SUBDMSION AND LAND DEVELOPMENT CHAPTER 180
FROM THE CODE OF THE TOWNSHIP OF SNYDER
BLAIR COUNTY PENNSnvANIA
UNI-TEC CONSULTING ENGINEERS, INC. 2007 Cat0 Avenue State College, Pennsylvania 16801 I, Deborah J. Myers, do hereby certify that I am the Secretary of I Snyder Township, Blair County, Pennsylvania, that I am authorized to make this certification, that the attached Ordinance 93-8, a Subdivision and Land
I Development Ordinance for Snyder Township is a true and correct copy of said ~I ordinance as passed at the special meeting of the Board of Supervisors of Snyder Township on December 31, 1993, at which time all members of the Board of Supervisors were present and voting. The vote on said ordinance was (3)
Yes and (0) No.
FA , I Y Deborah J. Myyrs, Secyetary I P WHEREAS, the Board of Supervisors of Snyder Township, Blair County, Pennsylvania, desire to protect and promote safety, health and morals of the people of the township, to accomplish coordinated development;
to provide for the general welfare by guiding and protecting amenity, convenience, future, governmental, economic, practical, and social and cultural facilities, development and growth, as well as the improvement of governmental processes and functions; to guide uses of land and structures, type and location of streets, public grounds and other facilities; to promote the conversation of energy through the use of planning practices and to promote the effective utilization of renewable energy sources; and to permit the Township of Snyder to minimize such problems as may presently exist or which may be foreseen.
AND WHEREAS, said ordinance has been submitted unto the Blair County Planning Commission for recommendations and approval received by said Commission on December 21,1993.
AND WHEREAS, a public hearing has been held concerning said ordinance on December 31,1993.
AND WHEREAS, said ordinance has been published in the Altoona Mirror on December 24, 1993, copies of said ordinance were sent to the Altoona Mirror and The Daily Herald of Tyrone on
December 23, 1993, and a copy of said ordinance filed in the Blair County Law Library on December
23,1993.
NOW THEREFORE, the Supervisors of Snyder Township, Blair County, Pennsylvania, in accordance with the powers granted unto them by the Act of Assembly of 1933, May 1, P.L. 103. as supplemented and amended (The Second Class Township Code, 53 P.S. 65101 et seq) and the Act of Assembly of
1988, December 21, P.L. 1329, as supplemented and amended (The Pennsylvania Municipalities
Planning Code, 53 P.S. 10101 et seq) do HEREBY ENACT AND ORDAIN AND IT IS HEREBY
ENACTED AND ORDAINED as follows: -- UNI-TEC CONSULTING ENGINEERS, INC. 2007 Cat0 Avenue, State College, PA 16801 Phone (814) 238-8223 - Fax (814) 238-7808
~anuary3,1994 File NO. 153-012-3
Blair County Planning Commission Highland Hall Annex Blair County Courthouse Hollidaysburg, Pa 16648
RE: Snyder Township Subdivision and Land Development Ordinance
Gentlemen:
Please find enclosed one executed copy of the adopted Subdivision and Land Development Ordinance, Chapter 180, from the Code of the Township of Snyder, Blair County, Pennsylvania. Sincerely,
UNI-TEC CONSULTING ENGINEERS, INC.
Vice-president JPC/wgs Enclosure cc: Allen E. Gibboney Snyder Township Supervisors u 1
SUBDIVISION AND LAND DEVELOPMENT '. CHAPTER 180 I ARTICLE I - General Provisions
180-1 Title I 180-2 Statutory Authority 180-3 Purpose 180-4 Establishment of Controls I 180-5 Definitions
I ARTICLE I1 - Plan Review Procedures 180-6 General Requirements 180-7 Preapplication Conference I 180-8 Preliminary Review of Plan 180-9 Final Review of Plan 180-10 Recording of Plan I 180-11 Minor Subdivisions
I ARTICLE 111 - Plan Requirements 180-12 Contents of Plans Submitted for Preliminary Review 180-13 Contents of Plans Submitted for Final Review P 180-14 Contents of Record Plans
I ARTICLE N - Design and Improvement Standards 180-15 General Requirements 180-16 Streets I 180-17 Blocks 180-18 Lots and Parcels 180-19 Sewage Disposal Systems I 180-20 Water Supply 180-21 Easements 180-22 Monuments and Markers 180-23 Shade Trees 1 180-24 Erosion and Grading Control 180-25 Storm Drainage 180-2.6 Parkland and Open Space 1 180-27 Supplemental Land Development Requirements
I ARTICLE V - Administration and Enforcement 180-28 Enforcement Authority; Fees 180-29 Violations and Penalties 180-30 Amendments '. 180-31 Enactment I! I! I I. SUBDMSION AND LAND DEVELOPMENT ARTICLE I I General Provisions
180-1 Title
I This Chapter shall be known and may be cited as the "Snyder Township Subdivision Regulations."
I 180-2 Statutory Authority
This Chapter is enacted and ordained under the grant of powers by the General Assembly of the Commonwealth of I Pennsylvania in the Pennsylvania Municipalities Planning Code Act of 1968. July 31, P.L. 805, as amended (53 P.S. Section 10101 et seq.).
I 180-3 Purpose I This Chapter is enacted for the following purposes: A. To protect and provide for the health, safety and general welfare of the municipality.
B. To guide the future growth and development of the municipality in accordance with the Comprehensive I Plan.
C. To protect the character and the social and economic stability of all parts of the municipality and to P encourage the orderly and beneficial layout and development of the municipality; to establish reasonable procedures for subdivision review; and to ensure proper legal descriptions and monumenting of subdivided I land. D. To protect and conserve the value of land throughout the municipality and the value of buildings and improvements upon the land, and to minimize the conflicts among the uses of land and buildings.
I E. To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewerage, fire protection and other public requirements and facilities; to provide the most beneficial relationship between the uses of land and buildings and the circulation of traffic throughout the municipality, having particular regard to the avoidance of congestion in the streets and highways and the pedestrian traffic movements appropriate to the various uses of land and buildings, and to provide for the proper location and design of streets; to ensure that public facilities and easements are available and will have a sufficient capacity to serve the proposed subdivision or land development.
F. To minimize pollution of streams and ponds; to assure the adequacy of drainage facilities; to safeguard the m water table; and to encourage the wise use and management of natural resources.
180-4 Establishment of Controls
In their interpretation and application, the regulations set by this Chapter shall be held to be the minimum requirements adopted for the promotion of the purposes of this Chapter. A. Types of control. This Chapter contains regulations governing the following: submission procedures for the review and disposition of subdivision and land development plans; graphic and written information to be contained on or filed with such plans; the design and installation of required improvements; the layout and arrangement of lots and blocks; the reservation of land for public use; and methods of handling storm drainage and erosion and sedimentation. I B. New Subdivisions and Land Developments. I 1. No subdivision or land development of any lot, tract or parcel of land shall be made, and no street, sanitary sewer, storm sewer, water main or other improvements in connection therewith shall be laid 0111,constructed, opened or dedicated for public use or travel or for the common use of occupants of buildings abutting thereon, except in accordance with thc provisions of this Chapter. I
2. This Chapter shall apply to all plans submitted for initial approval of a subdivision or land development after the date of enactment of this Chapter. I C. Existing Subdivisions and Land Developments. I 1. This Chapter shall apply to any subdivision or land development which occurred without obtaining approval required under this Chapter or previous subdi\ision ordinances of this municipality.
2. The provisions of this Chapter governing the design and installation of improvements shall apply to 1 any unbuilt portion of a subdivision or land development for which a preliminary or fmal plan was approved more than three (3) years prior to the date of the enactment of this Chapter. Where final plan approval was preceded by preliminary plan approval, the three-year period shall be I counted from the date of the preliminary plan approval.
3. Any preliminary plan approved within three (3) years prior to the date of enactment of this Chapter shall be entitled to final plan approval, within three (3) years of the date of approval of the said preliminary plan, according to the terms of said plan.
D. Relationship to other restrictions. The provisions of this Chapter are not intended to interfere with, I abrogate or annul other rules, regulations or ordinances, provided that where this Chapter imposes a greater restriction than that imposed by such other rules, easements, covenants, restrictions, regulations or Ordinances, the provisions of this Chapter shall control. I E. Exemptions. This Chapter shall not apply to any subdivision or land development exempted by the Pennsylvania Municipalities Planning Code or other laws of the Commonwealth of Pennsylvania. I 180-5 Definitions I A. Word usage. For the purpose of this Chapter, certain terms and words used herein shall be interpreted as follows:
1. Words used in the present tense include the future tense; the singular number includes the plural, I and the plural number includes the singular; words of masculine gender include feminine gender, and words of feminine gender include masculine gender. I 2. The word "includes" or "including" shall not limit the term to the specific example but is intended to extend its meaning to all other instances of like kind and character.
3. The word "person" includes an individual, firm, association, organization, partnership, trust, company, corporation or any other similar entity.
2 4. The words "shall" and "must" are mandatory; the words "may" and "should are permissive.
5. The words "used or occupied includes the words "intended, designed, maintained or arranged to be used or occupied."
B. Definitions. Unless a contrary intention clearly appears, the following words and phrases shall have the meaning given in this section. All words and terms not defined herein shall be used with a meaning of standard usage. Where a definition given herein conflicts with the definition of such term found in the Pennsylvania Municipalities Planning Code, the definition of such term in the Planning Code shall prevail.
ACREAGE OF PROPERTY - The area contained within the property lines of a lot.
ALLEY - A street, usually located to the rear or side of properties otherwise abutting a street, used I primarily for vehicular service access. AMENDMENT - Any duly enacted change or revision of this Chapter.
I APPLICANT - A subdivider, owner or developer, as hereinafter defined, who has filed an application for subdivision or land development, including his heirs, successors and assigns. I ARCHITECT - A professional, licensed by the Commonwealth of Pennsylvania to practice architecture. BIKE PATH - A minimum eight-foot-zero-inch-wide paved path intended to furnish bicycle and pedestrian I access. BLOCK - An area bounded by streets and usually divided into lots.
P BOARD - The governing body of the Township of Snyder, Blair County, Pennsylvania.
BOULEVARD - A broad internal street with landscaped medians and planted rights-of-way lined with trees and grass cover.
BOUNDARY - A line marking the limit or border of a lot or district.
BUILDING - A structure, including any part thereof, having a roof and used for the shelter or enclosure of persons or chattel.
CARTWAY - The portion of a street right-of-way designed or intended for vehicular use. I CENTER LINE - A line running parallel to and equidistant from both sides of a street. CERTIFIED NURSERY STOCK - A guaranty from a nursery that each shade tree ordered is healthy and true to name.
1 COMMUNITY SEWAGE SYSTEM - Any system for the collection of sewage or industrial wastes of a liquid nature from two (2) or more lots and the treatment and/or disposal of the sewage or industrial waste I on one (1) or more of the lots or at any other site. COMPREHENSIVE PLAN - The officially adopted Snyder Township Comprehensive Plan. I COUNTY - The County of Blair, Commonwealth of Pennsylvania. 1. 1.
I 3 I
CUL-DE-SAC - A street intersecting another street at one end and terminating in a vehicular turnaround at the other end. J CUT - The difference between a point on the original ground and a designated point of lower elevation on the final grade; an excavation. I DEAD-END STREET - A street with only one (1) vehicular traffic outlet. I DEDICATION - The conveyance of land or objects to some public use, made by the owner, and accepted for such use by or on behalf of the public by a municipality, school district or public authority.
DEVELOPER - Any landowner, agent of such landowner or tenant with the permission of such landowner I who makes or causes to be made a subdivision of land or a land development.
DRIVEWAY - A private minor vehicular access hctween a parking area within a lot or property serving I three (3) lots or less, and a public street or right-or-way. ELEVATION - Height, in feet, of a point on the ground above sea level. I ENGINEER - a professional engineer, licensed by the Commonwealth of Pennsylvania to practice engineering. I ENGINEER, TOWNSHIP - A professional engineer licensed as such in the Commonwealth of Pennsylvania. duly appointed as the Engineer for the township. 1 EROSION AND SEDIMENTATION
1. EROSION - The removal of soil, stone and other surface materials by the action of natural elements.
2. SEDIMENTATION - The process by which mineral or organic matter is accumulated or deposited by the movement of wind and water or by gravity. I
ESCROW - A deposit of cash in lieu of an amount required and still in force on a performance or maintenance bond. I EXCAVATION - Any act by which earth, sand, gravel, rock or any other similar material is dug into, cut, quarried, uncovered, removed, displaced, relocated or bulldozed. I FILL - Any act by which earth, sand, gravel, rock or any other similar 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; the difference in elevation between a point on the original ground and a designated point I of higher elevation on the final grade; the material used to make fill. FLOODPLAIN - Areas subject to frequent periodic flooding as defined in the Snyder Township Floodplain I Ordinance.
FLOOR AREA - The sum of the gross usable area of all floors of a building measured from the face of the exterior walls. I
GOVERNING BODY - The Board of Supervisors of the Township of Snyder, County of Blair, Commonwealth of Pennsylvania. 0' GRADING - The act of excavating and/or filling land for the purpose of changing natural slope. 1
4 I HALF STREET - A street, generally parallel and adjacent to a property line, having a lesser right-of-way width than required by this Chapter for improvement and use as a street.
HEIGHT - The vertical distance of a structure measured from the mean level of the ground surrounding the structure to its highest habitable point.
IMPROVEMENT - Those physical additions and installations required to render land suitable for the use intended, including streets, curbs and gutters, sidewalks, street signs and lights, walkways, sewer and water facilities, monuments and markers, shade trees, grading and stormwater drainage facilities.
LAND DEVELOPMENT:
1. The improvement of one (1) lot or two (2) or more contiguous lots, tracts or parcels of land for any purpose involving:
a. 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
b. The division or allocation of land or space, whether proposed 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.
2. A subdivision of land.
LAND SURVEYOR - A professional licensed by the Commonwealth of Pennsylvania to practice surveying.
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 is authorized under the lease to exercise the rights of the landowner, or other persons having a proprietary interest in land.
LANDSCAPE ARCHITECT - A professional licensed by the Commonwealth of Pennsylvania to practice landscape architecture.
LOT - A designated parcel, tract or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit.
LOT, DOUBLE- OR REVERSE-FRONTAGE - A lot with front and rear street frontage; a lot extending between and having frontage on an arterial and minor street.
LOT LINE - A boundary line of a lot; includes "property line."
MORVARIATION - Any of the following changes to the approved preliminary plan may constitute a "major variation":
1. An increase in the percentage of the total limited uses as shown on the approved preliminary plan.
2. A decrease in the open space, as shown on the approved preliminary plan.
3. A change in the location of vehicular access points.
5 4. A change that departs from the design pattern.
MAXIMUM BUILDING COVERAGE - Thc percentage of area of the land planning unit which may be occupied by the ground floor area of all primary, limited and accessory use buildings. I MINOR VARIATION - A change that does not alter the design pattern of the approved preliminary plan. Examples of changes that constitute a "minor variation" include but are not limited to the following: 1 1. A change in the location of internal lot lines.
2. Changes in the allocation and placement of open space areas. I 3. Alterations or adjustments to building and/or parking footprint or location. I 4. Internal roadway plan adjustments that do not change the location of access points.
5. A change in building use that is in conformance with the permitted uses table on the approved preliminary plan. I 6. A change in schedule or phase. I MUNICIPAL - Of or for the Township of Snyder, unless specifically in reference to another municipality. NORTH POINT - An arrow on a plan depicting true North. I OFF-SITE SEWER SERVICE - A sanitary sewage collection system in which sewage is carried from individual lots by a system of pipes to a central treatment and disposal plant. .I ON-SITE SEWER SERVICE - A sanitary sewage disposal system in which sewage is treated and discharged on the same lot as the use which it serves. I OPEN SPACE - That area within the perimeter boundaries of a plan that is intended to provide light and air and is designed for preservation of natural features, buffering or scenic or recreational purpose. "Open space" may occur within required perimeter setbacks and may include but need not be limited to lawns, decorative planting, walkways, active and passive recreation structures and areas, children's playgrounds, I fountains, pools or ponds, undisturbed natural areas, agriculture, wooded areas, water bodies and those areas where landscaping and screening are required. "Open space" must also be open and accessible to all tenants or users of the proposed development. I
OWNER - 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 is authorized 1 under the lease to exercise the rights of the owner, or other persons having a proprietary interest in the land, shall be deemed to be an owner for the purpose of this Chapter; landowner.
PENNSYLVANlA MUNICIPALITIES PLANNING CODE - The Act of July 31, 1968, P.L. 805, as I amended (53 P.S. Section 10101 et seq.). PERIMETER BOUNDARY - The line marking the outside limit of a plan. I
PHASE - A component or definable part of a whole; a stage of development. A "phase" of a development plan is that part of the entire plan which, if implemented, is capable of standing on its own. A "phase" of planned development shall be able to function independently of the undeveloped "phases", while being
6 compatible with adjacent or neighboring land uses, even if the remainder of the planned development were to be discontinued.
RECREATIONAL STRUCTURE - A man-made structure or facility which occurs within the open space which is intended for active and/or passive recreational use by the park and is included in the calculation of required open space. Examples of such "recreation structures" include, but are not limited to: swimming pools, pavilions, gazebos, play equipment and tennis courts.
RIGHT-OF-WAY - A corridor of land set aside for use, in whole or in part, by a street.
SCHEDULE - A "schedule" of development is the projected time frame in which the several phases of a development are to be implemented.
SEDIMENTATION - The process by which mineral or organic matter is accumulated or deposited by the movement of wind and water or by gravity.
SEED - To plant an area of ground with grass or similar vegetative ground cover.
SIGHT DISTANCE - The required length of cartway visible to the driver of a motor vehicle at any given point in the cartway when the view is unobstructed by traffic.
SLOPE - The angle of the surface of the land to the plane of the horizon.
STREET - For the purposes of this Ordinance, the words 'street', 'avenue', 'boulevard', 'road', 'highway', 'freeway', 'parkway', 'lane', 'alley', 'viaduct' and any other ways used, or intended to be used, by vehicular traffic or pedestrians serving four (4) or more lots. Streets are further classified according to the functions they perform.
RESIDENTIAL ACCESS STREET - A street that provides access to abutting properties designed to carry no more traffic than that which is generated on the street itself. No section of the street shall carry an ADT volume greater than 200. Each half of a loop street may be regarded as a single residential access street and the total calculated ADT volume on a loop street shall not exceed 400. These streets may intersect or take access from any street type. Both ends of a loop street, however, must intersect the same collecting street and be laid out to discourage through traffic.
RESIDENTIAL SUBCOLLECTOR STREET - A street that provides access to abutting properties and which may also conduct traffic from residential access streets that intersect it. Each residential subcollector street shall be designed so that no section of it will convey an ADT greater than 500. Each half of a loop subcollector street may be regarded as a single subcollector and the total ADT conveyed on a loop subcollector shall not exceed 1OOO. Residential subcollector streets shall be designed to exclude all external through traffic which has neither origin nor destination on the subcollector or its tributary residential access streets.
Higher order streets are not defined in this Ordinance. Higher order streets shall be classified and defined as stated in A Policv on Geometric Desinn of Hinhwavs and Streets, American Association of State Highway and Transportation Officials, latest edition.
SUBDIVIDER - The owner of a lot, tract or parcel of land to be subdivided under the terms of this Chapter.
SUBDIVISION - The division or redividing of a lot, tract or parcel of land by any means into two (2) or more lots, tracts, parcels or other divisions of land, 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,
7 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. 3 TOWNSHIP - The Township of Snyder, County of Blair, Commonwealth of Pennsylvania. I USE - Any purpose for which a lot or structure may be designed, intended, maintained or occupied or any activity, occupation, business or operation carried on in a structure on a lot.
WALKWAY - A right-of-way intended to provide pedestrian access.
I I I 1 .I 1 1 I I I 1 aI 1
8 8
SUBDIVISION AND LAND DEVELOPMENT '. ARTICLE I1 I Plan Review Procedures 180-6 General Requirements
I Proposed subdivision and land development plans shall be reviewed by the Blair County Planning Commission and the Township Engineer, and shall be approved or not approved by the Board of Supervisors in accordance with the procedures specified in this Article. Unless specifically exempted, all plans shall be reviewed in two (2) stages, I preliminary and final.
1 180-7 Preapplication Conference A potential applicant for subdivision or land development, all or part of which is situated in the Township, may request a conference with the Board of Supervisors for the purpose of discussing or reviewing such proposed subdivision or land development.
A. The preapplication conference shall not be mandatory and shall not be regarded as formal application for subdivision or land development. The filing of any report, sketch plan, plat or map prior to or at such conference shall not constitute submission of a plan or application for land development or subdivision.
B. Any report, sketch plan, plat or map to be considered by the Board of Supervisors at such conference shall be provided by the potential applicant in three (3) copies, and the Township Secretary shall distribute a copy of the same to the Township Engineer and the Blair County Planning Commission for information purposes only.
C. The Board of Supervisors may, at its sole discretion, make or refuse to make recommendations as the result of the preapplication conference. Any recommendations made by the Board at or in response to the preapplication conference shall not be binding upon the Board in its review of the plan after formal application.
180- Preliminary Review of Plan
All applications for Township approval of subdivision and land development plans shall commence with the official submission of a plan and all required supplementary data to the Township Secretary. All applications for preliminary review of a plan shall be acted upon by the Township within such time limits as established in this Chapter, provided that the Board shall render its decision and communicate it to the applicant not later than ninety (90) days after the date of the next regular meeting of the Board of Supervisors following the date the application is filed, provided that should the said next regular meeting occur more than thirty (30) days following the filing of the application, the said ninety-day period shall be measured from the 30th day following the day the application was filed. At any time during the review process the applicant may substitute an amended plan for that originally submitted solely for the purpose of correcting the original plan to the extent necessary to meet the requirements of this Chapter.
A. A plan shall be deemed to have been submitted for preliminary review when the applicant has furnished to the Township Secretary the following documents:
1. One (1) copy of a completed application for subdivision or land development, plus payment of all application fees.
9 2. Seven (7) black-on-white or blue-on-white prints of the plan, which shall fully comply with Section 180-12 and Article IV of these regulations.
3. A copy of the completed planning module for land development as required by the Pennsylvania Department of Environmental Resources; if an on-site sewage facility is planned, soil log and 1 percolation test data shall be included as provided by the Township Sewage Enforcement Officer. 4. Three (3) prints of the required street cross-section drawings and street profiles. I
' 5. Three (3) copies of all other information and plans required by this Chapter but not included on the documents listed above. 1 B. Upon receipt of the above, the Township Secretary shall forward immediately one (1) copy of the plan and other submitted information to: the Board of Supervisors; the Blair County Planning Commission; the Township Engineer; and, if the proposed subdivision or land development is to have direct access to a state I or federal highway, the District Office of the Pennsylvania Department of Transportation in Hollidaysburg, Pennsylvania. I C. Review by the County Planning Commission. A copy of the plan shall be forwarded to the Blair County Planning Commission for review and report, together with a fee (paid by the applicant) established by the County Planning Commission to cover the costs of the review and report. The County Planning Commission or its designated agent may review the plan to determine its conformance to the provisions I contained in these regulations. The Board of Supervisors shall take no official action on such application until the county report is received or until expiration of thirty (30) days from the date the plan was forwarded to the county, whichever comes first. I D. Review by the Board of Supervisors. Upon receipt of the recommendations of the County Planning Commission and the Township Engineer, or upon expiration of thirty (30) days from the beginning of the ninety-day review period stipulated above, whichever comes first, the plan shall be placed upon the agenda 1 of the Board for review at its next regularly scheduled public meeting or, at the Board's discretion, at a special public meeting to be held for that purpose. 1 1. The Board shall review the plan and the written reports thereon of the Township Engineer and the Blair County Planning Commission to determine if the plan meets the provisions contained in these regulations. Before acting on any plan, the Board may hold a public hearing thereon after I public notice. Prior to final review of a plan for which off-site sewer or water service is proposed, the Board may require, as a condition of preliminary approval, that the applicant furnish written confirmation from the appropriate bodies that such service is and will be made available to the site under review. 1
2. The decision of the Board of Supervisors shall be in writing and shall be communicated to the applicant personally or mailed to him at his last known address not later than fifteen (15) days I following the decision.
(a) If the plan receives preliminary approval by the Board of Supervisors, the action of the Board shall be noted, together with the date of action and signatures of the Chairman and I Vice Chairman, on two (2) copies of the plan. One (1) copy of the plan shall be given to the applicant, while the other copy shall be retained in the Township files. After the signatures are obtained, the applicant may immediately begin to lay out all lots, parcels, I blocks easements and rights-of-way and construct all streets, sanitary sewage disposal systems, water supply systems, storm drainage facilities and monuments in accordance with the approved plan, but no parcel or lot may be conveyed or recorded until after frnal approval of the plan.
10 I
If the plan is not approved, the decision shall specify the defects found in the plan and describe the requirements which have not been met and shall, in each casc, cite the '. provisions of this Chapter from which such defects or requirements originate. I Within forty-five (45) days after the issuance of the decision, the applicant may submit a corrected plan for review by the Board of Supervisors. If submitted, the Board shall consider the plan at a regularly scheduled meeting or at a special meeting held within forty-five (45) days after resubmission. A plan resubmitted under this section need not be I sent to the Blair County Planning Commission prior to consideration by the Board.
(1) If the plan as resubmitted corrects all the defects cited in the denial, the Board of I Supervisors shall approve the corrected plan.
(2) If changes are made by the applicant which were not cited as defects in the plan 1 by the Board of Supervisors in its decision disapproving the plan, such plan may be considered as a new plan and must be submitted for approval in accordance with this section.
3. Failure of the Board of Supervisors to render a decision and communicate it to the applicant within the time and in the manner required herein shall be deemed an approval of the plan in terms as presented unless the applicant has agreed in writing to an extension of time or change in the prescribed manner of presentation of communication of the decision, in which case failure to meet the extended time or change in manner of presentation of communication shall have like effect.
180-9 Final Review of Plan
A plan shall be officially submitted to the Township Secretary for final Township review after all improvements indicated on the plan receiving preliminary approval have been installed or, in lieu of the completion of the improvements, after deposit with the Township of a corporate bond or other security acceptable to the Board of Supervisors in accordance with Subsection C below. All plans which have received preliminary approval shall be entitled to final approval in accordance with the terms of the approved preliminary application for a period of three (3) years from the date of the preliminary approval.
A. All applications for frnd approval of a plan shall be acted upon by the Township within such time limits as established in this Chapter, provided that the Board shall render its decision and communicate it to the * applicant not later than ninety (90) days after the date of the next regular meeting of the governing body following the date the application is filed, provided that should the said next regular meeting occur more than thirty (30) days following the filing of the application, the said ninety-day period shall be measured from the 30th day following the day the application was filed. The plan shall conform to that which received preliminary approval by the Board of Supervisors, including all conditions and modifications attached thereto.
1. In the case where subdivision and land development are projected over a period of years, the Board may authorize final review of the plan by sections or stages of development, subject to such requirements or guaranties as to improvements in future sections or stages of development as it finds essential for the protection of any finally approved section of stage of development. In each such case, prior to preliminary approval of the plan, the Board and the developer shall enter into a written agreement specifying the sequence of development of sections or stages, the maximum time permitted the developer for final submission of the plan for each such section and any other such requirements or guaranties as are applicable to that particular development. Where development is permitted in stages, all improvements installed subsequent to the third anniversary
11 I
of preliminary approval of the plan shall conform to standards for such improvements in effect at the time of installation of the same. J 2. Final official submission of the plan to the Board of Supervisors shall consist of seven (7) black-on- white (or blue-on-white) prints of the plan, which shall fully comply with Section 180-l3 of these I regulations and the conditions for which the plan received preliminary approval, plus financial security specified in Subsection C below, all offers of dedication and deeds of easements to the municipality and all other required documents. I B. Review by the Board of Supervisors. Upon receipt of the required materials, the Township Secretary shall forward one (1) copy of the plan to: the Board of Supervisors; the Blair County Planning Commission; the Township Engineer; and, if the proposed subdivision or land development is to have direct access to a state I or federal highway, the District Office of the Pennsylvania Department of Transportation in Hollidaysburg, Pennsylvania. I 1. The final review of the plan shall be conducted by the Board of Supervisors in the same manner as prescribed for preliminary review of the plan specified in Section 180-8.D, except that final review shall be limited to dctcrmining if: I (a) The plan conforms to the plan which received preliminary approval, including all conditions and modifications required by the Board of Supervisors; and I (b) The requirements for final plan review as listed under Section 180-13 of this Chapter have been met. I 2. As a condition of approval, the applicant shall permit the Township Engineer to make periodic site inspections of such nature and enent as is necessary to ensure that the required improvements are being installed and constructed in conformity with the design standards contained herein or otherwise specified in the preliminary approval of the plan. If the applicant has completed all of 1 the required improvements, he shall notify the Board of Supervisors in writing, by certified or registered mail, of the completion of the improvements and shall send a copy thereof to the Township Engineer. The Board hereby directs and authorizes the Township Engineer to make a I final inspection of all the aforesaid improvements after receipt of such notice. The Township Engineer shall thereupon file a written report with the Board and shall promptly mail a copy of the same to the applicant by certified or registered mail. The report shall be made and mailed within thirty (30) days after receipt by the Township Engineer of the aforesaid authorization from the I Board. The report shall be detailed and shall indicate approval or rejection of said improvements, either in whole or in part, and if the improvements or any portion thereof shall not be approved or shall be rejected by the Township Engineer, the report shall contain a statement of the reasons for I such nonapproval or rejection. For subdivisions and land developments served by off-site sewer and water scrvice, the Engineer shall coordinate his review with that of the appropriate authorities and/or companies providing such service to ensure that the provisions of this Chapter are met. I The Board shall notify the applicant in writing, by certified or registered mail, of action taken with relation to improvements. I If the Board or the Township Engineer fails to comply with the time limitation provisions contained herein, all improvements will be deemed to have been approved and the applicant shall be released from all liability pursuant to its performance guaranty bond or I other security agreement.
If any portion of the said improvements shall not be approved or shall be rejected by the Board, the applicant shall proceed to complete the same and, upon completion, the same I procedure of notification as outlined herein shall be followed. a I
12 I 3. Prior to final approval of a Plan by the Board of Supervisors, the applicant shall pay all review fees, including fees for professional consultants and engineers for review and reports which were requested by the Township in either the normal course of review or as a result of a problem or issue arising out of the normal review.
C. Completion of improvements or guaranty thereof prerequisite to final plat approval.
1. In lieu of the completion of any improvements required as a condition for the final approval of the plan, the Board of Supervisors shall provide for the deposit with the municipality of financial security in an amount sufficient to cover the costs of any improvements or common amenities, including, but not limited to, roads, stormwater detention and/or retention basins and other related drainage facilities, recreational facilities, open space improvements or buffer or screen planting, which may be required. Without limitation as to other types of financial security which the municipality may approve, which approval shall not be unreasonably withheld, federal- or commonwealth-chartered lending institution irrevocable letters of credit and restrictive or escrow accounts in such lending institutions shall be deemed acceptable financial security for the purposes of this section. Such financial security shall be posted with a bonding company or federal or commonwealth-chartered lending institution chosen by the party posting the financial security, provided that said bonding company or lending institution is authorized to conduct such business within the commonwealth. Such bond or other security shall provide for and secure to the public the completion of any improvements which may be required within one (1) year of the date fured in the subdivision plat for completion of such improvements. All improvements shall be completed within three (3) years from the date the plan received preliminary approval. Upon written application signed by the obligor and surety of a performance guaranty in a form approved by the Board of Supervisors, the governing body may, at its discretion, extend said period, provided that satisfactory security for the completion of the improvements within the extended time is provided, or, when the improvements have been partially completed, reduce proportionally the amount of I@ the bond or other form of security by formal resolution. The amount of financial security shall be equal to one hundred ten percent (110%) of the cost of completion of the required improvements estimated as of ninety (90) days following the date scheduled by the developer for completion of 1 said improvements. 2. The amount of financial security required shall be established by an estimate of the cost of completion of the required improvements, submitted by the applicant or developer and prepared 1 by a Professional Engineer licensed as such in this Commonwealth. If the cost of improvements is established to be in excess of $25,000, the financial security shall incorporate the appropriate current Prevailing Wage Determinations as provided by the Pennsylvania Department of Labor I and Industry. The submitted estimate of the cost of the required improvements shall be reviewed by the Township Engineer and a recommendation given to the Board. 1 3. If the party posting the financial security requires more than one (1) year from the date of posting of the financial security to complete the required improvements, the amount of financial security may be increased by an additional ten percent (10%) for each one-year period beyond the first anniversary date from posting of financial security or to an amount not exceeding one hundred ten 1 percent (110%) of the cost of completing the required improvements as reestablished on or about the expiration of the preceding one-year period.
I 4. In the case where development is projected over a period of years, the governing body may authorize submission of final plats by sections or stages of development, subject to such . . requirements or guaranties as to improvements in future sections or stages of development as it I finds essential for the protection of any finally approved section of development. 1. 1. 5. As the work of installing the required improvements procecds, thc party posting the financial security may request thcl governing body to release or authorize the release, from time to time of such portions of the financial security as are necessary for payment to the contractor or contractors performing the work. Any such request shall be in writing addressed to the governing body, and the governing body shall have forty-five (45) days from receipt of such request within which to allow the Township Engineer to certify, in writing, to the governing body that such portion of the work upon the improvements has been completed in accordance with the approved plat. Upon such certification the governing body shall authorize release by the bonding company or lending institution of an amount as estimated by the Township Engineer fairly representing the value of the improvements completed, or if the governing body fails to act within said forty-five-day period, the governing body shall be deemed to have approved the release of funds as requested. The governing body may, prior to final release at the Lime of completion and certification by its Engineer, require retention of ten percent (10%) of the estimated cost of the aforesaid improvements.
6. Where the Board of Supervisors accepts dedication of some or all of the required improvements following completion, the Board of Supervisors may require the applicant to post financial security to secure the structural integrity of said improvement as well as the functioning of said improvements in accordance with the design and specifications as depicted on the final plans. The amount of this financial guaranty shall be fifteen percent (15%) of the installation cost of all required improvements to secure the structural integrity and functioning of said improvements. Said guaranty shall be of the same type as otherwise required in this Ordinance for installation of such improvements and shall be for a period of eighteen (18) months after final completion and acceptance of the improvements by the Township.
7. If water mains or sanitary sewer lines, or both, along with apparatus or facilities related thereto, are to be installed under the jurisdiction and pursuant to the rules and regulations of a public utility or municipal authority separate and distinct from the municipality, financial security to assure proper completion and maintenance thereof shall be posted in accordance with the regulations of the controlling public utility or municipal authority and shall not be included within the financial security as otherwise required by this section.
Proof of satisfactory financial security posted with the controlling public utility or municipal authority must be provided to the Township. If the public utility or the municipal authority has no mechanism to administer a financial security from a private developer, the satisfactory financial security for the appropriate utility improvements shall be posted with the Township.
8. In the event that any improvements which may have been required in accordance with the finally approved plan have not been installed, the Board of Supervisors may enforce any corporate bond or other security by appropriate legal and equitable remedies as provided by Section 511 of the Pennsylvania Municipalities Planning Code (53 P.S. Section 10511). If the proceeds of such bond or other security are insufficient to pay the cost of installing or making repairs or corrections to all the improvements covered by the said security, the Board of Supervisors may install part of such improvements in all or part of the subdivision or land development or cause the same to be installed and may institute appropriate legal or equitable action to recover the moneys necessary to complete. the remainder of the improvements. ~1.1the proceeds, whether resulting from the security or from any legal or equilrit?le action br0ugr.i against the applicant, or both, shall be used solely for the installation of the improvements covered by such security and not for any other municipal purposes.
9. Release from the bond or other security shall be granted by the Board of SuperviSors contingent upon review and report by the Township Engineer in accordance with procedures outlined in Subsection B.2 above.
14 I I a 180-10 Recording of Plan
After completion of the procedures required by these regulations and after final approval by the Board, all endorsements shall be so indicated on the approved plan and on as many other copies of the plan as may be desired by the governing body. Upon approval and signing of the plan by the Board, a record plan shall be recorded in the office of the Recorder of Deeds of Blair County by the applicant within ninety (90) days of such approval and signing. Such recording shall be otherwise in conformity with Section 513 of the Municipalities Planning code. Within ten (10) days after the Recorder of Deeds has properly recorded the subdivision or land development plan, a copy of such shall be forwarded to the Township Secretary by the applicant, including the endorsement of the Recorder of Deeds.
180-11 Minor Subdivisions
All subdivisions or land developments which do not require the installation of streets, off-site water and sewage, facilities, storm drainage facilities, curbs or sidewalks as stipulated in Article IV of this Chapter are exempt from the requirement to have a preliminary review and may commence final approval procedures with submission of a plan as stipulated in Section 180-9 of this Article, provided that the additional information required in Section 180-8A.1, 2, 3 and 5 is submitted with the plan. The governing body shall forward such plans to the Blair County Planning Commission and the Township Engineer for review and comment in accordance with Section 180-8.C. No construction may commence until the plan has received final approval by the Township and has been recorded in the office of the Recorder of Deeds of Blair County.
15 SUHDNISION AND LAND DEVELOPMENT
ARTICLE 111 Plan Requirements
180-12 Contents of Plans Submitted for Preliminary Review
All plans submitted for preliminary review shall be drawn to a scale of one (1) inch equals one hundred (100) feet or larger (1" = c loo'). Plans drawn to a smaller scale (1" = > 100') may be accepted for review at the discretion of the Township. Acceptable plan paper sizes are 24 x 36", or 30 x 42. All sheets comprising a submission shall be on one common paper size and contain the following information:
A. General data.
1. Name of proposed subdivision or land development with identification as a preliminary plan.
2. North point.
3. Graphic scale and written scale.
4. Day, month and year plan was prepared and revised.
5. Name and address of the record owner of the property and the tract(s) deed book and page numbers.
6. Name and address of developer, applicant or authorized agent if different from owner.
7. Name and address of individual or firm preparing the plan.
8. Names of abutting property owncrs and their deed book and page numbers.
9. Key map drawn at a scale of one (1) inch equals one thousand (1,OOO) feet or larger (1" = > 1OOO') showing location of proposed subdivision or land development and all roads within one thousand (1,OOO) feet therefrom.
10. Date and description of all revisions to the plan occurring after initial submission.
11. Blair County tax parcel number.
12. Type of sewage disposal and water supply proposed.
13. Total acreage of property and the total number of proposed lots (for subdivision plans); or the total number of units, the total gross building square footage, and the total proposed impervious area (for other land development plans).
14. Proposed use of the property.
15. Total number of required parking spaces and the total number of proposed parking spaces (if applicable).
16. A list of the names, addresses and telephone numbers of ali utility companies providing senice to the project; as well as the Act 172 Serial Number for all projects involving excavation.
17 17. Legend on each sheet of the plan set describing all symbols used on the plan. B. Existing features. I 1. Perimeter boundaries of the total property, showing bearings to the nearest second and distances to the nearest hundredths of a foot, determined by accurate field survey balanced and closed with an error of closure not to exceed one (1) foot in fifteen thousand (15,000) feet; except that tract boundaries are not required for residual parcels of more than ten (10) acres when used for I agricultural purposes and not involving any new street or easement of access, provided that the general location of the perimeter boundary of such land is shown on the key map. I 2. Natural features including, but not limited to: a. Sinkholes, watercourses, wetlands and tree masses. I b. Floodplain. I C. Topographic contour lines at vertical intervals of two (2) feet for land with average undisturbed slopes of eight percent (8%) or less and at intervals of five (5) feet for land with average natural slopes exceeding eight percent (8%). The Plan must also indicate the source of the topographic information, the project datum, and must also show the project I benchmark. If the plan proposes no streets, rights-of-way for access, or stormwater management facilities, contours may be interpolated from USGS mapping at the discretion of the Township Engineer. I 3. Man-made features in or within fifty (50) feet of the property, including but not limited to:
a. Sanitary and storm sewer lines, including all associated easements. 1 b. Water mains and fire hydrants, including all associated easements. I C. Overhead and underground uble utility lines, poles and other above-ground structures. d. Culverts and bridges. I e. Railroads.
f. Buildings. I
g. Streets, including right-of-way and cartway widths, surfacing material, and approximate grades. I C. Proposed development.
1. Street information including, but not limited to: I
a. Location and width of rights-of-way and cartways, including final dimensions and bearings of right-of-way lines and easements as well as horizontal curve radii, chord bearings and I distances, arc lengths, tangents, and delta angles..
b. Proposed street names.
18 C. Typical cross section showing all proposed materials and method of construction for pavement base and surfacing, as well as for shoulders and/or curbing.
d. Profiles along center line of each proposed street, showing finished grade at a scale of one (1) inch equals fifty (50) feet horizontal and one (1) inch equals five (5) feet vertical. Profiles shall include all vertical curve design data, street stationing, and all existing and proposed culvert, storm sewer, sanitary sewer, and water main crossings.
e. Radius of horizontal curves.
f. Length of tangents between reverse curves.
g. Curb or pavement return curve radii at intersections.
h. Vegetation to be planted between curb or shoulder and right-of-way line.
1. Location and typical design of shoulders, curbs and gutters.
j. Topographic contour lines for proposed finished grades within rights-of-way at intervals specified in Subsection B(2)(c) above.
2. Lot line distances to the nearest hundredths of a foot, bearings to the nearest second, and lot areas to the nearest square foot.
3. Sidewalks, including location, width, grades and ramps for the handicapped.
4. Walkways between blocks as required in Section 180-17C.
5. Yard setback lines as required by this Ordinance.
6. Location of street lights.
7. Lot numbers. I 8. Utility, access and drainage easements. 9. Location and species of proposed shade trees within street rights-of-way.
I 10. Location, pipe material, and inside pipe diameter of sanitary sewer mains and the water distribution system, including service laterals to each lot, all fittings, valves, blowoffs, manholes, and pumping stations.
11. Location of soil log pits and percolation test fields for on-site sewerage systems.
12. Location, pipe material, and inside pipe diameter of storm sewers and culverts.
13. Location, type, material and size of all other drainage and/or stormwater management facilities including, but not limited to, bridges, inlets, catch basins, junction boxes, pipe end-sections, headwalls, detention and/or retention facilities, and permanent erosion control measures.
14. Fire hydrants.
15. Land to be reserved or dedicated for public use, including a statement regarding who will eventually assume ownership and maintenance responsibility of such areas.
19 16. When a preliminary plan submitted is a portion of a larger subdivision proposed or existing on contiguous land under the ownership of the applicant, and when the street system, water and sewer system or stormwater management system serving this portion is a part of a larger, interdependent system of facilities serving the larger subdivision, up-to-date plans for the larger, complete I subdivision must accompany any plans submitted for the portion. Such plans for the larger subdivision must include the portion and must describe the complete lot layout, street system, water and sewer systems and stormwater management system. I 17. Where grading is proposed outside of the street rights-of-way, topographic contour lines shall be shown at the vertical intervals specified in Subsection C(l)(j) above. I 18. If applicable, the building height, finished floor elevations, building outline ("footprint"), vehicular and pedestrian circulation systems including all dimensions, and outdoor storage facilities including bulk trash containers and material storage areas. I
19. If applicable, parking areas, handicap stalls, loading areas, typical parking stall dimensions, driveways, buffer and other landscape areas, fire lanes, outdoor lighting fuaures and mounting. I 20. Landscaping plan and/or buffer plantings when required by this Ordinance.
21. Construction and installation details for all proposed improvements required to be shown on the I plans as stated in this Ordinance, excluding any building (if applicable).
22. Where access is proposed to a State-owned street, the following note shall be placed on the plan: I
A Highway Occupancy Permit issued by the Pennsylvania Department of Transportation is required pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the 1 "State Highway Law". Access to the State highway shall be only as authorized by a Highway Occupancy Permit. Approval of this plan by Snyder Township does not in any way guarantee approval of a PennDOT Highway Occupancy Permit. I D. Signatures. 1. Name, address, signature and seal of the registered Professional Engineer or Land Surveyor (for I subdivision plans) responsible for preparation of the plan; or responsible registered Professional Engineer, Land Surveyor, Architect or Landscape Architect (for other land development plans) responsible for preparation of the plan. I 2. Signed, notarized statement by the owner certifying ownership of the property and acknowledpng all offers of dedication of lands and/or facilities to the municipality and acknowledging that the owner will be responsible for maintenance of lands and/or facilities until they are completed and I accepted for dedication by the municipality.
3. Space for approval signatures by the Chairman and Vice Chairman of the Board of Supervisors, including date of such approval. I
4. When any stormwater management facilities are included in the design of the project, the signature and seal of a registered Professional Engineer certifying that the Stormwater Management Plan I has been prepared in accordance with all applicable Snyder Township ordinances.
5. The following signature block for the Township Engineer reviewing the Stormwater Management Plan:
20 1
I, , have reviewed this Stormwater I Management Plan in accordance with the design standards and criteria found in all applicable Snyder Township Ordinances. f 6. Where on-lot sewage disposal is proposed, the following signature block must be placed on the plan:
I SEWAGE DISPOSAL REVIEW
Based on the results of soil log profiles performed on this property in compliance with the I Pennsylvania Sewage Facilities Act 537, as amended by Act 208, Chapter 73; the areas around test pit numbers are generally suitable for on-lot subsurface sewage disposal, and the areas around test pits numbers are I generally unsuitable for on-lot subsurface sewage disposal. This is not a guarantee that a permit will or will not be issued for any lot. The Municipal Sewage Enforcement Officer must be contacted to conduct further tests, as necessary, to determine permit I issuance.
I Municipal Sewage Enforcement Officer Date
I This statement must be completed by the Township Sewage Enforcement Officer. E. Additional Required Information. m 1. A draft of the protective covenants, deed restrictions, or Homeowner’s Association documents if proposed by the Applicant. I 2. Erosion and Sedimentation Pollution Control Plan prepared in accordance with the Pennsylvania Department of Environmental Resources Erosion and Sedimentation Pollution Control Manual, latest revision.
I 3. Stormwater Management Plan prepared in accordance with this Ordinance and/or the Snyder Township Stormwater Management Ordinance. The applicant shall seek the approval of the 1 Township Engineer concerning all aspects of the Stormwater Management Plan. 4. Plans and profiles of proposed sanitary sewers and storm sewers including pipe slopes, sizes, I materials, and structure elevation data. 5. If public sanitary sewer service is proposed, a letter shall be secured from the responsible Municipal Authority indicating that the Authority has reviewed and approved the sanitary sewer design drawings, has approved service to the project, and is prepared to accept ownership and I responsibility for operation and maintenance of the proposed sanitary sewer system.
6. If public water service is proposed, a letter shall be secured from the public water provider I indicating that the water provider has reviewed and approved the water distribution system design drawings, has approved service to the project, and is prepared to accept ownership and responsibility for operation and maintenance of the proposed water distribution system.
7. The completed Pennsylvania Department of Environmental Resources Sewage Facilities Pidg i Module. 1 21 I I 180-13 Contents of Plans Submil ed for Final Review a Plans submitted for final review shall include all information required in Section 180-12 above pius the following: 1 A. Location and elevation of installed monuments. I B. Final house numbers and lot numbers as approved by the municipality.
C. Space on the lower edge of the Final Plan for acknowledgement of receipt and recording of plan by the Blair County Recorder of Deeds. I D. Additional Required Information. I 1. A copy of a Highway Occupancy Permit issued by the Pennsylvania Department of Transportation (if applicable).
2. A copy of a letter from the Blair County Conservation District indicating approval of the Erosion I and Sedimentation Control Plan.
3. All applicable permits issued by the Pennsylvania Department of Environmental Resources I including, but not limited to, NPDES Stormwater Construction and/or Industrial permits, and all permits for waterway obstruction, stream and wetlands encroachment, and community water systems. I
4. A copy of a letter from the Department of Environmental Resources indicating approval of the submitted Sewage Facilities Planning Module. (I 5. Copies of the final documents pertaining to Homeowner’s Associations, condominium declarations, and/or restrictive. covenants. I 180-14 Contents of Record Plans. I All record plans shall be exact replicas of the final plans as a reproducible tracing of linen or dimensionally stable film. They shall be clear, legible and to scale. Each record plan shall carry the stamped notation: I This record plan conforms with the plan receiving final approval by the%SnyderTownship Board of Supervisors on . All improvements are or will be installed in accordance with such plan in a manner and time so specified therein. I 1 I 4 22 I I SUBDMSION AND LAND DEVELOPhlENT ARTICLE IV Design and Improvement Standards I?
180-15 General Requirements
A. Design and improvements. The design and physical improvements to the property being subdivided shall be provided, constructed and installed by the subdivider as shown on the approved plan in accordance with the requirements of this Chapter. If any provisions of this Chapter are found to be unreasonable and cause undue and unnecessary hardship as they apply to an applicant's proposed subdivision, the Board may grant a modification to vary the strict terms of such provisions. The criteria for the Board to apply in determining whether to grant such a modification to the Ordinance to vary the strict applications of a provision are:
1. That there exist special physical circumstances or conditions which render the strict application of the requirements as undue or unnecessary hardship.
2. That the hardship created cannot be ameliorated by a reasonable change in plans.
3. That the unnecessary or undue hardship has not been created by the applicant.
4. That the modification of the strict terms of the Chapter will not have the effect of nullifying the intent and purpose of this Chapter.
5. That the property cannot be reasonably developed without the modification or the varying of the strict terms of the Chapter.
6. That the modification of the strict terms of the Chapter will represent the minimum deviation that will afford relief and will represent the least modification possible of the regulations in issue.
I B. Land Requirements.
1. All portions' of a tract being subdivided shall be taken up in lots, streets, public lands or other I proposed uses so that remnants and landlocked areas shall not be created. 2. Reserve strips preventing access to lots, public rights-of-way, public lands or adjacent private lands are prohibited.
3. Wherever possible, applicants shal! preserve trees, groves, waterways, scenic points, historic spots and other community assets and landmarks.
4. Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.
5. Land which the Board finds to be unsuitable for subdivision building purposes due to flooding, improper drainage, steep slopes, rock formations, adverse earth formations or topography, utility easements or other features which will reasonably be harmful to the safety, health and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas shall not be subdivided or developed unless adequate methods are formulated by the applicant and approved by the Board, upon the recommendation of the Township Engineer, to solve the problems created by the unsuilable land conditions. Such land shall be set aside for uses that shall 'F not involve such a danger or incorporated into other suitable lots.
23 180-16 Streets.
A. General
1. Relationship to Other Plans and Ordinances. The location of all streets shall conform to any existing or future Official Map or Comprehensive Plan adopted by the Township. I 2. Functional Classification. Functional classification, the grouping of streets by the character of service they provide, was developed for transportation planning purposes. Comprehensive transportation planning, an integral part of total economic and social development, uses functional classification as an important planning tool. The emergence of functional classification as the I predominant method of grouping streets is consistent with the policies contained herein.
3. All roads and streets, where possible, shall connect with existing roads and streets or proposed I roads and streets so as to form as near as possible through roads and streets and a harmonious and systematic development of the Township. The names of the roads and streets shall not conflict with the names of existing roads and streets, and all roads and streets shall be designated by the names of existing roads and streets with which they connect as extensions thereof. I
4. Where, in the opinion of the Township, it is desirable to provide for street access to adjoining property, streets shall be extended by dedication to the boundary of such property. I
5. The street design standards and construction specifications herein are regarded as minimum standards and specifications. These standards were developed giving high priority to the safety and I durability of future Township streets. Where the provisions of this Section and any other ordinance conflict, the provisions of this Section shall prevail. However, the Township reserves the right to require designs in excess of these standards when conditions warrant it, and also to approve alternate designs when proven to the Township Engineer that they are equal or better in ' a design.
6. Streets shall be designed for a twenty-year service life. If a street is to be utilized prior to complete I construction, the utilized portion must be structurally designed to support all anticipated loading without significant loss of the designed service life of the street. I 7. No action by the Township Board of Supervisors shall be construed to require the Township to accept dedication of any road, street, lane, or alley.
8. Private Streets are prohibited. I
B. General Design Standards for Rural Arterial, Urban Arterial, and Collector Streets. I 1. Detailed design standards for these streets are not included in these regulations. The design of streets in this section will be as the Township directs 01: a case by case hasis. I 2. Streets that are functionally classified under this section shall be designed in accordance with the following: I (a) A Policy on Geometric Design of Highways and Streets, American Association of State Highway and Transportation Officials, latest edition. I (b) Design Manual Part 2, Highway Design, Publication 13, Pennsylvania Department of Transportation, latest edition.
24 (c) Highway Capacity Manual, Transportation Research Board, National Research Council, latest edition.
(d) Trip Generation, Institute of Transportation Engineers, latest edition. I C. General Design Standards for Residential Subcollector Streets, and Residential Access Streets. 1. Purpose.
(a) Objective. The purpose of these provisions is to establish appropriate standards for the I design of streets in residential subdivisions that will (1) promote the safety and convenience of vehicular traffic, (2) protect the safety of neighborhood residents, (3) minimize the long term costs for the maintenance and repair of streets, (4) minimize I crime in residential areas, (5) protect the residential qualities of neighborhoods by limiting traffic volume, traffic speed, noise and fumes, (6) encourage the efficient use of land, (7) minimize the cost of street construction and thereby restrain the rise in housing costs, and (8) minimize the construction of impervious surface thereby protecting the quantity and I quality of the municipality’s water resources.
(b) Limitations. These provisions do not include standards for stormwater management or I pedestrian circulation.
2. Jurisdiction. These provisions shall be applicable to the design and construction of all new I residential streets and driveways. These provisions do not apply to nonresidential streets. 3. Street Hierarchy
Ik (a) Hierarchy Required. There is hereby established a street hierarchy below which is intended to tailor the design of each street to its function. Refer to Snyder Township I Subdivision and Land Development Ordinance Article 11, for street hierarchy definitions. (b) New Residential Streets. Each proposed residential street shall be classified and designed for its entire length to meet or exceed the minimum standards for one of the following ~I street types: (1) Residential Access Street. This is the lowest order street in the hierarchy. It is intended to carry the least amount of traffic at the lowest speed. It will provide the safest and most desirable environment for a residential neighborhood. Developments should be designed so that all, or the maximum number possible, of the homes will front on this class of street.
(2) Residential Subcollector Street. This is the middle order street in the hierarchy. It will carry more traffic than the residential access street. It should provide an I acceptable if not an optimum environment for a residential neighborhood. (3) Special Purpose Streets. Under special circumstances a new residential street may be classified and designed as a divided street. For the purpose of protecting I environmental features or avoiding excessive grading, the municipality may require that the street be divided. In such a case, the design standards shall be I applied to the aggregate dimensions of the two street segments. (c) Existing Streets. Each street abutting or affecting the design of a subdivision or land development which is not already classified on the existing or future Street Classification
25 Map shall be classified according to its function, design and use by the municipality at the request of the applicant or during plan review. The classification of existing streets shall I include the hierarchy of Subsection C.3(b) above and may also includc higher order street 0 classifications as identified in Subsection B and as determined by thc adopted municipal street classification system. I 4. Residential Access Streets
(a) Cartway Width and Curbing. Cartway widths shall be determined on the basis of the I intensity of development proposed and the manner in which parking shall be necessary, as required by this Article. Curbing shall be required on all proposed streets within a residential development where the average lot acreage is less than one (1) acre, or where I the average number of dwelling units per acre is greater than one (1). Where shoulders are proposed, a four (4) inch wide painted stripe shall be required between each shoulder and the caortway edge. I (b) Moving lanes. All residential access streets shall provide at least two lanes. Where a third lane to accommodate spillover parking is not required, occasional short term parking for service vehicles shall bc permitted within the moving lanes. I
(c) Horizqntal Curves. Horizontal curves shall be provided where proposed street centerlies are deflected by five degrees or more. Straight portions of the proposed street must be I tangent to the beginning and end of the horizontal curves.
(d) Vertical Curves. Vertical curves shall be used for all changes in grade of greater than 1%. The minimum length for any vertical curve is 100 feet. I
(e) Street Geometric Criteria. All features of the geometric design of residential access strects that are not specified below shall be designed for a design speed of 25 miles per a hour: (1) Minimum grade: 0.75% I (2) Maximum grade: 10%
(3) Horizontal Curvature: Minimum centerline radius of 150 feet I (4) Minimum tangent length between reverse curves: 50 feet I (5) Stopping sight distances: 175 feet minimum (6) Maximum grade within 50 feet of intersection: 5% I (f) Cul-De-Sac Turnarounds. An unobstructed 14 foot wide moving lane with a minimum outside turning radiub of 38 feet shall be provided at the terminus of every permanent cul- de-sac. The terminus must also be designed so that in conjunction with the remainder of I the street the spillover parking needs established by this section are met. A minimum right-of-way radius of 50 feet shall be provided at each terminus of the cul-de-sac. I 5. Residential Subcollector Streets
(a) Cartway Width and Curbing. Cartway widths shall be determined on the basis of the intensity of development proposed and the manner in which parking shall be necessary, as I required by this Article. Curbing shall be required on all proposed streets within a
26 I
residential development where the average lot acreage is less than one (1) acre, or where I the average number of dwelling units per acre is greater than one (1). Where shoulders are proposed, a four (4) inch wide painted stripe shall be required between each shoulder I. and the cartway edge. Moving Lanes. All subcollector streets shall be provided with two continuous moving I lanes within which no parking is permitted. Horizontal Curves. Horizontal curves shall be provided where proposed street centerlines are deflected by five degrees or more. Straight portions of the proposed street must be I tangent to the beginning and end of the horizontal curves. Vertical Curves. Vertical curves shall be used for all changes in grade of greater than 1%. I The minimum length for any vertical curve is 100 feet. Street Geometric Criteria. All features of the geometric design of subcollector streets that are not specified below shall be designed for a design speed of 30 miles per hour:
I (1) Minimum grade: 0.75% I (2) Maximum grade: 8% (3) Horizontal curvature: min. centerline radius of 150 feet I (4) Minimum tangent length between reverse curves: 100 feet lo (5) Stopping sight distance: 200 feet (6) Maximum grade within 50 feet of intersection: 5%
Cul-De-Sac. Cul-De-Sac subcollector streets with an anticipated traffic volume exceeding I 500 ADT shall be prohibited. The turnarounds of cul-de-sacs shall meet the design standards within Subsection C.4(f) above. In no case shall a subcollector cul-de-sac exceed lo00 feet in length.
I 6. Stub Streets
(a) Residential Access and Subcollector Stub Streets. Residential access and subcollector I stub streets may be permitted only within subsections of phased development for whicb the proposed street extension in its entirety has been approved as part of an approved I preliminary plan. (b) Temporary Turnarounds. All stub streets shall be provided with a turnaround paved to an outside radius of 38 feet. No turnaround is required if the stub street provides access to four or less lots or housing units. In the latter case, a sign indicating a dead-end street shall be posted.
7. Half Streets. Half Streets are prohibited. The full right-of-way and cartway width of all classes of streets shall always be provided.
8. Intersections
27 (a) Corner Sight Distance (Clear Sight Triangle). Whenever a proposed street intersects an existing or proposed street of higher order in the street hierarchy, the street of lower order shall be made a stop street. The street of lower order shall also be designed to provide a minimum corner sight distance as specified in the accompanying chart:
Y = Corner Sight Distance, measured from point a to point c and c to d. b = eye level from a car stopped at the intersection on the minor road. For this I Ordinance, b is situated 3.75' above the major road. a, d = a point 45' above the centerline of the major roadway. I c = approximate center of intersection. I I I I Y Y
MINIMUM CORNER SIGHT DISTANCE. Y a Maior Road Twe / Design Speed Y (in feetj I Residential Access / 25 mph 250 Residential Subcollector / 30 mph 300 I (1) The entire area of the clear sight triangle, described by points a, b and c above, shall be designed to provide an unobstructed view across it from point b to all points 4.5 feet above the roadway along the center liefrom point a to point d. I (b) Curb Radius. Minimum curb or edge of pavement radius shall be determined according to the specifications for the street of higher classification in the street system hierarchy, as specified below: I
Residential Access: 15 feet Residential Subcollector: 20 feet I Collector: 25 feet Higher order srreets: As determined by the Township Engineer. I I (c) Intersection Spacing
28 (1) Proposed streets which intersect opposite sides of another street (either existing or proposed) shall be laid out to intersect directly opposite each other.
(2) Minimum spacing between intersections measured from centerline to centerline shall be as specified below:
MINIMUM INTERSECTION SPACING
Major Road Tvpe Intersected Spacing (in feet)
Residential Subcollector 125 Collect or m* Higher order street lo00
* This is minimum. The actual spacing shall be determined by the Township Engineer I based upon the traffic characteristics of the higher order street. (d) Minimum Intersection Angle. Cartways shall intersect at a 90° angle for a minimum of I 50 feet from the intersection. (e) Acceleration, Deceleration and Turning Lanes
I (1) Deceleration or turning lanes may be required by the municipality along existing and proposed streets as determined by a traffic impact study required by this Section or when the municipality justifies the need. I, (2) Deceleration lanes shall be designed to the following standards:
a. The lane width shall be the same as the required width of the roadway I moving lanes. b. The lane shall provide the full required lane width for its full length. It I shall not be tapered.
C. The minimum lane length shall be as follows:
I Desim Speed of Road Minimum Deceleration Lane Length-
25 mph 150 feet I 30 mph 165 feet
(3) Acceleration lanes are only required when indicated as needed by a traffic impact study. The design shall be as per the recommendation of the Township engineer. I As necessary, a paved taper shall be provided for right hand turns. I 9. Rights-of-way (a) Right-of way. Minimum rights-of-way widths shall be provided as follows:
Road Twe Width (in feet)
29 Residential Access 50 Residential Subcollector 50 Collector As determined by the municipality
(b) Reduction in Right-of way Width. The municipality may reduce the required right-of-way width for residential streets under the following conditions:
(1) The site is located within an area consisting of primarily agricultural, recreational, I or forest land uses.
(2) The potential for future development will alter neither the street classification nor the design standards proposed. As a condition for varying the right-of-way I requirements, the municipality may require deed restrictions or other binding agreements to insure no additional access to or use of the street. I (3) In no instance shall a right-of-way width be less than 33 feet. In granting the reduced right-of-way width, it shall be determined that sufficient width will be available to provide for all of the following (unless separate right-of-way for them I is being provided elsewhere to the satisfaction of the municipality, or they are clearly not required by the proposed development):
Cartway I Drainage Swales Curbs Pedestrian and/or bicycle paths I Shoulders Street trees or other planting strips Utility easements Turning lanes a Cut or fill slopes (The right-of-way shall extend five feet beyond the crest or toc of these slopes) I (c) Increase in Right of Way Width
(1) If proposed lots are large enough for further subdivision which may change the *I street classification in the future to a higher order street, the municipality may require that the right-of-way width for the higher order street be provided. I (2) In unusual circumstances, the provision of the elements listed in this section may require right-of-way widths in excess of the minimum established in other Sections. I 10. Driveways (a) Driveways to Single-Family Lots 1 (1) Driveways shall be located not less than forty (40) feet from the point of tangency of the curb or pavement edge radius of any intersection. Driveways to corner lots shall gain access from the street of lower classification when a corner lot is I bounded by streets of two different classification.
(2) The following standards shall apply to the driveway apron at the edge of the I cartway:
30 I a. Minimum curb cut or driveway width at the cartway edge: 10 feet b. Maximum curb cut or driveway width at the cartway edge: 20 feet IiP (3) A single common driveway serving no more than three single family dwelling units is permitted.
(b) Shared Residential Driveways for Multi-Family Development.
(1) All entrance drives serving 3 or less dwelling units may be designed to the single family driveway standards above.
(2) All entrance drives serving more than 3 dwelling units, but which may be expected to convey less than 200 ADT, shall be laid out to conform to the design, service, and access standards established in this Article for Residential Access streets.
(3) All entrance drives which may be expected to convey greater than 200 ADT, but I less than lo00 ADT, shall be laid out to conform to the minimum design, service and access standards specified in this Article for Residential Subcollector streets.
1 (4) All entrance drives which may be expected to convey greater than loo0 ADT shall be laid out to conform to the minimum design, service, and access standards I specified by the Township. 11. Sidewalks. Sidewalks shall be installed within the right-of-way of all proposed streets in the following circumstances; along one (1) side of all Residential Subcollector streets and along both sides of all higher order streets.
(a) The mkumwidth of all sidewalks shall be five (5) feet. There shall be a minimum five- foot-wide planting strip of grass between the curb or shoulder and the sidewalk. This planting strip may be used for the location of the underground utilities, street lights, street signs and trees.
(b) The grades and paving of the sidewalks shall be continuous across driveways except in nonresidential and high-density residential developments and in certain other cases where heavy traffic volume dictates special treatment.
(c) The thickness and type of construction of all sidewalks shall be in accordance with the standards established by the Township.
(d) Sidewalks shall be laterally pitched at a slope of not less than three-eights (3/8) inch per foot to provide for adequate surface drainage.
(e) At street intersections and pedestrian street-crossing points, sidewalks shall be extended to the curbliie with an adequate apron area for anticipated pedestrian traffic and curb cuts and ramps for wheelchairs designed in accordance with the state standards. (9 Sidewalk grades shall not exceed eight percent (8%). Where sidewalk grades exceed five percent (5%), a nonslip surface texture shall be used.
12. Roadway Hazard Areas. Streets shall be laid out to avoid hazard areas such as floodplains, cliffs, steep slopes or large ravines. A secondary means of access to a higher order street which does not
31 go back through the same hazard area shall be provided when one of the access streets into a subdivision of more than twenty dwelling units crosses through a hazard area.
13. Signage and Signalization. The developer shall deposit with the Board of Supervisors, prior to final approval of a plan, a sum sufficient to cover the cost and installation of all street sips and traffic signalization as may be required by the municipality, based upon municipal standards, state standards and a traffic study if required. Street signs which differ from the design of conventional municipal signs may be permitted, provided that the design and size are approved by the Board of I Supervisors, all costs are borne by the applicant and such signs are installed prior to final approval of the plan.
14. Streetlights. Streetlights shall be required at all points of ingress and egress of proposed I development areas. Streetlights shall be placed and have sufficient brightness to completely illuminate intersections. The developer shall install pole lights in conformance with the standard pole lights used by the public utility, or propose an alternate streetlight equal to the standard and I acceptable to the public utility. Such installations shall be made by the developer and approved by Snyder Township and the public utility, if necessary. The developer shall be responsible for all costs involved in lighting the streets until such time as the streets are accepted as public streets by I the Township. In the case that thc streetlights are set on private property, the owner of said property is responsible for the cost and maintenance of the light.
15. Right-of-way grading. All land between the back of the curb or the edge of shoulder shall have a I positive slope away from the cartway. Streets with curbed road must maintain a rise of three- eights (3/8) inch per foot to the right-of-way line. Streets with shoulders must maintain a rise of five-eights (5/8) inch per foot to the right-of-way line unless drainage swales are proposed and I approved as part of the Stormwater Management Plan.
16. Construction Standards. All street and related improvements shall be constructed in accordance with the construction standards in this Section. a 17. Trip Generation Rates. The following chart shall be used to determine the anticipated average daily traffic levels of proposed residential development: I Housing Twe Average Weekday TriD Generation Rates I Single family detached 10.0 Trips/D.U. Duplex (twin), Multiplex Townhouse, etc. 8.1 Trips/D.U. Apartment 5.4 Trips/D.U. I Mobile Home 5.38 Trips/D.U. Retirement Village 3.3 Trips/D.U. I
18. Traffic Impact Study. All. proposed developments of 100 or more residential dwelling units shall be accompanied by a traffic impact study prepared by a qualified professional to determine the need, if any, for additional traffic lanes (acceleration, deceleration, or turning), signalization and other I roadway improvements. The traffic impact study shall include the following:
(a) Analysis and description of existing conditions and traffic volumes for the external road I network serving the site. The external road network to be studied shall be determined by the municipality prior to preliminary plan review. I (b) A base condition analysis shall be prepared to establish existing levels of service followed by analysis and description of projected traffic conditions based on the land uses proposed
32 within the development. Trip generation rates for morning and evening peak hours of the I project shall be prepared, as well as the internal/external trip distribution and intersection analysis. I. The analysis shall address the traffic impacts of the proposed development along with surrounding traffic generating land uses in the area including land use changes. The analysis will demonstrate the adequacy of the area road network and identify access and traffic control measure improvements impacted by the proposed development and I surrounding land uses.
The analysis shall contain recommended internal and off-site road improvements. These I recommended improvements should be specific as to location and scope of work required along with a phased schedule for possible implementation. Examples of additional items that should be included in this section are typical sections for each street classification and I a phasing plan which delineates the street improvements that will be provided simultaneously with the construction of each development phase.
Revision of the traffic impact study based on major variations as defined in this Article, to I the approved preliminary plan shall be required. This shall occur prior to the filing of an application to amend the preliminary plan, following the procedures required herein for I preliminary plan approval. 1
33 I I D. Street Construction e 1. Table of Design/Construction Standards I
Residential Residential Subcollector Access i I ID-2 Wearing Course (1) 1.5 inches 1.5 inches
Bituminous Concrete I Base Course (2) 5.0 inches 4.0 inches 2.4 Stone Subbase (3) 6.0 inches 5.0 inches I
Cartway Widths (4) A. Average lot size less than 1 acre curbed: 24 feet w/ No Parking I 33 feet w/ Parking on one side 42 feet w/ Parking on both sides B. Average lot size one acre or I greater, restricted against further subdivision curbed: 24 feet w/ No Parking 32 feet w/ Parking on one side I 40 feet w/ Parking on both sides shoulders: 24 feet w/ No Parking Parking Lane Width 8 feet 8 feet a Shoulder Width (if permitted) (5) 6 feet 6 feet I Pavement Cross Slope (6) 3.00% minimum, 4.50% maximum I
2. Street Construction Specifications I (a) Subgrade. I (1) For subgrade, refer to PennDOT Specifications, Section 210. (2) Construction. I a. For the roadbed to the established subgrade elevation, both longitudinally and in cross section, compact to the following density requirements: I
1. Subgrade shall be compacted to a minimum of ninety-eight percent (98%) of maximum dry density as determined by FTM 106. 4 34 I 2. Completed subgrade shall be maintained and protected in I advance of the succeeding operation. Prior to placement of pavement structure, damaged or unsatisfactory areas shall be promptly and satisfactorily reshaped and recompacted or f removed and replaced. 3. All surface irregularities exceeding one-half (1/2) inch shall be corrected by loosening the surface and removing or adding I material as required. The corrected area and surrounding surface shall be compacted by rolling.
I b. The subgrade shall be inspected and approved by the Township before placing of the subbase. I (b) Subbase.
(1) For subbase, refer to PennDOT Specifications, Section 350.
I (2) Material. Subbase material shall be Type C or better, No. 2A as specified in PennDOT Specifications, Section 703.2.
I (3) Construction.
a. Subbase shall be placed on a prepared subgrade as specified in Subsection D.2(a) of this Article. Subbase material shall not be placed I on soft muddy or frozen areas. Unsatisfactory subbase conditions developing ahead of the base and paving operations shall be corrected by Ik scarifying, reshaping and recompacting or by replacement, if directed. b. Subbase shall meet the same compaction and grade control requirements as stated in Subsection D.2(a) of this Article. Where the material is too I coarse to use the compaction method stated, determine compaction based on nonmovement of the material under the compaction I equipment. (4) Subbase shall be inspected and approved by the Township before placing base material.
I (c) Bituminous Concrete Base Course
(1) For bituminous concrete base course (BCBC), refer to PennDOT Specifications, I Section 305. (2) Material. Bituminous material shall be asphalt cement Class AC-20 as specified in PennDOT Specifications, Section 702. Aggregates shall conform to PennDOT I Specifications, Section 305.2.
(3) Construction. Construction shall meet the requirements of PennDOT I Specifications, Section 305.3. Bituminous concrete base course shall be approved by the Township prior to the placing of the wearing course. b (d) Bituminous Wearing Course 35 I
(1) For ID-2 bituminous wearing course, refer to PennDOT specifications, Section I 420. a (2) Material. Material shall conform to PennDOT Specifications, Section 4202, b and c. Skid-resistance level shall be as required by PennDOT Design Manual, I Part 2, Publication 13.
(3) Construction. Construction shall conform to PennDOT Specifications, Section 401.3. A tack coat shall be applied to the surface of any pavement that has been I in place for more than seven (7) days prior to placement of subsequent course.
Plain Cement Concrete Curb and Curb-Gutter I
(1) For plain cement concrete curb and plain cement concrete curb gutter, refer to PennDOT Specifications, Sections 630 and 641. I (2) Material. Material shall conform to PennDOT Specifications, Section 630.2, for plain cement concrete curb, and Section 641.2 for plain cement concrete curb gutter. I
(3) Construction. Construction shall conform to PennDOT Specifications, Section 630.3 for plain cement concrete curb, and Section 641.3 for plain cement concrete I curb gutter. Backfill shall be placed and compacted within seven (7) days of placement of curb.
Shoulders .I
(1) Shoulder pavement sections shall be constructed using the pavement thicknesses required in Subsection D.1. The shoulder shall be a continuation of the required a cartway pavement section for the required shoulder width and using the required shoulder cross slope. I (2) Material. Refer to Subsections D.2(a), D.2@), D.2(c) and D.2(d) above. (3) Construction. Refer to Subsections D.2(a), D.2(b), D.2(c) and D.2(d) above. I Underground Utilities
(1) All underground utilities proposed to lie within Township rights-of-way or I easements and to be located under existing or proposed, paved or unpaved, streets, shoulders, driveways, or sidewalks, shall meet the following requirements: I a. Pipe bedding material shall be placed starting six (6) inches below the bottom of the pipe to twelve (12) inches above the top of the pipe, and shall consist of PennDOT No. 2A - crushed natural stone; free of shale, clay, friable material, sand, debris; graded in accordance with the I PennDOT Manual 408 (latest edition), Section 703.2 - COARSE AGGREGATE. I b. Trench backfill material from twelve (12) inches above the top of the pipe to the subgrade elevation shall consist of PennDOT No. 2RC graded in accordance with the PennDOT Manual 408 (latest edition), Section 703.3 - SELECT GRANULAR MATERIAL (2RC). 4 36 (2) All underground utilities proposed to lie within Township rights-of-way or easements and to not be located under existing or proposed, paved or unpaved, streets, shoulders, driveways, or sidewalks, shall meet the following requirements:
a. Pipe bedding material shall be placed starting six (6) inches below the bottom of the pipe to twelve (12) inches above the top of the pipe, and shall consist of PennDOT No. 2A - crushed natural stone; free of shale, clay, friable material, sand, debris; graded in accordance with the PennDOT Manual 408 (latest edition), Section 703.2 - COARSE AGGREGATE.
I b. Trench backfill material from twelve (12) inches above the top of pipe to the subgrade elevation may be material excavated from the trench if free of stones larger than eight (8) inches in size and if free of wet, frozen, or organic materials.
(3) If trench settlement occurs under any paved streets during the maintenance I guaranty period, the developer shall be required to restore the trench as well as completely repave the entire block of the street where the trench settlement occurred. This new pavement shall be preceded by a bituminous tack coat and shall consist of a minimum of one (1) inch of ID-2 wearing course. All materials I and placement shall conform to PennDOT Manual 408, latest edition. 1 (h) Cement Concrete Sidewalks (1) Refer to PennDOT Specifications, Section 676. I. (2) Material Material shall conform to PennDOT Specifications, Section 676.2.
1 (3) Construction
Construction shall conform to Section 676.3 except that aggregate for bed shall be I a 4 deep foundation. (i) Inspection
I (1) All construction shall be inspected by the Township. The Contractor shall notify the Township at least 48 hours prior to time when inspection is required. The Contractor may not, under any circumstances, proceed with subsequent stages of I construction until authorization to proceed is given by the Township. a 6) Maintenance Guaranty (1) The Owner shall provide the Township with a Performance Bond or agreement guaranteeing the performance of all aspects of the newly constructed road and appurtenances for a period of eighteen (18) months from the date of acceptance I of the road dedication. The Township will not accept any responsibility for maintenance of the roadway, drainage facilities or appurtenances until the same I has been officially accepted by ordinance.
37 3. Street Construction Observation
(a) General
(1) All applicants shall bear all costs of construction observation and testing of such roads, streets, lanes or alleys. The applicant shall deposit with the Township the sum of $5,000.00. Funds shall be withdrawn from this escrow by the Township to pay all construction observation and testing fees billed to it and approved by the I Township Supervisors. Copies of all bills paid from the escrow fund shall be provided to the applicant. When the escrow fund is drawn down to $1,500.00, the Township shall notify the applicant who shall immediately snake a deposit sufficient to bring the escrow balance back to its original amount of I $5,000.00.
(2) The contractor may not, under any circumstances, proceed with subsequent I stages of construction until authorization to proceed is given by the Township. All construction shall be observed by the Township Engineer or an authorized representative. It is the contractor’s and/or developer’s responsibility to notify I the Township as well as the Township Engineer of the construction schedule and also at least 48 hours prior to commencement of any phase of construction as specified in this Section. Failure to provide notification shall be sufficient to frnd the work unacceptable and cause the work to be reperformed. 1
(3) Final inspection of any road, street, lane or alley shall occur immediately prior to acceptance by the Township to insure it meets the standards and specifications I herein. (b) Construction Phases Requiring Observation (II Construction Phase DescriDtion of Work to be Observed
1 Installation of Soil Erosion & Sedimentation I Control measures.
2 Construction of the Stormwater Management I Facilities (Record Drawing shall be provided to the Township).
3 Any excavation, installation, and backfilling I within the right-of-way or easements; and construction of Stormwater Management Facilities. All utility service laterals shall I require inspection of backfiig to determine suitability of backfill material and compaction. This is required at all points within the right- 1 of-way.
Rough grading of streets in accordance with this Section and the approved design drawings. I
Fine grading and compaction of streets (subgrade preparation) in accordaqce with this I Section and the approved design drawings.
38 6 Placement of subbase to include any further I fine grading and compaction. I. 7 Construction and backfilling of curbing. 8 Placement of the BCBC (each successive lift shall require separate notification).
9 Placement of the ID-2 wearing course as a scratch coat.
10 Placement of the ID-2 wearing course (as a general practice, no coring of the wearing course shall be required).
11 Fine grading and seeding within the right-of- way.
I Construction Testing
(1) The Township shall require all testing procedures used in the construction I .process to adhere to the Pennsylvania Department of Transportation Testing Manual unless otherwise amended.
I (2) If coring is deemed necessary, the cores shall be taken in accordance with random sampling procedures outlined in the Pennsylvania Department of Transportation Testing Manual. Core test results shall be provided to the Township.
II) 4. Driveway Construction
(a) All proposed driveway entrances shall utili the appropriate construction details I contained herein, based upon the type of street the proposed driveway is accessing and any driveway construction standards within this Section or within the Snyder Township I Road Occupancy Permit Ordinance that may apply. (b) Driveway Construction Standards
All replacement material shall be Class A concrete (3,300 psi at 28 days) to be I supplied by a supplier approved by PennDOT. A copy of the mix design shall be submitted with the Driveway Permit Application. I Before removal, curb shall be saw cut at ends and along the face of curb, and bituminous pavement if applicable, the full depth of the replacement concrete. Saw cut construction joints in new curb at spacings no less than 4’ and no greater I than 12’. Expansion joint material shall be provided at all points abutting existing concrete 1 structures. All surfaces abutting bituminous material shall be sealed with AC-20. Concrete shall be cured in accordance with the PennDOT Pub. 408, Section 501.3(K).
All required observation and testing shall be paid for by the Driveway Permit Applicant. All fees must be paid prior to an Occupancy Permit being issued.
39 Observation shall be provided by the Township or its authorized representative. At the discretion of the construction observer, testing will be provided by the observer; or provided by the Contractor and witnessed by the observer. The Township may waive the requirement fo: testing and/or construction observation at its discretion. Testing, when required, will consist of tests for air content, slump of concrete, and the making of 3 cylinders, to be tested to determine the strength of the concrete.
(6) If an Occupancy Permit is requested prior to the =-day curing period for the concrete, surety shall be posted for that curb that was replaced until such time that the strength of the replacement curb has been verified and accepted. Fees for posting of surety shall be in accordance with the fees posted in obtaining a Building Permit.
(7) All driveways shall be constructed to maintain a positive grade from the edge of cartway to the property line. The maximum change in grade between the cartway and the driveway shall not exceed 8%. The maximum driveway grade at any point on the driveway shall be no greater than 15%, and shall not exceed 5% within the street right-of-way.
180-17 Bl~ks.
A. Length. Blocks shall have a minimum length of three hundred (300) feet and a maximum length of one thousand five hundred (1,500) feet.
B. Depth. Residential blocks shall be of sufficient depth to accommodate two (2) tiers of lots, except:
1. Where reverse-frontage lots are required along an arterial street; OR
2. Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Board of Supervisors may approve a single tier of lots.
C. Walkways.
1. Walkways shall be required between adjacent residential streets in excess of one thousand (1,OOO) feet in length wherever necessary to facilitate pedestrian and bicycle circulation and to give access to community facilities such as schools and parks. Such walkways shall extend through the approximate center of the block.
2. Such walkways shall have the right-of-way width of not less than ten (10) feet and a sidewalk designed and constructed in accordance with Section 180-16, except that the width of such shall be eight (8) feet.
180-18 Lots and Parcels.
A. General.
1. Lot lines. Where practical, side lot lines shall be at right angles to straight street lines and radial to curved street lines.
2. Municipal boundaries. Where practical, lot lines shall follow municipal boundaries rather than cross them. 3. Residential lot depth. Generally, the depth of residential lots shall be not less than one (1) nor greater than two and one-half (2-1/2) times their width.
4. Lot drainage. Lots shall be laid out so as to provide positive drainage away from all buildings. Individual lot drainage shall be coordinated with the general storm drainage plan for the area and the Stormwater Management Plan submitted with the application for preliminary approval.
B. Lot frontage and access.
1. Access to public streets. All lots shall have direct access to a public street in accordance with Section 180-16.C.10 of this Ordinance.
2. Double or reverse frontage. Double- or reverse-frontage lots shall be avoided except where required to prevent direct access to higher order streets or to overcome specific disadvantages of topography or orientation.
3. Higher Order streets. Where a lot abuts a Higher Order street and an existing Residential Access and/or Residential Subcollector street, access shall be from the Residential Access or Residential Subcollector street only. Where this Chapter requires installation of a Residential Access, marginal access or other type of street parallel to a Higher Order street, all lots abutting such I Residential Access, marginal access or other type street shall derive access solely therefrom. 1 C. Size. All lots shall meet the following minimum requirements: 1. In all sections of the Township served by neither sanitary sewer nor public water facilities, each lot shall have a minimum width of one-hundred fifty (150) feet .at the building line and a minimum area of 43,560 square feet. In addition, in sections of the Township requiring the utilization of on- lot sewage disposal, the minimum lot size shall be large enough to accommodate the original absorption bed, and a tested, preserved, and reserved area for a replacement absorption bed.
2. In all sections of the Township served by either public water supply or public sewerage, each lot shall have a minimum width of one hundred (150) feet at the building line and at least 21,780 square feet in area per single family dwelling; not less than 12,000 square feet in area per family for I duplex dwellings with a width of not less than seventy-five (75) feet at the building line; and not less than 7,500 square feet in area per family for row houses and apartments.
3. In all sections of the Township served by both public water supply and public sewerage, each lot shall have a minimum width of seventy-five (75) feet at the building line and a minimum area of ten thousand (10,000) square feet.
I D. Width In no case shall the width of the lot at the building setback line be less than seventy-five (75) feet nor the area of the lot be less than ten-thousand (l0,OOO) square feet. Corner lots for residential use shall have a width of at least twenty (20) percent greater than the aforementioned required widths to permit appropriate building set back from an orientation to both streets, providing that corner lots need not exceed one-hundred (100) feet.
E. Setback Lines: Structures built on lots shall meet the following setback lines depending upon the availability of public water and sanitary sewer service. In all sections of the Township served by sanitary sewer and public water facilities, structures shall be constructed no closer than thirty-five (35) feet from front, fifteen (15) feet from side, and twenty-five (25) feet from rear property lines. In sections lacking either public water or sanitary sewer service, or both, setbacks shall be adequate to permit the proper installation and functioning of such systems, and shall be at least the depth of those for lots having both public water and sewer service.
41 I 180-19 Sewage disposal systems 0 All proposed sanitary sewage disposal systems shall comply with applicable rules and regulations of the I Pennsylvania Department of Environmental Resources. A. Off-site systems I 1. Public sanitary sewer. All lots located within the designated sewer service area of the Snyder Township Sewage Facilities Plan (Act 537 Plan), as revised, shall connect to the public sanitary sewer system when deemed feasible, permitted and/or required by the appropriate sewer I authority. If sewer service is not presently available to lots in the service area, capped sewers shall be installed for future connection unless off-site service is specifically exempted by revision to the plan. All components of the system shall be designed and constructed in accordance with the I standards of the applicable sewer authority.
2. Community sewage systems. Community sewage systems (package treatment plant or subsurface disposal) shall be required for subdivisions or land developments outside the sewer service area I when such include ten (10) or more lots with an average lot size of less than one (1) acre. The design of the system shall be approved by the Department of Environmental Resources. An agreement guaranteeing maintenance of the system shall be prepared by the applicant, subject to I approval by the Board of Supervisors. Such agreement shall be noted in the deed for each connecting lot and shall specify the responsibilities of each property owner for the proper functioning and maintenance of the system. I B. On-site systems. All lots which will not have off-site sewage disposal shall provide on-site systems approved by the Township Sewage Enforcement Officer, except for lots intended to remain undeveloped and so a exempted by the Board of Supervisors. No lot may be subdivided unless so exempted or found suitable for an approved system. I 180-20 Water supply
All water supply systems shall meet applicable state, local water authority/company standards, and/or municipal requirements. 1 A. All lots located within the designated water service area of public water supplier shall connect to public I , water authority/company mains when such is feasible and/or permitted by the appropriate water authority/company. All water mains and laterals shall meet the design and installation specifications of said water authority/company. I B. Fire hydrants shall be installed with the extension of water mains in locations approved by the Board of Supervisors, which assure adequate accessibility of fire equipment and personnel. Fire hydrants shall be placed in such a manner that no lot so scrvcd shall be further than six hundred (600)feet from a hydrant. I 180-21 Easements I A. Utility easements. In subdivisions conlaining five (5) or more lots, all electric, telephone, and cable television utility lines shall be placed underground. All utilities shall be installed in a manner which will allow safe and ready access for the installation and maintenance of other utilities. I
42 1. Utility easements outside street rights-of-way shall be a minimum of fifteen (15) feet in width or as I otherwise determined by the appropriate utility company, except that easements lying parallel to and abutting street rights-of-way may be reduced to a minimum width of seven and one-half (7- 1/2) feet. All other easements outside street rights-of-way shall be centered on or adjacent to rear I. or side lot lines wherc fcasible. 2. Lines connecting utility service to each lot shall be installed in accordance with the standards of the I' utility company providing such service. 3. No structures, trees or shrubs shall be placed or planted within a utility easement.
I B. Drainage easements. Where a subdivision or land development is or will be traversed by a drainageway, there shall be provided a drainage easement conforming to the line and width of such adequate to preserve unimpeded flow of natural drainage or for the purpose of installing a storm sewer. The owner shall grade I and seed the slopes of such after construction where necessary to prevent erosion and sedimentation and in a manner which will not adversely alter the functioning of the drainageway. Nothing shall be placed or I planted within the drainage easement which will impede the flow of natural drainage. 180-22 Monuments
I All monuments required herein shall be accurately placed by a licensed land surveyor prior to final approval of the plan. 1 A. Monuments 1. Monuments shall consist of iron pipes or steel bars at least thirty-six (36) inches long and one (1) I. inch in diameter. 2. Monuments shall be set at all lot corners, at all changes in direction of lot lines, at all points of curve tangency on all street right-of-way and property lines, and at all points where lot lines intersect curves.
3. Monuments shall be set such that the top of the monument is level with the surrounding ground.
180-23 Shade trees
A. Shade trees shall be planted by the subdivider within the rights-of-way of all new streets in a subdivision. Trees shall be planted on both sides of the street, spaced according to the following:
Height of Tree at Maturity Distance (feet) (feet)
Under 30 30-40 31-50 41-50 51 or more 51-70
B. No tree may be planted within twenty-five (25) feet of the intersection of two (2) street right-of-way lines or within five (5) feet of proposed driveway entrances or two (2) feet from the cartway or shoulder edge. If the same tree species is used for an entire street, such species may not be used again unless the streets are separated by two (2) streets with different species.
43 I
C. Existing trees. Existing trees within the proposed right-of-way may be retained and counted toward fulfillment of the requirements specified above, provided that the location requirements specified above are I not violated. e D. Tree selection. All new trees shall be certified nursery stock, symmetrical in growth and free of pests and I disease. Tree trunks shall have a caliper of at least one and one-half (l-l/Z) inches, measured six (6) inches above ground level. Trees shall be planted and protected in accordance with procedures specified in Street Trees by Roland Daniels (published in 1975 by the Pennsylvania State University). Trees shall not I be planted until all construction and grading activities within the right-of-way are completed.
1. Where overhead utility lines are present within the right-of-way, tree species shall be those which do not exceed thirty (30) feet at maturity, including the following: I
Hedge maple Acer campestre Amur maple Acer ginnala I Globe Norway maple Acer platanoides globosum Paperback maple Acer griseum Baumann house chestnut Aesculus hippocastanum I baumanii Downy shadblow serviceberry Amelanchier canadensis Allegheny serviceberry Amelanchier laevis American hornbeam Carpinus caroliniana I Flowering dogwood Cornus florida Red flowering dogwood Cornus florida rubra Kousa dogwood Cornus kousa I Lavalle hawthorn Crataegus lavellei Washington hawthorn Crataegus phaenopyrum Winter King hawthorn Crataegus viridis a "Winter King" Russian olive Elaeagnus angustifolia Flowering ash Fraxinus ornus Goldenrain tree Keolreuteria panicdata I Siberian crab apple Malus baccata Japanese crab apple Malus floribunda Snowdrift crab apple Malus "snowdrift" I Kwanzan Japanese flowering cherry Prunus serrulata "Kwanzan" Callery pear Pyrus calleryana Japanese tree lilac Syringa amurensis japonica Katsura tree Cercidiphyllum japonicum I Japanese stewartia Stewartia pseudocamellia Japanese snowbell Styrax japonica Sourwood Oxydendrum aboreum I
2. Where overhead utility lines are not present within the right-of-way tree species may include those listed above as well as thc following: I Norway maple Acer platanoides Columnar maple Acer platanoides columnare Erect Norway caple Acer platanoides erectum I Schwedler Norway maple Acer platanoides scwedleri Red maple Acer rubrum Ruby horse chestnut Aesculus carnea brioti 1 European hornbeam Carpinus betulus Upright Erupoean hornbeam Carpinus betulus fastigiata
44 I Yellowwood Cladrastis lutea Green ash Fraxinus pennsylvanica lanceolata Upright ginkgo (maies) Ginkgo biloba fastigiata I. Thornless honey locust Gleditsia triacanthos inermis Sweet gum Liquidambar styraciflua 1 cultivars: Moraine, Burgundy, Festival, Palo Alto: L.s. aurea American hop hornbeam or Ostrya virginiana ironwood I Amur cork tree Phellodendron amurense Columnar Sargent cherry Prunus sargentic columnare Red oak Quercus borealis I Pin oak Quercus palustris Willow oak Quercus phellos Pyramidal English oak Quercus robus fastigiata I Scarlet oak Quercus coccinea Shingle oak Quercus imbricaria Bur oak Quercus macrocarpa Regent Japanese pagoda tree Sophora japonica1 regent Littleleaf European linden Tilia cordata Crimean linden Tilia enchlora Silver linden Tilia tomentosa Chinese elm Ulmus parvifolia Village green Zelkova Zelkova serrata "village green" Hackberry Celtis occidentalis Sour gum or tupelo Nyssa sylvatica Bald cypress Taxodium distichum American plane tree or sycamore Platanus occidentalis I Tulip tree Lir iodendron tulipf era 3. Other tree species may be proposed by the subdivider, provided that such are first approved by the Board of Supervisors. Such species shall be appropriate for local climate extremes, resistant to I urban pollution and storm and disease damage, relatively maintenance free and shall present little danger of disrupting utility lines or of upheaving sidewalks and driveways.
E. Tree dedication. Upon dedication of the right-of-way to the municipality, all trees within such right-of-way I shall revert to municipal ownership. It shall be illegal for anyone to prune, spray, plant, remove, cut, burn, injure or fasten wire, rope, signs, or other items to such trees or deposit on or into the soil within the dripline of such trees any chemical deleterious to tree life without first obtaining permission from the municipality.
180-24 Erosion and grading control
A. Erosion and sedimentation control plans. Whenever earthmoving activities are proposed for a subdivision or land development which require preparation of an erosion and sedimentation control plan under the I rules and regulations of the Pennsylvania Department of Environmental Resources, the Board of Supervisors may require that a copy of such plan be submitted along with the plan submitted for preliminary approval. Review and approval of such erosion and sedimentation control plan by the Department of Environmental Resources or its designated agent shall, in such cases, be required for preliminary approval of the plan.
45 1. Blocks and lots shall be graded to secure proper drainage awa..' from buildings. Alterations to existing storm runoff patterns and amounts shall conform to the provisions of Section 180-25 and/or any other applicable Township Ordinance.
2. No excavation shall be made resulting in a slope steeper than one to three (1:3) vertical-horizontal, and no fill shall be made resulting in a slope steeper than one to one and one-half (1:l-1/2) vertical horizontal, except in the following circumstances: I (a) Such excavation and/or fill is for street grading, governed in Section 180-16 of this Article;
(b) The excavation is located so that a line having a slope of one to threc (1:3) and passing through any portion of the cut face will be entirely inside the property lines of the property I on which the excavation is made;
(c) The fill is located so that settlement, sliding or erosion will not result in fill being I deposited on adjoining property by any means;
(d) The materials and methods used to finish such grading are sufficiently stable to sustain a I slope of steeper than one to one (1:l); and
(e) The Township Engineer shall review all methods and materials used for such cut and fdl operations and shall affirm that such deviation from the slope standard will not result in I erosion, sedimentation or injury to persons or damage to adjacent property.
3. In all cases, the starting edge of excavations or the bottom edge of fills shall be a minimum of ten I (10) feet from property lines of developed lots. ,a 180-25 Storm Drainage
Facilities and installations for the control of stormwater shall be designed in accordance with the requirements in this Section as well as those found in the Snyder Township Stormwater Management Ordinance and the following: I A. Storm sewers, culverts and related installations shall be provided, as necessary, to: I 1. Permit unimpeded flow of natural watercourses 2. Ensure adequate drainage of all low points along the line of streets I 3. Inrercept stormwater runoff along streets at intervals related to the extent and grade of the area drained I 4. Provide positive drainage away from on-site sewage disposal facilities.
B. Storm sewers and related installations shall be required only when the runoff stormwater cannot be satisfactorily handled within the street cartway. I
C. Where existing storm sewers are reasonably accessible, proposed subdivisions shall be required, if necessary, to connect therewith. I
D. Storm drainage facilities shall be designed to handle not only the anticipated peak discharge from the property being subdivided but also the anticipated increase in runoff that will occur when property at a I higher elevation in the same watershed is fully developed.
46 1
I E. Where a subdivision is transversed by a watercourse, drainageway, channcl or stream, there shall be provided a drainage easement conforming substantially to the line of such watercourse, drainageway, channel or stream and of such width as will be adequate to preserve the unimpeded flow of natural drainage or for the purpose of widening, deepening, relocating, improving or protecting such drainage I. facilities. Any changes in the existing drainageway shall be subject to the approval of the Pennsylvania Department of Environmental Resources.
F. Appropriate gates shall be designed for all catch basins, stormwater inlets and other entrance appurtenances to ensure that maximum openings do not exceed six (6) inches on a side.
G. All storm drainage facilities constructed along or crossing state or Township roads shall conform to the applicable requirements of the Pennsylvania Department of Transportation specifications related to such drainage facilities. t'. 180-26 Parks, Open Spaces and Recreational Facilities.
A. The purpose of this section is to ensure that adequate parks and open space and recreational facilities are provided to meet the needs of subdivision residents, as these needs are generated by new subdivision and land development activity.
B. The provisions of this Subsection shall apply to all residential developments of both single and multiple family dwellings.
The provisions shall not apply to: (1) development which comes under a Mobile Home Park, or (2) developments approved prior to the enactment of this Ordinance.
C. The amount of land to be dedicated in each development shall be determined by applying the following formula to the total acreage of the development:
ACREAGE REQUIREMENTS
Number of Dwelling Units Minimum Required Acreage Proposed on Plan which must be dedicated
0 - 10 None 11 - 20 0.5 21 - 40 1.0 41 - 60 1.5 61 - 80 2.0 81 - 100 2.5 101 - 120 3.0 121 - 140 3.5 141 - 160 4.0 161 - 180 4.5 181 - 200 5.0 For each additional 20 units Additional 0.5
The Subdivider or Developer shall place a note on each subdivision plan or site plan which is subject to this requirement as follows:
"No more than [insert number] dwelling units may be constructed on the land which is the subject of this [subdivision plan / land development plan] unless additional land is dedicated to the Township of Snyder for park land and open spaces and/or the Board of Supervisors accept and additional
47 fee-in-lieu of dedication of park land and open spaces; said decision to be at the discretion of the Board of Supervisors.”
D. The Board of Supervisors, or its designee, shall determine if the land is acceptable for dedication based on the following and any other relevant criteria:
1. Access. The dedicated land must be readily accessible to all development residents. If the dedicated land ahuts a public street, there shall be at lease frontage of a minimum distance of fifty (50’) feet. If easements over private lands are the sole access, they shall be a minimum of fifty (50’) feet wide and have a cartway of sufficient width for two (2) vehicles constructed to a rough grade, passable condition; the maintenance of said right-of-way shall be the responsibility of the Homeowners Association or similar organization.
2. Location. The park and open space land shall be located, to the extent possible, so that it equally serves all residents of the dcvelopment, but in all events the land shall be accessible to the development.
3. Shape. The shape shall be suitable to accommodate those park and open space activities appropriate to the location and needs of the residents.
4. Soils, flood plain and stormwater facility: Soil shall be suitable for the intended park and open space uses. Open spaces (but not parks) may be located on or within any flood plain. Parks and/or open spaces may be located on or within a detention basis so long as the following conditions are met:
(a) The Board of Supervisors agrees to location of the parks and/or open spaces in the detention basin; the decision to be at the discretion of the Board of Supervisors.
(b) The parks and/or open spaces are developed in accordance with guidelines set forth by the Township Engineer.
(c) Park and/or open space lands which are located within a detention basin area may be credited toward the requirement of park land and/or open spaces at a factor of seventy- five (75%) percent (for example, if the detention basin area, qualifying in accordance with the requirements of the Township Engineer, is five (5)acres in area, there is a three-and- a-three-quarter (3.75) acre credit toward total requirements of park land and/or open spaces; five (5) acres x .75 = 3.75 acres).
(d) Park and/or open space lands which arc located within a detention basin area shall not be dedicated to the Township as public park and/or open space. The Township shall not be responsible for maintenance of the detention basin area if a credit toward park and/or open space is granted in accordance with paragraph (c) above.
5. Unity. It is desirable for the intended park and open space land to be in sweral well placed, adequately sized areas within the Township, so that it can accommodate the anticipated uses, rather than to have numerous useless small pieces.
6. Utilities. The major piece(s) of dedicated land are to be accessible to - but none crossed on or above the surface by a public street(s), telephone, power, fuel, water, and sewer lines, etc. If any of these facilities are placed underground, no part of them or their supportive equipment shall protrude above ground level.
Steep slopes and flood plains could make up as much as forty (40%) percent of the required open space land, but may not be used for park land. A minimuQ of sixty (60%) percent of the land
48 must be relatively flat, dry ground, not exceeding the average percent of slope of the development and suitable to the intended purposes. Yards, court areas, setbacks, and other open areas required by zoning and other regulations are not to be included as part of the acreage to be dedicated.
E. If it is determined that the land proposal for dedication is acceptable, the Township may officially accept the land at the time of final approval of the development plat. At such time, a deed shall be recorded forth dedicated land and it shall contain the following restrictive clause:
"This land was acquired for perpetual public park and open space purposes through the implementation of the Township of Snyder Subdivision Ordinance."
F. The Township or its designee shall be responsible for maintaining all dedicated and accepted areas. Formation of and cooperation with Homeowners' Association or similar organizations, for purposes of maintenance, shall be encouraged, but the responsibility of seeing that the work is done shall remain with the Township.
G. If it is determined that there is not land suitable for dedication, or that the subdivision is too small to allow for a suitable amount of land for dedication, or that it is not practical to dedicate land, or that there already exists an adequate amount of parks and open space land and recreational facilities, a fee-in-lieu shall be required by the Township. Such determination shall be made at the Preliminary Plan stage.
If a fee is required, it shall be equal to an amount per acre multiplied by the number of acres required under this subsection. The amount per acre shall be set by resolution of the Board of Supervisors as part of the Fee Schedule of the Township, which amount per acre shall be the average costs per acre of I development of park land as most recently determined by and provided by the Centre Region Board of Parks and Recreation.
As part of final approval of the Plan, the fee-in-lieu shall be paid to Township in cash and Township shall deposit it in an interest-bearing account, clearly identifying the specific parks, open space or recreation facilities for which the fee was received. Interest earned on such accounts shall be come funds of that account. Funds from such accounts shall be expended only in properly allocable portions of the costs incurred to construct the specific recreation facilities for which the funds were collected. If the Township has failed to utilize the fees-in-lieu paid for the purpose set forth herein within three (3) years from the date such fee was paid, then upon request of the person who paid the fee, the Township shall refund such 1' fee, plus interest accumulated thereon from the date of payment, to the person who paid such fee. In some instances, there may be some but not enough land to meet the park and open space needs. In those cases, the Board of Supervisors may elect, at their option, to require the dedication of some land and I the payment of a fee-in-lieu of land for the balance.
I 180-27 Supplemental Land Development Requirements I A. General Requirements and Intent In accordance with the definition of this Ordinance, as per the Pennsylvania Municipalities Planning Code (MPC), Land Development .may include various types of development and subdivision of land. In this regard, it is recognized by the Board of Supervisors that certain types of Land Development may have I needs and requirements unmet by the previous Subsections within Article IV alone. This Subsection provides such supplementary standards for various forms of non-residential development such as commercial retail, professional offices, and manufacturing uses. It is the intent of this Subsection to supplement and not replace any of the standards and requirements of the above referenced previous Subsections.
49 B. Submission and Review Procedures, and Plan Requirements
The submission and review procedures contained in Article 111 and Article IV shall be required for all Land Development proposals, as noted in each applicable Subsection of the above referenced Articles. In addition, the following shall be required for all proposals for commercial retail and professional office development in excess of 5,000 square feet, and for all proposals for manufacturing uses:
1. A traffic study analyzing the capacity of abutting streets, roads, and intersections abutting the development. The study shall include at a minimum an analysis of the system before development, at each phase of development (if applicable), and at full built-out. The study shall include an analysis of capacities, levels of service, and improvements required to maintain acceptable levels of service.
2. A landscape plan for the site prepared by a landscape design or site planning professional.
3. A sewer and water study of the proposed development as directed by the Township Engineer.
C. Parking Requirements
Non-residential development shall be designed in a manner that maximizes benefits and minimizes conflicts in relation with public safety. Specific supplementary requirements are as follows:
1. All non-residential proposals shall meet the following:
(a) In cases were more than a single row of parking spaces are required due to projected parking demand and/or site conditions the following design configurations shall be followed:
_- A minimum parking bay width of 45 feet shall be provided for 45-degree (diagonal) parking, with a one lane parking lane having a minimum width of 14 feet.
_- A minimum parking bay width of 61 feet shall be provided for %degree (head- in) parking with a two-way parking lane having a minimum width of 25 feet.
(b) All parking areas shall be paved with an asphaltic surface or with concrete, and include adequate drainage control as approved by the Township Engineer and/or in accordance with any Township Stormwater Management Ordinance.
(c) Parking areas shall be designed so that vehicles need not back out onto a public right-of- way.
2. Commercial land developments within the scope of these regulations shall provide paved parking areas. The minimum number of 9 foot x 18 foot parking spaces to be provided will vary depending upon use and/or interior and/or gross square footage area as summarized below
Department Stores 1 space per 200 square feet Other Retail 1 space per 250 square feet Banks and related 1space per 250 square feet Offices 1space per 333 square feet Houses of Worship 1 spaces for every five seats Hoiels/Motels 1 space per unit Supermarkets 1 space per 200 square feet Sit-Down Restaurants 1space per 333 square feet
50 Fast-food Restaurants 6 spaces per 200 square feel I Community Building 30% of capacity in persons
For uses not classified above, not less than three (3) square feet of paved parking area, inclusive of t access lanes, for every one (1) square foot of interior floor area. In addition, paved truck loading, unloading, and maneuvering can be accommodated within the property lines. All commercial establishments in excess of 10,OOO square feet of gross floor areas shall provide a loading dock/berth. The gross floor area at which point a second dock/berth is required will vary with use as summarized below:
Wholesale 40,OOO square feet Retail 20,OOO square feet Offices/Services 100,OOO square feet Restaurants 25,OOO square feet Hotels/Schools 100,OOO square feet
3. Industrial developments within the scope of these regulations shall provide a minimum of paved off-street parking in the ratio of one (1) parking space for every employee anticipated during the peak work shift. In addition, paved truck loading areas shall be provided such that all truck loading, unloading, and maneuvering can be accommodated within the property lines.
4. In addition to the requirements for commercial and industrial parking areas noted in C.2 and C.3 above, parking facilities provided shall also include the following:
(a) Illumination: All parking areas shall be illuminated by light standards with a maximum height of forty (40) feet, with sharp cut-off shields on the fiures to allow the direction of lighting on the lot and to avoid glare above the lot and on adjacent properties.
(b) Interior Landscaping: All parking areas shall include interior landscaping of at least ten (10) percent of the area of the parking lot, exclusive of any buffer areas provided under Subsection D.3 below. The interior of the parking area includes that area between the frontage or buffer yard and any paved walkways or the structure, when a walkway is not necessary.
(c) Walkways: The principal access point for commercial establishments abutting the parking lot shall have a paved walkway with a minimum width of five (5) feet.
(d) Access Drives: Each parking area shall include adequately sized access drives having a minimum width of twelve (12) feet when separate exit and entrance lanes are provided, and twenty (20) feet when combined exit and entrance lanes are provided.
(e) Special access designation: Fire lanes and handicap parking stalls appropriately located in relation to the structure shall be designated by signage and pavement markings.
D. Supplementary Requirements
Non-residential development shall be designed in a manner that maximizes benefits and minimizes conflicts in relation with public safety. Specific supplementary requirements are as follows: I 1. Proposed developments with drive-in facilities shall meet the following standards: (a) No more than two (2) driveways shall be provided to any one property from a public right- I. of-way.
51 (b) Driveways shall be no closer than thirty (30) feet from any adjacent property line.
(c) The maximum width of driveways shall be no wider than fity (50) feet.
(d) The intersection of any private drive and a public right-of-way shall provide for proper sight distance visibility. 1 (e) A Slate Highway Occupancy Permit shall be required from the Pennsylvania Department of Transportation for any driveway access to a State Highway, and a Township Highway Occupancy Permit shall be required from the Snyder Township Board of Supervisors for I any driveway access to Township Road prior to plan approval.
(f) Gasoline or other fuel pumps shall be no closer than twenty (20) feet to any public right- of-way. I 2. All proposed structures and buildings shall be no closer than fifty (50) feet to any right-of-way line. I 3. Proposals for industrial and/or commerce parks shall meet the following requirements: (a) A fifty (50) foot buffer shall be provided around the proposed Park. I (b) Any internal illumination shall be of the sharp cut-off variety avoiding glare above and onto adjacent properties. l (c) An internal street or traffic circulation system shall be provided. (d) All plans for individual structures or buildings shall be subject to review under the a requirements of this Ordinance. 4. Proposals for manufacturing facilities shall meet the following requirements: I (a) Loading docks as required by Subsection C above shall be at least fourteen (14) feet wide and have a clearance of at least fourteen (14) feet, and shall not be located in the front of the building. I (b) All outdoor storage areas shall be buffered by landscaping or a fence. 1 (c) Manufacturing buildings may not cover more than twenty-five percent (25%) of the lot. I I I
52 ROAD WlTH SHOULDERS NOT TO SCALE
VI w
4' MIN. -4
\COMPACTED SUBGRADE
ROAD wlm CURBING (SHOWN WlTH ROLLED FACE CONCRETE CURB 6 GUTTER) NOT TO SCALE 1 GUTTER %WE TO MATCH CARTWAY CROWN SLOPE
I 1/4’ 16’ Ir I I1 P CLASS A /I I I A= 6.48’ TO 6.72’ DEPENDING ON CARTWAY CROWN SLOPE I
GUTTER SLOPE TO MATCH I CARTWAY CROWN SLOPE 1CLASSCONCRETE--\ A fl’ n 1/4’ R7 I I B= 7.41’ TO 7.61’ DEPENDING I ON CARTWAY CROWN SLOPE
I BaELEeE CONCRETE CURB & NOT TO SCALE 1 NOTES: I - H UNI-TEC SNYDER TOWNSHIP ROAD DESIGN SCALE CONSULTING STANDARDS DR~G IN‘* 1530l23000 G TYPICAL CURB CROSS SECllONS SHEtT NO. E n m UtD Am111111 ColuOL PA 1-1 01- 1 54 Z'DEEP 3/1 G'WIDE
'*3/16" 2'DEEP WlDE
STRAIGHT FACE CONCRETE CURB k GUllER CONTRACTON JOINT NOT TO SCALE NOT TO SCALE
2'DEEP 3/1 G'MDE7 I I
RQlmuAE CONCRETE CURB & Gum E NOT TO SCALE
2'-0"
2-#5 EARS 2-#5 EARS I SECTION A-A I - I UNI-TEC SNYDER TOWNSHIP ROAD DESIGN SCALE CONSULTING STANDARDS UHkm !53 0 I23 0 00 1' G ENGINEERS, INC. CURBING CONTRACTION JOINT DETAILS ' SHttT NO Q) uzo Ammsun anasa~PA ita41 81c- DEPRESSED CURB DETAILS -
55 TYPE C MODIFIED INLET7 It STRAIGHT FACE I CONCRETE CURB
I EXPANSION JOIN I TOP OF BITUMINOUS WEARING SURFACE I l=AEmum
STRAIGHT FACE 9'-6' I CONCRETE CURB I 7 MPE C MODlnED INLET
I I n -EXPANS1 ON JOINTS 1 GUTTER FLOW UNEJ - I
I STRAIGHT FACE 9'-6' CONCRETE CURB 7 t I I
ANSI ON JOINTS I CUTER FLOW LINE I
- SCALE I UNI-TEC SNYDER TOWNSHIP ROAD DESIGN NO SCALE CONSULTING STANDARDS D#iWTf?G ENGINEERS, INC. STRAIGHT FACE CONCRETE CURB/ 1530123000 I' l3 SHEET NO m CUU AmSun COU80X. ?A. 1-1 8W-m STRUCTURE TRANSITION DETAILS 4 I TYPE C MODIFIED INLET,
STRAIGHT FACE CONCRETE I CURB k GUTTER
I PANS1ON JOIN I TOP OF BITUMINOUS WEARING SURFACE I
STRAIGHT FACE CONCRETE 9'-6' I CURB & GUTTER TRANSITION SEGMENT 7 TYPE C MODIFIED INLET I I / n II GUTTER FLOW UNEJ I I
------
- SCALE UNI -TEC SNYDER TOWNSHIP ROAD DESIGN STANDARDS NO SCALE CONSULTING DKA- ENGINEERS, INC. STRAIGHTFACECON I530 12 3000 z3 CURB & CUTER SHEtT NG. m a Am Ccurrm PA 1-1 OM-- L STRUCTURE TRANSITION 5 57 TYPE C MODIFIED INLET- \ I
ROLLED / I' CURB & I -/ I / 'EXPANSION JOINTS I ', +& OF BITUMINOUS WEARING SURFACE 'I - ROLLED FACE CONCRETE TRANSITION9'-6' SEGMENT - CURB & GUTTER .
EXPANSION JOIN Ts TYPE C MODIFIED INLET,
GUTTER FLOW UNEJ EXPANSION JOINTS/
ROLLED FACE CONCRETE 9'-6' CURB k GUTTER t TRANSITION SEGMENT
- UNI- TEC SNYDER TOWNSHIP ROAD DESIGN NOSCALE SCALE CONSULTING STANDARDS t 530123000 - -- lwl Ilc- STRUCTURE mms1nomnNLs 6
58 I \ \
PREFERRED INLET LOCATION (IF REQUIRED
TANGENT TO CURVE
SEGMENT
NOTE: STRAIGHT FACE CONCRETE CURB k GUrfER SHOWN FOR EXAMPLE PURPOSES.
- SNYDER TOWNSHIP SCALE UNI - TE C ROAD DESIGN NO SCALE CONSULTING STANDARDS UKAWNG 1530123000 is ENGINEERS, INC. CURBING/STRUCNRE~SH I 0. ' CM Eras oo1l+p~?A leuti sic+rs-ara AT INTERSECTlONS 7 6 1 I’Noh: ML DIMENSIONS EXCEPT THOSE INDICATED SHML BE IDENTICAL TO THOSE SHOW IN sEcnoN RC-34 OF PENNDOT I PUBUCATION #72.
I I I I 1 STRUCTURAL STEEL GRATE m B 1CYCl.E SAFE I 1 I I
I CAST IRON VANE GRATE BICYCLE SAFE NOE I REFER TO PENNDOT PUE. #72 FOR DIMENSIONS AND PENNDOT BULLETIN 15 FOR APPROVED MANUFACTURERS. - SNYDER TOWNSHIP ROAD DESIGN SCALE I UNI-TEC NO SCALE CONSULTING STANDARDS ENGINEERS, INC. TYPE C MODIFIED INLET TOP DETAIL INLET GRATE DETAILS I’ U I I 60 SUBDMSION AND LAND DEVELOPMENT
5 ARTICLE V I Administration and Enforcement I 180-28 Enforcement authority; fees A. The Township Board of Supervisors or its duly appointed representatives shall have the duty and authority for the administration and general enforcement of the provisions of this Chapter, as specified herein. I Permits required by the township for the erection or alternation of buildings, the installation of sewage disposal systems or for other pertinent improvements to or use of the land shall not be issued by any municipal official unless in accordance with the procedures specified herein.
I B. Fees. The Board of Supervisors may establish, by resolution, a schedule of fees and a collection procedure for review and inspection of all applications for approval of a subdivision or land development plan.
I 1. All such fees shall be payable to the township.
2. No plan shall be considered as having been filed or accepted for review, inspection, or approval I unless and until all fees are first paid in full. C. The owner or subdivider making application for review of a preliminary subdivision plan or final subdivision plan shall execute an agreement with the Township of Snyder, which agreement shall provide I that the owner or subdivider shall reimburse the Township for the actual cost of all fees and expenses for engineering and/or legal services that the Township may incur with the review of the plan for land subdivision submitted by the owner or subdivider, on-site inspection of the development or improved B roadways, cost of test core samples which will be taken to ascertain compliance with thickness and compaction requirements of improved roadways to be accepted by the Township Secretary, and deemed I necessary for on-site investigations. 180-29 Violations and penalties
I A. Any person, partnership or corporation who or which being the owner or agent of any lot, tract or parcel of land, shall lay out, construct, open or dedicate any street, sanitary sewer, storm sewer, water main or other improvements for public use, travel or other purposes or for the common use bf occupants of buildings I abutting thereon, or who sells, transfers or agrees or enters into an agreement to sell any land in a subdivision or land development, whether by reference to or by other use of a plan of such subdivision or land development, or erect any building thereon, unless and until a plan has been prepared and approved in full compliance with the provisions of this Chapter shall be subject to those penalties prescribed by Section I 515 of the Pennsylvania Municipalities Planning Code which penalties deem such misconduct a misdemeanor and provide for the imposition of fines and other penalties.
I B. The Township may initiate and maintain a civil action:
1. To obtain injunctive relief against the owner or agency who attempts the improper sale or I conveyance of land. 2. To set aside and invalidate any conveyances of land made prior to plan approval of any subdivision. i 3. To enforce, at law or in equity, any of the provisions of this Chapter.
I 61. C. Nothing herein shall prevent the Township from taking such other action as is necessary to prevent or remedy any violation.
180-30 Amendments
Provisions of this Chapter may, from time to time, be amended through action of the Board in the manner provided by Article V of the Pennsylvania Municipalities Planning Code, as amended.
180-31 Enactment
A. AU other Ordinances or parts of ordinances of the Township of Snyder which are contrary to the provisions of this Ordinance are hereby repealed to the extent necessary to give this Ordinance full force and effect.
B. This Subdivision and Land Development Ordinance shall become effective five (5) days after the enactment and ordaining thereof, and shall remain in force until modified, amended, or rescinded by the Board of Supervisors of Snyder Township, Blair County, Pennsylvania.
C. If any section, portion, or provision of this Ordinance is judicially held to be illegal, unconstitutional, or unenforceable, such decision shall not effect the remainder hereof. It is hereby declared to be the intent and purpose of the Board of Supervisors of the Township of Snyder that this Ordinance would have been adopted if any such illegal, unconstitutional, or unenforceable provision had not been included herein.
D. Adopted by the Board of Supervisors of Snyder Township, Blair County, Pennsylvania, this 31st day of December, 1993.
SNYDER TOWNSHIP BOARD OF SUPERVISORS
Chairdan
Attest: n//- 0
62 I I I
I SUBDMSION AND LAND DEVELOPMENT I INDEX I I ID I I 1 I I I I ?
I 63 SNYDER TOWNSHIP SUBDMSION AND LAND DEVELOPMENT ORDINANCE INDEX
SUBDIVISION OF LAND
Administration and enforcement...... 180-28 .180-30 Amendments ...... 180-30 Blocks ...... 180-17 I Contents of plans ...... 180-12 - 180-14 Definitions Acreage of property ...... 180-5 I Alley ...... 180-5 Amendment ...... 180-5 Applicant ...... 180-5 I Arterial street ...... 180-5 Block ...... 180-5 Board ...... 180-5 Cartway ...... 180-5 I Centerline...... 180-5 Certified nursery stock ...... 180-5 Collector street ...... 180-5 I* Community sewage system ...... 180-5 Comprehensive plan ...... 180-5 County ...... 180-5 I Cul-de-sac...... 180-5 Cut ...... 180-5 Dead-end street ...... 180-5 Dedication ...... 180-5 rn Elevation ...... 180-5 Engineer, Township ...... 180-5 Erosion ...... 180-5 I Escrow ...... 180-5 Excavation ...... 180-5 Fill ...... 180-5 Floodplain ...... 180-5 I Governing body ...... 180-5 Grade ...... 180-5 Half street ...... 180-5 I Improvement ...... 180-5 Land development...... 180-5 Local street ...... 180-5 I Lot ...... 180.5 Lot, double- or reverse-frontage...... 180-5 Lot line ...... 180.5 Municipal ...... 180-5 I North point ...... 180-5 Off-site sewer service ...... 180-5 On-site sewer service ...... 180-5 I Owner ...... 180-5 Perimeter boundary ...... 180-5 Right-of-way ...... 180-5 Sedimentation...... 180-5 Seed ...... 180-5 Sight distance ...... 180-5 Slope ...... 180-5 Street slope ...... -5 Street ...... 180-5 Subdivider ...... 0-5 Subdivision ...... 0-5 Township ...... 0-5 Walkway ...... 180-5 Design Standards ...... 180-~- 180-26 I Drainage ...... 180-21, 180-25 Easements ...... 180-21 Erosion and grading control ...... 180-~ I Establishment of control ...... 180-4 Excavations ...... 180-24 Fees ...... 180-9 Final review of plan ...... 180-9,180-13 General requirements ...... 180-6 Grading ...... 180-16,180-24 Guaranties ...... 180-9 Improvements ...... 180-15, 180-26 Lighting ...... 180-16 Lots and parcels ...... 180-18 Minor subdivisions...... 180-11 Monuments and markers ...... 180-22 Open space ...... 180-26 Plan requirements ...... 0-12- 180-14 Plan review procedures ...... 180-6 - 180-11 Preapplication conference ...... 180-7 Preliminary review of plan ...... 180-8,180-12 Purpose ...... 0-3 Recording of plans ...... 180-10,180-14 I Reports...... 180-7 Sewage disposal systems ...... -19 Sewers ...... -19 I Shade trees ...... 180-23 Signs ...... -16 Statutory authority ...... 180-2 Streets...... 0-16 Title ...... 180-1 . Township Board of Supervisors ...... -8, 180-9, 180-28 Utilities...... 180-21 Violations and penalties ...... 180-29 Water supply ...... 180-20
66 TEL : Jun 17,99 11:33 No.002 P.03
ORDINANCE 99-1
EH 'I'UWNSHIP I' UKUlNANCE :NANCE 93-8- :E Y5-2 I-
WHEREAS, thils OrdLncrnce has been submitted unto the Blair ~~untyPlanning Commiwion for recommendat ions : AND WHEREAS, the Blair County Planning Contmissiun completed its review and made no recummendad changes;
AND WHEREAS, 8 Dublic hearing CXX,C~X~~KJCJthis Ordirrance was held as provlded by law: AND WHEREAS, notice of action .Concerning this Ordinance w8s published in, The Daily Uerhld of Tyrone. PE?nn6ylVania as pr:av.lded by law.
NOW THEREFORE, the Supervisors of Snyder TownghiF, Rlnir
County, Pennsylvania in accordance wfth the powerg granted u~lt'o them
in Act: 60 of 1995, ab supplemented und &mended, 53 P.S, 65101 at seq.
(The Second Claiee Towriahip Code) end Aai; 170 of 1988, &e supplementea ayrd aniendcd, 53 P.O. 10101 ct: ocq (Thc Pcnn.cylueh~aMunicipalitie6
Phii~ArigCode), do ?lBRE:DY ENACT AND ORDAIN AND IT 16 HEREBY ENACTED
AND ORDAINED, khat Snyder Townehip Ordinuncc 93-8 (kn.own as the Sub- TEL : Jun 17,99 11:34 N0.002 P.04
division and Land Dcvclogment Ordiriarice ) ti8 arriended by Ordinance 95-2 is hereby aniended as follow#:
1.
Section 18-19B is hereby aniended by adding the Lcrllowing: The Board of; Supervisors may by resolution authorize en excniption to the provisions uf this ordinance relating to on-site
GeWUgC disposal systems, in situations where an agreement is approved and executed by the landowners, tenante and the township under the provisions of Thc Pcnnsylvanla Sewage FaCilitics Act (35 PoS. 750.1 et seq) an.d the reguhtions iesued pursuant thereto at Chapter 71, Section 71.51( 1) or under antandrrtanto and supplemente thereto: such egreerrtent. .i.K cnrnrnonly referred to as a "Qrarmy Flats Aqreemenk" for temporary gersonnl nr asRi.sted care far an immediate family member, 2.
In all other respects ?he Rnnrd nf: S~-JAL.V~BO~Sdoee hsreby ratify ax1.d confirm Ordiriancle 93-8 and Ord5nance 95-2 c?x~?~~f.a# supplcmcntod and amcn.dad fr, this Ordinance. 3.
The effactivc datc of thic Ordinance shall be five (5) days TEL : Ju.n 17,99 11:34 No.002 P.05 I
deolarfid to be the intent end ,purpose of the Board of SupeLvisors of the Tcrwi1F;hi.p of Snyder that this Ordinance woula have beer1 udoptcd if any ouch :i 11cgal, uncorietitutional or unenforceable provisbtis had not been. included herein.