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HomeMy WebLinkAboutFranklin County Land Ordinance INTRODUCTION The decision to convert open land to a different use is a step that should re- ceive the utmost consideration. Our land is limited. It is not a commodity which can be replaced by mass production in our factories. It is something which we must pre- serve and use wisely. When the decision is made to build a home, a street, a school, or a factory, it must be realized that an indelible mark is placed on the land and a pattern of growth is started. Depending upon how good or bad these patterns fit together determines whether or not the community will reap the headaches of the problems or the rewards of success. Although the actual transaction in the sale of land is a private matter, the results are a vital concern to the total community. In adopting and administering these regulations, it is the primary purpose of the Franklin County Planning Commission to encourage the best development of the County. The Commission believes that the best way to do this is to cooperate to the utmost with the boroughs and townships in the County. The Commission and its pro- fessional staff also intend to work as closely and cooperatively as possible with the owners, developers, subdividers of the County -- whoever owns or controls land that is to be used for a subdivision. Any owner or builder who contemplates subdividing land in the County should become familiar with these regulations. They are designed to achieve equal treat- ment for all, and to provide clear-cut procedures for the preparation, submission and review or approval of subdivision plans. It is the function of the staff of the Planning Commission to confer, advise and cooperate with the subdivider, but not to do the work of preparing the subdivision plan. Best results will be obtained when the developer retains a qualified technician to prepare the subdivision plan: A planner, landscape architect, engineer, surveyor, etc. It will be necessary to have a registered engineer or surveyor prepare parts of the preliminary and final plans. It is important that the person engaged has the skill and imagination necessary to produce the best design under given conditions. All subdivision plans in the County are to be submitted to the Franklin County Planning Commission for either review or approval as provided by State Law. Sub- division plans of a plot of ground which is located in the boroughs and townships which have adopted subdivision regulations will be reviewed by the Commission with any recommendations being forwarded to the municipality involved. The municipality in the above review process will then either approve or disapprove the plan as it deems desirable. Subdivision plans of a plot of ground which is locat- ed in a township or borough which does not have subdivision regulations shall be approved according to applicable law by the township or borough and the County Planning Commission. Therefore, it is important that the subdivider get in touch with the local officials at the same time that he is having preliminary discussions with the County staff. This will simplify procedures and expedite approval. Before preparing and submitting preliminary plans, subdividers are invited to come to the Commission's Office informally with a sketch plan of the land they propose to subdivide. The best time for this visit is before the land has been final- ly acquired, or, at least, before any money has been spent on development. Any discussion of such a plan -- and any accompanying materials -- is considered strictly confidential by the staff. The aim is to furnish the kind of advice a develop- er can best use -- at the time it will be most valuable. Following the planning comes the implementation of the plans in the form of construction. This is what the people see and buy. This is where the planning is judged. It is important that all facilities be either installed or guaranteed that they will be completed. These facilities should not be a burden on the general tax mon- ies of the municipalities and the "house buyer" is entitled to the facilities for which he is paying. The result of good planning and good construction is a safer and more healthful community; a community which is not a liability but an asset to the sur- rounding area. TABLE OF CONTENTS ARTIC LE I. Page PURPOSE, AUTHORITY AND JURISDICTION. 1 ARTIC LE II. DEFINITIONS. . . . . . . . . . . . . . . . .. 3 ARTIC LE III. PROCEDURES . . . . . . . . . . . . . . . .. 7 ARTICLE IV. DEVELOPMENT STANDARDS. . . . . . . . . 12 ARTICLE V. REQUIRED IMPROVEMENTS . . . . . . . . . 16 ARTICLE VI. PLAN REQUIREMENTS. . . . . . . . . . . . . 18 ARTICLE VII. ADMINISTRATION............... 22 ARTICLE I. PURPOSE, AUTHORITY AND JURISDICTION Section A. Purpose 1. The purpose of these subdivision regulations is to provide for the harmonious development of the County by: a. Assisting in the orderly and efficient integration of the many residential subdivisions and related commun- ity facilities, b. Ensuring conformance of subdivision plans with the public improvement plans of the County, c. Ensuring coordination of inter-municipal public improve- ment plans and programs, d. Securing the protection of water resources and drainage ways, e. Facilitating the rational movement of traffic, f. Securing equitable handling of all subdivision plans by providing uniform standards and procedures, thus, providing suitable sites for building purposes and human habitation. 2. When development in the County is coordinated in the overall manner stated above, it will be of mutual benefit to the developer, to the buyer, to County.and local officials, and to the public, for it will create conditions favorable to the greater health, safety, morals and welfare of the citizens of the County. Section B. Authority and Adoption 1. The County Planning Commission is vested by law with jurisdic- tion and control of the subdivision of land located within the County limits (The County Code of 1955 as amended, Act No. 120, sec- tions 2004 and 2008). The following regulations have been adopted by the County Planning Commission under the foregoing authority. Section C. Jurisdiction 1. The County Planning Commission shall have jurisdiction and con- trol of the subdivision of land located within the County limits. All subdivision plans shall be submitted to the County Planning Com- mission for either approval or review as follows: - 1 - a. Plans of subdivisions located within the boroughs and townships having adopted land subdivision regulations, shall be reviewed by the County Planning Commission. Before the approval of a plan by such municipalities, the municipality shall transmit a copy of the proposed plan to the County Planning Commission for review and report to such local municipality. Pending the receipt and consideration of such report, such local authority shall defer action thereon, but if such report is not re- ceived by the local authority within twenty (20) days from the submission of the plan to the County Planning Com- mission, or within such further time as may be agreed upon by the local authorities, such local authority may proceed to final action thereon. (Note: Townships having adopted land subdivision regulations are requested to file official copies thereof with the Commission to es- tablish that the procedure specified in paragraph 1. a. is applicable.) b. Plans for subdivision within townships, except those town- ships which have adopted by ordinance or resolution land subdivision regulations, shall be submitted to and approved by the Commission before they are recorded. Such Com- mission approval is in addition to and does not supersede local approval as required by ordinance, resolutions or regulations of the township. c. The provisions of the Franklin County Land Subdivision Regulations of 1967 shall apply to and control all land subdivisions whose plans have not been approved and re- corded in the office of the Recorder of Deeds in and for Franklin County, Pennsylvania, prior to the effective date of these Regulations. Section D. Short Title These regulations shall be known and may be cited as "The Franklin County Land Subdivision Regulations of 1967". - 2 - ARTICLE II. DEFINITIONS Section A. Unless otherwise expressly stated, the following terms shall, for the purpose of these regulations, have the meaning indicat- ed: Words in the singular include the plural, and words in the plural include the singular. The word "person" includes a cor- poration, unincorporated association and a partnership as well as an individual. The word "building" shall be construed as if followed by the words "or part thereof". The word "street" includes "road", "highway" and "lane"; and "watercourse" in- cludes "drain", "ditch" and "stream". The words "shall" or "will" are mandatory; the word "may" is permissive. 1. Building or Setback Line: (see: Setback or Building Line). 2. Cartway: The surface of a street or alley available for vehicular traffic. 3. Chairman: The Chairman of the Franklin County Planning Com- mission. 4. Commission: The Franklin County Planning Commission. 5. Developer: A person or his authorized agent for whom subdivision plans are being or have been made. 6. Easement: A right-of-way granted for limited use of land for public or quasi-public purpose. 7. Engineer: A licensed engineer registered in Pennsylvania des- ignated by the Commission to perform the duties of engineer as herein specified. 8. Frontage: The front part of a lot along a street. 9. Improvements: Those physical additions and changes to the land that may be necessary to produce useable and desir- able lots. 10. Lot: A parcel of land intended for transfer of ownership, use, or improvement, and/or dedication. 11. Lot Area: The area contained within the property lines of the individual parcels of land as shown on a subdivision plan, excluding space within any street, other than required radius at intersecting streets and including the area of any easement. 12. Municipality: A borough or township. - 3 - 13. Plan, sketch: A preliminary subdivision plan, in lesser detail than the preliminary plan. 14. Plan, preliminary: A tentative subdivision plan, in lesser detail than the final plan, indicating the approximate proposed layout of a subdivision as a basis for consideration prior to preparation of the final plan. 15. Plan, final: A complete and exact subdivision plan prepared for official recording as required by statute. 16. Setback or Building Line: The line within a property defining the required minimum distance between any building and the adjacent right-of- way. 17. Staff: The technical staff of the Franklin County Planning Com- mission. 18. Street: A strip of land, including the entire right-of-way, intended for use as a means of vehicular and pedestrian circulation. a. Minor Streets: Those streets used primarily to provide access to abutting properties. (1) Cul-de-sac - A street intersecting another street at one end and terminating at the other in a vehicu- lar turn-around. (2) Marginal Access Streets: A street parallel and adjacent to major traffic streets, providing access to abutting properties and control of intersections with major traffic streets. b. Major Streets: Those streets used primarily to serve large volumes of traffic. (1) Collector Street - Those, which in addition to giving ac- cess to abutting properties, intercept minor streets and provide routes carry- ing considerable volumes of traffic to community facilities and to other major traffic streets. (2) Arterial Streets - Those serving large volumes of compar- atively high-speed and long-distance traffic, and including highways of the Pennsylvania State Highway Department where applicable. - 4 - (3) Limited Access Highway - Those streets which carry large volumes of traffic at compara- tively high speed with access only from another street and not from abutting properties. c. Private Streets: Thos e streets in private developments not open to public use and not dedicated to public use and used to provide access to properties in the private developments. 19. Subdivider: Same as Developer. 20. Subdivision: A division of any part, parcel or area of land by the owner or agent, either by lots or by metes and bounds, into lots or parcels, three or more in number, for the purpose of conveyance, transfer, improvement, or sale, with appurtenant roads, streets, lanes, alleys and ways, dedicated or intended to be dedicated to public use, or the use of purchasers or owners of lots fronting thereon. A subdivision as defined above in- cludes division of a parcel of land having frontage on an existing street. However, for the purpose of these Regulations, division of land for agricultural purposes in parcels of more than ten (10) acres, not involving any new street or easement, shall not be deemed a subdivision. a. The term "subdivision" includes any development of a parcel of land, (for example, as a shopping center, or industrial park, or a multiple dwelling project), which involves installation of streets and/or alleys, even though the streets and alleys may not be dedicated immediately to public use and the parcel may not be divided immediately for purposes of conveyance, transfer or sale. b. The term "subdivision" includes resubdivision and, as appro- priate in these Regulations, shall refer to the process of sub- dividing land or to the land subdivided. c. The term "subdivision" includes any division of a part, parcel or area of land by improvement, into three or more units al- though the owner does not transfer legal or equitable title or any interest therein to any certain portion thereof. (For ex- ample, row houses or semi-detached dwellings for rental pur- poses. ) d. After the effective date of the Regulations, the division of any part, parcel or area of land into three or more lots shall be - 5 - considered a "subdivision" irrespective to the length of time which may elapse prior to the time the third lot or area is created or becomes existent. 21. Surface Drainage Plan: A plan showing all present and proposed grades and facilities for storm water drainage. - 6 - ARTICLE III. PROCEDURES Section A. Sketch Plan 1. Subdividers are urged to discuss possible development sites with the staff of the Franklin County Planning Commission prior to sub- mission of the preliminary plan. 2. If desired, a sketch plan may be prepared and presented for review and discussion at that time. Sketch plans should generally include those items listed in Article VI. PLAN REQUIREMENTS, Section A. 3. Such discussion and/or sketch plan review will be considered as confidential between the subdivider and the staff. Submission of a sketch plan shall not constitute formal filing of a plan with the Commission. Section B. Preliminary Plan 1. Submission of Preliminary Plan a. The preliminary plan and all information and procedure relating thereto shall in all respects be in compliance with the applicable provisions of these Regulations. It is the responsibility of the subdivider to coordinate his plans pursuant to the provisions of these Regulations with the respective private and public service agencies. b. Five (5) copies, black and white or blue and white prints, of the preliminary plan and two (2) copies of other required mater- ial shall accompany a written application to the Commission. For consideration at the next regular meeting of the Commission, the preliminary plan shall be filed with the staff not less than five (5) calendar days in advance of such meeting date. c. In addition to filing with the Commission, such plans shall also be concurrently submitted to the appropriate officials of the municipality in which the subdivision is located for action or information of such officials as appropriate. 2. Approval of Preliminary Plan a. The staff will review the plan to determine if it meets the stand- ards as set forth in these Regulations. The staff may also dis- cuss the plan with appropriate officials of the municipality in which the subdivision is located. Approval or review as applica- ble, by the Commission and approval by the municipality, shall jointly be required to constitute approval of the plan. - 7 - b. At a scheduled public meeting the Commission shall review the preliminary plan to determine its conformity to the design standards and requirements contained in these Reg- ulations. Within thirty (30) calendar days after this meet- ing the subdivider or his agent and the municipality shall be notified of the action taken by the Commission, specifying what changes or additions, if any, will be re- quired prior to the review of the final plan. If no notifi- cation be forwarded to subdivider, the preliminary plan will be deemed approved. c. Any modifications of the preliminary plan required by the Commission as prerequisites to approval shall be noted on three (3) copies of the preliminary plan. One (1) copy will be returned to the subdivider, one (1) will be retained by the Commission and the third will be filed with the munic- ipal agency empowered to approve the plans. d. Approval of the preliminary plan shall constitute approval of the subdivision as to the character and intensity of development, the arrangement and approximate dimensions of streets, lots, and other planned features, but shall not authorize sale of lots. e. In the case of a subdivision of no more than ten (10) lots, the Commission, on the written request of the developer, may waive the requirement that a preliminary plan be submitted and approved prior to consideration of a final plan, provided that the plan submitted meets all the re- quirements of a final plan. Section C. Final Plan 1. Submission of Final Plan a. After the subdivider has received official notification that the preliminary plan has been approved and what changes, if any, must be made if the plan is to proceed to consideration as a final plan, he has one (1) year in which to submit a final plan. If he does not do so within a twelve-month period, the approval of the preliminary plan shall become null and void unless an extension of time is requested by the subdivider in writing and is granted in writing by the Commission before the expira- tion date. - 8 - b. It is not necessary for the whole plan that received pre- liminary approval to be submitted as a final plan. The final plan may be submitted in section, each covering a portion of the entire proposed subdivision shown on the preliminary plan. c. In those municipalities where the completion of improvements is required prior to receiving final approval of the plan, or if this procedure is desired by the subdivider, the final plan may be given conditional approval. The plan and de- sign requirements for conditional approval are the same as for final plan approval. Upon completion of the re- quired improvements, the conditional plan may proceed to final plan approval. d. When the Commission grants an extension of time for the submission of a final plan, the Commission shall do one of two things when the final plan is submitted: (1) make a finding that the conditions on which its approval of the preliminary plan was based have not changed substantially or (2) require changes in the plan, prior to final approval, that will reflect any substantial changes on the site of the subdivision or in its surroundings, that have taken place since the grant of preliminary approval. e. Three (3) black and white or blue and white prints of the final subdivision plan, and two (2) copies of all other required information shall be submitted by the subdivider. A copy of the final plan shall concurrently be submitted to the appropriate officials of the municipality in which the subdivision is located. f. For consideration at the next regular meeting of the Commission, the final plan shall be filed with the staff not less than five (5) calendar days in advance of such meeting date. g. The Commission shall take action and report within forty- five (45) calendar days from the date of the submission of the final plan. Otherwise, such plan shall be deemed to have been approved, and the certificate of the Secretary of the Commission as to the date of submission of the final plan for approval to the Commission and the failure of said Commission to report action thereon within forty- five (45) calendar days shall be issued on demand of the subdivider or his agent and shall be sufficient, in lieu of the written endorsement of the Commission. The grounds of modification or of disapproval of any final plan submitted to the Commission shall be stated on the records of the Commission, and may include the refusal or failure of the - 9 - subdivider to furnish such documents as the Commission may require pursuant to these Regulations. 2. Improvements a. The subdivider shall agree to complete such improvements listed in ARTICLE V. REQUIRED IMPROVEMENTS, of these Regulations as the municipality and/or Commission may require in the public interest as a prerequisite to ap- proval of the final plan. b. No plan shall receive final plan approval by the Commission unless the subdivider shall have completed all such improve- ments at the standards required by these Regulations or shall have filed with the municipality or the Commission a performance bond in favor of the municipality or other as- surance acceptable to the municipality and/or Commission. (1) Where a performance bond or other performance assurance has been made to a municipality and satisfactory evidence of such presentation is fur- nished to the Commission by the municipality, the Commission will not require duplicate action as compliance with these Regulations. (2) The Commission shall require a performance bond or other performance assurance to guarantee the proper installation and construction of the following improvements: (a) Streets (ARTICLE V. REQUIRED IMPROVEMENTS, Section B. Streets) in accordance with the details listed thereunder where applicable. c. The municipality may require its engineer to check the final construction plans for correctness and to inspect the con- struction of improvements. d. Upon completion of the improvements in accordance with the specifications of the municipality and/or Commission, the subdivider shall take the final steps to dedicate the improvements and have the same accepted by the munici- pality in which they are situated. 3. Approval and Recording of Final Plan a. After completion of these proceedings and upon approval of the final plan by the Commission, the Secretary shall - 10 - notify in writing, the subdivider or his agent, any municipality, of such action, and the final plan shall be signed by the Chairman or Vice-Chairman and the Secretary. The plan shall then be immediately recorded, but in no case shall the plan be recorded after ninety (90) days from the date of the approval of the County Planning Commission. Should the subdivider fail to record the final plan within such period, the approval of the Commission shall be null and void unless an extension of time is requested by the subdivider in writing and is granted by the Commission before the expiration date. The final plan shall be filed with the County Recorder of Deeds before proceeding with the sale of lots or construction of buildings. b. Recording the final plan after approval of the Commis- sion shall have the effect of an irrevocable offer to dedicate all streets and other public ways to public use, and to dedicate or reserve all park reservations and school sites and other public areas to public use, unless reserved by the subdivider as hereinafter provided. The approval of the Commission shall not impose any duty upon the County or a municipality concerning main- tenance or improvement of any such dedicated streets, parks, areas or portion of same until the proper authori- ties of the County or a municipality shall have made actual appropriation of the same by ordinance or resolution, or by entry, use, or improvement. c. The subdivider may place a notation on the final plan to the effect that there is no offer of dedication to the public of certain designated public areas, or (in unusual circum- stance) streets or alleys, in which event the title to such areas shall remain with the owner, and the County and local authorities shall assume no responsibility for im- provement, or maintenance thereof, which fact shall also be noted on the final plan. Section D. Resubdivision Procedures 1. For any replanning or resubdivision of land, the same procedure, rules and regulations shall apply as prescribed herein for an original subdivision. -11- ARTICLE IV. DEVELOPMENT STANDARDS Section A. It is the policy of the Commission that these subdivision regulations shall state minimum standards for develop- ments in the County. Whenever a municipality, in its zon- ing, building code, road ordinances, subdivision regulations, or other ordinance, resolution, or regulation requires standards that exceed these minimum standards, the municipality's standards shall apply. Whenever the stand- ards of these subdivision regulations exceed those of the municipality, the standards of these Regulations shall apply, subject to the jurisdictional limitations of the Commission with respect to the review only of plans of subdivisions located within the boroughs and townships having adopted land subdivision regulations. Section B. Large Scale Development 1. The standards and requirements of these Regulations may be modified by the Commission in the case of plans for complete communities or neighborhood units which in the judgment of the Commission achieve substantially the objectives of these Regu- lations and which are further protected by such covenants and other legal provisions as will assure conformity to and achieve- ment of the plan. A community or neighborhood unit shall gen- erally contain or be bounded by major streets as necessary, and shall contain reserved areas, of sufficient size to serve its population, for schools, playgrounds, parks, and other public facilities. It is further required that all lots be provided with public water and public sewerage facilities. Section C. Streets 1. Street System a. Minor streets in a new development shall be so laid out as to discourage through traffic. However, the provision for the extension and continuation of major streets into and from adjoining areas is required. Where a subdivision abuts or contains an existing or proposed major traffic street, the Planning Commission may require marginal access streets, reverse frontage lots or such treatment as will provide protection of abutting properties, reduc- tion in the number of intersections with the major traffic street, and separation of local and through traffic. - 12 - b. If the lots in the development are large enough for resub- division, or if a portion of the tract is not subdivided, suitable access and street openings for such an eventuality shall be provided. c. Dead-end or cul-de-sac streets in general and other than private streets shall not exceed five hundred (500) feet in length and must be provided with a paved turn-around with a minimum diameter of eighty (80) feet to the outside curb and of one hundred (100) feet to the legal right-of-way. d. In general, minor and collector streets shall not empty into the same side of arterial streets at intervals of less than eight hundred (800) feet. e. The distance between the center line of streets opening onto the opposite sides of an existing or proposed street shall be no less than one hundred fifty (150) feet. 2. Street Grades a. There shall be in general a minimum grade of at least one-half (0.5) percent on all streets other than private streets; a maximum grade of five (5) percent on arterial and collector streets, and eight (8) percent on minor streets. 3. Street Widths a. All streets including private streets shall have a minimum right-of-way width of fifty (50) feet. b. Thirty-eight (38) feet in the middle of all streets other than private streets shall have the required base and twenty-two (22) feet in the middle thereof shall have the required paving. c. Dedication of half-streets at the perimeter of a new sub- division is prohibited. If the circumstances render this impracticable, adequate provision for the concurrent dedi- cation of the remaining half of the street must be furnished by the subdivider. Where there exists a half-street in an adjoining subdivision, the remaining half shall be provided by the proposed development. d. Streets that are extensions, or obviously in alignment with, existing named streets shall bear the name of the existing streets. All street names shall be subject to the approval of the local authority and the Commission. - 13 - 4. Street Radius a. A forty (40) foot radius shall be installed at each corner of intersections, streets and ways. Section D. Blocks and Lots 1. Blocks a. In general all blocks in a subdivision shall have a maximum length of sixteen hundred (1,600) feet. b. In commercial areas, the block lay-out shall conform, with due consideration of site conditions, to the best possible lay-out to serve the buying public, to permit good traffic circulation and the parking of cars, to make delivery and pick-up efficient, and to reinforce the best design of the units in the commercial area. 2. Lots a. Lots shall conform to the following criteria: (1) In all sections of the County not served by sanitary sewers, either existing or officially authorized to be installed, but served by a public water supply, either existing or officially authorized to be installed, each lot shall have a minimum width of seventy-five (75) feet at the building line and an area of at least fifteen thousand (15,000) square feet for each dwell- ing unit. (2) In all sections of the County which are served by public sewerage and water supply, either existing or officially authorized to be installed, each lot shall have a minimum width of seventy-five (75) feet at the building line, and an area of at least ten thousand (10,000) square feet for each detached dwelling unit. However, in such areas, twin (semi-detached), row (attached), and multiple-family structures will be permitted, provided the lots for other than row houses are a minimum of fifty (50) feet in width and have a minimum area per dwelling unit of five thousand (5,000) square feet for twin (semi-detached), two thousand four hundred (2,400) square feet for row (attached), and two thousand four hundred (2,400) square feet for multiple- family structures. If row-house structures are to be - 14 - constructed, there shall be no more than ten (10) dwell- ing units in such structure, and there shall be a minimum of fifty (50) feet between each such structure. (3) In all sections of the County not served by sanitary sewers or by a public water supply either existing or officially authorized to be installed, each lot shall have a minimum width of one hundred (100) feet at the building line and an area of at least twenty thousand (20,000) square feet for each dwelling unit. Section E. Building Lines 1. A minimum setback from the rights-of-ways of streets and high- ways to building lines shall be thirty-five (35) feet and not less than sixty (60) feet from the center line of streets and highways. - 15 - ARTICLE V. REQUIRED IMPROVEMENTS Section A. Markers 1. Markers shall consist of iron pipes or iron or steel bars at least thirty-six (36) inches long, and not less than three-quarters (3/4) inch in diameter. 2. Markers shall be set: a. At the beginning and ending of all curves along street property lines; b. At all points where lot lines intersect curves, either front or rear; c. At all angles in property lines of lots; d. At all other lot corners. Section B. Streets 1. Thirty-eight (38) feet in the middle of all streets shall be graded and have the required base. 2. Twenty-two (22) feet in the middle of all streets shall have the required paving. 3. The minimum requirements for rough grading shall include: a. Adequate drainage. b. Removing all top soil. c. Bringing up to grade level with slate with a minimum coverage of slate of entire thirty-eight (38) foot cartway of eight (8) inches after the slate is rolled and compacted, or with crushed stone with a minimum coverage of crushed stone of entire thirty-eight (38) foot cartway of six (6) inches after the crushed stone is rolled and compacted. 4. The minimum requirements for paving shall include: a. A basic coat of three (3) inches of clean limestone rolled. b. . 8 gallons H3 tar per square yard. - 16 - c. .50 lb. 1/2" IB chips (limestone) per square yard, rolled and broomed. d. . 5 gallons F2 or H3 oil per square yard. e. 20 lb. 1/2" IB chips (limestone) per square yard, rolled, dragged and broomed. f. .5 gallons F2 or F1 oil per square yard. g. 10 lb. 1/2" Birdseye chips (limestone) per square yard, rolled, dragged and broomed. h. Optional seal coat of .2 gallons per square yard F1 or HX Emulsion seal coat of .2 gallons per square yard added in any of the preceding applications of oil. i. As an alternative to the minimum requirements for paving above, paving in accordance with Form 408 of the latest edition of the Pennsylvania Department of Highways. - 17 - ARTICLE VI. PLAN REQUIREMENTS Section A. Sketch Plan 1. A subdivision sketch plan may be submitted by the subdivider or property owner as a basis for informal and confidential dis- cussion with the Commission Staff. 2. Data furnished in a sketch plan shall be at the discretion of the subdivider. It is suggested that the following items be included in the sketch plan presentation. The presentation need not be in scale and the precise dimensions are not required. a. Subdivision boundary. b. Municipality in which the subdivision is located. c. North Point. d. Streets on and adjacent to the tract. e. Topographical and physical features. f. Proposed general street lay-out. g. Proposed general lot lay-out. h. The names of all owners of all immediately adjacent unplatted land; the names of all proposed or existing subdivisions im- mediately adjacent, and the locations and dimensions of any streets or easements shown thereon. Section B. Preliminary Plan 1. The subdivider shall supply five (5) copies of the preliminary plan and two (2) copies of other required material along with a written application to the Commission. The copies of the pre- liminary plan can be either black-and-white or blue-and-white prints. The sheet size shall be a minimum of 18 inches by 22 inches or a maximum of 24 inches by 36 inches. 2. The preliminary plan shall be at a scale of 50 or 100 feet to the inch and shall show the following information: a. Proposed subdivision name or identifying title and the municipality or municipalities in which the subdivision is located. - 18 - b. Name and address of the owner of the subdivision or of his authorized agent, if any, and of the subdivider. c. Date, north point and graphic scale. d. Total acreage of the subdivision and number of lots. e. Subdivision boundaries showing distances and bearings. f. The location and widths of any streets or other public ways or places shown upon an adopted local or County plan, if such exists for the area to be subdivided. g. The full plan of the development, showing the location of all proposed streets, roads, alleys, utility easements, parks, playgrounds and other public areas; sewer and water facilities; proposed building setback lines for each street; proposed lot lines and approximate dimensions of lots; lot numbers and/or block numbers in consecutive order; and all streets and other areas designated for appurtenant facilities, public use, or proposed to be dedicated or re- served for future public use, together with the conditions of such dedications or reservations. h. Contours at vertical intervals of two (2) feet for land with average natural slope of four (4) percent or less, and at vertical intervals of five (5) feet for more steeply sloping land, and location of Bench Mark and datum used. Section C. Final Plan 1. The final plan shall be drawn at a scale of not less than one inch equals 100 feet. The sheet size shall be a minimum of of 18" by 22" or a maximum of 24" by 36". If the final plans are drawn in two or more sections it shall be accompanied by a key map showing the location of the several sections. 2. The final plan shall show the following: a. Name of the subdivision and the municipality or municipal- ities in which it is located. b. Name and address of the owner and subdivider. c. North point, graphic scale and date. d. Block and lot numbers (in consecutive order), dimensions, minimum area and total number of lots; acreage of whole development. - 19 - e. Names of the owners of all adjoining and subdivided land. f. Lot lines with accurate bearings and distances and marked by markers. Distances to be to the nearest one hundredth of a foot. g. Accurate dimensions of existing public land and of any property to be dedicated or reserved for public, semi- public, or community use; all areas to which title is reserved by the owner. h. Accurate boundary areas, with dimensions and bearings, which provide a survey of the tract, closing with an error of not more than one (1) foot in ten thousand (10,000) feet. i. Accurate distances and directions to the nearest established street corners or official monuments. Reference corners shall be accurately described on the plan. j. Accurate locations of all existing and recorded streets intersecting the boundaries of the tract. k. Complete curve data for all curves included in the plan, including radius, delta angle, tangent, arc and chord. I. Street lines with accurate dimensions in feet and tenths of feet, with bearing of such street lines. m. Street names. n. Setback lines not less than the minimum as fixed by the applicable zoning ordinance, or any other setback lines established by these Regulations, or by public authority, or those specified in the deed restrictions, whichever is greater. o. The following certificates, where applicable, shall be shown on the plan: (1) Certification, with seal, by a registered pro- fessional engineer or registered land surveyor to the effect that the survey and plan are correct. (2) Certificate for approval by the Commission. (3) Certificate for approval by the municipality, its Planning Commission, and its engineer; the latter two where applicable. - 20 - p. The final plan shall be accompanied by a check or money order drawn to the Franklin County Treasurer in the amount of Five Dollars ($5.00) plus fifty cents (509) per lot for more than ten (10) lots. This check is not returnable unless the Commission fails to review the plan. 3. The final plan shall be accompanied by the following material: a. Final profiles, cross-sections, and specifications for street improvements, and sanitary and storm sewerage, and water distribution systems shall be shown on one (1) or more separate sheets. b. All covenants running with the land governing the reservation and maintenance of dedicated or undedicated land or open space, which shall bear the certificate of approval of the Commission I s Solicitor as to their legal sufficiency. c. Where lot sizes are based on public water and/or public sewer facilities, assurance acceptable to the Commission that such facilities will be installed. d. Such certificates of approval by proper authorities of the State, as may have been required by the Commission, includ- ing certificates approving the water supply system and sanitary sewer system of the subdivision. e. One of the following for guaranteeing improvements: (1) A certificate from the subdivider and signed by the municipality in which the subdivision is located, that all improvements and installations in the sub- division required by these Regulations have been made or installed in accordance with specifications; or, (2) A certificate from the subdivider and signed by the municipality that a bond, certified check, or other security satisfactory to the municipality has been filed with the municipality. - 21 - ARTICLE VII. ADMINISTRATION Section A. Modifications 1. The provisions of these Regulations are the minimum standards for the protection of the public welfare. The Commission re- serves the right to modify or to extend them as may be necessary in the public interest. 2. If any mandatory provision of these Regulations are shown by the applicant, to the satisfaction of a majority of the Commission present at a scheduled public meeting, to be unreasonable and to cause unique and undue hardship as they apply to his proposed subdivision, the Commission shall grant a variance in writing to such applicant from such mandatory provision, so that substantial justice may be done and the public interest secured; provided that such variation will not have the effect of nullifying the intent and purposes of these Regulations. 3. In granting variances and modifications, the Commission may impos e such conditions as will, in its judgment, secure substan- tially the objectives of the standards or requirements so varied or modified. Section B. Records 1. The Commission shall maintain an accurate public record of all plans upon which it takes action and of its findings, decisions and recommendations in relation thereto. Section C. Amendment 1. The Commission may, from time to time, revise, modify, and amend these Regulations by appropriate action taken at a sched- uled public meeting. Section D. Validity 1. Should any section, subsection or provision of these Regulations be declared by a Court of competent jurisdiction to be invalid, such decision shall not affect the validity of the Regulations as a whole, or of any other part thereof. - 22 - Section E. Effective Date 1. These Subdivision Regulations shall become effective on April 1, 1967, and shall remain in force until modified, amended, or re- scinded by the Commission. Approved by Resolution, at the meeting of March 8, 1967 (Date) ~ Franklin County Planning Commission ATTEST: $;L ;( O~ Secretary, Franklin County Planning Commission - 23 -