TOWNSHIP OF BERKS COUNTY, PENNSYLVANIA...

SUBDIVISION ORDINANCE FOR

TOWNSHIP OF EAlU BERKS COUNTY, PENNSYLVANIA

January, 19 72

As Amended December , 1974

FEB 2 1 1975 Planning Commission

Bexks Countv

SPOTTS. STEVENS and McCoy, Inc.

CONSULTING @ ENGINEERS

PLANNERS - SURVEYORS

I I I I I I I I I I I I I I I I 1

TABLE OF CONTENTS

ARTICLE I - AUTHORITY, TITLE, AND PURPOSE

ARTICLE I1 - JURISDICTION AND APPLICATION

ARTICLE 111 - Sect ion

3.00 3.10 3.13 3.14

3.20 3.21 3.23 3.24 3.25 3.26

3.30 3.31 3.32 3.33 3.336 3.34

3.60 3.61 3.62 3.63 3.64

3.66

3.70 3.71 3.72 3.73 3.74

PROCEDURES

I n t e n t Sketch Plan Sketch Plan - Submission Sketch Plan - Review

Prel iminary Plan Prel iminary Plan - Submission Prel iminary Plan - D i s t r i b u t i o n Preliminary Plan - Review by Plan. Comm. Prel iminary Plan - Report by Twp. Super. Prel iminary Plan - Review by lbp. Super.

F i n a l Plan F i n a l Plan - Submission F i n a l Plan - D i s t r i b u t i o n F i n a l Plan - R e v i e w by Plan. Comm. F i n a l Plan - Report by Twp. Supervisors F i n a l Plan - Review by Twp. Supervisors

Recording of F i n a l Plan Performance Guarantee I n s t a l l a t i o n of Improvements Maintenance Guarantee Endorsement by Wp. Plan. Commission &

Twp. Supervisors Endorsement by County Plan. Commission

Plans Exempted from Standard Procedures Auction Sale Minor Subdivision Resub d i v i s i on Limited Subdivision

ARTICLE I V - PLAN REQUIREMENTS

Sec t+on

4.10 Sketch Plans 4.20 Preliminary Plans 4.30 F i n a l Plans 4.40 S o i l Percola t ion T e s t Requirements

5 5 6 7 9

19

1 3 13 14 15 17 1 7

20 20 20 21

21 22

23 23 2 3 26 27

28

28 28 33 39

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ARTICLE V - DESIGN STANDARDS

Sec t ion

5.10 5.20 5.30 5.40 5.50 5.54 5.60 5.70 5.80 5.90 5.93 5.94

Applicat ion and General Standards Streets Cul-de-sac Streets Blocks Lots and Parcels Driveways and Of f - s t r ee t Parking Sani ta ry Sewage Disposal Water Supply Storm Drainage Pub l i c Use and Serv ice A r e a s U t i l i t y Easements Erosion and Sediment Controls

ARTICLE V I - IMPROVEMENT SPECIFICATIONS

Sect ion

6.10 General Requirements 6.20 Required Improvements

ARTICLE V I 1 - MOBILE HOME PARKS

Sec t ion

7 .OO 7 .01 7.02 7.03 7.04 7.05 7.06 7.07 7.08 7.09 7.10 7.11 7.12 7.20 7.30 7 .31

Gener a1 Requirements Water Suppj-y Sewage Disposal Storm Drainage I n t ra-Park Streets Parking and Driveways Walks Landscaping Electrical D i s t r i b u t i o n So l id Waste and Vector Control Mobile Home Space Rental Submission and Review of Plans P e r m i t s , C e r t i f i c a t e s Trave l Trailer P a r k s Permits, C e r t i f i c a t e s Rev0 c a t i o n

ARTICLE V I 1 1 - ADMINISTRATION AND AMENDMENT

Sect i o n

8.10 Fees 8.20 Modif icat ions 8.30 Reconsider and Appeal 8.40 P e n a l t i e s

40

40 40 45 47 49 50 52 53 54 55 56 57

60

60 60

65

65 65 65 66 66 67 67 68 68 68 68 69 69 69 70 70

71

7 1 7 1 7 1 72

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I II

-3-

Sect i o n

8 .50 Keeping of Records 8 . 6 0 Respons ib i l i t y 8 .70 C o n f l i c t s 8.80 Revision and Amendment 8 .90 S e v e r a b i l i t y

ARTICLE I X - DEFINITIONS

Form LSR# 1

Form LSR# 2 Form LSR# 3 Form LSR# 4 Form LSR# 5

Appl ica t ion f o r Approval of Minor Land

Appl ica t ion f o r Review of Pre l iminary P lan Appl ica t ion f o r Review of F i n a l P l an Subdivision Improvements Agreement S o i l P e r c o l a t i o n T e s t Report Subdivision Sewage Disposal Report

Subdivision P lan

Appendix I C e r t i f i c a t i o n of Ownership, Acknowledgement

Appendix I1 C e r t i f i c a t i o n of Accuracy Appendix I11 Appendix I V

of Plans and Of fe r of Dedication

C e r t i f i c a t i o n of Municipal Approval Design Standards - On-Site San i t a ry

Sewage Disposal F a c i l i t i e s

Appendix V Method f o r Storm Drainage Runoff Calcu la t ions

ARTICLE X - VALIDITY

ARTICLE X I - REPEALER

ARTICLE XI1 - EFFECTIVE DATE

73 73 73 73 73

74

81 83 88 90 92 9 3

94 95 96

97

100

109

10 9

109

INTRODUCTION

I I I I I I I 1 1 1 I I I I I 1

Why a Subdivis ion and Land Development Ordinance?

The dec i s ion t o convert open land t o a d i f f e r e n t use i s a s t e p t h a t should r ece ive t h e most c a r e f u l cons idera t ion . Our land is l imi t ed . It i s no t a commodity t h a t can be used and then replaced by mass product ion i n a f ac to ry . It is the one th ing t h a t must be c a r e f u l l y preserved and wise ly used.

When t h e dec i s ion is made t o b u i l d a house, a school , o r a f a c t o r y , i t must be r e a l i z e d t h a t an i n d e l i b l e mark is placed on t h e land and a p a t t e r n of growth is s t a r t e d . t he community w i l l reap t h e b e n e f i t s of o rde r ly growth o r t h e headaches of d e t e r i o r a t i o n and needless expense.

Depending upon how w e l l o r how badly t h e s e p a t t e r n s f i t t oge the r ,

Although t h e development and/or a c t u a l t r a n s a c t i o n i n the sale of land i s a p r i v a t e matter, t h e r e s u l t s are a v i t a l p u b l i c concern. p o s i t i o n is t h a t t h e owner's right of developing h i s l and is secondary t o t h e pub l i c i n t e r e s t i n main ta in ing the pub l i c h e a l t h , morals and wel fare . This is the b a s i s f o r r egu la t ion by a p u b l i c agency of t h i s p a r t i c u l a r a spec t of a n i n d i v i d u a l ' s d i s p o s i t i o n of h i s land .

The fundamental l e g a l

Role of t he Planning Commission

The Township Planning Commission is t h e l o c a l agency des igna ted t o review and approve a l l subd iv i s ion and land development p l a t s w i t h i n Earl Township. P l a t s of a p l o t of ground loca ted wi th in t h e Township w i l l be reviewed by t h e Township Planning Commission and t h e County Planning Commission and t h e i r recommendations forwarded t o t h e Township Supervisors f o r e i t h e r formal approval o r d i sapproval .

I n adminis te r ing t h i s Ordinance, i t i s t h e primary purpose of t h e Township t o encourage t h e b e s t development of t he county. accomplish t h i s is through t h e cooperat ion of t h e ad jacen t boroughs and townships and t h e County, The Township Planning Commission w i l l cooperate wi th t h e owners, developers and subdiv iders - whoever may own o r c o n t r o l l and t o be used for a subdiv is ion .

The most e f f e c t i v e way t o

I n o rde r f o r a prompt and proper review of a subd iv i s ion p l a n t o be made, a t t e n t i o n is c a l l e d t o the fol lowing Sect ions:

1. The provis ions i n Art ic le I11 - Procedures, and i n Ar t ic le I V - Plan Requirements are designed t o enable prompt and thorough review of the Plan. The Commission may de fe r t h e review of a Plan because of i n s u f f i c i e n t information and/or i r r e g u l a r procedures i n i t s submission.

2 . Article V - Design Standards, and Art ic le V I - Improvement Spec i f ica- t i o n s are provided as d e s i r a b l e s tandards f o r the achievement of wholesome and l a s t i n g growth.

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General R e s p o n s i b i l i t i e s of t he Developer

‘Any owner o r b u i l d e r who contemplates developing and/or subdiv id ing l and i n t h e Township should become f a m i l i a r wi th t h i s Ordinance. It is designed t o achieve equal t rea tment f o r a l l and t o provide c lear -cu t procedures f o r t h e p repa ra t ion , submission, review o r approval of subd iv i s ion o r land development p l ans . This Ordinance inc ludes des ign s tandards , requi red improvements and a d e s c r i p t i o n of a l l the s p e c i f i c s t e p s necessary f o r t he submission of (A) a ske tch p l an , (B) t h e pre l iminary P lan , and (C) t h e f i n a l p l an , and s p e c i a l p rov i s ions t o expedi te t h e review and approval of Minor Subdivis ion P l a n s .

It i s t h e func t ion of t he Township Planning Commission t o confer , adv i se and cooperate wi th t h e subdiv ider o r developer , b u t no t t o do t h e work of prepar ing t h e subd iv i s ion o r land development p lan . Best r e s u l t s w i l l be obtained when the developer r e t a i n s a p ro fes s iona l a r c h i t e c t , engineer , planner o r surveyor t o prepare the plan. r e g i s t e r e d engineer o r surveyor prepare p a r t s of t h e pre l iminary and f i n a l p l ans . imaginat ion t o produce t h e b e s t design under the given condi t ions .

It w i l l be necessary t o have a

It i s important t h a t t he person engaged has t h e s k i l l , experience and

Approval of Subdivis ion and/or Land Development P lans

Before prepar ing and submi t t ing prel iminary p l ans , subdiv iders are i n v i t e d t o come t o t h e Township Of f i ce informal ly , wi th a s k e t c h p l a n of t h e land they propose t o subdiv ide and/or develop. t h e land has been f i n a l l y acquired, o r at least, be fo re any money has been spent on development. Any d i scuss ion of such p lan , and t h e examination of any accompanying materials, i s considered s t r i c t l y c o n f i d e n t i a l by t h e s t a f f . The a i m is t o f u r n i s h t h e kind of advice a developer can b e s t use, a t a t i m e when i t w i l l prove most va luable .

The b e s t t i m e f o r t h i s v i s i t is be fo re

Lots - The s i z e of l o t s i n a subd iv i s ion i s one of the f i r s t dec i s ions t h a t has

I n those subd iv i s ions and l and developments which w i l l n o t be t o be made. r equ i r ed , etc. provided wi th a community s a n i t a r y sewer system, i.e. those t h a t w i l l have on- l o t s e p t i c tanks and absorp t ion f i e l d , t h e f i r s t s t e p be fo re prepar ing the pre l iminary p l an i s t o determine s u i t a b i l i t y of t h e s o i l f o r subsur face sewage d i s p o s a l .

It in f luences t h e street design, b lock l eng th , community f a c i l i t i e s

The pre l iminary p l an s t a g e of subd iv i s ion o r land development is t h e most impor tan t . i t r equ i r e s the coordinated e f f o r t s of many i n d i v i d u a l s , agencies , u t i l i t y companies, and pub l i c o f f i c i a l s . The Township Planning Commission w i l l be r e spons ib l e f o r sending n o t i c e s of p lans submit ted and r e s u l t i n g recommenda- t i o n s t o l o c a l o f f i c i a l s concerned.

It is t h e s t a g e when i d e a s are considered and p l ans are formulated.

Following t h e planning comes t h e implementation of t h e p lans i n t h e form of cons t ruc t ion . i s judged.

This is what people see and buy. This is where t h e p lanning It is important t h a t a l l f a c i l i t i e s b e i n s t a l l e d o r a guarantee

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1 I I I I I I I I

gurnished t h a t they w i l l be completed. burden on t h e genera l t a x monies of t he Township. is e n t i t l e d t o a l l t he f a c i l i t i e s f o r which he i s paying. The r e s u l t of care- f u l planning and good cons t ruc t ion is a s a f e and hea l thy community, one which i s n o t a l i a b i l i t y b u t is an asset t o the surrounding area and t h e environment.

These f a c i l i t i e s should n o t become a Likewise, t h e house-buyer

Land Requirements

Cer t a in s o i l compositions, topographical conformations, o r ground water condi t ions may p r o h i b i t t he development of a s a f e and hea l thy r e s i d e n t i a l sub- d i v i s i o n . I n o t h e r cases, n a t u r a l c h a r a c t e r i s t i c s of a tract of l and may r e q u i r e l a r g e expendi tures by the developer i n meeting acceptab le development s tandards . Any landowner wi th the i n t e n t i o n of becoming a developer should f i r s t determine t h e a b i l i t y of h i s land t o suppor t a group of res idences . He may save himself t i m e and money by consu l t ing wi th an engineer and wi th t h e Township Planning Commission be fo re drawing up p lans and applying f o r approval of h i s p l o t . I f t h e r e i s reason t o ques t ion t h e p o s s i b i l i t y of developing h i s l and , t h e Commission should be consul ted a t t h e earliest p o s s i b l e da t e .

I n genera l , l and t h a t i s b e s t s u i t e d f o r a subd iv i s ion o r land development has the fol lowing c h a r a c t e r i s t i c s :

1. S u f f i c i e n t s l o p e t o allow n a t u r a l drainage b u t no t so s t e e p as t o r equ i r e deep cu t s o r f i l l s . p l a i n , o r wi th a high water t a b l e causing marshy cond i t ions , is no t adaptab le t o h e a l t h f u l l i v i n g condi t ions.

Low-lying land , t h a t is areas i n a f lood

2 . Pervious s o i l s capable of accommodating i n d i v i d u a l sewage d i s p o s a l systems i n those areas where community f a c i l i t i e s are n o t available. Hard-pan s o i l o r a near-surface rock stratum may make on-lot sewage d i sposa l impossible , no matter how l a r g e t h e l o t s may be.

An adequate supply of ground water i n areas where community water s u p p l i e s are no t ava i l ab le . and p o l l u t i o n t o be usable .

3 . Ground water must be f r e e of contamination

The Township is respons ib le f o r t he development of s a f e , s a n i t a r y , h e a l t h f u l and amenable r e s i d e n t i a l communities, and commercial and i n d u s t r i a l areas that w i l l be assets t o t h e o v e r a l l environment of t h e Township and of Berks County. It i s charged wi th p r o t e c t i n g t h e i n t e r e s t s of developers , p roper ty owners, and a l l r e s i d e n t s a l i k e . o r u n s a t i s f a c t o r y l and can be an economic d i s a s t e r t o b u i l d e r s and a cons tan t and c o s t l y headache t o f u t u r e Owners and t h e taxpayers . on t h i s concept of r e s p o n s i b i l i t y and understanding.

The Township is f u l l y aware t h a t t h e development of marginal

This ordinance is based

TO AVOID DELAYS

1. Consult t h e Township Planning Commission be fo re proceeding wi th subd iv i s ion o r land development p lans .

2 . Consult t h e Township Planning Commission t o expedi te t h e de te rmina t ion of t h e s u i t a b i l i t y of t h e s i te f o r proposed s a n i t a r y f a c i l i t i e s .

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5.

6 .

I I I I I

Consult t he Department of Environmental t i o n of t he s u i t a b i l i t y of t he s i te f o r

Make s u r e the design of t he subdiv is ion minimum development s tandards .

Resources t o expedi te t he determina- proposed s a n i t a r y f a c i l i t i e s .

o r land development meets t h e

Submit a l l items requi red when present ing a prel iminary p lan o r f i n a l p l an f o r review o r approval. Submit a l l p lans t o the Township Secre ta ry .

Submit t he p lans not l a t e r than the prescr ibed da te f o r prompt considera- t i o n a t the next meeting. Consult t he Township Secretary as t o such da te .

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Sect ion 1.00

Sect ion 1.05

Sect ion 1.10

ARTICLE I - AUTHORITY, TITLE AND PURPOSE

Authority

An Ordinance providing f o r t he c o n t r o l of t h e subd iv i s ion of land and the approval of p l a t and r e p l a t s of land w i t h i n t h e j u r i s d i c - t i o n of t he Board of Supervisors of t h e Township of Earl, Berks County, Pennsylvania, as a p a r t of t h e Comprehensive Plan of t h e Township of Earl , now; the re fo re , be i t ordained by t h e Board of Supervisors of the Township of Earl, Berks County, Pennsylvania, under t h e Authority of Article V of t h e "Pennsylvania Munic ipa l i t i e s Planning Code", of t h e Act of t he General Assembly N o . 247 of 1968, as amended.

T i t l e

This Ordinance s h a l l be known and may be c i t e d as "The Land Subdivision Regulations of t he Township of Earl".

Purpose

The purpose of t hese r egu la t ions s h a l l be t o provide uniform s t anda rds t o guide the subdivis ion and r e subd iv i s ion of l and of t h e Township of Earl i n order t o promote t h e p u b l i c h e a l t h , s a f e t y , convenience and general we l f a re of t h e Township. It s h a l l be administered t o i n s u r e o rde r ly growth and development, t h e conservation, p ro t ec t ion and proper use of land; t he proper d i s t r i b u t i o n of population; and t o provide adequate provis ions f o r t r a f f i c c i r c u l a t i o n , r ec rea t ion , l i g h t and air , u t i l i t i e s and services.

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Sect ion 2.05

Sect ion 2.10

Sect ion 2.15

Sect ion 2.20

Sect ion 2.25

ARTICLE 11 - JURISDICTION AND APPLICATION

After t h e e f f e c t i v e d a t e of t h i s Ordinance, no subd iv i s ion o r land development of any l o t , sewer, water main, o r o t h e r improvements i n connection therewith s h a l l be l a i d ou t , constructed, opened, o r dedicated f o r p u b l i c use o r t ravel o r f o r t h e common use of occupants of bu i ld ings a b u t t i n g thereon, except i n accordance w i t h the provis ions of t h i s Ordinance.

The p rov i s ions of t h i s Ordinance s h a l l n o t apply t o a subd iv i s ion recorded p r i o r t o t h e e f f e c t i v e d a t e of t h i s Ordinance. The provis ions of t h i s Ordinance s h a l l apply t o and c o n t r o l a l l o t h e r land subd iv i s ions w i t h i n Earl Township, except as provided f o r i n Sect ions 2.20 and 2.25.

Any r e p l o t t i n g o r resubdivis ion of l a n d , i nc lud ing a change of a recorded p l an , s h a l l be considered a new subd iv i s ion and s h a l l comply with t h e p rov i s ions of t h i s Ordinance.

I f an a p p l i c a t i o n f o r approval of a Plan, whether Preliminary o r F ina l , i s pending approval o r disapproval a t t h e t i m e of t h e e f f e c t i v e d a t e of t h i s Ordinance, no prov i s ion of t h i s Ordinance s h a l l a f f e c t t h e d e c i s i o n on such a p p l i c a t i o n adversely t o the a p p l i c a n t and the app l i can t s h a l l b e e n t i t l e d t o a d e c i s i o n i n accordance wi th t h e governing ordinances as they s tood a t t h e t i m e t he a p p l i c a t i o n was f i l e d .

When a Subdivider has had an a p p l i c a t i o n f o r approval of a Preliminary o r F i n a l Plan approved p r i o r t o the e f f e c t i v e d a t e of t h i s Ordinance, no provis ion in t h i s Ordinance s h a l l be app l i ed t o a f f e c t adversely the r i g h t of t h e subd iv ide r t o commence and complete any a spec t of t h e approved Preliminary o r F i n a l Plan i n accordance with t h e terms of such approval w i th in t h r e e yea r s from the d a t e of such approval. When approval of a F i n a l Plan has been preceded by approval of a Preliminary Plan, t h e t h r e e y e a r pe r iod s h a l l be counted from the d a t e of prel iminary approval. t h e terms of approval, t h e terms s h a l l be construed i n l i g h t of t h e provis ions of t h e governing ordinances o r Plana as they s tood a t t h e t i m e when approval was given.

I f t h e r e is any doubt as t o

A Preliminary o r F i n a l P l a n approved be fo re t h e e f f e c t i v e d a t e of t h i s Ordinance which i s no t recorded w i t h i n t h r e e yea r s a f t e r t h e d a t e of approval of t h e a p p l i c a t i o n f o r review of t h e Preliminary Plan (o r i f a F i n a l Plan w a s approved without t h e p r i o r approval of a Preliminary Plan, w i t h i n t h r e e yea r s a f t e r t h e e f f e c t i v e d a t e of approval of the F i n a l Plan) s h a l l comply w i t h a l l t h e p rov i s ions of t h i s Ordinance.

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Sect ion 3.00 I n t e n t

Sect ion 3.10 Sketch Plan

3.01

3.02

3.11

3.12

3.13

3.14

ARTICLE 111 - PROCEDURES

Hereafter, subdivis ion plans shall be reviewed by the Township Planning Commission, t he County Planning Com- mission and o t h e r Township, State, o r County o f f i c i a l s as deemed necessary, and s h a l l be approved o r disapproved by t h e Township Supervisors i n accordance with t h e procedures s p e c i f i e d i n t h i s a r t ic le and i n o t h e r s e c t i o n s of t h i s ordinance.

For a l l subd iv i s ion , except those exempted from s t anda rd procedures, a sketch plan, preliminary plan, and a f i n a l plan must be submitted. t h i s procedure and the procedures t o follow i n t h e case of exempted subdivis ions are t o be found i n Sec t ion 3.70 of t h i s ordinance.

Those subdivis ions exempted from

A Sketch Plan f o r any proposed subd iv i s ion of land loca ted w i t h i n t h e Township s h a l l be submitted t o the Township Planning Commission f o r review. Sketch p l ans s h a l l comply with t h e requirements of Sect ion 4.10.

Sketch plans are submitted as a b a s i s f o r informal dis- cussion between Subdivider and submission of a sketch p l an s h a l l not c o n s t i t u t e o f f i c i a l submission of a p l an except i n the case of minor subdivision.

Submission. white o r blue-on-white p r i n t s on paper of t he sketch p l a n and t h r e e copies of form LSR f 2 Application f o r R e v i e w of Major Subdivision Plan t o t h e Township Secretary. The Township Secretary w i l l i d e n t i f y the same by stamping the number and da te thereon and d i s t r i b u t e t h e copies as follows:

3.131 Two copies t o the Sec re t a ry of t h e Township

the Township Planning Commission and t h e

The subdivider s h a l l submit e i g h t black-on-

Planning Commission. Form LSR 82.

County Planning Commission a s s e n t s , upon request , t o review t h e sketch p l an ) .

Application Form LSR #2.

of the Township Supervisors. One copy of Applicat ion Form LSR #2.

One copy of Applicat ion

3.132 Three copies t o the County Planning Commission, ( I f the

3.133 One copy t o the Township Engineer. One copy of

3.134 One copy r e t a ined f o r t he permanent f i l e s and use

3.135 One copy t o Supervising S a n i t a r i a n , Pennsylvania

Review. Af t e r a sketch p l an has been submitted, t he p l an s h a l l be reviewed by t h e Township Planning Commission a t the Commission's next r egu la r ly scheduled meeting, provided t h a t :

Department of Environmental Resources.

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3.15

3.16

3.141

3.142

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The sketch plan s h a l l be submitted no less than four teen calendar days p r i o r t o t h e scheduled meeting. I f t he plan is not submitted no less than fourteen days p r i o r t o the next r egu la r ly scheduled meeting, the Planning Commission may dec l ine t o review the p lan a t t h e next r egu la r ly schedliled meeting and review the p lan a t the following r egu la r ly scheduled o r a s p e c i a l meeting.

A w r i t t e n r e p o r t of t he Berks County Planning Commission regarding the sketch p l an has been received by t h e Township Planning Commission p r i o r t o the scheduled meeting. no t been received, t h e Township Planning Commission may dec l ine t o review the p lan a t i ts next r egu la r ly scheduled meeting and review the p l an a t the following r egu la r ly scheduled meeting o r a t a s p e c i a l meeting.

I f such a r epor t has

I

A t a regu la r o r special meeting the Township Planning Commission s h a l l review t h e ske tch p l an t o determine its conformance t o the requirements of t h i s Ordinance and suggest any modif icat ions of t h e p l an which are deemed advisable and necessary t o secu re conformance t o the app l i cab le regula t ions of t h i s Ordinance.

Within seven calendar days a f t e r t he meeting a t which t h e sketch p lan is reviewed by t h e Township Planning Commission, t he Planning Commission Secretary s h a l l send w r i t t e n n o t i c e of t h e Planning Commission's recommended modif icat ions i n the sketch p lan and any p r e r e q u i s i t e s t o review of the Prel iminary Plan by t h e Township Planning Commission. Copies of t h i s w r i t t e n n o t i c e s h a l l be s e n t t o :

3.161 The Township Supervisors.

3.162 The County Planning Commission.

3.163 The Subdivider o r h i s agent .

3.164 The Township Engineer.

3.165 The Engineer, Surveyor o r Land Planner of t h e Subdivider.

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Sect ion 3.20 Preliminary .P l an

3.21 Submission. Preliminary Plans and required supplementary d a t a f o r a l l proposed subd iv i s ions , except minor sub- d i v i s i o n s , s h a l l b e submitted i n person by the Subdivider o r h i s agent t o the Township Secretary. The Township Secretary s h a l l not accept a Plan from t h e Subdivider o r h i s agent i f t h e Plan is no t submitted with t h e proper number of copies of a l l required material together with any f i l i n g f ee . The Township Secretary s h a l l i d e n t i f y t h e same by stamping t h e number and d a t e thereon and d i s t r i b u t e a l l plans and supplementary d a t a as s p e c i f i e d i n Sect ion 3.23.

3.211

3.212

3.213

Unless t h e Subdivider o r h i s agent agrees i n w r i t i n g t o an extension of t i m e , t h e Township Supervisors s h a l l w i t h i n n ine ty days a f t e r an app l i ca t ion f o r review of a Preliminary Plan is f i l e d review the Plan and n o t i f y the Sub- d iv ide r of t h e i r a c t i o n regarding the Plan.

The Township Planning Commission s h a l l determine whether the Preliminary Plan has been duly f i l e d by a s c e r t a i n i n g whether a l l t he requirements of Sect ion 3.22 ( O f f i c i a l Submission of Preliminary Plan) and Sect ion 4.20 (Preliminary Plan Require- ments) are m e t . I f t he requirements of t hese two Sections are not m e t the Secretary of t h e Township Planning Commission may i n d i c a t e i n w r i t i n g t o t h e Subdivider o r h i s agent t he Commission's i n t e n t i o n no t t o review t h e Preliminary Plan and request t h a t t he Plan be resubmitted t o comply with the requirements of Sect ion 3.22 and Sect ion 4.20. The Planning Commission s h a l l i n d i c a t e i n what ways t h e Plan did n o t comply with t h e requirements of t hese Sect ions, i f t h e Commission dec l ines t o review the Plan as submitted.

A Preliminary Plan Receipt o r a let ter i n d i c a t i n g t h e Township's r e f u s a l t o r ece ive a p l an s h a l l be s e n t t o the Subdivider o r h i s agent by t h e Township Secretary before the f i r s t r egu la r ly scheduled meeting of t he Township Planning

'Commission a f t e r an a l l eged p l an has been presented t o the Township Secretary under Sect ion 3.21.

~

3.22 O f f i c i a l submission of a Preliminary Plan s h a l l comprise: I

3.221 Submission of four completed copies of Applicat ion I - For R e v i e w of Preliminary Subdivision Plan (Form LSF-2).

5

3.222

3.223

3.224

3.225

I I I

Submission of ten (10) blue-on-white o r black- on-white p r i n t s on paper of t h e Prel iminary Plan. I f a subdiv is ion i s loca ted i n o r i s ad jacent t o another munic ipa l i ty , one a d d i t i o n a l p r i n t s h a l l be submitted f o r each a d d i t i o n a l munic ipa l i ty involved.

I f pe rco la t ion tests are requ i r ed , six copies of t he Subdivision Sewage Disposal Report (Form LSR-5 and LSR-6).

Four copies of a l l o t h e r information and p lans which are requi red .

Payment of t he f i l i n g f e e , which s h a l l be charged I i n order t o cover t h e c o s t of reviewing t h e sub- d i v i s i o n plan.

3.23 D i s t r i b u t i o n . D i s t r i b u t i o n of in format ion submit ted s h a l l be as follows:

3.231 To the County Planning Commission:

3.2311 Two p r i n t s of t he prel iminary p l an p l u s one a d d i t i o n a l p r i n t of t he Prel iminary Plan i n each of t h e fol lowing circumstances

a. Whenever the property be ing subdivided abuts a state l e g i s l a t i v e route .

b. Whenever on-s i te s a n i t a r y sewage d i sposa l f a c i l i t i e s are proposed f o r use on the proper ty be ing subdivided.

c. Whenever a proposed subd iv i s ion is loca ted i n o r ad jacent t o more than one munic ipa l i ty , i n which case one a d d i t i o n a l p r i n t shall be submit ted f o r each a d d i t i o n a l munic ipa l i ty involved.

3.2312 Two p r i n t s of t h e pre l iminary p lan t o be submit ted t o t h e Berks County S o i l and Water Conservation Distr ic t .

3.2313 I f on-s i te d i s p o s a l of sewage is t o be used, two copies of t h e Subdivis ion Sewage Disposal Report.

3.2314 One copy of a l l o t h e r requi red informat ion and p lans .

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3.232

3.233

3.234

3.235

3.236

To the Township Planning Commission

3.2321 Two copies of t h e plan.

3.2322 One copy of t he Subdivis ion Sewage Disposal Report.

One copy of a l l o the r requi red information and p lans .

3.2323

To t h e Township Engineer

3.2331 One copy of t h e Plan.

3.2332 One copy of t h e Subdivis ion Sewage Disposal Report.

One copy of a l l o the r required information and p lans .

3.2333

To t h e Township Zoning Of f i ce r

3.2341

3.2342

One copy of t h e plan.

One copy of t h e Subdivision Sewage Disposal Report.

To be r e t a ined by t h e Township Secre ta ry

3.2351 One copy of t he Plan.


One copy of a l l o t h e r requi red information and p lans .

3.2353

To t h e Supervising Sanitarian, Pennsylvania Department of Environmental Resources.



3.24 Review. When a Preliminary Plan has been o f f i c i a l l y accepted f o r review by t h e Township Planning Commission i t s h a l l be reviewed by the Township Planning Commission a t i t s next r egu la r ly scheduled meeting, provided t h a t the w r i t t e n r e p o r t of t h e County Planning Commission regarding the Plan i n ques t ion has been received p r i o r t o t h a t r egu la r ly scheduled meeting and the Township Planning Commission determines t h a t i t w i l l be able t o adequately s tudy the Preliminary Plan be fo re the r egu la r ly scheduled meeting.

3.211 I f , a f t e r for ty- f ive ( 4 5 ) days, t h e Township Planning

I I I I I I

Commission has no t received such a w r i t t e n r e p o r t from the County Planning Commission, t he Tomship Planning Commission may dec l ine t o review the Plan a t its regu la r ly scheduled meeting and review t h e Plan a t a s p e c i a l meeting.

No o f f i c i a l a c t i o n should be taken by t h e Township Planning Commission wi th r e spec t t o a Prel iminary Plan u n t i l the Commission has received w r i t t e n r epor t s regarding the Plan i n ques t ion from the County Planning Commission and, where app l i cab le , t he Pennsylvania Department of Environmental Resources, t he Pennsylvania Department of Transpor ta t ion and t h e Berks County S o i l and Water Conservation District. received from the County Planning Commission wi th in for ty- f ive days after ' the fssuance of a Preliminary Plan Receipt t he Township Planning Commission should proceed t o take o f f i c i a l a c t i o n on the Plan i n ques t ion .

3 . 2 4 2

I f no r e p o r t i s

3 . 2 4 3 I f t h e Township Planning Commission determines t h a t i t cannot adequately s tudy t h e Prel iminary Plan before the r egu la r ly scheduled meeting, i t may dec l ine t o review t h e Plan a t t h e r egu la r ly scheduled meeting and review the Plan a t a s p e c i a l meeting.

I I I I I I I

3 . 2 4 4 A t a r egu la r ly scheduled o r s p e c i a l meeting t h e Township Planning Commission s h a l l review t h e Preliminary Plan t o determine i t s conformance t o the s tandards contained i n these r egu la t ions and s h a l l recommend such changes and modif icat ions as i t s h a l l deem necessary o r advisable t o assure compliance with t h i s Ordinance.

3 . 2 4 5 The Township Engineer and t h e Township Zoning Of f i ce r s h a l l review each p l an t o a s c e r t a i n whether t h e Plan m e e t s t h e requirements of t h i s Ordinance and i f t he Plan does not meet these requirements recommend what modif icat ions i n t h e Plan are required t o aecure compliance wi th t h e requirements of t h i s Ordinance.

3 . 2 4 6 When reviewing a Plan a t a r egu la r ly scheduled o r s p e c i a l meeting t h e Township Planning Commission should consider , i n add i t ion t o its own comments, w r i t t e n r epor t s regarding t h e subdiv is ion i n ques t ion from the fol lowing :

I I

8

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3 . 2 4 6 1

3 .2462

3 . 2 4 6 3

3 .2464

3 .2465

3 .2466

The Township Engineer.

The Township Zoning O f f i c e r . The County Planning Commission.

I f on-si te water supply and/or s a n i t a r y sewage d i s p o s a l is proposed f o r t he subdivis ion, t h e r e p o r t of t h e Pennsylvania Department of Environmental Resources on the s u i t a b i l i t y of t h e land f o r t h e proposed f a c i l i t i e s .

When t h e property being subdivided abuts a State L e g i s l a t i v e Route o r when preliminary highway design would a f f e c t t h e property, the r e p o r t of t h e Pennsylvania Department of Transportat ion on the e f f e c t of t h e proposed subd iv i s ion on e x i s t i n g o r proposed S t a t e Highway f a c i l i t i e s .

The Berks County S o i l and Water Conserva- t i o n Dis t r ic t .

3.247 Within f i v e calendar days a f t e r t h e meeting a t which the Preliminary Plan i s reviewed by the Township Planning Commission, t he Planning Commission s h a l l n o t i f y t h e following of t h e a c t i o n taken by t h e Township Planning Commission regarding t h e Preliminary Plan:

3 . 2 4 7 1 The Township Secretary.

3 . 2 4 7 2 The Township Engineer.

3 . 2 4 7 3 The Township Zoning Of f i ce r .

3.2474 The County Planning Commission.

3.2475 The Subdivider o r h i s agent.

3.2476 The Engineer, Surveyor, o r land planner of t h e subdivis ion.

3.2477 The Township S o l i c i t o r .

3 . 2 5 Report t o Township Supervisors

3 . 2 5 1 Within f i v e calendar days a f t e r t he meeting a t which the Preliminary Plan is reviewed, a r e p o r t regarding the p l an s h a l l be s e n t from t h e Township Planning Commission t o t h e Chairman of t h e Township Board of Supervisors. I f a l l t h e requirements of

9

3. 6

3.252

t h i s Ordinance are m e t and the review of t he p l a n i s favorable , t he Chairman of t he Township Planning Commission s h a l l no te such f a c t on one copy of t h e Prel iminary Plan and one copy of a l l suppor t ing d a t a and forward these t o the Township Supervisors toge ther with a recommendation f o r approval of t h e Plan.

I f t he review of t h e Township Planning Commission is unfavorable because the requirements of this Ordinance have n o t been m e t o r because the Commission deems modi f ica t ion on the Plan as submitted d e s i r a b l e o r necessary, such dec i s ion and the reasons f o r t h i s dec i s ion s h a l l be noted on one copy of the Prel iminary Plan and one copy of a l l suppor t ing d a t a and these s h a l l be forwarded t o the Township Supervisors t oge the r wi th a recommendation t h a t t he P lan no t be approved.

Review y Township Supervisors . When a Prel iminary P lan has been o f f i c i a l l y submitted t o t h e Township Supervisors by the Township Planning Commission, t h e P l a n s h a l l be reviewed a t t h e next r egu la r ly scheduled meeting of t h e Supervisors provided t h a t t h e Supervisors received the Plan no less than seven ca lendar days p r i o r t o the meeting. I f t he Plan is not received seven days p r i o r t o the next r egu la r ly scheduled meeting, the Supervisors may d e c l i n e t o review it a t that meeting and review t h e P lan a t a s p e c i a l meeting.

3.261 A t a r egu la r ly scheduled o r s p e c i a l meeting the Township Supervisors shall review t h e Prel iminary Plan and t h e w r i t t e n r e p o r t s o f - t h e Township Planning Commission, t h e Township Engineer, t he Township Zoning Of f i ce r , and a l l o t h e r r e p o r t s which may have been received from County and State agencies . approve o r disapprove the Plan. s h a l l be taken by t h e Township Supervisors w i th r e spec t t o a Prel iminary Plan u n t i l t h e Township has received t h e w r i t t e n r e p o r t of t he County Planning Commission and, where app l i cab le , t h e Pennsylvania Department of Environmental Resources, t he Pennsylvania Department of Transpor ta t ion , and the Berks County S o i l and Water Conservation D i s t r i c t , provided t h a t such r e p o r t s are received wi th in t h i r t y days a f t e r t he Township Planning Commission i ssued a Prel iminary Plan Receipt .

The Township Supervisors s h a l l e i t h e r No o f f i c i a l a c t i o n

Within f i v e days a f t e r t he meeting a t which t h e Plan is reviewed, t he Township Secre ta ry s h a l l n o t i f y i n w r i t i n g the fol lowing of the a c t i o n taken by t h e Supervisors regard ing the Prel iminary Plan :

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!I :I I I :I ‘I I (I ‘I I ,I

‘I I I

3.262

3.263

3.264

3.265

3.2611 Township Planning Commission.

3.2612 Township Engineer.

3.2613 Township Zoning Of f i ce r .

3.2614 County Planning Commission.

3.2615 Subdivider o r h i s agent.

3.2616 Township S o l i c i t o r .

Before a c t i n g on a Preliminary Plan, t h e Township Supervisors may hold a p u b l i c hear ing on the plan, g iv ing p u b l i c n o t i c e as def ined i n t h e Munic ipa l i t i e s Planning Code A c t 247 of 1968 aS amended.

The Township Supervisors s h a l l w i t h i n n ine ty days a f t e r t he d a t e the Township accepted a Preliminary Plan f o r Review n o t i f y t h e Subdivider o r h i s agent of t he a c t i o n taken by t h e Supervisors, unless t h e Subdivider o r h i s agent has agreed i n w r i t i n g t o an extension of time o r a change i n t h e prescr ibed manner of n o t i f i c a t i o n of t h e dec i s ion .

3.2631 I f a s p e c i a l meeting of t h e Township Supervisors p r i o r t o a r e g u l a r l y scheduled meeting is required i n o rde r t o comply with t h e requirements of Sect ion 3.263, such a s p e c i a l meeting s h a l l be scheduled.

The a c t i o n of t he Supervisors may be favorable , approving the Plan, o r unfavorable disapproving the a p p l i c a t i o n of which t h e Plan forms a p a r t . The f ind ings and reasons upon which t h e Supervisors’ a c t i o n i s based s h a l l be given i n w r i t i n g t o the ind iv idua l s and groups l i s t e d i n Sect ion 3.261 and s t a t e d i n t h e minutes of t h e meeting a t which t h e Supervisors review t h e Plan. submitted is n o t approved, t h e r e p o r t s h a l l s p e c i f y the requirements of t h i s Ordinance o r any l a w o r r egu la t ion which have no t been m e t and may recommend changes which should be made i n t h e Plan t o secu re approval.

When t h e Plan as

The approval of a Preliminary Plan does no t au tho r i ze the recording of t h e Subdivision Plan nor the sale o r t r a n s f e r of l o t s .

11

3.266 When a Preliminary Plan has been approved no subsequent change i n the zoning, subdiv is ion , o r o the r governing ordinance o r p lan s h a l l be appl ied t o a f f e c t adversely t h e r i g h t of t he app l i can t t o commence and t o complete any aspec t of t he approved development i n accordance wi th t h e terms of such approval w i th in t h r e e yea r s from the d a t e of such approval. . The term of such approval s h a l l be construed i n l i g h t of t he provis ions of t h e governing ordinances o r p lans as they s tood a t t h e time when a p p l i c a t i o n f o r such approval w a s duly f i l e d .

3.267 Approval S t ipu la t ions . The approval of a Prel iminary P l a n s h a l l assure a subdiv ider t h a t :

3.2671 The genera l l ayout of streets, l o t s and o the r f e a t u r e s shown on t he Prel iminary Plan is approved and s h a l l be t h e b a s i s f o r t h e p repa ra t ion of f i n a l , d e t a i l e d improvement p lans and the F ina l Plan.

3.2672 The genera l terms and any s p e c i a l condi t ions under which t h e approval of t h e Prel iminary Plan w a s granted w i l l n o t b e changed.

12


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Sect ion 3.30 F i n a l Plan

3.31 Submission. Within twelve months a f t e r approval of t h e Preliminary P lan , a F i n a l Plan wi th a l l necessary supple_ mentary d a t a s h a l l be submitted i n person t o t h e Township Secretary. An extension of t i m e may be granted by t h e Township Supervisors upon w r i t t e n request . F a i l u r e t o meet t i m e l i m i t a t i o n s may r e s u l t i n a determination of the Township Supervisors t h a t they w i l l consider any p l an submitted a f t e r such l i m i t as a new Preliminary Plan. However, considerat ion s h a l l be given t o p rov i s ions of the Munic ipa l i t i e s Planning Code as t o governing ordinances o r p l ans .

3.311 F i n a l Plans and required supplementary d a t a f o r a l l proposed subd iv i s ions , except minor subd iv i s ions , s h a l l be submitted i n person by the Subdivider o r h i s agent t o the Township Secretary. The Township Secretary s h a l l no t accept a Plan from the Subdivider o r h i s agent i f t he p l an i s not submitted w i t h t h e proper number of copies of a l l required material t oge the r with any f i l i n g fee. The Township Sec re t a ry s h a l l d i s t r i b u t e a l l p l ans and supplementary d a t a as s p e c i f i e d i n Sect ion 3.32.

3.312 Unless the Subdivider o r h i s agent agrees i n w r i t i n g t o an extension of t i m e , t he Township Supervisors s h a l l w i t h i n n ine ty days a f t e r an a p p l i c a t i o n f o r review of a F i n a l Plan is f i l e d review the Plan and n o t i f y the Subdivider of t h e i r a c t i o n ' regarding the Plan.

3.313 The Township Planning Commission s h a l l determine whether t he F i n a l Plan has been duly f i l e d by a sce r t a in ing whether a l l t h e requirements of Sect ion 3.316 and Sect ion 4.30 of t hese r egu la t ions are m e t . I f the requirements of t h e s e two Sect ions a r e no t m e t , t he Secretary of t he Planning Commission may i n d i c a t e i n w r i t i n g t o the Subdivider o r h i s agent the Commission's i n t e n t i o n n o t t o review the F i n a l Plan and request t h a t t he P lan be resubmitted t o comply wi th the requirements of Sect ion 3.316 and Sect ion 4.30, The Planning Commission s h a l l i n d i c a t e i n what ways the P lan did n o t comply wi th the requirements of t hese Sec t ions , i f t he Commission dec l ines t o review the Plan as submitted,

.. .

13

3.314 A Fina l Plan Receipt o r a le t ter i n d i c a t i n g t h e Township's r e f u s a l t o r ece ive a Plan s h a l l be s e n t t o the Subdivider o r h i s agent by the Township Secretary before t h e f i r s t r egu la r ly scheduled meeting of t he Township Planning Commission he ld a f t e r an a l leged F ina l Plan has been presented t o t h e Township Secretary under Sec t ion 3.311.

3.315 O f f i c i a l submission of a F ina l P lan t o the Township s h a l l comprise:

3.3151 Submission of four completed Applicat ion f o r R e v i e w of F ina l Subdivis ion Plan (Form LSR-3).

3.3152 Submission of twelve black-on-white o r blue-on-white p r i n t s on paper of t h e F ina l Plan, which s h a l l f u l l y comply with Sect ion 4.30 of t hese r egu la t ions .

3.3153 Whenever a proposed subdiv is ion is loca ted i n or ad jacent t o more than one municipal i ty one a d d i t i o n a l p r i n t s h a l l be submitted f o r each a d d i t i o n a l municipal i ty involved.

3.3154 Submission of fou r copies of a l l o t h e r supplementary d a t a and p lans as ou t l ined i n Sec t ion 4.30

3.155 Any a d d i t i o n a l f e e s , i f requi red .

3.316 The Township Planning Commission may permit submission of the F ina l Plan i n s e c t i o n s , each s e c t i o n covering a reasonable p o r t i o n of t h e e n t i r e proposed subdiv is ion as shown on the approved Prel iminary Plan.

3.317 The F ina l Plan s h a l l conform t o the approved Pre- l iminary Plan and shall inco rpora t e a l l modifica- t i o n s required by t h e Township Supervisors i n t h e i r approval of the Prel iminary Plan.

3.32 Di s t r ibu t ion . D i s t r ibu t ion of F ina l Plans and suppor t ing d a t a submitted t o the Township Secretary s h a l l be made as follows :

3.321 To t h e County Planning Commission.

3.3211 One copy of Applicat ion For R e v i e w of F ina l Subdivision Plan. .

3.3212 One copy of a l l required supplementary d a t a and p lans .

3.3213 Two copies of t he Plan.

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3.322

3.323

3.324

I

3.325

3.326

3.3214 When the proper ty being subdivided is i n o r ad jacent t o more than one munic ipa l i ty , one a d d i t i o n a l copy of t h e Plan f o r each a d d i t i o n a l munic ipa l i ty involved.

3.3215 When the proper ty be ing subdivided abuts a State L e g i s l a t i v e Route, one a d d i t i o n a l copy of t h e Plan.

To the Township Engineer.

3.3221 One copy of Applicat ion For Review of Fina l Subdivision Plan.

3.3222 One copy of t h e Plan.

3.3223 One copy of a l l supplementary da t a .

To the Township Zoning Of f i ce r .


To t h e Township Planning Commission.

3.3241 One copy of Applicat ion Review of F ina l Subdivis ion Plan.

3.3242 Two copies of t h e Plan.

3.3243 One copy of a l l supplementary da t a .

To be r e t a ined by t h e Township Secre ta ry

3.3251 One copy of Applicat ion for Review of F ina l Subdivision Plan.

3.3252 One copy of a l l supplementary da ta .

3.3253 Five copies of t he Plan.

To t h e Supervising San i t a r i an , Pennsylvania Department of Environmental Resources.


3.33 Review of F ina l Plan. accepted f o r review by the Township Planning Commission, i t s h a l l be reviewed by t h e Planning Commission a t i t s next r egu la r ly scheduled meeting, provided t h a t t he w r i t t e n r e p o r t of t he County Planning Commission regarding t h e Plan i n ques t ion has been received p r i o r t o t h a t r egu la r ly scheduled meeting and t h a t t h e Township Planning Commission determines t h a t i t w i l l be a b l e t o adequately s tudy t h e F ina l Plan before the r egu la r ly scheduled meeting.

When a F i n a l Plan has been o f f i c i a l l y

15

3.331

3.332

3.333

3.334

3.335

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I f t he Township Planning Commission has not received such a w r i t t e n r e p o r t from the County Planning Commission, t h e Township Planning Commission may dec l ine t o review t h e Plan a t its regu la r ly scheduled meeting and review t h e Plan a t a s p e c i a l meeting.

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I f t h e Township Planning Commission determines t h a t i t cannot adequately s tudy t h e F ina l Plan be fo re t h e r egu la r ly scheduled meeting, i t may dec l ine t o review t h e P lan a t its regu la r ly scheduled meeting and review t h e Plan a t a s p e c i a l meeting.

A t t he meeting a t which the F ina l P lan is reviewed t h e Township Planning Commission s h a l l r ev iew the Plan t o determine its conformance wi th the requi re - ments of this Ordinance. A t t h i s meeting w r i t t e n r epor t s regarding the subdiv is ion i n ques t ion from the Township Zoning O f f i c e r and t h e Township Engineer s h a l l be reviewed. I f any r epor t s regarding t h e sub- d i v i s i o n i n ques t ion from t h e County Planning Com- mission o r o t h e r county o r s t a t e agencies have been received p r i o r t o t h e meeting, these repor t s s h a l l a l s o be reviewed a t t h e meeting.

N o o f f i c i a l a c t i o n should be taken by t h e Township Planning Commission with r e spec t t o a F i n a l Plan u n t i l t h e Commission has received a w r i t t e n r epor t regarding the P lan i n ques t ion from t h e County Planning Commission and, where app l i cab le , t h e Pennsylvania Department of Transpor ta t ion . I f no such r epor t is received w i t h i n fo r ty - f ive days a f t e r t he Township Planning Commission i s s u e s a F ina l Plan Receipt , t h e Commission should proceed t o take a c t i o n regarding t h e Plan.

Within f ive calendar days a f t e r the meeting a t which the F ina l P lan is reviewed by t h e Township Planning Commission , t h e Planning Commission Secre ta ry s h a l l n o t i f y i n w r i t i n g t h e following of t he ac t ion taken by t h e Planning Commission regarding t h e F ina l Plan:

3.3351 Township Secre ta ry

I

3.3352 Township Engineer

3.3353 Township Zoning Of f i ce r

3.3354 County Planning Commission

I 3.3355 Subdivider , o r his agent

16

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I

I I I 1 I I I 1 I I 1 I 1 1

3.336

3.337

3.3356 Engineer, Surveyor, o r Land Planner of t h e Subdivision.

3.3357 Township S o l i c i t o r

I f a l l t he requirements of th is Ordinance are m e t and t h e r e v i e w is favorab le , the Planning Commission shal l a u t h o r i z e i t s Chairman t o endorse t h e P lan Reviewed and Approved by t h e Township Planning Commission, t oge the r with t h e d a t e of such a c t i o n , and forward t h e P lan t o t h e Township Supervisors .

I f the review of t h e Township Planning Commission is no t favorable , t h e Planning Commission s h a l l recommend t h a t t he Plan not be approved and e x p l i c i t l y s ta te t h e reasons f o r such ac t ion . Any modif icat ions i n t h e Plan which t h e Planning Commission f e e l s should b e p r e r e q u i s i t e s t o approval of t h e F i n a l P l an s h a l l a l s o be noted. Copies of t hese s ta tements s h a l l be d i s t r i b u t e d t o the persons l i s t e d under Sect ion 3.335 of this Ordinance.

3.34 Review by Township Supervisors. When a F i n a l P l an has been o f f i c i a l l y submitted t o the Township Supervisors by the Planning Commission, t h e Plan s h a l l be reviewed by t h e Supervisors a t the next r e g u l a r l y scheduled meeting, provided t h a t t he Plan has been submitted no less than seven calendar days p r i o r t o such r egu la r ly scheduled meeting. I f t h e P lan is not submitted a t least seven days p r i o r t o a r egu la r ly scheduled meeting, i t may b e reviewed a t a s p e c i a l meeting.

3.341 A t a r egu la r ly scheduled o r a s p e c i a l meeting the Township Supervisors s h a l l review t h e F i n a l Plan and t h e w r i t t e n r e p o r t s regarding t h e Plan from t h e Township Planning Commission, the County Planning Commission, t h e Township Engineer, t h e Township Zoning O f f i c e r and, where app l i cab le , the Pennsylvania Department of Transportat ion.

3.342 No o f f i c i a l a c t i o n s h a l l be taken by t h e Township Supervisors with r e spec t t o a F i n a l Plan u n t i l t h e Township has received t h e w r i t t e n r e p o r t of t h e County Planning Commission and, where app l i cab le , t h e Pennsylvania Department of Trnasportat ion , provided t h a t such r e p o r t s are received w i t h i n t h i r t y days a f t e r t h e County Planning Commission received a request t o review t h e F i n a l Plan. F a i l u r e of the County Planning Commission t o act w i t h i n t h i r t y days s h a l l c o n s t i t u t e a determination of no adverse comment by t h e County and t h e Township Supervisors may act t h e r e a f t e r on the b a s i s of such decis ion.

1 7

I 3.343 Before a c t i n g on a F i n a l P lan , the Supervisors may arrange f o r a p u b l i c hea r ing on a p l an , g iv ing pub l i c n o t i c e as defined i n A c t 247 of 1968, as amended.

3.344 Within f i v e days a f t e r t he meeting a t which t h e

I I

F i n a l Plan is reviewed by the Superv isors , t h e Township Secre ta ry sha l l n o t i f y i n w r i t i n g the fol lowing of t h e a c t i o n taken by t h e Supervisors regarding t h e F i n a l P lan :

3.3441 Township Planning Commission

3.3442 Township Engineer

3.3443 Township Zoning O f f i c e r

3.3444 County Planning Commission I I

3.3447 Township S o l i c i t o r I

3.-3445 subdiv ider o r his agent

3.3446 Engineer, Surveyor, o r Land Planner of the Subdivider

3.345 Action by t h e Supervisors may b e favorable , g iv ing pre l iminary approval t o the F i n a l P l an , o r t h e a c t i o n may be unfavorable , g iv ing disapproval t o t h e app l i ca t ion of which t h e P lan forms a p a r t . The f ind ings and reasons upon which t h e Supervisors ac t ion is based s h a l l b e given i n w r i t i n g t o t h e persons l i s t e d under Sec t ion 3.344 and a l s o s t a t ed i n t h e minutes of t h e Township Board of Supervisors . Any modi f ica t ions i n t h e P lan requi red as p r e r e q u i s i t e s t o approval of t h e F i n a l P l an s h a l l b e s t a t e d .

The a c t i o n of t h e Supervisors s h a l l b e noted, t oge the r w i t h t h e d a t e of a c t i o n and t h e s i g n a t u r e of t h e Chairman of t h e Board of Supervisors on f i v e copies of the F i n a l Plan. be d i s t r i b u t e d as fol lows:

I I I 1

3.346

The Plans s h a l l

3.3461 Two copies t o t h e Subdivider

3.3462 One copy t o t h e Township Planning Commission

3.3463 One copy t o t h e County Planning Commission

I i

3.3464 One copy t o be f i l e d i n t h e o f f i c e of the Township Secretary.

18 ,

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3 . 3 4 7 The Township Supervisors s h a l l w i t h i n n ine ty days a f t e r t h e d a t e t h e Township accepts a F i n a l P l an f o r review n o t i f y the Subdivider o r h i s agent of t h e a c t i o n taken by t h e Supervisors , unless t h e Subdivider o r h i s agent has agreed i n w r i t i n g t o an extension of t i m e o r a change i n t h e p re sc r ibed manner of n o t i f i c a t i o n of t h e decis ion.

3.348 A F i n a l Plan which has been p r e l i m i n a r i l y approved shall not be recorded u n t i l t he requirements of Sect ion 3 . 6 , Recording of F i n a l P l an , has been met .

I ,I I ,I ,I 'I :I

! . !i

Sec t ion 3 . 6 0 Recordinp of F i n a l P l an

I I I B I

3 . 6 1 Within t h i r t y days a f t e r a F i n a l Plan has received prel iminary approval and be fo re a P lan may be recorded and be fo re t h e issuance of any b u i l d i n g pe rmi t s , t h e Subdivider s h a l l d e l i v e r t o the Township Supervisors a performance guarantee , i n t he form of a corporate bond o r o t h e r acceptable s e c u r i t y i n the amount s u f f i c i e n t , as determined by t h e Township Engineer, t o cover t h e c o s t of a l l improvements r equ i r ed by t h i s Ordinance and t h e approved improvement p l ans . The performance guarantee s h a l l guarantee t h e cons t ruc t ion and i n s t a l l a t i o n , w i t h i n one y e a r from the del iverance of t h e guarantee of those improvements t o be loca ted w i t h i n t h a t po r t ion of t h e F i n a l P l an which has been approved by t h e Township Supervisors. Supervisors may a t t h e i r d i s c r e t i o n extend t h e one y e a r per iod by not more than two a d d i t i o n a l yea r s by formal r e s o l u t i o n .

Upon w r i t t e n a p p l i c a t i o n t h e

I I I I B I I I I

3 .62 Afte r a F i n a l Plan has received prel iminary approval, improvements required by t h i s Ordinance and i n d i c a t e d as being provided by t h e Subdivider i n t h e Subdivis ion Improvements Agreement (Form LSR # 4 ) may be i n s t a l l e d . Upon w r i t t e n a p p l i c a t i o n t h e Supervisors may by formal r e s o l u t i o n reduce t h e amount of t h e performance guarantee when the improvements have been completed i n p a r t and t h e completed improvements have been approved by t h e Township. I f t h e performance guarantee is reduced, i t s h a l l be reduced by t h e amount which w a s expended f o r t h e completed improvements.

3 . 6 2 1 Remedies t o Ef fec t Completion of Improvements. I n . t h e event of d e f a u l t under a performance guarantee, the Township may enforce any s e c u r i t y by appropr i a t e l e g a l and e q u i t a b l e remedies. The proceeds of t h e performance guarantee received by t h e Township may be used to cons t ruc t and i n s t a l l t h e improvements. I f t h e c o s t of t he improvements exceeds the amount of t h e performance guarantee, t h e Subdi- v i d e r s h a l l be l i a b l e f o r the amount i n excess of t h e amount which t h e Township has expended f o r such improvements. In t h e case t h a t t h e amount of t h e performance guarantee exceeds the a c t u a l cos t of improvements made, t h e Township s h a l l r e t u r n the unused sum t o t h e s u r e t y o r t h e person who has paid o r deposi ted t h e performance guarantee.

3.622 Release of Performance Guarantee. When the developer has completed a l l t h e necessary and appropr i a t e improvements, t h e developer s h a l l n o t i f y t h e Township Supervisors , i n w r i t i n g , by

, 20.. I

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c e r t i f i e d o r r e g i s t e r e d m a i l , of t h e completion of t h e a fo resa id improvements and s h a l l send a copy thereof t o t h e Township Engineer. The Township Supervisors s h a l l , w i t h i n t e n days a f t e r r e c e i p t of such n o t i c e , d i r e c t and au tho r i ze t h e Township Engineer t o i n s p e c t a l l of t h e a f o r e s a i d improvements. The Township Engineer s h a l l , thereupon, f i l e a r e p o r t , i n w r i t i n g , w i t h t h e Township Superv isors , and s h a l l promptly m a i l a copy of t h e same t o t h e developer by c e r t i f i e d o r r e g i s t e r e d m a i l .

The r epor t s h a l l be made and mailed w i t h i n t h i r t y (30 ) days a f t e r r e c e i p t by t h e Township Engineer of t h e a fo resa id au tho r i za t ion from t h e Township Supervisors ; s a i d r e p o r t s h a l l be d e t a i l e d and s h a l l i n d i c a t e approval o r r e j e c t i o n of s a i d improvements, e i t h e r i n whole o r i n p a r t , and i f s a i d improvements, o r any po r t ion the reo f , sha l l not be approved, o r s h a l l be r e j e c t e d by the Township Engineer, s a i d r e p o r t s h a l l con ta in a s ta tement of reasons f o r such non-approval o r r e j e c t i o n .

The Township Supervisors s h a l l n o t i f y t h e developer i n w r i t i n g by c e r t i f i e d o r r e g i s t e r e d m a i l of t h e i r ac t ion .

I f any po r t ion of t h e s a i d improvements s h a l l n o t be approved o r shal l b e r e j e c t e d by t h e Township Superv isors , the developer shall proceed t o com- p l e t e the same and, upon completion, t h e same procedure of n o t i f i c a t i o n , as o u t l i n e d h e r e i n , s h a l l he followed.

3 .63 Within t h i r t y days a f t e r prel iminary approval of t h e sub- d i v i s i o n by t h e Supervisors and be fo re t h e i ssuance of any bu i ld ing permi t , t h e Subdivider s h a l l d e l i v e r t o t h e Tom- s h i p Sec re t a ry a maintenance guarantee i n an amount n o t less than t e n percent of t h e Township Engineer 's estimate of t h e c o s t of a l l improvements requi red by t h i s Ordinance. The guarantee s h a l l guarantee t h a t t h e Subdivider s h a l l maintain a l l such improvements i n good condi t ion f o r a per iod of one year a f t e r completion of cons t ruc t ion and i n s t a l l a t i o n of a l l such improvements. I f t h e maintenance guarantee is not s o de l ive red t h e pre l iminary approval of t he F i n a l Plan s h a l l exp i r e t h i r t y days a f t e r t he d a t e of t h a t approval.

3 . 6 4 A f t e r prel iminary favorable ac t ion by the Township Super- v i s o r s and t h e Township Planning Commission and a f t e r t h e completion of the procedures requi red by these r egu la t ions t h e Supervisors and t h e Planning Commission s h a l l p l a c e

3.65

3.66

3.67

3.68

t h e i r endorsements on the record p lan and on as many o t h e r copies of t he F ina l Plan as may be desired. Plan of t he subdiv is ion which has secured f i n a l approval s h a l l be s igned by a l l members of the Board of Supervisors and the Township Sea l s h a l l be a f f i x e d t o t h e Plan. No subdiv is ion p l an may be l e g a l l y recorded unless i t bea r s Township approval i nd ica t ed by the s i g n a t u r e s of a l l t h e Township Supervisors and the Township Seal.

The Record

The Record Plan s h a l l . b e a clear and l e g i b l e black-on-white p r i n t on l i nen .

No subdiv is ion plan may be l e g a l l y recorded unless i t has been endorsed by the County Planning Commission and bea r s t h e County Planning Commission stamp "Reviewed". Such endorsement s h a l l be ind ica t ed on the Record Plan. As a p r e r e q u i s i t e f o r endorsement the County Planning Commission w i l l r e q u i r e two paper p r i n t s bear ing t h e Township seal and t h e endorsement by the Township Planning Commission and t h e Township Supervisors. Af te r the Plan has been given F i n a l approval by t h e Township, t he p l an s h a l l be submitted t o t h e County Planning Commission f o r endorsement.

Af te r endorsement by t h e Township and by t h e County Planning Commission, t he subdiv ider s h a l l f i l e t h e Record Plan wi th the County Recorder of Deeds wi th in n ine ty days of t h e d a t e of f i n a l approval by t h e Township. I f t he subdiv ider f a i l s t o record t h e F i n a l Plan wi th in such pe r iod , t he a c t i o n of t h e Township s h a l l be n u l l and void, unless an extens ion of time is granted i n w r i t i n g by t h e Township upon w r i t t e n reques t of t he subdivider .

A l l s t reets , parks , o r o t h e r improvements shown on the subdiv is ion p lan s h a l l be deemed t o be p r i v a t e u n t i l such t i m e as the same have been o f fe red f o r ded ica t ion t o the Township and accepted by r e s o l u t i o n of t h e Township Super- v i so r s . If any improvement is t o be dedicated t o the Town- s h i p , such o f f e r of dedica t ion s h a l l be submit ted t o the Township f o r acceptance p r i o r t o the record ing of t he F i n a l Plan. The acceptance of any improvement s h a l l be by a s e p a r a t e a c t i o n of t h e Township Supervisors .

22

I I I I I I I I I I I I I 1 I I I I I

Sect ion 3.70 Plans Exempted from Standard Procedures

3.71 Auction Sa le . l and by process of auc t ion sale, t h e fol lowing procedure may b e used by t h e subdiv ider :

I n the case of the proposed subd iv i s ion of

3.711 The Subdivider s h a l l p repare and submit a Pre- l iminary Plan , i n accordance wi th these regula- t i o n s .

3.72

3.712 The Prel iminary P lan s h a l l comply w i t h t h e requirements of Sec t ion 4.20 of t h i s Ordinance and i n a d d i t i o n conta in the fol lowing n o t a t i o n :

This property is intended t o be s o l d by auc t ion

whole o r i n p a r t according t o t h i s Plan. of l o t s a t such auc t ion s h a l l be i n t h e form of agreement t o purchase, and no a c t u a l t r a n s f e r of ownership o r i n t e r e s t i n such l o t s s h a l l proceed u n t i l a F i n a l Plan showing such d i v i s i o n of proper ty s h a l l have been approved by t h e Township Superv isors , i n accordance w i t h i t s regu la t ions , and recorded i n t h e o f f i c e of the County Recorder of Deeds.

on o r about 9 19 Y i n S a l e

3.713 The auc t ion sale may then proceed i n accordance wi th the above n o t a t i o n , a f t e r which t h e Subdivider s h a l l p repare and submit a F i n a l P l an i n accordance wi th these r egu la t ions .

Minor Sub d iv i s ions

The d i v i s i o n of a l o t , t rac t o r p a r c e l of land i n t o no more than two (2) l o t s , t racts o r p a r c e l s whereby both l o t s , t racts , o r pa rce l s f r o n t on an e x i s t i n g , improved township o r s t a t e road o r street , o r whereby one l o t , t rac t o r p a r c e l f r o n t s on an e x i s t i n g improved township o r s ta te road o r street and t h e second l o t , tract o r p a r c e l is added t o t h e ownership of an ad jo in ing p a r c e l having f rontage on o r dedicated access t o an e x i s t i n g township o r s ta te road o r s t reet , s h a l l c o n s t i t u t e a Minor Subdi- v i s ion .

3.721 Submission of a Minor Subdivis ion P lan s h a l l be made t o t h e Township Secre ta ry and s h a l l comprise:

a. Six ( 6 ) black-on-white o r blue-on-white p r i n t s conforming t o t h e requirements of Sec t ion 3.722 of t h i s ordinance.

23

I c. Four (4) copies of "Application f o r Review of Prel iminary Plan".

1 I I

d. S i x (6) copies of Sewage Disposal Report . ( I f p e r c o l a t i o n tests are r equ i r ed ) .

The Township Secre ta ry s h a l l forward fou r (4) copies of the p lans and suppor t ing d a t a t o the Township Planning Commission, and two (2) copies t o the County Planning Commission f o r review.

3.722 Plan Requirements

3.7221 As p e r Sec t ion 4.10

3.7222 Zoning Dis t r ic t

3.7223 Lot U s e

3.7224

3.7225 I E 1

Ownership C e r t i f i c a t e - Appendix I

C e r t i f i c a t e f o r approval of t h e p l an by the Township Planning Commission

Statement c e r t i f y i n g t h a t n e i t h e r of the two tracts, l o t s o r p a r c e l s formed by this Minor Subdivis ion w i l l b e f u r t h e r subdivided except w i t h i n f u l l compliance w i t h t h e requirements f o r a major subd iv i s ion as set f o r t h i n the Land Subdivis ion Regulat ion Ordinance of E a r l To-hip.

3.7226

I 3.7227 I f the p l a n is t o be recorded:

3.72271 N a m e , add res s , l i c e n s e number and seal of t h e Regis te red Engi- nee r o r Surveyor r e spons ib l e f o r prepar ing the p lan .

I 3.72272 A ru l ed block measuring three (3) inches squa re along the lower edge of t h e drawing f o r use of the Recorder of Deeds.

3.7228 Fee

3.723 Review of Plan:

3.7231 When the Minor Subdivis ion P lan has been submit ted, such plan s h a l l be p laced on t h e agendum of t h e Township Planning Commission f o r review a t i ts next r egu la r meeting, provided t h a t such submission has been made no less than twenty (20) ca lendar days p r i o r t o such scheduled meeting.

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3.7232

3.7233

3.7234

3.7235

3.7236

A t such r e g u l a r meeting, t h e Township Planning Commission s h a l l review t h e P lan t o determine i ts conformance t o t h e s t anda rds requi red by these r egu la t ions t ak ing i n t o account t h e Township Engineer 's review, and t h e County Planning Commis- s i o n Review and s h a l l r e q u i r e o r recommend such . changes, co r rec t ions and modi f ica t ions as i t s h a l l deem necessary o r advisable i n t h e pub l i c i n t e r e s t .

The Township Planning Commission may d e f e r f i n a l review t o t h e next r egu la r meeting o r a s p e c i a l meeting may be c a l l e d i f t he Commission determines t h a t t he p l an cannot proper ly be reviewed a t the r egu la r scheduled meeting.

Within t en (10) days a f t e r t h e meeting a t which t h e P lan is reviewed by t h e Township Planning Commission, the Planning Commission Sec re t a ry shall n o t i f y t h e fol lowing i n w r i t i n g of t h e a c t i o n taken by the Planning Commission regarding the Plan: County Planning Commission Township Secre ta ry Township Engineer Township Zoning O f f i c e r Subdivider, o r liis agent Engineer o r Surveyor of t h e Subdivider

If a l l the requirements of this Ordinance are m e t and the review is favorable , t h e Planning Commission sha l l au tho r i ze its chairman and s e c r e t a r y t o endorse t h e Plan "Reviewed and Approved by t h e E a r l Township Planning Commission", t oge the r w i t h t h e d a t e of such approval.

I f t h e P lan is disapproved, reasons f o r such a c t i o n s h a l l be e x p l i c i t l y s t a t e d i n w r i t i n g and copies of t h e same s h a l l b e d i s t r i b u t e d by t h e Sec re t a ry of t h e Township Planning Commission t o those persons l i s t e d i n Sec t ion 3.7234 above.

3.724 Recording t h e Plan:

3.7241 If the P lan is t o b e recorded, the l i n e n copy s h a l l b e proper ly endorsed as p e r Sec t ion 3.7235 above,. i n add i t ion t o the four ( 4 ) paper p r i n t s requi red , and the same s h a l l be recorded i n t h e o f f i c e of t h e Recorder of Deeds of Berks County.

25

3.73 Resubdivision

I

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3.731 Any r e p l o t t i n g o r resubdiv is ion of land , inc luding changes t o recorded p l a n s , s h a l l be considered a s u b d i v i s i o n , and s h a l l comply wi th t h e s e regula- t i o n s , except t h a t :

3.7311 Lot l i n e s may be changed from those shown on a recorded p l an , provided t h a t i n mak- i n g such changes:

3.73111 No l o t o r tract of land s h a l l be c rea ted o r s o l d t h a t is smaller than t h e minimum dimensions requi red by t h e Township Zoning Ordinance , and

3.73112 Easements o r rights-of-way reserved f o r drainage s h a l l n o t be changed, and

3.73113 Street l o c a t i o n s and block s i z e s s h a l l n o t be changed, and

3.73114 No a d d i t i o n a l l o t s h a l l be c r e a t e d , and

3.73115 The c h a r a c t e r of t h e area s h a l l be maintained, keeping l o t s i z e s and land uses, dimensions and propor- t i o n s r e l a t i v e l y c l o s e t o those of contiguous developments.

3.7312 In every case wherein l o t l i n e s are changed a s permit ted above, a t t h e completion of each s e c t i o n t h e Subdivider s h a l l :

I

26

3.73121 Submit t o t h e Township Planning Commission a copy of t h e F i n a l P lan rev ised t o show such changes. A f t e r t h i s submission t h e Township Planning Commission w i l l i n w r i t i n g advise t h e County Planning Commis- s i o n , t h e Subdivider and t h e Town- s h i p Secre ta ry i f t h e rev ised Plan complies w i t h S e c t i o n 3.7311.

3.73122 When the Plan does comply w i t h Sec t ion 3.7311, t h e Subdivider s h a l l p repare a photo- l i tho repro- d u c i b l e on c l o t h of t h e Record P l a n and submit t h e Record P l a n t o the Township f o r the endorsement of t h e Township Planning Commission and

1 I I I I I I I I I I I I I I I I I I

3.73123 The Record P lan s h a l l be a clear and l e g i b l e black-on-white p r i n t on l i n e n .

3 . 7 4 Limited Subdivis ion

The d i v i s i o n of a l o t , t r a c t o r p a r c e l of land i n t o more than two (2) l o t s , tracts o r p a r c e l s whereby no new streets, rights-of-way f o r access o r parking compounds are crea ted and where t h e depth is confined t o one (1) l o t , s h a l l c o n s t i t u t e a Limited Subdivis ion. I n such cases t h e Township Planning C o d s s i o n may waive t h e Prel iminary Plan requirements and permit t h e developer t o proceed from Sketch P lan t o F i n a l P lan ,

t h e Township Supervisors . The Subdivider s h a l l a l s o submit t h e Record P lan t o t h e County Planning Commission f o r i ts endorsement (which s h a l l s p e c i f i c a l l y i d e n t i f y t h e previous Record P lan thus super- ceded) , and then record the Plan.

27

ARTICLE I V - PLAN REQUIREMENTS ,

Sect ion 4.10

Sec t ion 4.20

Sketch P lan

4.11 The s c a l e and s h e e t s i z e of t h e ske tch p l a n s h a l l be as requi red i n Sec t ion 4.21 f o r pre l iminary p lans . ske t ch p l a n shall conta in a t least t h e fol lowing d a t a , l e g i b l y drawn t o scale b u t n o t n e c e s s a r i l y showing p r e c i s e dimensions.

The

4.111 Tract boundaries , a c c u r a t e l y l a b e l l e d

4.112 North p o i n t

4.113 Wri t ten and graphic scales

4.114 S i g n i f i c a n t topographica l and p h y s i c a l f e a t u r e s (i. e. , water bod ies , q u a r r i e s , f l ood p l a i n s , tree masses, r a i l r o a d tracks, etc.)

4.115 Proposed genera l street and l o t l ayout

4.116 A l o c a t i o n map, drawn t o a scale of 1" = 800' , with s u f f i c i e n t information t o enable the Planning Com- mission t o l o c a t e t h e p rope r ty be ing subdivided

4.117 The name of the Engineer, Surveyor o r Land Planner of the Subdivis ion.

4.118 A s ta tement t e l l i n g what methods of water supply and sewage d i s p o s a l w i l l be used t o serve t h e sub- d iv i s ion .

4.119 A s ta tement t e l l i n g t h e proposed land use f o r each l o t i n d i c a t e d on t h e p lan .

Prel iminary P lans

4.21 The Prel iminary P lan s h a l l b e c l e a r l y and l e g i b l e drawn t o a scale of one inch (1") equals f i f t y f e e t (50') with a l l dimensions shown i n f e e t and hundredths of a f o o t except that:

4.211 If t h e average s i z e of t h e proposed l o t s i n t h e subd iv i s ion is f i v e (5) acres o r l a r g e r , the p lan may be drawn t o a scale of one i n c h (1") equals one hundred f e e t (loo'), o r

28

' I i l i I

i il 4.212 I f the subd iv i s ion proposes l o t s w i th an average

f ron tage of less than f i f t y f e e t (50'1, t h e p l a n may be drawn t o a scale of one inch (1") equals twenty f e e t (20 ' ) , o r

4.213 I f the subd iv i s ion conta ins more than two hundred (200) acres, the p l a n may be drawn t o a scale of 1

one inch (1") equals two hundred f e e t (200 ' ) .

The o r i g i n a l drawing, and a l l submit ted p r i n t s t h e r e o f , s h a l l be made on s h e e t s either

,

4.214 Seventeen inches (17") t o e igh teen inches (18") by twenty-two inches (22") t o twenty-four inches ( 2 4 " ) , o r

4.215 Twenty-two inches (22") t o twenty-four inches (24") by t h i r t y - f our inches (24") t o t h i r t y - s i x inches. (36"), o r

4.216 Thir ty-four inches (34") t o t h i r t y - s i x inches (36") by for ty-e ight inches (48").

4.22 I f the Prel iminary P lan r equ i r e s more than one s h e e t , a key diagram showing relative l o c a t i o n of t h e s e v e r a l s e c t i o n s s h a l l be drawn on each s h e e t .

4.23 The Prel iminary Plan s h a l l show:

4.231 N a m e of t h e proposed subd iv i s ion o r otherwise iden- t i f y i n g t i t l e o t h e r t han t h e name of t h e proper ty owner and of t h e Township.

4.232 North p o i n t , g raphic scale, w r i t t e n scale, and da te , inc luding t h e month, day and year t h a t t he o r i g i n a l drawing w a s completed, and t h e month, day and yea r t h a t t h e o r i g i n a l drawing w a s r ev i sed , f o r each rev i s ion .

4.233 Name of record owner (and subd iv ide r ) .

4.234 Name and seal of r e g i s t e r e d engineer , surveyor o r land p lanner respons ib le f o r t h e subd iv i s ion p lan , o r any p a r t thereof .

4.235 N a m e s of a l l abu t t ing subd iv i s ions , i f any, wi'th the book and page numbers where recorded.

4.236 A key map f o r t h e purpose of l o c a t i n g t h e p rope r ty be ing subdivided, drawn t o a scale of one inch (1") equals e i g h t hundred f e e t (800') and showing t h e rela-

29

t i o n of t h e p rope r ty , d i f f e r e n t i a t e d by tone o r p a t t e r n , t o ad jo in ing proper ty and t o a l l streets, roads and municipal boundaries . I n a d d i t i o n , t h e name and approximate d i s t a n c e t o t h e c l o s e s t recog- n ized c i t y , town o r v i l l a g e , o r t h e approximate d i s t ance t o t h e n e a r e s t e x i s t i n g street , s h a l l b e shown and a s c a l e and no r th p o i n t s h a l l be i n d i c a t e d .

4.237 To ta l t ract boundaries of t h e proper ty being sub- d iv ided showing bea r ings d i s t ances and a s t a t emen t of t o t a l acreage of t h e proper ty .

4.238 Zoning data, i nc lud ing t h e fol lowing:

4.2381 Zoning d i s t r i c t l i n e s , e x i s t i n g and proposed s h a l l be provided. of t h e p l a n may be submit ted showing t h i s information. Bulk and use regu la t ions s h a l l be provided on Form LSR-2.

A s e p a r a t e p r i n t

4.239 Contour l i n e s a t v e r t i c a l i n t e r v a l s of a t least two f e e t (2 ' ) f o r land w i t h average n a t u r a l s l o p e of fou r percent (4%) o r less and a t i n t e r v a l s of a t l eas t f i v e f e e t (5') f o r l and w i t h average n a t u r a l s l o p e exceeding fou r percent (4%) .

4.240 Location and e l e v a t i o n of the datum t o which contour e l e v a t i o n s r e f e r ; where reasonably p r a c t i c a b l e , datum used sha l l be a known, e s t a b l i s h e d bench mark.

4.241 A l l e x i s t i n g sewer l i n e s , water l i n e s , f i r e hydran t s , u t i l i t y t ransmiss ion l i n e s , c u l v e r t s , b r idges , rail- road, water courses , f lood p l a i n areas based on a t h i r t y (30) yea r s torm and o t h e r s i g n i f i c a n t man- made o r n a t u r a l f e a t u r e s w i t h i n t h e proposed sub- d i v i s i o n and w i t h i n f i f t y f e e t (50') from t h e boundaries of the proposed subd iv i s ion .

4.242 A l l e x i s t i n g bu i ld ings o r o t h e r s t r u c t u r e s , and t h e approximate l o c a t i o n of a l l e x i s t i n g tree masses and/or i n d i v i d u a l trees over e i g h t inches (8") i n diameter w i t h i n t h e proposed subd iv i s ion .

4.243 A l l e x i s t i n g streets , i nc lud ing streets of record (recorded) b u t no t cons t ruc ted) , on o r a b u t t i n g t h e t r a c t , inc luding names , right-of-way widths cartway (pavement) widths and approximate grades.

4.244 The f u l l P l an of proposed development, inc luding:

i '1 I 4.2441

4.2442

4.2443

4.2444

4.2445

4.2446

4.2447

4.2448

Locat ion and width of a l l streets and r i g h t s - of-way with a s ta tement of any condi t ions governing t h e i r use, and suggested type (i.e. , c o l l e c t o r )

Suggested street names and a l l pub l i c u t i l i t y and p r i v a t e easement loca t ions .

Bui lding reserve (setback) l i n e s a long each street.

Lot l i n e s wi th approximate dimensions.

A s ta tement of t h e intended use of a l l non- r e s i d e n t i a l l o t s and p a r c e l s .

Lot numbers and a statement of the t o t a l number of l o t s and p a r c e l s .

San i t a ry and/or s torm sewer (and o t h e r drainage f a c i l i t i e s ) , w i th t h e s i z e and material of each i n d i c a t e d , and any proposed connec- t i o n with e x i s t i n g f a c i l i t i e s .

Parks , playgrounds and o t h e r areas t o be dedicated t o the Township s h a l l be noted. Areas t o be reserved f o r p u b l i c use, b u t n o t t o be dedicated s h a l l b e noted and any con- d i t i o n s governing such use and t h e arrangements t o be made f o r t h e maintenance of t hese areas s h a l l a l s o be noted.

4.245 Locat ion of s o i l pe rco la t ion test ho le s as may be requ i r ed by Sec t ion 4.40.

4.25 The Prel iminary Plan s h a l l be accompanied by t h e fol lowing supplementary d a t a as app l i cab le :

I

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i

4.251 Typica l street cross-sect ion drawing(s) f o r a l l proposed streets. shown on e i t h e r t h e Prel iminary P lan o r on t h e p r o f i l e s h e e t s requi red by Sec t ion 4.252 o r 4.253.

Cross-section drawings may be

4.252 Tenta t ive p r o f i l e s along top of cartway (pavement) edges o r a long t h e top of curb f o r both s i d e s of each proposed street shown on t h e Prel iminary P lan . Such p r o f i l e s s h a l l shuw n a t u r a l and f i n i s h e d grades a t one of t h e fol lowing sets of scales o r any corn- b i n a t i o n the reo f :

4.2521 One inch (1") equals t e n f e e t (10") ho r i - zon ta l and one inch (1") equals one f o o t (1 ' ) v e r t i c a l , o r

31'.

4.253

4.254

4.255

4.256

4.257

4.2522

4.2523

4.2524

One inch (1") equals twenty f e e t ( 2 0 ' ) h o r i z o n t a l and one inch (1") equals two f e e t ( 2 ' ) v e r t i c a l , o r

One inch (1") equals f o r t y f e e t ( 4 0 ' ) h o r i z o n t a l and one inch (1") equals f o u r f e e t ( 4 ' ) vert ical , o r

One inch (1") equals f i f t y f e e t ( 5 0 ' ) h o r i z o n t a l and one inch (1") equals f i v e f e e t ( 5 ' ) vert ical .

I n l i e u of t h e s e p a r a t e p r o f i l e s h e e t s requi red by Sec t ion 4.252 above, t h e t e n t a t i v e f i n i s h e d cartway (pavement) edge o r top of curb grades f o r both s i d e s of each street may be l abe led on the Pre- l iminary Plan.

Where deemed necessary by the Township Engineer o r t h e County Planning Commission, a p l a n f o r the s u r f a c e drainage of t h e tract t o b e subdivided. Such p l an s h a l l i nc lude s torm water run-off calcu- l a t i o n s f o r t h e e n t i r e proper ty be ing subdivided and a l l proper ty a t a h ighe r e l e v a t i o n i n the same watershed when f u l l y developed, and s h a l l show the proposed method of accommodating t h e a n t i c i p a t e d run-of f . Prel iminary designs of any br idges o r c u l v e r t s which may be required. p l i c a b l e requirements of the Water and Power Re- sources Board and/or t h e Pennsylvania Department o f Trans po r t a t ion .

Such designs s h a l l m e e t a l l ap-

Three ( 3 ) completed copies of the Subdivis ion Sewage Disposal Report (Form LSR-5 and LSR-6), whenever s o i l p e r c o l a t i o n tests are requ i r ed by Sec t ion 4.40.

Where a per l iminary p l an shows the proposed sub- d i v i s i o n of only a p a r t of t h e Subdiv ider ' s t o t a l p rope r ty , t h e p l an s h a l l be accompanied by a p l an of the proposed street system f o r the remainder of t h e proper ty s o t h a t t h e street system i n the submit- t e d p o r t i o n can be considered i n r e l a t i o n t o f u t u r e connections wi th t h e unsubmitted po r t ion . I n the case of extremely l a r g e p r o p e r t i e s , t h e Township Planning Commission may d e l i m i t t h e area f o r which a p rospec t ive street system on ad jacent proper ty needs t o b e shown. The subd iv ide r s h a l l a l s o inc lude a s ta tement i n d i c a t i n g proposed f u t u r e land use f o r the unsubmitted po r t ion of h i s property.

, 3 2 . .


I D I I I I I I I I I I I I I I I

4.258 With those p lans involv ing h igh dens i ty developments and/or commercial o r i n d u s t r i a l developments, t h e Township Planning Commission s h a l l r e q u i r e t h e developer t o submit p lans f o r s o l i d waste s t o r a g e and c o l l e c t i o n t o a s su re conformance w i t h t h e P o l l u t i o n Cont ro l requirements of t h e E a r l Township Zoning Ordinance.

Sec t ion 4.30 F i n a l Plan

4.31 The F i n a l Plan s h a l l be c l e a r l y and l e g i b l y drawn t o a scale of one inch (1") equals f i f t y f e e t (50') wi th dimen- s i o n s shown i n f e e t o r hundredths of a f o o t ; except t h a t

4.311

4.312

4.313

4.314

4.315

4.32 I f t h e

I f t he average s i z e of t h e proposed l o t s i n t h e subd iv i s ion is f i v e (5) acres o r l a r g e r , t h e p l a n may be drawn t o a scale of one inch (1") equals one hundred f e e t (100') o r

I f t h e subdiv is ion proposes l o t s w i th an average f rontage of less than f i f t y f e e t (50 ' ) , t h e p l an may be drawn t o a scale of one inch (1") equals twenty f e e t (20 ' ) . I

The o r i g i n a l drawing, and a l l submit ted p r i n t s t he reo f , s h a l l be made on s h e e t s e i t h e r :

Seventeen inches (17") t o e ighteen inches (18") by twenty-two inches (22") t o twenty-four inches (24") , o r

Twenty-two inches (22") t o twenty-four inches (24") by th i r ty - fou r inches (34") t o t h i r t y - s i x inches '(36") o r

Thir ty-four inches (34") t o t h i r t y - s i x inches (36") by for ty-e ight inches (48").

F ina l Plan r equ i r e s more than one s h e e t , a key diagram showing the relative l o c a t i o n of t h e s e v e r a l s e c t i o n s s h a l l be drawn on each s h e e t .

4.33 The F i n a l P lan s h a l l show:

4.331 N a m e of proposed subd iv i s ion o r o t h e r i d e n t i f y i n g t i t l e , and of t h e Township.

4.332 North p o i n t , graphic s c a l e , w r i t t e n s c a l e , and d a t e , inc luding t h e month, day and y e a r t h a t t h e o r i g i n a l drawing of t h e F i n a l P l an w a s completed and the month, day and yea r t h a t t h e o r i g i n a l drawing w a s r ev i sed , f o r each r ev i s ion .

4.333 Name of t h e record owner (and subdiv ider ) of t h e t r ac t , and t h e sou rce ( s ) of t i t l e t o the land be ing subdivided, as shown by t h e records of t h e County Recorder of Deeds.

33

4.334 The name, address and seal of t h e r e g i s t e r e d pro- f e s s i o n a l engineer o r surveyor r e spons ib l e f o r t h e p lan . I

I 4.335 The names of a l l . a b u t t i n g subd iv i s ions , i f any, w i t h

t h e book and page numbers where recorded, and t h e names of t h e Owners of a l l ad jacen t unp la t t ed l and , i f any, and t h e book and page number where recorded.

4.336 A key map f o r t h e purpose of l o c a t i n g t h e proper ty be ing subdiv ided , drawn t o a scale of one inch (1") equals e i g h t hundred f e e t (800') and showing t h e r e l a t i o n of the p rope r ty , d i f f e r e n t i a t e d by tone o r p a t t e r n , t o ad jo in ing p rope r ty and t o a l l streets , roads and municipal boundaries . I n a d d i t i o n , a scale and no r th p o i n t s h a l l be i n d i c a t e d .

The t o t a l t rac t boundary l i n e s of t h e area be ing sub- d iv ided wi th accu ra t e d i s t ances t o hundredths of a f o o t and bear ings t o one-quarter (1/4) of a minute. These boundaries s h a l l b e determined by accu ra t e survey i n t h e f i e l d which s h a l l be balanced and c losed wi th an e r r o r of c losu re n o t t o exceed one f o o t (1 ' ) i n t e n thousand f e e t (10 ,000 ' ) ; provided, however, t h a t t h e boundary(s) ad jo in ing a d d i t i o n a l unp la t t ed land of t h e subdivided (example , between sepa ra t e ly - submit ted F i n a l P l an Sec t ions ) are n o t r equ i r ed t o be based upon f i e l d survey , and may be ca l cu la t ed . The l o c a t i o n and e l e v a t i o n , i f e s t a b l i s h e d of a l l boundary l i n e (per imeter ) monuments s h a l l be i n d i - ca t ed , a long w i t h s t a t emen t of t h e t o t a l area of t h e proper ty be ing subdivided.

I I I I

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4.337

n

4.338 Zoning d a t a , inc luding a l l of the fol lowing:

4.3381 Zoning d i s t r i c t l i n e s , e x i s t i n g and proposed s h a l l be provided. A s e p a r a t e p r i n t of t h e P lan may be submit ted showing t h i s informa- t i o n . Use, area, yard and bulk r egu la t ions -

I s h a l l be ind ica ted ,

4 .339 The name ( o r number) and cartway width and l i n e s

I I

of a l l e x i s t i n g p u b l i c streets -and t h e name and l o c a t i o n of a l l o t h e r roads w i t h i n t h e proper ty .

4.340 The fol lowing d a t a f o r t h e cartway edges (curb l i n e s ) and right-of-way l i n e s of a l l recorded (except those which are t o b e vacated) and/or proposed s t ree ts , and f o r t h e right-of-way l i n e s of a l l e x i s t i n g streets w i t h i n t h e proper ty .

II

4.3401 The l eng th - i n f e e t t o the second decimal p o i n t of a l l s t r a i g h t l i n e s and any two func t ions of a chord of a l l curved l i n e s , and

4.3402 The width ( i n f e e t ) of t h e cartway, r i g h t - of-way and, i f requi red , of the u l t ima te right-of-way, and ( i n degrees , minutes and seconds) of the d e l t a angle of a l l curved l i n e s , i nc lud ing curved l o t l i n e s .

4.341 A l l l o t l i n e s s h a l l be completely dimensioned i n f e e t t o the second decimal p o i n t , i f s t r a i g h t , and i f curved, w i t h c e n t r a l angle i n degrees , minutes and seconds and l eng th of arc and rad ius . A l l angles of each l o t s h a l l be shown i n degrees , minutes and seconds. of 1/10,000. shal l be designated t o t h e c l o s e s t second.

Each l o t s h a l l b e balanced t o a n accuracy A l l i n t e r n a l angles w i t h i n t h e l o t s

4.342 Lot numbers (numbered consecut ive ly) and a s ta tement of t h e t o t a l number of l o t s (and p a r c e l s ) .

4.343 A s ta tement of t h e in tended use of a l l non-res ident ia l l o t s , w i t h r e f e rence t o r e s t r i c t i o n s of any type which exist o r w i l l e x i s t as covenants i n the deed f o r t h e l o t s contained i n the subd iv i s ion and, i f recorded, inc luding the book and page number of the County Deed Book. I

4.344 The proposed b u i l d i n g reserve (setback) l i n e f o r each l o t , o r t h e proposed placement of each bu i ld ing i n o t h e r than s i n g l e family l o t developments, i n accordance wi th Zoning Ordinance requirements.

4.345 The l o c a t i o n (and e l e v a t i o n , i f e s t a b l i s h e d ) of a l l e x i s t i n g and proposed street monuments as requi red by Sec t ion 6 . 2 9 .

4.346 A l l easements o r rights-of-way where provided f o r o r owned by pub l i c services and any l i m i t a t i o n s on such easements o r r ights-of-way. Rights-of-way s h a l l b e shown and accura t e ly i d e n t i f i e d on the p lan , and easements s h a l l e i t h e r be shown o r spec i - f i c a l l y descr ibed on t h e p lan . Easements should . b e loca ted i n cooperat ion w i t h t h e appropr i a t e p u b l i c u t i l i t i e s .

4.347 Locat ion, s i z e and i n v e r t e l e v a t i o n of a l l s a n i t a y y , and/or s torm sewers and l o c a t i o n of a l l manholes,

i n l e t s and c u l v e r t s ( t h i s d a t a may b e submit ted as a s e p a r a t e p l an ) .

35

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4.348 I f t h e subd iv i s ion proposes a new street i n t e r s e c - t i o n with a s ta te l e g i s l a t i v e r o u t e , the I n t e r s e c t i o n Occupancy Permit number(s) s h a l l be i n d i c a t e d f o r a l l such i n t e r s e c t i o n s .

4.349 A cer t i f ica te of ownership, acknowledgement of p l a n and o f f e r of ded ica t ion s h a l l b e l e t t e r e d on the p lan , us ing t h e form s p e c i f i e d i n Appendix I and s h a l l be duly acknowledged and s igned by t h e m e r ( s ) of t h e proper ty be fo re a n o f f i c e r au thor ized t o t ake acknowledgement of deeds.

C e r t i f i c a t e f o r approval of t he p l an by t h e Board of Township Superv isors , and where a p p l i c a b l e , by t h e Township Planning Commission and the irownship Engineer.

A blank space measuring three and one-half inches (3-1/2") squa re s h a l l be l e f t , p r e f e r a b l y ad jacen t t o t h e Township c e r t i f i c a t i o n i n which t h e appro- p r i a t e stamp of t h e County Planning Commission may b e appl ied .

4.350

4.351

4.352 A blank space measuring t h r e e inches (3") squa re s h a l l be l e f t a long t h e lower edge of t h e s h e e t , i n o r d e r t h a t t h e Recorder of Deeds may acknowledge r e c e i p t and record ing of t h e p l a n when i t is presented .

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4.36 The F i n a l P l a n s h a l l be accompanied by the fol lowing supple- men t a ry d a t a , where app l i cab le . 4.361 Typica l street cross-sec t ion drawing(s) f o r a l l pro-

posed streets. e i t h e r on t h e F i n a l P l an o r on t h e p r o f i l e s h e e t s requi red by Sec t ion 4.252.

Cross-sect ion drawings may b e shown

4.362 P r o f i l e s h e e t s f o r a l l proposed streets w i t h i n t h e t ract . fol lowing informat ion , proper ty l abe led :

4.3621 Ex i s t ing ( n a t u r a l ) p r o f i l e a long bo th cartway edges of each street .

Such p r o f i l e s s h a l l b e shown a t least t h e

I !

4.3622 Proposed f i n i s h e d grade of t h e c e n t e r l i n e , o r proposed f i n i s h e d grade a t t h e top of both curbs , o r proposed f i n i s h e d grade a t bo th cartway (pavement) edges.

4.3623 The l eng th of a l l ver t ica l curves .

36

I

I

I 1 ! i

:I ! I

4 . 3 6 3

4 . 3 6 4

4 . 3 6 5

4 . 3 6 6

4 . 3 6 2 4 Exis t ing and proposed s a n i t a r y sewer mains and manholes.

4 . 3 6 2 5 Exis t ing and proposed s torm s e w e r m a i n s , i n l e t s , manholes and c u l v e r t s .

The p r o f i l e s h e e t s requi red by Sec t ion 4 . 3 6 2 s h a l l be l e g i b l y drawn a t one of t h e fol lowing sets of scale o r any

4 . 3 6 3 1

4 . 3 6 3 2

4 . 3 6 3 3

4 . 3 6 3 4

combination thereof :

One inch (1") equals t e n f e e t (10') h o r i z o n t a l and one inch (1") equals one f o o t (1 ' ) v e r t i - cal , o r

One inch (1") equals twenty f e e t (20 ' ) ho r i - zon ta l and one inch (1") equals two f e e t ( 2 ' ) v e r t i c a l , o r

One inch (1") equals f o r t y f e e t (40') ho r i - zon ta l and one inch (1") equals fou r f e e t ( 4 ' ) v e r t i c a l , o r

One inch (1") equals f i f t y f e e t (50') ho r i - z o n t a l and one inch (1") equals f i v e f e e t (5 ') v e r t i c a l . .

A l l o f f e r s of dedica t ion , and covenants governing t h e r e se rva t ion and maintenance of undedicated open space , which s h a l l b e a r t h e c e r t i f i c a t e of approyal of the 'Township S o l i c i t o r as t o t h e i r l e g a l su f f i - ciency.

Such p r i v a t e deed ' r e s t r i c t i o n s , i nc lud ing b u i l d i n g se tback l i n e s , as may b e imposed upon t h e proper ty as condi t ion t o sale, toge the r w i th a s ta tement of any r e s t r i c t i o n s prev ious ly imposed which may a f f e c t t h e t f t l e t o t h e land be ing submit ted.

Whenever a subdiv ider proposes t o e s t a b l i s h a street which is no t o f f e r e d f o r ded ica t lon t o pub l i c use, t h e Township Planning Commission may r e q u i r e t h e sub- d i v i d e r t o submit , and a l s o t o record wi th t h e p l an , a copy of an agreement made w i t h t h e Township on behal f of h i s h e i r s and a s s igns , and s igned by t h e Township S o l i c i t o r , and which s h a l l e s t a b l i s h t h e condi t ions under which the street may later be of- f e r e d f o r ded ica t ion , and s h a l l s t i p u l a t e , among o t h e r t h ings :

37

4 . 3 7

4 . 3 8

4 . 3 9

4 . 3 6 7

4 . 3 6 8

4 . 3 6 9

4 . 3 6 6 1

4 .3662

4 . 3 6 6 3

4 . 3 6 6 4

That t h e street s h a l l conform t o t h e Township s p e c i f i c a t i o n s o r t h a t t h e Owners of t h e a b u t t i n g l o t s s h a l l inc lude wi th t h e o f f e r of ded ica t ion s u f f i c i e n t money, as es t imated by t h e Township Engineer , t o r e s t o r e t h e street t o conformance wi th t h e Township s p e c i f i c a t i o n s .

That an o f f e r t o ded ica t e t h e street s h a l l b e made only f o r t h e street as a whole.

That t h e method of a s ses s ing r e p a i r c o s t s be as s t i p u l a t e d , and

That agreement by t h e Owners of 51% of t h e f r o n t footage thereon s h a l l be binding on t h e owners of t h e remaining l o t s .

The l o c a t i o n and types of e r o s i o n and sediment con- t r o l measures as o u t l i n e d i n Sec t ion 5 . 9 4 and Ap- pendix V, and a s ta tement of t h e same as approved by t h e S o i l Conservation Service.

S e t s of f i n a l improvement p lans and Improvements Agreement (Form LSR-4) .

With a proposal t o change o r dimish t h e course, cur- r e n t o r c ross s e c t i o n of any stream o r body of water, o r t o cons t ruc t o r change any water o b s t r u c t i o n , ap- p rova l and a permit from t h e Water and Power Resources Board of t!ie Pennsylvania Department of Environmental Resources. This requirement app l i e s t o a l l lands having a dra inage area (bas in) exceeding 320 acres.

lfiere proposed driveways e n t e r a s t a t e highway, Occupancy P e r m i t s from the Pennsylvania Department of T ranspor t a t ion . Where proposed driveways: . e n t e r a Township road, Driveway Permits i s s u e d by the-Earl Township Zoning o f f i c e r .

The Township Supervisors may r e q u i r e a subdiv ider t o submit a s e p a r a t e landscape p l an &owing the numb-, l o c a t i o n , sEze and specfes of a l l s b b b - e r y that ~ 5 1 1 6-e p lan ted .

With those p l ans involv ing high dens i ty developments and/or commercial o r i n d u s t r i a l developments, t h e Township Planning Commission s h a l l r e q u i r e t h e developer t o submit p lans f o r s o l i d w a s t e s t o r a g e and c o l l e c t i o n t o a s s u r e conformance wi th the P o l l u t i o n Cont ro l requirements of t he Earl Township Zoning Ordinance.

. .

I I I I I I I I I I I I I 1 I I I I

38

i ii

I

Sect ion 4.40 S o i l Pe rco la t ion T e s t Xequirements

4 .41

4.42

4.43

4.44

4.45

4.46

4.47

S o i l pe rco la t ion tests s h a l l be performed f o r a l l subdiv is ions wherein bu i ld ings a t t h e t i m e of cons t ruc t ion w i l l n o t be connected t o a l i v e p u b l i c o r l i v e cormnunity s a n i t a r y s d a g e d i s p o s a l system.

S o i l pe rco la t ion tests sha l l b e made i n accordance w i t h t h e procedure requi red by t h e Pennsylvania Department of Environ- mental Resources (see Appendix, I V ) by a r e g i s t e r e d p r o f e s s i o n a l engineer , r e g i s t e r e d surveyor and/or admin i s t r a to r of t h e Pennsylvania Sewage F a c i l i t i e s Act (sewage d i sposa l o f f i c e r s ) . For those l o t s no t w i t h i n t h e provis ions of t h e r egu la t ions of t h e Pennsylvania Department of Environmental Resources, t h e subdiv ider s h a l l provide one (1) s o i l pe rco la t ion test f o r each l o t of t h e proper ty be ing subdivided.

The engineer s h a l l e n t e r t h e r e s u l t s of t h e tests, and a l i o t h e r Information, on t h r e e (3 ) copies of t he Subdivis ion

~~

Sewage Disposal Report (Forms LSR-5 and LSR-6) and s h a l l submit t hese wi th t h e Prel iminary ( o r Sketch) P lan ; pro- v ided , however, t h a t where t h e approval of the proposed s a n i t a r y sewage f a c i l i t i e s by t h e Pennsylvania Department of Environmental Resources is otherwise requi red , two (2) copies of its r e p o r t of i n v e s t i g a t i o n and approval may be submit ted i n l i e u of the Subdivis ion Sewape Disposal Report.

Where p o s s i b l e , s o i l pe rco la t ion tests s h a l l be performed a t o r near t h e s i t e of proposed on-s i te s a n i t a r y sewage d i sposa l f a c i l i t i e s , and spaced evenly throughout t h e proper ty .

The Township Planning Commission may waive t h e requirements of s o i l pe rco la t ion tests i n whole o r i n p a r t f o r any l o t wi th an area of t e n (10) acres o r more.

The r e s u l t s of t h e s o i l p e r c o l a t i o n tests s h a l l be analyzed by t h e Township Planning Commission i n conjunct ion with t h e Pennsylvania Department of Environmental Resources i n rela- t i o n t o t h e phys ica l c h a r a c t e r i s t i c s of t h e t rac t be ing subdivided and of t h e genera l area surrounding t h e t rac t be ing subdivided, and t h e F i n a l P l an l o t l ayou t s h a l l be based ,on this ana lys i s .

I f t h e a n a l y s i s of t h e s o i l p e r c o l a t i o n test r e s u l t s reveal t h a t t he s o i l is unsu i t ab le f o r t h e in tended use a t the l o t , s i z e proposed, the Township Planning Commission may r e q u i r e t h a t t he l o t s i z e ( s ) b e increased i n accordance wi th t h e t es t r e s u l t s o r t h a t a d d i t i o n a l tests be made on each proposed l o t a t t he l o c a t i o n of the contemplated d i sposa l fa-

,.!,. c i l i t i e s , and the d a t a submit ted f o r review.

39

ARTICLE V - DESIGN STANDARDS I I I Sec t ion 5.10 Appl ica t ion and General Standards

5.11

5.12

5.13

5.14

5.15

5.20

5.21

The s t anda rds and requirements contained i n A r t i c l e V and V I are in tended as t h e minimum f o r the promotion of t h e p u b l i c h e a l t h , s a f e t y and genera l we l f a re , and s h a l l be appl ied as such by t h e Township Planning Commission and the Township Supervisors i n reviewing a l l subd iv i s ion p lans .

Whenever o t h e r Township r egu la t ions impose more res t r ic t ive s t anda rds and requirements t han those contained h e r e i n , such o t h e r r egu la t ions s h a l l p r e v a i l ; o therwise, t h e s t anda rds and requirements of t h e s e r egu la t ions sha l l apply.

The s t anda rds and requirements of t hese r egu la t ions may kie modified by t h e Township Planning Commission i n the case of p l ans f o r complete communities, neighborhood u n i t s o r o t h e r l a r g e scale developments which, i n t h e judgement of t h e Township Planning Commission, achieve s u b s t a n t i a l l y t h e o b j e c t i v e s of t hese r egu la t ions and which are f u r t h e r pro- t e c t e d by such covenants o r o t h e r l e g a l p rov i s ions as w i l l a s s u r e conformity t o and achievement of t h e subd iv i s ion p l an .

Land s u b j e c t t o hazards t o l i f e , h e a l t h o r p rope r ty , such as may arise from f i r e , f l oods , d i s e a s e o r o t h e r causes, s h a l l n o t be subdivided f o r b u i l d i n g purposes unless such hazards have been e l imina ted o r un less t h e subd iv i s ion p l a n shal l . show adequate safeguards a g a i n s t them, which s h a l l be approved by t h e appropr i a t e r egu la to ry agencies .

Subdivis ion p lans s h a l l g ive due r ecogn i t ion t o t h e O f f i c i a l P lans of t h e Township o r t o p a r t s of t h e O f f i c i a l P lans which have been adopted pursuant t o s t a t u t e .

S t r e e t s

General Standards

5.211 The l o c a t i o n and width of a l l streets s h a l l conform t o t h e o f f i c i a l p lans o r t o such p a r t s thereof as may have been adopted by t h e T m s h i p and/or the County .

5.212 The proposed street system s h a l l extend e x i s t i n g o r recorded streets a t t h e same width as t h e e x i s t i n g o r recorded streets i f t h e s e streets meet t h e s t anda rds of Sec t ion 5.231. do not meet the s t anda rds of Sec t ion '5 .231 , t h e proposed street ex tens ions s h a l l meet t h e s t anda rds of Sec t ion 5.231.

I f t he e x i s t i n g o r recorded streets

40

‘1 ! . i

-I !

5.213

5.214

5.215

5.216

Where, i n the opinion of t he Township Planning Commission, i t i s d e s i r a b l e t o provide f o r street access t o ad jo in ing proper ty , streets s h a l l be extended by ded ica t ion t o the boundary of such property.

New minor s t r ee t s&a l l be s o designed as t o discourage through t r a f f i c , b u t t h e subdiv ider s h a l l g ive adequate cons ide ra t ion t o p rov i s ion f o r the extens ion and con- t i n u a t i o n of major and c o l l e c t o r streets i n t o and from ad jo in ing p r o p e r t i e s .

Where a subd iv i s ion abuts an e x i s t i n g street of improper width o r alignment, t h e Township Planning Commission may r e q u i r e the ded ica t ion of land s u f f i - c i e n t t o widen the street o r c o r r e c t t h e alignment.

P r i v a t e streets (streets not t o be o f f e red f o r dedica t ion ) are p roh ib i t ed , un less they meet t h e design s tandards of t hese r egu la t ions .

5.22 P a r t i a l and Half Streets

5.221 New h a l f o r p a r t i a l streets w i l l n o t be permi t ted , except where e s s e n t i a l t o reasonable subd iv i s ion of a t rac t i n conformance with the o t h e r requirements and s tandards of these regu la t ions and wbere, i n a d d i t i o n , s a t i s f a c t o r y assurance f o r ded ica t ion of t h e remaining p a r t of t h e street can be dried. ob

The subdiv ider s h a l l provide t h e e n t i r e r equ i r ed right-of-way (as s p e c i f i e d by Sec t ion 5.231), o r as much thereof as is p o s s i b l e w i t h i n h i s proper ty along a l l e x i s t i n g streets which t r a v e r s e o r abut h i s property.

5.222

f

5.23 S t r e e t Widths

5.231 Minimum street right-of-way and cartway (pavement) widths s h a l l be as shown on the O f f i c i a l Plans o r Comprehensive P lan , o r i f n o t shown on such p l ans , s h a l l be as fol lows :

S t r e e t Type

14inor S t r e e t R i gh t-o f -way Cartway

Required Widths ( in f e e t )

50 34

Co l l ec to r S t r e e t Right-of-way 60 Cartway 36

41

S t r e e t Type

Major S t r e e t Right-of-way Cartway

Permanent Cul-de-sac S t r e e t Right-of-way Cartway

Marginal Access S t r e e t Right -0 f -way Cartway

Serv ice S t r e e t Right-of-way Cartway

R e q u i r e d Wi-dtb ( i n f e e t )

See Note (a) See Note (b)

60 34

See Note (b) 26

34 24

NOTES (a) As s p e c i f i e d i n t h e O f f i c i a l P l ans , o r Comprehensive P lan , o r as determined a f t e r consu l t ing w i t h t h e Township , t h e County Planning Commission and t h e Penn- s y l v a n i a Department of Transpor ta t ion .

(b) Var iab le , depending on t h e width of t h e ad jacen t right-of-way b u t n o t less than 3 6 ' .

5.232 Modified right-of-way and cartway widths may be requi red o r permi t ted by t h e Township Planning Commission f o r t h e purpose of promoting t h e p u b l i c s a f e t y and convenience, o r t o provide park ing i n commercial and i n d u s t r i a l areas and i n areas of h igh dens i ty r e s i d e n t i a l development.

5.24 R e s t r i c t i o n of Access

5.241 Whenever a subd iv i s ion abuts o r conta ins an e x i s t i n g o r proposed street wi th an u l t i m a t e right-of-way of e igh ty f e e t (80') o r more, t h e Township Planning Commission may r e q u i r e r e s t r i c t i o n of access t o t h e major street by:

5.2411 p rov i s ion of reverse f ron tage l o t s , o r

5.2412 provis ion of service streets along t h e rear of t h e a b u t t i n g l o t s , t o g e t h e r w i th prohib i - t i o n of p r i v a t e driveways i n t e r s e c t i n g the major streets, o r

5.2413 p rov i s ion of marginal access streets , provided t h a t t h e reserve s t r i p s e s t a b l i s h i n g such marginal access streets s h a l l b e de f i - n i t e l y p laced w i t h i n t h e j u r i s d i c t i o n of t h e Township under an agreement meeting t h e approval of t h e Township.

I I I 1 I I I I I I I I I 1 I I I I

42

j

il 5.242 Except as s p e c i f i e d by Sec t ion 5.2413, r e s e r v e s t r i p s

s h a l l b e p roh ib i t ed .

5.25 S t r e e t Grades

5.251 There s h a l l be a minimum cen te r l i n e grade of t h r e e q u a r t e r s percent (3/4%)

5.252 Center l i n e grades s h a l l n o t exceed the fol lowing:

5.2521 Minor S t r e e t : t e n (10%) percent

5.2522 Co l l ec to r S t r e e t : s i x (6%) percent

5.2523 Major S t r e e t : s i x (6%) pe rcen t

5.2524 S t r e e t I n t e r s e c t i o n : f i v e (5%) pe rcen t

5.264 To t h e g r e a t e s t e x t e n t poss ib l e , combinations of t h e minimum radius and maximum grade s h a l l be avoided.

I . , ' I ,

5.27 V e r t i c a l Curves

5,253 Grades up t o f i f t e e n (15) percent may b e permi t ted on a through minor street where access t o t h e street is poss ib l e over streets wi th grades of ten (10%) percent o r less.

5.26 I ior izonta l Curves

5.261 Mhenever street l i n e s are d e f l e c t e d i n excess of two (2) degrees , connection shall be made by h o r i z o n t a l curves.

5.262 To ensure adequate s i g h t d i s t a n c e minimum cen te r l i n e r a d i i f o r h o r i z o n t a l curves shall b e as fol lows:

5.2621 Minor S t r e e t s : on hundred f i f t y (150') f e e t

5.2622 Co l l ec to r S t r e e t s : t h r e e hundred (300 ') f e e t

5.2623 Major Streets: f i v e hundred (500') f e e t

5.263 A tangent of a t least one hundred (100') f e e t s h a l l be introduced between a l l h o r i z o n t a l curves on col- l e c t o r s and major streets.

5.271 V e r t i c a l curves s h a l l be provided t o permit t h e f o l - lowing minimum s i g h t d i s t ances :

5.2711 Minor Streets: two hundred (200') f e e t

5.2712 Co l l ec to r S t r e e t s : t h r e e hundred (300') f e e t

5.2713 Major Streets: fou r hundred (400') f e e t

' 43

5.28 I n t e r s e c t i o n s

5.281 S t r e e t s shall i n t e r s e c t as n e a r l y as p o s s i b l e a t r i g h t ang le s , and no streets s h a l l i n t e r s e c t another a t an angle of less than s i x t y (60') degrees , o r more than one hundred and twenty (120') degrees.

5.282 110 more than two streets s h a l l i n t e r s e c t a t t h e same po in t .

5.283 S t r e e t s i n t e r s e c t i n g another street s h a l l e i t h e r i n t e r s e c t d i r e c t l y oppos i t e t o each o t h e r , o r s h a l l b e sepa ra t ed by a t least one hundred f i f t y (150') f e e t between c e n t e r l i n e s , measured a long t h e c e n t e r l i n e of t h e street be ing i n t e r s e c t e d .

5.284 I n t e r s e c t i o n s s h a l l be approached on a l l s i d e s by a straight l e v e l i n g area, the grade of which s h a l l no t exceed f i v e percent (5%) w i t h i n f i f t y (50') f e e t of t h e i n t e r s e c t i o n of t h e n e a r e s t right-of-way l i n e s .

5.285 I n t e r s e c t i o n s wi th major streets s h a l l b e loca t ed no t l ess than one thousand (1,000') f e e t a p a r t , measured from c e n t e r l i n e t o c e n t e r l i n e , a long t h e c e n t e r l i n e of t h e major street.

5.286 Street curb i n t e r s e c t i o n s s h a l l b e rounded by a t a n g e n t i a l arc w i t h a minimum rad ius o f :

5.2861 twenty (20') f e e t f o r i n t e r s e c t i o n s invo lv ing only minor streets;

5.2862 t h i r t y (30') f e e t f o r a l l i n t e r s e c t i o n s in - volving a c o l l e c t o r street;

5.2863 f o r t y (40 ' ) f e e t f o r a l l i n t e r s e c t i o n s i n - vo lv ing a major street.

5.287 S t r e e t right-of-way l i n e s s h a l l b e p a r a l l e l t o (con- c e n t r i c wi th) curb arcs a t i n t e r s e c t i o n s .

5.29 wt Distances a t I n t e r s e c t i o n s

5.291 Clear s i g h t t r i a n g l e s s h a l l be provided a t a l l street i n t e r s e c t i o n s . o b s t r u c t i n g o b j e c t s h a l l be permi t ted which obscures v i s i o n above t h e h e i g h t of t h i r t y (30") inches and below t e n (10') f e e t measured from t h e c e n t e r l i n e grade of i n t e r s e c t i n g streets. be e s t a b l i s h e d from a d i s t a n c e o f :

Within such t r i a n g l e s , no v is ion-

Such t r i a n g l e s s h a l l

I I I 1 I I I I I I I I I I ! I I:

2

1

!I !

'I

!I i

5.292

5.2911

5.2912

seventy-f ive (75 ' ) f e e t from t h e p o i n t of i n t e r s e c t i o n of the c e n t e r l i n e s , except that ,

c l e a r s i g h t t r i a n g l e s of one hundred and f i f t y (150') f e e t s h a l l be provided f o r a l l i n t e r s e c t i o n s w i t h major streets

Mherever a po r t ion of t h e l i n e of such t r i a n g l e s occures behind ( i .e. , from the street) t h e b u i l d i n g se tback l i n e , such p o r t i o n s h a l l b e shown on t h e '

F i n a l Plan of t h e subd iv i s ion , and s h a l l be con- s i d e r e d a bu i ld ing se tback l i n e .

5.30 Cul-de-S ac S t r e e t s

5.301

5.302

5.303

5.304

5.305

5.306

5.307

Dead-end s t reets are p roh ib i t ed unless designed as cul-de-sac streets o r designed f o r f u t u r e access t o ad jo in ing p r o p e r t i e s .

Any street dead-ended f o r access t o an ad jo in ing proper ty o r because of Authorized s t a g e development s h a l l be provided wi th a temporary, a l l -wea the r turnaround, w i t h i n t h e subd iv i s ion , and t h e use of such turnaround sha l l b e guaranteed t o t h e p u b l i c u n t i l such t i m e as t h e street is extended.

Cul-de-sac streets , permanently designed as such s h a l l n o t f u r n i s h access t o more than twenty (20) dwell ing u n i t s .

Unless f u t u r e ex tens ion is c l e a r l y imprac t i ca l o r undes i rab le , t h e turnaround right-of-way s h a l l be placed ad jacen t t o t h e t rac t boundary wi th s u f f i - c i e n t a d d i t i o n a l width provided a long t h e boundary l i n e t o permit ex tens ion of t h e street a t f u l l width.

A l l cul-de-sac streets , whether permanently o r tem- p o r a r i l y designed as such , s h a l l be provided a t t h e c losed end with a f u l l y paved turnaround: rad ius t o the pavement edge o r curb l i n e s h a l l be f i f t y (50') f e e t , and minimum rad ius of t h e r ight-of- way l i n e s h a l l be s i x t y ( 6 0 ' ) feet, Tfre sidewalk area w i t h i n t h e right-of-way l i n e should conform t o t h e s t ra ightway por t ion of t h e street and t h e curva- t u r e of t h e street.

Drainage of cul-de-sac streets s h a l l p re fe rab ly be towards the open end. I f d ra inage is toward t h e c losed end, i t s h a l l be conducted away i n an underground s torm sewer.

minimum

The cen te r l i n e grade on a cul-de-sac street sha l l no t exceed e i g h t percent (8%) and the grade of the diameter of the turnaround s h a l l n o t exceed f i v e percent ( 5 % ) .

5.31 S t r e e t Names

I 5.311 Proposed streets which obviously are i n alignment

wi th o t h e r s a l ready e x i s t i n g and named, s h a l l b e a r t h e names of t h e e x i s t i n g streets.

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5.312 I n no case s h a l l t h e name of a proposed street dup l i ca t e an e x i s t i n g street name i n t h e Township and i n t h e p o s t a l d i s t r i c t , i r r e s p e c t i v e of t h e use of the s u f f i x street, road, avenue, boulevard, d r i v e , way, p l a c e , c o u r t , l and , etc.

I 5.313 A l l stree.t names s h a l l be s u b j e c t t o t h e approval

of t h e Township and t h e Postmaster having j u r i s d i c - t i o n .

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5.32 Serv ice S t r e e t s ( a l l e y s )

5.321 Se rv ice streets are p roh ib i t ed i n subdiv is ions f o r s ingle-family detached r e s idences , except where requi red t o avoid d i r e c t driveway access t o major streets.

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5.322 Se rv ice streets may be permi t ted i n o t h e r types of r e s i d e n t i a l development provided t h a t t h e subd iv ide r produces evidence s a t i s f a c t o r y t o t h e Township Plan- n ing Commission o r Township Supervisors of the need f o r such service streets, provided such are n o t t he primary means of access.

m 5.323 Where permi t ted , service streets i n r e s i d e n t i a l developments s h a l l have a minimum paved width of twenty-four (24 ' ) f e e t except t ha t , where service dwell ings on only one s i d e , t h e Township Planning Commission may permit a paved s u r f a c e of n o t less than twelve (12') f e e t .

5.234 No p a r t of any dwell ing garage o r o t h e r s t r u c t u r e s h a l l b e loca t ed w i t h i n twenty-two (22') f e e t of t h e cen te r l i n e of a s e r v i c e street .

5.235 Except where o t h e r adequate p rov i s ion is made f o r o f f - s t r e e t loading and parking c o n s i s t e n t w i th t h e use proposed, service s t reets s h a l l be requi red i n commercial and i n d u s t r i a l d i s t r i c t s and s h a l l have a minimum paved width of twenty-four (24) f e e t .

5.326 Dead-end service streets s h a l l be avoided, b u t where I t h i s proves impossible , dead-end s e r v i c e streets s h a l l be terminated wi th a paved c i r c u l a r turnaround.

46.

5.3261 w i t h a minimum rad ius t o t h e o u t e r pavement edge (curb l ine) , of f i f t y (50') f e e t .

5.327 Serv ice street i n t e r s e c t i o n s and a sha rp change i n alignment s h a l l be avoided, b u t where necessary , corners s h a l l be rounded o r cu t back s u f f i c i e n t l y t o permit s a f e veh icu la r c i r c u l a t i o n .

5.40 Blocks

5.41 Layout I

5.411 The l eng th , width and shape of blocks s h a l l b e de te r - mined wi th due regard t o :

5.4111 provis ions of adequate sites f o r bu i ld ings of t h e type proposed;

5.4112 zoning requirements ;

5.4113 topography ;

5.4114 requirements f o r s a f e and convenient veh icu la r and pedes t r i an c i r c u l a t i o n , inc luding the reduct ion of i n t e r s e c t i o n s wi th major streets.

5.42 Lenp.th

5.421 Blocks s h a l l have a suggested (maximum) l eng th of one thousand s i x hundred (1,600') f e e t and a minimum length of f i v e hundred (500') f e e t .

5.422 I n the design of blocks longer than one thousand (1,000') ' f e e t , s p e c i a l cons idera t ion s h a l l be given t o t h e requirements of s a t i s f a c t o r y f i r e p ro tec t ion .

5.423 Where p r a c t i c a b l e , blocks along major and c o l l e c t o r streets s h a l l n o t b e less than one thousand (1,000') f e e t 1 on g .

5.43 Crosswalks

5.431 Crosswalks may be requi red wherever necessary t o f a c i l i t a t e pedes t r i an c i r c u l a t i o n and t o g ive access t o community f a c i l i t i e s , as w e l l as i n blocks of over one thousand (1,000') f e e t i n length .

5.432 Such crosswalks s h a l l have a wid th of n o t less than t e n (10 ' ) f e e t and a paved walk of n o t less than four (4 ' ) f e e t .

5.44

5.45

5.46

S i dewalks

5.441

5.442

Depth

5.451

Sidewalk s l o p e between curb and b u i l d i n g l i n e sha l l be .03 feet p e r foo t .

Where curb grades meet a t i n t e r s e c t i o n s , s idewalks s l o p e may vary between a minimum of .005 f e e t p e r f o o t and a maximum of .06 f e e t p e r f o o t . Change i n s l o p e between the curb l i n e and t h e s t anda rd .03 f e e t p e r f o o t s h a l l be accomplished i n a d i s t a n c e equa l t o t h r e e (3) t i m e s t h e s idewalk width.

Res iden t i a l blocks s h a l l be of s u f f i c i e n t depth t a accommodate two tiers of l o t s , except ;

5.4511 Where reverse f ron tage l o t s are requi red along a major t r a f f i c s t reet , o r

5.4512 Where prevented by the s i z e , topographica l condi t ions o r o t h e r i n h e r e n t condi t ions of p rope r ty , i n whith case the Township Planning Commission may approve a s i n g l e t ier of l o t s .

Commercial and I n d u s t r i a l Blocks

5.461 Blocks i n commercial and i n d u s t r i a l areas may vary from t h e elements of design d e t a i l e d above i f requ i r ed by the n a t u r e of the use. I n a l l cases, however, adequate p rov i s ion s h a l l be made f o r off- street parking and loading areas as w e l l as f o r t r a f f i c c i r c u l a t i o n and parking f o r employees and customers .

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Sect ion 5.50 Lots and Pa rce l s

5 .51 General Standards

5.511

5.512

5.513

5.514

5.515

5.516

5.517

The s i z e , shape and o r i e n t a t i o n of l o t s s h a l l be appropr i a t e f o r t h e type of development and use contemplated, and i n accordance wi th t h e provis ions of t h e Township Zoning Ordinance.

I n s o f a r as p r a c t i c a l , s i d e l o t l i n e s s h a l l be a t r i g h t angles t o s t r a i g h t street l i n e s o r r a d i a l t o curved street l i n e s .

Where f e a s i b l e , l o t l i n e s s h a l l fol low municipal boundaries rather than cross them, i n o rde r t o avoid j u r i s d i c t i o n a l problems.

Generally , t h e depth of r e s i d e n t i a l l o t s s h a l l b e not less than one (1) nor more than two and one-half (2-1/2) t i m e s t h e i r width.

Depth and width of p a r c e l s intended f o r non- re s iden t i a l uses s h a l l be adequate f o r t h e use proposed and suf - f i c i e n t t o provide s a t i s f a c t o r y space of on - s i t e parking, loading and unloading , se tbacks , landscaping, e tc .

I f , a f t e r subdiv id ing , t h e r e e x i s t s remnants of land, they s h a l l be e i t h e r :

5.5161 Incorporated i n e x i s t i n g o r proposed l o t s , o r

5.5162 Legal ly dedicated t o p u b l i c use, i f acceptab le t o t h e Township.

Where e x t r a width has been dedicated f o r widening of e x i s t i n g streets, l o t s s h a l l begin a t such e x t r a width l i n e , and a l l set-backs s h a l l be measured from such l i n e .

5.52 Lot Frontage

5.521 All l o t s s h a l l have d i r e c t access t o an e x i s t i n g o r proposed pub l i c s t ree t , o r t o a p r i v a t e street i f i t meets t h e requirements of these regu la t ions .

5.522 Double o r reverse f rontage l o t s s h a l l be avoided except where requi red t o provide s e p a r a t i o n of re- s i d e n t i a l development from major streets o r t o over- come s p e c i f i c disadvantages of topography o r o r i en - t a t i o n .

49.

5.523 A l l r e s i d e n t i a l r eve r se f ron tage l o t s s h a l l have I I I

a rear yard wi th a minimum depth of seventy-f ive (75 ' ) f e e t , measured i n t h e s h o r t e s t d i s t ance from t h e proposed dwell ing u n i t t o t h e u l t ima te r ight-of- way and s h a l l , w i t h i n such rear yard and immediately ad jacent t o t h e right-of-way, have a p l a n t i n g s c r e e n easement of a t least t e n (10 ' ) f e e t i n wid th , across which t h e r e s h a l l b e no r i g h t of access.

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5.53 Building Reserve (Setback) Lines

5.531 Except where a g r e a t e r s e tback is requ i r ed by t h e Township Zoning Ordinance o r o t h e r r e g u l a t i o n s , t h e minimum b u i l d i n g reserve (setback) l i n e s h a l l b e twenty-five (25') f e e t , measured from the u l t ima te right-of-way l i n e of a l l a b u t t i n g streets.

5.532 On any l o t abu t t ing a r a i l r o a d , no dwell ing s h a l l be placed w i t h i n seventy- f ive (75 ' ) f e e t of any p o r t i o n of t h e r a i l r o a d right-of-way line.

5.54 Driveways and Of f - s t r ee t Park ing

5.541 Each proposed dwell ing u n i t i n a subd iv i s ion s h a l l be provided w i t h a t least two o f f - s t r e e t park ing spaces pe r family.

5.5411 I n the case of s ing le- fami ly o r two-family dwell ing bu i ld ings such o f f - s t r e e t park ing space ( s ) s h a l l b e provided behind t h e street right-of-way l i n e and may be a s an a t t ached o r s e p a r a t e garage(s ) , c a r p o r t ( s ) o r driveway(s).

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5.5412 I n t h e case of mult iple-family dwell ing bu i ld ings , such o f f - s t r e e t parking space may be provided i n the form of a parking compound(s) l oca t ed ad jacent t o o r n e a r t h e multi-family b u i l d i n g , provid ing a t least two (2) o f f - s t r e e t parking spaces

I p e r u n i t .

E a c h o f f - s t r e e t park ing area s h a l l provide a 5.5413 usable parking space of a t least two hundred (200) square f e e t , and, where access t o such area is from a c o l l e c t o r o r major street , adequate turnaround space s h a l l b e provided behind t h e right-of-way l i n e . The grade of such parking area should n o t exceed f i v e percent (5%) .

I I I 5.542 Commercial and i n d u s t r i a l subd iv i s ions s h a l l meet

t h e o f f - s t r e e t parking requirements of the Township Zoning Ordinance.

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5 . 5 4 3 P r i v a t e driveways on c o m e r l o t s sha l l b e loca ted a t least f o r t y ( 4 0 ' ) f e e t from the p o i n t of i n t e r - s e c t i o n of t h e n e a r e s t street curb l i n e s .

5.544 I n o rde r t o provide a s a f e and convenient means of access, grades on p r i v a t e driveways should not exceed four teen percent ( 1 4 % ) . Driveways s h a l l b e paved i n accordance wi th Township r egu la t ions .

5.545 I n o rde r t o provide s a f e and convenient i n g r e s s and e g r e s s , p r i v a t e driveway ent rances should be rounded a t a minimum radius of f i f t e e n ( 1 5 ' ) f e e t , o r should have a f l a r e cons t ruc ted t h a t is equ iva len t t o t h i s r a d i u s , a t t h e p o i n t of i n t e r s e c t i o n w i t h t h e cartway edge (curb l i n e ) .

5.55 Lot S ize

5 . 5 5 1 The'minimum l o t s ize and width requirements are t o be found i n t h e Township Zoning Ordinance. The minimum l o t area requirements found i n t h e Zoning Ordinance may be increased by t h e Township Planning Commission according t o t h e r e s u l t s of t h e s o i l per-

Subdivis ion Regulat ions. , co la t ion tests requi red by Sec t ion 4.40 of these

5.552 Where s t u d i e s by t h e County Planning Commission and t h e Township i n d i c a t e t h a t cons t ruc t ion o r ex tens ion of pub l i c s a n i t a r y t runk sewers t o s e r v e t h e subdi- v i s i o n appears probable w i t h i n a reasonable s h o r t t i m e (up t o f i v e y e a r s ) , t h e Township Planning Com- mission may permit l o t s i z e s smaller than as spec i - f i e d i n the Township Zoning Ordinance, provided t h a t s o i l and drainage d a t a submit ted wi th t h e p l an i n d i - cate t h a t temporary on-s i te s a n i t a r y sewage d i sposa l systems w i l l func t ion proper ly w i t h i n the subd iv i s ion and provided t h a t t h e on-lot system design recognizes p o t e n t i a l connection t o a c e n t r a l sewage system ( i . e . , capped sewer m a i n s and house connect ions) .

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5.60

5.61

5.62

5.63

5.64

5.65

S a n i t a r y Sewage Disposal

The subdiv ider sha l l provide the h ighes t type of s a n i t a r y sewage d i sposa l f a c i l i t y c o n s i s t e n t w i th e x i s t i n g phys ica l , geographical and geologica l condi t ions . The fol lowing types of s a n i t a r y sewage d i sposa l f a c i l i t i e s are l i s t e d i n o r d e r of d e s i r a b i l i t y :

5.611 Pub l i c s a n i t a r y sewer and t rea tment p l a n t system;

5.612 Community s a n i t a r y s e w e r system w i t h a temporary sewage t reatment p l a n t ;

5.613 Capped sewers wi th temporary , approved on-si te f a c i l i t i e s ;

5.614 S e p t i c tank w i t h t i l e f i e l d .

Each proper ty s h a l l connect w i t h an approved s e w e r system, i f access ib l e . Where t h e sewer is no t y e t a c c e s s i b l e b u t is planned f o r ex tens ion t o t h e subd iv i s ion , t h e subd iv ide r s h a l l i n s t a l l sewer l i n e s , i nc lud ing la teral connections as may be necessary t o provide adequate service t o each l o t when connection wi th t h e sewer s y s t e m is made. The sewer l i n e s h a l l be s u i t a b l y capped a t t h e limits of t h e subd iv i s ion , and t h e laterals shal l b e capped a t t h e street right-of-way l i n e . When capped sewers are provided, on- s i t e d i sposa l f a c i l i t i e s shal l a l s o b e provided.

A l l sewage d i s p o s a l systems s h a l l conform i n a l l r e spec t s t o t h e minimum requirements of t h e Pennsylvania Department of Environmental Resources , and a l l ord inances , r u l e s and r egu la t ions of t h e Township.

When on-s i te f a c i l i t i e s are requi red , a c a r e f u l l y engineered

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f a c i l i t y s h a l l b e i n s t a l l e d . a l l on-s i te f a c i l i t i e s m u s t b e in spec ted by t h e Township Sewage Disposal O f f i c e r and m u s t b e i n s t a l l e d that they can be approved as complying with t h e approved engineer ing drawings t h a t are p a r t of t h e p lans . Such approval s h a l l be i n w r i t i n g . f a c i l i t i e s s h a l l be provided f o r t h e Township Engineer showing the l o c a t i o n s i z e s and/or c a p a c i t i e s of a l l p i p e s , t anks , c leanouts , vents and t i l e f i e l d s .

I f on-s i te s a n i t a r y sewage d i s p o s a l f a c i l i t i e s are t o b e u t i l i z e d t h e Township Planning Commission may r e q u i r e t h a t the Subdivider submit an Economic F e a s i b i l i t y Report i f t h e Township Planning Commission cons iders t h a t such f a c i - l i t i e s are no t t h e h i g h e s t type c o n s i s t e n t w i th e x i s t i n g phys ica l , geographical and geo log ica l condi t ions . Such

Before covering and b a c k f i l l i n g ,

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?ho copies of an "as b u i l t " drawing of on-s i te

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5.66

5.70

5.71

5.72

5.73

5.74

r epor t s h a l l compare the cos t of provid ing such f a c i l i t i e s and t h e c o s t of provid ing ' such h ighe r type of f a c i l i t y ( s ) as l i s t e d i n Sec t ion 5.61. Based on a n a l y s i s of t h i s Economic F e a s i b i l i t y Report , t h e Township Planning Commis- s i o n may r equ i r e t h e i n s t a l l a t i o n of a community s a n i t a r y s e w e r system.

Wherever approval by the Pennsylvania Department of Environ- mental Resources is requi red f o r t h e water supply o r s an i - t a r y sewage d i s p o s a l system(s) f o r a proposed subd iv i s ion , t he Township Planning Commission s h a l l r e q u i r e t h a t a copy of such approval c e r t i f i c a t i o n s h a l l be submit ted p r i o r t o recording of a p lan .

Water Supply

Whenever an e x i s t i n g p u b l i c o r approved community water system is geographical and economically a c c e s s i b l e t o a proposed subd iv i s ion , a d i s t r i b u t i o n system s h a l l be de- s igned t o fu rn i sh an adequate supply of water t o each l o t , wi th adequate main s izes and f i r e hydrant l oca t ions t o meet t h e s p e c i f i c a t i o n s of t h e Middle Department Associa- t i o n of F i r e Underwriters. A copy of t h e approval of such system by t h e appropr i a t e p u b l i c agency o r u t i l i t y company s h a l l be submit ted wi th t h e F i n a l Plan. S u i t a b l e agreement s h a l l a l s o b e e s t a b l i s h e d f o r t h e ownership and maintenance of such d i s t r i b u t i o n system.

Where such systems are no t access ib l e , p a r t i c u l a r l y where on-s i te s a n i t a r y sewer d i sposa l systems are t o be used, a community water supply s h a l l be requi red . I f such a system i s provided, i t shal l b e approved by t h e Pennsylvania De- partment of Environmental Resources, and appropr i a t e agreements e s t a b l i s h e d t o ensure proper and adequate maintenance.

Where i n d i v i d u a l on-si te water supply system(s) are t o be u t i l i z e d , each l o t s o served s h a l l b e of a s i z e and shape t o allow s a f e l o c a t i o n of such a system, and no w e l l s h a l l be placed w i t h i n one hundred (100') f e e t of any p a r t of the subsur face sewage d i sposa l system. supply system s h a l l be cons t ruc ted i n f u l l compliance wi th Pennsylvania Department of Environmental Resources s p e c i f i c a t i o n s .

The i n d i v i d u a l

Where i n d i v i d u a l on-s i te water supply system(s) are t o be u t i l i z e d , i t is recommended (but n o t requi red) t h a t t h e subdiv ider provide a t least one test w e l l f o r each t en proposed dwell ing u n i t s . Such w e l l s should be d r i l l e d , cased, and grout s e a l e d i n t o bed rock, a t least f i f t y (50 ' ) f e e t deep, and should have a product ion capac i ty of a t l eas t f i v e ga l lons p e r minute of s a f e , po tab le dr inking w a t e r , as c e r t i f i e d by a S t a t e o r Township h e a l t h o f f i c e r . No w e l l s h a l l be c l o s e r than 100 f e e t from a t i l e f i e l d .

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5.80

5.81

5.82

5.83

5.84

5.85

5. 86

S t o m Drainape

Storm sewers , c u l v e r t s and r e l a t e d i n s t a l l a t i o n s should be provided as necessary t o :

5.811 Permit unimpeded flow of n a t u r a l water courses ;

5.812 Ensure adequate drainage of a l l l o w p o i n t s a long the l i n e of streets;

5.813 I n t e r c e p t s torm water run-off a long streets a t i n t e r - v a l s r e l a t e d t o the e x t e n t and grade of t h e area dra ined;

5.814 Provide p o s i t i v e dra inage away from on- s i t e sewage d i s p o s a l f a c i l i t i e s .

Storm sewers and r e l a t e d i n s t a l l a t i o n s s h a l l be r equ i r ed only when t h e run-off of s torm water cannot be s a t i s f a c - t o r i l y handled w i t h i n t h e street cartway. Engineer s h a l l determine whether the run-off can b e o r cannot be s a t i s f a c t o r i l y handled w i t h i n t h e street cartway.

Where e x i s t i n g s to rm sewers are reasonably a c c e s s i b l e , and of adequate capac i ty , proposed subd iv i s ion s h a l l , i f neces- s a r y connect t o t h e e x i s t i n g s to rm sewers.

Tlie Township

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I n the des ign of s torm dra inage f a c i l i t i e s , s p e c i a l considera- I t i o n s h a l l be given t o avoidance of problems h i c h may arise from t h e concen t r a t ion of s torm water runoff onto ad jacent developed o r undeveloped p r o p e r t i e s . f a c i l i t i e s i nc lud ing runoff c a l c u l a t i o n s , s h a l l be s u b j e c t t o t h e review and approval of t h e Township Engineer.

The design of such

Storm drainage facilities should be designeid n o t only t o handle t h e a n t i c i p a t e d peak d ischarge from t h e proper ty be ing subdivided, b u t a l s o t h e a n t i c i p a t e d inc reased runoff t h a t w i l l occur when a l l t h e p rope r ty a t a h ighe r e l e v a t i o n i n t h e same watershed is f u l l y developed.

Where a subd iv i s ion is t r a v e r s e d by a water course , d ra inage way channel o r stream, t h e r e s h a l l b e provided a dra inage easement conforming s u b s t a n t i a l l y with t h e l i n e of such water course , d ra inage way, channel, o r stream and of such width as w i l l b e adequate t o p re se rve the unimpeded f law o r n a t u r a l d ra inage , o r f o r t h e p,urpose of widening, deepening, r e l o c a t i n g , improving o r p r o t e c t i n g such dra inage f a c i l i t i e s . Any changes i n t h e e x i s t i n g dra inage way s h a l l b e s u b j e c t t o t h e approval of t h e Pennsyl- vania Water and Power Resources Board when that Board has j u r i s d i c t i o n . The subd iv ide r s h a l l p rope r ly grade and seed

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s l o p e s and fence open d i t c h e s when i t is deemed necessary by the Township Planning Commission. s h a l l b e kep t as lawn.

A r e a s w i t h i n easements

5.87 A l l streets s h a l l be s o designed as t o provide f o r the d ischarge of s u r f ace w a t e r from t h e i r r ights-of-way.

5.88 The s l o p e of t he crown on proposed streets sha l l be n o t less than 1 / 8 of an inch p e r foo t and no t more t h a n t l / 3 of an inch p e r foot .

5.89 Adequate f a c i l i t i e s s h a l l be provided a t low p o i n t s a long s t reet and a t street i n t e r s e c t i o n s where necessary t o in- t e r c e p t run-off. Crossing g u t t e r s w i l l n o t be permi t ted .

5.90 .Pub l i c U s e and Service A r e a s

5.91 Pub l i c Grounds

5.911 I n reviewing subd iv i s ion p l ans , t h e Township Planning Commission sha l l cons ider whether community f a c i l i t i e s e s p e c i a l l y schoo l s , i n t h e area are adequate t o serve t h e needs of t h e a d d i t i o n a l dwellings proposed by t h e subd iv i s ion , and s h a l l make such r e p o r t thereon as i t deems necessary i n t h e p u b l i c i n t e r e s t ,

5.912 Subdividers s h a l l g ive earnest cons idera t ion t o t h e d e s i r a b i l i t y of provid ing o r r e se rv ing areas f o r f a c i l i t i e s normally requi red i n r e s i d e n t i a l neigh- borhoods, i nc lud ing churches , l i b r a r i e s , schools and o t h e r p u b l i c bu i ld ings ; parks , playgrounds and p l a y f i e l d s ; shopping and l o c a l bus iness cen te r s . Areas provided o r reserved f o r such community f a c i l i t i e s should b e adequate t o provide f o r b u i l d i n g sites , landscaping and o f f - s t r e e t parking as appropr ia te t o t h e uses proposed. P r i o r t o the p repa ra t ion of p lans , subd iv ide r s of l a r g e tracts should review wi th t h e s t a f f of t h e Township Plan- n ing Commission t h e minimum s tandards f o r var ious community f a c i l i t i e s app l i cab le t o t h e t rac t be ing subdivided .

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5.913 I n subdiv is ions which are intended t o provide hous- i n g f o r more than f i f t y (50) f a m i l i e s , t h e Township Planning Commission s h a l l r e q u i r e s u i t a b l e open areas f o r r e c r e a t i o n and s h a l l make a recommendation as t o t h e l o c a t i o n the reo f . Standards t o be used by t h e Township Planning Commission i n recommending

as fol lows: t h e r e se rva t ion of space f o r r e c r e a t i o n s h a l l b e -

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Dens i t y % of Tract

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1-3 d.u. /ac .* 3 .1 - 6 6 . 1 - 10 10 .1 - 15

5% 10 % 15% 20%

*(d.u. /ac . is dwell ing u n i t s p e r acre)

The above requirements s h a l l apply t o land subdiv is ions o r developments which are planned t o provide housing f o r t h e fol lowing number of f a m i l i e s by u n i t type:

Unit Type Open Space Required S ing le Family 50 u n i t s o r more Townhouse & Multi-Family d e n s i t i e s i n excess of 4.0

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and/or involv ing 20 o r more u n i t s .

- When mixed types are proposed w i t h i n a development (ex: S ing le Family and Townhouses) open space s h a l l be requi red where t h e r e are 50 o r more t o t a l u n i t s and/or a d e n s i t y i n excess of 4.0.

I n circumstances where the requi red f a c i l i t i e s are o therwise a v a i l a b l e o r s u b s t i t u t e f a c i l i t i e s may be provided by t h e subd iv ide r , t he Township Superv isors , a f t e r pub l i c hea r ing on due n o t i c e , may g ran t a va r i ance w i t h appropr i a t e condi- t i o n s t o i n s u r e a l t e r n a t e f a c i l i t i e s .

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5.914 The Township Supervisors may b e r e s o l u t i o n p r o h i b i t t he subdiv ider from e r e c t i n g any s t r u c t u r e on, removing o r des t roying any trees o r t o p s o i l on, doing any grading on, and making any use of any l and i n h i s subd iv i s ion which is designated f o r s t reet , park , o r o t h e r p u b l i c use on the O f f i c i a l Map of t h e Township. The r e s o l u t i o n may p r o h i b i t t he subdiv ider from engaging i n such a c t i o n s f o r a per iod of one year a f t e r t h e subdiv ider has submit ted a w r i t t e n no t i ce t o t h e Township Supervisors announcing h i s i n t e n t i o n s t o develop t h e land des igna ted f o r p u b l i c use , o r has made formal a p p l i c a t i o n f o r an o f f i c i a l permit t o b u i l d a s t r u c t u r e f o r p r i v a t e use. The r e s e r v a t i o n f o r pub l i c grounds s h a l l l a p s e a t the end of one year un le s s t h e Township Supervisors s h a l l have acqui red t h e proper ty o r begun condemnation proceedings t o acqu i r e such proper ty be fo re the end of t h e year .

5.92 Community Assets

5.921 Cons idera t ion s h a l l b e shown f o r a l l n a t u r a l f e a t u r e s such as l a r g e trees, which i f preserved, w i l l add a t t r a c t i v e n e s s and va lue t o the remainder of t h e subdiv is ion . Threes s h a l l be preserved wherever poss ib l e .

5.93 U t i l i t y Easements

5.931 Easements wi th a width of f i f t e e n f e e t (15') s h a l l be provided f o r po le s , wires, condu i t s , s torm and s a n i t a r y sewers, gas , water and h e a t mains and/or o t h e r u t i l i t y l i n e s intended t o s e r v i c e the a b u t t i n g l o t s . No s t r u c t u r e s o r trees s h a l l be placed w i t h i n such easements.

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i 5.932 There s h a l l be a minimum d i s t a n c e of twenty (20 ' ) f e e t from the right-of-way l i n e , measured i n the s h o r t e s t d i s t ance between any proposed dwell ing u n i t and any petroleum, petroleum products o r n a t u r a l gas t ransmiss ion l i n e which t r a v e r s e s t h e s ub d i v i s ion .

5.933 To t h e f u l l e s t e x t e n t poss ib l e , easements s h a l l b e centered on o r ad jacent t o rear o r s i d e l o t l i n e s .

5.934 Where gas o r petroleum t ransmiss ion l i n e s are a p a r t of t h e proposed development , e i t h e r e x i s t i n g w i t h i n o r r equ i r ing r e l o c a t i o n , cons t ruc t ion s h a l l occur on a minimum of a f i f t y (50') f e e t right-of-way and s h a l l comply t o t h e app l i cab le requirements of t h e Pennsylvania Pub l i c Utilities Commission Regulations.

5.935 Underground e lec t r ic d i s t r i b u t i o n l i n e s should be i n s t a l l e d i n a l l new subdiv is ions . d iv i s ions wi th f i v e o r more unimproved l o t s any ex tens ions of t h e e lec t r ic d i s t r i b u t i o n l i n e s s h a l l be placed underground. Where p o s s i b l e , a l l new ser- v i c e la terals from e x i s t i n g overhead d i s t r i b u t i o n l i n e s s h a l l be p laced underground.

I n e x i s t i n g sub-

5.94 Erosion and Sediment Controls

5.941

5.942

5.943

5.944

Land proposed f o r subd iv i s ion s h a l l n o t be developed o r changed by grading, excavat ing , o r by t h e removal o r des t ruc t ion of t h e n a t u r a l t o p s o i l , trees o r o t h e r vege ta t ive cover unless adequate provis ions f o r minimizing e ros ion and sediment are provided by t h e Plan.

Plans f o r e ros ion and sediment c o n t r o l s h a l l conform t o t h e requirements of Chapter 102 of t h e Rules and Regulations of t h e Pennsylvania Department of Environ- mental Resources. Where requ i r ed , such p l an s h a l l b e approved and t h e i n s t a l l a t i o n s necessary t o implement the same s h a l l be made by t h e developer as a requi red improvement.

The p l a n f o r e ros ion and sediment c o n t r o l s h a l l meet t h e s tandards and s p e c i f i c a t i o n s of t h e Berks County S o i l and Water Conservation D i s t r i c t as adopted from t h e USDA S o i l Conservation Serv ice s t anda rds and s p e c i f i c a t i o n s .

The' fol lowing guide l ines s h a l l be appl ied as needed i n developing e ros ion and sediment c o n t r o l measures :

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5.9441 S t r i p p i n g of vege ta t ion , g rad ing , f i l l i n g , I I 1 1

excavat ing o r o t h e r a l t e r a t i o n of t h e landscape s h a l l be done i n such a way t h a t w i l l minimize e ros ion .

5.9442 Whenever f e a s i b l e , n a t u r a l vege ta t ion s h a l l be r e t a ined , pro tec t ed and supplemented.

5.9443 The d i s tu rbed area and t h e du ra t ion of exposure shall b e kep t t o a p r a c t i c a l minimum.

I 5.9444 Disturbed s o i l s s h a l l , b e s t a b i l i z e d as .

quickly as p r a c t i c a b l e .

Temporary vege ta t ion and/or mulching s h a l l be used t o p r o t e c t exposed c r i t i c a l areas dur ing development.

5.9445

I 5.9446 The permanent vege ta t ion and mechanical e ros ion c o n t r o l and dra inage measures s h a l l be i n s t a l l e d as soon as p r a c t i c a l i n the development.

Provis ions s h a l l b e made t o e f f e c t i v e l y accommodate the increased run-off caused by changed s o i l and s u r f a c e condi t ions dur ing and a f t e r development. Where neces- s a r y the rate of s u r f a c e wa te r run-off w i l l b e mechanically r e t a rded .

Sediment i n t h e run-off w a t e r s h a l l be t rapped u n t i l the d i s tu rbed area is s t a b i l i z e d by t h e use of d e b r i s b a s i n s , sediment b a s i n s , s i l t t r a p s o r similar measures.

5.9447

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5.9448

5.945 The fol lowing gu ide l ines shal l b e appl ied as needed i n excavat ion and f i l l s as p a r t of e ros ion and sediment c o n t r o l s :

5.9451 All l o t s , t racts o r p a r c e l s s h a l l be graded I I I

t o provide p o s i t i v e dra inage away from t h e b u i l d i n g , without ponding .

5.9452 Grading and c u t - f i l l ope ra t ions s h a l l be kept t o a minimum t o ensure conformity with the n a t u r a l topography, t o minimize t h e e ros ion hazard , and t o adequately handle t h e s u r f ace run-of f .

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5.9453 Cut and f i l l s l o p e s s h a l l n o t be s t e e p e r than 2 : l unless s t a b i l i z e d by a r e t a i n i n g w a l l o r c r ibb ing except as approved by the Board when handled under s p e c i a l condi t ions .

5.9454 Adequate provis ions s h a l l b e made t o prevent s u r f a c e w a t e r from damaging the cut f a c e of excavat ions of t he s l o p i n g s u r f a c e s of f i l l s .

5.9455 Cut and f i l l s s h a l l no t endanger ad jo in ing property.

5.9456 F i l l s h a l l b e placed and mechanically com- pacted to minimize s l i d i n g o r e ros ion of t he s o i l .

5.9457 F i l l s s h a l l n o t encroach on n a t u r a l water courses o r cons t ruc ted channels.

5.9458 F i l l s placed ad jacent t o n a t u r a l w a t e r courses o r cons t ruc ted channels s h a l l have s u i t a b l e p r o t e c t i o n a g a i n s t e ros ion during per iods of f looding.

5.9459 Grading w i l l no t b e done i n such a way s o as t o d i v e r t water onto the proper ty of another landowner wi thout the expressed consent of t h e Township Board of Supervisors .

5.9460 During grading ope ra t ions , necessary measures f o r d u s t $ c o n t r o l sha l l b e exerc ised .

5.9461 Grading equipment w i l l n o t be allowed t o cross l i v e streams. Provis ions w i l l b e made f o r t h e i n s t a l l a t i o n of c u l v e r t s o r br idges .

I ARTICLE V I - IMPROVEMENT SPECIFICATIONS

Sect ion 6.10 General Requirements

6.11 Phys ica l improvements t o t h e proper ty be ing subdivided shall be provided, cons t ruc ted , and i n s t a l l e d as shown on t h e Record P lan , i n accordance w i t h t h e requirements of t h e Township.

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6.13 A l l improvements i n s t a l l e d by t h e subd iv ide r s h a l l b e I I

6.14 Supervis ion of t h e i n s t a l l a t i o n of improvements r equ i r ed I I I I I I I

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6.12 A s a condi t ion t o r e v i e w of a F i n a l P l an by t h e Township Planning Commission, t h e subd iv ide r s h a l l agree w i t h t h e Township as t o i n s t a l l a t i o n s of a l l improvements shown on t h e P lan and r equ i r ed by these r egu la t ions and s h a l l execute and f i l e Subdivis ion Improvements Agreement , Form LSR-4.

cons t ruc ted i n accordance w i t h t h e app l i cab le design s p e c i f i c a t i o n s of the Township o r , where none apply, as prepared by t h e Township Engineer. Where requi red , t h e s p e c i f i c a t i o n s of t h e a p p l i c a b l e S t a t e agency s h a l l b e used.

by Sec t ion 6.20 fo l lowing , s h a l l i n a l l cases be the r e s p o n s i b i l i t y of t h e Township o r of the a p p r o p r i a t e S t a t e regula tory agency.

Sec t ion 6.20 Required Improvements

The fol lowing improvements , as shown on the Record P lan , s h a l l b e provided by t h e subdiv ider :

6.21 S t r e e t Grading. A l l S t r e e t s s h a l l be graded a t f u l l right- of-way width.

6.22 Cartway Paving. A l l streets in tended t o be dedica ted t o p u b l i c use s h a l l be paved t o f u l l cartway width (as shown on t h e F i n a l P lan) , i n accordance wi th Township Require- men ts .

6.23 Curbs. Curbs s h a l l b e i n s t a l l e d along bo th s i d e s of a l l streets, except where t h e average l o t f ron tage (measured a t t h e b u i l d i n g se tback l i n e ) is one hundred (100) f e e t o r l a r g e r , and except a long s e r v i c e streets. Curbs s h a l l be e i t h e r t h e v e r t i c a l type o r t h e r o l l e d curb-and-gutter type, except t h a t r o i i e d curbs s h a l l n o t b e used on streets whose grade exceeds s i x percent (6%), o r on any c o l l e c t o r o r major streets. The t r a n s i t i o n from one type t o another s h a l l b e made only a t a street i n t e r s e c t i o n , and adequate provis ion sha l l b e made f o r driveway ent rances .

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6.24 Sidewalks

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6.241 Sidewalks w i t h a width of fou r (4) f e e t s h a l l be i n s t a l l e d as requi red by t h e Township on both s i d e s of a l l streets except t h a t :

6.2411 Where requi red , sidewalks s h a l l b e i n s t a l l e d on only one (1) s i d e of marginal access streets; and

6.2412 No s idewalks s h a l l be r equ i r ed a long service streets; and

6.2413 Except where requi red f o r t h e extensionof e x i s t i n g , abu t t ing s idewalks, no s idewalks s h a l l be requi red along minor streets

. where t h e average l o t f rontage (measured a t t h e b u i l d i n g r e se rve l i n e ) is one hundred (100) f e e t o r l a r g e r , un less such s streets are w i t h i n t h e requi red walking area of a school o r community f a c i l i t i e s encouraging pedes t r i an t r a f f i c .

6.242 Wherever s idewalks are requi red , curbs s h a l l a l s o b e requi red , and i n accordance w i t h t h e s p e c i f i c a - t i o n s of Sec t ion 6.23.

6.25 Storm Sewers. Storm sewers and r e l a t e d f a c i l i t i e s s h a l l be i n s t a l l e d consis t e n t wi th acceptab le design p r i n c i p l e s and the recommendations contained i n Sec t ion 5.80 of these Regulations.

6.26 San i t a ry Sewage Disposal .

6.261 San i t a ry sewage d i sposa l s y s t e m s h a l l be provided cons i s t en t wi th t h e requirements contained i n A r t i c l e V of these regu la t ions . On-si te s a n i t a r y sewage d i sposa l f a c i l i t i e s s h a l l comply w i t h t h e design s tandards l i s t e d i n Appendix I V .

6.262 Whenever a subdiv ider proposes that i n d i v i d u a l on-s i te s a n i t a r y sewage d i sposa l systems s h a l l be u t i l i z e d w i t h i n the subd iv i s ion , the subd iv ide r s h a l l e i t h e r install such f a c i l i t i e s o r s h a l l r e q u i r e (by deed r e s t r i c t i o n o r o the rwise ) , as a condi t ion of t he sale of each l o t o r p a r c e l w i t h i n t h e subd iv i s ion , t h a t such f a c i l i t i e s s h a l l be i n s t a l l e d by t h e purchaser of such l o t o r p a r c e l a t t h e t i m e t h a t a p r i n c i p a l b u i l d i n g is cons t ruc ted and i n accordance wi th these r egu la t ions .

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i 6 . 2 6 3 I n a l l o t h e r cases, t h e subd iv ide r s h a l l provide

a complete community o r p u b l i c s a n i t a r y sewage d i sposa l system.

s u b j e c t t o t h e approval of the Township Engineer. The design and i n s t a l l a t i o n of such community d i s - t r i b u t i o n system s h a l l a l s o be s u b j e c t t o t h e approval of the Pennsylvania Department of Environ- mental Resources and such system s h a l l be f u r t h e r s u b j e c t t o s a t i s f a c t o r y p rov i s ion f o r the maintenance the reo f .

The design and i n s t a l l a t i o n of such pub l i c system s h a l l b e

6 . 2 7 Water Supply

6.271 Water supply sys tem(s) s h a l l b e provided consis t e n t w i th t h e s t anda rds and recommendations contained i n Sec t ion 5 . 7 0 of t h e r egu la t ions .

6 .272 Where t h e subd iv ide r proposes t h a t on - s i t e water supply systems s h a l l be u t i l i z e d w i t h i n t h e sub- d i v i s i o n , t h e subd iv ide r s h a l l either i n s t a l l such f a c i l i t i e s o r s h a l l r e q u i r e (by deed restric- t i o n o r o the rwise ) , as a condi t ion of the sale of each l o t o r p arcel w i t h i n t h e subd iv i s ion t h a t t h e f a c i l i t i e s sha l l be i n s t a l l e d by t h e purchaser of such l o t o r p a r c e l a t t h e t i m e t h a t a p r i n c i p a l b u i l d i n g is cons t ruc t ed , and i n accordance wi th these r egu la t ions .

6 . 2 7 3 Wherever economically f e a s i b l e , t h e subd iv i s ion shall be provided w i t h a complete pub l i c o r community water d i s t r i b u t i o n system. i n s t a l l a t i o n of such p u b l i c system s h a l l b e s u b j e c t t o the approval of t h e engineer of the appropr i a t e water u t i l i t y company o r t h e Township engineer ; t h e design and i n s t a l l a t i o n of such community d i s t r i b u t i o n system shal l b e s u b j e c t t o the approval of t h e Pennsylvania Department of Environ- mental Resources and such system s h a l l be f u r t h e r s u b j e c t t o s a t i s f a c t o r y p rov i s ion o f t h e maintenance the reo f .

The design and

6 . 2 8 F i r e Hydrants. Wherever a p u b l i c o r community water supply system is provided, f i r e hydrants s h a l l b e in- s t a l l e d w i t h i n 600 f e e t of a l l e x i s t i n g and proposed s t r u c t u r e s , measurid by way of a c c e s s i b l e streets (as s p e c i f i e d bjr t h e Middle Department Assoc ia t ion of F i r e Underwri ters) .

6 . 2 9 Monuments

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6 . 2 9 1 Permanent s t o n e , concre te o r s teel p in monuments s h a l l be accu ra t e ly (as s p e c i f i e d i n Sec t ion 4 . 3 3 7 ) placed a t t h e i n t e r s e c t i o n of a l l l o t and boundary l i n e s forming angles and a t changes i n d i r e c t i o n of l i n e s i n the boundary (per imeter ) of t he proper ty be ing subdivided.

6 . 2 9 2 A l l monuments s h a l l be placed by a Regis te red Pro- f e s s i o n a l Engineer o r Surveyor s o t h a t t h e c e n t e r of t h e monument s h a l l co inc ide e x a c t l y wi th t h e p o i n t of i n t e r s e c t i o n of t h e l i n e s be ing monumented.

6 . 2 9 3 Monuments s h a l l b e set w i t h t h e i r top l e v e l w i t h t h e f i n i s h e d grade of surrounding ground, except :

6 . 2 9 3 1 Monuments which are p laced w i t h i n l i n e s of e x i s t i n g o r proposed s idewalks s h a l l b e s o loca ted (p re fe rab ly beneath t h e s idewalks) t h a t t h e i r tops w i l l n o t b e a f f e c t e d by l a t e r a l movement of t he s idewalk; and

6 . 2 9 3 2 Where monuments are loca ted beneath a s ide - walk, proper access s h a l l b e provided f o r t h e i r use.

6 . 2 9 3 3 Where s idewalks are e x i s t i n g , a s t o n e p o i n t (a fou r inch [ 4 " ] squa re c h i s e l cu t w i th a d r i l l h o l e i n center ) may be s u b s t i t u t e d f o r a monument.

6 . 2 9 4 A l l streets s h a l l b e monumented (preferab ly on the right-of-way l i n e ) a t t h e fol lowing l o c a t i o n s o r on t h e f i v e ( 5 ) foo t range l i n e .

6 . 2 9 4 1 A t least one (1) monument a t each street i n t e r s e c t i o n ;

6 . 2 9 4 2 A t changes i n d i r e c t i o n of street l i n e s , excluding a r c s a t i n t e r s e c t i o n s ;

6 . 2 9 4 3 A t each end of each curved street l i n e , excluding curb arcs a t i n t e r s e c t i o n s ;

A t i n t e rmed ia t e monument wherever topographical o r o t h e r condi t ions make i t impossible t o s i g h t between two ( 2 ) otherwise requi red monuments ;

6 . 2 9 4 4

6 . 2 9 4 5 A t such o t h e r p laces along the l i n e of streets as may be determined by t h e Township Engineer t o be necessary s o t h a t any street may be r e a d i l y def ined i n t h e f u t u r e .

6 3

6.30

6.40

6.41

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6.43

S t r e e t Signs. Street name s i g n s shall b e i n s t a l l e d a t a l l street i n t e r s e c t i o n s . s i g n s s h a l l be s u b j e c t t o approval by t h e Township.

The des ign and placement of such

Recommended Improvements. The fol lowing improvements are recommended b u t no t requi red .

S t r e e t L igh t s . I n accordance w i t h the condi t ions t o be agreed upon by t h e subd iv ide r , t h e Township, and the ap- p r o p r i a t e p u b l i c u t i l i t y , street l i g h t s are recommended t o be i n s t a l l e d i n a l l subd iv i s ions . Where street l i g h t s are i n i t i a l l y i n s t a l l e d , and a l s o when they are n o t i n i t i - a l l y i n s t a l l e d , a t t h e r eques t of t h e Township Superv isors t h e developer s h a l l be r e spons ib l e f o r provid ing u t i l i t y easements f o r f u t u r e street l i g h t i n g i n s t a l l a t i o n a f t e r c o n s u l t a t i o n wi th t h e p u b l i c service u t i l i t y company in - volved.

Shade Trees7 Reasonable e f f o r t should b e made by t h e sub- d i v i d e r t o preserve e x i s t i n g shade trees, and, i n a d d i t i o n , deciduous hardwood trees w i t h a minimum c a l i p e r of one and one h a l f (1-1/2) inches should be provided, i n accordance, w i th condi t ions t o b e agreed upon by t h e Township, and if necessary , t h e appropr i a t e p u b l i c u t i l i t y . Where provided, such trees should b e p l an ted between t h e s idewalk and t h e b u i l d i n g r e se rve ( se tback) l i n e a t least f i v e (5) f e e t from t h e s idewalk o r between t h e curb and s idewalk , provided t h e p l a n t i n g s t r i p is a minimum of t e n (10) f e e t wide. A separate landscape p l a n may be r equ i r ed as noted i n Sec t ion 4.367.

Markers. Metal markers are recommended t o b e accu ra t e ly p laced a t a l l l o t c o m e r s p r i o r t o development o r sale of pa rce l s .

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ARTICLE V I 1 - MOBILE HOME PARKS

Sec t ion 7 .OO General Requirements

Mobile Home Parks, as def ined i n t h e Township Zoning Ordinance, s h a l l comply wi th a l l t he design s tandards s t a t e d i n Article V of t h i s Ordinance and i n add i t ion t o t h e s p e c i a l design s t anda rds set f o r t h i n t h i s A r t i c l e . Any change s h a l l comply wi th Sec t ion 3.73 whether o r no t t h e p lan is recorded.

Park f a c i l i t i e s s h a l l be arranged t o create a p leasan t l i v i n g environment. There s h a l l be v a r i a t i o n s i n t h e street p a t t e r n , block shapes, and t h e l o c a t i o n of mobile home s t ands . Excessive r e p e t i t i o n of t h e p r i n c i p a l elements of t h e p l an i s no t acceptab le .

7.01

7.02

Water Supply

7.011

7.012

7.013

7.014

Approved Source: connected t o a p u b l i c water supply when such is a v a i l a b l e i n accordance wi th t h e p rov i s ions of Sec t ion 5.71 and 6.273 of t h i s ordinance. I n cases where such p u b l i c supply is n o t a v a i l a b l e , t h e mobile home park s h a l l be provided wi th a community water supply system i n accordance wi th the provis ions of Sec t ion 5.72 and 6.273 of t h i s ordinance.

A l l mobile home parks s h a l l b e

Connection: A l l mobile homes and s e r v i c e bu i ld ings s h a l l be connected t o t h e approved water supply ,

system. Indiv idua l water riser p ipes having an i n s i d e diameter of no less than three- four ths (3/4) inch s h a l l be provided f o r each mobile home s t and and s h a l l t e rmina te no less than fou r ( 4 ) inches above the ground.

P ro tec t ion of Lines: Adequate provis ions s h a l l be made t o p r o t e c t water s e r v i c e l i n e s from damage inc lud ing a shut-off va lve on each mobile home space below t h e f r o s t l i n e .

F i r e Hydrants: Where a p u b l i c water supply i s a v a i l a b l e , f i r e hydrants s h a l l be Cns ta l led i n accordance wi th any Township r egu la t ions pe r t a in - i n g the re to , and i n accordance wi th any r egu la t ions of t he pub l i c water supply.

Sewape Disposal

7.021 Approved Sys tem: A l l mobile home parks s h a l l be connected t o a pub l i c sewerage system when such is ava i l ab le . system i s no t available, t h e mobile home park s h a l l be provided wi th a community sewage c o l l e c t i o n and

I n cases where such p u b l i c sewerage

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7.022

d i s p o s a l system, approved by t h e Pennsylvania Department of Environmental Resources and conforming t o the requirements of Sec t ions 5.63, 5.66 and 6 . 2 6 3 of &hi s ordinance.

Connection: A l l mobile homes and s e r v i c e bu i ld ings s h a l l be connected t o an approved sewage system. Ind iv idua l sewer-riser p ipes having a minimum diameter of fou r ( 4 ) inches s h a l l be loca t ed on each mobile home s t and and s h a l l extend a t least one (1) inch above ground l e v e l . The sewer-riser p ipe s h a l l be s e a l e d wi th a secu re ly fas tened p lug o r cap when the mobile home s i te is unoccupied.

7.023 P r o t e c t i o n of t h e System: Adequate p rov i s ion s h a l l be made t o p r o t e c t s a n i t a r y sewers from s torm water f i l t r a t i o n and breakage. A l l sewer l i n e s s h a l l be cons t ruc ted wi th materials and by methods approved by t h e Pennsylvania Department of Environmental Resources.

7:03 Storm Drainage

7:031 Surface Drainage: The ground s u r f a c e i n a l l p a r t s of t h e mobile home park s h a l l be graded, su r f aced and proper ly equipped t o d r a i n a l l s u r f a c e water i n a s a f e and e f f i c i e n t manner as approved by t h e Township Engineer.

7:032 Drainage S t ruc tu re : Storm sewers, c u l v e r t s and r e l a t e d appurtenances s h a l l b e provided t o permi t t h e unimpeded flow of n a t u r a l water courses; t o i n s u r e adequate dra inage of a l l low p o i n t s a long t h e l i n e of streets; t o i n t e r c e p t s torm water run-off a long streets a t i n t e r v a l s r e l a t e d t o t h e e x t e n t and grade of t h e area d ra ined ,

7:033 Separa t ion of Storm Water: Storm water s h a l l be kep t s e p a r a t e from a l l s a n i t a r y waste u n t i l t h e l a t te r i s t r e a t e d i n a manner approved by t h e Pennsylvania Department of Environmental Resources.

7:034 Design: The des ign requirements f o r s u r f a c e water dra inage s h a l l conform t o the requirements of Sec t ion 5.80 of t h i s ordinance.

7.04 Intra-Park S t r e e t s

7.041 General: P r i v a t e l y owned and maintained streets s h a l l be provided w i t h i n t h e park as p r i n c i p a l t raff ic-ways and such t h a t each mobile home s t a n d is adjacent t o and has access t o such street .

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7.043

7.044

7.045

7.046

Width: A l l mobile home park streets s h a l l have a right-of-way of t h i r t y f o u r (34). f e e t and a paved cartway of twenty fou r (24) f e e t .

Construct ion Standards: s u r f a c e s h a l l be cons t ruc ted i n conformance wi th any s p e c i f i c a t i o n s of t h e Township app l i cab le t o p u b l i c streets.

Pavement base and wearing

- Curbs: Curbs s h a l l be r equ i r ed on both s i d e s of a l l streets of a mobile home park. Curbs may be e i t h e r t h e v e r t i c a l type o r r o l l e d curb and g u t t e r type and s h a l l be uniform throughout t h e park and conform t o t h e s p e c i f i c a t i o n s of t h e Township app l i cab le t o p u b l i c streets.

Clear Sipht Trianvle: l i n e s of i n t e r s e c t i n g streets, a clear s i g h t t r i a n g l e of seventy f i v e (75) f e e t from t h e p o i n t of i n t e r s e c t i o n s s h a l l be kep t f r e e of a l l obs t ruc t ions , except t h a t a t the i n t e r s e c t i o n of a park road wi th a p u b l i c road, t h e clear s i g h t t r i a n g l e s h a l l be one hundred (100) f e e t .

Measured along t h e cen te r

Grades: percent and a maximum grade of 15 percent on a l l mobile home park streets.

There s h a l l be a minimum grade of 0.75

7.05 Parkinp and Driveways

7.051

7.052

7.06 Walks

7.061

Mobile Home Parks : shall b e provided i n a l l mobile home parks i n accordance wi th t h e requirements of Sec t ion 614 of t h e Township Zoning Ordinance. Two (2) spaces p e r dwell ing u n i t s h a l l be provided e i t h e r on t h e mobile home s i t e o r i n common areas w i t h i n two hundred (200) f e e t of t he mobile home served.

Paved o f f - s t r e e t parking spaces

Detached Mobile Homes: Each detached mobile home s h a l l have a paved driveway and parking f a c i l i t i e s i n accordance wi th Sec t ion 614 of t h e Township Zoning Ordinance.

Location: All mobile home parks s h a l l provide pedes t r i an walks which s h a l l provide access between ind iv idua l mobile homes, service and accessory bu i ld ings , and pub l i c rights-of-way.

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7.062 Width: A l l p edes t r i an walks s h a l l have a minimum width of four ( 4 ) f e e t .

7.063 Construct ion: A l l pedes t r i an walks s h a l l be con- s t r u c t e d of hard sur faced material i n accordance wi th any Township s p e c i f i c a t i o n s app l i cab le t o pub l i c streets.

7.064 Light inq: A l l p e d e s t r i a n walks s h a l l be provided wi th l i g h t i n g u n i t s spaced, equipped and i n s t a l l e d t o conform wi th any Township s p e c i f i c a t i o n s app l i cab le t o p u b l i c streets t o allow s a f e movement of pedes t r i ans a t n igh t .

7.07 Landscaping

7.071 Surface P ro tec t ion : Ground s u r f a c e s i n a l l p a r t s of a mobile home park s h a l l be paved o r covered wi th g ra s s o r o t h e r s u i t a b l e vege ta t ion capable of prevent ing s o i l e r o s i o n and t h e eminat ion of d u s t .

7.072 Harmful Vegetation: Park grounds s h a l l be kep t f r e e of vege ta t ive growth which i s poisonous; o r which may produce po l l en , o r harbor rodents , i n s e c t s o r o t h e r p e s t s harmful t o man.

7.073 Screening: S u i t a b l e p l a n t i n g s and/or fences s h a l l be provided and maintained as sc reen ing a long t h e proper ty boundary l i n e s s e p a r a t i n g t h e mobile home park from adjacent p r o p e r t i e s .

7.08 Electr ical D i s t r i b u t i o n

Every mobile home park s h a l l be provided wi th an underground e lec t r ica l d i s t r i b u t i n g system t o which every mobile home and s e r v i c e b u i l d i n g s h a l l be connected. nec t ions s h a l l be i n s t a l l e d and maintained i n accordance wi th t h e s p e c i f i c a t i o n s and r u l e s of t h e u t i l i t y company, i n t h e Township, and the S t a t e , p e r t a i n i n g t h e r e t o .

Such system and con-

7.09 So l id Waste and Vector Control

So l id waste d i sposa l and vec to r c o n t r o l s h a l l be t h e responsi- b i l i t y of t h e mobile park ope ra to r and s h a l l be performed i n accordance wi th t h e requirements of t h e Pennsylvania Depart- ment of Environmental Resources.

7.10 Mobile Home Space Rental : I n o r d e r t o a s s u r e t h a t mobile home parks are used only f o r long-term r e s i d e n t i a l occupancy, no space s h a l l be ren ted f o r r e s i d e n t i a l use of a mobile home i n any mobile home park except f o r per iods of 180 days

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o r more, and no mobile home s h a l l be admit ted t o any park un le s s i t meets t h e requirements of t h e Building Code of t h e Pennsylvania Department of Community A f f a i r s and bea r s t h e Sea l thereof .

7 . 1 1 Submissions and Review of Plans

Plans f o r t he subdiv is ion , development, cons t ruc t ion and occupancy of mobile home parks s h a l l be s u b j e c t t o review by t h e Township Planning Commission and t h e County Planning Commission and the approval of t h e Board of Supervisors of Earl Township i n accordance wi th t h i s Ordinance. same s h a l l be i n the manner made and provided f o r t h e r e g u l a t i o n of t h e subdiv is ion of a l l o t h e r lands of t h e Township.

The

7.12 P e r m i t s , C e r t i f i c a t e s

No permits and/or c e r t i f i c a t e s r e l a t i n g t o t h e cons t ruc t ion , a l t e r a t i o n o r use and occupancy of any mobile home park s h a l l be i ssued u n t i l and unless a l l prescr ibed f e e s have been pa id , guarantees provided, and a l l o t h e r terms and condi t ions of t h i s ordinance and the Zoning Ordinance of t h e Township and the r egu la t ions of t h e Pennsylvania Department of Environmental Resources have been complied with. This ar t ic le s h a l l apply t o e x i s t i n g parks which s h a l l comply wi th t h i s and t h e Zoning Ordinance of Earl Township immediately.

7.20 Travel Trailer Parks

Trave l Trailer Parks s h a l l comply wi th a l l t h e des ign s tandards s t a t e d i n Art ic le V of t h i s Ordinance and i n a d d i t i o n t o t h e special design s t anda rds set f o r t h i n t h i s Article.

7.201 Water and S a n i t a t i o n

7.2011 Water: Provis ions s h a l l be made t o f u r n i s h an adequate supply of approved po tab le water f o r dr inking , cooking, laundry and showers, e i t h e r by d i r e c t connect ion a t each camp s i te and/or i n community s e r v i c e bu i ld ings . water supply and appurtenances shal l b e s u b j e c t t o the r e g u l a t i o n and approval of t he Pennsylvania Department of Environmental Resources.

Such

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7.2012 Sewage: Provis ion s h a l l be made f o r t h e s a n i t a r y c o l l e c t i o n and d i sposa l of sewage, e i t h e r by d i r e c t connect ion a t each camp s i t e and/or i n community s e r v i c e bu i ld ings . sewage system and appurtenances s h a l l be s u b j e c t t o t h e r egu la t ions and approval of the Pennsylvania Department of Environmental Resources.

Such

7.2013 Sol id Waste Disposal : Approved f a c i l i t i e s , convenient ly l o c a t e d , s h a l l be provided f o r the d i sposa l of a l l garbage and o t h e r s o l i d w a s t e s .

7.30 P e r m i t s , C e r t i f i c a t e s

No permits and/or c e r t i f i c a t e s r e l a t i n g t o t h e cons t ruc t ion , a l t e r a t i o n o r use and occupancy of any mobile home park o r t r a v e l t railer park s h a l l b e i s sued u n t i l and un le s s a l l p re sc r ibed f e e s have been pa id , guarantees provided, and a l l o t h e r terms and condi t ions of t h i s and t h e Zoning Ordinance of E a r l Township and t h e r egu la t ions of t h e Pennsylvania Department of Environmental Resources have been complied wi th , parks which s h a l l comply wi th t h i s and the Zoning Ordinance of Earl Township immediately.

This Art ic le s h a l l apply t o e x i s t i n g

7 .31 Revocation

Any v i o l a t i o n of t h i s o r the Zoning Ordinance of Earl Township and any Other Provis ions (as def ined i n t h e Zoning Ordinance) shall b e grounds f o r revoca t ion of any approvals , permi ts or c e r t i f i c a t e s granted under t h i s Ordinance.

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ARTICLE V I 1 1 - ADMINISTRATION AND AMENDMENT

Sect ion 8.10 Fees

8.11

8.12

8.13

The Township Supervisors s h a l l e s t a b l i s h by r e s o l u t i o n a c o l l e c t i o n procedure and Schedule of Fees t o be payd by t h e Subdivider a t the time of f i l i n g a Prel iminary P lan i n the case of a Major Subdivis ion, and p resen ta t ion of a Minor Subdivis ion Plan.

The Schedule of Fees s h a l l be ob ta inab le i n the o f f i c e of t h e Township Secre ta ry , and shall be posted t h e r e i n and i n such o t h e r p laces as t h e Township Supervisors may des igna te .

No F i n a l P lan s h a l l be approved unless and u n t i l a l l f e e s and charges have been pa id i n f u l l .

Sec t ion 8.20 Modif icat ions

8.21 The provis ions of t h i s Ordinance are intended as minimum s tandards f o r t h e p r o t e c t i o n of t h e p u b l i c h e a l t h , s a f e t y and wel fare . The Township Supervisors may modify o r extend s a i d provis ions cond i t iona l ly i n i n d i v i d u a l cases as may b e deemed necessary i n t h e pub l i c interest, provided, however t h a t such v a r i a t i o n s h a l l no t have t h e e f f e c t of n u l l i f y i n g t h e i n t e n t and purpose of t h i s Ordinance. I f t he l i t e r a l compliance wi th any mandatory provis ions of t h e s e r egu la t ions is shown by a subdiv ider , t o a major i ty of t h e Township Supervisors p re sen t a t a prescheduled pub l i c meeting, t o unreasonable h i s proper ty t o be subdivided, t h e Township Supervisors may grant a var iance t o t h e subdiv ider from such mandatory provis ions i f t h e var iance w i l l promote the p u b l i c i n t e r e s t .

and t o cause undue hardship as they apply t o be

8.22 No changes, e r a su res , modi f ica t ions o r r e v i s i o n s s h a l l b e made i n any p l an of a subd iv i s ion a f t e r approval has been made by t h e Supervisors and endorsed on t h e p lan , un less t h e s a i d p l an is f i r s t resubmit ted t o and approved by t h e Township Supervisors .

Sec t ion 8.30 Reconsider and Appeal

8.31 Any subdiv ider aggrieved by a f ind ing , dec i s ion , o r recommendation of the Township Planning Commission may r eques t and s h a l l receive an oppor tuni ty t o appear be fo re t h e Township Planning Commission t o p re sen t a d d i t i o n a l r e l e v e n t information and reques t , i n w r i t i n g , r econs ide ra t ion of t h e o r i g i n a l f i nd ing , dec i s ion o r recommendation.

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8.32 Any persons aggrieved by a f ind ing , dec i s ion o r recommenda- t i o n of t h e Township Planning Commission may appeal , i n w r i t i n g t o the Township Supervisors w i t h i n t e n (10) days a f t e r t h e d a t e of a c t i o n of t he Planning Commission.

8.33 Upon r e c e i p t of such appeal , t h e Township Supervisors s h a l l ho ld a pub l i c hear ing a f t e r proper n o t i f i c a t i o n of a l l p a r t i e s i n i n t e r e s t and i n a manner p re sc r ibed by l a w .

8.34 Af te r such hear ing the Township Supervisors may a f f i rm, modify o r reverse t h e a c t i o n of t h e Planning Commission by a recorded vote and i n t h e manner p resc r ibed by l a w . The f ind ings and reasons f o r t he d i s p o s i t i o n of t he a p p e a l s h a l l be s t a t e d on t h e records of Township Superv isors , and a copy s h a l l be given t o t h e p a r t y who has made the appeal .

Aff i rmat ive a c t i o n s h a l l au tho r i ze t h e subdiv ider t o cont inue t o process a p p l i c a t i o n from t h e p o i n t a t which i t was i n t e r - rup ted , s u b j e c t t o such dec i s ion .

Sec t ion 8.40 P e n a l t i e s

8.41 No l o t i n a subd iv i s ion s h a l l be s o l d , no permit t o erect any b u i l d i n g upon l and i n a subd iv i s ion s h a l l b e i s sued , and no bu i ld ings s h a l l be e r e c t e d i n a subd iv i s ion u n t i l a F i n a l Plan of such subd iv i s ion shal l have been approved and proper ly recorded and u n t i l improvements have been e i t h e r cons t ruc ted o r guaranteed.

8.42 Any person, pa r tne r sh ip , o r co rpora t ion who o r which be ing t h e owner o r agent of t he owner of any l o t , t ract o r parceX of l and s h a l l l a y o u t , cons t ruc t , open o r dedicate any street, s a n i t a r y sewer, s torm sewer, water main o r o t h e r improvements f o r p u b l i c use, travel o r o t h e r purposes o r f o r t h e common use of occupants of bu i ld ings a b u t t i n g thereon, o r who sells , t r a n s f e r s o r agrees o r e n t e r s i n t o an agreement t o se l l any l and i n a subd iv i s ion o r l and development whether by r e fe rence t o o r by o t h e r use of a p l a t of such subd iv i s ion o r l and development, o r erect any b u i l d i n g thereon, un le s s and u n t i l a f i n a l p l a t has been prepared i n f u l l compliance wi th t h e p rov i s ions of th is Ordinance and of any r egu la t ions adopted hereunder and has been recorded as provided h e r e i n , s h a l l be g u i l t y of a misdemeanor.

8.43 Upon convic t ion of such misdemeanor, such persons o r t h e members of such pa r tne r sh ip o r t h e o f f i c e r s of such corpor- a t i o n r e spons ib l e f o r such v i o l a t i o n shall pay a f i n e n o t exceeding one thousand d o l l a r s ($1,000) p e r l o t o r p a r c e l o r pe r dwell ing w i t h i n each l o t o r p a r c e l . c o l l e c t e d s h a l l be pa id t o Earl Township.

A l l f i n e s

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Sect ion 8.50

Sec t ion 8.60

Sec t ion 8.70

Sect ion. 8.80

Sec t ion 8.90

8.44 The Township Supervisors may i n d i c a t e and maintain c i v i l ac t ion :

8.441 To ob ta in a w r i t of i n j u n c t i o n aga ins t t h e owner o r agency who attempted t h e improper sale o r conveyance of land.

8.442 To set a s i d e and i n v a l i d a t e any conveyances of l and made p r i o r t o F i n a l P lan Approval of any subdiv is ion .

8.45 Nothing h e r e i n s h a l l prevent t h e Township from t ak ing such o t h e r a c t i o n necessary t o prevent o r remedy any v i o l a t i o n .

Keeping of Records

The Township Planning Commission and t h e Township Supervisors s h a l l keep a record of t h e i r f i nd ings , dec i s ions , and recommenda- t i o n s relative t o a l l subd iv i s ion p lans f i l e d f o r review. Such records s h a l l be made a v a i l a b l e t o the p u b l i c f o r review.

R e s pons i b ili t y

The subdiv ider s h a l l be respons ib le f o r observing t h e procedures e s t a b l i s h e d i n t h i s Ordinance and f o r submi t t ing a l l p lans and documents as may be required.

C o n f l i c t s

8 . 7 1 Whenever t h e r e is a d i f f e r e n c e between t h e minimum s tandards s p e c i f i e d h e r e i n and those included i n o t h e r o f f i c i a l Township r egu la t ions the more s t r i n g e n t requirements s h a l l apply.

8.72 A l l e x i s t i n g ordinances o r p a r t s of ordinances which are con t ra ry t o t h e provis ions of t h i s Ordinance are hereby repealed t o t h e ex ten t necessary t o g ive t h i s Ordinance f u l l f o r c e and e f f e c t .

Revision and Amendment

8.81 Any rev i s ions , modi f ica t ions , o r amendments t o these r egu la t ions s h a l l be made i n accordance wi th the proc dures e s t a b l i s h e d by Sec t ion 505 of Article V of t h e A c t o f t he General Assembly No. 247 of 1968, a f t e r a p u b l i c hea r ing on t h e proposed r ev i s ions , modi f ica t ions , o r amendments.

Sever ab i lit y

Should any art icle, s e c t i o n , subsec t ion , paragraph, clause, phrase , o r provis ion of t hese Regulations be dec lared by a cour t of competent j u r i s d i c t i o n t o b e i n v a l i d , such judgement s h a l l n o t a f f e c t t h e v a l i d i t y of t h e Regulat ions as a whole o r any p a r t o r p rov i s ion thereof o the r than t h e p a r t s o dec lared t o b e i n v a l i d o r uncons t i t u t iona l .

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ARTICLE I X - DEFINITIONS

Sect ion 900 a t tempts t o c l a r i f y by DEFINITION terminology used w i t h i n and i n r e l a t i o n s h i p t o t h i s subd iv i s ion and land development ordinance.

I

I

1 9.10

, .

I 9 .11

9.12

9.13

I 9.14 I

~

i 9.15

I ! 9.16

! 9.20

9.21

9.22

9.23

Unless o therwise expres s ly s t a t e d , t h e fol lowing terms s h a l l , f o r t h e purpose of t h e s e r egu la t ions , have t h e meaning ind ica t ed :

Words i n the s i n g u l a r inc lude the p l u r a l and those i n t h e p l u r a l i nc lude t h e s i n g u l a r .

Words used i n t h e p re sen t tense inc lude t h e f u t u r e tense .

Words "person", "subdivider" and "Owner" inc lude any l e g a l e n t i t y , as w e l l as an ind iv idua l .

The word "bui lding" inc ludes s t r u c t u r e s and s h a l l b e construed as i f followed by the phrase ' 'or p a r t thereof" .

The word ' 'watercourse'' inc ludes channel, creek, d i t c h , dry run , s p r i n g , stream and r i v e r .

The words ' 'should'' and "may" are permissive; t h e words " sha l l " and w i l l " are mandatory and d i r e c t i v e . ll

Other terms o r words used h e r e i n s h a l l b e i n t e r p r e t e d o r def ined as fol lows :

Alley . See Serv ice S t r e e t .

Block. An area bounded by t h r e e (3) o r more streets.

Building. o r fence , occupying more than fou r square f e e t of area.

Any enclosed o r open s t r u c t u r e o t h e r than a boundary w a l l

Detached - A b u i l d i n g which has no p a r t y w a l l .

Semi-Detached - A b u i l d i n g which has only one p a r t y w a l l i n common wi th another bu i ld ing .

Attached - A b u i l d i n g which has two p a r t y w a l l s i n common wi th another bu i ld ing .

A b u i l d i n g is a l s o any s t r u c t u r e having a roof supported by columns, p i e r s , o r w a l l s , i nc lud ing s t r u c t u r e s having temporary o r permanent suppor t . en t r ance o r e l e c t r i c a l , mechanical o r h e a r i n t system s h a l l be considered a s i n g l e bui ld ing .

Any s t r u c t u r e having an independent

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9.24

9.25

9.26

9.27

9.28

9.29

9.30

9 .31

9.32

9.33

9 .34

9.35

Building Reserve (Setback) Line. The l i n e wi th a proper ty d e f i n i n g t h e minimum requi red d i s t a n c e between any topographical b u i l d i n g l i n e and an ad jacen t right-of-way, o r f r o n t l o t l i n e .

Cartway (Roadway). The po r t ion of a street right-of-way, paved o r unpaved, intended f o r veh icu la r use.

Clear Sight Tr iangle . i n t e r s e c t i o n s def ined by l i n e s of s i g h t between p o i n t s at a given d i s t a n c e from t h e i n t e r s e c t i o n s of t h e street c e n t e r l i n e s .

An area of unobstructed v i s i o n a t street

Commission. The Planning Commission of t he Township of Earl.

County.

County Planning Commission. of Berks.

The County of Berks, Commonwealth of Pennsylvania.

The Planning Commission of t h e County

Crosswalk ( I n t e r i o r Walk). way f o r pedes t r i an use extending from a street i n t o a b lock , o r ac ross a block t o another street.

A pub l i c ly o r p r i v a t e l y owned r ight-of-

Development P l a n . r e s i d e n t i a l , commercial, o r i n d u s t r i a l development, i nc lud ing a

The provis ions f o r development of a planned

p l a t of subd iv i s ion , a l l covenants r e l a t e d t o use o r dens i ty of development, streets, ways and parking f a c i l i t i e s , common open space and pub l i c f a c i l i t i e s , common open space and pub l i c f a c i l i t i e s . The phrase "provis ions of t h e development plan" when used i n t h i s ordinance s h a l l mean t h e w r i t t e n graphic materials r e f e r r e d t o i n t h i s d e f i n i t i o n .

Developer (Subdivider) . t enan t wi th the permission of such landowner, who makes o r causes t o be made a subd iv i s ion of land o r a l and development.

Any landowner, agent of such landowner, o r

Drainage Right-of-way. The lands requi red f o r t h e i n s t a l l a t i o n of s a n i t a r y o r s torm sewers o r drainage d i t c h e s , o r requi red a long a n a t u r a l stream o r water course f o r preserv ing the channel and providing f o r t he flow of water t h e r e i n o r t o safeguard t h e p u b l i c a g a i n s t f lood damage.

Dwelling Unit . Any s t r u c t u r e , o r p a r t t he reo f , designed t o be occupied as l i v i n g q u a r t e r s as a s i n g l e housekeeping u n i t .

Easement, A right-of-way granted, b u t no t dedica ted , f o r l i m i t e d use of p r i v a t e land f o r a pub l i c o r quasi-publ ic purpose, and w i t h i n which the owner of t he proper ty s h a l l no t erect any permanent s t r u c t u r e , b u t s h a l l have t h e r i g h t t o make any o t h e r use of t h e l and which is n o t i n c o n s i s t e n t with t h e r i g h t s of t h e grantee.

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9.36 Endorsement. The a p p l i c a t i o n of t h e County Planning Commission's appropr i a t e stamp and the s i g n a t u r e of t he Executive Di rec to r t o t h e f i n a l plan. The a p p l i c a t i o n of t h e Township Planning Commission, and t h e s i g n a t u r e s of a l l the Township Supervisors t o t h e p lan .

9.37 Engineer. A l i censed p ro fes s iona l engineer r e g i s t e r e d by t h e Commonwealth of Pennsylvania.

9.38 Grade. The i n c l i n a t i o n , wi th the h o r i z o n t a l , of a road, unimproved l and , e tc . , which is genera l ly expressed by s t a t i n g t h e ver t ical r ise o r f a l l as a percentage of the h o r i z o n t a l d i s t ance .

9.39 Improvements. Those phys ica l add i t ions and changes t o t h e land t h a t may be necessary t o produce usable and d e s i r a b l e l o t s .

9.40 Land Development. (1) The improvement of one o r more contiguous l o t s , tracts o r p a r c e l s of land f o r any purposes invo lv ing (a) a group of two o r more b u i l d i n g s , o r (b) t h e d i v i s i o n o r a l l o c a t i o n of l and between o r among two o r more e x i s t i n g o r p rospec t ive occupants by means o f , o r f o r t he purpose of streets, common areas, l ea seho lds , b u i l d i n g groups o r o the r f e a t u r e s ; (2) a d i v i s i o n of l and i n t o l o t s f o r t h e purpose of conveying such l o t s s i n g l e or i n groups t o any person, pa r tne r sh ip o r corpora t ion f o r t h e purpose of t he e r e c t i o n of bu i ld ings by such person, p a r t n e r s h i p o r corpora t ion .

9 . 4 1 Landowner, The l e g a l o r ' b e n e f i c i a l owner o r owners of l and inc lud ing t h e ho lde r of an op t ion o r con t r ac t t o purchase (whether o r n o t such op t ion o r c o n t r a c t is s u b j e c t t o any cond i t ion ) , a lessee having a remaining term of n o t less than twenty yea r s , o r o t h e r person having a p r o p r i e t a r y i n t e r e s t i n land , s h a l l be deemed t o b e a landowner f o r t he purpose of t hese r egu la t ions .

9.42 Land Planner . A recognized p r o f e s s i o n a l i n d i v i d u a l o r f i r m a f f i l i a t e d wi th and/or composed of r e g i s t e r e d engineers , a r c h i t e c t s , and/or surveyors capable of p repa r ing development p lans .

9.43 Lot. Any p a r c e l of land , r ega rd le s s of s i z e , intended as a u n i t f o r t r a n s f e r o r ownership, use o r improvement o r f o r development.

9.44 Lot Area. The area contained w i t h i n t h e proper ty l i n e s of a l o t ( a s shown on t h e Plan) excluding space w i t h i n a l l street r i g h t s - of-way and w i t h i n a l l permanent dra inage easements, b u t i nc lud ing t h e areas of a l l o t h e r easements.

9.45 Maintenance Guarantee. A guarantee by t h e subd iv ide r t h a t he s h a l l maintain a l l improvements i n good cond i t ion f o r a per iod of one y e a r a f t e r completion of cons t ruc t ion and i n s t a l l a t i o n of 611 such improvements.

9.46 Marker. A metal p ipe o r p i n of a t least one h a l f inch (1/2") i n d iameter (p re fe r r ed one inch (l!') and a t least 24 inches i n l eng th (p re fe r r ed 30 inches t o 36 inches) .

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I I I I I I I I I I I I I I I I 1 I I

9.47

9.48

9.49

9.50

9.51

9.52

9.53

9.54

9.55

9.56

9.57

Monument. A s t o n e o r concre te monurnent wi th a f l a t top a t least four (4) inches i n diameter o r square, conta in ing a copper o r b r a s s dowel (1/4" d r i l l ho le) and a t least 24 inches i n l eng th (p re fe r r ed 30 inches t o 36 inches) . It is recommended t h a t t h e bottom s i d e s o r r ad ius be a t least two (2) inches g r e a t e r than the top, t o minimize movements cuased by f r o s t .

Mul t ip le Dwelling Building. u n i t s f o r t h r e e o r more f ami l i e s .

A b u i l d i n g provid ing s e p a r a t e dwell ing

Municipal i ty . Township of Earl.

Owner. Any person, f i rm, a s s o c i a t i o n o r synd ica t e , co-par tnership o r corpora t ion having a p ropr i e t a ry i n t e r e s t i n any land.

Parcel. See Lot above.

Performance Guarantee. of a requirement t h a t c e r t a i n improvements be made be fo re t h e Township gives f i n a l approval t o the p lan , inc luding performance bonds, escrow agreements, and any o t h e r c o l l a t e r a l o r s u r e t y agreements.

Any s e c u r i t y which may be accepted i n l i e u

Plan, Sketch. An informal plan, not n e c e s s a r i l y t o exac t scale, i n d i c a t i n g s a l e i n t e x i s t i n g f e a t u r e s of a t rac t and i t s surroundings and t h e genera l l ayout of a proposed subd iv i s ion prepared by t h e subdiv ider , an Engineer, a Surveyor, o r Land Planner .

Plan, Prel iminarv. A t e n t a t i v e subd iv i s ion p l an (and inc lud ing a l l requi red supplementary d a t a ) , showing approximate proposed street and l o t l ayou t as a b a s i s f o r cons idera t ion of a major subd iv i s ion p r i o r t o p repa ra t ion o f ' a f i n a l p lan prepared by an Engineer, Surveyor, o r Land Planner.

P lan , F ina l . A complete and exac t subd iv i s ion p l an (and inc luding a l l requi red supplementary d a t a ) , prepared f o r o f f i c i a l recording of a major subd iv i s ion by s t a t u h e , t o de f ine property r i g h t s and - proposed streets and o t h e r improvements prepared by a Regis tered Engineer o r Regis tered Surveyor.

Plan, Record. The copy of t h e F ina l P lan which conta ins t h e o r i g i n a l endorsements of t he County Planning Commission, t he Township Planning Commission, and the Township Supervisors , which i s intended t o be recorded wi th the County Recorder of Deeds, and is prepared by a Regis tered Engineer o r Regis tered Surveyor.

Plan, Major Street . That element of t he Township Comprehensive Plan, now o r h e r e a f t e r adopted, which shows t h e genera l l o c a t i o n , a l i g n - ment and dimensions, and the i d e n t i f i c a t i o n and c l a s s i f i c a t i o n of e x i s t i n g and proposed major streets, highways, and o t h e r thoroughfares .

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9.59

9.60

9 .61

9 .62

9 .63

9.64

9.65

9 .66

9.67

9 .68

9.69

9.70

Plan. O f f i c i a l . The Comprehensive P lan and/or Master P lan and/or Future Land Use Plan and/or U l t i m a t e Right-of-way Plan and/or O f f i c i a l Map and/or Topographical Survey and/or o the r such p l ans , o o r po r t ions the reo f , as may have been adopted, pursuant t o s t a t u t e , f o r t he area of t he Township i n which t h e subd iv i s ion is loca ted .

- P l a t . A map o r p l an of a subdiv is ion , whether prel iminary o r f i n a l .

Pub l i c Grounds. Includes (1) parks , playgrounds and o t h e r p u b l i c areas; and ( 2 ) sites f o r pub l i c ly owned bu i ld ings and f a c i l i t i e s .

Reserve S t r i p . a street from o t h e r ad jacent p r o p e r t i e s , o r from another street, e i t h e r proposed o r e x i s t i n g .

A p a r c e l of ground i n s e p a r a t e ownership s e p a r a t i n g

R e s ub d i v i s i o n . See sub d i v i s i o n .

Reverse Frontage Lot. on two gene ra l ly paral le l streets, (excluding service streets), CTith veh icu la r access s o l e l y from one street.

A l o t extending between and having f ron tage

Review. Planning Commission possesses such j u r i s d i c t i o n , t h e a c t i o n of "Review" s h a l l a l s o inc lude "Review and Approval" , o r i f necessary, "Review and Disapproval".

Whenever the County Planning Commission and/or the Township

Right-of-way. The t o t a l width of any l and reserved o r dedica ted as a street , a l l e y , crosswalk o r f o r o t h e r p u b l i c o r semi-public purposes, n o t j u s t t he cartway alone.

Roadway. See Cartway.

San i t a ry Sewage Disposal , On-Site. Any s t r u c t u r e designed t o biochemical ly treat s a n i t a r y sewage w i t h i n t h e boundaries of a n i n d i v i d u a l l o t .

Sani ta ry Sewage System, Community. A s a n i t a r y sewage c o l l e c t i o n system i n which sewage i s c a r r i e d from i n d i v i d u a l l o t s by a system of p ipes t o a temporary c e n t r a l t rea tment and d i s p o s a l p l a n t , genera l ly se rv ing a neighborhood area.

San i t a ry Sewerage Sys tern, Publ ic . A s a n i t a r y sewage c o l l e c t i o n system i n which sewage is c a r r i e d from iirdlividual Lots by a system of p ipes t o a c e n t r a l treatment and d i sposa l p l a n t .

Sep t i c Tank. i n d u s t r i a l waste and is designed and cons t ruc ted t o provide f o r s ludge s t o r a g e , decomposition, s epa ra t e s o l i d s from t h e l i q u i d , through a per iod of de t en t ion be fo re a l lowing t h e l i q u i d t o be discharged f o r f u r t h e r t reatment and f i n a l d i sposa l .

A w a t e r t i g h t receptacle which receives sewage o r

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9.71 S i h t Distances . The requi red length of roadway v i s i b l e t o t h e d r i v e r of a passenger veh ic l e a t any given p o i n t on t h e roadway when the view i s unobstructed by t r a f f i c . S igh t d i s t a n c e measure- ment s h a l l be made from a p o i n t 4.5 f e e t above the c e n t e r l i n e of t he road s u r f a c e t o a p o i n t 0.5 f e e t above t h e c e n t e r l i n e of t he road s u r f ace.

9.72 S t r e e t . A s t r i p of land , inc luding t h e e n t i r e right-of-way (i.e., n o t l i m i t e d t o the cartway) t o provide access t o more than one (1) l o t . The word "street" inc ludes street, avenue, boulevard, road, highway, freeway, parkway, l a n e , a l l e y , v i aduc t and o t h e r ways used o r intended t o be used by veh icu la r t r a f f i c o r pedes t r i ans whether pub l i c o r p r i v a t e . S t r e e t s are f u r t h e r c l a s s i f i e d according t o the func t ion they perform:

9.721

9.722

9.723

9.724

9.725

9.726

Minor S t r e e t s . A street used p r imar i ly to provide access t o a b u t t i n g p r o p e r t i e s ;

Cul-De-Sac S t r e e t . A minor street i n t e r s e c t i n g another street a t one end and te rmina t ing i n a veh icu la r turnaround a t the o the r end;

Half ( P a r t i a l ) S t r e e t . A minor street genera l ly p a r a l l e l and ad jacent t o a property l i n e , having a lesser right-of -way width than normally requi red f o r improvement and use of t he street .

Marginal Access S t r e e t . A minor street, p a r a l l e l and ad jacent t o a major street (but separa ted from it by a r e se rve s t r i p ) which provides access t o a b u t t i n g p r o p e r t i e s o r l o t s and c o n t r o l of i n t e r s e c t i o n s wi th t h e major streets;

Co l l ec to r S t r e e t . A street which, i n a d d i t i o n to providing access t o a b u t t i n g p rope r t i e s , i n t e r c e p t s minor streets t o provide a rou te se rv ing f i f t y (50) o r more dwell ing u n i t s o r l o t s t o g ive access t o community f a c i l i t i e s and/or o t h e r c o l l e c t o r and major street ( S t r e e t s i n i n d u s t r i a l and commercial subdiv is ions s h a l l genera l ly be considered c o l l e c t o r s t r e e t s ) ;

Maior S t r e e t . A street se rv ing a l a r g e volume of comparatively high-speed and long-distance t r a f f i c , i nc lud ing a l l f a c i l i t i e s

I c l a s s i f i e d as main and secondary highways by t h e Pennsylvania Department of Transpor ta t ion .

9.727 Serv ice Street (Alley). A minor right-of-way provid ing secondary veh icu la r access t o t h e s i d e o r rear of two o r rhore p r o p e r t i e s .

9.728 I n t e r n a l S t r e e t . A minor street used f o r c i r c u l a t i o n and access w i t h i n a development p r o j e c t involv ing mult i - res idence o r commercial o r i n d u s t r i a l uses.

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9.73 Subdivider. Any ind iv idua l , co-par tnership o r corpora t ion ( o r agent authorized thereby) which undertakes t h e subd iv i s ion o r development of land , as def ined by t h i s ordinance, as the owner, equiaable owner, o r agent au thor ized thereby of t he land be ing subdivided o r developed.

9.74 Subdivis ion. The d i v i s i o n o r r e d i v i s i o n of a l o t , t ract o r p a r c e l of land by means i n t o two o r more l o t s , tracts, p a r c e l s o r o t h e r d i v i s i o n s of land inc lud ing changes i n e x i s t i n g l o t l i n e s f o r t h e purpose, whether immediate o r f u t u r e , of lease, t r a n s f e r of owner- s h i p o r b u i l d i n g o r l o t development; provided, however, t h a t t he d i v i s i o n of land f o r a g r i c u l t u r a l purposes i n t o p a r c e l s of more than t e n acres, no t involv ing any new street o r easement of access s h a l l be exempted. The term subd iv i s ion s h a l l r e f e r , as appropr i a t e i n these r egu la t ions , t o t h e process of subdiv id ing land o r t o t h e l and proposed t o be subdivided. over any per iod of t i m e a f t e r t he enactment of t h i s ordinance of a p a r c e l of land having f ron tage on an e x i s t i n g o r proposed street i n t o two o r more p a r c e l s having f ron tage on t h e e x i s t i n g o r proposed street .

A subd iv i s ion a l s o inc ludes d i v i s i o n

The t e r m subd iv i s ion s h a l l a l s o inc lude any development of a p a r c e l of land , f o r example, an i n d u s t r i a l park, shopping c e n t e r , mu l t ip l e dwell ing p r o j e c t , o r mobile home park, which involves i n s t a l l a t i o n of streets and/or a l l e y s , even though t h e streets and/or a l l e y s might no t be dedica ted t o pub l i c use and t h e p a r c e l might no t be d iv ided immediately f o r purposes of conveyance, t r a n s f e r o r sale, o r even though the owner does no t t r a n s f e r l e g a l o r e q u i t a b l e t i t l e ( f o r example, s t r u c t u r e s f o r r e n t a l purposes.

The t e r m subd iv i s ion inc ludes any replotting of land inc lud ing changes t o recorded p lans .

9.75 Surveyor. A l i c e n s e d surveyor r e g i s t e r e d by the Commonwealth of Pennsylvania.

9.76 T i l e Disposal F i e ld . A system of open, j o i n t e d o r pe r fo ra t ed p ipes l a i d i n t h e upper s t ra ta of t he s o i l t o d i s t r i b u t e sewage e f f l u e n t i n t o the s o i l f o r absorp t ion and vapor iza t ion .

9.77 Township Planning Commission. The Planning Commission of Earl Township.

9.78 Water D i s t r i b u t i o n System, On-Site. A system f o r supply ing and d i s t r i b u t i n g water t o a s i n g l e dwell ing o r o t h e r b u i l d i n g from a source loca ted on the same l o t .

9.79 Water D i s t r i b u t i o n Sys tem, Community. A system f o r supply ing and d i s t r i b u t i n g water from a common source t o two o r more dwell ings and/or o t h e r bu i ld ings w i t h i n a s i n g l e neighborhood.

9.80 Water D i s t r i b u t i o n System, Publ ic . A system f o r supply ing and d i s t r i b u t i n g water from a common source t o dwell ings and o t h e r bu i ld ings , b u t genera l ly no t confined t o one neighborhood.

I

80.

1 I I I I I I I I 'I I I

I I I I I I

)I 'I

ARTICLE X

VAL I D ITY

I f any ar t ic le , s e c t i o n , s ~ s e c t i o n , provis -m, r egu la t ion , l i m i t a t i o n , r e s t r i c t i o n , sen tence , c l ause , phrase o r word i n t h i s Ordinance is dec lared f o r any reason t o be i l l e g a l , u n c o n s t i t u t i o n a l , o r i n v a l i d by any cour t of competent j u r i s d i c t i o n , such dec i s ion s h a l l n o t a f f e c t o r - i m p a i r the v a l i d i t y of t he Ordinance as a whole o r any o t h e r a r t i c l e , s e c t i o n subsec t ion , provis ion , r egu la t ion , l i m i t a t i o n , r e s t r i c t i o n , sen tence , c l ause , phrase, word o r remaining p o r t i o n of the Ordinance. The Board of Supervisors of t h e Township of Earl, Berks County, Pennsylvania hereby dec la re s t h a t i t would have adopted t h e Ordinance and each art icle, s e c t i o n , subsec t ion , provis ion , r egu la t ion , l i m i t a t i o n , r e s t r i c t i o n , sen tence , clause, phrase and word thereof i r r e s p e c t i v e of t he f a c t t h a t any one o r more of t h e ar t ic les , s e c t i o n s , subsec t ions , p rovis ions , r egu la t ions , l i m i t a t i o n s , r e s t r i c t i o n s , sen tences , c l auses , phrases , o r words, may be dec lared i l l e g a l , u n c o n s t i t u t i o n a l o r i n v a l i d .

ARTICLE X I

REPEALER

A l l ordinances o r p a r t s of ordinances i n c o n s i s t e n t wi th t h e provis ions of t h i s Subdivis ion Ordinance are hereby express ly repea led , s p e c i f i c a l l y Ordinance No. bu t n o t l i m i t e d the re to .

,

ARTICLE X I 1 1

EFFECTIVE DATE

The Subdivis ion Ordinance s h a l l become e f f e c t i v e t e n (10) days a f t e r i t s adopt ion by t h e Board of Supervisors of the Township of Earl, Berks County, Pennsylvania.

Duly enacted a t a meeting of t h e Board of Supervisors of t he Township of Earl, Berks County, Pennsylvania, on the 14th day of December , 1974.

A t test :

&hqL&zL> ,/ flember , Board of Supervisors

A N I?-/ Member , Board of Supervfsors

109

ORDINANCE NO. 1991 .. 7 AN ORDINANCE OF EARL TOWNSHIP, BERKS COUNTY, PENNSYLVANIAAMENDINGTHE SUBDIVISIONORDINANCE FOR THE TOWNSHIP OF EARL BY ADDING SECTION 5.56 ENTITLED "NON-CONFORMING LOTS" WHICH PROVIDES FOR CERTAIN REGULATIONS WITH RESPECT TO THE SUBDIVISION OF NON-CONFORMING LOTS.

BE IT ORDAINED AND ENACTED by the Board of Supervisors of Earl

Township, Berks County, Pennsylvania, and it is hereby ordained and

enacted as follows:

SECTION ONE. Article V of this Ordinance is amended by addition of Section 5.56 et seq. regarding Non-Conforming Lots as follows:

SECTION 5.56 Non-Conformins Lots

SECTION 5.561 Non-Conformins Lots Included in Amroved Plans. Any non-conforming lots shown on a recorded subdivision plan on the effective date of the Zoning Ordinance of 1972 or any applicable amendments thereof which does not meet the minimum total area and/or width requirements of the zoning district in which it is located may be used for a single family dwelling provided that all requirements other than total area and/or width contained in this Subdivision Ordinance and/or the Zoning Ordinance shall be met.

SECTION 5.562 Non-conformity Created by Public Road. Where a parcel of land existing in single and separate ownership as of the original effective date of the Zoning Ordinance is divided into two (2) pieces by the existence of a public road, the land on either side of said road may, upon presentation of a subdivision plan, be approved as a lot for a single family dwelling despite its failure to comply with area and/or width requirements.

1

- - SECTION 5.563 Conf ormitv with other amlicable -s</b &= subdivision and zonins ordinance

reuuirements. Approval of a subdivision for a non- conforming lot shall be subject to full comnliance with all other applicable I

zoning/subdivision requirements including, but not limited to, front/side/rear yard area requirements, building dimensional requirements, use restrictions, street requirements, driveway requirements, s o i l percolation test requirements, sanitary sewagedisposalrequirements, watersupply requirements, storm drainage requirements, and erosion and sedimentation control requirements.

SECTION TWO. Article IX of the this Ordinance is amended by the addition of definition for a non-conforming lot to be located at Section 9.431 as follows:

Non-Conformina Lot: A Non-Conforming Lot is a lot which does not conform to the lot width and/or area regulations of the zoning district in which it is located, but which lawfully existed prior to the enactment of the Zoning Ordinance of 1972 or any amendment thereof which make the lot non-conforming.

ORDAINED AND ENACTED by the Board of Supervisors of Earl Township, Berks County, Pennsylva 1 session duly

BOARD OF &kvIsoRs OF THE TOWNSHIP

assembled this /a day of , 1991.

OF EARL, BERKS COUNTY, PENNSYLVANIA

ORDINANCE NO. 1991 - 9

AN ORDINANCE OF THE TOWNSHIP OF EARL, COUNTY OF BERKS, COMMONWEALTH OF PENNSYLVANIA, AMENDING THE SUBDIVISION ORDINANCE BY PROVIDING THAT THE LANDOWNER, SUBDIVIDER AND/OR DEVELOPER DELINEATE AND CLEARLY MARK UPON ANY SUBDIVISION OR DEVELOPMENT PLAN SUBMITTED TO EARL TOWNSHIP FOR REVIEW AND APPROVAL, ALL WETLANDS AND OTHER ECOLOGICALLY OR ENVIRONMENTALLY IMPORTANT TOPOGRAPHICAL AREAS OR FEATURES.

BE IT ORDAINED and enacted by the Board of Supervisors of Earl

Township, Berks County, Pennsylvania, and it is hereby ordained and

enacted by the authority of the same as follows:

SECTION ONE. Section 4.26 of the Earl Township Subdivision

Ordinance is hereby amended to add and include therein a new

section designated as 4.26.1 which shall provide as follows:

4.26.1 All wetlands, including any buffer or setback areas around wetlands, as defined by either Pennsylvania or federal law or the regulations of the Pennsylvania Department of Environmental Resources and/or the U.S. Department of the Interior and/or U.S. Army Corps of Engineers, shall be clearly delineated on the face of the preliminary plan by conspicuously marking all wetlands, including any buffer or setback areas around wetlands, and other ecologically or environmentally important topographical areas or features as requested by the Earl Township Planning Commission, on each lot or parcel shown on the plan, with appropriate labelling, so that the same are clearly and unambiguously marked with reference to the individual lots or parcels, without the necessity of- referring to any other legend or note at any other location upon the plan.

1

.c; Q

SECTION FOUR. This Ordinance shall become effective five (5) p. i--

days after the date of adoption.

ORDAINED AND ENACTED as an Ordinance by the Board of

Supervisors of the Township of Earl, Berks County, Pennsylvania,

n duly assembled this /d day of

, 1991.

BOARD OF SUPERVISORS OF THE TOWNSHIP OF EARL, BERKS COUNTY, PENNSYLVANIA

. Heimbach

Harvey Moyes J

Attest: I

Yownship Secr

3

ORDINANCE NO. 1993 - 1 M R I 5 1995

phmiag Commission ~~~l~~ County AN ORDINANCE AMENDING THE SUBDIVISION AND LAND

DEVELOPMENT ORDINANCE OF EARL TOWNSHIP, BERKS COUNTY, PENNSYLVANIA TO ALLOW THE CREATION OF - PRIVATE STREETS WITHIN THE TOWNSHIP IF CERTAIN MINIMUM STANDARDS ARE MET I

BE IT ENACTED AND ORDAINED by the Board of Supervisors of Earl

Township, Berks County, Pennsylvania, and it is hereby enacted by

the authority of the same as follows:

Section 1 - Section 5.216 of the Earl. Township Subdivision

and Land Development Ordinance is amended to read as follows:

"5.216 Private streets (streets not to be offered for dedication) are prohibited, unless they comply with the following minimum requirements, to the satisfaction of the Township Supewisors:

5.2161 The right-of-way of any private street shown on a subdivision or land development plan shall be fifty ( 5 0 ' ) feet in width and shall remain in single and separate-ownership, to its full width and for its full 'length, either in the name of the landowner(s) who filed the plan, or an assignee, and no portion thereof shall be included in deeds to lot buyers.

5.2162 Private streets shall be maintained in the future by the landowner(s) who filed the plan unless a binding agreement among the lot owners for future maintenance is recorded, or restrictive covenants are properly declared before lots are sold.

A subdivision or land development plan proposing a private street shall bear a notation, signed by the landowner(s) who filed the plan, that the private street will never be offered for dedication.

5.2163

5.2164 All work to construct any private street shown on a subdivision or land development plan shall be done by the landowner who filed the plan, prior to the sale of any lots, and shall be improved to such a condition that the streets are usable by passenger automobiles and other vehicles which can reasonably be anticipated to use the private street.

5.2165 The cartway shall be in a permanent passable, mud- free condition.

5.2166

5.2167

5.2168

5.2169

The cartway shall be at least eighteen (18') feet in width and shall have shoulders of at least three (3') feet in width, unless waived by the Township Supervisors for good cause shown.

The centerline grade of a private street shall not exceed twelve (12%) percent, unless waived by the Township Supervisors for good cause shown.

The private street shall incorporate such storm water control facilities as recommended by the Township Engineer and specified by the Township Supervisors to prevent the release or discharge from the subdivision or land development of any more water, by volume or velocity, than before development.

All or any portion of a private street shall be paved by the landowner(s) if recommended by the Township Engineer and specified by the Township Supervisors as necessary for storm water or sedimentation and erosion control.

Section 2 - All other terms, conditions and provisions of the Subdivision and Land Development Ordinance shall remain unchanged

and in full force and effect, as written. Ordinance No 1982-1, the

private street ordinance, is hereby repealed. -

ENACTED AND ORDAINED this /a day Of - , 1993. EARL TOWNSHIP BOARD OF SUPERVISORS

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