HomeMy WebLinkAboutLurgan Suvdiv OrdLURGAN TOWNSHIP, FRANKLIN COUNTY, PENNSYLVANU SUBDIVISION REGULATIONS Prepared by: ARROWOOD, INCORPORATED Engineering, Surveying, Planning Chambersburg, Pennsylvania December, 1971 448-74A9-11d0-AF6E
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1 ' TABU OF COMCEKTS Page ARTICLE 1 --AUTHORITY, PURPOSE, JURISQICTION AND SHORT TITLE 2 -1 . 100 Authority 1 . 200 Purpose 1.300 Jurisdictiori 1.400 Short: Title 2 .lo0 1nclusion.s
2.200 Definitions of Terms ARTICLE 3 --PROCEDURE 3.100 Submission of Plans 3.200 Preliminary Plan 3.300 Final Plan ARTICLE 4 --PLAN REQUIREMENTS 4 . 100 Prell?.inary Plan 4.200 Final
Plan ARTICLE 5 -DESIGN STANDARDS 5.100 Application 5.200 General Standards Applicable to all Types of Development 5.201 5.202 5 . 203 5,204 5.205 5,206 5.207 5.208 5.209 5.210 Land Requirements
Cmunity Facilities On-Lot Sewage and Water Supply Easements Blocks Storm Drainage Design Standards for Streets Street System Layout Street Intetsectiune Uses Fronting on Major Traffic
Streets 5.300 Residential Design Standards 5.400 Mobile Hone Park Standards 5.500 Commercial and Industrial Subdivisions 5,600 Recreational Developments 2 2 2 2 3 3 3 8 8 8 9 11 11 12
16 16 16 16 16 16 17 17 18 18 18 20 21 22 25 27 29 I
TABLE OF CONTENTS CONTINUED ARTICLE 6 --REOUIRED IMPROVEMENTS 6.100 6,300 6.400 6.500 6.600 6.800 6.900 6.200 6 . 700 -Introduction Monuments and Markers Streets, Curbs and gidewalks
Street Signs Water Supply Sanitary Sewer System Storm Sewers Other Utilities Procedure for Installation of 31 31 32 33 33 34 35 36 Required Improvements 36 ARTICLE 7 --MODIFICATIONS
AND VARIANCES 7.100 Hardship 7.200 Large Scale Developments 7,300 Procedure for Applying 7.400 Recording a Iodification or Variance ARTICLE 8 --ADMINISTRATION 8,100 8,200 8.300 8 . 400
8,500 8,600 8.700 8,800 8.900 Revision and Amendment Records County Planning Commission Penal ties Appeals Interpretation Validity Conflict Effective Date 31 38 38 38 38 39 40 40 40
40 40 42 42 42 42 42
SUBDIVISION ORDINANCE LURGAN TOWNSHIP, FRANKLIN COUNTY, PENNSYLVANIA An Ordinance of the Board of Township Supervisors of Lurgan Township ordained and adopted at t h e i r meeting held
2 1972 9 19-An Ordinance regulating and controlling the development and subdivision of land and the approval of plans, plots, or re-plots of lands within Lurgan Township, Franklin County,
Pennsylvania, providing standards for the design of streets, l o t s , easements, blocks, and other improvements, requiring certain minimum inprovemeent on a l l streets and required
dedications, specifying c e r t a i n construction standards providing for the administration of t h i s Ordinance by the Lurgan Township Supervisors, and s e t t i n g f o r t h penalties
for the violation of t h i s Ordinance. BE I T ORDAINED AND ENACTED BY THE BOARD OF TOWNSHIP SUPERVISSOR OF LURGAN TOWNSHIP, FRANKLIN COUNTY, PENNSYLVANIA: -1-
ARTICLE I AUTHORITY, PURPOSE, JURISDICTION AND SHORT 'TITLE 1.100 AUTHORITY 1,101 Legislative Authority a. The Township of Lurgan, Franklin County, Pennsylvvani under authority granted
by the "Pennsylvvani Municipalities Planning Codells Act 247, adopted July 31, 1968, 53 P.S. 10101 et. seq., hereby adopts the following regulations governiin the subdivision and development
of land with- n the municipali ty . 1.200 PURPOSE This Ordinance has been adopted i n order to create conditions favorable to the h e a l t h , s a f e t y , morals and general welfare
of the citizens of the municipality through the provision of regulattion that w i l l insure the orderly, e f f i c i e n t and intergrated development of land and related community
f a c i l i t i e s . 1.300 JURISDICTION The provisions contained herein shall apply to the subdivision and development of all land within the corporate limits of the municipality. land
within the municipality shall comply with the provisions contained herein. A l l persons desiring to develop or subdivide 1.400 SHORT TITLE This Ordinance s h a l l be known and may
be cited as "The Lurgan Township Subdivision Ordhance . -2-
ARTICLE 2 DEFINITIONS 2 .loo INCLUSIONS 2.101 General Terms As used in t h i s Ordinance, words in the singular include the plural and those in the plural include the singular. The word
"Person" includes a corporation, unincorporated association and a partnership, as w e l l as an individual. The word "building" includes any structure and s h a l l be construed as i
f followed by the phrase "or part thereof". The word ''street'' includes channel, creek, ditch, drain, dry run, spring, and stream, The word "may" is permissivve the words "shall" and
" w i l l " are mandatory, subject to the provisions of hereof . 2.200 DEFINITION OF Tm4S 2.201 Specific Terms As used in t h i s Ordinance, the following terms s h a l l be defined
as follows: 1. Alley: A minor right-of-way providing secondary vehicular access to the side or rear of two or more properties. 2. Block: An area bounded by streets. 3, Cartway: The portion
of a street o r a l l e y intended for vehicular use. 4. Clear sight triangle: An area of unobstructed vision at street intersections defined by l i n e s of sight between points at
a given distanke from the intersecctio of street right-of-way lines. -3-
5 , Couaty Planning Cammission: The Franklin County Planning Connnlsslon. 6. Cul-de-sac: A minor street intersecting another street at one end and terminated at the other by a vehicular
turnaround, 7. Developer: A person who improves or develops land including the subdivision of land for resale to others. The term shall include within its meaning the meaning of the
word "subdivider", but shall be broader so as to include development of land not involving a subdivision, 8 , Double-frontage-lot: A l o t w i t h front and rear street frontage, 9,
Dwellings or dwelling unit: Any structure, o r p a r t thereof, designed to be occupied as living quarters as a single housekeeping unit. 10. Engineer: A licensed engineer registered
in Pennsylvvani and designated by the supervisors to perform the duties of engineer as herein specified. 11. Half or p a r t i a l street: A street, generally p a r a l l e l and adjacent
to a property l i n e , having a lesser right-of-way width than normally required for satisfacctor improvement and use of the street. 12. Improvements: Those physical additions and changes
to the land that may be necessary to produce useable and desirable l o t s . 13, Interior walk: A right-of-way for pedestrian use extending from a street into a block or across a block
to another street. 14. Lot: A tract or parcel of land intended for transffe of ownership, use of improvement, 15, Lot Area: The area contained i n the property l i n e s of the individual
parcels of land as shown on a subdivision plan, excluding space within any street, but including the area of any easement. -4-
16 . 17 . 18. 19. 20 * 21. 22. 23 . 24 . Municipality: Lurgan Township, Franklin County, Pennsylvania and a l l lands therein. Plan, F i n d : prepared f o r o f f i c i a l fracording
as required by s t a t u t e , to define property rights and proposed streets and other improvements, The municipal corporation known as A cornpieke and exact subdivision plan, Plan,
P i -e l h h r y : A tentative subdivision plan, in lesser d e t a i l thah a final plan, showing approximate proposed streetb and l o t layout as a basis for considettatio prior to
pre2aration of a f i n a l plan. Plan, Sketch: scale, indicating s a l i e n t existing features of a tract add its sulraundings and the general layout of the pftopased subdivision.
An informal plan, not necessarily to Rdv tsk frdhtege l o t : dnd a dnc& street, and with vehicular access solely from the niiboi-street, Right-ok-wdy: a l l e y , iahrior walk, or for
other public purposes, A l o t extending between and Hav P hg fkohtagk on a major t r a f f i c street or or highway Land rekiertred for use as a street, Set-back or building line: defining
the required minimum distance between any enclosed structure and the adjacent right-of-way. The line within a property Sight distance: The maximum extent of unobstructed vision (in a
horizontal or vertical plane) along a street from a vehicle located at any given point on the street. Street: A s t r i p of land, including the e n t i r e rightoofway, intended for
use as a means of vehicular and pedestrian circulation. follows : Classes of streets are as a. Major t r a f f i c streets are those serving large volumes of cmparatively high speed
and long distance t r a f f i c , and include f a c i l i t i e s classifiie as main and secondary highways by the Pennsylvvani Department of Transportation. -5-
b. Collector streets are those which, in addition to giving access to abutting properties, interceep minor streets and provide routes to communnit f a c i l i t i e s and t o major t
r a f f i c streets, C, Piinor streets are those used primarily to proviid access to abutting property, Thebe streets include : (1) Cul-de-sac E defined above, (2) Marginal access streets:
Ad jhcerit to major t r a f f i c streets , providing ac-CBSB td abuttihg properties 8nd control of interseettien with majbr t r a f f i c streets, a street parallei and eta, pfivate:
Those streets not offered for cation to the municipality or other government 26. Sbbdivider: The owner, or authorized agent of the 27, hbdividion: This term s h a l l include any or
a l l of owner, of a subdivikion. the foliotjing definitions : a. A division of any p a r t , parcel or area of land by the owner or agent, e i t h e r by l o t s or by metes and bounds,
into l o t s or parcels two or more in number for the purpose, whether immediaat or future, of conveyance, transfer, improvemeen or sale with sppurtenant roads, streets, lanes, alleys
and ways, dedicated or intended to be dedicated to public use, or for the use of purchasers or owners of l o t s fronting thereon. A subdivision as defined above includes division of
a parcel of land having frontage on an existiin s t r e e t , into two or more l o t s having frontage on the existing street. However, for the purposes of t h i s Ordinance, division
of land for agriculturaa purposes into parcels of more than ten (10) acres, not involving any new street or easement, s h a l l not be deemed a subdivision, b. Any development of a piece
of land which involves i n s t a l l a t i o n of sanitary sewers, storm sewers, water mains, gas mains or pipes, or other f a c i l i -ties for the use, whether immediate or future,
of the owners or occupants of the land or of buildinng abutting thereon. -6-
. . . -. . Cm de Any development of a parcel of land, (for exampple as a shopping center, multiple dwelling project or recreational development), which involves i n s t a l l a t i o
n of streets and/or alleys, even though the streets and alleys may not be dedicated to public use and the parcel may not be divided immediately for purposes of conveyannce transfer or
sale. The term subdivision includes resubdivision, and as appropriate i n t h i s Ordinance, s h a l l refer to the process of subdividing land or to the land subdivided. Supervisors:
Township, Franklin County, Pennsylvania, The Board of Supervisors of Lurgan Surface drainage plan: A plan showing a l l present and proposed grades and f a c i l i t i e s for storm
water drainage. Unrelated property: to a l o t or group of l o t s on which a building or group of buildings are erected. Property which is not related Yard: from the ground upward,
as may be required by this Ordinance, which open space lies between the princiipa building or group of buildings and the n e a r est l o t l i n e of unrelated property. An open space,
unoccupied and unobstructed -7-
ARTICLE 3 PROCEDURE The following procedures s h a l l be observed by a l l subdividers. 3.100 SUBMISSION OF PLANS 3.101 General Procedure a. b. C. d. Preliminary and f i n a l plans
for all proposed subdivission of land lying within the corporate limits of the municipality s h a l l be f i l e d with the Supervisors for approval. Subdivision plans and supporting
data submitted to the Supervisors w i l l be considered at the next regulla scheduled meeting of the Supervisors, provided that they are received at least f i f t e e n (15) days i n
advance of said meeting. The i n i t i a l plan f i l e d with the Supervisors for reviie shall be considered the o f f i c i a l preliminary plan. However, the Supervisors may proceed
to f i n a l action at the f i r s t consideration of a plan for a s m a l l subdivision containing no new streets, i f the plan and supporting data comply with a l l of the requireement
for f i n a l plans. The subdivider may prepare a sketch plan for informal discussion with the Supervisors prior to submitting the o f f i c i a l preliminary plan for review. This plan
s h a l l be for the purpose of establishing i n advance, if possible, the extent to which the proposed subdiviisio conforms with the design standards of t h i s Ordinance, 3.200 PRELIMINARY
PLAN 3.201 General Procedure a. Preliminary plans and supporting data shall comply with the provisions of Article 4 of this Ordinance. -8-
... -. . ... i 3,300 b, C. d. e. f. FIN& PL@Five ( 5 ) copies of the Preliminary plan s h a l l be submittte to the Supervisors by the Subdivider, Fees to defray the cost of subdivision
review ahall be paid to the Supervisors at the f i l i n g of the prelimiinar plan. The Supervisors shall by resolution adopt a fee schedule for t h i s purpose. It is the responsibility
of the Subdivider to coordinnat his plans With the respective public and privaat u t i l i t y and service agencies as set forth i n these Regulations prior to the submission of a prelimiinar
plan to the Supervisors. Within ten (10) days a f t e r the meeting at which the preliminary plan is reviewed, the Supervisors s h a l l notify the subdivider of the changes and modifications,
i f any, which must be incorporated on the f i n a l plan, befoke it shall be approved. Approval of the preliminary plan, subject to conditions revisions, and modifications as stipulated
by the Supervissors shall canstirrite conditional approval of the subdivisioti as to the character and intensity of the development and the general layout and approximate dimensions
of stdeets, lots and other proposed featurres but shall nbt constitute authorization to sell l o t s 3.301 General Procedure a. A f i n a l plan with supporting data shall be submitted
to the Supervisors for f i n a l approval within one (1) ygar a f t e r the Supervisors have acted on the preliminaar plan; provided, that an extension of time may be granted by the
Supervisors upon written request. wise, the plan submitted shall be considered as a new preliminary plan, Otherbb The f i n a l plan shall conform in a l l hnportant respects with the
preliminary plan as previously reviewed by the Supervisors and shall incorporate a l l modifications and revisions specified by the Supervisors in its conditionaa approval of the preliminary
plan. Otherwise, the plan shall be considered as a revised preliminary plan. -9-
The Supervisors may pennit submission of the f i n a l plan in sections each covering a portion of the entiir proposed subdivision as shown on the preliminaar plan thereby extending
for an additional year preliminary plan approval of the remaining portion of the proposed aubdivision , The f i n a l plan and supporting data s h a l l comply with the provisions of
Article 4 of t h i s Ordinance. ure to do so s h a l l be cause for disapproval of the plan Fail-Five (5) copies df the final plan with suppotting data shall be submitted to the Supervisors
who s h a l l turn submit to the Franklin County Planning Comtnissslo for that Agency's review and comment prior to action by the Supervisors. Approve1 and disapproval of the f i n a
l plan by the Guperttigofs shall be by resolution. disapproval, the reasons for disapproval shall be set forth in the resolution. apptoving dr disapproving the f i n a l plan shall be
sent to the Subdivider within ten (10) days a f t e r the meetittr at which the final plan is reviewed. Pailtike of the Supervisors to take action on the f i n a l plan within forty
(40) days a f t e r receipt of the f i n a l plan f r m the Subdivider shall constitute f i n a l approval of the plan; except that the Supervisors and the Subdivvide may agree to a
longer period of time. In the case of A copy of the r a s o l u t h n In the case of approval of the f i n a l plan, the Chairmma and Secretary of the Board of Supervisors s h a l l
endorse two copies of the f i n a l plan to that e f f e c t . One copy of the endorsed f i n a l plan shall be kept by the Supervisors and the other returned to the Subdivider. The
Subdivider s h a l l record the f i n a l plan i n the office of the Recorder of Deeds of Franklin County within ninety (90) days after the date of approval by the Supervisors. The copy
of the f i n a l plan f i l e d for recording shall be a clear and legible white p r i n t on opaque linen or other permanent material bearing the approval of the Supervisors, -10-
ARTICLE 4 PLAN REQUIREMENTS 4.100 PRELIMINARY PLAN 4.101 -Scale a. The preliminary plan s h a l l be at a scale no smaller than of one inch equals two hundred feet (1" = 200'). 4.102
Plan Information a. The preliminary plan shall show or be accompanied by the following information : 1. 2. 3. 4. 5 . 6. 7. 8. Proposed subdivision name or identifying title. North point,
scale and date. Name of the owner of the property. Name and seal of the registered engineer, surveyor o r a r c h i t e c t responsible for the plan. Tract boundaries with bearings and
distances. Contours a t v e r t i c a l intervals of five (5) f e e t or, i n the case of r e l a t i v e l y level t r a c t s , at such lesser interval as may be necessary for satisfactory
study and planning of the tract. Datum to which contour elevations r e f e r . Where reasonably practicable, data shall refer to known, established elevations. A l l existing water courses,
tree masses, and other significant natural features including a l l s t r i p mines and bodies of water in abandoone stripping p i t s , -11-
9. 10 . 11. 12 A 13. 14 15. A l l existing buildings, sewers, water mains, culverts, petroleum or petroleum product l i n e s , f i r e hydrants and other s i g n i f i c a n t man-made
f eaturea . A l l existing streets on or adjacent to the tract, including name, right-of-way width, and pavement width, A l l existing property l i n e s , easements and rightsoofway,
and the purpose for which the easements or rights-of-way have been established. Location and width of a l l proposed streets, alleys, rights-of-way, and easements; proposed l o t lines
with approximate dimensions; playgrounds, public buildings, public areas and parcels of land propoose to be dedicated or reserved for public use. Wherever practicable, the preliminary
plan s h a l l show the names of owners of a l l abutting unplotted land and the names of all abutting subdivisions. Where the preliminary plan covers only a part of the Subdivider's
e n t i r e holdings, a sketch s h a l l be submitted of the prospective street layout for the remainder. Copies of the proposed deed r e s t r i c t i o n s , if any, s h a l l be attached
to the preliminary plan. 4.200 FIN& PLAN 4,201 Plah Size and Legibility a. The subdivision plan submitted for f i n a l approval shall. be a clear legible white print. , b. Final plans
shall be on sheets seventeen (17) by twenty-two (22) inches, and for small subdivisions a plan size of 8-112" x 14" w i l l be accepted, plans drawn in two or more sections shall be
accompannie by a key diagram showing the relative location of the sect ions. Final -12-
4.202 Plan Scale and Required Information a, The f i n a l plan shall be at a scale of e i t h e r one inch equals f i f t y f e e t or one inch equals one hundred feet and shall include
the following: 1. 2. 3. 4. 5. 6. 7, 8. 9. 10. 11. 12 . Subdivision name or identifying title, North point, scale, date. Name of the record owner and subdivider. Name and seal of the
registered professional engineer or surveyor responsible for the plan. Boundaries of the tract. Street lines, l o t l i n e s , rights-of-way, easements, and areas dedicated or proposed
to be dedicated to public use. Sufficient data to determine readily the location, bearing and length of every s t r e e t , l o t , and boundary l i n e and to reproduce such lines on
the ground, The length of a l l s t r a i g h t l i n e s , r a d i i , lengths of curves and tangent bearings for each street. A l l dimensions and angles or bearings of the l i n e
s of each l o t and of each area proposed to be deddcaate to public use. The proposed building set-back l i n e for each street, or the proposed placement of each building. Location,
size and invert elevation of a l l sanitaary storm and combined sewers and location of a l l manholes, i n l e t s and culverts, Proposed location of a l l other u t i l i t y l i n
e s incluudin e l e c t r i c , water, telephone, gas, etc. -13-
13. A l l dimensions s h a l l be shown in feet and in hundredths of a foot. 14. Lot numbers. 15. Names of streets within and adjacent to the subdiviision 16. Permanent reference mcomente
shall be shown, and shall be as specified by the Engineer. 17. Wherever practicable, names of any adjoining subdiviision s h a l l be shown. 18. Wherever practicable, names of the owners
of any unplotted land s h a l l be shown. 19. Certificate of dedication of streets and other public property, i f offered for dedication. 20. Certificate for approval by the Supervisors.
b, The f i n a l plan shall include thereon or be accompanied by : 1. An a f f i d a v i t t h a t the applicant is the owner or equitable owner of the land proposed to be subdiviided
2. A statement duly acknowledged before an o f f i c e r authorized to take acknowledgement of deeds and signed by the owner or owners of the property, to the e f f e c t t h a t the
subdivision as shown on the f i n a l plan is made with his or their free consent and that it it is desired to record the same. 3. Certification by the State Department of Environmennta
Resources when individual sewage disposal or water systems are to be installed as required by Article 6 of t h i s Ordinance, 4, Certification by the Engineer that the Subdivider has
m e t the requirements of Article 6 of t h i s Ordinance. -14-
5, Typical cross sections, street profiles and drainage details for a l l streets, f i l e s shall show at least the following: ibkidg (natdtal) grade along the proposed street cetlterline
; proposed f i d s h e d centerline grade or prbposed finished grade at top of curbs; e b i t a r y sewet mains ahd manholes; storm sewer mains, i n l e t , manholes and culverts. Such
proeex6, Protective covenants, i f ahy, in form for recotdding 7. An affidavit f r m each and every u t i l i t y company that u t i l i t y easements as provided 8atfSfy the requirements
of the respective u t i l i t y company , -15-
ARTICLE 5 DESIGN STANDARDS 5.100 APPLICATION 5.101 Standard to be Applied The design standards and requirements outlined in this Article will be applied by the Supervisors in evaluating
plans for all proposed subdivisions. 5.200 GENERAL STANDARDS APPLICABLE TO ALL TYPES OF DEVELOPMENT 5.201 5.202 5.203 Land Requirements Land shall be suited to the purpose for which
it is to be subdivided or developed. Land subject to periodic flooding or other hazards to life, health or property shall not be subdivided or developed for residential purposes unless
adequate safegusrds against such hazards are provided by the plan and approved by the Supervisors. Community Facilities The Supervisors will consider the adequacy of the existiin or
proposed community facilities to serve the uses proposed in the subdivision or development. a. Areas provided or reserved for such community facilitiie should be adequate to provide
for building sites, landscaFinF and off-street parking as appropriate to thc use proposed. On-Lot Sewage and Water Supply Where evidence indicates that the minimum lot size requireement
specified in other sections of this Ordinance or in any zoning ordinance of the municipality are not adequate to permit the installation of individual on-lot water supply and/or sewage
dis2osal facilities, the Supervisors shall request the Pennsylvania Department of Environnental Resources, to make such tests as are neccssaar to determine the adequacy of the proposed
facilities -16-
in relation to the proposed lot size, existing grade and soil conditions. The Sbpervisors shall review the findinng of the Departmertt of Environmental Resources, and of any other competent
Registered Professional Engineer or authority on this matter, and shall make a final determinaatio on the adequacy of the proposed facility. 5.204 Easements a. Easements with a minimum
width of ten (10) feet plus the width of any required pipe or other improveement shall be provided as necessary for utilities. b. To the fullest extent possible, easements shall be centered
or adjacent to rear or aide lot lines. c. Where a subdivision is traversed by a water-course, there shall be provided a drainage easenent or right-of-way conforning substantially with
the line of such water-course and of such width as will be adequate to preserve natural drainage. 5.205 Blocks a. The length, width and shape of blocks shall be determined with due regard
to the following: 1. Provisions of adequate sites for buildings of the type proposed. proposed. 2. Zoning requirements. 3. Topography. 4. Requirements for safe and convenient vehicular
and pedestrian circulation. b. Pedestrian interior walks may be required to assist circulation or provide access to community facilities in blocks over one thousand (1,000) feet or to
poviid pedestrian walk-way continuity within a given subdivision. Such interior walks shall have a width of not less than ten (10) feet and a paved walk of not less than four (4) fcet.
-17-
5.206 Stom Drainage Lots shall be laid out to encourage positive drainage away from proposed building areas and wherever desirabble natural drainage courses shall be maintained. 5.207
Design Standards for Streets a. 1--The minimum r ight-ofwwa and cartway widths for all proposed streets shall be as set forth in Table I. b. Geometric Streets --Geometric design standards
for all proposed streets shall conform to the requiremeent set forth in Table 2. c. State Highways --All streets which are State Highwaay shall conform to the applicable requirements
of the Pennsylvania Department of Transportation. 5.208 Street System Layout a. Proposed streets shall be properly related to such street plans or parts thereof as have been officially
prepared and adopted by the municipality and they shall further conform to such County and State road and highway plans as have been prepared, adopted and/or filed as prescribed by law.
b. The proposed street layout shall provide for the continuation or projection of existing streets in the surrounding area unless the Supervisors deem such extension undesirable for
specific reasons of topograaph or design. -18-
TABLE I STREET RIGHT-OF-WAY WIDTHS Right-of-way Cartway Type of Street Width (Feet) Width (Feet) Arterial Street 70 32 Connector and Collector Street 50 30 Minor Streets 50 22 Cul-de-sac
50 22 Turnaround diameter 100 feet with Cartway diameter 80 feet TABLE 2 GEOKETRIC STANDARDS FOR STREETS Type of Street Connect or I4a j or and Standard Traffic Collector Minor laximun
Grade (a) 7% 10% 16% Kininurn Grade 0.5% 0.5% 0.5% Minimum Sight Distance 600 300 150 Hinimura Center 1 ine Radius for Horizontal Curves (b) 500 150 100 (a> Vertical curves shall 5c
required at changes of grade exceeding one (1) percent and shall be designed in relation to the extent of the grads change and to provide the minimum sight distances listed above. (b)
Whenever street lines are deflected in excess of five (5) degrees, connecctio shall be made by horizontal curves, and a tangent shall be requiire between reverse horizontal curves. -19-
C . Streets shall be logically related to the topograaph to produce usable lots and reasonable grades. d. Minor streets shall be laid out to discourage through-traffic, but provision
for street connecttion into and from adjacent areas will generaall be required. e, Proposed streets shall be extended to provide access to adjoining property where necessary. f. Adequate
street rights-of-way shall be provided as necessary where lots in the proposal are large enough to pernit resubdivision, or if a portion of the tract is not subdivided. e. New half 33:
partial streets or new alleys
will not be permitted, except, where essential to reasonabbl subdivision of a tract in conformance with the other requirements and standards contained herein and where, in addition,
satisfactory assurannc for dedication of the remaining part of the street or alley can be secured. h. Wherever a tract to be subdivided borders an existiin half or partial street, the
other part of the street shall be plotted within such tract. i. Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoinninp tracts, or when
designed as culs-de-sac to serve residential areas. j. New reserve strips, including those controlling access to streets, shall be avoided. 5.209 Street Intersections a. Streets shall
be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than sixty (60) dep.recs. b. Multiple intersections involving junction
of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety. -20-
C. d. e. f. e* h. i. Clear sight triangles of thirty (30) feet measured along street lot lines from their point of junction shall be provided at all intersections, and no building shall
be permittte within such sight triangles. To the fullest extent possible, intersections with Kajor Traffic Streets shall be located not less than eight hundred (800) feet apart, measured
from center line to center line. Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum off-set of one hundred twenty-five
(125) feet between their center lines. Pfinimum curb radii at street intersections shall be fifteen (15) feet for intersections involving only minor streets, twenty-five (25) feet for
intersections involving other type streets, or such greater radius as is suited to the specific intersection. Where proposed roads intersect state highways the nininun radius shall be
forty (40) fcet. Elininun right-of-way radii at street intersecttion shall be twenty-five ((25) feet for all intersections. Where a subdivision abuts or contains an existing street of
inadequate right-of-way width, additional right-of-way width in conformance with Table I will be required. Where the grade or any street at the approach to an intersection exceeds seven
(7) percent, a levelinE area shall be provided having not greater than four (4) percent grades for a distance of twenty-five (25) fcet measured from the nearest right-of-way line of
the intersecting street. 5.210 Uses Fronting on Major Traffic Streets a. Service Streets --Where a subdivision fronts or abuts a Major Traffic Street as defined in Article 7, the Supervisors
may require any of the following measures : -21-
1. A service street approximately parallel to the Major Traffic Street at a distance suitable for the appropriate use of the intervening land. 2. Marginal access street, rear service
alleys, reverse frontage lots or such other treatment as will provide protectiio for abutting properties, reduction in the number of intersections with the bjor Traffic Street, and separation
of local and through-traffic. b. Controlled Access --Entrances and exits to non-residential subdivisions or developments shall be designed so as not to interfere with through-traffic.
In general, entrance and exit points shall not be located closer to one another than one hundred (100) feet, and when combined, shall be restricted to one combined access point per two
hundred (200) feet. Accees points shall not axceed twenty-four (24) feet in width at any such point or such widths as may be determined by the Pennsylvania Departmeen of Transportation.
c. Building Set-Back Line --Unless otherwise regulated by appropriate ordinances, nonresiddentia structures shall be set back not less than thirty-five (35) feet from the property line
fronting on the major traffic street. Rear set-back lincs shall be such that no non-residential structure shall be any closer to the rear property line than twenty (20) feet. 5.300 RESIDENTIAL
DESIGN STANDARDS 5.301 Application All subdivisions proposed for residential use, except mobile home courts shall conform with the provisions of this section. -22-
\ 5.302 5.303 5.304 Residential Lot Sizes Lot dimensions, areas, yards and building setbaac lines shall be not less than specified by the provisions of the zoning ordinance except that
the provisionb of Section 5.203 shall apply in all cases. Wheite such a zoning ordinance is not in force, the tequirements listed in Table 3 and in Section 5.203 shall apply. Design
of Residential Lots a. All lots shall front upon a public street, existing or pvoposed. b. Side lot lines shall be substantially at right angles or radial t o street lines. c. If renenants
of land exist after subdividing, they shall be incorporated in existing or proposed lots, or dedicated t o public use, if acceptable to the municipality. d. Double frontage lots are
prohibited, except where employed to prevent vehicular access to Major Traffic Streets. e . Depth and width of parcels laid out or reserrve for non-residential use shall be sufficcien
to provide satisfactory space for off-street parking and unloadinp,. Residential Blocks a. Blocks shall not be less than three hundred (300) feet nor more than twelve hundred (1200)
feet in length. In the design of . blocks longer than one thousand (1000) feet, special consideration shall be given to the requirements of satisfactory fire protection. -23-
TABLE 3 LOT STANDARDS FOR RESIDENTIAL SUBDIVISIONS Lots Served Lots Served Lots Not Served With Public I!ith Either With Lot Area and Water and Public Water Public Water or Dimensions
Public Sewer or Public Sewer Public Sewer Mininun Area (Square F e e t ) Kinirnum Width (a) Feet Mininun Depth ( F e e t ) llininun Front Yard (Feet) Kininum for one Side Yard (Feet)
L4iniuum For Both Side Yards Combined (Feet) Nininum Rear Yard (Feet ) 8,000 18,000 30,000 80 120 150 100 150 2 00 35 35 50 10 20 30 20 40 60 30 40 50 (a) I-ieasured at the set-back
line. -24-
5.305 Cul-de-sac S t r e e t a. Cul-de-sac streets permanently designed as such s h a l l not exceed eight hundred (800) feet in length and s h a l l furnish access to not uore than
twenty (20) dwelling units. This requirement may be waived where the Supervisors determine the physical featurre of the site deem it necasary. b. Cul-de-sac streets s h a l l be provided
at the closed end with a paved turnaround having a miniuum radius t o the outer pavement edge or curt l i n e of f o r t y (40) f e e t . c. Unless future extension is c l e a r l y
imprac- i c a l or undesirable, a turnaround right-ofwwa of the saue width as the street s h a l l be carried t o the property l i n e i n such a way as t o permit future extension of
the street i n t o the adjoining tract. 5.400 HOBILE HOME PARK STANDARDS 5.401 Application All nobile home courts s h a l l conform with the provisions of t h i s section. 5.402 S i
t e Location a. A11 mobile hone courts s h a l l be located on high and w e l l drained lands and s h a l l l have not less than a t o t a l land area of ten (10) acres. b. A l l mobile
home courts s h a l l have paved access roads to and fron any such site and i n no instance s h a l l such sites be i n con- l i c t with any other ordinance of the muni- i ? a l i t
y . -25-
5.403 Minimum Site Improvements a. Minimum site inprovements for all mobile home courts shall include, but shall not be limited to 1. 2. 3. 4. the following: Streets --All streets within
any mobile home court shall be not less than fifty (50) feet right-of-way with a paved width of not less than thirty-two (32) feet and shall meet ninimum paving thickness and other requirements
as set out in Article 6 hereof for minor streets. A11 streets shall be kept free of debris or other obstructions to provide clear access for fire, police or other emergency access. wen
Sqace --All mobile home courts shall provide not less than ten (10) percent of the total land area for public open space purposes and such lands shall be improved whereby the sane will
be accessible to all families residinp within said tract and whcreby such onen space may be used for recreational purposes. Utility Inprovements --A l l mobile hone courts shall provide
to each lot line both a continnuin supply of safe and potable water as aDproved by the Pennsylvania State Department of Environmental Resources and a connection to a public sanitary
scwerape disposal facilitt as approved by the Pennsylvania Department of Environmental Resources. Other Site Improvements --There shall be proviide in each mobile home court such other
improveement as the Supervisors nay require wherebb such requirements shall. at all times be in the best interests of the public's health, safety and general welfare and may include,
but shall not be limited to garbage and trash collcction and disposal facilities as approved by the Pennsylvvani State Department of Environmental Resourrces and an adequate park lightina
system. -26-
5.404 Minimum Lot and Area Requirements a. b. C. Lot Sizes --No lot in any mobile home court shall be less than fifty (50) feet wide and have less than five thousand (5000) square feet
of total lot area exclusive of easements and tights-of-way. Set-Back .Requirements --No structure located on any lot in any mobile home court shall be closer to any front lot line than
twenty-five (25) feet; to any side lot line than ten (10) feet; nor to any rear lot line than twenty (20) feet. Lot Requirements --A l l lots in any mobile home court shall be well drained
and graded to a point where trailers or mobile homes nay be parked so that the parking of the same shall result in safety to all concerned. In all instances as much natural growth as
is reasonably possible shall be preserved by any mobile home court developer. 5.500 COMMERCIAL AND INDUSTRIAL SUBDIVISION DESIGN STANDARDS 5.501 Application All commercial and industrial
subdivisions shall conforn with the provisions of this section. 5.502 -Size Approval of lot or parcel size will be determined by the following factors: a. The total area shall be sufficient
to provide adequate space for off-street parking and loadinng landscaping and other facilities. In no instance shall there be less than four (4) square feet of off-street parking for
each one (1) square feet of building use. -27-
\ I -b. Whenever possible, cohiercial parcels should include enoukh land to provide for a group of commercial establishents, planned, developed, owned and matiaeed as a unit. In no case
will narrow, highway ribbon developments be approved. 5.503 Street System a. Traffic movements in and out of commercial and industrial areas should not interfere with external traffic,
nor should it create hazards for adjacent residential areas. b. The design of streets, service drives, and pedestrian ways should provide for safe and hazard free internal circulation.
5.504 Front Yard a. Building set-back lines shall be as specified by the local zoning ordinance. ordinance is in force, set-back lines shall be not less than forty (40) feet. If no such
5.505 Utilities a. Where possible, commercial and industrial subdivisions should be located close to public utilities. In any case, subdivisions should be provided with such utilities
as are necessary to maintain adequate health standards, and to dispose of commercial and industrial wastes. 5.506 Location a. In general, commercial and industrial subdiviision should
be located adjacent or close to major highways and transportation facilities. -28-
b. Commercial and industrial subdivisions may not be located in predominantly residential areas or areas that are better suited to residenntia development. Provided, that a commerrcia
parcel designed as an integral part of a residential subdivision will be permittte and provided that said site shall be in conformance with any zoning ordinance adoptee by the municipality.
5.600 RECREATIONAL DEVELOPMENT OR SUBDIVISION DESIGN STANDARDS 5.601 5.602 5.603 5.604 Application All recreational developments and subdivisions shall conform with the provisions of
this section. developments shall also conform with any zoning ordinance or master plan adopted by the Supervisors which is in effect at the tine of submission of the preliminary plan.
Such -Size The total area of any recreational development or subdivision shall be sufficient to provide adequate facilities for the use contemplated, and, in particullar to provide adequate
space for off-street parking. Street System a. Traffic movements in and out of recreational recreational developments and subdivision should not interfeer with external traffic, nor
should they create hazards for adjacent residential areas. b. The desigq of streets, service drives, and pei!istrian hazard free internal circulation. ways should provide €or safe and
Yards a. Front Yard --Public building set-back lines shall be as specified by the local zoning ordinance. If no such ordinance is enforced, set-back lines shall be not less than one
hundred (100) feet. -29-
b. Side Yard --No building shall be closer than one hundred (100) feet to the nearest lot line of the unrelated property. No man-made structuur or installation of any type shall be locatte
netiker than fifty (50) feet to a lot line of unrelated property. c. Rear Yard --The yard requirement shall be the same as for side yards. 5.605 Utilities and Sanitary Facilities a.
Any recreational development or subdivision which will attract large numbers of people shall include such utilities and sanitary facilities as are necessary for the health, safety and
welfare of those persons using the recreational development or subdivision. b. Where possible, recreational developments and subdivisions should be located so as to make maximum use
of existing public utilities and sanitary facilities. Where this is not possiblle the developer must provide adequate utilitiie and sanitary facilities to maintain adequuat health and
safety standards. 5.606 Location a. In general, recreational developments and subdivisions should be located adjacent or close to major traffic streets and highways. Where this is not
possible, the developer, must include in his plan sufficient major traffic streets to provide access to the development or subdivision. b. The location of a recreational development
or subdivision must be in accord with any zoning ordinance or master plan existing at the tine of filing of the preliminary plan. -30--
ARTICLE 6 REQUIRED IMPROVEMENTS 6 . 100 INTRODUCTION Minimum improvements and construction standards required of a l l subdivisions and developments shall be as set forth in t h i s
article. Where not set forth, they s h a l l be in accordance with the prevailing standards as established by the Engineer. nate improvement Standards may be permitted i f the Supervisors
deem them equal or superior i n performance characteristics to the specified improvements, ments may be required in specific cases where the Supervisors believe it necessary to create
conditions essential to the health, safety, and general welfare of the citizens of the municipality. A l t e r -Additional or higher type improve-6.200 MONUMENTS AND MARKERS Monuments
shall be placed so that the scored or marked point shall coincide exactly with the intersection of the lines to be marked, and s h a l l be set so that the top of the monument or marker
is level with the surface of the surrounding ground. 6.201 Monuments s h a l l be readily v i s i b l e , and shall be set at the intersection of a l l lines forming angles in the boundaar
of the subdivision or development. of the following two types: Monuments may be a. Cut stone 6'' x 6" x 48'. long with a d r i l l hole i n the center. b. Concrete 6'; x 6" x 48" long
with a 1/2" round brass pin Id the center. C. The Prfoposed replaceherit of any existing monuments shall be clearly indicated i n the f i n a l plan. 6.202 Iron pin markerk shall be
set at the beginning and ending of a l l curves along street property l i n e s , at a l l points where l o t l i n e s intersect curves, e i t h e r front or rear; and at a l l angles
i n property l i n e s of l o t s , a. Iron pin markers shall consist of iron pipes or steel bars a t least eighteen (18) inches long and not less than one-half (1/2) inch i n diameter.
b. Markers for the corners of corner l o t s which are adjaccen to streets shall consist of steel pipe at least t h i r t y (30) inches long and not less than threequarrter ( 3 /4 )
inch in diameter. -31-I ~
6.300 STREETS, CURBS AND SIDEWALKS 6,301 Streets Streets s h a l l be graded to the f u l l width of the right-ofwaay A l l rough grading and paving m u s t be constructed under the
supervision of the Township Supervisors or t h e i r representatives and a l l rough grading must lay one (1) year before being paved, a, Paving The minimum requirements for paving shall
be as follows: 1. (a) A base coat of three (3) inches of clean limestone rolled, (b) .8 gal, H3 tar per square yard. (c) 50 lb. 1/2i9 I B chips (limestone) per sq. yd. (d) .5 gal. F2
or H3 o i l per sq, yd. (e) 20 1E. 1/2" I B chips (limestone) per sq. yd. rolled, dragged and broomed , (f) ,5 gal, F2 or F1 o i l per sq. yd. (g) 10 lb, 1/4" Birdseye chips (limestone)
per sq, yd. rolled, dragged and broomed. (h) Optional seal coat of ,2 gal. per sq. yd. F1 or HX Emulsion seal coat of .2 gel. per sq. yd, added in any of the preceding three applications
of o i l . rolled and broomed, 2, In l i e u of the above paving, the streets may be paved with the following pavement types which must be applied and be i n conformity with the requiremeent
of Form 408 of the Pennsylvania Department of Transportation: CP-2, PB-1 or ID-2A. 6,302 -Curbs Wherever a proposed subdivision s h a l l average three (3) or more l o t s per gross
acre or where any subdivision is immediattel adjacent to or within one thousand (1,000) f e e t of any existing recorded subdivision having curbs, curbs s h a l l be installed on each
side of the street surface in accordannc with the Township's Srecifications. The Township may require the i n s t a l l a t i o n of curbs in any subdivision where the evidence indicates
that such improvements are necessary, a. Curbs shall be constructed of cement concrete: 6" a.t the top, 8" at the bottom and 18" in height with the slope to the street side, Expansion
joints shall be provided where necessary to avoid f r o s t damage. -32-
6.303 -_S_-i..-d ewalks Wherever a proposed subdivision s h a l l average thtee (3) or more l o t s per gross acre or where any subdivision is immediately adjacent to or within one thousand
(1,000) feet of any existing recorded subdivision having sidewalks sidewalks s h a l l be i n s t a l l e d on each side of the street in accordance with the Township's Specifications.
Township may require the i n s t a l l a t i o n of sidewalks in any subdivision where the evidence indicates that sidewalks are necessary for the public safety, The a. Sidewalks shall
be five (5) feet in width, f a i r (4) incHes in thickness, and be constructed of cement concr6te. Sidewalks s h a l l be constructed on a gravel bas'e ahd be provided with expansion
j o i n t s to protect against f r o s t action. 6.304 Unusual Conditions Whelte unusual or peculiar conditions prevail with respect to anticipated t r a f f i c or the $afety of pedestrians,
the Supervisors may impose higher standards than those set forth above, sary by the Supervisors. Crosswalks may be requited when deemed neces-6,400 STREET SIGNS 6,401 Standard.$ Street
sign8 shall be provided at the intersections of a l l streets : except thd t in subdivisions involving only one street ixitetedctitlg with ad existing highway no sign s h a l l be requiked.
6.500 WATER SUPPLY 6.501 Provision of Water Supply Where public water supply i n the opinion of the Supervisors is reasonably accessible, the subdivision shall be provided with a complete
water distribution nection for each l o t and appropriately spaced fire hydrants which s h a l l not be greater than five hundred (500) feet apart if flow capacity e x i s t s , system,
including a con--33-
I L . . 6.502 Location of Water Lines Where public water l i n e s are i n s t a l l e d a11 such lines s h a l l be located between the curb l i n e and the property l i n e within
the street right-of-way. walks are required, or are l i k e l y t o be required in the future, the water lines s h a l l be located so as not to lie beneath the sidewalks. Along streets
where side-6,600 SANITARY SEWER SYSTEM 6.604. Public Sewer System Where the public sanitary sewer in the opinion of the Supervissor is reasonably accessible, sanitary sewers s h a l
l be i n s t a l l e d to adequate19 serve a l l l o t s with connections w i t h the public system, Where l o t s canhot be served by the extennsio of an existing public f3anftaI-y
sewer, the subdividee s h a l l obtain approval c)f l b t siees as provided i n Table 3. 6,602 On-Lot Sewage and Water Tests Where evidence indicates that the minimum l o t size requiremeeht
specified in othek sections of these Regulations or i n any applicable zoning ordidance are not adequate to per- i t the i n s t a l l a t i o n of iddividual on-lot water supply and/br
sewage disposal f a c i l i t i e s , the Supervisors may require that the subdivider request the Pennsylvania Department of Environmental Resources to make such tests as are necessary
to determine the adequacy of the proposed f a c i l i t i e s in re- a t i o n to the proposed l o t size, exfstihg grade and s o i l conditions, In a l l such cases, a c e r t i f i
c a t e by the appro- r i a t e o f f i c i a l of the Pennsylvania Department of Environmennta Resources indicating that the proposed facilities are adequate shall be a pre-requisite
to f i n a l approval of the plan. 6.603 Capb-ed Sewers *eke the municipality has a plan for the extension of an existing public saditaz'y sewer system or the censttuction of a new public
sanitary sewer systeni into an area that is being subdivided, and it is reasonably expedted t h a t t h e area w Y l l be served by such public system within a period of five (5) years,
capped sewers shall be i n s t a l l e d to adequately serve a l l l o t s i n the proposed subdivision for later connection to the public system. -34-
6.604 Location of Sewer Lsnes Whenever sanitary sewers are provided they r h a l l be located as nearly to the centerline of any street right-of-way as is reasonably possible, and a
l l such sewer l i n e s s h a l l proviid service connections to the property l i n e of each and every l o t , said service connectiotis being properly capped . 6.605 -e of Sewer System
a. A l l sewer systems s h a l l be constructed according to the requirements of the Pennsylvania Department of Environmental Resources. b. No combined sanitary and storm sewer systems
w i l l be permitted. 6.606 Manholes Sanitary and storm sewer manholes w i l l be provided at a l l changes in grade and direction and i n no instance s h a l l the distance between
said manholes exceed four hundred (400) feet. 6.700 STORM SEWERS 6.701 Provision of Storm Sewers Storm sewers shall be i n s t a l l e d when, i n the opinion of the Supervisors, it
is deemed necessary to provide adequate drainage for the subdivision. 6.702 Purpose of Storm Sewers When storm sewers, culverts and related i n s t a l l a t i o n s are provided, they
shall be designed as follows: a. To permit unimpeded flow of natural water courses; b. To insure adequate drainage of a l l low points along the l i n e of streets: and C. To intercept
storm water run-off along streets at htervals reasonably related to the extent and grade of the area drained, and at all intersecting streets. -35-
6.703 Special Problems In the design of storm sewage h t a l l a t i o n s , special considerratio shall be given to avoidance of problems which may arise from concentration of storm
water runoff over adjacent properties. 6.704 Construction Standards a. A l l drainage structures, culverts, boxes, grates, etc., shall conform to the current specifications of the Pennsylvania
Department of Transportation or as approved by the Supervisors. b. Manholes shall be provided as specified i n Section 6.606. 6.800 O T a R UTILITIES 6.801 Power, Telephone and Television
Community Antenna Lines A l l subdivisions s h a l l have easements provided for the i n s t a l l a t i o n of power and telephone u t i l i t y lines to serve each and every l o t
, and provision shall be made, when necessaary for the location of television community antenna l i n e s to be i n s t a l l e d in said easements. a. Where feasible, the i n s t a
l l a t i o n of power and telephone u t i l i t y lines below the ground shall be encouraged, encouraged, particularly i n the case of recreational developments and surrounding subdivisions.
6.802 Gas Transmission Lines The ingtallation of gas transmission lines within a subdiviisio shall be subject to the following Regulations: a. A l l lines s h d l be i n s t a l l e
d between the curb l i n e s of any street, b. Gas lines shall not be located closer than three (3) f e e t , horizontally or v e r t i c a l l y , to any sewer line. 6.900 PROCEDURE
FOR INSTALLATION OF REQUIRED IMPROVEMENTS 6.901 Methods to be Followed After approval of the preliminary plan, the subdivider s h a l l i n s t a l l the required improvements under
the supervissio of the Engineer. out minimum improvements by any of the following methods: The subdivider may elect to carry -36-
a. b. i By i n s t a l l i n g the required improvements, and obtaining from the Supervisrfe a c e r t i f i c a t e s t a t i n g t h a t all improvements have been i n s t a l l e
d i n accordance with the standards and specifications contained in t h i s Article , By posting with the Supervisors a c e r t i f i e d check or bond running to the municipality i
n an amount sufficiien to cover the f u l l cost of i n s t a l l i n g the requiree improvements as estimated by the Engineer. In case of a bond f i l e d , it s h a l l also: (1) Be
with surety s a t i s f a c t o r y t o the Supervisors. (2) Specify the t h e fdr the completion of the improveement and i n s t a i l a t i o n s , such time to be satisfactory with
the Supervisore 6.902 Maintenance Bond In submitting the f i n a i piah to the Su ervisors, the maintenance and repail: of the streets in the subdivision for one year aftek the cotistruction
theteof has been approove by the Engineer, arid acceptahce of improvements has been consmated bf the tnuhicipality . subdivider shdll submit 8 ttlaintenarice E and to guarantee -37-
ARTICLE 7 MODIFICATIONS AND VARIANCES 7.100 HARDSHIP 7.101 Variances a. The Supervisors may grant a variance to the provisions contained. herein where by reason of the exceptional shape
of a specific piece of property, or where by reason of exceptional topographic conditions, the strict application of t h i s Ordinance would r e s u l t in extreme pdactical d i f f
i c u l t i e s arid undue hardship upon the owner of such property-provided, however, that such r e l i e f may only be granted without detriment to the public good and without substantially
impairing the intent and purposes of t h i s Ordinance. b, In granting such variances or modifications, the Supervisors may require such conditions as w i l l , in its judgment, secure
s u b s t a n t i a l l y the objectives of the standards or requirements so varied o r modified. 7.200 LARGE SCALE DEVELOPPENTS The standards and requirements of t h i s Ordinance may
be modified by the Supervisors i n the case of plans for complete communities or neighborhood units or other large scale developments which, i n the judgment of the Supervisors, achieve
substantially the objectivve of the Regulations contained herein and which are further protected. by such convenants or other iegal firovisions as w i l l assure conformity to and achievement
of the plan. 7.300 PROCEDURE FOR APPLYING 7.301 Application to be Submitted i n Writing Applications for modifications and variances s h a l l be submitted in writing by the Subdivider
at the time the Preliminary Plan is f i l e d with the Supervisors. plication s h a l l state f u l l y the grounds and a l l the facts r e l i e d upon by the applicant, The ap--38-
7.400 RECORDING A MODIFICATION, OR VARUNCE In granting a modification of variadce, the Supervisors shall record its actions and the grounds for granting the modification or variance
in its minutes, such modification or variance
was granted shall be affixed to the final plan. A statement showing the date that -39-
ARTICLE 8 ADMINISTRATION 8.100 REVISION AND AMENDMENT This Ordinance may, fram time to time, be revised, modified or amended as prescribed by local and State laws. 8.200 RECORDS The
Board of Supervisors s h a l l keep a record of its findings, decisions and recommendations r e l a t i v e to all subdivision plans f i l e d with it for review, 8.300 COUNTY PLANNING
COMMISSION The Supervisors shall forward one copy of a l l subdivision plans f i l e d with it for review to the Tri-County Planning Commission for t h e i r recommendations. Copies
of plans shall be forwarded within five (5) days a f t e r receipt. The Supervisors s h a l l take no action in the nature of approval or disapproval of plans f i l e d u n t i l the
report of the Tri-County Planning Commission is received or until the expiration of t h i r t y (30) days from the d a t e t h e copy was forwarded to the County Planning Commission.
8.400 PENALTIES 8.401 Unauthorized Subdivision a. Any person, partnership, or corporation who or which being the mer or agent of the owner of any l o t , tract or parcel of land s h
a l l layout, construct, open or dedicate any street, sanitary sewer, storm sewer, water main or other improvements for public use, t r a v e l o r other purposes or for the common use
of occupants of buildings abutting thereon, or who sells, transfers or agrees or enters into an agreement to sell any land in a subdivision or land development whether by reference to
or by other use of a p l a t of such subdivision or land development or otherwise, o r e r e c t any building thereon, unless and u n t i l a -40-
b. C. f i n a l p l a t has been prepared i n f u l l compliance wlth the provisions of thie Ordinance and of the Regulations contained therein, and has been recorrde as provided herein:
shall be guilty of a misdemeanor, and upon conviction thereof, such person or the members of such partnership, or the officers of such corporation, or the agent of any of them responsible
for such violation pay a fine not exceeding one hundred dollars ($100.00) per l o t or parcel or per dwelling within each l o t or parcel. A l l f i n e s collected for such v i o l
a t l a n s s h a l l be paid over to the municipality. Each day that a v i o l a t i o n is permitted to e x i s t on each l o t i n v i o l a t i o n , s h a l l constitute a separate
offense and s h a l l be punishable as such. The description by metes and bounds in the instrumeen of transfer or other document uSed in the process of s e l l i n g o r t r a n s f
e r r i n g s h a l l not exempt the seller or transferer froa such phalties or from the remedies remedies herein provided. 8.402 Failure to Complete Improvements In the event that any
improvements which may be required have not been i n s t a l l e d as provided in t h i s Ordinance or i n accord with the approved f i n a l plan, the Supervisors s h a l l enforce
any corporate bond or other security by appropriate legal and equitable remedies. ceeds of such bond or o t h e r s e c u r i t y are i n s u f f i c i e n t to pay t h e c o s t of
i n s t a l l i n g o r making repairs or correctiion to a l l the improvements covered by s a i d s e c u r i t y , the Supervisors may, at t h e i r option, i n s t a l l part of such
improvements in all or part of the subdivision or land development and may i n s t i t u t e appropriate legal and equitable action to recover thenoneys necessary to com- l e t e the
remainder of the improvements. ceeds, whether resulting from the security or from any legal or equitable action brought against the developer, or both, shall be used solely for the i
n s t a l l a t i o o n of the improvements covered by such security and not for any other municipal purpose. If the pro-A l l of the pro--4 1-
8.500 8 . 600 8,700 8.800 8,900 APPEALS The decisions of the Supervisors with respect to the approval or disapproval of plans may be appealed d i r e c t l y to the Court of Common Pleas
of Franklin County not later than t h i r t y (30) days after issuance of notice of the decision or report of the Supervissors INTERPRETAT ION In the i n t e r p r e t a t i o n and
the application of the provisions of t h i s Ordinance, they s h a l l be held to be the for the promotion of the hedlth, safety, mora P 8 atld geheral welfaare In general, the p r o
d s i o n s contained herein s h a l l apply to r e s i d e n t i a l subdivisiand A Standatds pplying t o commercial and i n d u s t r i a l subdivisibhd shall. be sub 4 ect to individual
reiviie and determination in ddch case, aimclm requirements VALIDITY Should any section, subsection of proviaion of t h i d Ordinance be detlated invalid by a coutt of campetent jdri$dicthm,
such decissio shaii not a f f e c t the v a l i d i t y of t h i s Otdhance as a whole, br br of any 6theP part thereof, All ordinances, or p a r t s of ordinances i n conflict herewith,
are hereby repealed. EFFECTIVE DATE This Ordinance s h a l l be e f f e c t i v e f i v e (5) days from t h e d a t e of its adoption. -42-
Adopted this w2 1912 day of > 19 , by the Board of Supervisors of Lurgan Township, Franklin County, Pennsylvania. (SEAL) Chairman, Bcsrd of Township Supeasore A t t e s t : n R”Ram &+
*ToGnship Secretad -4 3-