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TABLE OF CONTENTS Page ARTICLE I Section 100 Section 101 Section 102 ARTICLE I1 Section 200 ARTICLE 111 Section 300 AKTICLE I V Section 400 Section 401 ARTICLE V Section 500 Section
501 Section 502 Section 503 Section 554 Section 505 ARTICLE V I Section 600 Section 601 ARTICLE V I 1 Section 700 Section 701 Section 702 Section 703 AXTICLE VI11 Section 800 Section
801 Section 802 AKTTCLE I X Section 900 Section 901 Section 902 Section 903 Section 904 Section 905 PURPOSES AND INTERPRETATION I n t e r p r e t a t i o n ....................................
i Purposes .......................................... 1 Severability ...................................... 1 SHORT TITLE Short T i t l e ....................................... 2 DEFINITIONS
Definitions ....................................... 2 CONTROL OF SUBDIVISIONS AND LAND DEVELOPMENTS. RECORDING OF PLANS. DEDICATIONS OF PROPERTY AND IMPROVEMENTS Control of 6 Recording
of Final Plans. and Dedication of Property and Improvements ......................... 7 7 Subdivisions and Land Developments ..... GENERAL PROCEDURE AND JURISDICTION Plan Approving Authority
.......................... 7 Submittal of Plans ................................ 7 Review of Plans ................................... 8 Approval of Plans; Hearing ........................
8 Special Exceptions ................................ 8 Application Fees .................................. 8 PRE-APPLICATION CONSULTATION Consultation With Planning Commission .............
8 Sketch Plan Submission ............................ 9 PRELIMINARY PLANS Plan Requirements ................................. 9 Review Procedure .................................. 12
Consideration of Zoning Regulations ............... 13 Consideration of Subsurface Conditions ............ 13 FINAL RECORD PLANS Review Procedure .................................. 15
Plan Requirements ................................. 13 Minor Subdivision Option .......................... 15 MOBILE HOME PARK REGULATIONS Procedure .........................................
16 Renewable Mobile Home Park.Permit ................. 16 Yard and Setback Requirements ..................... 17 Park S t r e e t System ................................ 17 Plan Requirements
................................. 16 Lot Requirements. ................................. 17
-1 Section 906 Section 907 Section 908 Section 909 Section 910 Section 911 Section 912 Section 913 Section 914 Section 915 ARTICLE X Section 1000 Section 1001 Section 1002 Section 1003
Section 1004 Section 1005 Section 1006 Section 1007 Section 1008 ARTICLE X I Section 1100 Section 1101 Section 1102 Section 1103 Section 1104 Section 1105 Section 1106 Section 1107 Section
1108 Section 1109 Section 1110 Section 1111 Section 1112 Section 1113 Section 1114 ARTICLE X I 1 Section 1200 Section 1201 LRTICLE XI11 Section 1300 Section 1301 Section 1302 TABLE OF
CONTENTS (Continued) Page U t i l i t y Improvements .............................. 18 Usable Open Space ................................. 19 Buffer S t r i p s .....................................
20 Walkways ........................................... 20 Other S i t e Improvements ........................... 20 Skirting .......................................... 20 S t r e e
t Lighting ................................... 20 Park Areas f o r Nonresidential Uses ................. 20 Responsibilities of the Park Operator ............. 21 Tiedowns ...........................
.............. 21 DESIGN STANDARDS Application ....................................... 26 General Standards ................................. 26 Blocks and Lots ...................................
26 Hazards ........................................... 29 Slopes ............................................ 29 Floodplains ....................................... 29 Erosion and Sediment
Control ...................... 29 S t r e e t s . Alleys and Sidewalks ..................... 30 Public F a c i l i t i e s . ................................ 34 IMPROVENENT STANDARDS
Construction of Improvements. ..................... 35 Guarantee of Improvement Completion ............... 35 Release from Improvement Bond ..................... 35 Remedies t o Effect
Completion of Improvements ..... 35 Materials and Construction Standards .............. 36 Surveys ........................................... 36 P l a t s and Surveys ...............................
. 36 Standards f o r Monuments and Markers ............... 36 Standards f o r Curbs and Gutters ................... 37 Standards f o r S t r e e t s ............................. 37
Standards for Sidewalks ........................... 37 Standards f o r Sewer and Water Systems ............. 38 Modification of O f f i c i a l Plans .................... 38 Standard
f o r Storm Drainage ........................ 39 Filing Plans and P r o f i l e s ......................... 40 PENALTIES Penalties ......................................... 41 Conflict
of Interest .............................. 41 EFFECTIVE DATE: ENACTMENT Effective Date .................................... 41 Repealer .......................................... 41
Enactment ......................................... 42
AN ORDINLICE REGULATING SUBDIVISIONS, LAND DEVELOPMENTS AND NOBILE HOJ$E PAFXS WITHIN WARREN TOWNSHI? , FMNKLIN COUNTY , PENNSPLVAVIA; REQUIRING THE SUBMITTAL OF SUBDIVISION, LAND DEVELOPMENT
AND MOBILE HOME PARK PLAnS FOB TOhJNSHIP APPROVAL; PRESCRIBING STANDARDS OF DESIGN, PLAN REQUIREMENTS, PLAX PROCESSSING IMPROVEMENT AND CONSTRUCTION REQUImMENTS, AND CONDITTION OF ACCEPTANCE
OF PUBLIC IM'PROVEMEXTS. The 3oard of Supervisors of Warren Township, Franklin County, Pennsylvania, does herein and hereby ordain t h a t an ordinance regulating subdivisions, land
developments and mobile home parks within Warren Township, Franklin County, Pennsylvvania requiring the submittal of Subdivision, Land Development and Mobile E G XP~a zk Plans f o r
Township approval; prescribing stazdards of design, plan requireemencs plan processing procedures, improvement and construction requirexerxs, ai-d conditioc of acceptance of public improvements,
is hereby ordained pursuant to -T--he Pennsylvania l i u n i c i p a l i t i e s s -Planning-Code, A c t 247 , ef f ective Januaky 1 (P.L. 805, July 31, 1968) as mnended. 1963 ARTICLE
I PURPOSES AND INTERPRETATION Sectiori 100, Purposes. s u i t a b l e for building purposes and human h a b i t a t i o n and to provide f o r the harmonioou developmen: of Warren Township,
f o r the coordination of e x i s t i n g streets with proposed streets; €or adequate open space f o r t r a f f i c , recreation, l i g h t and a i r , sedimenta2ion control and f o
r proper d i s t r i b u t i o n of population, thereby creating condicions favorable to the h e a l t h , s a f e t y , morals, and general welfare of 'che citizzc of Warren Towaship.
This Ordinance is enacted for the purpose of assuring sites Section 101. I n t e r p r e t a t i o n . The provisions of t h i s Ordinance s h a l l be held to be mi.r?imtim requirements
t o meet the above s t a t e d purposes where the provisions of t h i s O-rdinsnce impose greater r e s t r i c t i o n s than those of any s t a t u t e , other ordinance, or regulation,
the provision of t h i s Ordinance s h a l l prevail. Sec:ion 1G2. Severability. The provisions of t h i s Ordinance s h a l l be severable, e.na if any of its provisions shall be held
to be u n c o n s t i t u t i o n a l , i l l e g a l or in- a l i d , such decision s h a l l not a f f e c t the v a l i d i t y of any of the remaining provisions of t h i s Ordinance.
It is hereby declared as a l e g i s l a t i v e i n t e n t t h a t t h i s ordinance would have been adopted had such u n c o n s t i t u t i o n a l , i l l e g a l , or invalid provision
not been included herein. -1-
ARTICLE 11 SHORT TITLE Section 200. Subdi-vision. Land DeVelODment. and Mobile Home Park Ordinance of 1977". Short T i t l e . This Ordinance may be cited as "The Warren Township ARTICLE
I11 DEFINITIONS Section 300. Definitions. As used i n t h i s Ordinance words i n t h e s i n g u l a r incllud the p l u r a l , and those i n the p l u r a l include the singular.
The word "persoon includes corporation, unincorporated association and partnership, as w e l l as an individual. The word "building" includes the meaning of l l s t r u c t u r e t r
and s h a l l be construed as i f followed by the phrase "or p a r t thereof". iilg words as used i n t h i s Ordinance s h a l l have the meanings indicated below: The follow-1. 2 .
3 , 4. 5. 6. 7. 8. Accelerated Erosion: The removal of surface materials by the action of natural elements caused by man's manipulation of the landscape. Acceptable Private Road: A s
t r i p of land, including the e n t i r e right-of-way, intended to be used as a means of vehicular and and pedestrian c i r c u l a t i o n , being not less than 33 f e e t i n width,
not exceeding a grade of 18%, whose continuing p r i v a t e character is guaranteed by a covenant running with the land i n a form accepttabl t o the Township. Accessory Building: A
building subordinate to and detached from the main building and located on the same l o t with such p r i n c i p a l use o r main building. Agricultural Purposes: Any l o t , tract,
o r p a r c e l of land which is continually c u l t i v a t e d f o r general farm purposes, commercial truck growing, commercial orchards or commercial n u r s e r i e s or the woodlands
and grazing lands connected therewiit and operated as a part thereof. Block: An area bounded by streets or proposed streets. Board: The Board of Supervisors of Warren Township, Franklin
County, Pennsylvania. Cartway: use. The portion of a street intended f o r vehicular Clear-sight Distance: A l i n e of unobstructed v i s i o n from a p o i n t f o u r and one-half
(4-1/2'0") f e e t above t h e c e n t e r l i n e of a street to the f a r t h e s t point on the top of an o b j e c t f o u r (4") inches high on the same center l i n e . -2-
9. 10. 11. 12. 13. 14. Clear-sight Triangle: An area of unobstructed v i s i o n at street i n t e r s e c t i o n s defined by l i n e s of s i g h t between points at a given distance
from the i n t e r s e c t i o n of the street center l i n e s . County: Franklin County, Pennsylvania. Cul-de-sac: A street with access closed at one end and with a vehicular turn-around
at the closed end. Developer: Any landowner, agent of such landowner or tenannt with the permission of such landowner, who makes or causes to be made a subdivision of land or land developmeen
or mobile home park. Drainage: The flow of water o r l i q u i d w a s t e and the methods of d i r e c t i n g such flow. Dwelling: A building designed f o r r e s i d e n t i a l purposes
and a. b. C. d. e. f . used as l i v i n g quarters f o r one or more persons. Dwelling Unit: One or more rooms used f o r l i v i n g and sleeping purposes and having a kitchen with
fixed cooking f a c i l i tile s arrannge for occupancy by one (1) family or a s i i n g l e person. Dwelling, Single Family, Detached: A buildiin used by one (1) family, having oile
(1) dwelling u n i t and having two (2) s i d e yards. Dwelling, Single Family, Semi-detached: A building used by one (1) family, having one (1) side yard and one (1) party w a l l i
n commmo with another, building. Dwelling, Single Family, Attached (Row House or Town House): A building used by one (1) family, and having two (2) party walls i n commmo with other
buildings. Dwelling, Two Family, Detached: A building used by two (2) families, with one (1) dwelliin u n i t arranged over the other, having two (2) side yards. Dwelling, Two Family,
Semi-detached: A buildiin used by two (2) families, with one (1) dwelling u n i t arranged over t h e o t h e r ; having one (1) s i d e yard, and having one (1) party w a l l i n common
with another building. . -3-
15. 16. 17. 18. 19. 20. 21. 22. 23. 24. Earth-movinp Activity: d i s t u r b s t h e surface of the land including, b u t n o t limited t o , excavation, embankments, land development,
subdivision developmeent mineral e x t r a c t i o n and the moving, depositing, o r s t o r i n g of s o i l , rock, or e a r t h . Any construction or other a c t i v i t y which Easement:
for c e r t a i n public, quasi-public, or private purposes; a l s o the land to which such r i g h t pertains. A described r i g h t granted f o r the use of private land Engineer,:
engineer by the Commonwealth of Pennsylvania. A person duly registered as a professional Engineer, Township: The Township Engineer appointed under the Second Class Township Code. Erosion
and Sedimentation Control Plan: t e x t and diagrams designed to prevent eroded material from leaving the construction site. A plan including narrative Excavation: Any act by which e
a r t h , sand, gravel, rock or any other similar material is dug i n t o , c u t , quarried, quarried, uncovered, removved displaced, relocated, or bulldozed and s h a l l include the
conditions r e s u l t i n g therefrom. Land Development: (1) The improvement of one Lot or two or m o r e contiguous l o t s , tracts, or parcels of land f o r any purpose invollvin
(a) a group of two or more buildings, or (b) the division o r a l l o c a t i o n of land or space between or among two or more ex- s t i n g or prospective occupants by means of, or
f o r the purpose of, streets, common areas, leaseholds, condominiums, building groups or other f e a t u r e s ; (2) a subdivision of land. Landowner: cluding the holder of an option
o r contract t o purchase (whether or not such option or contract is subject to any condition), a lessee i f he is authorized under the lease to e x e r c i s e t h e r i g h t s of
the landowner, or other person having a proprietary i n t e r e s t i n land, s h a l l be deemed t o be a landowner f o r the purpose of t h i s Ordinance. The l e g a l or b e n e
f i c i a l owner owner or owners of land in-Mobile Home: place of zssembly; which is transportable and contained i n one (I) u n i t o r two (2) or more u n i t s designed to be joined
i n t o one in- e g r a l u n i t capable of again being separated f o r repeated towing, which arrives at a site complete and ready f o r occupancy except f o r minor and i n c i d
e n t a l unpacking and assembly operations, and constructed so t h a t it may be used without a permanent foundation. Mobile Home Lot: A parcel of land i n a mobile home park, improved
with the necessary u t i l i t y connections and other appurtenances A dwelling intended f o r use of occupancy; o f f i c e or -4-
25. 26. 27. 28. 29 30. 31. 32. 3 3 . 34. 35. necessary f o r t h e e r e c t i o n thereon of a single mobile home, which is leased by the park owner to the occupants of the mobile home
erected on the l o t . Mobile Home Park: A parcel of land under s i n g l e ownership which has been planned and improved f o r the placement of mobile hones for non-transient use, consisting
of two (2) or more mobile home l o t s * Planning Commission: The Planning Commission of Warren Township. Reserve Strip: a street or road from adjacent properties or from another street.
A parcel of ground i n separate ownership separating Runoff: given watershed a f t e r a f a l l of r a i n or snow t h a t does not enter the s o i l but runs off t h e s u r f a c
e of the land. The surface water discharge or rate of discharge of a Runoff From A Fully Developed Area Upstream: The surface water runoff t h a t can be reasonably anticipated upon
maximum developmeen of t h a t area of the watershed located upstream from the subjeec tract, tract, as permitted by prevailing subdivision ordinance, zoning, or the Township comprehensive
plan, i f such e x i s t s . Secretary: The Township Secretary of Warren Township. Sedinentation: The process by which mineral or organic matter is accumulated or deposited by moving
wind, water, or gravity. Once t h i s matter is deposited (or remains suspended i n water), it is usually ref erred to as "sediment". Slope: tical difference i n f e e t per one hundred
(100'0") f e e t of hori- o n t a l d i s t a n c e . Slopes are to be expressed i n a percentage based upon ver-S o i l Analysis: S o i l tests t o determine the presence of any l i
m i t -ing zone and the capacity of the s o i l to permit the passage of w a t e r . A test p i t f o r examination of the s o i l p r o f i l e on a31 l o t s must be provided to a
depth of seven (7) f e e t or to the top of t h e l i m i t i n g zone whichever is less. Percolation tests conducted subsequent to the determination of any l i m i t i n g zone must
be performed on a l l l o t s except those s u i t a b l e only f o r sand mounds. Soil S t a b i l i z a t i o n : Chemical or s t r u c t u r a l treatment of a m a s s of s o i l
to increase or maintain its s t a b i l i t y o r otherwise improve i t s engineering properties. S t r e e t : A s t r i p of land, including the entire right-of-way, intended to be
dedicated f o r use as a means of vehicular and pedestrian circu- a t i o n . -5-
36 37. 38. 39. 40. 41. 42. 43 e 44. Section f e c t i v e Subdivider: The owner, developer or the authorized agent of the owner of a subdivision, land development or mobile home park.
-Su bdivision: The d i v i s i o n o r redivision of a l o t , tract o r p a r c e l of land by any means i n t o two (2) or more l o t s , tracts, parcels or other d i v i s i o n s
of land including changes i n e x i s t i n g l o t l i n e s f o r the purpose whether immediate or f u t u r e , of lease t r a n s f e r o r owner- h i p o r building or l o t development.
Subdivision, Xinor: street or road involving four or less l o t s , parcels of land, or Any subdivision abutting an e x i s t i n g public other division of iand which does not require
a new street, the i n s t a l l a t i o n of s a n i t a r y sewers, storm sewers, water mains or pipes, or other public improvements or a land development with four or fewer attached
s t r u c t u r e s . Surveyor, Registered: surveyor by the Commonwealth of Pennsylvania. A person duly registered as a professional Swale: water runoff. A low lying s t r e t c h of
land which gathers or carries surface Topsoil: ter or humus debris. F e r t i l e surface and subsurface s o i l s r i c h i n organic m a t -Township: Usable Open Space: A parcel or
parcels of land or an area of water, or a combination of land and water within a development site and desiggne and intended f o r the use or enjoyment of r e s i d e n t s of the sub-
i v i s i o n o r mobile home park or other land development, not including streets, off street parking areas, and areas set aside f o r public faciliities Warren Township, Franklin
County, Pennsylvania. Watercourse: A permanent stream, i n t e r m i t t e n t stream, river, brook, creek, channel or ditch f o r water, whether natural or man-made. ARTICLE I V CONTROL
OF SUBDIVISIONS AND LAND DEVELOPt'IENTS, AND IMPROVEMENTS RECORDING OF PLANS, DEDICATIONS OF PROPERTY 400. date of t h i s Ordinance no subdivision or development of any l o t , tract,
or Control of of Subdivisions and Land Developments. From and a f t e r the efparrce of land w i t h i n t h e Township s h a l l be made, and no street, s a n i t a r y sewer, storm
sewer, water main or other f a c i l i t y i n connection therewith s h a l l be l a i d out, constructed, opened or dedicated for public use or travel or f o r the common use of occupants
of buildings abutting thereon, except i n strict accordance with the provission of this Ordinance. No l o t i n a subdivision or land development may be s o l d ; -6-
no p c r n i t to erect, alter o r r e p a i r any building upon land i n a subdivision, land development or mobile home park may be i s s u e d , no building may be erected, and no
changes may be made i n the contour of the land; co grading, excavating, removal or destruction of t h e t o p s o i l , trees or other vegetative cover of the land may be commennce
i n a subdivision or land development unless and u n t i l a plan f o r the subdi- i s i o n , land development or mobile home park has been approved by the Board of Supervvisor and
recorded, and u n t i l the improvements required by the Board of Super- i s o r s i n connection therewith have e i t h e r been constructed i n strict accordance with the standards
and s p e c i f i c a t i o n s of the Township or guaranteed as provided i n t h i s Ordinance. Said standards and s p e c i f i c a t i o n s , p a r t i c u l a r l y as presented
i n Articie X of t h i s Ordinance are declared to be a minimum guarantee t h a t a l l streets shown on any proposed plan are of s u f f i c i e n t width and proper grade and so located
as to accommodate the probable volume of t r a f f i c thereon, afford adequate l i g h t and air, f a c i l i t a t e f i r e protection, provide access f o r f i r e f i g h t i n
g equipment to buildings and provide a coordinate system of streets conforming to the Township's O f f i c i a l Plan of streets; and f u r t h e r , t h a t the land whereon buildings
are to be constructed is of such character t h a t it can be used f o r building purposes without danger to h e a l t h o r p e r i l from f i r e , flood or other hazard, t h a t a
l l necessary o r required erosion and sedimentation f a c i l i t i e s be i n s t a l l e d p r i o r to or during the i n i t i a l phase of construction of the subdivision or land
development. Section 401. Upon approval of a f i n a l plan, the developer s h a l l w i t h i n n i n e t y (90) days of such f i n a l approval record such plan i n the Office of the
Recorder of Deeds of the County., and the streets, p a r k s , erosion and sediment f a c i l i t i e s and other public improvements shown thereon s h a l l then be considered to be
a part of the O f f i c i a l Plan of the Town- h i p . Offers of dedication of such public improvements to the Township s h a l l be submittte on a w r i t t e n , recordable document
s e t t i n g f o r t h by metes and bounds the o f f e r ; OT the owner may note on the plans t h a t such improvements have not been offered f o r dedication to the Township. Every
street, park, erosion and sediinent f a c i l i t y or o t h e r public improvement shown on a recorded subdivision or land development plan s h a l l be deemed to be a p r i v a t e
street, park, or improvement u n t i l such t i m e as the same has been accepted by ordinance or resolution. Recording of Final Plans, and Dedication of Property and improvements. ARTICLE
V GENERAL PROCEDURE AND JURISDICTION Section 500. Plan Approving Authority. A l l subdivision, Land development, and mobile home park plans s h a l l be subject t o approval, modification,
or r e j e c t i o n by the Board of Supervisors; i n the event such a plan is disapproved the reasons therefor s h a l l be set f o r t h i n writing. A l l plans s h a l l be r e f
e r r e d to the Planning Commission for its review and recommendations. Section 501. Submittal of ;Plans. The subdivider s h a l l submit preliminary copies of subdivision, land development
and mobile home park plans to the Planning Commission and the Planning Commission s h a l l d i s t r i b u t e the required number of copies to the Towaship, county and other review
agencies concerned. A l l plans when f i r s t submitted s h a l l be considered preliminary plans. I f the subdivider makes s u b s t a n t i a l revisions i n h i s plans a f t e r
they have been approved i n preliminary form, such revised plans s h a l l be treated as preliminary plans when resubmitted. Upon approval of the preliminnar plans, the subdivider s
h a l l submit f i n a l plans to the Planning Commission and -7-
the Planning Corn-ission s h a l l d i s t r i b u t e t h e required number of copies to the Townshhi agencies concerned. Mobile home park plans s h a l l be reviewed i n the same mannne
as subdivision and land development plans. Section 502, Application Fees. s h a l l be due upon submittal of a l l plans under t h i s Ordinance. review f e e s , c o s t s , and expenses
occasioned by submittal of an application s h a l l be paid by the applicant. The Board may require such advance deposit against such fees, COSTS, and expenses as it may deem necessary.
0 Such fees as are posted i n the Township Office A l l professional Section 503. Review of Plans. Subdivision, land development and mobile home park plans shall be reviewed by the Planning
Commission at its f i r s t regular meeting followwin the date of submittal provided such plans s h a l l be submitted at least nine (9) days p r i o r to the meeting, reviewed s h a
l l be open to the public. Meetings of the Planning Commission at which plans are Section 504. Board of Supervisors s h a l l be considered approval of the arrangement and dimensions
of streets, l o t s and other f e a t u r e s shown on the plans and may be made conditionally on specified changes to be incorporated i n the plans. The Board's approval of the f i
n a l plans s h a l l be given only a f t e r the requirements and conditions indicated on or i n connection with the preliminary plans have been m e t ; and said approval s h a l l
c o n s t i t u t e f i n a l Township approval f o r the purpose of recording the plans in the Of- i c e of the County Recorder of Deeds. Before acting on any plan, the Board of Supervvisor
may arrange f o r a public hearing thereon a f t e r giving notice. Section 505. Special Exceptions. Where, owing t o s p e c i a l conditions, a l i t e r a l enforcement of the provisions
of t h i s Ordinance would r e s u l t i n unnecessary hardship, the Board of Supervisors may, on the basis of an approved preliminary plan, make such reasonable exception thereto as
as w i l l not be contrary to the public i n t e r e s t and may permit the sale of a l o t , issuance of a permit, or erection of a b u i l d i n g , s u b j e c t to conditions necessary
to assure adequate streets and o t h e r public improvements. Approval of Plans; Hearing. Approval of preliminary plans by the 0 ARTICLE V I ' PRE-APPLICATION CONSULTATION Section 600.
communications s h a l l be kept as confidential as possible. the Preliminary Plan procedure or with subdivision, the subdivider or developer should be f a m i l i a r with these regulations
and should consult with the Planning Commisssio about the following f a c t o r s : Consultation With Planning Commission, The conference and any other Before going ahead with 1. The
s u i t a b i l i t y of the s i t e f o r development. 2. The demand f o r a development of the type proposed i n the p a r t i c u l a r location proposed. 3 . The a c c e s s i b
i l i t y of the site. -8-
4. 5. 6. 7 . 8. 9. The a v a i l a b i l i t y of public f a c i l i t i e s (schools, parks, water s a n i t a r y and storm sewerage, etc.) and public s e r v i c e s ( p o l i c e
, f i r e , r e f u s e d i s p o s a l , e t c . ) . The e f f e c t on t h e p r o j e c t of any contemplated improvements or the proposals of 'any comprehensive plan and t h e s
e r e g u l a t i o n s . Sewage f a c i l i t i e s requirements of the Department of Environnientta Resources and the Township. Erosion and sedimentation plans and permits. Precautionary
measures to preserve or protect h i s t o r i c and nat- r a l f e a t u r e s . Approvals by a l l appropriate agencies. Section 601. with the Planning Commission, the subdivider prepare
a Sketch Plan of h i s proposed development. to the Planning Conmission f o r purposes of generally i l l u s t r a t i n g and discussing the proposed project. Top0 data i n the form
of a USGS 7.5 min,quadrangle wich the tract delineated should be provided. Sketch Plan Submission. It is suggested t h a t p r i o r to t h e c o n s u l t a t i o n It is suggested
t h a t the subdivfder or developer submit s u f f i c i e n t data ARTICLE VI1 PRELIMINARY PLANS Section 700. Plan Requirements. application f o r review and approval of preliminary
plans: The following materials s h a l l be submitted with an 1. Seven (7) copies of the subdivision, land development or mobile home park plan i n the form of a map or series of maps
on sheet s i z e s either eight and one-half inches by fourteen (8 1/2" x 14") inches, eighteen inches by twenty-four (18'' x 24") inches or twenty-four inches by t h i r t y -s i x
(24" x 36") inches drawn to a scale not smaller than one hundred
(100'0") f e e t to the inch and showing the following : a. b. C. The l i m i t s and dimensions of the tract to be subdivided or developed and the proposed name or identifying t i
t l e of t h e p r o j e c t . The date, scale and north p o i n t . Existing and proposed s t r e e t s , including the name, widths of the right-of-way and cartway. The location and
dimensions, where applicable, of existiin buildings, r a i l r o a d s , easement, right-of-way, public lands, tree masses, streams and other f e a t u r e s , and monuaeents -9-
a. e. f . & * The location and dimensions of proposed easements, e.xistiiig property l i n e s , right-of-way, and land reserved f o r pu'olic purposes; and the location, course, and
dimensions of existing and proposed s a n i t a r y and storm sewer and water f a c i l i t i e s . Topographic contours at not more than ten (10'0") f o o t i n t e r v a l s or at
such i n t e r v a l s that the contoour s h a l l have a maximum spacing of one hundred (109'0") f e e t . The Planning Commission may a l s o require supplemental plans showing proposed
f i n a l contour. For mobile home parks the contour i n t e r -val requirement s h a l l be one (1') f o o t i n t e r v a l s . . The name and address of the subdivider or developer.
The name, seal, and signature of the registered enginnee or registered surveyor who s h a l l have prepared the plan. The name and address of the owner of the tract and the names of
the owners of adjoining tracts. A location map showing the proposed project in rela- i o n to adjacent adjacent properties and existing streets i n t h a t v i c i n i t y of the Township.
2. Three ( 3 ) copies of cross-section drawings f o r a l l proposed streets showing rights-of-way, cartway widths, location of sidewalks, and planting s t r i p s . streets showing
existing and proposed grade. Three ( 3 ) copies of plans and p r o f i l e s of proposed s a n i t a r y 2nd storm sewer systems, water d i s t r i b u t i o n systems, and any o t h
e r p e r t i n e n t u t i l i t i e s . Such plans s h a l l include grades, pipe s i z e s and the loca- i o n of valves and f i r e hydrants. Three (3) copies of p r o f i l e drawings
of a l l proposed 3. 4 . Results of preliminary s o i l analysis approved and inspected by a Cer- i f i e d Sewage Enforcement Officer approved by the Township. 5. The Planning Commission
s h a l l r e q u i r e t h e subdivider t o prepare, f o r the use of the Township, four ( 4 ) copies of a formal modification (suppleemen or revision) t o the Township's O f f i c
i a l Liquid Liquid Wastes Disposal Plan. the following information : Such modification s h a l l i n c l u d e , b u t s h a l l not be limited t o , a. A preliminary p l o t plan i
n d i c a t i n g within the site the location of e x i s t i n g and proposed buildings, l o t l i n e s , sewage or sewerage systems, a l l sources of water supply such as wells and
springs, ponds, streams, and other bodies of water, rights-of-way, streets, roadways, highwaays and access routes. -10-...
b. Infomation r e l a t i n g to the type of water supply and sewage supply provided or to be provided including sclil conditions and l i m i t a t i o n s f o r on-lot sewage dispoosa
i f applicable. c. Information r e l a t i n g to adjacent property, building, sources of water supply, ponds, streams, sewage or sewerage systems, rights-of-way, streets, t h a t may
have a s i g n i f i c a n t e f f e c t on the environmental and s a n i t a r y aspects of the proposed subdivision. d. Direction to north, d i r e c t i o n of slopes, and degree
of slope. e. Directiozr and distance of t h e n e a r e s t sewage treatment plant and information as to its present or f u t u r e accessi- i l i t y i n terms of t i m e , finances
and load capacity as w e l l as the sources of t h i s information. 6, The Planning Commission s h a l l require the subdivider to prepare for the use of earth movers and review of the
Township, four ( 4 ) copies of an Erosion and Sedimentation Control Plan. The design standards and speci- i c a t i o n s for said Plan are contained i n the Erosion and Sedimentation
Control Handbook which has been prepared by the County Conservation Dis- r i c t and is on f i l e i n t h a t o f f i c e and with the Township, Said Plan shall i n c l u d e , b u
t s h a l l not be l i m i t e d t o , the following information: a , The erosion and sedimentation control plan s h a l l be designed to prevent accelerated erosion and sedimentation
by incorpo- a t i n g the following control measures and control f a c i l i t i e s : (1) The topographic f e a t u r e s of t h e p r o j e c t area. (2) The types, depth, slope and
areal extent of the s o i l s indicated on the p l a t , plan o r similla appropriate o f f i c i a l map. ( 3 ) The proposed a l t e r a t i o n to the area: (a) Stripping of vegetation,
regraadin o r o t h e r development s h a l l be done i n such a way t h a t w i l l minimize erosion. (b) Whenever f e a s i b l e , natural vegetation s h a l l be retained, protected,
and supplemented. supplemented. (c) Disturbed s o i l s s h a l l be sta- i l i z e d as quickly as p r a c t i -cab le. -11-
(d) Development plans s h a l l preserve s a l i e n t n a t u r a l f e a t u r e s , keep c u t -f i l l opera- i o n s to a minimurn, and ensure conformity with topography so as t
o create the least erosion p o t e n t i a l and adequately handle the volume and velocity of surface water runoff . ( 4 ) The amount of runoff from the project area and the upstrrea
watershed area: (a) Trovisions s h a l l be made to e f f e c t i v e l y accommodate the increased runoff caused by changed s o i l and surface conditions during and a f t e r development.
essary, the rate of surfsce water runoff w i l l be s t r u c t u r a l l y retarded t o prevent sedimentation from being discharged i n t o the water of the Commonwealth. Where nec-(b)
A l l surface water s h a l l be diverted away from t h e p r o j e c t area where f e a s i b l e . (5) The staging of earthmoving activities; the disturbed area and the duration of
exposure s h a l l be kept to a p r a c t i c a l minimum. (6) Temporary control measures and f a a c i l i t i e s f o r use during ear thmoving : (a) Temporary vegetation and/or mulching
s h a l l be used to protect exposed criticca areas during development. (b) Sediment i n the runoff water s h a l l be trapped u n t i l the disturbed area is s t a b i l i z e d by
the use of d e b r i s b a s i n s , sediment basinsp silt t r a p s , ur similar measures. (7) There s h a l l flood prone prepared by as a l l u v i a l be no f i l l placed i n areas
delineated as o r s p e c i a l flood hazard areas on the maps HUD Federal Insurance Administration or soils i n the Franklin County s o i l survey. Section 701. Review Procedure. 1.
The subdivider s h a l l submit seven (7) copies of the Preliminary Plan and accompanying documentation t o .the Secretary. -12-
2* The Planning Cornmission s h a l l take o f f i c i a l action on a Preliminary Plan and note its action on three (3) copies of the plans. The three (3) noted copies of the plan s
h a l l thert be forwarded to the Board of Supervisors along with a recommendation concerning preliminnar approval. 3. The Board of Supervisors s h a l l take o f f i c i a l action
on a Preliminary Plan a f t e r it has received the report of the Planning Commission and note its action on three ( 3 ) copies of the plans. One (1) copy s h a l l be retained f o r
Township use. Section 702. Plans, the Commission may, and f o r a l l Land Developments s h a l l , r e f e r the Plan t o t h e County or Municipal Zoning Officer f o r recommendations
concerning the adequacy of ex- s t l n g and proposed community f a c i l i t i e s to serve t h e a d d i t i o n a l dwellings proposed by the Development Plan and f o r the general
compatibility of the Development Plan with appropriate zoning d i s t r i c t regulations. Consideration Consideration of Zoning Regulatlons. In the evaluation of Development Section
703. Consideration of Subsurface Conditions. The Commission s h a l l evaluate material submitted by the developer showing subsurface data and conditions or' proposed development, especially
information regarding unstable geologic formations (sinkhoies, e t c . ) , past mine a c t i v i t y . Core borings obtained i n conjunction with the i n s t a l l a t i o n of a p r
i v a t e (individual) on-lot water system may be u t i l i z e d by the Commission i n the subsurface evaluation. I f there are any seams of minable material within three hundred (300)
f e e t of the land s u r f a c e , t h e Commission may r e q u i r e t h e developer to provide evideenc t h a t he owns r i g h t of support. ARTICLE VIII FINAL RECORD PLAXS Section
800, The Planning Commission may require t h a t the followiin materials be submitted with an application for approval of a f i n a l plan. Final plans s h a l l conform i n a l l important
d e t a i i l s with preliminary plans as previously approoved and any conditions specified i n the approval of preliminary plans s h a l l be incorpoorate i n the f i n a l plans. Plan
Requirements. 1 A. Seven (7) copies of the plan i n the form of a map or series of maps, drawn to a scale of not smaller ehan one hundred (100'0") f e e t to the inch on sheets s i z
e eight and one-half inches by eleven (8 1/2" x 11") inches, eighteen inches by twenty-four (18" x 24") inches, twenty-four inches by t h i r t y -s i x (24" x 36") inches. Where more
than one (1) sheet is required, an index map of the e n t i r e project at a smaller scale s h a l l be shown on a sheet of the same size. The Planning Commission may require f i -n
a l plans a t a scale of f i f t y (50'0") f e e t to the inch as a con- i t i o n of preliminary plan approval to assure l e g i b i l t t y i n cases warranted by the complexity of
the proposal. The e r r o r of closure s h a l l nof. be more than one p a r t in 10,000. Such f i n a l plans shall show: -13-
a. The location of a l l proposed monuments, street l i g h t s , and street signs. b. The location of minimum building setback lines. 2. A statement of the types of s t r u c t u r
e s t o be erected, and a summary t a b l e of the number of s t r u c t u r e s and dwelling u n i t s proposed. 3 . Evidence t h a t the plans are i n conformity with building, s a
n i t a t i o n and other applicable Township ordinances and regulations and with t h e r e g u l a t i o n s governing the extension of u t i l i t y services i n t o the Township.
In any instance where such plans do not conform, evideenc s h a l l be presented t h a t an exception has been o f f i c i a l l y authorrized , 4.. Evidence t h a t the subdivider has
i n s t a l l e d the necessary street aEd other improvements as required i n Section 1100 i n accordance with Township standards and s p e c i f i c a t i o n s , o r t h a t the subdivider
has furnished the Tomship the following assurances t h a t said improvemeent w i l l be i n s t a l l l e d : a. A written agreement concerning improvements not yet completed i n a form
provided by the Township t h a t the subdivider or developer w i l l lay out and improve roads and streets, erosion and sediment control fa- i l i t i e s , and construct a l l of the
improvements requiire i n Section 1100 as a condition of the approval of the plan by the Board of Supervisors within the t i m e or t i m e s s p e c i f i e d t h e r e i n . b. A bond
i n such amount, under such conditions and form and with s u f f i c i e n t surety, including a confesssio of judgment binding on the p r i n c i p a l and surety, as s h a l l be approved
by the Board of Super- i s o r s to guarantee the performance of the subdi- i d e r ' s or developer's undertaking i n (a) above and to secure the completion of all required improvements
within the t i m e therein specified. bond, the subdivider or developer may deposit cash or s e c u r i t i e s with the Township or with a bank or t r u s t company to guarantee performance
of said contrace and to secure completion of the improvements under an escrow agreement approved by the Township S o l i c i t o r and Board of Supervisors. The amount of bond or other
guarantee s h a l l be s u f f i c i e n t to cover the cost of the required improvements. The escrow agent for the deposits of such cash o r s e c u r i t i e s s h a l l be designated
and selected by the Board of Supervisors. In l i e u of a c. An agreement t h a t the subdivider or developer w i l l i n s t a l l underground utilities. -14-
Section 801. Review Procedure. 1, 2. 3. 4. 5. 6. Prior to the meeting of the Planning Commission at which i n i t i a l con- i d e r a t i o n is desired, the subdivider or developer
s h a l l submit seven (7) copies of .the Final Plan and accompanying documentation to the Commission, The Final Plan submission s h a l l occur not more than one (I) year follGwing
the date of approval of the Preliminary Plan. Failure t o submit the Final Plan within t h i s t i m e period s h a l l make the approval of the Preliminary Plan n u l l and void unless
an extension of t i m e is requested by the subdivider and granted by the Board of Superviisors The Planning Commission s h a l l take o f f i c i a l action on the Final Plan and note
its action on three (3) copies of the plans. The three ( 3 ) noted copies of the plan s h a l l then be forwarded to the Board of Supervvisor along with a recommendation concerning preliminary
approval, The Board of Supervisors s h a l l take o f f i c i a l action on a Final Plan a f t e r it has received the report of the Planning Commission and noce its action on three
( 3 ) copies of the plans. One (1) copy s h a l l be retained f o r Township use. A F i n a l P l a n may be prepared f o r only a portion of the approved Prelimiinar Plan where a subdivider
or developer wishes t o undertake the development of a project i n sections or stages. Within ninety (90) days following approval by the Board of Supervisors the Final Plan s h a l l
be recorded by the subdivider or developer at the County Recorder of Deeds Office. I f . n o t recorded as specified above the approval s h a l l be void. Selling of Lots. recorded i
n the Office of the Recorder of Deeds f o r Franklin County, evidence of the recording s h a l l be furnished t o the Commission by the developer. Only then may the s e l l i n g o r
leasing of l o t s and the erec- i o n of buildings thereon lawfully proceed. After the Final Plan f o r a development has been duly Section 802. Minor Subdivision Option. I n the case
of a minor subdivision (as definned) the applicant may apply d i r e c t l y f o r Final P l a t approval i n accordance with Section 801 of t h i s Ordinance and the plans and data
requirements set f o r t h hereunller However, when multiple minor subdivisions within any given tract have been or are expected t o be effectuated, or when other circumstances warrantg
the governiin body may require such additional submissions, including f u l l Preliminary and Final P l a t procedures and requirements, i n order t h a t the purposes and i n t e n
t of t h i s Ordinance may be m e t . The minor subdivision p l a t s h a l l include: 1. Location Map: A diagram of the surrounding area s u f f i c i e n t t o c l e a r l y i n d
i c a t e the location of the subdivision. 2. Tract Map: A scale drawing showing the boundaries of the e n t i r e 0 tract t o be subdivided, the new l o t or l o t s t o be formed,
and the -15-
names of t h e adjoining property owners. (May be combined with ( 3 ) ) . 3 . 4. 5. Subdivision Plan: A plan of the l o t or l o t s to be formed, drawn to scale., showing a l l l o
t l i n e s ; right-of-way and cartway of the abuttiin street; any other e x i s t i n g rights-of-way and easements; adjacent underground u t i l i t y l i n e s ; natural drainageways;
the building l i n e ; percoiation test sites; location and description of survey monuments; bearings and dinensions of a l l property and associated right-of-way l i n e s ; the acreage
of a l l parcels including the residue; and l o t numbeers The scale of the plan s h a l l be one (1") inch equals one hundred (100') f e e t . ?Ian Data.: T i t l e i d e n t i f y
i n g t h e subdivision and i n d i c a t i n g t h e name of the municipality, name and address of the developer, scale and north point of the Subdivision Plan (and of the Tract Map
i f separate diagram), date of plan, c e r t i f i c a t i o n and seal of registered engineer or surveyor. S o i l Analvsis Results. ARTICLE I X MOBILE HOME PAEX REGULATIONS Section
900. Procedure. No person, firm or corporation s h a l l construct, maintain or operate a mobile home park within the Township without obtaining a Mobile Home Park Pernit from Warren
Township, and any o t h e r required permits o r l i c e n s e s , dures €or reviewing mobile home park plans s h a l l be the same as f o r subdivision and land development plans i
n accordance with the provisions of t h i s Ordinance. Unless specified in t h i s Article, the design standards and improvement requirements for no- i l e home parks s h a l l be the
same as f o r subdivision and land development p r o j e c t s in accordance with the provisions of t h i s Ordinance. The proce-Section 9Or. plans s h a l l be submitted to and approved
by the Township i n accordance with the requireement and procedures of t h i s Ordinance regarding pre-application consultation, p-relirilinary plans and f i n a l record plans. In addition
to the site plan information required elsewhere i n t h i s Ordinance, the following information s h a l l be provided on the plans: Plan Requirements. Prior to the issuance of a Mobile
Home Park Permit, 1. The location and use of a l l proposed buildings and site improvements. 2. The location and design of a l l uses not requiring s t r u c t u r e s such as recreation
areas and landscaping. Seccion 902, Renewable Mobile Kome Park Permit. 1. The Board of Supervisors may grant a Mobile Home Park Permit i n a period not t o exceed one (1) year from the
date of approval of such permit which s h a l l be renewable annually, The Board of Supervisors or i t s duly authorized representative s h a l l inspect each mobile home park p r i
o r to granting an annual permit f o r conformance with the provission of t h i s Ordinance and any o t h e r a p p l i c a b l e r e g u l a t i o n s . -16-
2 . It s h a l l be incumbent upon the proprietor of a mobile home park to keep a r e g i s t e r and to report therein the name of person or head of family occupying each said mobile
home, showing date of entry on said land, make, serial number and s i z e of the mobile home, and the names of all persons l i v i n g i n said mobile home. Said r e g i s t e r s h
a l l be subject to i n s p e c t i o n p e r i o d i c a l l y by the Board of Supervisors and representatives of the Frankliii County Assessment Office. Section 903. Lot Requirements.
1. Individual mobile home l o t s located i n a mobile home park s h a l l con- a i n at least ten thousand (10,000) square f e e t of l o t area and s h a l l not be less than one hundred
(100) f e e t wide at the building setback l i n e exclusive of easements or rights-of-way. A l l mobile home l o t s s h a l l be given street numbers and a l l park streets s h a l
l be given names. and Franklin County Civil Defense Office. 2. Names are subject to approval by the Township Section 904. Yard and Setback Requirements. 1. A l l mobile homes s h a l
l be located at least t h i r t y -f i v e (35'0'') f e e t from any street right-of-way which abuts a mobile home park boundary and a t least twenty-five (25'0") f e e t from any other
boundary of the park, 2. There s h a l l be a minimum dis-tance of t h i r t y -f i v e (35'0") f e e t betwwee an individual mobile home and adjoining right-of-way of a park street
or comnon parking area or other common areas. 3 . A11 mobile homes and patios on a mobile home l o t s h a l l not be locaate closer than f i f t e e n (15'0") f e e t t o a l o t -l
i n e l i n e . 4 , No mobile home s h a l l be less than t h i r t y -f i v e (35'0") f e e t from any other mobile home. Section 905. Park Street System. 1. Park Access. Each nobile
home park s h a l l be provided with s u i t a b l e p o i n t ( s ) of ingress and egress and a distance of at least six hundred (600'0") f e e t shall be maintained between center
l i n e s or access streets. 2. Lot Access. A l l mobile home parks s h a l l be provided with safe and convenient paved access streets to and from each and every mobile home l o t .
Alignment and gradient s h a l l be properly adapted topographiically 3. Streets. A l l streets within any mobile home park s h a l l be designed 2nd improved as l o c a l streets i
n accordance with Township s p e c i f i -cations. -17-
4. I n t e r s e c t i o n s . Not more than two (2) streets s h a l l i n t e r s e c t at any point and a distance of at least one hundred f i f t y (150'0") f e e t s h a l l be maintahed
between center l i n e s of two streets in- e r s e c t i n g a t h i r d streer: from opposite s i d e s . 0 (See I l l u s t r a t i o n ) Section I. 2. 3 . 4 * 906. U t i l i t y
Improvements. Sewer and Water. A l l mobile homes s h a l l be connected to approved c e n t r a l sewer and water systems. Electrical Distribution, ground electrical d i s t r i b u
t i o n systems which s h a l l be i n s t a l l e d and maintained i n accordance with the local electric power company's s p e c i f i c a t i o n s regulating such systems. A l l
mobile home parks s h a l l have under-Natural G a s Systems, Any natural gas system shall be i n s t a l l e d and maintained i n accordance with the regulations and s p e c i f i c
a t i o n s of the company supplying s a i d n a t u r a l gas. Liqu-ified Petroleum Gas System. Liquified petroleum gas systems provided f o r mobile hones, service buildings or other
s t r u c t u r e s s h a l l include the following: a. Systems s h a l l be provided with safety devices to re- i e v e excessive pressures and s h a l l be arranged so t h a t the
discharge terminates at a s a f e location. -18-
b. C. d. e. Systems s h a l l have a t least one (1) accessible means for shutting off gas. Such means s h a l l be located outside the mobile home and s h a l l be mainta'lned i n e
f f e c t i v e operaatin condition. A l l LPG piping outside of ehe mobile homes s h a l l be w e l l supported and protected against mechanical injury. Un- i l u t e d l i q u i f
i e d petroleum gas i n l i q u i d form shall not be conveyed through piping equipment and systems i n mo- i l e homes. Any vessel containing l i q u i f i e d petroleum gas s h a l
l be securely but not pernanently fastened to prevent accidennta overturning. No LPG vessel s h a l l be s t o r e d or located i n s i d e o r beneath any storage c a b i n e t , c
a r p o r t , mobile home or any other s t r u c t u r e unless such i n s t a l l a t i o n s are s p e c i f i c a l l y approove by the Supervisors and the l o c a l f i r e company,
5, Fuel O i l Supply Systems. b i l e homes, service buildings and other s t r u c t u r e s s h a l l be i n s t a l l e d and maintained i n conformity with the following regulations:
A l l f u e l o i l supply systems provided f o r moaa b. C. a. Section 907. A11 piping f r o m outside f u e l storage tanks or cylinders to mobile homes s h a l l be securelys but
not permanently, fastened i n place. A l l f u e l o i l supply systems provided f o r mobile homes, service buildings and other s t r u c t u r e s s h a l l have shutoof valves located
within f i v e (5") inches of storage tanks A l l f u e l storage tanks or cylinders s h a l l be securely placed and s h a l l not be less than ten (10'0") f e e t from any mobile home
exit, Storage tanks s h a l l be protected against physical damage. Usable Open Space. 1. A l l mobile home parks s h a l l provide not less than ten (10%) percent of the t o t a l land
area f o r usable open space purposes. Usable open space s h a l l be so located as to be f r e e of t r a f f i c hazards and should, where the topography permits, be c e n t r a l
l y located and e a s i l y acces- i b l e to a l l park r e s i d e n t s . Nobile home parks containing more than twenty-five (25) l o t s or dwelling u n i t s shall provide playgrounds
i n accordance with Section 1008. 2 . Exposed ground surfaces in a l l p a r t s of every park s h a l l be paved, or covered with stone screeRingsS and other s o l i d material, or
prozeccte with a vegetation growth t h a t is capable of preventing s o i l -19-
erosion and the eaanation of dust during dry weather. 3, ;Park grounds s h a l l 3e maintained free of vegetation growth which is poisonous or which may harbor rodents, i n s e c t s
, or other pests harmful t o man, Section 908. Buffer S t r i p s . be provided by the developer along a11 of the property and street boundary 111 n es separating the park from adjacent
uses. A s u i t a b l e screened or landscaped bur'fer str-ip s h a l l Seccion 909, Walkwzys. 1. General Requirements. All parks s h a l l be provided with s a f e , conveniient a l
l season pedestrian walks of adequate width f o r intended use, durable and convenient to maintain, between individual mobile home Lots, the park streets and a l l community f a c i
l i t i e s provided f o r park r e s i d e n t s . Sudden change i n alignment and gradient s h a l l be avoided. Sec'cion 910. Other S i t e Improvements, 1. One (1) f i r e alarm
box or public telephone shall be provided f o r each nobile home park. Dry chemical f i r e e x t i n g u i s h e r s , n o t less than ten (10) pounds i n capacity, shall be provided
and s h a l l be located so t h a t no nobile home is more than one hundred f i f t y (150'0") f e e t from said f i r e extinguisher. 2. Provision s h a l l be made by the park operator
to have garbage and waste collected at least once every week. 3. Each mobile home l o t s h a l l be provided with a concrete slab which s h a l l be a t least four (4") inches thick
on a s t a b l e surface not l a r g e r than ten (10'0") f e e t by eighteen (18'0") f e e t i n s i z e nor smaller than eight ( 8 ' 0 ' ' ) f e e t by ten (10'0") f e e t i n s i
z e f o r use as a patio and so located so as to be adjoining and p a r a l l e l to the mobile home. Such slab s h a l l contain an e l e c t r i c a l o u t l e t to which the e l
e c t r i c a l system of the mobfle home s h a l l be connected. Section 911. Skirting. Skirting of mobile homes is required but such s k i r t i n g s h a l l noL a t t s c h the mobile
home permanently to the the ground. to all mobile hones whether or not they are located within a mobile home park. s k i r t i n g material color must be of compatible material color
with the mobile home. This requirement s h a l l apply The Section 912. The unique nature of a mobile home park and the degrre of i n t e r n a l movement of both pedestrians and vehicular
t r a f f i c n e c e s s i t a t e s t h a t the park operator provide street l i g h t i n g i n parks of ten or more mobile home l o t s , S t r e e t Lighting. Section 913. Park
Areas f o r Nonresidential Uses. 1. No part of any mobile home park s h a l l be used f o r a nonresidential purpose4 except such uses t h a t are required f o r the d i r e c t servicing
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and well-being of park residents and f o r the management and maintenaanc of the park. Section 914. Responsibilities of the Park Operator. 1. The park operator to whom a pe-rmit f o
r i! mobile home park is issued s h a l l operate the park i n conpliance with t h e s e regulations and s h a l l provide adequate supervision to maintain the park, its f a c i l i
-ties, and equipment i n good r e p a i r and i n clean and s a n i t a r y condi- i o n 2. The park operator s h a l l supervise the placement of each mobile home on i t s mobile home
pad which includes securing its s t a b i l i t y , 3. The park operator shall give the appropriate Totqnship representative f r e e access to the park md service f a c i l i t i e s
f o r the purpose of inspection. 4., The park operator s h a l l n o t i f y the l o c a l I'ennsylvania Department of Environmental Resources o f f i c e immediately of any suspected
communiccabl or contasious disease within the park. Section 915. Tiedowns. All mobile homes whether located i n mobile home parks or on iildividual l o t s held i n p r i v a t e ownership
must be t i e d
down. s t i t u t e The minimum tiedown requirenents: The following con-1. Tiedowns o f f e r the most consistent and e f f e c t i v e mans f o r mini- i z i n g mobile home damage
f r o s high winds. Two types are needed: (1) The over-the-top tie, and (2) The frame tie. The f i r s t keeps the u n i t from overturning, and the second prevents it from being blown
off the supports. 2. T i e s are made of w i r e rope or rust-resistant steel s t r a p which the gronnd. yoke-type f a s t e n e r and tensioning device, or with clamps and turnbuckkles
Minimum strength of ties s h a l l be: Galvanized steel strapping (1-1/4" x .035"), with a minimum breaking strength of more than 4,750 l b . , or galvanized steel cable (7/32" 7 x 7
, or 1/4" 7 x l 9 ) , with a breaking strength of more than 4,800 Ib, Anchorage requirements i n this s e c t i o n assume t h a t e i t h e r of these ties w i l l be used. >! tie"
the mobile home and its steel frame to anchors embedded i n The cable or s t r a p is secured to the anchor with a 3 . Over-the-top ties shall be located within two (2) f e e t of each
end of the mobile home, and others at i n t e r v a l s between, at stud locations as specified i n t h e t a b l e below. adapters or wood blocks s h a l l be used to prevent sharp
bends in ovcr-the-top ties, and to keep then from cutting i n t o the u n i t whesl tension is applied. required to secure a mobile home depends on variables such as length Commercially
available The number of over-the-top and frame ties -21-
and shape of the u n i t , type of connection between the unit and its steel supporting frame, s i z e and type o€ tiedown materials usedg s o i l conditions, and holding power of the
ground anchor. TIEDOWE ANCHORAGE REQUIREMENTS 12 and 14 foot wide mobile homes i B ! ! 10 and 12 foot wide mobile homes L 3G to 50 f e e t long 1 50 to 60 f e e t long I 60 to 70 f e
e t long R .--._I_-No. of overtiie 1 the-top ties the-top ties ... 0 -. 4 3 5 5 3 4. Tiedown components used must be able to withstand at least 4,750 1’0. without: f a i l u r e . 5
. Anchors capable of withstanding 54700 l b , without f a i l u r e also are required. -22-
6. Anchoring the T i e s . Several types of ground anchors can be used. These include screw augers, expanding anchors, and concrete deadmeen The anchors s h a l l be i n s t a l l e
d to a depth of 4 to 5 f e e t . Different s o i l s provide d i f f e r e n t holding strengths --even f o r the sam type of anchor. For example, a 6-in. diameter screw augge anchor,
which might withstand a p u l l of 5,700 l b . i n s t i f f clay s o i l , may withstand only 2,500 l b . i n sandy s o i l , Anchorage requirements are based on use of an anchor with
a holding power of at least 5,700 lb. I f s o i l conditions are such t h a t t h i s degree of holding power is not a t t a i n a b l e , o r i f the anchors selected cannno hold t
h i s loading, use of larger s i z e anchors or a d d i t i o n a l anchhor and ties w i l l be required. 7 . Hook-end turnbuckles are not permitted. 8. Additions or canopies s h a l
l a l s o be t i e d down. 9. To minimize d e f l e c t i o n , auger-type anchors using steel rods may be be put i n at an angle so they are more i n l i n e with the d i r e c t i
o n of p u l l . This can be accomplished best by i n s t a l l i n g the anchors p r i o r to placement of the mobile home on the l o t . If a vertical anchor is desired, some mechanical
means of l i m i t i n g d e f l e c t i o n s h a l l be in- t a l l e d . A c y l i n d r i c a l section around the anchor rod (12" i n dianetter and i8" deep) f i l l e d with concrete
or equivalent is the minimmu standard f o r such a device. 10. P i e r s and Footings. a. P i e r s and footings s u f f i c i e n t to carry the weight of the mobile home s h a l l
be i n s t a l l e d under the supportiin steel frame. A maximum p i e r spacing of ten (10') f e e t , with the end p i e r s being no f a r t h e r than f i v e (5') f e e t from the
ends of the u n i t , is required. Frame ties should be positioned near a p i e r . b. Piers should be constructed of standard 8" x 8" x 16" celled concrete blocks placed over a footing,
with the long dimension of the block crossways (perpendicular) to the main frame members and centered under them. The cells of the concrete block should run i n a v e r t i c a l di-
e c t i o n . Piers should be placed on footings of s o l i d concrete, with minimum dimensions of 16" x 16" x 4". P i e r s should be topped with a s o l i d concrete cap 8" x 16" x
4", or with a pressure-treated wood cap 8" x 16" , x 2". I f needed t o provide uniform bearing, treated wood shims should be driven t i g h t between the cap and the supporting steel
frame. c. Special precautions need to be taken f o r p i e r s more than 40" high. b l e tiers with interlocking blocks, as shown below. Such p i e r s s h a l l be made by using dou--23-
When the height exceeds 80", blocks s h a l l be laid i n mortar and reinforcing steel bars i n s e r t e d i n the block cells as shoam below, SUGGESTED PIER DETAILS -24-
TYPICAL TIEDOWN.SYSTEMS -25-
-ARTICLE X DESIGN STANDAWS Section 1000. Application. The standards of design i n t h i s A r t i c l e shall be used to judge the adequacy of development proposals, Where, i n the opinion
of the Townshhip the l i t e r a l applicacion of these standards in c e r t a i n cases would work undue hardship or would be plainly unreasonable, the Planning Commission may recommend
such reasonable exceptions as w i l l not be contrary to the public interest. Sectiofi 1001, General Standards. I, L. 3 . 4, Land, No land s h a l l be subdivided or developed f o r
any purposes unlees a11 hazards to l i f e , health, or property from flood., f i r e and disease, s h a l l have been eliminated or unless the plans for the projeec s h a l l provide
adequate safeguard against such hazards. Development. nearby neighborhoods so t h a t the comunity as a whole may develop harmoniously. Proposed p r o j e c t s s h a l l be coordinated
with e x i s t i n g Land s h a l l be suited f o r the purpose f o r which it is t o be developed and the development s h a l l have a layout or arrangement i n accordance with the
i n t e r e s t and the purpose of the county and municipal comprehennsiv plans and any regulations or maps adopted i n furtherance thereof. Proposed developments s h a l l have adequate
access t o the land to be developed over streets or thoroughfares, e i t h e r e x i s t i n g or proposed by the developer. A11 portions of a tract being developed s h a l l be taken
up i n l o t s , streets, public grounds, r e c r e a t i o n areas or other proposed uses so t h a t remnants and land-locked areas s h a l l not be created. Section 1002. Blocks and
L o t s . 2. 3 , 4, e Block Length. Residential and commercial blocks s h a l l be not less than f i v e hundred (500'0") f e e t long nor more than sixteen hundred (1600' 0") f e e
t long Block Width. Blocks s h a l l be wide enough f o r two (2) tiers of l o t s . Through Lots. Double frontage l o t s are to be avoided and generally will not be permitted cnless
the l o t s are a minimum of two hundred (200'0'') f e e t deep. Grading. Blocks and l o t s s h a l l be. graded to s u f f i c i e n t elevation to secure drainage away from buildings
and to prevent the collec- i o n of storm water i n pools. Drainage s h a l l be provided f o r accorrdin t o recommendations of the engineer or such other o f f i c i a l -26-
as may be designated by the Board of Supervisors. preserved and r e d i s t r i b u t e d as ground cover, consiscent with the erosion and sedimentation control requirenents of Lhe County
Conservattio District, No more than f o r t y (40%) percent of any parcel s h a l l be regraded f o r any reason. Topsoil s h a l l be 5. Lot Size. The minimum l o t s i z e , l o t
width, and building setback l i n e shall be as follows unless otherwise specified: a. In any portion of the Township where n e i t h e r p u b l i c water nor s a n i t a r y sewer
f a c i l i t i e s are provided, each l o t s h a l l have a minimum l o t area per single family dwelling of one (1) acre, excluding the right-of-way width required herein, and a minimum
l o t width of two hundred (200'0") f e e t a t the building l i n e . t h i r t y -f i v e (35'0") f e e t from the street right-of-way. Building setback lines s h a l l be a t least
b, Where e i t h e r water supply or s a n i t a r y sewage disposal w i l l be provided by an approved c e n t r a l or public system, the l o t area for each single family dwelling
must be at least 43,560 square feet exclusive of the right-of-way wirh a minimum l o t width of one hundred (lOO'O") f e e t ineasured at the building setback licee Building setback
l i n e s s h a l l be at least t h i r t y -f i v e (35'0") f e e t from the street right-ofwwa a e. Where both water supply and s a n i t a r y sewers are t o be proviide by an approved
c e n t r a l or public system the l o t area f o r each single family dwelling must be at least 43,560 square f e e t exclusive of the right-of-way with a minimum lot width of one hundred
(100'0") f e e t measured a t the buildirig setback l i n e . at least t h i r t y -f i v e (35'0") f e e t from the street r i g h t -of -way. Building setback l i n e s s h a l l be
d. For single family semi-detached dwellings and two family detached dwellings, the minimurn l o t s i z e s h a l l be two hundred (200%) percent of the minimum l o t s i z e f o r
s i n g l e dwelling u n i t s as set f o r t h i n the appropriate subparagraphs above, e. No apartments, town houses or row houses s h a l l be permitted except where there is both
public water and public sewer system or DER approved private c e n t r a l water and sewer sys- e m s , The minimum l o t area f o r each such dwelling u n i t s h a l l be 43,560 square
f e e t exclusive of the right-of-way. For i n t e r i o r u n i t s of town house groups or row houses, the rninirnurn l o t width measured at the building setback l i n e s h a l l
be twenty-four ( 2 4 ' 0 " ) f e e t . For the end u n i t s of town house groups and TOW houses, the minimum l o t width s h a l l be f i f t y (50'0") feet measured a t the building
setbaac l i n e . Bililding setback l i n e s s h a l l be at least t h i r t y -f i v e (35'0") f e e t from the street right-of-way. Up to s i x t y I -27-
(60%) percent of the l o t area of each u n i t may be combined with land from other u n i t s as a usable open space. Proviide rhe apartment, town house and/or row house development
remains under s i n g l e ownership and control, the t o t a l requiire l o t s i z e may be arranged i n a manner to permit flex- b i l i t y in the site design and layout of recreation
areas, usable open space and parking. Such f l e x i b i l i t y s h a l l be granted only upon recommendation of the Planning Commission and s p e c i f i c aporoval by the Board of
Supervisors. No town house or row house shall. contain more than s i x (6) dwelling u n i t s f . Lot s i z e s f o r commercial and iizdustrial purposes s h a l l be determined on the
basis of sewage disposal area, parking requirements, and yard setback standards. In no event s h a l l a coiillnercial or i n d u s t r i a l l o t be less than twenty thousand (20,000)
square f e e t excluding the right-of-way as defined i n Itern ( ) of t h i s Section. 6. Off-stzeet Parking. -as Tor each proposed r e s i d e n t i a l l o t or dwelling u n i t i
n a subdivision, land developnent, or mobile home park there s h a l l be at least two (2) o f f -s t r e e t parking spaces providded b. Where commercial uses are proposed, provisions
s h a l l be made f o r three ( 3 ) square f e e t of paved parking area f o r every one (1) square foot of net r e t a i l commercial f l o o r space. c. Where i n d u s t r i a l uses
are proposed, provisions s h a l l be made f o r a minimum of two (2) parking spaces f o r every three ( 3 ) employees (on any one s h i f t ) t o be normally employed e 7. Exceptions.
The general p r i n c i p l e s of design and the minimum requiremeent f o r the Laying out of subdivisions and land developments stipu- a t e d i n t h i s Ordinance may be varied by
the Board of Supervisors upon request of the subdivider or developer and recommendation of the Planniin Comission i n the case of a p r o j e c t l a r g e enough t o c o n s t i t u
t e a more or less self-contained neighborhood, i n d u s t r i a l park or commercial center, Such a project s h a l l be developed i n accordance with 2 comprehennsiv development plan
safeguarded by appropriate r e s t r i c t i o n s , which in the judgment of the Board has made adequate provisions f o r a l l es- e n t i a l requirements. Provided, however, t h
a t no modification s h a l l be granted by the Board which would c o n f l i c t with f e a t u r e s of any adopted long-range plan of the Township ;r with the i n t e n t and purpose
of the general p r i n c i p l e s or' design and minimum requirements of t h i s Ordin-a nCe. -28-
8. 9. 13 * I1 L 12 * 13 a Soil. Analysis for On-lot Sewage Disposal, The Township s h a l l requuir on each proi3osed l o t a s o i l a n a l y s i s . A Liquid Wastes D i s -posal T
e r m i t s h a E be required f o r any i n s t a l l a t i o n i n the Tomshhi regardless of the s i z e of the tract of land or the nature of the system or land use, Lot Lines, Lot
lines s h a l l be approximately at r i g h t angles or r a d i a l t o street l i n e s so long as reasonably shaped l o t s r e s u l t . House Numbers. House numbers s h a l l be
assigned to each l o t by the Township or its designated agency, Side and Rear Pards. f e e t wide. Rear yards s h a l l be at least twenty-five (25’0”) f e e t wide. Side yards s h
a l l be a t least f i f t e e i i (15’0”) Side and rear yards f o r accessory uses and s t r u c t u r e s shall be five (5’) f e e t for both cases. Each l o t s h a l l front: on
a street f o r at least one hundred ( l O O ’ O ’ l j f e e t except town house l o t s which s h a l l f r o n t at least twenty-four ( 2 4 ’ 0 ” ) f e e t . Seccion 1003, ‘rlazzrds.
not be approved f o r development u n t i l such hazards or detrimental e f f e c t s therefrom have been corrected. Land s h a l l not be developed i f such land is considered by the
Commission to be unsuitable f o r such use by reason of flooding or improper drainage, objectionable earth and rock formation, topography or any other f e a t u r e harmful TO the health
and s a f e t y of the possible r e s i d e n t s and the community as a whole. Laild subject t o hazards of l i f e , health and s a f e t y shall Sectio-n 1004. Slopes, Land with slope
i n excess of t h i r t y (30%) percent s h a l l be consiuered as steep slope land and s h a l l require an a r c h i t e c t u r a l l y sound supporting structutre €or a l l development.
Section 1005, herein shall not be developed f o r r e s i d e n t i a l or such other inappropriate uses, unlees adequate provisions are made to a l l e v i a t e such hazards. ment
of Agriculture] n-iques approved by the S o i l Conservation Service. oper‘s expense. [See Section 700., 6., (6)] Floodplains. LOW-lying land subject to flooding hazards as deflried
[United States Depar’c-Such provisions s h a l l include an on-site survey using tech-This survey s h a l l be at the devel-Section 1006. Erosion and Sediment Control, A l l plans or
p l a t s submitted to the Cozmission s h a l l have indicated improvements and considerations t h a t w i l l reduce the likelihood of erosion, sediaentation, and inundation and water
damage from peak periods of p r e c i p i t a t i o n and provide f o r the disposal of excess surface water from a i l areas of the development, especially where the magnitude of the
development ( p a r r i c u l a r l y l a r g e s i n g l e family, aparTment, shopping center o r i n d u s t r i a l developmmeilts) create a s i g n i f i c a n t change i n the c
h a r a c t e r i s t i c s of the watershed and increease volume and velocity of surface water runoff due to the decrease i n r e t e n t i o n ani i n f i l t r a t i o n of stonn
water. The measures t h a t s h a l l be u t i l i z e d to minimize erosion and sedimentation are contained i n the Franklin County Erosion and Sedimen- a t i o n Control Handbook.
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Section 1007. S t r e e t s , Alleys and Sidewalks. a 1. Street Pattern. The proposed street pattern s h a l l be integrated with e x i s t i n g and/or o f f i c i a l l y planned streets
and it shall be relaced to topography to produce usable l o t s and reesonable street grades. 2. Design 2nd Purpose. S t r e e t s s h a l l be designed according to t h e i r function
ani: l a i d out t o preserve the i n t e g r i t y of Cheir design i n accordance with the following functional c l a s s i f i c a t i o n : a. b, C. d. e, Local Street or R-oad: A
street providing access t o ,farms and residences. Standards assume l i g h t t r a f f i c flow with the p o s s i b i l i t y of upgrading the classir'icattio sometime i n the f u
t u r e . Collector Srreer or Road: A street which connects l o c a l streets or roads to arterial roads or to pop- l a t i o n centers. Scandards assume medium t r a f f i c flow with
the p o s s i b i l i t y of upgrading Che c l a s s i f i -cation sometime i n the future. Arterial Road: A road which connects c o l l e c t o r streets or roads to major highways
or to towns and c i t i e s . Standards assume heavy t r a f f i c flow at high speeds. Major Highway: A road which connects regional pop- l a t i o n centers and is used only i n c
i d e n t a l l y f o r l o c a l use. Alley and Service Drive: A minor vehicle way which provides a secondary means of access to the back or side of properties otherwise abutting a
street, Standard assumes infrequent use by heavy vehicles at low speed. 3 , Street Widths. S t r e e t s s h a l l be l a i d out according to the following ninirnurn schedule; however,
a d d i t i o n a l street width may be required as deeerrnined by the Township. Class of S t r e e t Right-of -Way Width Local S t r e e t 50 f e e t Collector S t r e e t 60 f e e
t Major or Arterial Road Penn DOT Standards Alley aad Service Drive 20 f e e t Mininum Pamnent Width 24 f e e t 28 f e e t Penn DOT Standards 16 f e e t 4. Street Grading and Pavement.
constructed under the supervision of the Township Supervisors or A l l rough grading and paving must be 0 -30-
t h e i r r e p r e s e n t a t i v e , and a11 rough grading must lay one (1) year ber'ore being paved. The costs of the inspection of the Township Supervisors inust be paid f o r by
the subdivider. A sainple of the paving o i l from each truckload of o i l must be furnished the Township. accordar'ce with the following Tomship s p e c i f i c a t i o n s : The roadway
s h a l l be improved i n a, The minimum requirements for rough grading s h a l l include : (1) Foundations: Road construction s h a l l be permitted only upon foundations which ,have
been inspected and approved by the municipai engineer. Cost of inspection shall be paid by the developer. (2) S'nale Naterials: Shale furnished f o r the base s h a l l be kept f r e
e from vege- a b l e matter and other d e l e t e r i o u s substannces and s h a l l be of such nature tha,t it can be compacted readily and r o l l e d t o form a firm s t a b l e
base, Shale s h a l l consist of a l l rock-like materials t h i n l y laminated, compara- i v e l y s o f t and easily s p l i t , formed by the natural consolidatiori of mud, clay,
silt and f i n e sand. Shale particcle placed on the roadway s h a l l not exceed s i x (6") inches i n s i z e . Prior t o delivery of the shale material to the p r o j e c t , t h
e c o n t r a c t o r s h a l l advise the engineer of the source of material so t h a t a v i s u a l inspection of the material to be used can be made. The engineer reserves the r
i g h t to rejeec the source of shale material. Shale s h a l l be delivered to the roadbbe as uniform mixtures and spread i n one operation without segregation. Separation of shale
and aggregate s h a l l be avoided azld the inaterial as spread s h a l l be f r e e from pockets of large or f i n e material Segregated material s h a l l be remixed u n t i l uniform.
Shale s h a l l be compacted by r o l l i n g with steel t i r e d r o l l e r s weighing not
5. 6. 7. 8. 9. 0 less than 12 tons with a compression on the rear wheels of not less than 325 pounds per l i n e a r inch of t i r e width oi" wirh other approved compactiin equipment
which consistently obtaain equal or b e t t e r compaction than t h a t specified herein. The thickness of the f i n i s h e d l a y e r s h a l l not vary more than 1/2 inch from the
planned thickness. Layers which do not conforin t o the above requireement shall be reshaped or reworrke and thoroughly recompacted to conform to t h e s p e c i f i e d requirements.
(3) The roadway s h a l l be brought up to grade l e v e l with shale or slate mate- i a l such t h a t the material s h a l l have a thickness of eight (8") inches a f t e r being r
o l l e d and compacted. ( 4 ) There s h a l l be an eight (8') foot shoulder having the required base on both sides of the paved area. b. The minimum requirements f o r paving s h a
l l m e e t the speci- i c a t i o n s of the Township and Fo-m 408 of the Pennsylvania Department of Transportation. Continuations. Where reasonable and p r a c t i c a b l e , new
streets s h a l l be l a i d out to continue e x i s t i n g streets at no reduction i n width, Greater widths may be required. S t r e e t Names. Continuations of e x i s t i n g streets
s h a l l be known by the same name; but nzmes f o r other streets s h a l l n o t d u p l i c a t e or closely r e s m b l e nzaes f o r e x i s t i n g streets i-n the Township. .Access.
S t r e e t s s h a l l be l a i d out to make provision f o r access to a l l l o t s 2nd t o adjacent undeveloped areas, and the subdivider or developer s h a l l improve these access
s t r e e t s to the l i m i t s of the subdivision or land development. Reserve S t r l p s . Reserve s t r i p s controlling access Co a l o t or adjacent areas are prohibited. Dead-end
Streets. Dead-end streets are prohibited unless constructed as cul-de-sacs with a turn-around radius having a minimum of f i f t y ( 5 0 ' 0 " ) f e e t and a minimum right-of-way radius
of f i f t y (50'0") f e e t , and being paved f o r t h e i r e n t i r e area. -32-
10 (1 11. 12 a 13 15 * i 6 Clear Sight Distance, Clear s i g h t distance along the center l i n e s of l o c a l streets s h a l l be maintained at not less than one hundred f i f t
y (15OFO") f e e t along c o l l e c t o r streets a t not less than two hundred f i f r y (250'0'') f e e t ; and along major and arterial streets a t not less tharr four hundred f
i f t y (4.5GP0") f e e t . Directional Chacges. horizontal curves with a min'imum radius of f i v e hundred (5OOYO") f e e t f o r major and arterial streets, three hundred (300'0")
f e e t f o r c o l l e c t o r streets, and two hundred (200'0") f e e t f o r l o c a l streets. These r a d i i are to 5e measured at t h e c e n t e r line, Shorter r a d i i may
be pem-itted on recommendation of the Supervisors. Chariges i n street d i r e c t i o n s h a l l be made by Vertical Curve. A1L changes i n street grade f o r l o c a l streets s h
a l l be connected by a vertical curve having a minimum length of not less than one hundred (LOO') f e e t . . Changes of street grade for connector streets s h a l l be connected by
a vertical cilrve having a minimurn length of not less than two hundred (200') f e e t , while changes of s t r e e t grade f o r major streets s h a l l be connected by a vertical curve
havirig a minimum length of not less than four hundred ( 4 0 0 ' ) f e e t . Crown, eighth (1/8") inch per foot and less than one-third (1/3") inch per foot as directed by the Supervisors,
The slope of the crown on all streets s h a l l be more than one-S t r e e t Grades. No street shall have a c e n t e r l i n e grade of less than one-half (1/2) of one (1%p)e rcent,
nor more than twelve (12%) perceent In general, arterial and c o l l e c t o r streets s h a l l not exceed an eig'nt (8%) percent grade while local streets s h a l l not exceed a twelve
(12%) percent grade. Side Slopes. S t r e e t cuts and f i l l s s h a l l be provided with s i d e slopes no steeper than one v e r t i c a l t o three horizontal. be s u i t a b l
y planted with perennial grasses or other vegetation to preveent gullying and erosion. Such slopes s h a l l I n t e r s e c t i o n s . Street i n t e r s e c t i o n s s h a l l be
designed according to the following standards: a. No more than two (2) streets s h a l l cross at the same point. Street i n t e r s e c t i o n s s h a l l be at r i g h t angles, wherever
possible, Angles less than ninety (90") degrree may be designed sebject to the approval of the Commission. However, RO streets s h a l l i n t e r s e c t at an angle of less than seventy-five
(75') degrees. b . I n t e r s e c t i n g streets s h a l l not enter i n t o the same side of c o l l e c t o r , arterial o r major streets at in- e r v a l s of less than eight hundred
(800'0") f e e t . -33-
C. d. e. Local streets entering another street from opposite sides should be d i r e c t l y opposite each other; or i f necessary, they nay be separated by at least one hundred f i
f t y (150'0'') f e e t between center lines measured along t h e c e n t e r l i n e of the cross street, Greater off-set may be required by the Planning Commisssio depending on the
importance of the cross street. Maximum grade within any i n t e r s e c t i o n s h a l l not exceee f i v e (5%) percent i n any d i r e c t i o n , and approaache to any i n t e r
s e c t i o n s h a l l follow a s t r a i g h t course within one hundred (100'0") f e e t of the i n t e r -sect ion * The right-of-way r a d i i at i n t e r s e c t i o n s s h a
l l be f o r t y (40' 0") f e e t . Except where buildings are permitted to f r o n t on property Lines a seventy-five (75'0") foot clearsiigh t r i a n g l e s h a l l be provided,
i n which no buildiin or s t r u c t u r e , w a l l , fence, hedge, tree, shrub or other growth s h a l l be be placed except f o r u t i l i t y poles, l i g h t standards, street
signs and f i r e hydrants. 17. Private S t r e e t s and Roads. The Commission may recommend and the Board may approve the design, construction and use of p r i v a t e streets. 18.
Dedication and Ordination of S t r e e t s , The approval of a plan depicting a street, whether proposed to be public o r p r i v a t e , s h a l l not c o n s t i t u t e acceptance
of the same by the Township. Section 1008. Public. F a c i l i t i e s . 1, Recreation Requirements. Areas set aside f o r r e c r e a t i o n a l purposes s h a l l be reasonably compact
parcels, placed to serve a l l p a r t s of the p r o j e c t , accessible from a public street, and not: excessively i r r e g u l a r i n terrarn. a. Playgrounds. In subdivision or
land developments which provide or are intended to provide housing f a c i l i t i e s for nore than twenty-five (25) f a m i l i e s , space f o r rec- e a t i o n s h a l l be provided
as follows: Families to be be Served Playground Acreage 25 -49 1,oo 50 -174 1.50 175 -374 2.75 375 -624 3.25 625 -800 4.00 -34-
2, F i r e Hydrancs, t h e d i s t a n c e from the nearest corner of any building to a f i r e hydrrm is no2 more than sir: hundred ( 6 0 0 ' ) f e e t zeasured along the most di-rnct
Fat11 accessible by f i r e f i g h t i n g equipment. F i r e hydrants when provided s h a l l be located so t h a t 3 . Easemeatss. Where co%mon u t i l i t y l i n e s are i n s t
a l l e d i n or over undediicate land, a public easement granted i n favor of the Township ten (10') f e e t on each s t d e of the l i n e s h a i l be required. Suitable easements
nay a l s o be required along the course of streax f o r cke f u t u r e i n s t a l l a t i o n of sewers. Telephone and electric l i n e s s h a l l be instelled below ground i n accordance
with Public U t i l i t y Corrmissiio Investigation Docket No, 99. ARTICLE X I IMPROVENENT STANDARDS Ssccion 1100. Construction of Improvements. The subdivider or developer shall grade
snd pave the streets and i n s t a l l a l l other necessary improvements at no expeens to the the Township including, where required, curbs, sidewaiks, w a t e r mains, s a n i t a
r y and
storm sewers, street l i g h t s , f i r e hydrants, street name signs, and. otker f a c i l i t i e s and u t i l i t i e s required by the Board, i n strict accordance with .the requirements
of t h i s Article and the staodards and s p e c i f i c a t i o n s of the Townss:Tp* scbiect to inspection by appropriate Township o f f i c i a l s during the progress of the work.
02 the subdivision or land development u n t i l the streets i n Ehat p a r t have been graded to within four (4") inches of the finished grade. Construction and inspection of a l l
such f a c i l i t i e s and u t i l i t i e s shail be The subdivider or developer s h a l l not begin work on s t r u c t u r e s i n any ?arc 0 Section 1101. Guarantee of Improvement
Completion, In l i e u of the conpletioE or' any improvements required as a condition f o r the f i n a l approval of a p l a t , the Board of Supervisors may accept f o r deposit with
the Township a corporate bond o r other s e c u r i t y , with the exception of a personal bond, acceptable to the Board of Super- i s o r s i n an 2mount suSficieilt t o cover the costs
of any improvements which may be required. Such bond, o r o t h e r s e c u r i t y , s h a l l proviae f o r , and secure t o the Townshhip the completion of any improvements which
may be required w i t h i n t h e period fixed i n t h i s Ordinance f o r such completion. In the case where development is projeccte Over a period of years, the Board of Supervisors
may authorize submission of f i n a l p l a t s by s e c t i o n o r stages of development subject to such requirements or guarariitee as to bprovements i n f u t u r e sections or stages
of development as it finds essenntia for the protection of any f i n a l l y approved section o$ the development. Said corporz2e bond or o t h e r acceptable s e c u r i t y from the
subdivider or developer shall be i;i an amount fixed by the Board of Supervisors i n t h e i r sole d i s c r e t i o n . Section i102 R~lease from Improvement Bond a When the subdivider
or developer has completed a l l of the necessary and appropriate improvements, the developer s h a l l no- i f y rhe Board of Supervisors, i n writing, by registered or c e r t i f
i e d m a i l , of ;-he coinpietior. of t h e a f o r e s a i d improvements. ' 0 Section 1103. Remedies to Effect Completion of Improvements. In the event t h a t sny imp'rovenents
which may be required have not been i n s t a l l e d as provided in t h k Ordiiiannce'o i n accordance with the approved f i n a l p l a t , the Board s h a l l have the power -35-
to enforce any corporate bond, or other s e c u r i t y by appropriate l e g a l and equitable zmedies. I f proceeds of such bond, OT other s e c u r i t y are i n s u f f i c i e n
t to pay the cost of i n s t a l l i n g or making r e p a i r s or corrections to a l l the improvements covered by said s e c i l r i t y , r h e Zooa-rd of Supervisors may, at its
option, i n s t a l l p a r t of such ixproveme~ts i n a l l or p a r t of the subdivision or land d e v e l o p e n t and may i n s t i t u t e appropriate l e g a l o r eqrsitable
action to recover the monies necessary to complete .the rezainder of the improvements. A l l of the proceeds, xiizether r e s u l t i n g from the s e c u r i t y or from any l e g a
l or equitable action brought a g a i n s t t h e developer, or both, s h a l l be used solely f o r the i n s t a l l a t i o n of the improvements covered by such securiity and not
f o r any other Township purpose. Section 1104. Materials and Construction Standards. Haterials md construction standards for streets, curbs and g u t t e r s , sidewalks and any other
f a c i l i t i e s or u t i l -tries required by the Township s h a l l conform to regulations and standards of the Totmship Section 1105. rec;ioa of a Registered Professional Civil
Engineer or Registered Surveyor of che Comm.o:iwealth of Pennsylvania. The property l i n e s on a p l a t s h a l l be determined or' ehe ground by a c t u a l survey only, said survey
to be balanced and closed; and any p l a t showing said l i n e s as otherwise determined (i.e. taken from other drawings, deeds, records, etc., and not acrually having been determined
by a survey made on the ground) w i l l not be acceptable to ehe Commtssion. Section 1106, t h e j u r i s d i c t i o n of the Commission s h a l l be accompanied by a copy of the complete
t r a v e r s e thereof, signed by the surveyor, giving all angles, bearings and distances and any other necessary o r p e r t i n e n t information. Surveys. A l l surveys s h a l l
be made under the a c t i v e arid personal di-P l a t s and Surveys. A drawing of a survey, f o r any purpose coming un2er 0 Section 1107. form to standards put f o r t h by the American
Congress of Surveying and Mapping and Stmdards f o r Monuments and Markers. Generally a l i work shall contth following minimum standards : 1. Monuments. Monuments s h a l l be six (6")
inches square or four (4") inches i n diameter, chirty (30") inches long and made of concrete, stone, or by s e t t i n g a four (4") inch cast iron or steel pipe f i l l e d with concrete.
Monuments s h a l l b e s e t : a. A t the i n t e r s e c t i o n s of a l l right-of-way l i n e s ; b. A t the i n t e r s e c t i o n of l i n e s form-ing angles i n the boundaries
of the subdivision, mobile home park, or land development; c. A t such intermediate points as may be required by the Supervisors a 2. Ila-rke-rs. Markers s h a l l be three-quarters
( 3 /4 " ) of an inch square or three-quarters ( 3 /4 " ) of an inch i n diameter, f i f -teen (15") inches long. Markers s h a l l be made of iron pipes or iron or steel bars. 0 -36-
Markers s h a l l be set: a. A t a l l l o t corners except those monunented; b. Prior t o the t i m e the l o t i s offered for sale. Section 1108. Standards f o r Curbs and Gutters.
Construction of curbs and g u t t e r s within -the Township s h a l l conform to the following requirements: 1, I I n s t a l l a c i o n , Idhenever a proposed subdivision or land
deveiopmeeri s h a l l have an average of three or more l o t s or dwelling u c i t s per gross acre included i n the p r o j e c t , or where any proj- c t is immediacely adjacent to
or within one thousand (1,000'0") f e e t of aoy e x i s t i n g or recorded subdivision or land development located along the same s i d e of a connecting street and having curbs, curbs
s h a l l be i n s t a l l e d on l o t frontages of the street. In areas where curbing is not required, s u i t a b l e g u t t e r s s h a l l be i n s t a l l e d to control erosion.
_-2, Construction. Curbs and g u t t e r s s h a l l be constructed according t o the s f a n b r d d s s e t f o r t h , The ty7e of curbs or g u t t e r s s h a l l be determined by
the Supervisors. Section 1109. Standards f o r Streets, A l l street construction w i t h i n t h e Township 0 shai.1 Deet a l l of the following requirements: 1. Adequate surface and
subsurface drainage s h a l l be provided, 2. A11 t o p s o i l s h a l l be removed from the 2rea to be paved. 3 . The pavement base and wearing surface s h a l l be constructed according
t o standards approved by the Board of Supervisors, The type of base and pavement s h a l l be determined by the Township Supervisors. Seccion 1110. Standards f o r Sidewalks. A l l
construction of sidewalks within the Towmhip s h a l l confom t o a l l of the following minimum requirements: 1. I n s t a l l a t i o n . Wkerever a proposed subdivision or land developmeen
shall have an average of s i x or more l o t s or dwelling u n i t s per g r o s s z c r e or is immediately adjacent t o or within one thousaan (l,OOO'O"> f e e t of any e x i s t i
n g or recorded subdivision or land development located along the same side of a connecting street having sidewalks, sidewalks s h a l l be i n s t a l l e d on ali l o t frontages a
a. Sidewalks s h a l l be located outside the street right-ofwwa l i n e and s h a l l extend i n width from the right-ofwwa l i n e toward the curb l i n e . --37-
e i t h e r supplemented or revised the necessary modifications f o r the Township at the developer's expense. it s h i l l be the deveioper' s r e s p o n s i b i l i t y to prepare
'b. Sidewalks must be at least four ( 4 ' 0 ' ' ) f e e t wide. In the v i c i n i t y of shopping centers, schools, recreation areas and other such f a c i l i t i e s , sidewalks must
be at least f i v e (5'0'') f e e t wide. 2. Construction. Sidewalks must be constructed of cement concrete. a. Cement concrete sidewalks s h a l l be b u i l t upon a base or' crushed
aggregate stone which s h a l l be four (4") inches thick a f t e r compaction with a mechanical. tamper or vibratory compactor, s h a l l be at least four (4") inches thick and s h
a l l be reinforced with s i x inch by s i x (6" x 6") inch, 6/6 welded wire fabric. Contraction j o i n t s s h a l l be locaate no more thail f i v e (5'0'') f e e t apart and expansiio
j o i n t s s h a l l be located no more than twenty-five (25 ' 0") f eec apart Cement concrete sidewalks s h a l l be constructed to withstand pressure of three thousand po.i?ilds per
square inch (3,000 p.s.i,) Cement concrete sidewalks Section liil.. Township s h a l l m e e t zli of the following min3num requirements: Standards f o r Sewer and Water Systems. A l
l construction within t h e 2 , Where i? public s a n i t a r y sewer system is not accessible but is planned f o r exrension to the s u b d i ~ i s i o no r land development or t o
within one rhoEsand (1,000'0") f e e t of the subdivision or land development, the subdivider or developer s h a l l i n s t a l l sewer l i n e s , including lateral connections, to
provide adequate service to each lot when connection with the public system is made. The sewer l i n e s shall be capped at the l i m i t s of the subdivision, mobile home park or land
development and the laterals s h a l l be capped at the street right-of-way l i n e . When cappsd sewers are provided, on-site disposal f a c i l i t i e s s h a l l also 'be provided.
tension to a given given area anytLme a f t e r engineering and r e l a t e d s t u d i e s have been i n i t i a t e d preparatory to the construction of f a c i l i t i e s within
one thousand (1,000'0'~) f e e t of the subd5vision or land developmeent A < s e w e r s h a l l be considered to be planned f o r ex-2. If a public water supply system is available
(within one thousand (i,OOO'O") f e e t ) of the proposed subdivision or land development, the subdivider or developer s h a l l design and i n s t a l l a system which s h a i l be
connected t o the public system and which s h a l l serve every property. A l i plans and i n s t a l l a t i o n s s h a l l be inspected and approved by t h e a u t h o r i t y o r
company providing the service and/or the Township. Section 1112. Modification of O f f i c i a l Plans. When any proposed subdivision, mobile 'rrose psrk or land development w i l l
require t h a t any O f f i c i a l Plans of the Township be -38-
Seztion 1113. the Township s h a l l conform to the minimum requirements as set f o r t h below. ever the evidence available indicates that natural surface drainage is inadequate, Khe
sQbid-ividei-os developer s h a l l iiistall storm sewers, culverts, and r e l a t e d f a c i l i -ties, as necessary to: Standard f o r Storm Drainage. A l l s t o m drainage construction
wirhin When-2. 3. 4 0 Pe-miit the unimpeded flow of natural water ccwses; Insure the drainage of a l l low points along the l i n e of streets; Intercept storm water run-off along streets
at i n t e r v a l s reasonabbl related to the extent and grade of the area drained; Provide positive drainage away from on-site disposal f a c i l i t i e s . a. Design. ( I ) Stom
drainage f a c i l i t i e s , street pattern, easements, storm water retention devices and r e l a t e d f e a t u r e s of a subdivision, land development or mobile home park must
be desiggne i n such a manner that there is no change i n e i t h e r the volume, velocity or location of storm water leaving the developmeen duriog or a f t e r construction than t
h a t which l e f t the site i n its undeveloped condittion (2) Storm drainage f a c i l i t i e s shall be separate from all sanitary sewage f a c i l i t i e s . b. Existing F a c
i l i t i e s . Where adequate existing storm sewers are readily a c c e s s i b l e , t h e subdivider must connect h i s storn water f a c i l i t i e s t o these existing storm sewers.
c. Abutting Properties. In the design of storm drainage fa- i l i t i e s , special consideration must be given to preventiin excess run-off onto adjacent developed or undeveloped properties.
ing topography which would: In no case may a change be made i n the exist-Result i n increasing any portion of the slope steeper than one (1'0") foot of v e r t i c a l measureemen f
o r three ( 3 ' 0 ' ' ) f e e t of horizontal measurement f o r f i l l s , or one (1'0'') foot of v e r t i c a l measurement f o r two (2*0") f e e t of horizontal measurement f o
r c u t s within a distaanc of twenty (20'0") f e e t from the property l i n e unless an adequate retaining wall or other s t r u c t u r e is provided; -39-
(2) Xesult i n EL slope which exceeds the no-mal angle of slippage of the material involved. A l l slopes n w s t be protected against erosion. d. Drainage To and On S t r e e t s .
(I) To Streets. In order to give proper surface water drainage to streets, a s t r u c t u r e on a l o t must be at a grade i n s a t i s f a c t o r y r e l a t i o n s h i p : (a>
With established street grade, or (b) With the proposed street grade where none 2s established. On Streets. so as to provide f o r the discharge of surface water from irs right-of-way.
The slope of the crown on a street s h a l l not be less than one-eighth (1/8") of an inch per foot and not nore than one-third (1/3") of an inch per foot. Adequate fa- i l i t i e s
must be provided at low points along the street and other points necessaar to i n t e r c e p t run-off. A street must be designed e, Construction. Drainage f a c i l i t i e s s h a
l l be constructed accordiin t o the standards proinulgaced by the Board of Supervisors. The type of drainage f a c i l i t i e s s h a l l be approved by the Tomshhi Supervisors. 5.
Standards, specifications and design manuals mays from t i m e to the, be established by the Board of Supervisors, Such standards, specifications a d manuals t o be used for the control
of storm water may be moye re- t r i c t i v e than but may be no less restrictive than the "Engineering Field Mamsl For Conservation Practices'' prepared and published by the rjriitgd
States Department of Agriculture, Soil Conservation Service, and its ls?test revisions, Sec.;lion 1114. provments i n a subdivision, land development, or mobile home park, one (I) copy
of "Le pizns and p r o f i l e s as constructed s h a l l be f i l e d with the municipality. liling Pians and P r o f i l e s . Upon the completion of the. requirea im-ARTICLE XII PENALTIES
-40-
Section 1230. PenaEi5es. Any person, partnership, or corporation who or which Seing the owder or agent of -the owner of any lot, tract or parcel of land s h a l l lay est, construct,
open cr dedicate any srreet, s a n i t a r y sewerg storni sewer, wz.Ler inain or ocher improvements Tor public use, t r a v e l or other purposes or f o r Che common use of occupants
of buildings abutting thereon, o r who sells, tramfeeys o r agrees or enters i n t o zn agreement t o sell any land i n a subdivision or lsnd deveiopment or otherwisep or erect any building
thereon, unless and u n t i l a f i n a l plan has been prepared i n f u l l compliance with the provisions of t h i s Ordinazzlc and of the regulations adopted hereunder and has been
recorded as provided hereio, s h a l l be g u i l t y of a misdemeanor, and upon conviction thereof, such per-SOT?, Gr the niembers of such partnership, or the o f f i c e r s of such
corporation, oz the agent of any of them, responsible f o r such v i o l a t i o n pay a fine not not exceeding one thousad ($I,OOQ.OO) d o l l a r s per l o t or parcel or per dwelling
withir, each 2.o~ or parcel, A l l f i n e s collected f o r such v i o l a t i o n s s h a l l be paid over t o the Totnishf?, other documeni= used i n 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 transferor from such penalties or from the remedies herein provlded. The description by m e t e s and bounds i n the instrument
of transfer or Section 1201. Conflict of I n t e r e s t . -_ 1. *Consultants: Engineers, Sumeyors, Architects, Attorneys. if any Registered Professional Engineer, Registered Surveyor,
Registered Architect, or Attorney or any consultirig firm providing se-i-vices oE these persons is currently receiving compensation from the Townshhi Board of Supervisors or Planning
Comniission, or Sewage Author- t y , then such person and/or firm s h a l l not be permitted t o review plans and/or specificztions and/or l e g a l agreements f o r subdivisions, mobrle
home parks , larid developments, sewage s y s t e m and/or subsysstem which such person and/or firm has prepared. such plans and/or specifications and/or agreements s h a l l be done
by an a l t e r n a t e person and/or firm. I n every case, the cost of review shall be borne by t h e a p p l i c a n t . The review of 2, Disquaiification of Interested Municipal Officers,
Any member of every municipal body whether a member by e l e c t i o n or appointment s h a l l not vote on the review or approval or disapproval of any subdivision, mobile home park,
land development, sewage system, and/or sub-system i n which said member has any f i n a n c i a l , propriettar or other i n t e r e s t . AXTICLE XLII EFFECTIVE DATE : ENACTMENT Seczion
1300. Effective Date. This Ordinance s h a l l take e f f e c t upon its enaccmen? as provided by law. Sectloil 1301. Repealer. Any ordinance or resolution o r p a r t of any ordinance
or resoiution conflicting with or inconsistent with the provisions of t h i s ordinance is hereby repealed. -41-
BY Chairman, Board of Township Supervisors BOARD OF TOWNSHIP SUPERVISORS OF UARREN TOWNSHIP -42-