THE SUBDIVISION AND LAND DEVELOPMENT ORDINANCE NO....
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THE SUBDIVISION AND LAND DEVELOPMENT ORDINANCE NO. 17 1970 Revised 1993 Revised 2000 FRANKLIN TOWNSHIP BUTLER COUNTY, PENNSYLVANIA
Transcript of THE SUBDIVISION AND LAND DEVELOPMENT ORDINANCE NO....
THE SUBDIVISION AND LAND DEVELOPMENT ORDINANCE NO. 17
1970 Revised 1993 Revised 2000
FRANKLIN TOWNSHIP
BUTLER COUNTY, PENNSYLVANIA
FRANKLIN TOWNSHIP
SUBDIVISION AND LAND DEVELOPMENT ORDINANCE #17
TABLE OF CONTENTS
ARTICLE I PURPOSE AND AUTHORITY
SECTION 100 ADOPTION SECTION 101 GRANT OF POWER SECTION 102 EFFECTIVE DATE SECTION 103 SHORT TITLE SECTION 104 EFFECT SECTION 105 APPLICATION
ARTICLE I1 DEFINITIONS
SECTION 200 STRICT CONSTRUCTION
ARTICLE 111 APPLICATION AND PROCESSING PROCEDURES
SECTION 300 SECTION 301 SECTION 302 SECTION 303 SECTION 304
SECTION 305 SECTION 306 SECTION 307 SECTION 308 SECTION 309 SECTION 3 10
SECTION 3 1 1
SECTION 3 12
SECTION 3 13 SECTION 3 14 SECTION 3 15
ARTICLE IV
GENERAL PROCEDURE FEES PREAPPLICATION CONFERENCE PRELIMINARY PLAN REVIEW PRELIMINARY PLAN APPLICATION AND
APPROVAL OF FINAL PLANS FINAL PLAN APPLICATION AND DATA MINOR SUBDIVISIONS LAND DEVELOPMENT PERFORMANCE GUARANTEES RECORDING OF FINAL PLAN RELEASE OF PERFORMANCE GUARANTEE
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FILING OF “AS-BUILT PLANS ACCEPTANCE OF PUBLIC IMPROVEMENTS POSTING OF MAINTENANCE BOND
REMEDIES TO EFFECT COMPLETION
DESIGN STANDARDS SECTION 400 APPLICATION OF STANDARDS
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SECTION 401 LAND REQUIREMENTS SECTION 402 STREET REQUIREMENTS SECTION 403 LOTS SECTION 404 BUILDING LINES SECTION 405 BLOCKS SECTION 406 EASEMENTS SECTION 407 SIDEWALKS SECTION 408 RESERVED AREAS SECTION 409 STREET NAMES
ARTICLE V IMPROVEMENT AND CONSTRUCTION REQUIREMENTS
SECTION 500 INTRODUCTION SECTION 501 MONLTMENTS SECTION 502 SECTION 503 WATER SUPPLY SECTION 504 SANITARY SEWERS SECTION 505 STORM SEWERS SECTION 506 SECTION 507 SIDEWALKS SECTION 508 STREET SIGNS SECTION 509 STREET TREES SECTION 510 MINIMUM OPEN SPACE SECTION 5 11
UTILITY AND STREET IMPROVEMENTS
STREETS, CURBS, BASE AND PAVEMENT
EXISTING NATURAL CONDITIONS (TREES AND STREAMS)
ARTICLE VI PLANNED DEVELOPMENTS
SECTION 600 MOBILE HOME PARKS SECTION 601 TRAVEL TRAILER PARKS
ARTICLE VI1 ADMINISTRATION AND MODIFICATION
SECTION 700 REVIEW FEES SECTION 701 FEES PAYABLE SECTION 702 INSPECTION FEES SECTION 703 MODIFICATIONlWAIVER SECTION 704 AMENDMENT SECTION 705 CERTIFICATES, AFFIDAVITS AND APPROVAL
APPROVED BY PLANNING COMMISSION APPROVED BY BOARD OF SUPERVISORS
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ARTICLE I
PURPOSE AND AUTHORITY
SECTION 100 ADOPTION
This Ordinance is adopted by the authority granted to the Township ofFranklin and pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Act 247, as re-enacted and amended by Act 170 of 1988, and all subsequent amendments.
SECTION 101 GRANT OF POWER
A. The provisions of this Ordinance shall be enforced by the Franklin Township Board of Supervisors, or a duly appointed representative. They shall be responsible for the approval of all subdivision and/or land development plants as required herein.
B. The Franklin Township Planning Commission shall have the authority to review all subdivision andor land development plans and to make recommendation to the Board of Supervisors towards approval, or rejection, pursuant to this Ordinance.
C. The Franklin Township Planning Commission shall have the authority to recommend to the Board of Supervisors, the adoption of amendments to this Ordinance proposed by either body or by a landowner.
SECTION 102 EFFECTIVE DATE
This Ordinance shall become effective and shall remain in effect until modified or rescinded by the Board of Township Supervisors.
SECTION 103 SHORT TITLE
This Ordinance shall be known and may be cited as "The Franklii Township Subdivision and Land Development Ordinance."
SECTION 104 EFFECT
No landowner shall lay out, construct, open or dedicate any street, sewer, water main or other improvement, for public use, travel or other purpose, or for the common use of occupants of buildings thereon; or sell, transfer or enter into an agreement to sell any land in a subdivision or land development located in the Township, whether by reference to, or by other use of a plat of such, or erect any building thereon, unless and until, a final plat (plan) has been prepared in full compliance with the provisions ofthis ordinance where applicable, and such plat (plan) has been finally approved and as provided herein.
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SECTION 105 APPLICATION
The provisions set forth herein shall be held to be the minimum requirement necessary to meet the provision of the Pennsylvania Municipalities Planning Code, Act 247, as amended, and to regulate the subdivision, consolidation and development activities of land within Franklin Township by providing for a uniform method for the submission of plats to ensure proper layout or arrangement of land; the proper design of streets to accommodate projected traffic, facilitate the protection of the public safety and other required public improvements and facilities. In addition, compliance with all land use regulations cross-referenced within this Ordinance shall be required in order to gain final approval as provided herein.
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ARTICLE I1
DEFINITIONS
SECTION 200 STRICT CONSTRUCTION
Unless otherwise expressly stated, or where the context clearly indicates otherwise, the following words shall, for the purpose of this Ordinance, have the meaning herein indicated:
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A. Words in the present tense include the hture tense. B. The singular includes the plural. C. The terms "shall" and "will" are always mandatory. D. The word "may" is permissive. E. The word "lot" includes the word "plot" or "parcel." F. The words "used" or "occupied" as applied to any land or building shall be construed to
ALLEY - Minor right-of-way providing secondary vehicular access to the side or rear of two (2) or more properties. APPLICANT: A landowner, or developer, with landowner permission, who has filed an application for approval of a subdivision or land development including his heirs, successors and assigns. AVAILABLE SEWER - A municipal sewer is considered available if it is within 1,000 feet or less from the nearest point of a subdivision. BOARD OF SUPERVISORS - The Board of Supervisors of Franklin Township, Butler County. BUILDING - Anything constructed or erected with a fixed location on the ground with a roof and/or floor. BUILDING LINE - An imaginary line located a fixed distance from the front line of the lot, which commences at the road right-of-way when the lot is adjacent to a road, and interpreted as being the nearest point that a building may be constructed to the front lot line. Porches, patios and similar construction, steps excepted, shall be considered part of the building. CARTWAY - That portion of the street right-of-way surfaced for vehicular use. Width is determined from face of curb to face of curb from one edge of driving surface to the other edge of driving surface. CLEAR SIGHT TRIANGLE - An area of unobstructed vision at intersections defined by lines of sight between points at a given distance from the intersection of centerlines. COUNTY PLANNING COMMISSION -The Planning Commission ofthe County ofButler. COVENANT - An obligation defined by law or agreement, the violation of which can be restrained by court action; these are usually stated in the deed. CUL-DE-SAC - A residential street with one end open to traffic and pedestrian access and permanently terminated by a vehicular turn-around. D.E.P. - The Pennsylvania Department of Environmental Protection.
include the words "intended, arranged, or designed to be used or occupied."
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DEVELOPER - Any landowner, agent of such landowner, or tenant with the permission of such landowner, who makes or causes to be made a subdivision ofland or a land development. DEVELOPMENT - Any man-made change to improved or unimproved real estate, including, but not limited to, the construction of buildings or other structures, the placement of manufactured homes, streets and other paving, utilities, mining, dredging, filling, excavation, grading, or drilling, and the subdivision of land. DRAINAGE - The removal of surface water and/or groundwater from land by drains, grading or other means; and includes the control of runoff to minimize erosion and sedimentation during and after construction and/or development. DRIVEWAY - A private vehicular passageway providing access between a street and private parking area or garage. DWELLING, TRANSIENT - Dwellings which are occupied on an occasional basis by individuals who are lodged, generally, without meals and in which the rooms are occupied singly with a common entrance. EASEMENT- Grant by a property owner of the use, for a specific purpose or purposes, o fa strip of land by the general public, a corporation or a certain person or persons. ENGINEER - A registered professional engineer licensed as such in Pennsylvania. ESSENTIAL SERVICE - The erection, construction, alteration or maintenance by public utilities, municipal departments, or commissions of facilities, including building necessary for the furnishing of adequate services for the public health, safety, or general welfare. EVACUATION - Any act by which earth, sand, gravel, rock or any other similar material is dug into, cut, quarried, uncovered, removed, displaced, relocation or disturbed, and any conditions resulting therefrom. $ILL:
A. Any act by which earth, sand, gravel, rock or any other material is placed, pushed, dumped, pulled, transported or moved to a new location above the natural surface of the ground, or on top of the stripped surface of the ground, or on top of the stripped surface, and shall include the condition resulting therefrom.
B. The difference in elevation between a point on the original ground and a designated point of higher elevation on the final grade.
C. The material used to make fill. FLAG LOT - A parcel, tract, or area of land established by plat, subdivision or as otherwise permitted by law, to be used, developed or built upon, which has frontage on a public or private street by a narrow strip of land. The building line of such lot shall be measured from the point where the lot widens, as measured from the street right-of-way. FLOODPLAIN - The area adjacent to a watercourse or other water body which may, from time to time, become inundated by waters therefrom. FRONT YARD - The open space extending across the entire width of the lot between the front line of the building and the street line. GROUP HOUSING -Where two (2) or more residential buildings are constructed on a plot of ground not subdivided into customary lots and streets. IMPROVEMENT - Those physical changes to the land necessary to produce usable and desirable lots from raw acreage including but not limited to: grading, paving, curb, gutter,
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storm sewers and drains, improvements to existing water courses, sidewalks, street signs, monuments, water supply facilities, and sewerage disposal facilities. LAND DEVELOPMENT - Any of the following activities: A. The improvement of one (1) lot or two (2) or more contiguous lots, tracts or parcels of
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(1) A group of two (2) or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots, regardless of the number of occupants or tenure; or
(2) The division or allocation ofland or space, whether initially or cumulatively, between or among two (2) or more existing or prospective occupants by means of, or for the purpose of, streets, common areas, leaseholds, condominiums, building groups or other features.
B. A subdivision of land C. Development in accordance with Section 503(1.1) of the Pennsylvania Municipalities
LANDOWNER - The legal or beneficial owner or owners of land including the holder of an option or contract to purchase (whether or not such option or contract is subject to any condition), a lessee, if he/she is authorized under the lease, to exercise the rights of the landowner, or other person having a proprietary interest in the land. LOT - A tract or parcel of land established by plat or otherwise legally recorded, intended to be developed, used, built upon or sold as a unit. LOT DEPTH - The horizontal distance between the ffont lot line and the rear lot line MEDIATION - A voluntary negotiating process in which parties in a dispute mutually select a neutral mediator to assist them in jointly exploring and settling their differences, culminating in a written agreement which the parties themselves create and consider acceptable. MOBILE HOME (Manufactured Home) - A transportable single family dwelling intended for permanent occupancy contained in one (1) unit or in two (2) or more units designed to be joined into one (1 ) integral unit, capable of again being separated for towing. The dwelling arrives at its site complete and ready for occupancy except for minor and incidental unpacking and assembly operations, and is constructed so that it may be used without a permanent foundation. MOBILE HOME LOT (Manufactured Home Lot) - A parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the placement thereon of a single mobile home. MOBILE HOME PARK (Manufactured Home Park) - Aparcel or contiguous parcels of land in the same ownership which has been so designated and improved that it contains two (2) or more leased lots for the placement thereon of mobile homes. MODIFICATION (WAIVER) - Relieffrom the literal provisions ofthis Ordinance, requested by the applicant, recommended by the Planning Commission and acted upon by the Board of Supervisors, as required by Section 802. PERSON - Shall mean natural person, joint venture, joint stock company, partnership, association, club, company, corporation, business trust, organization, or the manager, lessee, agent, servant, officer or employee of any of them.
Planning Code, Act 247, as amended.
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38. PLAN - COMPREHENSIVE - The General Development Plan of Franklin Township 39.
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PLAN - FINAL - A complete and exact subdivision plan, prepared for official recording as required by statute, to define property rights, proposed streets and all other improvements. PLAN - PRELIMINARY - A tentative subdivision plan, in lesser detail than a final plan, showing approximate street and lot layout on a topographic map as a basis for consideration prior to preparation of a final plan. PLANNING COMMISSION - The duly appointed Planning Commission of the Township of Franklin, Butler County. PLAT - The map, or plan, of a subdivision or land development, whether preliminary or final. PUBLIC HEARING - A formal meeting held pursuant to public notice by the Board of Supervisors or Planning Commission, intended to inform and obtain public comment, prior to taking action in accordance with this Ordinance and the Pennsylvania Municipalities Planning Code, Act 247, as amended. PUBLIC MEETING - A forum held pursuant to notice under the act of July 3, 1986 P.L. 288, No. 84), known as the "Sunshine Act." PUBLIC NOTICE - A notice published once each week for two (2) successive weeks in a newspaper of general circulation in the Township. Such notice shall state the time and place of the hearing and the particular nature of the matter to be considered at the hearing. The first publication shall not be more than thirty (30) days and the second publication shall not be less than seven (7) days from the date of the hearing. REAR YARD - The required open space extending from the rear of the main building to the rear lot line (not necessarily a street line) throughout the entire width of the lot. RESUBDMSION OR REPLATTING - The replatting of a recorded subdivision in whole or in part, by a redesign of lots, by change of size, area or by street layout. RIGHT-OF-WAY - Land reserved for use as a street, alley, interior walk, or other public purpose, and dedicated for public use, all of which must be recorded in the Butler County Recorder of Deed's office. SETBACK - The minimum distance that a structure can be located from a right-oir-way, or property front, rear and side line, or another structure, thereby creating required open space on the lot. SIDE YARD - The required open space extending from the side of any building along the side lot line throughout the entire depth of the building. STREET - A street includes any avenue, boulevard, road, highway, freeway, parkway, land, alley, viaduct and/or other ways used, or intended to be used, by vehicular traffic or pedestrians, whether public or private. For the purposes of this Ordinance, streets shall be classified as follows: A. Expressway - This class of highway facility is devoted entirely to the task of moving large
volumes of traffic, and performs little or no land service function. It is generally characterized by some degree of access control. Normally, this classification should be reserved for multi-lane, divided roads with few, if any, grade intersections.
B. Arterial - Arterials bring traffic to and from the expressway and serve major movements of traffic within or through the areas not served by expressways. They serve primarily to move traffic, but also perform a secondary function of land service. The average length of trip normally exceeds three (3) miles.
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C. Collector - This class ofroad serves the internal traffic movement within the Township and connects developed areas with the arterial system. It does not accommodate long, through trips and is not continuous for any appreciable length. The principal difference between collector and arterial roads is the length of trip accommodated. The collector system is intended to simultaneously supply abutting property with the same degree of land service as a local street and accommodate local internal tr&c movements.
D. Local - The local street's sole function is to provide access to immediately adjacent land. 1t.normally represents a fairly large percentage of the total street mileage, but carries a small portion of the vehicle-miles traveled daily.
STRUCTURE: Any man-made object having an ascertainable stationary location on or in, land or water, whether or not aExed to the land. SUBDIVIDER - The owner, or authorized agent of the owner, of the subdivision. SUBDMSION - The division or redivision of a lot, tract or parcel of land by any means into two (2) or more lots, tracts, parcels or other divisions ofland, including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devisees, transfer of ownership, or building or lot development; provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than ten (10) acres, not involving any new street or easement of access or any residential dwelling, shall be exempted. SUBDIVISION, MlNOR - The subdivision of land into three (3) lots or less, located on an existing street or right-of-way which does not require a new street, the installation or extension of any public facilities or any other public improvements. TOPOGRAPHIC MAP - A map showing ground elevations by contour lines and the location of important natural and other objects. TOWNSHIP - The Township of Franklin, Butler County. TOWNSHIP ENGINEER - A professional registered engineer, licensed as such in Pennsylvania, duly appointed as the engineer for the Township of Franklin. WATERCOURSE - A permanent or intermittent stream, river, brook, creek or a channel or ditch for the collection and conveyance of water, whether natural or manmade.
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ARTICLE 111
APPLICATION AND PROCESSING PROCEDURES
SECTION 300 GENERAL PROCEDURE
Whenever a subdivision of land or land development is proposed within Franklin Township, the owner or hidher authorized agent shall make application to the Township for approval of such subdivision or land development in accordance with the procedures hereinafter specified or otherwise provided for in this Ordinance.
SECTION 301 FEES
A. The Board of Supervisors shall create, by resolution, a schedule of fees to be paid by the applicant to assist in the defrayment of the cost of the administration, review, processing and inspection of plans and proposed improvements.
B. The Board of Supervisors shall create fees for the filing and administration of an application, inspection of the proposed improvements and engineering services. The schedule of fees may be amended from time to time by resolution of the Board of Supervisors.
C. In order for an application to be determined to be complete, all applicable fees must be submitted.
I SECTION 302 PREAPPLICATION CONFERENCE
A. Prior to the filing of an application to the Township for review and approval, prospective subdividers and developers are strongly urged to submit a "sketch plan" to the Township for comment on the requirements necessary to achieve conformity to the standards and other provisions of this Ordinance.
B. Submission of a sketch plan will not constitute a formal filing of a subdivision or land development application.
C. Data hrnished in a sketch plan shall be at the discretion of the applicant. For the most benefit, it is recommended that the sketch include the following information: (1) Tract boundaries. (2) Location within the Township. (3) Northarrow. (4) Existing and proposed streets on the tract and adjacent to the tract. (5) Significant topographical features including contours. (6) Significant natural features. (7) Proposed lot layout. (8) Proposed building site(s).
D. Sketch plans need not be to scale, nor engineered drawings; however, should be as accurate as possible. I
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E. In assessing the suitability of the sketch plan, the Planning Commission shall consider the Township's hture land use plan, and consider such proposed development as to its effect on the health, safety, and welfare of the Township residents.
SECTION 303 PRELIMINARY PLAN REVIEW
A. Application - The applicant shall prepare and submit to the Planning Commission and Zoning Officer, at least fifteen (15) days prior to the regular monthly meeting of the Planning Commission, five (5) copies of the preliminary plans to the total land to be ultimately developed for review and recommendation. In addition, the applicant shall, concurrently, submit three (3) copies of the plan to the Butler County Planning Commission for review and comment.
B. Planning Commission Review - The Planning Commission shall review the plan submitted covering the requirements of this Ordinance, point by point, and shall consult with the Township Engineer and officials of any other department or agency, as applicable. In no case shall the date of the first review be later than thirty (30) days after receipt of the
C. Planning Commission Action - The Planning Commission shall no@ the applicant of the date, time and place of the meeting at which his plan will be reviewed. The Commission shall report its recommendations in writing to the Board of Supervisors. The recommendation may be for approval, approval with specific conditions attached, or disapproval. The reasons for the Commission's action shall be included in its communication to the Board.
D. Action ofthe Board of Supervisors - The Board shall act on the preliminary plan and shall communicate its decision to the applicant not later than ninety (90) days after the date of the Planning Commission meeting at which the plan was first reviewed. In no case shall the date of first review be later than thirty (30) days after receipt of the plan by the Township. The Board's decision shall be in writing and shall be mailed to the applicant not later than fifteen (1 5) days after the decision is reached.
E. The Decision of the Board shall be either to approve the plan as presented, approve it with specific conditions attached or disapprove it. If specific conditions are attached, the applicant shall inform the Township Secretary, within thirty (30) days of the date the decision was sent, that he will or will not accept all the conditions. Failure ofthe applicant to accept all conditions shall render the plan's approval void. If the plan is disapproved, the letter to the applicant shall specify the defects found in the application and the requirements not met citing provisions of this Ordinance relied on.
F. Failure of the Board of Supervisors to render a decision and communicate it to the applicant within the ninety (90) day period shall be deemed an approval of the application in terms as presented unless the applicant has agreed in writing to an extension of time.
G. Effect of Ordinance Changes - From the date that an application for approval, whether preliminary or final, has been approved without conditions, or by the applicants acceptance of conditions, no subsequent change or amendment in the zoning, subdivision or other governing Township ordinances, shall adversely affect the right of the applicant to commence and to complete any aspect of the approved plan in accordance with the terms of such approval, within five (5) years from such approval.
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H. Completion of Plan - In the case of a preliminary plan proposing the installation of improvements beyond the five ( 5 ) year period, a schedule shall be filed by the applicant with the preliminary plan, identifylng all proposed sections as well as deadlines when each section will be filed for final approval, and completed. The schedule shall be updated annually by the applicant on or before the anniversary date of the preliminary approval, until final plan approval ofthe final section. The Board and applicant may mutually agree to mod@ the schedule during annual review, however, any changes shall require Planning Commission review and Board approval. Failure of the applicant to adhere to the approved schedule shall subject the remaining sections of the plan to compliance with all amendments to this Ordinance and other Township development regulations enacted since the preliminary application was filed.
I. Nature of Approval - Approval of a preliminary plan shall not constitute approval of a final plan, but rather an expression of approval of the layout submitted on the preliminary plan as a guide to the preparation of the final plan. A final plan submission may be for all or a part of the plan given preliminary approval.
SECTION 304
An application for preliminary approval made to the Township shall be submitted on a form provided by the Township and shall be accompanied by five ( 5 ) copies of all plans and data required in Section 304, A and B of this Article. The application shall also be accompanied by a filing fee in an amount as may be designated from time to time by resolution ofthe Franklin Township Board of Supervisors.
The preliminary application shall not be considered complete nor properly filed unless and until all required items of Section 304, A and B of this Article, the application form and filing fee, have been received by the Township. All applications determined to be incomplete by the Township shall be returned to the applicant.
A. The application shall be accompanied by a survey of the property drawn at a scale of one inch (1") equals one hundred feet (100') or greater, and shall show and include the following: (1) Material required in Article 111, Section 301 (2) Draft of protective covenants, if any (3) Title to include:
PRELIMINARY PLAN APPLICATION AND DATA
(a) Name by which the subdivision will be recorded (b) Location by municipality, county and state (e) Names and addresses of the owner or owners (d) Names of abutting property owners (e) Name of registered engineer or surveyor who surveyed the property and
prepared the plan
(f) North point, date and graphic scale. (4) Tract boundaries with bearings, distances and area in acres to the nearest hundredths (5) Existing easements, their location, width and distance (6) Tract closures and block closures with an allowable error of 1:10,000
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(7) Contours at vertical interval of five ( 5 ) feet or in the case of relatively flat tracts, at
(8) Datum to which contour elevations refer (9) Bench marks
such intervals as may be necessary for study of the tract
(10) Existing physical features to include:
(a) Watercourses, culverts, bridges and drains (b) Buildings, sewers, water mains and fire hydrants (e) Streets and alleys on or adjacent to the tract, including name, right-of-way
widths and cartway widths
(a) Location, name and width of all proposed streets and alleys and paved cartway widths
(b) Sidewalks and crosswalks (e) All right-of-way and easements
(d) Lot lines with bearings and dimensions (e) Building lines
(f) Reservations of grounds for public use (8) General drainage plan for storm water to include proposed water direction of
flow for storm water in relation to natural channels with disposition controlled so as not to extend damage to adjoining properties
(h) A plan of the proposed sanitary sewerage system or a plan, where required, showing the proposed location of on-lot sewage disposal facilities
(i) A plan of the proposed water distribution system or a plan showing the location of individual wells
(j) Proposed land use of the improvement:
(11) Proposed improvements shall include:
B. The following additional data shall be submitted upon request by the Planning Commission: (1) Subsurface condition ofthe tract (2) Profiles showing existing ground and proposed centerline street grades (3) Typical cross sections of roadways and sidewalks (4) Sizes of water pipes and location of valves and fire hydrants (5) Location of manholes, invert elevations, grades and sizes of sanitary sewers.
SECTION 305 APPROVAL OF FINAL PLANS
A. Application to Planning Commission - Upon approval of a preliminary plan by the Board, the applicant may submit an application for final approval. Such application shall include the application form, filing fee and six (6) copies of all plans and data as specified in 306. In addition, a copy of the approved preliminary plan shall also be submitted. Three (3) copies of the final plan shall also be submitted to the Butler County Planning Commission for review.
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The application, fee, appropriate plans, drawings and data shall be submitted at least fifteen (1 5 ) days prior to the regular meeting date of the Planning Commission.
All final plans and required exhibits shall be submitted to the Planning Commission within one (1) year after the date of preliminary approval, otherwise, such approval shall become null and void, unless an extension of time is requested by the applicant and granted by the Planning Commission.
B. Planning Commission Review - The Planning Commission shall notify the applicant of the scheduled meeting place, date, time and agenda schedule. Within thirty (30) days of this scheduled meeting, the Planning Commission shall report to the Board of Supervisors on the subdivision, recommending approval, conditional approval or disapproval, each with reason for action. Approved final plans shall bear the signature of the Chairman and Secretary of the Planning Commission with a certified statement that all plan procedure requirements have been met.
C. Planning Commission Action - Following review and recommendation by the Planning Commission, the final application shall be submitted to the Board of Supervisors.
D. Title Certificate - No final map shall be approved to the Board of Supervisors unless a certificate of title is fitmished satisfactory to the Engineer.
E. Action ofthe Board of Supervisors - The Board shall review the final plan application and the recommendations submitted by the Planning Commission and shall act upon the application granting approval, approval with conditions, or disapproval. The decision shall be made within ninety (90) days after the meeting of the Planning Commission at which the final plan was first presented. In no case shall the Board take action until receipt of comments by the Butler County Planning Commission or the passage of thirty (30) days from submission of the plan to the Butler County Planning Commission.
F. Disposition of Plans- One (1) copy of all final plans submitted for approval shall be retained by the Planning Commission, one (1) copy by the Board of Supervisors, one (1) copy to be filed by applicant according to Article VII, Section 700, the fourth copy shall be returned to the applicant. The copy retained by the Board of Supervisors shall be an approved duplicate linen.
SECTION 306
An application for final plan approval made to the Township shall be on a form provided by the Township and shall be accompanied by the appropriate filing fees. The final plan application shall not be considered complete nor properly filed unless and until all required items, as identified in Section 306 A through F , the application form and required fees have been received by the Township. All applications determined to be incomplete by the Township shall be returned to the applicant. The
A. Shall be drawn on tracing cloth or other comparable permanent material and shall be on sheets no larger than twenty-four (24) inches by thirty-six (36) inches with a border of one-half ('h) inch on all sides except the twenty-four (24) inch binding edge which shall be one (1) inch. More than one (1) sheet may be used for larger tracts and must be ofthe same scale and indexed.
B. Shall be drawn with waterproofblack india ink and all records, data, entries, statements, etc., thereon shall also be made with the same type of ink or reproducible typing, except
FINAL PLAN APPLICATION AND DATA
plan:
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that contour lines when shown, shall be drawn with waterproof brown ink or with diluted waterproof india ink, so that the said contour lines will show faintly on a print made from the said plan.
C. Shall be drawn to a scale of one (1) inch equals 100 feet or greater (though not less than one (1) inch equals 100 feet) and shall be of sufficient size to clearly show all notations, dimensions and entries. All dimensions shall be shown in feet and decimals of a foot.
D. Shall contain a title block in a lower right comer with the following: (1) Name under which the subdivision is to be recorded. (2) Date of plan, graphic scale and location of subdivision. (3) Name of subdivision owner. (4) Name and address of the registered professional engineer or surveyor preparing plan.
E. All final plans submitted shall be drawn according to the following: Outside of Subdivision: (1) Streets and other ways by medium solid lines. (2) Property lines of adjacent subdivisions by medium dashed and two (2) dotted lines. (3) Lot lines by light dotted lines. (4) Restriction lines, easements, etc., by light dashed l ies . Within Subdivision: (1) Streets or ways by heavy solid lines. (2) Perimeter property lines of the subdivision by heavy dashed and (2) dotted lines. (3) Lot lines by light solid lines. (4) Restriction or building lines by light dashed lines. (5) Easements or other reserved areas by light dashed lines.
F. The final plan shall show: (1) Primary control points, approved by the Engineer, or description and ties to which
(2) Acreage of plot. (3) Tract boundary lines, right-of-way lines of streets, easements and other rights-of-ways
and property lines of residential lots and other sites with accurate dimensions, bearings or deflection angles, radii, arcs and central angles of all curves.
all dimensions, angles, bearings, and similar data shall be referred.
(4) Name and right-of-way width of each street or right-of-way. (5) Location, dimensions and purpose of all easements (6) Number to identify each lot or site. (7) Purpose for which sites other than residential are to be dedicated (8) Building setback line on all lots and sites. (9) Location and description of survey monuments
(IO) Names of record owners of adjoining unplatted land. (11) Certification of surveyor or professional engineer as to the accuracy of survey and
plat showing names, address, registration, number and seal.
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(12) Statement by the owner dedicating streets, rights-of-way and sites for public uses. (13) Protective covenants, if any, in form for recording. (14) Such other certificates, affidavits, endorsements or dedications as may be required in
(15) Certification blocks for the appropriate governing and planning bodies. the enforcement of this Ordinance.
SECTION 307 MINOR SUBDMSIONS
Plans and data involving the subdivision of land into three (3) lots or less, and meeting the definition of a "minor subdivision" shall include, but not be limited to, an application form as provided by the Township, the appropriate fee, and the following:
A. The provisions of Sections 301-304 and 306 will be waived for subdivisions consisting of
(1) The proposed plan shall be drawn at a scale of one (1) inch equals 100 feet or greater
(2) The proposed plan shall be legibly drawn on linen or comparable permanent material
(3) The plan shall show or be accompanied by the following:
three (3) lots or less and the following requirements will become applicable:
(though not less than one (1) inch equals 100 feet).
of the size not to exceed twenty-four (24) inches by thirty-six (36) inches.
(a) Description of covenants. (b) Title to include:
i. Location by municipality, County and State. ii. Names and addresses of the owner or owners. iii. Names of registered engineer or surveyor who surveyed the property
andor prepared the plan. iv. North point, date and graphic scale.
(c) Proposed use of the land. (d) Lot lines, dimensions and land area of proposed lot. Also, the area remainin&
in the original parcel.
(e) Existing and proposed streets, alleys and/or easements on or adjacent to the tract.
( f ) Available utilities (if public sewer and water, source and sewage disposal system should be indicated).
(g) Statement by the owner dedicating streets and rights-of-way for public use. (h) Names of abutting property owners. (i) The following additional data shall be submitted upon request by the Planning
Commission: i. Subsurface and drainage conditions of the tract.
ii. Any other data pertinent to the plan. (j) Existing buildings and accessory structures. (k) Location of on-lot septic (sewage disposal) system.
B. Approval and Disposition of Final Plans - Approval and disposition of final plans shall be in accordance with Section 305.
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SECTION 308 LAND DEVELOPMENT
An applicant, seeking approval of a land development, as defined, shall submit an application for land development approval to the Township on a form provided by the Township which shall be accompanied by five (5) copies of all plans and data as required in this Section, along with the appropriate fees as established by the Board. Three (3) copies of such land development application shall also be submitted to the Butler County Planning Commission for review and comment.
The application for land development approval shall not be considered complete nor properly filed unless and until all required items of this Section have been received by the Township. All applications determined to be incomplete by the Township shall be returned to the applicant.
A. The application shall be accompanied by a survey of the parcel, drawn at a scale of one inch (1") equals fitly feet (50') or greater, and shall show, or be accompanied With (1) Bearings and distances of all property lines. (2) Area of property in acres and square feet. (3) Title, to include:
(a) Location by municipality, county and state (b) Name and address of owner(s). (e) Name and address of developer(s) (d) Name and address of engineer(s)/surveyors(s) (along with seal) who prepared
plan.
(e) North point, date and graphic scale. (4) Zoning classification of property. (5) Existing and proposed contours at two foot (2') intervals. (6) Existing and proposed streets, alleys and/or easements on or adjacent to the property. (7) Existing and proposed utilities including sanitary sewer, water, stormwater, gas,
(8 ) Location and height of all existing and proposed buildings and structures. (9) Distance between existing and proposed buildings and structures and property lines.
electric, telephone, etc., and all easements.
(10) Proposed landscaping. (11) Proposed parking areas, including spaces and aisle dimensions. (12) Proposed signage (location, size, height, etc.) (13) Other data pertinent to the plan.
setback lines from adjacent streets shall be shown.
Commission.
B. If lots are to be sold or rented, all lot lines, widths, lot area(s) in square feet and building
C. Additional information or data which may be determined necessary by the Planning
D. Approval of plans shall be in accordance with Section 305 of this Ordinance.
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SECTION 309 PERFORMANCE GUARANTEES
A. The applicant shall agree in writing in a form provided by the Township, that hdshe will construct or install all of the improvements required herein, or required as a condition of approval of the final plan, in accordance with Township requirements and conditions.
B. At the time of filing a plan for final approval, and as a condition to such approval where the required improvements have not been installed, the applicant shall deposit with the Township, a corporate bond, irrevocable letter of credit or other financial security acceptable to the Board of Supervisors, with the approval of the Township Solicitor, in compliance with Section 509 ofthe Pennsylvania Municipalities Planning Code, Act 247, as amended, and in an amount sufficient to cover the costs of any improvements which may be required, plus ten percent (10%). Such financial security will be provided in accordance with the construction specifications and applicable time limits.
C. The cost ofthe required improvements shall be determined by submitting to the Township, a bona fide bid or bids from the developer or contractor selected by the applicant to complete the improvements, or if no bids are available, by estimate prepared by the Township Engineer.
D. If completion of the improvements requires more than one ( I ) year, the amount of the bond shall be increased by an additional ten percent (10%) for each one (1) year period beyond the first anniversary date ofthe posting of the financial security. The revised cost of the improvements for any anniversary period shall be determined in the same manner as the initial determination.
SECTION 310 RECORDING OF FINAL PLAN
A. Upon approval of a final plan for subdivision or land development, by the Township, the applicant shall, within ninety (90) days of such approval, record the plan in the office of the Butler County Recorder of Deeds.
B. In the event the plan is not recorded within the ninety (90) day requirement, the plan shall be resubmitted to the Board of Supervisors for reapproval, provided that there are no changes to the plan and all required guarantees are in effect.
C. Whenever plan approval is required by the Township, the Recorder of Deeds of Butler County shall not accept any plan, plat or deed description for recording unless such plan, plat or deed description officially notes the approval of the Franklin Township Board of Supervisors and Planning Commission.
D. Every street, park or other public improvement shown on a plan shall be deemed to be a private improvement until such time as the same shall have been offered for dedication to the Township and accepted by Ordinance.
SECTION 311 RELEASE OF PERFORMANCE GUARANTEE
The financial security for improvements deposited as required in Section 3 IO, may be released by the Board of Supervisors to the applicant in accordance with Section 510 of the Pennsylvania Municipalities Planning Code.
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SECTION 312 FILING OF "AS-BUILT" PLANS
Upon completion of the required public improvements in a plan, "as-built'' drawings and profiles of the public improvements, as constructed, shall be filed with the Township by the applicant within ten (10) days of the release of the performance guarantee. Filing of "as-built'' plans shall be required before the Township considered acceptance of the public improvements.
SECTION 313 ACCEPTANCE OF PUBLIC IMPROVEMENTS
A. Upon completion of an inspection by the Township Engineer of the public improvements proposed to be dedicated, and approval of such improvements by the Township Engineer, the applicant shall submit a legal description of all rights-of-way for all streets to be dedicated by the Township. The Board shall enact an ordinance, at a public meeting, accepting some or all of the public improvements as part of the Township's public facilities, subject to the posting of a maintenance bond as required by Section 3 IS of this Ordinance.
B. No property or public improvement shown on the final plan shall be considered to have been finally accepted by the Township until the dedication thereof has been officially accepted by the adoption of an Ordinance of the Township, duly advertised in accordance with law, the cost of which shall be at the applicant's expense.
SECTION 314 POSTING OF MAINTENANCE BOND
A. When the Board accepts the dedication of all or some of the required public improvements in a plan, following their completion, the Board shall require the posting of a maintenance bond to secure the structural integrity of the improvements, and to guarantee the proper hnctioning ofthose improvements in accordance with the design standards of Article IV.
B. The term of the maintenance bond shall be for a period of eighteen (18) months from the date of the acceptance of the public improvements by the Board. The amount of the maintenance bond shall be fifteen percent (15%) of the actual cost of installation of the public improvements.
SECTION 315
Ifthe applicant does not satisfactorily construct or install all ofthe improvements included within the agreement referred to in Section 3 10 hereof, the Board shall institute appropriate legal or equitable proceedings to enforce the bond or other security referred to in this Article; or if no bond or other security is enforceable, or if the proceeds thereof are insufficient to pay the cost of completing the construction or installation of such improvements or the cost of making repairs or corrections thereto to collect the same from the applicant, the Board, at their discretion, may also proceed to complete such improvements, or make repairs and corrections thereto, prior to receiving the cost thereoffrom the surety on the bond, from other security or from the applicant or developer. All finds recovered from the surety, other securiv or the applicant or developer shall be used solely for such improvements and not for any other Township purpose.
REMEDIES TO EFFECT COMPLETION
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ARTICLE IV
DESIGN STANDARDS
SECTION 400 APPLICATION OF STANDARDS
The following land subdivision principles, standards, and requirements shall be applied by the Planning Commission in evaluating the plans for proposed subdivisions and shall be considered minimum requirements.
SECTION 401 LAND REQUIREMENTS
A. Land shall be suited for the purpose for which it is to be subdivided in accordance with the
B. Land subject to hazards of life, health and safety shall not be subdivided until such hazards interest and purpose of the elements of the Township Comprehensive Plan.
have been removed.
SECTION 402 STREET REQUIREMENTS
A. Proposed streets shall be property related to Township, County and State roads and highways plans which have been prepared and officially adopted.
B. Streets shall be logically related to the topography so as to produce usable lots and reasonable grades.
C. Local streets shall be so laid out as to discourage through traffic, but provisions for street connections into and from adjacent areas will be generally required.
D. Half streets shall be prohibited except to complete an existing half street. E. Private Streets: The creation of private streets andor the extension of an existing private
street shall only be approved subject to the following requirements:
(1) A maximum of five (5) lots/parcels may be approved for access on a private street or extension.
(2) Each lot shall have its full frontage on such private street. (3) The minimum right-of-way for a private street shall be fifty feet (50'). However, for
a one (I) lot subdivision only, the minimum right-of-way for a private street may be reduced to thirty-three (33') with the express understanding that this lot may never be firther subdivided unless the required minimum right-of-way is obtained.
(4) The street shall be installed to provide a mud-free cartway which is adequate to enable all-weather passage of vehicles, at the following minimum widths:
Single family Multi-family Commercidindustrid
10 feet 18 feet 24 feet
(5) Sales agreements for all lots abutting the private road shall include notification to purchases of non-liability of the Township for road maintenance.
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(6) A private maintenance agreement shall be provided to the Township, signed by all lot owners abutting a private road, and shall be recorded.
F. Dead end streets shall be permitted only when it is clear that through traffic at such a street end is not essential to the street system in that district, and the dead end is constructed with a cul-de-sac, in conformance with Subsection N of this Section.
G. Any street or way already established shall be continued at not less than its existing width. H. Any street or way that is planned, though not already established, shall be continued at not
I. Maximum allowable grades: J. Minimum grades on all streets shall not be less than one-half ('h) percent.
less than its width as planned.
Arterial five ( 5 ) percent Collector eight (8) percent Local ten ( 10) percent (Grades in excess of ten (10) percent may be approved by the Planning Commission where it is clear that no traffic hazard is or will be created thereby.)
Local I Single Family Lots
K. Vertical curves shall be installed on all street grade changes exceeding one (1) percent. L. Alignment:
(1) Minimum centerline radius for horizontal curves:
Arterial 1,000 feet Collector 300 feet Local 200 feet
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(2) Horizontal curves shall be laid on all deflecting angles along the centerline of streets. (3) Degree of curvature shall be set to assure proper sight distance.
(1) Minimum street right-of-way widths and cartway widths shall be as follows: M. Widths:
I NO on-street parking
TYPE OF .STREET I TYPE OF DEVELOPMENT I CARTWAY 1 RIGHT-OF-WAY
20 feet 50 feet I With on-street parking 24 feet 50 feet
I I CoAercial- I I I Collector 1 Single Family, Planned Unit and I 21 feet 60 feet
Arterial All Types As prescribed by the Pennsylvania Department of Transportation
N. Cul-de-sacs: Cul-de-sacs are permitted where the length is a minimum of 250 feet measured from the centerline of the closest intersecting street or road at the point of intersection and does not exceed twelve hundred feet (1,200') and where a turn around with a right-of-way diameter of eighty feet (SO') is provided. Extension of a cul-de-sac will be permitted to connect to a street system of a new or extended subdivision provided that the maximum street lengths for blocks and cul-de-sacs are met. Cul-de-sac design shall be avoided unless it is clear that a through street is not essential to the street system of the plan on the adjacent area.
(1) When any street intersection will involve banks or vegetation existing or to be planted inside any lot comer that would create a traffic hazard by limiting visibility, from a height of three and one-half (3 %) feet above the finished paved area, at the centerline of the right-of-way, the applicant shall cut such ground and/or vegetation in conjunction with grading the right-of-way to provide a sight line of 100 feet along the centerline of a collector or arterial street from the centerline intersections and 75 feet at local street intersections. When a collector or arterial and a local street intersect, each shall retain their respective footage requirements along the centerline to form the sight triangle.
(2) Where the grade of any street at the approach to an intersection exceeds five (5) percent, a leveling area shall be provided with a transitional grade not to exceed two (2) percent for a distance of fifty (SO) feet from the nearest right-of-way line of the intersection.
0. Street Intersections:
(3) Intersection of more than two (2) streets shall be avoided (4) Minimum street intersection angles shall be sixty (60) degrees.
P. Reverse Curves: Reverse curves shall have a minimum tangent between them of Arterial 300 feet Collector 150 feet Local 100 feet
Q. Alleys:
(1) Not permitted in residential districts. (2) Permitted in commercial and industrial districts subject to approval of the Planning
Commission.
(3) Alleys shall be paved at least twenty (20) feet in width. (4) Maximum alley grade shall be ten (10) percent.
R. Private streets shall not be approved nor shall improvements be approved for private streets, except in compliance with Subsection E of this Section.
SECTION 403 LOTS
A. Residential lots shall be subdivided in accordance with the terms of the Franklin Township Zoning Ordinance.
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B. Subdivision of land other than for residential purposes shall be subject to review by the Planning Commission and Engineer insofar as size, depth, width of lots and parking are concerned.
C. Comer lots shall have a street side yard equal to or greater than twenty (20) percent ofthe above required lot widths to permit appropriate building setback and to meet required side yard regulations listed below for orientation to both streets.
D. The frontage width of lots fronting a cul-de-sac will be determined as width at the right-of-way line. The side yard setback requirements will be calculated from the mid-point of the structure along the average length of both sides of structure.
E. All lot lines shall be set perpendicular or radial to the centerline of the street whenever possible. All nonradial lines shall be denoted as such on plat.
F. Lots abutting local streets shall front upon the streets which parallel the long dimension of the block, where possible.
G. Except as provided for in Section 402E, all lots shall abut by their full frontage on a publicly dedicated street or on a street that has received the legal status as such.
H. The maximum depth-to-width ratio of a recorded, buildable lot shall be four (4) to one (1).
SECTION 404 BUILDING LINES
The building lines shall be in accordance with the terms of the Franklin Township Zoning Ordinance.
SECTION 405 BLOCKS
A. Block lengths shall not exceed 1,200 feet nor be less than 500 feet. B. Blocks shall be at least two (2) lots in depth except for reverse frontage lots. C. Exceptionally long blocks shall be provided with crosswalks with a minimum right-of-way
D. The depth-to-width ratio of usable lot length shall be at a maximum of two and one-half reservation of twelve (12) feet, and four (4) - foot paved walk.
(2 %) to one (1).
SECTION 406 EASEMENTS
Where desirable or expedient, adequate easements or dedications for public service utilities shall be provided for sewer, water, electric power and gas lines and similar services; and no structure or obstruction of any kind shall be placed or allowed to be placed where it will interfere in any way with an easement.
A. Utility easements shall have a minimum width oftwenty (20') feet and be placed at the side or rear of lots whenever possible. When the Engineer determines that conditions are suitable for essential services, an easement reservation will be required.
B. Anchor easements shall be approximately four (4) by thirty (30') feet and placed on a lot line.
C. Aerial easements shall be a minimum of twenty (20') feet.
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SECTION 407 SlDEWALKS
Sidewalks and crosswalks, where required, shall be installed by the applicant along public streets or when deemed necessary for public safety, as determined by the Planning Commission and approved by the Board of Supervisors.
SECTION 408 RESERVED AREAS
Reserve strips surrounding the property or areas reserved for any purpose which shall make any area unprofitable for regular or special assessments or which may revert to unattended nuisance areas will not be recommended by the Planning Commission or approved by the Board of Supervisors.
SECTION 409 STREET NAMES
The applicant may choose his street names subject to the recommendations of the Planning Commission and approval by the Board of Supervisors and Butler County 91 1. No street, other than an extension, may be given the name of an existing street in the Township or surrounding area.
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ARTICLE V
IMPROVEMENT AND CONSTRUCTION REQUIREMENTS
SECTION 500 INTRODUCTION
The construction of improvements in a subdivision is the responsibility of the applicant since it is his property which is being developed. Adequate streets, utilities and other improvements are essential elements in the creation and preservation of stable residential, commercial and industrial areas.
Any or all of the following improvements as may be recommended by the Planning Commission and approved by the Board of Supervisors, pursuant to the authority granted in the Township Code, considering the needs of the area in which the proposed subdivision is located, must have been completed in accordance with the requirements established by this Ordinance as well as in accordance with the requirements of the responsible public authority affected, public officials or Township Engineer for that portion included in the final plat.
SECTION 501 MONUMENTS
Monuments shall be placed at all block comers, angle points, points of curves in streets and intermediate points as determined by the Township Engineer. Monuments shall be of such size, length and material as approved by the Township Engineer.
SECTION 502
Utility and street improvements shall be provided in each new subdivision in accordance with the standards and requirements described in the following schedules.
UTILITY AND STREET IMPROVEMENTS I
I
I
I SECTION 503 WATER SUPPLY
A. The subdivider shall construct a system ofwater mains and connect with such public water supply where a public water supply is available at plat boundary or within a reasonable distance thereto (1,000 feet of subdivision). Waterlines shall be so located and of such size as approved by the Township Engineer.
B. If a public water supply system is not available under the conditions stated above, the subdivider may provide individual or community wells to serve twenty-five or more units which shall be approved by the State Department of Health.
C. Where individual wells provide a water supply in a large subdivision at least one (1) test well shall be drilled in the proposed area for each fXy (50) lots or twenty-five (25) acres, whichever is smaller, or upon the requirements of the local Health Officer.
(1) Test wells shall ordinarily be drilled to a reasonable depth which will produce safe potable water in su5cient quantity for the use intended and shall be approved by the Pennsylvania Department of Environmental Protection.
D. AI public water systems shall be laid wherever possible in the planting strip on the north and east side of the street and constructed in accordance with the standards of the
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authority, utility company, State Department ofHealth or municipal department operating such water mains.
E. All phases of construction, including minimum size six (6) -inch line, excavation, trench, type pipe, backfill, hydrants, tees and valves shall be in accordance with approved construction drawings, State Department of Health Standards and inspected by the Township Engineer, his authorized representative or the authority or agency representative of the utility company during the entire construction period.
SECTION 504 SANITARY SEWERS
A. The applicant shall construct a sanitary sewer system and connect with such sewer main and provide lateral connections for each lot where a public sanitary sewer main is available at plat b o u n d q or within a reasonable distance thereto (1,000 feet of subdivision).
B. If a public sanitary sewer main is not available under the conditions stated above, the subdivision or area may be considered as one where it is necessary to construct a public or community disposal system, or other satisfactory method as approved by the Township Engineer, the Pennsylvania Department ofEnvironmental Protection and the Pennsylvania Sewage Facilities Act (Act 537).
C. If in the opinion of the Pennsylvania Department of Environmental Protection, the Township Engineer and/or the Planning Commission, factors exist which would create a public health and sanitation problem if a certain area is platted, the Planning Commission will not approve the subdivision and platting of such area until such factors are corrected by an adequate sanitary sewer system.
D. All sanitary sewers shall be constructed and installed according to the standards of the authority or municipal department operating such sewers. Storm water shall not be permitted to enter sanitary sewers.
E. All phases of construction, including excavation, trench, pipe size, grade, backfill and manholes shall be in accordance with approved construction drawings, Pennsylvania Department of Environmental Protection and inspected by the Township Engineer, his authorized representative, authority representative or Health Officer during the entire construction period.
F. In areas where a municipal sewer is planned to be available but not yet built, laterals shall be extended to the center of the street or into the right-of-way, and trunk lines provided to the edge of the subdivision closest to the municipal trunk location and capped. Until such time as a municipal sewer becomes available, a project system must be installed. In the case of a project system, a trunk line shall be provided to connect into the municipal system.
G. In the event that the above sanitary sewage disposal methods are not feasible, consideration may be given to the installation of on-lot sewage disposal systems for the subdivision. In all cases where on-lot sewage disposal is proposed, sewage disposal shall be approved by the Department ofEnvironmental Protection in accordance with the Pennsylvania Sewage Facilities Act, No. 537, as amended, and any other governing agency that is required. Soil evaluations and percolation tests shall be conducted at such intervals as may be required by the Department of Environmental Protection andor other agencies. A certification of the above requirements must be submitted prior to the final plan approval.
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H. If a lot does not pass the required tests for on-lot sewage treatment and disposal systems, it shall be considered a non-buildable lot unless sold in conjunction with an adjacent lot which has passed the required tests or until such time as public/off-site sanitary sewer system(s) become available to serve the lot. All plans containing non-building lots shall have the following notation placed on the plan prior to approval by the Township: Lot(s) which hasihave not passed the required tests for on-lot sewage treatment and disposal systems, and idare therefore not buildable unless sold in conjunction with an adjacent lot which has passed these tests or until such time as public/off-site sanitary sewer system(s) become available to serve the lot.
SECTION 505 STORM SEWERS
A. A drainage system adequate to serve the needs of the proposed new streets or the entire subdivision will normally be required in new subdivisions. When a public storm sewer main is available at the plat boundary or within 1,000 feet, the applicant shall construct a storm sewer system and connect with such storm sewer main.
B. Bridges or culverts shall be designed to support and carry loads according to the judgment of the Engineer and be constructed the full width of the cartway plus additional length as deemed necessaly by the Engineer to satisfy local drainage pattern.
C. Where open watercourses are planned, adequate safety, erosion control, drainage (stagnant water), protection of capacity and appearance measures shall be taken by the subdivider to insure proper, safe, healthful disposal of storm water.
D. Minimum grade of drainage courses shall be designed to create a cleaning effect jveiocity of five (5) feet per second) except that a minimum cleaning effect (velocity of three (3) feet per second) may be permitted by the Township Engineer where greater grade cannot be achieved.
E. At intersecting streets, water in gutters and ditches shall be placed in adequate culverts. F. Location of storm sewers shall be in accordance with existing systems or in accordance
with standards suitable to the Township Engineer. G. Storm sewers shall have a minimum diameter of fifteen (1 5) inches and a minimum grade
of one-half (%) of one (1) percent. H. Manholes shall normally be spaced 300 feet apart where pipe sizes of twenty-four (24)
inches or less are used and not over 450 feet where larger sizes are installed. Inlets may, if approved by the Township Engineer, be substituted for manholes.
I. Special sections of ten (IO) to fifteen (IS) feet radii shall be installed where abrupt changes in direction are made.
J. Pipe or tile culverts shall normally be required under driveways and shall not be less than twelve (12) inches in diameter and sixteen (16) feet in length. Reinforced concrete or corrugated metal pipe may also be used and shall be laid so as to maintain the flow-line of the open ditch.
K. All phases of construction of open ditches, gutters, or storm sewers including width, depth, shapes, erosion control, minimum grade, size and area shall be in accordance with the requirements ofthese regulations and all storm drainage facilities shall be inspected and certified by the Township Engineer prior to be covered.
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SECTION 506 STREETS, CURBS, BASE AND PAVEMENT
A. Grading (1) All streets shall be graded to the full width ofthe right-of-way and the adjacent side
slopes graded to blend with the natural lay of the land, or in accordance with the cross section presented, to the satisfaction of the Township Engineer. Where fill material is necessary to establish uniform grades, compacting shall be required in accordance with the standards established by the Township. A slope of two (2) horizontal feet to one (1) vertical foot beyond the right-of-way line in cut or fill shall ordinarily be required.
(2) Street cross sections of local and collector streets shall be in accordance with the standards established by the Township, Where alternatives are available, the Board of Supervisors may designate the cross sections to be used on the advice of the Township Engineer. All details of the cross section, crowns, curb, pavement, subgrade and roadside ditches shall conform to the designated cross section. Arterial street cross sections shall be as designed by the Township Engineer and approved by the Board of Supervisors. (State approval required where necessary.)
(1) Curbing shall be of concrete or ofa bituminous mix, either straight battered or rolled.
(2) The requirement of curbs or curbs and gutters will vary in accordance with the character of the area and density of development involved.
(a) Curbs shall ordinarily be required where: i. Streets are designed to serve areas in which the net residential density
of the area surrounding the proposed subdivision equals or exceeds three (3) families per acre.
B. Curbing
ii. Lot frontage is less than eighty (SO) feet. iii. Commercial development or other similar intensive urban uses exist. iv. If curbs exist on abutting property, the Planning Commission will
ordinarily require their extension throughout the proposed subdivision. (b) The Commission may require curbs and gutters to be installed on arterial,
collector, or local streets if such construction is deemed necessary for public safety, control of water runoff or clearly defined driving and parking areas.
(e) When curbed streets are constructed, the space behind the curb shall be filled and graded to drain to the street at a slope of one-fourth (1/4) inch per foot.
C. Base Course: Eight (8) inch thick (rolled measurement) native stone, subject to the approval of the Board of Supervisors or limestone or gravel properly graded and meeting the requirements of the current specifications of the Pennsylvania Department of Transportation and subject to their complete tests. Lesser base courses, to a minimum of six (6) inches, may be authorized by the Planning Commission on the advice of the Township Engineer on lesser streets where the character ofthe drainage ofthe subgrade, the size of the subdivision and nature of the trattic warrants.
D. Pavements (1) A three (3) inch bituminous plant mixed surface shall be placed on the prepared base
to meet the requirements of the specifications of the Pennsylvania Department of
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Transportation. This surface shall be topped by one (1) inch ofblacktop. The base shall be shot with MC-70 the first year; and, paved the second. The work is to be completed within two years of acceptance of the plan.
(2) Where concrete pavement is used, the standard requirements of the Pennsylvania Department of Transportation shall govern and all work shall be performed in the manner prescribed in the standard specifications for road construction of said Department, and shall be approved by the Engineer. Local streets shall be at least six (6) to eight (8) inches in thickness, and conform to other specifications of the Pennsylvania Department of Transportation.
(3) Either type of pavement listed above must be approved by the Board of Supervisors and Township Engineer before application. Said installation shall be under the direct supervision of the Township Engineer.
(4) Pavement base drains in high water table areas (wet areas) shall be installed at the sole discretion of the Township Engineer.
SECTION 507 SIDEWALKS
A. Sidewalks shall be provided when considered necessary by the Planning Commission and approved by the Board of Supervisors for protection of the public or wherever it is determined that the potential volume of pedestrian traffic or safety consideration requires.
B. Sidewalks shall be provided where streets of a proposed subdivision are extensions of existing streets having sidewalks on one or both sides.
C. Sidewalks will be normally required on both sides of the street except that the Board of Supervisors may authorize sidewalks on one side only ofU-shaped streets, cul-de-sacs or where character of use does not require pedestrian access on both sides of the street.
D. The minimum width for sidewalks shall be four (4) feet, but the Board of Supervisors may require a greater width in the vicinity of shopping centers, schools and recreation facilities, or where similar intensive urban uses exist.
E. Sidewalks, where provided, shall be within the right-of-way and in residential areas, where conditions permit, two and one-half (2 %) feet from the edge thereof Sidewalks should line up with adequate walks in adjoining subdivisions.
F. Sidewalks shall be of portland cement concrete, a minimum four (4) inches thick at driveway crossings and a minimum two (2) percent traverse slope from property line to curb to facilitate drainage.
G. All phases of construction, subgrade, concrete, forms grade and thickness shall be in accordance with the requirements of these regulations; the forms shall be inspected prior to pouring and finished walks shall be inspected and certified by the Township Engineer.
SECTION 508 STREET SIGNS
Street name signs shall be installed at each street intersection in accordance with standards established by the Board of Supervisors.
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SECTION 509 STREET TREES
Should the applicant plan to provide trees, their proposed locations, spacing, and species must be submitted for approval to the Board of Supervisors. On narrow rights-of-way or where the planting strip between sidewalk and the curb is less than five ( 5 ) feet wide, trees will not be permitted, but are to be placed inside the property lines.
SECTION 510 MINIMUM OPEN SPACE
A. Easements, adequate for all utilities - see Section 406. B. Buffer area or planting screen, minimum width - ten (10) feet. C. When adequate public play space does not exist in the opinion ofthe Board of Supervisors,
within one-half (1h) mile of the site, the Board of Supervisors may request the developer to provide recreational space at the rate of 120 square feet per school age child estimated for the project.
SECTION 511
In wooded areas or where other natural conditions exist, in such a manner that their presence adds to the desirability of a subdivision, the Board of Supervisors shall require that the applicant preserve as much of the original trees and natural conditions as is economically feasible and require that a minimum of grading be done other than the grading and excavating which is required in the construction of the improvements in accordance with the improvement standards included herein.
EXISTING NATURAL CONDITIONS (TREES AND STREAMS)
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ARTICLE VI
PLANNED DEVELOPMENTS
SECTION 600 MOBILE HOME PARKS
A. Permits
(1) Permits Required - It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits ofFranklin Township unless he holds a valid permit issued by the Township in the name of such person for the specific construction, alteration or expansion proposed. Application to Franklin Township - The applicant shall also submit an application to the Zoning Officer using a form furnished by the Zoning Officer for a permit to operate a mobile home park in Franklin Township.
(3) Inspection and Issuance of Permit - Upon receipt of such application, the Zoning Officer shall forthwith inspect the applicant's plans and proposed park to determine compliance with the provisions of this Ordinance. M e r favorable determination of same, and upon being hrnished a copy of required permits issued by the Pennsylvania Department ofEnvironmental Protection to the applicant, said Officer shall issue a mobile home park permit to applicant which shall be valid for a period of one (I) year thereafter.
(4) Renewal Permits - Renewal permits for a like period shall be issued by said Officer upon furnishing proof by applicant that his park continues to meet the standards prescribed by the Pennsylvania Department of Environmental Protection and this Ordinance.
(5) Fees -Each application for a new or renewal permit hereunder shall be accompanied by payment of an inspection fee in an amount established in a Fee Schedule adopted by the Board of Supervisors. In the event that the Zoning Officer or additional inspector is required to perform additional or unusual service in determining said application, the cost of such additional service shall be borne by the applicant. Such charges shall be levied whether or not the application is approved.
(6) Limited Applicability to Existing Parks - Mobile home parks in existence upon the effective date of this Ordinance shall be required to meet only the standards of the Pennsylvania Department of Environmental Protection as a prerequisite to the issuance of a permit, and all other minimum standards prescribed herein shall be applicable only to those parks which are constructed or expanded after the effective date hereof
(2)
B. Department of Environmental Protection Compliance (1) Department of Environmental Protection - It shall be unlawful for any person to
operate a water treatment and distribution system or a sanitary sewerage collection and treatment system in a mobile home park situated in Franklin Township unless he holds an operating license for such system or systems issued by the Pennsylvania Department ofEnvironmental Protection in the name of such person for the specific mobile home park. Proof of such licensed operation shall be hrnished to the Zoning Officer by no later than February 1 each year.
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C. Inspection (1) Inspections - A duly authorized inspector employed by Franklin Township may
inspect a mobile home park upon receipt of a complaint and at reasonable times, to determine compliance with this Ordinance.
(2) Inspector - The Township Zoning Officer is hereby designated as the person to make such inspections. Another or an additional inspector may also be authorized to make inspections or additional inspections at the discretion of the Township Supervisors.
(3) Authorization to Act - The Zoning Officer may, at his discretion, give notice for violations ofthis Ordinance and issue notice thereof, without express authority from the Township Supervisors in each instance.
D. Construction Requirements (1) Minimum Park Area - A mobile home park shall have a gross area of at least five ( 5 )
contiguous acres of land. (2) Site Location - The location of all mobile home parks shall comply with the following
minimum requirements:
(a) Free from adverse influence by swamps, marshes, garbage or rubbish disposal areas or other potential breeding places for insects or rodents.
(b) Not subject to flooding.
(e) Not subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
(3) Site Drainage Requirements
(a) The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner.
(b) Surface water collectors and other bodies of standing water capable of breeding mosquitoes and other insects shall be eliminated or controlled in a manner approved by the Pennsylvania Department of Environmental Protection.
(e) Waste water from any plumbing fixture or sanitary sewer line shall not be deposited upon the ground surface in any part of a mobile home park.
(a) Exposed ground surfaces in all parts of every park shall be paved or covered with stone screenings, or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and the emanation of dust during dry weather.
(b) Park grounds shall be maintained free of vegetation growth which is poisonous or which may harbor rodents, insects, or other pests h d l to man.
(4) Soil and Ground Cover Requirements
(5) Park Areas for Nonresidential Uses
(a) No part ofany park shall be used for nonresidential purposes except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park.
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(b) Nothing contained in this Section shall be deemed as prohibiting the sale of a mobile home located on a mobile home lot and connected to utilities.
(6) Required Setbacks, Buffer Strips and Screening
(a) All mobile homes shall be located at least forty (40) feet from any park property boundary line abutting upon a public street or highway and at least fifteen (15) feet from other park property boundary lines.
(b) There shall be a minimum distance of ten (10) feet between an individual mobile home, including accessory structures attached thereto, and adjoining pavement of a park street, or common parking area or other common areas and structures.
(e) All mobile home parks located adjacent to industrial or commercial land uses may be required to provide screening such as fences, or natural growth along the property boundary line separating park and such adjacent nonresidential use.
(7) Erection and Placement of Mobile Homes
(a) Mobile homes shall be separated from each other and from other buildings and structures by at least fifteen (15) feet on all sides.
(b) An enclosure of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
(8) Park Street Systems
(a) General Requirements: A safe and convenient vehicular access shall be provided from abutting public streets or roads.
(b) Access: The entrance road or area connecting the park with a public street or road shall have a minimum pavement width of thirty-four (34) feet.
(c) Internal Streets: Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:
i. Where parking is permitted on both sides, a minimum width of thirty-four (34) feet will be required.
ii. A minimum road pavement width of twenty-eight (28) feet will be required where parking is limited to one side. A minimum road pavement width of twenty-four (24) feet will be required where no off-street parking provided.
iii. Dead end streets shall be provided at the closed end with a turnaround having an outside roadway diameter of at least sixty (60) feet.
(d) Required Illumination of Park Street Systems: All parks shall be hrnished with lighting units so spaced, and equipped with luminaries placed at such mounting heights, as will provide average levels of illumination for the safe movement of pedestrians and vehicles at night. Street Construction and Design Standards:
i. Streets: All streets shall be surfaced in accordance with Franklin Township specifications applicable to streets in conventional residential developments.
ii. Grades: Grades of all streets shall be sufficient to insure adequate surface drainage, but shall be not more than eight (8) percent. Short runs with a
(e)
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maximum grade of fifteen (15) percent may be permitted, provided traffic safety i s assured by appropriate surfacing and adequate leveling areas.
iii. Intersections: Within 100 feet of an intersection, streets shall be at approximately right angles. A distance ofat least 150 feet shall be maintained between centerlines of offset intersecting streets, Intersections of more than two streets at one point shall be avoided.
iv. A plan of the streets shall be provided with the application for the park permit.
v. Off-street Parking Areas - Off-street parking for at least two (2) motor vehicles shall be provided at each mobile home lot, and off-street parking areas for additional vehicles of park occupants and guests shall be provided where right-of-ways are of insufficient width for such purposes.
vi. Walks a) General Requirements: All parks may provide safe, convenient, all-
season pedestrian access of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the park streets and all community facilities provided for park residents. Sudden changes in alignment gradient shall be avoided.
b) Common Walk System: Where pedestrian traffic is concentrated, and a common walk system is provided, such common walks shall have a minimum width of three and one-half (3 %) feet.
e) Individual Walks: All mobile home lots shall be connected to common walks, or to streets, or to driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width oftwo (2) feet.
vii. Construction of Mobile Home Lots a) Mobile home lots within the park shall have an average gross area of
5,000 square feet; if a portion of the park is designed for the transient accommodation of recreational vehicles, lots constructed for this purpose shall have an average gross area of not less than 800 square feet.
b) The total number of lots in a park shall not exceed an average density of seven (7) per acre.
c) Each mobile home lot shall be improved to provide an adequate foundation for the placement of the mobile home, and in such position as to allow a minimum of ten (10) feet between the mobile home and the right-of-way of the park street which serves the lot.
d) Recreational Area - A recreational area, or area with suitable facilities, shall be maintained within the park for the use of all park residents.
E. Water Supply
(1) General Requirements - An adequate supply of water shall be provided for mobile homes, service buildings and other accessory facilities as required by this Ordinance. Where a public water supply system of satisfactory quantity, quality and pressure is available, connection shall be made hereto and its supply shall be used exclusively. Where a satisfactory public water supply system is not available, the development of a private water supply system shall be approved by the Pennsylvania Department of Environmental Protection or other authorities having jurisdiction.
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(2) Source of Supply (a) The water supply shall be capable of supplying a minimum of 150 gallons per
day per mobile home.
(b) The well or suction line of the water supply system shall be located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source.
(c) No well casing, pumps, pumping machinery or suction pipes shall be placed in any pit, room or space extending below ground level, nor in any room or space above ground which is walled in or otherwise enclosed, unless such rooms, whether above or below ground, have free drainage by gravity to the surface of the ground.
(d) Water supply treatment, if necessary, shall be in accordance with the requirements of the Pennsylvania Department of Environmental Protection.
(3) Water Storage Facilities - All water storage reservoirs shall be covered, watertight and constructed of impervious material. Overflows and vents of such reservoirs shall be effectively screened. Manholes shall be constructed with overlapping covers, so as to prevent the entrance of contaminated material. Reservoir overflow pipes shall discharge through an acceptable air gap.
(4) Water Distribution System
(a) All water piping, fixtures and other equipment shall be constructed and maintained in accordance with the State and Local Regulations.
(b) The water piping system shall not be connected with nonpotable 01' questionable water supplies and shall be protected against the hazards of backflow or back siphonage.
(c) The system shall be so designed and maintained as to provide a pressure of not less than twenty (20) pounds per square inch, under normal operating conditions, at service buildings and other locations requiring potable water supply.
(5) Individual Water Riser Pipes and Connections (a) Individual water riser pipes shall be located within the confined area of the
mobile home stand at a point where the water connection will approximate a vertical position, thereby insuring the shortest water connection possible, decreasing freezing possibility,
(b) The water riser pipe shall have a minimum inside diameter of one-half (%) inch and terminate at least four (4) inches above the ground surface. The water outlet shall be provided with a cap when a mobile home does not occupy the lot. Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipe and to protect risers from heaving and thawing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
(d) A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile home lot. Underground stop-and-waste-valves are prohibited
(e)
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unless their type of manufacturer and their method of installation are approved.
F. Sewage Disposal (1) General Requirements - An adequate and safe sewage system shall be provided in
all parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities. Such systems shall be designed, constructed and maintained in accordance with the Pennsylvania Department of Environmental Protection regulations. Only treatment plants shall be permitted.
(2) Individual Sewer Connections
(a) Each mobile home lot shall be provided with at least three (3) inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.
(b) The sewer connection (see definition) shall have a nominal inside diameter of not less than three (3) inches, and the slope of any portion thereof shall be at least one-fourth (1/4) inch per foot. All joints shall be watertight.
(c) All materials used for sewer connections shall be semi-rigid, corrosive resistant, nonabsorbent and durable. The inner surface shall be smooth.
(d) Provision shall be made for plugging the sewer riser pipe when a mobile home does not occupy the lot. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least one-half(%) inch above ground elevation.
Sewer lines - All sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements and shall be separated from the park water supply system. All sewer lines shall be constructed ofapproved materials by the Pennsylvania Department of Environmental Protection, and shall have watertight joints.
(4) Sewage Treatment and/or Discharge - Where the sewer lines of the mobile home park are not connected to a public sewer, all proposed sewage disposal facilities shall be approved by the Pennsylvania Department of Environmental Protection prior to construction.
(1) General Requirements - Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with local electric power company's specifications regulating such systems.
(2) Power Distribution Lines
(a) Main power lines not located underground shall be suspended at least eighteen (18) feet above the ground. There shall be a minimum horizontal clearance of three (3) feet between overhead wiring and any mobile home, service building or other structure.
(b) All direct burial conductors or cable shall be buried at least eighteen (18) inches below the ground surface and shall be insulated and specially designed
(3)
G. Electric Distribution System
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for the purpose. Such conductors shall be located not less than one ( i ) foot radial distance from water, sewer, gas or communications lines.
(3) Individual Electrical Connections - Each mobile home lot shall be provided with an approved disconnecting device and over-current protective equipment. The minimum service per outlet shall be 120/240 volts AC, 100 amperes.
(4) Required Grounding - All exposed noncurrent-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor run with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
H. Service Buildings and Other Community Service Facilities (1) Applicability - The Requirements of this Section shall apply to service buildings,
recreation buildings and other community service facilities when constructed such as:
(a) Management offices, repair shops and storage area; (b) Laundry facilities; Indoor recreation area; or (c) Commercial uses supplying essential goods or services for the exclusive use
of park occupants. (2) Structural Requirements for Buildings
(a) All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of such materials and be so constructed and protected as to prevent entrance or penetration of moisture and weather.
(b) All rooms containing laundry facilities shall: i. Have sound-resistant walls extending to the ceiling between male and
female sanitary facilities. Walls and partitions in lavatories and other plumbing fixtures shall be constructed of dense, nonabsorbent, waterproof material or covered with moisture-resistant material. ii. Have at least one (1) window or skylight facing directly outdoors. The minimum aggregate gross area of windows for each required room shall be not less than ten (10) percent of the floor area served by them.
iii. Have at least one (1 ) window which can be easily opened, or a mechanical device which will adequately ventilate the room.
(c) Toilets shall be located in separate compartments equipped with self-closing doors.
I. Refine Handling: The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution and shall comply with the Pennsylvania Department of Environmental Protection regulations governing mobile home parks.
J. Insect and Rodent Control: Ground, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform with the requirements of the Pennsylvania Department of Environmental Protection regulations governing mobile home parks.
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K. Fuel Supply and Storage (1) Natural Gas System
(a) Natural gas piping systems when installed in mobile home parks shall be maintained in conformity with accepted engineering practices.
(b) Each mobile home lot provided with piped gas shall have an approved shutoff valve installed upstream ofthe gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use
(2) Liquefied Petroleum Gas Systems (a) Liquefied petroleum gas (LPG) systems provided for mobile homes, service
buildings or other structures when installed shall be maintained in conformity with the rules and regulations of the authority having jurisdiction and shall include the following: i. Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
ii. Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.
iii. All LPG piping outside of the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.
iv. Vessels of more than twelve (12) and less than sixty (60) U.S. gallons gross capacity may be securely, but not permanently, fastened to prevent accidental overturning.
v. No LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure unless such installations are specially approved by the authority having jurisdiction.
(3) Fuel Oil Supply Systems
(a) All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformitywith the rules and regulations of the authority having jurisdiction when provided.
(b) All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.
(c) All fuel oil supply systems provided for mobile homes, service buildings and other structures shall have shut-off valves located within five (5) inches of storage tanks.
(d) All fuel storage tanks or cylinders shall be securely placed and shall not be less than five (5) feet from any mobile home exit.
(e) Storage tanks located in areas subject to traffic shall be protected against physical damage.
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L. Fire Protection (1) Local Regulations - The mobile home park area shall be subject to the rules and
regulations of the Franklin Township Fire Prevention Authority where provided. (2) Litter Control -Mobile home park areas shall be kept free of litter, rubbish and other
flammable materials. (3) Fire Extinguishers - Portable fire extinguishers of a type approved by the Fire
Prevention Authority shall be kept in public service buildings under park control, and a sufficient number shall be maintained throughout the park in readily accessible and well-marked positions.
(4) Fire Hydrants
(a) Fire hydrants shall be installed if their water supply source is capable of serving them in accordance with the following requirements.
i. The water supply source shall permit the operation of a minimum of two (2) - one and one-half (1 %) inch hose streams.
ii. Each of two (2) nozzles, held four (4) feet above the ground, shall deliver at least seventy-five (75) gallons of water per minute at a flowing pressure of at least thirty (30) pounds per square inch at the highest point of the park.
(b) Fire hydrants, if provided, shall be located within 600 feet of any mobile home, service building or other structure in the park, and shall be installed in accordance with Franklin Township specifications.
M. Miscellaneous Requirements.
(1) Responsibilities of the Park Management: (a) The person to whom a license for a mobile home park is issued shall operate
the park in compliance with this Ordinance and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
(b) The park management shall supervise the placement of each mobile home on its mobile home lot which includes securing its stability and installing all utility connections.
(e) The park management shall give the Health Officer free access to all mobile home lots, service buildings and other community service facilities for the purpose of inspection.
(d) The management shall maintain a register containing the names of all park occupants. Such register shall be available to any authorized person inspecting the park. The management shall notify the appropriate officer, in accordance with State and Local Taxation Laws, of the arrival and departure of each mobile home.
(2) Removal of Mobile Homes - No mobile home, whether installed on a single lot or in a mobile home park, shall be removed from the Township without first obtaining a permit from the Township Real Estate Tax Collector, as required by Act No. 54, 1969, of the Pennsylvania General Assembly. Such permit shall be issued upon payment of a fee and payment of any delinquent or unpaid real estate taxes assessed against the home at the time the permit is requested.
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SECTION 601 TRAVEL TRAILER PARKS
In any District where travel trailer parks are permitted or are permissible as conditional uses by the Board of Supervisors, the following regulations and minimum requirements shall apply.
A. Location, Access and Size: No travel trailer park shall be located except as provided in this Ordinance. All trailer parks shall have unobstructed access to a public street or highway and have adequate frontage to provide appropriate design of entrances and exits. In addition, the minimum size of travel trailer parks shall be ten (10) acres.
B. Site Conditions: The site shall be so located so that soil conditions, ground water level, drainage and topography shall not create hazards to the property or the health or safety of the occupants.
C. Request for Permit: All requests for permits shall be accompanied by a site plan drawn to scale showing the location of the proposed camp in relation to all roads, streets and lot lines within 200 feet of the park boundaries, the location, size and arrangement of all park roads and trailer spaces, the location of all proposed sanitary facilities and well or other pertinent camp features. An authorized representative of the Pennsylvania Department of Environmental Protection shall have inspected the proposed plan with respect to proposed sanitary facilities, including source of water supply and shall have found them to be acceptable and in accordance with applicable regulations and the representative shall provide written approval of same.
D. Spaces for Occupancy, Uses Permitted and Length of Stay: Spaces in trailer parks may be used by travel trailers, equivalent facilities constructed in or on automotive vehicles, tents or other short-term housing or shelter arrangements or devices. Spaces shall be leased for short periods of occupancy or seasonally. Year round occupancy shall be prohibited.
E. Relation of Trailer Spaces to Exterior Streets: No trailer space shall be so located that any part intended for occupancy for sleeping purposes shall be within fifty (50) feet of the right-of-way line of any public thoroughfare.
F. Off-street Parking, Loading and Maneuvering Space: In connection with the use of any trailer park, no parking, loading or maneuvering incidental to parking or loading shall be permitted on any public street, sidewalk or thoroughfare. Each trailer park shall provide off-street parking, loading and maneuvering space located and scaled so that the prohibitions above may be observed.
G. Size and Spacing of Travel Trailer Spaces: Since there is a substantial variation in dimension and shape oftravel trailers or related units which may occupy spaces within the trailer park and in order to provide flexibility of design and spacing, the location of individual spaces shall be determined by the following:
(1) Spaces shall be dimensioned, improved and arranged so that when any space is occupied no portion of any unit (including awning or other accessory attachments) shall be within fifteen (15) feet of any portion of any other unit or building.
H. Provision ofutilities, Sanitary Regulations and Rehse Disposal: The provision of water, sewage, plumbing and electrical installations, refuse and garbage disposal, insect and rodent control, sanitary stations, and service buildings containing toilet and shower
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facilities shall be in accordance with applicable requirements of the Pennsylvania Department of Environmental Protection.
I. Internal Street System: The internal street system in privately owned travel trailer parks shall be privately owned, constructed and maintained, and shall be designed for safe and convenient access to all spaces and to facilities for common use by park occupants. Where parks or portions of parks are intended for overnight occupancy only, it is preferred that streets be arranged to accommodate drive-through spaces. In addition, the following requirements shall be recognized:
(1) Alignment and gradient shall be properly adapted to topography, to the safe movement of the types of traffic anticipated, and to adequately control surface and ground water.
(2) Surfacing and maintenance shall provide a sound, all-weather driving surface, reasonably smooth and free from mud, dust or standing water.
(3) Street widths shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:
(a) Minor streets are hereby defined as less than 500 feet in length and serving: i. With drive-through spaces - fifty (SO) or less if street is one-way, one
ii. Where it is necessary to back into or out of spaces, twenty-five (25)
hundred (100) or less if two-way; or
spaces or less if street is one-way, fifty (50) or less if two-way. One-way with no parking 12 feet
One way with parking (one side only) 18 feet One-way with parking on both sides 26 feet Two-way with no parking 24 feet Two-way with parking (one side only) 28 feet Two-way with parking on both sides 36 feet
(b) Collector streets (streets other than minor streets, as defined above, serving up to and including 200 spaces, and without limitation on length):
One-waymwo-way with no parkmg 24 feet One-waymwo-way with parking (one side only) 32 feet One-waymwo-way with parking on both sides 40 feet
(c) Arterial streets (serving more than 200 spaces, and without limitation on length): As for collector streets, provided, however, that sidewalks shall be provided as necessary to eliminate use of arterial roadway surface for pedestrian movement.
(d) Street width at access points: At points where general traffic enters or leaves the park, regardless ofthe classification of the street undeiItems 1-3 above, street widths shall be sufficient to permit free movement from or to the stream of traffic on the public street, and no parking shall be permitted which in any way interferes with such €ree movement. Where substantial pedestrian movement from and to the park is anticipated, sidewalks shall be provided in
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such a manner as to eliminate use of roadway surface by pedestrians at access points.
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ARTICLE VI1
ADMINISTRATION AND MODIFICATION
SECTION 700 REVIEW FEES
At the time of submission of subdivision or land development plans for review and approval, the applicant shall pay to the Township such fees as are established by resolution by the Board of Supervisors, as noted in Section 301 A and B. The fees may vary in accordance with the scope and complexity ofthe subdivision or land development plan submitted for review, such as number of lots or parcels, the number of required drawings (both construction and utility) and the area of the proposed development.
SECTION 701 FEES PAYABLE
All fees shall be made payable to the Township of Franklin. All fees submitted are nonrefundable except when applications are determined to be incomplete. The rejection of a plan for any reason will not be reason or cause for the return of any fees submitted.
SECTION 702 INSPECTION FEES
When required by the Township, in order to assure compliance with construction standards, fees relative to the inspection of the construction of improvements shall be deposited with the Township in an amount sufficient to cover such inspection by the Township Engineer. If, after completion of inspection by the Township Engineer, a balance of hnds remains, such balance shall be returned to the applicant, upon written request. Should the cost of inspection exceed the deposited fee, the Township shall notify the applicant that additional deposits are necessary to complete inspection.
SECTION 703 MODIFICATIONAVAIVER
Where the Board of Supervisors finds that undue hardships because of peculiar conditions pertaining to the land in question may result from the literal enforcement of this Ordinance, they may grant a modification or waiver from the regulations, provided that any modification or waiver will not be contrary to the public interest and that the purpose and intent of the Ordinance is observed. The procedure for the granting of modification or waiver is as follows:
A. All requests for a modification or waiver shall be in writing and shall be submitted with the plan application. The request shall state in full, those requirements which cause the hardship, the reason for the hardship and the modification proposed or waiver requested.
B. The request for modification or waiver shall be submitted to the Planning Commission for review and recommendation.
C. The Board of Supervisors shall act upon the modification or waiver request and shall keep a written record of all requests and actions taken.
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SECTION 704 AMENDMENT
An amendment to this Ordinance may be initiated by the Board of Supervisors, the Planning Commission or an individual or corporation who or which has a financial interest in a property in the Township.
A. The Board of Supervisors shall have the power to amend this Ordinance after a properly noticed public hearing. The hearing shall be advertised in a newspaper of general local circulation twice, once in each oftwo (2) consecutive weeks, the first notice not more than thirty (30) days and the second notice not less than seven (7) days before the hearing. The notice shall indicate the date, time and place of the hearing and the full contents of the proposed amendment or a summary, as well as the place and times where and when the amendment may be examined before the hearing.
B. At least thirty (30) days before the hearing, the Board shall submit the proposed amendment to the Township Planning Commission and to the Butler County Planning Commission for review and comment. Ifthe Township Planning Commission has initiated the amendment, resubmission to this body will not be required. Failure of either Planning Commission to provide comments within the time limits shall not interfere with the Board's right to enact an amendment after the hearing.
C. Not less than seven (7) days prior to the date the Board of Supervisors intends to enact an amendment, the Board shall have the full text or a brief summav published once in a newspaper of general local circulation. Ifthe full text is not published, a copy thereof shall be provided the newspaper at the time the notice is published, and an attested copy shall be filed in the County Law Library.
D. If substantial amendments are made to the amendment after the hearing, the Board of Supervisors shall, at least ten (10) days before enactment, readvertise once in one (1) newspaper of general local circulation a brief summary of the amendment with the proposed changes.
E. Within thirty (30) days after enactment, the Township Secretary shall forward a certified copy of the amendment to the Butler County Planning Commission.
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SECTION 705
Certificates, Owner's Adoption and Affidavits as required by the Planning Commission shall be inscribed on the plan and shall be properly signed and attested when the plan is submitted to the Planning Commission.
CERTIFICATES, AFFIDAVITS AND APPROVAL -
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APPROVED BY PLANNING COMMISSION
Approved by the Franklin Township Planning Commission this __ day of? .-vember,
ATTEST:
Secretary Chairman
APPROVED BY BOARD OF SUPERVISORS
Approved by the Franklin Township Board of Supervisors this __ day of November, 2000.
ATTEST: Chairman
--
Vice-chairman
Secretary
Supervisor
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