . Graph ic s c a l e

4 . Exac t l e n g t h s a n d b e a r i n g s , p l a t l i n e s

5 . T i e t o n e a r e s t road i n t e r s e c t i o n a n d / or S t a t e monument

6 . L o c a t i o n a n d m a t e r i a l of a l l amendments

7 . Names o f a l l r o a d s

8 . Numbers o f a l l l o t s

9 . T o t a l a r e a o f s u b d i v i s i o n

1 0 . C e r t i f i c a t e s : P 1 a n n i n g Commi s s i o n , County P l a n n i n g Commission, E n g i n e e r ' s S t a t e m e n t , I n t e n t i o n t o S u b d i v i d e , o t h e r s

11. O T H E R D R A W I N G S A N D R E P O R T S

1 . Proposed c o n t o u r s

2 . Road c o n s t r u c t i o n p l a n s

3 . S t o r m d r a i n a g e c o n s t r u c t i o n p l a n s

4 . C o n s t r u c t i o n p l a n s f o r common sewage and water sys tem p l a n s where proposed

5 . Loca t ion o f r o a d name s i g n s