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SUBDIVISION AND LAND DEVELOPMENT ORDINANCE NOVEMBER 1983
Transcript of SUBDIVISION AND LAND DEVELOPMENT ORDINANCEelibrary.pacounties.org › Documents ›...
S U B D I V I S I O N
A N D
L A N D D E V E L O P M E N T
O R D I N A N C E
NOVEMBER 1983
S U B D I V I S I O N AND LAND DEVEIDPMENT ORDINANCE
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G I R A R D TOWNSHIP, C L E A R F I E L D COUNTY
PENNSYLVANIA
ORDINANCE NO: 2-83
ENACTED :
An Ordinance regulat ing and controll ing land subdivision and development and mobile home parks and insuring tha t : t h e layout o r arrangement of t h e subdivision o r land development s h a l l be orderly; (ii) streets i n and border- i n g a subdivision o r land development s h a l l be coordinated, and be of such widths and grades and i n such locat ions as deemed necessary t o accommodate prospective traffic, and facilitate f i r e protection; (iii) adequate easements o r right-of-way s h a l l be provided f o r drainage and u t i l i t i e s ; reservat ions i f any by t h e developer of any area designed f e r . u s e as public grounds s h a l l be su i t ab le s i z e and loca t ion f o r t h e i r designated uses: i ng , subsidence o r underground fires e i the r s h a l l be made safe f o r t h e purpose f o r which such land is proposed t o be used, o r t h a t such land s h a l l be s e t as ide f o r uses which s h a l l not endanger l i f e o r property o r f'urther aggravate o r increase t h e ex is t ing menace.
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(v) and land which i s subject t o flood:
(2) Provisions governing the standards by which streets s h a l l be graded and improved, and walkways, curbs, gu t te rs , street l i g h t s , f i r e hydrants, water and sewage fac i l i t i es and other improvements s h a l l be i n s t a l l e d as a condition prece- dent t o final approval of plats .
(3) Provisions which take in to account land development not intended f o r t h e immediate erect ion of buildings where streets, curbs, gu t t e r s , street l i g h t s , f i r e hydrants, water and sewage f a c i l i t i e s and other improvements may not be poss- i b l e t o i n s t a l l as a condition precedent t o t h e erect ion of buildings on lands in- cluded i n t h e approved p la t .
(4) Provisions f o r encouraging and promoting f l e x i b i l i t y economy and ingenu- i t y i n t h e layout and design of subdivisions and land developments including pro- vis ions authorizing t h e planning agency t o alter s i t e requirements and f o r encour- aging o ther pract ices which are i n accordance with modern and evolving pr inciples of s i t e planning and development.
BE I T ORDAINED AND ENACTED BY TKE TOWNSHIP S U P E R V I S O R S OF TKE TOWNSHIP OF GIRARD.
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S e c t i o n 1 0 1 . S h o r t T i t l e . . . . . . . . . . . . . . . 1 S e c t i o n 1 0 % . E f f e c t i v e D a t e . . . . . . . . . . . . . . 1 S c c t i o i i 103 .. C o n s t r u c t i o n and Scope . . . . . . . . . . . 1
. S e c t i o n 1011 . C o n s t i t u t i o n a l C o n s t r u c t i o n . . . . . . . 2 S e c t i o n 1 0 5 . 1'tirpoor;e (?f Ordinance:. . . . . . . . . . . 2 Sec t - ion 1 0 6 . A u t h o r i t y . . . . . . . . . . . . . . . . 2 S e c t i o n 107 . D e f i n i t i o n s . . . . . . . . . . . . . . . 2
ARTICLE I1 . S U R D I V I S I O i J ....... KEGULATIONS ... __L-
S e c t i o n 2 0 1 . S e c t i o n 2 0 2 . S e c t i o n 293 . S e c t i o n 2 0 4 . S e c t i o n 2 0 5 . S e c t i o n 206 . S e c t i o n 2 0 7 . S e c t i o n 2 0 8 . S e c t i o n 209 . S e c t i o n 2 1 0 . S e c t i o n 2 1 1 . S e c t i o n 23.2 . S e c t i o n 212.A S e c t i o n 2 1 3 . S e c t i o n 214 . S c c t i c n 21.5 . S e c t i o n 21; . Seckior ) ;? 1 . ' i .
Sectio:i . :li; . Secti.on 21.3 - sec t ion 223 .
Sub<d iv i s ion C o n t r o l . . . . . . . . . . . 6 S u b d i v i s i o n Lot Control . . . . . . . . . G Sewage P e r m i t s i n a S u b d i v i s i o n . . . . . 6 Lot L i n e s . . . . . . . . . . . . . . . . . 6 S t r e e t s Dedicated for- P u b l i c Use . . . . . 7 l ' r i v a t c S t ree ts . . . . . . . . . . . . . 7 A l l e y s . . . . . . . . . . . . . . . . . . 8 Sewnqc Disposal . . . . . . . . . . . . . 8 Nater Supply . . . . . . . . . . . . . . . 9 D r a i n a g e . . . . . . . . . . . . . . . . . 9 S i d ewa 1 k s . . . . . . . . . . . . . . . . 9 Stree t L i g h t s . . . . . . . . . . . . . . 9 - C)pen Space . . . . . . . . . . . . . . . 1 0 P l a t R e q u i r e n e n t s . General . . . . . . . 1 0 I - ; r c ! lh ina ry S u b d i v i s i o n P l a t s . . . . . . 1 0 F i i I j l l S u b d i v i s i o n P l a t s . . . . . . . . . 11 ? ti>!)J.ication fo r S u h d i v i s i o n Plat i\>i>roval . 11 i~i .~!, . ~ ' r ( - ,~ .~ ( :~~ ;~ ; i i~ f ; . . . . . . . . . . . . . . 1 2
( a ! ' [ i ? i t i a t i i )q P:r~ccdure - All P l a t s . 1 2 ( L ) ? r e l i i n i n a r y S u b d i v i s i o n P l a t s . 1 2 (c! ?inal Subdivision Plats . . . . 13 (rI! liearific.js . . . . . . . . . . . . 1.1
!'I.nt-z After A.g?roval . . . . . . 14 (f) Vii::iances . . . . . . . . . . . 1 4
T i L t e r i n q !;ite RecIuirements . . . . . . . . 1 5 ?.*e? ... 5 . . . . . . . . . . . . . . . . . . . 15 ~ ' , > ; i a ' , i I t i . ~ ~ j . . . . . . . . . . . . . . . - 1 5
i e ) 3.1 t c r i n g F i n a l S u b d i v i s i o n
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ARTICLE I11 . MOBILE ... IlOhlE PARKS
s e c t i o n s e c t i o n S e c t i o n S e c t i o n S e c t i o n S e c t i o n S e c tiori S e c t i o n S e c t i o n S e c t i o n S e c t i o n S e c t i o n S e c t i o n
. S e c t i o n S e c t i o n S e c t i o n S e c t i o n S e c t i o n Section S e c t i o n S e c t i o n S e c t i o n S e c t i o n S e c t i o n S e c t i o n S e c t i o n S e c t i o n S s c t i o n
331 . MoSile Home Park C o n t r o l . . . . . . . . . 17 302 . S i z e and D e n s i t y of L o t s 1 7 303 . S e t Backs and B u f f e r S t r i p s . . . . . . . 1 8 3 0 3 . I n s t a l l a t i o n of Mobile H o m e s . . . . . . -18 3'35 . S c r e e n i n g and F e n c i n g . . . . . . . . . -18 306 . D e d i c a t e d S t r e e t s . . . . . . . . . . . . 1 8 307 . P r i v a t e S t r e e t s . . . . . . . . . . . . . 1 9 308 . Off S t r e e t .Pa rk in y. . . . . . . . . . . . 1 9 309 . Sewage D i s p o s a l . . . . . . . . . . . . . 13 . Iilater Supply . . . . . . . . . . . . . . . . 1 9
311 . Dra inage . . . . . . . . . . . . . . . . . 20 31% . Oepn S!>nce . . . . . . . . . . . . . . . . 20 3 1 3 . W a l k s . . . . . . . . . . . . . . . . . . 20 3 1 4 . Street: L i g h t s . . . . . . . . . . . . . . 2 1 315 . Elec t r i ca l D i s t r i b u t i o n System . . . . . . 2 1 . N a t u r a l G a s S y s t e m . . . . . . . . . . . . 2 1
317 . L i q u i f i e d P e t r o l e u m Systems . . . . . . . 2 2 318 . F u e l O i l Supply Sys tem . . . . . . . . . . 22 3 1 9 . F i r e P r o t e c t i o n . . . . . . . . . . . . . 23
3 2 1 . I n s e c t and Rodent C o n t r o l . . . . . . . . 2 3 3 2 2 . Service B u i l d i n g s . . . . . . . . . . . . 2 3 3 2 3 . Reserved f o r F u t u r e Use . . . . . . . . . 2 4 32.1 P l a n s 2 4 3 2 5 . P r o c e s s i n g P r o c e d u r e . . . . . . . . . . . 2 4 3 2 6 . F e e s . . . . . . . . . . . . . . . . . . . . 25 3 2 7 . P e n a l t i e s . . . . . . . . . . . . . . . . 2 5
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3 2 0 . I l i s p o s a l of Refuse and Garbage . . . . . . 2 3
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. . . . . . . . . . . . . . . . 3 2 8 Enforcement 25
ARTICLE IV . RESERVED FOR F U T U R I I USS . . . . . . . . . . . . 2 5 -I_-__-_--p-.-
ARTICLT: V . I;:I.!!-!CTMEWT. . . . . . . . . . . . . . . . . . . . 26 -.. ..
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A R T I C L E I ---- GELiERAL P R O V I S I O N S
T h i s Ordinance s h a l l !:lecorne e f f e c t - i v e f i v e days a f t e r enac tmen t .
SECTION 103. - C?iJSTRUCTION AND SCOPE -
' r n i s Ordinance s i i a l l n o t a f f e c t o r a p p l y t o :
Any l a n d s u h d i v i s i o n o r development f o r which a n a p p l i c a t i o n for p r e l i m i n a r y or f i n a l apprcjval i s pending a s of t h e date of enactinelit of tiiis Ord inance , p r o v i d e d t h a t t h e a p p l i c a n t com;>letcs t h a t p a r t of t h e approved development i n a c c o r d a n c e w i t h the terms of a p p r o v a l w i t h i n three ( 3 ) y e a r s f rom da te of f i n a l a p p r o v a l or from date of p r e l i m i n a r y a p p r o v a l , whichever d a t e i s t:ie ea r l i e r .
f4oSilc Iicinic P a r k s ( ? : ( i s t i n r i and o n e r n t i n q p r ic r t o t h e e n a c t - ment of this O r ~ . i i . I i a n c c and holdincj A C e r t i f i c a t e of ___A I iecj is t ra t io ,n fr;m tIie L>..r?i>nr tinent i n s o f a r a s O r i c ~ i n a l P l a n s fr
Eire required.
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Depar tment , t r a v e l t ra i le rs g e n e r a l l y used f o r r e c r e a t i o n a l p u r p o s e s , and t r a n s p o r t t r u c k s or v a n s equ ipped w i t h s l e e p i n g s p a c e f o r d r i v e r s .
Any l a w , r e g u l a t i o n or o r d i n a n c e which i s i n c o n f l i c t w i t h any p r o v i s i o n of t h i s Ordinance.
The d i v i s i o n o f f a m i l y owned l a n d among members of t h a t f a m i l y where t h e o n l y c o n s i d e r a t i o n i s one ( $ 1 . 0 0 ) d o l l a r and love and a f f e c t i o n , l i m i t e d t o one (1) p a r c e l p e r immediate f a in i ly member. I n which case, l a n d h o l d e r and liis/hcr a s s i g n s shall assume a l l r e s p o n s i b i l i t y f o r roads and s t ree t l i g h t i n g and main tenance f o r same.
-- SECTION 1 0 4 . - COYSTITUTIONAL CONSTRUCTION
The p r o v i s i o n s of t h i s Ordinance s h a l l be s e v e r a b l e and i f any of i t s p r o v i s i o n s shall be held t o be u n c o n s t i t u t i o n a l , o r o t h e r w i s e i n v a l i d , tlle v a l i d i t y of t h e remain ing p r o v i s i o n s sha l l n o t be af fec ted .
SECTION 105 . PURPOSE OF' 0RDI;JANCE
The p u r p o s e a n d t h e scope of t h i s Ordinance i s t o promote t h e g e n e r a l welfare of tlie r e s i d e n t s of t h e Township by r e g u l a t i n g t h e deve lopment of l a n d i n t h e Township, and t h e s t a n d a r d s set f o r t h h e r e i n s h a l l be t h e mininium s t a n d a r d s for t h e deve lopment o f l a n d and f o r t h e promotion of t h e g e n e r a l welfare o f t h e r e s i d e n t s o f t h e Township.
SECTION 1 0 6 . .Z\UTJICRITY --
The a u t h o r i t y for t h i s Ordinance i s Planninr j Code, A c t 2 4 7 as amended b! 5 6 6 , Yo. 1 9 4 , Art ic le 5 , S e c t i o n 50:
t h e P e n n s y l v a n i a M u n i c i p a l i t i e s A c t 9 3 of 1 9 7 2 , and 1 9 7 4 P.L.
C e r t a i n words and p!xases s h a l l have the meanings a s c r i b e d t o them, u n l e s s the c o n t e s t c l ea r ly i n d i c a t e d o t h e r w i s e , as d e f i n e d i n t h e P e n n s y l v a n i a M u n i c i p a l i t i e s Plannincj Code, and Rules and R e g u l a t i o n s c J f the D c p a r t i n e n t of En\Vironnicnt-.;il !?csoiirccs p e r t a i n i n g t o mob i l e i:gIntr parks .
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Applicant. A landowner or developer, including his heirs, successors, and assigns, or his authorized agent who has filed for approval of a subdivision plat, or who has applied for a certificate of registration and a license to operate a mobile home park.
Application for Development. liminary or final, required to be filed and approved prior to start of construction or development including but not limited, to an application for a building permit, for the approval of a subdivision plat or plan.
Appointing Authority. The Board of Supervisors in townships of the second class; or as may be designated in the law providing for the form of government.
Every application, whether pre-
Available. A utility is available when the Township is advised in writing by the utility cornpany that the utility service can be provided for the land development in question.
Certificate. _- park j.ssued by the Pennsylvania Department of Environmental Resources.
Certificate of Registration of a mobile home
Code. The Pennsylvania Municipalities Planning Code, as enacted a t the date of passage of this Ordinance.
Department. T h e Pennsylvania Department of Environmental Resources. .
Developer. Any landowner, agent of such landowner or tenant with the permission of such landowner, who makes or causes to be made a subdivision of land or a land development.
--. Engineer. Comonwealth of Pennsylvania, duly agpointed as the engineer f o r a municipality, planning agency, o r joint planning commission.
A professional enqineer licensed as such in the
- ~ . - Governing Body. T h e Hoard of Supervisors in townships of the second class; or as may be designated in the .law pro- viding for the form of government.
-- Land Devcloprnent. or more contii7Tous lots, tracts or parcels of land for any purpose involving ( a ) a group of t w o or more buildings, o r (b) t h e division Gr allocation of land or space between or among two or more existing or prospective occupants by means of, or fo r the Furpose of streets, common areas, building groups or ether features; (ii) a subdivision of land.
(i) The improvement of one lot or two
Landowner. The legal or beneficial owner or owners of land ificluding the holder of an o:Dtion or contract to purchase 7--.
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(whe the r or n o t s u c h o p t i o n or c o n t r a c t is subjec t t o any c o n d i t i o n ) , a lessee i f h e is a u t h o r i z e d unde r t h e lease t o e x e r c i s e t h e r i g h t s of t h e landowner , o r other p e r s o n hav ing a p r o p r i e t a r y i n t e r e s t i n l a n d , s h a l l be deemed t o be a landowner for t h e purposes of t h i s act.
(1.3) Mobile Home. Means a t r a n s p o r t a b l e , s i n g l e f a m i l y d w e l l i n g intended for permanent occupancy, o f f i c e o r place of assembly c o n t a i n e d in one u n i t , o r i n t w o u n i t s d e s i g n e d t o be j o i n e d i n t o one i n t e g r a l u n i t c a p a b l e of a g a i n b e i n g s e p a r a t e d fo r r e p e a t e d towing , which a r r i v e s a t a s i t e comple t e and r e a d y for occupancy e x c e p t for minor and i n c i d e n t a l unpacking and assembly o p e r a t i o n s , and c o n s t r u c t e d s 3 t h a t it may be used w i t h o u t a ' permanent f o u n d a t i o n .
(1.4.) - Nobile H o m e Dependent. w i t h a t o i l e t and b x h t u b o r showertJ
A mobile home which i s n o t equ ipped
( 1 5 ) Nobile Hone Lot. A parcel o f l a n d i n a mobile home p a r k , improved w i t h the n e c e s s a r y u t i l i t y c o n n e c t i o n s and o t h e r a p p u r t e n a n c e s n e c e s s a r y fo r t h e e r e c t i o n s t h e r e o n of a s i n q l e mobile i l o n l e , which is leased by t h e p a r k owner t o the o c c u p a n t s of t h e mob i l e home erected on t h e l o t .
(16) Mobile Iiomc P a r k . A parce l of l a n d under s i n g l e owner sh ip
T
which has been-p lanned and improved for t h e p l acemen t of mobile homes f o r n o n t r a n s i e n t u s e , c o n s i s t i n g of t w o o r more n o b i l e home lots.
( 1 s ) M u n i c i p a l i t y . Township of t h e secoiid c lass , or any s imilar g e n e r a l purpose unit of government which s h a l l h e r e a f t e r be c r e a t e d by t h e G e n e r a l Assembly.
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( 1 9 ) P l a t . T h e ma? o r tilar, of ;I s u b d i v i s i o n o r land development ,
--- Plan . Any p l a n or p l o t of a s u b d i v i s i o n or m o b i l e home p a r k .
whctlicr p r e l i m i n a r y o r fini.11.
( 2 0 ) P u b l i c Grounds. I n c l u d e s :i) parks, p laygrounds and o ther puij1.i.c areas; anti (iij s i t e s for schcmls, sewaqe t r e a t m e n t , refuse d i s p o s a l anc? o t h e r y i b l i c l y owncd or ouera ted f a c i i i t i z s .
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(21.1 --_-- P u b l i c Notice. - - .- !Jotice j x L i . i s h e d once each week for t w o c o n - z e c u t i v a wceks i i i a nevsi.1a;ii.r cjf q e n e r a l c i r c u l a t i o n i n t h e m u n i c i p a l i t y . Siich r to t icc Si1;l l l s t a t e t h e t i m e and p lace of t k c h e a r i n q a r i d t h e p i i r t i c u l a r nature of t h e matter t o be c o n s i d e r e d at t h e h e a r i n g . The f i r s t p u b l i c a t i o n s h a l l be not more t n a n t h i r t y d a y s 01- less t h a n f o u r t e e n d a y s frcm tile ciate 0: the l i e a r i n q .
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camping t r a i l e r , which do n o t r e q u i r e a s p e c i a l h a u l i n g p e r m i t and which is d e s i g n a t e d f o r t empora ry human occu- pancy u n d e r t r a n s i e n t c i rcumstances s u c h as t r a v e l and camping.
v e h i c l e s . ( 2 3 ) Road. Any s t reet , roadway, o r r i g h t o f way u s a b l e by
(24) Street. I n c l u d e s street , avenue , b o u l e v a r d , road, highway, parkway, l a n e , a l l e y , v i a d u c t and any o t h e r ways used or i n t e n d e d t o be used by v e h i c u l a r t r a f f i c or p e d e s t r i a n s whe the r p u b l i c o r p r i v a t e .
( 2 5 ) S t r u c t u r e . Any man-made o b j e c t h a v i n g a n a s c e r t a i n a b l e s t a t i o n a r y l o c a t i o n on or i n l a n d o r water, whe the r o r n o t a f f i x e d t o t h e l and .
( 2 6 ) S u b d i v i s i o n . The d i v i s i o n or r e d i v i s i o n of a l o t , t r a c t or p a r c e l of l a n d by any means i n t o t w o o r more lo t s , t rac t s , p a r c e l s , or o t h e r d i v i s i o n s o f l a n d i n c l u d i n g changes i n e x i s t i n g l o t l i n e s f o r t h e p u r p o s e , whe the r immedia te o r f u t u r e , of lease, t r a n s f e r o f o w n e r s h i p o r b u i l d i n g o r l o t development: P r o v i d e d , however, t h a t t h e d i v i s i o n of l a n d f o r a g r i c u l t u r a l p u r p o s e s i n t o p a r c e l s of more t h a n t e n ( 1 0 ) acres, n o t i n v o l v i n g any new streets or easement of access, s h a l l be exempted.
( 2 7 ) S u p e r v i s o r s . The Board o f S u p e r v i s o r s o f Girard Township.
( 2 8 ) Township. The Township of Gi ra rd o r any of i t s a u t h o r i z e d a g e n t s , s p e c i f i c a l l y i n c l u d i n g t h e Board of S u p e r v i s o r s .
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SECTION 201. SUBDIVISION
A R T I C L E I1
SUBDIVISION REGULATIONS
CONTROL
No.subdivision o r land development of any l o t , t ract o r parcel of land shall be made, no street , sanitary sewer, storm sewer, water main o r other improvements i n connection therewith shall be l a i d out, constructed, opened o r dedicated f o r public use o r t r a v e l , o r f o r t h e common use of occupants o r buildings abut t ing thereon, except i n accordance with t h e provisions of this Ordinance,
SECTION 202. SUBDIVISION LOT CONTROL
No l o t s h a l l be so ld and no building shall be erected i n any subdivision unless t h e subdivision p la t has been approved and recorded; and a l l required improvements have been completed o r guaranteed as se t f o r t h i n Act 247 as amended by Act 231 of 1980, Article 5, Sect ion 501.
SECTION 203. SEWAGE PERMITS I N A SUBDIVISION
Where a l o t o r acreage i n a subdivision is intended t o be served by an individual on-site sewage disposal system, such l o t o r acreage shall not be sold, leased o r otherwise transferred u n t i l t h e owner thereof has secured a permit from t h e Township Sewage Enforcement Officer of t h e Department f o r t h e construction o r i n s t a l l a t i o n of t h e on-site system,
SECTION 204. IQT LINES
Lot l i n e s s h a l l be l a i d out as follows:
(a) Insofar as prac t ica l , s ide l o t l i n e s s h a l l be a t r i g h t angles t o s t r a i g h t road l i nes .
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(b) Lot l i n e s shall f o l l o w m u n i c i p a l l i n e s r a t h e r t h a n cross them.
(c ) LOTS: S i z e and d e n s i t y of l o t s . Minimum s i z e of resi- d e n t i a l l o t s s h a l l c o n s i s t o f a t l e a s t one-half (5) acre.
!jECTION 205. STREETS DEDICATED FOR PUBLIC IJSE --
Unless o therwise p r o v i d e d , all streets s h a l l be dedicated t o p u b l i c u s e , and s h a l l be p a i d o u t and c o n s t r u c t e d i n acco rdance w i t h t h e f o l l o w i n g r e q u i r e m e n t s :
Dedica ted s t reets s h a l l be shown on p l a t s , and a Deed of D e d i c a t i o n shall be g i v e n the Township upon f i n a l a p p r o v a l , b u t s u c h streets shall n o t become p u b l i c s treets u n t i l f o r m a l l y accepted by t h e Township.
All d e d i c a t e d s t reets i n and b o r d e r i n q t h e s u b d i v i s i o n shall be c o o r d i n a t e d and conform t o all loca l and s t a t e r e g u l a t i o n s .
N o d e d i c a t e d s t r ee t s h a l l he l a i d a l o n g or w i t h i n 50 fee t from a s u b d i v i s i o n boundary l i n e i n s u c h manner as t o pre- v e n t a c c e s s t o t h e s t reet f r o m l a n d a d j o i n i n g t h e s u b d i v i s i o n , i i n l c s s t h e r e s t r i c t i o n i s waived by t h e S u p e r v i s o r s .
Dedicated streets s h a l l be c o n s t r u c t e d i n acco rdance w i t h Township s p e c i f i c a t i o n s and be a mud f r e e s u r f a c e and paved w i t h a n e i g h t i n c h ( 8 " ) s t o n e base or e q u i v a l e n t f o r a w i d t h of a t l eas t twenty ( 2 3 ) f e e t i n t h e c e n t e r of t h e s t reet r ight-of-way, w h i c h shall bave a w i d t h of a t l eas t f i f t y ( 5 3 ) feet .
N o s t ree t s h a l l have a g r a d i n g exceed ing t e n p e r c e n t (10%).
N o s t reet i n t e r s e c t i o n s h a l l be a t an a n y l e of less t h a n s i x t y ( 6 3 ) degrees.
Dead-end o r cul-de-sac s t r t x t s s h a l l have a tu rn -a round w i t h a r a d i u s of a t least f i f t y ( 5 0 ) f ee t .
Street name s i c j n . ; onf form in^^ t o Townshill s p e c i f i c a t i o n s and d i s p l a y i n g names aLji)roved by t h e Township s h a l l be e r e c t e d a t a l l s t reet i n t e r s e c t i o n s .
P r i v a t o s t ree ts , excl iidi.nq dcdicntcd streets, may Sc allowed, subject t o the following c o r , d i t i o n s :
( a ) When used a s a p r i v a t e dr iveway s e r v i n g o n l y t w o (2) l o t s o r , , - I
I I
When c l e a r l y i n d i c a t e d as such f o r a r ight-of-way wid th o r n o t less t h a n f i f t y ( 5 0 ) f e e t on t h e approved p l a n w i t h a s t a t e m e n t t h e r e o n c l e a r l y i d e n t i f y i n g t h e s t reet as n o t hav ing been d e d i c a t e d t o p u b l i c use .
( b ) P r i v a t e s treets s h a l l be posed and nay be r e q u i r e d t o be paved, depending upon l o c a t i o n and number of l o t s s e r v e d .
( c ) Deeds f o r p r o p e r t y a b u t t i n g . a p r i v a t e s treet s h a l l c o n t a i n a s t a t e m e n t t h a t t h e street is a p r i v a t e s t reet and i s t o be ma in ta ined by the a b u t t i n g p r o p e r t y owners a t t h e i r own
I I expense .
I SECTIOZJ 237. ALLEYS
ALLEYS MAY BE A L L O \ ~ ~ I I UNDER TIIC FOLLOh'IiJG CONDITIONS :
( a ) When d e s i r a b l e fcr d e l i v e r y s e r v i c e o r access t o t h e rear
( b ) A l l e y s s h a l l be c o n s t r u c t e d w i t h a f i r m base and t o p s u r f a c e ,
I of a lot.
and may be r e q u i r e d t o be paved.
( c ) Alleys s h a l l have a minimum wid th of twenty ( 2 0 ) f e e t .
I I
SECTION 203. SEPIAGE DISPOSAL --
Sewage s l ~ a l l ! ~ e d i spsed of as follows:
(a,) Any subc i iv i s ion which a d j o i n s l a n d s e r v e d by any f u t u r e Township S a n i t a r y Sewer Systcm s h a l l be connec ted t o t h e sys t e m u n l e s s such c o n n e c t i o n i s economica l ly imprac t ica l i n t h e judgment o f t h e G i r a r d Township Board of S u p e r v i s o r s .
,I
I I ~I I
I ( 3 ) A s a n i t a r y sewer s y s t e m t o ';.e connec ted t o any f u t u r e Town-
s h i p Sewer Systcm s h a l l he c o n s t r u c t e d i n acco rdance w i t h t !it. Ci r a rd Town s i i i p ~ \ e so 1 u t i o n s r e g u 1 a t i ng con s t r u c t i o n o f cxtensio! is t o t h e Townshi? S a n i t a r y Sewer System.
( c ) On-s i t e sewaqe dispssal sys tems shall be c o n s t r u c t e d i n . a c c o r d m a ? w i t h s c q u l a t i o n s of t h e De2artment.
( d ) Co:nmunity scwaye d i s p o s a l system shal.1 b e c o n s t r u c t e d i n acco rdance w i t h r ec?u la t ions of t h e Dei?artment.
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.
\dater su!>ply s h a l l bc f u r n i s h e d as fol lows :
( a ) Water l i n e s s h a l l be c o n s t r u c t e d and connec ted t o p u b l i c water l i n e s whenever s u c h n u b l i c o r a u t h o r i t y l i n e s are ava i l ab le .
(b) P r i v a t e or community water s u p p l y s y s t e m s s h a l l conform t o the r e q u i r e m e n t s of t h e De?artInent.
SECTION 210. D R A I NAG3
S t o r m and s u r f a c e water s h a l l be d i s p o s e 2 of as f o l l o w s :
L o t s s h a l l 5e l a i d o u t and graded t o p r o v i d e d r a i n a g e away from a l l bui1dinc;s.
Storiii sewers shall be c o n s t r u c t e d when n e c e s s a r y and said sewers s h a l l :
(1) F e r m i t unimpeded f l o w of n a t u r a l water c o u r s e s ( 2 ) Ensure adequa te drainaqc of roads ( 3 ) P r e v e n t c o n c e n t r a t i o n o r d i s c h a r g e of s u r f a c e water
upon a d j o i n i n g p r o p e r t y
blanhole ccJvers and frames s h a l l conform t o Township S t a n d a r d s , i f any.
A l l storrri dra inac jc tjystems s h a i l conform t o t h e Depar tment ' s r e g u l a t i o n s p e r t a i n i n q t o storm d r a i n a g e .
S t o r m clrainaljc slist.ems shal l not be connec ted t o t h e Town- sniil s a n i t a r y sewer system.
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:SECTION 212.A OPEN SPACE -
,\n open space of an area e q u i v a l e n t t o one-half ( + ) acre p e r e v e r y ten ( 1 3 ) lots for playground or r e c r e a t i o n s h a l l be re- l lu i r ed as follow’s:
(1) Such s p a c e shall . be p rov ided for a l l subdivisions w i t h t e n ( 1 0 ) or more l o t s .
( 2 ) Such s p a c e may be r e q u i r e d t o i n c l u d e i n d o o r t o i l e t f a c i l i t i e s .
( 3 ) Such s p a c e s h l l be ijrovideil w i t h adequa te e x t e r i o r l i g h t i n g .
SECTIOi4 213. PLAT REQIJIREI.IE:NTS - GENERAL
Seven ( 7 ) copi.es of a l l s u b d i v i s i o n ; , l a t s s h a l l be drawn on a scale of n o t less t h a n 100 feet t o t h e i n c h , and s h a l l be p r e p a r e d and signed by a r e q i s t e r e d su rveyor o r c i v i l e n g i n e e r .
\dllerc new streets are i n v o l v e d , seven ( 7 ) c o p i e s of s e p a r a t e street p l a n s and ;>rofiles sliall be Eurnished w i t h t h e P r e l i m i - n a r y P l a t .
Where only one p r i v a t e s t r ee t i s i n v o l v e d , s e r v i n g n o t more t h a n two ( 2 ) l o t s , o n l y a f i n a l p l a t , drawn t o scale, s h a l l be r e q u i r e d .
A l l 9 l a t s s h a l l iiiclucic a p lann ing inodule f o r sewage d i s - posal a s r e q u i r e c by the Dc;,art,!ncnt.
( c ) Exis t inr l or prc>;io:;eci s tor r ;~ sewers.
(+ ) Pro,?oseci. sa ; i i t a r ; i sewers, 21d e>: i s t . ing sewers on or adjacent t o tfie development .
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Ijntcr c o u r s e s and n a t u r a l d r a i n s , pools and flood plain areas, as well as areas which are subject to s u b s i d e n c e or underground fircis.
The f i n a l p l a t s h a l l 5c drawn t o scale, w i t h a c c e p t a b l e d r a f t i n g c e c h i q i i e s ! ami s h a l l i n c l u d c 3.11 d a t a r e q u i r e d for a P r e l . i n i n a r y Tilat, and in hclditicjn S ~ I O W :
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The nunbcr a n d ty,x: of b u i l d i n g s , i f any , p roposed t o be erzcte5 by t h e a*),licaiit.
AX;^ j2uilr-linqs nnii USE r e s t r i c t i o n s t o be imposed by tlie a ,3 , ) l icant .
I n tlie case oE s u l i d i v i s i o n 1?1.ats .w!iich c a l l f o r a s t a g e d d e v e l o p n e n t o v e r a pried o f y e a r s , a s c h e d u l e s h a l l be attac!ied t o t h e a p p l i c a t i o n showing t!ie s e c t i o n s of t h e s u b d i v i s i o n encom!mssing each s t a g e of deve lopment , t h e 2 r o p o s e d t i m e s v i t h i n v h i c h t h e a p ; > l i c a t i o n f o r f i n a l p l a t api>roval of a l l s 2 c t i o n s oE .the Cevclopment are i n t e n d e d ta ,132 f i ! . .>c- i and t,ne ..;ciiiediiJ..? s:?n13. be u;?-dated a n n u a l l y on the a n n i v e r s a r y o E it:? a;?l!roval u n t i l tlie s u b d i v i s i o n i s co:ni>leted and accepted.
SECTION 217. -- P xu P ROC ES s I NG
T h e p r o c e d u r e for ;lrocessincJ a p i j l i c a t i D n and p l a t s s h a l l ‘be as f o l l o w s :
(a) I n i t i a t i n g P r o c e d u r e - All - P l a t s
1. All a ? p l i c a t i o n s and p l a t s shall be f i l e d w i t h the ‘h;v~o!i . i i> ;30ard i,f ,iii;;e?.-visors 0:: S:?cre ta ry . _ .
2 . ,:I t . 1 ~ 2 a , ~ p l i - i t i o n a1i-J :;lats arc: i n the r e q u i r e d form, t i l ey s h a l l he c o i l s i d e r e d by the Township S u p e r v i s o r s . O t h e r x i s e t h e y shall im;ncd ia t e ly b e r e t u r n e d t o t h e acJ ; ) l i can t with a w r i t t . c n s t a t e m e n t o f o m i s s i o n s .
3 . I f t h e a p p l i c a t i o n anci i > l a t s are n o t o b j e c t i o n a b l e , the ‘l’owr?ship S e c r e t a r y sha l l f o r w a r d c o p i e s of t h i l l a t and a p j j ~ i : ~ i ? t i o i l a l l . a g e n a i e s o r o f f i c i a l 3 : i ~ v i : ~ , . q j ilri _ _ ; ;dlckiQn ovr:~ t h . 2 p l a n , i n c l u d i n g b u t n o t l i m i t e d to t h e Sewage EnCorcement Of f i c e r , the Clear- field County l i c j i l Cor i sc rva t ion D i s t r i c t , and t h e C l e a r f i e l d ~ ‘ o u n t y P l a n n i n g Conmiss ion .
(b) P r e l i m i n a r y S u b d i v i s i o n P l a t s ~ -- ---- 1. :.Illere t!ie a;>l, l ication and plats s u b m i t t e d by t h e a p p l i -
c a n t is a i i r c l i m i n a r y p l a t , t h e SuLlerv isors s h a l l take a c c i o n o n tile a j > i > l i c a t i o n and p l a t w i t h i n s i x t y ( G O ) days a f t e r t h e a p p l i c a t i o n i s f i l e d w i t h the Township and s h a l l g i v e the a p J 1 i c a n t a w r i t t e n n o t i c e of t h e i r d e c i s i o n by ,Je:-sGnnl service o r c e r t i f i e d m a i l as re- q u i r e d by Section S O 3 cjf t h e Code.
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2. If t h e Townsni;, f a i l s t o a c t upon t h e a p p l i c a t i o n w i t h i n n i n e t y ( 9 d ) days from t h e d a t e of f i l i n g w i t h t h e town- s h i p , t h e p r e l i m i n a r y p l a t i s deemed t o be approved by the S u p e r v i s o r s . I t s h a l l t h e n be t h e d u t y of t h e a p p l i c a n t t o p r e s e n t a f i n a l p l a t and a p p l i c a t i o n for a p p r o v a l as r e q u i r e d by S e c t i o n 508 of t h e Code. -
F i n a l S u b d i v i s i o n P l a t s - 1.
2.
3 .
4 .
5.
C.
7.
iJhen t h e a p p l i c a n t p r e s e n t s a f i n a l p l a t and a p p l i - c a t i o n t o t h e Township f o r f i n a l s u b d i v i s i o n a p p r o v a l , t h e S u p e r v i s o r s s h a l l t a k e a c t i o n upon .the a p p l i c a t i o n and p l a t w i t h i n t h i r t y ( 3 0 ) d a y s a f t e r t h e a p p l i c a t i o n is f i l e d w i t h t h e Township and sha l l give t h e a p p l i c a n t w r i t t e n n o t i c e of i t s & c i s i o n by p e r s o n a l s e r v i c e o r by c e r t i f i e d m a i l , as r e q u i r e d by S e c t i o n 508 o f t h e Code.
If the S u p e r v i s o r s f a i l t o ac t upon t h e f i n a l p l a t a p p l i c a t i o n w i t h i n n i n e t y ( 9 3 ) days from t h e date of f i l i n g w i t h t h e Township, t h e p l a t i s deemed t o have r e c e i v e d f i n a l a p p r o v a l by t h e Township i n acco rdance w i t h S e c t i o n 508 of t h e Code.
A f t e r r e c e i p t of the copies of t h e f i n a l p l a t and o t h e r documents r e l a t e d t h e r e t o , t h e S u p e r v i s o r s s h a l l p rompt ly e i t h e r approve o r d i s a p p r o v e t h e f i n a l p l a t .
If t h e f i n a l p l a t i s approved by t h e S u p e r v i s o r s , t h e y s h a l l n o t e t h e i r a p p r o v a l on t h e f i n a l p l a t and d e l i v e r t w o c o p i e s of t h e approved p l a t t o t h e a p p l i c a n t w i t h i n s t r u c t i o n s t o immedia te ly r e c o r d a copy of t h e approved p l a t and f u r n i s h t h e S u p e r v i s o r s w i t h a cer- t i f i c a t e from the Recorder of Deeds, C l e a r f i e l d County, showing t h a t t h e f i n a l p l a t w a s r e c o r d e d as r e q u i r e d by S e c t i o n 513 of t h e Code.
If t h e S u p e r v i s o r s refuse a p p r o v a l of t h e f i n a l sub- d i v i s i o n plat, they s h a l l n o t i f y the a p p l i c a n t i n w r i t i n g , b y p e r s o n a l s e r v i c e , or by c e r t i f i e d m a i l as r e q u i r e d by S e c t i o n 5 0 8 of the Code.
tJo s u b d i v i s i o n p l a t s s h a l l be f i n a l l y approved u n t i l the r e p o r t from t h e C l e a r f i e l d County P l a n n i n g Commission i s r e c e i v e d or u n t i l t h i r t y ( 3 0 ) d a y s from t h e d a t e t h e a p p l i c a t i o n was forwarded t o t h e C l e a r f i e l d County P lann ing Cornmission o r w i t h i n such o t h e r p e r i o d as may from time t o time be f i x e d by t h e Code.
No f i n a l s u b d i v i s i o n p l a t shall be approved u n t i l a l l r e q u i r e d improvements havc been comple ted o r g u a r a n t e e d as p r o v i d e d by t h e N u n i c i p a l i t i e s P l a n n i n g Code, Sect i .on 503 ; b u t where a dcvelop!ncnt i s p r o j e c t e d o v e r
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a period of years, final subdivision plats may be sub- mitted by Sections or Stages, subject to the requirements or guarantees as to improvements in future Sections or Stages of development which are essential for the protection of any finally approved Section of the development.
8. Failure of the Supervisors to render a decision and communicate it to the applicant within ninety (90) days from the date of oriqinal filing of any subdivision plat or within such time as may from time to time be fixed by the Code, shall be deemed to be an approval of the application and final subdivision plat subject to completion or guarantee of improvements, unless the applicant has agreed, in writing, to an extension of time .
Hearings
1. The Supervisors may hold a public hearing before action on any plat.
2. Public Notice, notice published once each week for two (2) successive weeks in a newspaper of general circu- lation in the municipality. Such notice shall state the time and place of the hearing and the particular nature of the matter to be considered at the hearing. The first publication shall be not more than thirty (30) days or less than fourteen (14) days from the date of the hearing.
Altering Final Subdivision Plat After Approval
Where a final plat has been approved but the developer wishes to make changes in the lot lines or location of roads, he must submit a new application and plat to the Township in the manner set forth above for approval of a final plat.
Variances
1. Where, because of special conditions of a specific sub- division, literal compliance with either the processing procedure of this Ordinance or the substantive terms of this Ordinance would result in unnecessary hardship, the Board of Supervisors may grant a variance from the pro- cedural or substantive terms of this Ordinance.
2. Application for a variance shall be made on a form prescribed by the Board of Supervisors.
3 . The Board of Supervisors may hold a hearing in accor- dance with subsection (d) above.
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4 . I n c o n s i d e r i n g such a v a r i a n c e , t h e Board of Super- v i s o r s s h a l l be gu ided by t h e i n t e n t and s p i r i t of t h i s Ordinance and t h e g e n e r a l r e q u i r e m e n t s f o r p r o t e c t i o n of the h e a l t h , s a f e t y and g e n e r a l welfare of t h e s u r - round ing p r o p e r t y owners and t h e r e s i d e n t s o f Graham Township. I n g r a n t i n g . a v a r i a n c e , t h e Board o f Super- v i s o r s may impose such c o n d i t i o n s upon t h e development o r c o n s t r u c t i o n t h e r e o f , o r upon t h e sale of any l o t o r e r e c t i o n of any b u i l d i n g , as may be n e c e s s a r y t o i n s u r e compl iance w i t h t h e i n t e n t and s p i r i t of t h i s Ordinance and p r o t e c t i o n of t h e h e a l t h , s a f e t y and g e n e r a l w e l f a r e of s u r r o u n d i n g p r o p e r t y owners and t h e r e s i d e n t s of Graham Township.
SIfCTION 2113. ALTERING S I T E REQUIREElENTS
The Township S u p e r v i s o r s s h a l l have t h e power t o a l t e r t h e s i t e r e q u i r e m e n t s for a p a r t i c u l a r development and may impose re- s t r i c t i o n s on t h e u se of areas w i t h i n a development where t h e n a t u r e of t h e t e r r a i n o r l o c a t i o n of t h e s i t e or area w i t h i n a development i nd ica t e s t h a t t h e r e i s dange r of s u b s i d e n c e , e r o s i o n , o r m u d s l i d e s i f imprope r ly deve loped . The Township S u p e r v i s o r s may also r e q u i r e t h e a p p l i c a n t t o f u r n i s h r e a s o n a b l e proof t h a t a s i t e or a r e a is n o t i n dange r of s u b s i d e n c e , e r o s i o n , o r muds l ides i f t h e Township Supervisors r e a s o n a b l y b e l i e v e t h a t such a dange r e x i s t s .
SECTION 219. FEES --
Fees for e x a m i n a t i o n , i n s p e c t i o n , and a p p r o v a l of S u b d i v i s i o n P l a t s sha l l be a s f o l l o w s :
( a ) P r e l i m i n a r y P l a t s . $ 2 . 0 0 p e r l c r t , ' b u t n o t less t h a n $10.00.
(b ) F i n a l P l a t s . . . . $ 2 . 0 0 per l o t , b u t n o t less t h a n $ 1 0 . 0 0 .
SECTION 220. PENAL'I'IES e_
Any p e r s o n , p a r t n e r s l i i y , o r c o r p o r a t i o n who o r which b e i n g t h e owner or a g e n t ~f t h e owner of a n y l o t , t r a c t , or p a r c e l of l a n d s h a l l l a y o u t , c o n s t r u c t , open o r dedicate a n y s t reet , s a n i t a r y sewer, storm sewer, water main o r o t h e r improvements
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for p u b l i c u s e , t r a v e l , o r o t h e r pu rposes o r f o r t h e common u s e of o c c u p a n t s o f b u i l d i n g s a b u t t i n g t h e r e o n , or who sells , t r a n s - fers or a g r e e s or e n t e r s i n t o an agreement t o se l l any l a n d i n a s u b d i v i s i o n o r l a n d development whether by r e f e r e n c e t o or by o t h e r u s e of a p l a t of such s u b d i v i s i o n or l a n d development or erect any b u i l d i n g t h e r e o n , u n l e s s and u n t i l a f i n a l p l a t h a s been p r e p a r e d i n f u l l compla ince w i t h t h e p r o v i s i o n s of t h i s a c t and of t h e r e g u l a t i o n s adopted he reunde r and h a s been re- c o r d e d as p r o v i d e d h e r e i n , s h a l l be g u i l t y of a misdemeanor, and upon c o n v i c t i o n t h e r e o f , such pe r son , or t h e members of such p a r t n e r s h i p , o r t h e o f f i c e r s o f such c o r p o r a t i o n , o r t h e a g e n t o f any o f them, r e s p o n s i b l e f o r such v i o l a t i o n pay a f i n e n o t e x c e e d i n g one thousand d o l l a r s ( $ 1 , 0 0 0 ) p e r l o t o r p a r c e l or p e r d w e l l i n g w i t h i n e a c h l o t or p a r c e l . All f i n e s collected f o r s u c h v i o l a t i o n s s h a l l be. p a i d o v e r t o t h e m u n i c i p a l i t y whose o r d i n a n c e h a s been v i o l a t e d . The d e s c r i p t i o n by metes and bounds i n t h e i i i s t rumcn t of t r a n s f e r o r o t h e r document used i n t h e p r o c e s s o f s e l l i n g o r t r a n s f e r r i n g s h a l l n o t exempt t h e seller o r t r a n s f e r o r from such p e n a l t i e s o r from t h e remedies h e r e i n p rov ided .
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A R T I C L E I 1 1
MOBILE HOME PARKS -
SECTION 301. I MOBILE HOME PARK CONTROL
(a) N o mobi le home pa rk s h a l l be c o n s t r u c t e d , remodeled o r a l t e r e d , a n d no e x i s t i n g e s t a b l i s h m e n t s h a l l be c o n v e r t e d
ceives a f i n a l a p p r o v a l o f t h e Township, and t h e a p p l i c a n t h a s been g r a n t e d a l i c e n s e t o o p e r a t e t h e mobi le home pa rk by t h e Township S u p e r v i s o r s .
- t o a mobi le home park u n l e s s a mob i l e home pa rk p l a n re-
(b) Al .1 mobile home p a r k s s h a l l m e e t t h e f o l l o w i n g r e q u i r e m e n t s :
(1) The park s h a l l have an area o f a t l eas t f i v e ( 5 ) con- t iguous a c r e s of l a n d .
( 2 ) Exposed ground s u r f a c e s i n a l l p a r t s of e v e r y p a r k shall be paved, or cove red w i t h s tone s c r e e n i n g s , o r o t h e r s o l i d m a t e r i a l , or p r o t e c t e d w i t h a v e g e t a t i v e growth t h a t i s c a p a b l e o f p r e v e n t i n g s o i l e r o s i o n and t h e emanat ion of d u s t d u r i n g d r y wea the r .
( 3 ) The p a r k siial.1 comply w i t h a l l of t h e r u l e s and regu- l a t i o n s of the Department now or h e r e a f t e r adop ted .
( 4 ) N o dependent mobi le home o r r e c r e a t i o n a l v e h i c l e s h a l l be used for h a b i t a t i o n w i t h i n t h e p a r k .
SI3CTION 302 . S I Z E k!JD D E N S I T Y OF LOTS
The s i z e and density O F mobi le h o m e . l o t s s h a l l be as f o l l o w s :
( a ) Each l o t s h a l l have a n averaqe qross area of f i v e thousand I
- - ( 5 , 0 9 0 ) s q u a r e f e e t .
I' I' (b) The t o t a l number of l o t s i n a p a r k s h a l l n o t exceed an
( c ) Each l o t shall. p r o v i d e an a d e q u a t e f o u n d a t i o n for t h e p lacement of the rimbile imcie.
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SECTION 3 0 3 . S E T BACKS AND BUFFERS S T R I P S -
S e t b a c k s and b u f f e r s t r i p s are r e q u i r e d as f o l l o w s , u n l e s s o t h e r w i s e r e q u i r e d by r e g u l a t i o n s of t h e Department.
( a ) All mobile homes s h a l l be located a t least t w e n t y ( 2 0 ) f e e t f r o m any park p r o p e r t y boundary l i n e and f r o m any street .
(b) Mobile homes s h a l l be s e p a r a t e d from each other and from o t h e r b u i l d i n g s and s t r u c t u r e s by a t l e a s t twen ty ( 2 0 ) f e e t on a l l s i d e s .
- S&TIOIJ 304 . INSTALLATION O F MOBILE HOMES
Each mobile home i n a mobile home pa rk s h a l l m e e t t h e f o l l o w i n g c o n s t r u c t i o n r e q u i r e m e n t s :
( a ) It s h a l l be i n s t a l l e d upon, and s e c u r e l y f a s t e n e d , t o a frost-free f o u n d a t i o n o r f o o t e r .
( b ) An e n c l o s u r e o r s k i r t i n g of compa t ib l e d e s i g n and materials s h a l l be erected around t h e e n t i r e base.
(c ) I t s h a l l be connec ted t o water, e lectr ic and s e w e r sys t ems , and t o s u c h o t h e r u t i l i t y s e r v i c e s as are approved and a v a i l a b l e f o r t h e mobi le home l o t .
SECTION 305. SCREENING AND FENCING
A mobi l e home p a r k l o c a t e d a d j a c e n t t o i n d u s t r i a l o r commercial l a n d u s e s may be r e q u i r e d t o p r o v i d e s c r e e n i n g by n a t u r a l g rowth o r f e n c e s a l o n g t h e boundary l i n e .
SECTION 306. DEDICATED STREETS -
All st reets i n the park xnay be r e q u i r e d t o be dedicated t o p u b l i c u s e , s u b j e c t t o t h e fo l lowing c o n d i t i o n s :
( a ) Any s t reet i n t e r s e c t i n g o r connec ted w i t h a p u b l i c highway s h a l l be so d e d i c a t e d .
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(b ) A l l dedicated streets s h a l l be l a i d o u t and c o n s t r u c t e d i n acco rdance w i t h Article 11, S e c t i o n 205, of t h i s Ordinance.
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SECTION 307. PRIVATE STREETS
P r i v a t e streets may be a l lowed, s u b j e c t t o t h e f o l l o w i n g c o n d i t i o n s :
( a ) Compliance w i t h Ar t i c l e 11, , S e c t i o n 2 0 6 , o f t h i s Ordinance.
( b ) C o n s t r u c t i o n of a s o l i d base and t o p s u r f a c e w i t h d r a i n s and c u l v e r t s s u f f i c i e n t t o comply w i t h t h e Township S u r f a c e Water Dra inage Requirements.
SECTIOIJ 308. OFF STREET PARKING
O f f s treet p a r k i n g s h a l l be p rov ided o n t h e mob i l e home l o t .
SECTION 309. SEWAGE DISPOSAL
A sewage sys t en \ s h a l l be p r o v i d e d f o r t h e d i s p o s a l of a l l sewage and waste water as follows:
( a ) A l l lots and structures t h e r e o n s h a l l be connected t o t h e Township S a n i t a r y Sewer System, i f t h a t sys t em is a v a i l a b l e and c o n n e c t i o n s are approved by t h e Board of S u p e r v i s o r s .
( b ) On-s i t e sewage d i sposa l . sys t ems s h a l l be c o n s t r u c t e d i n acco rdance w i t h r e g u l a t i o n s of t h e Department .
( c ) Each l o t shall have a sewer riser p i p e a t l eas t f o u r (4) i n c h e s i n diameter, and shall be p lugged when a l o t i s unoccupied.
SECTION 310. \JATER SUPPLY -----I_-
A water supply f o r each l o t s h a l l be p r o v i d e d as f o l l o w s :
( a ) Nhere a p u b l i c water system of s a t i s f a c t o r y p r e s s u r e and quantity i s a v a i l a b l e , a c o n n e c t i o n s h a l l be made t h e r e t o
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and used e x c l u s i v e l y ; o t h e r w i s e a l l water used i n t h e o p e r a t i o n of t h e p a r k s h a l l be p r o v i d e d from a s u p p l y approved by t h e Department.
c o n f i n e d area of t h e mobile home s t a n d a t a p o i n t where t h e water c o n n e c t i o n w i l l app rox ima te a v e r t i c a l p o s i t i o n .
(b ) I n d i v i d u a l water-riser p i p e s s h a l l be l o c a t e d w i t h i n t h e
(c) The water-riser p i p e s shall have a minimum i n s i d e diameter of one -ha l f (+ ) i n c h and t e r m i n a t e a t l ea s t f o u r ( 4 ) i n c h e s above t h e ground s u r f a c e , w i t h a c a p t o close t h e p i p e when a mobile home d o e s notoccupy t h e l o t .
( d ) An approved s h u t - o f f v a l v e below t h e f r o s t l i n e s h a l l be p r o v i d e d n e a r t h e w a t e r - r i s e r p i p e on e a c h m o b i l e home lot.
SECTION 311. DRAINAGE
Storn: a n d su r f ace water s h a l l be d i s p o s e d o f i n a c c o r d a n c e w i t h A r t i c l e 11, S e c t i o n 210.
SECTION 312. OPEN SPACE
An open s p a c e o f a n a r e a e q u i v a l e n t t o 500 s q u a r e f e e t f o r e a c h mobile home f o r p l aygrounds and r e c r e a t i o n may be r e q u i r e d as f o l l o w s :
( a ) Such s p a c e s h a l l be p r o v i d e d f o r a l l p a r k s hav ing t e n (10) or more l o t s .
(b) Such s p a c e may be r e q u i r e d t o i n c l u d e i n d o o r t o i l e t f a c i l i t i e s .
SECTION 3 1 3 . WALKS -._--.--
W a l k s s h a l l be p r o v i d e d a s f o l l o w s : .
( a ) Each l o t s h a l l be connec ted t o a r o a d or dr iveway by a walk a t l ea s t t w o ( 2 ) feet wide.
( b ) S idewa lks s h a l l be r e q u i r e d where p e d e s t r i a n t r a f f i c i s c o n c e n t r a t e d .
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SECTION 314. STREET LIGHTS
Street l i g h t s may be r e q u i r e d i n a l l p a r k s and s h a l l be i n s t a l l e d i n a l l p a r k s h a v i n g more t h a n twen ty - f ive ( 2 5 ) lo t s .
SECTION 315. - ELECTRICAL DISTRII3UTION SYSTEM ---
An electr ical w i r i n g sys tem c o n s i s t i n g of w i r i n g , f i x t u r e s , equipment and a p p u r t e n a n c e s s h a l l be i n s t a l l e d and m a i n t a i n e d i n acco rdance w i t h l o c a l e lectr ic power company's s p e c i f i c a t i o n s , o r t h e f o l l o w i n g s p e c i f i c a t i o n s :
Main power l i n e s n o t located underground s h a l l be suspended a t l e a s t e i g h t e e n ( 1 3 ) feet. above t h e ground, w i t h a minimum h o r i z o n t a l c l e a r a n c e of t h r e e ( 3 ) feet between overhead w i r i n g arid any mobi le home, s e r v i c e b u i l d i n g or other s t r u c t u r e .
All d i r e c t b u r i a l c o n d u c t o r s o r c a b l e s h a l l be b u r i e d a t l ea s t e i g h t e e n ( 1 8 ) i n c h e s below t h e ground s u r f a c e and s h a l l be located n o t less t h a n one (1) f o o t r a d i a l d i s t a n c e f r o m water, sewer, g a s or communication l i n e s .
Each l o t s h a l l be p rov ided w i t h a n approved d i s c o n n e c t i o n d e v i s e and o v e r c u r r e n t p r o t e c t i v e equipment w i t h a minimum s e r v i c e p e r o u t l e t of 1 2 0 / 2 4 0 v o l t s AC, 1 0 0 amperes .
A l l exposed non-cu r ren t c a r r y i n g metal p a r t s o f mob i l e homes and o t h e r equipment s h a l l be grounded by means o f a n approved g round ing conduc to r run w i t h b ranch c i r c u i t con- d u c t o r s o r o t h e r approved method of grounding metall ic w i r i n g arid t h e n e u t r a l conduc to r s h a l l n o t be used as a n equipment ground for mobile homes or o t h e r equipment .
SECTION 316. NATURAL GAS SYSTCI4 --
N a t u r a l g a s systerns s h a l l lueet tile f 'o l lowing r e q u i r e m e n t s :
( a ) N a t u r a l gas p i p i n g systems sha l l be installed and main- t a i n e d i n c o n f ~ r m i t y with ar=cepted e n q i n e e r i n g p r a c t i c e .
(5) Each mobile home lot. s h a l l have an approved s h u t o f f v a l v e i n s t a l l e d upstream oi t h e qas o u t l e t , and equ ipped w i t h a n approved cap to p r c v c n t acc iden ta l d i s c h a r g e of g a s when t h e o u t l e t i s ncjt i n u s e .
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SECTION 317. LIQUIFIED PETROLEUM SYSTEMS
Licjuified petroleum gas systems shall meet all requirements of the Department, including the following:
Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the dis- charge terminates at a safe location.
Systems shall have at least one accessible means for shutting off gas, located Gutside the mobile home and main- tained in effective operating condition.
Undiluted, liquified petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.
Vessels of more than twelve (12) and less thansixty (60) U. S. gallons gross capacity shall be securely fastened to prevent accidental overturning.
EJo LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home, or any other structure unless such installations are specially approved by the Department.
SECTION 318. FUEL O I L SUPPLY SYSTEM
Fuel oil supply systems shall meet the following requirements:
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall be installed and maintained in conformity with the rules and regulations of the Department.
All pipiny from outside fuel storage tanks or cylinders to mobile homes sha l l be securely fastened in place..
All fuel oil supply systems s h a l l have shut-off valves located. within f ive ( 5 ) inches. of storage tanks.
All fuel storaye tanks or cylinders shall be securely place4 and shall not be less than five ( 5 ) feet from any mobile horue exit.
Storage tanks located in a n area subject to traffic shall be protected against physical damage.
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SECTION 319. F I R E PROTECTION
F i r e p r o t e c t i o n s h a l l be f u r n i s h e d as follows:
( a ) Por tab le f i r e e x t i n g u i s h e r s . s h a l 1 be k e p t i n a l l s e n b u i l d i n g s under p a r k c o n t r o l .
ice
(h) F i r e h y d r a n t s o r blow o f f v a l v e s s h a l l be i n s t a l l e d w i t h i n s i x t y ( G O ) f e e t of any mobile home i f t h e water s u p p l y s o u r c e i s c a p a b l e t o s e r v e them i n acco rdance w i t h t h e f o l l o w i n g r e q u i r e m e n t s :
(1) The water Sujjply source. s h a l l p e r m i t t h e o p e r a t i o n of a minimum of t w o ( 2 ) o n e and one-half (1%) i n c h h o s e streams.
( 2 ) E a c h of t w o ( 2 ) n o z z l e s , h e l d f o u r ( 4 ) f e e t above t h e g round , s h a l l d e l i v e r a t l e a s t s e v e n t y - f i v e (75) gallons of water p e r minu te a t a f lowing p r e s s u r e of a t l e a s t t h i r t y ( 3 0 ) pounds p e r s q u a r e i n c h a t t h e h i g h e s t p o i n t of t h e p a r k .
SECTION 320.. D I S P O S A L OF REFUSE AND GARBAGE
Garbage and r e f u s e sha l l be s tored, collected and d i s p o s e d of i n accordance w i t h thc? Township Ordinance r e g u l a t i n g s u c h matters, and t h e r e g u l a t i o n s of t h e Department.
SECTION 321. - INSECT AlGD RODENT CONTROL
Srounds , b u i l d i n g s and s t r u c t u r e s s h a l l be ma in ta ined f r e e of i n s e c t and r o d e n t ha rborage and i n f e s t a t i o n .
SECTION 322.
S e r v i c e b u i l ,
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ngs constructLed i.n acGoruance w,th t h e r e g u l a t i o n s of the Department shall be p e r m i t t e d for t h e e x c l u s i v e u s e of r e s i d e n t s of tlie p a r k ds fo l lows:
( a ) A manayelcent o f f i c e f o r supe l :v i s ion and record keep inq .
( b ) T o i l e t f a c i L i t i e s i.!i r e c r e a t i o n areas, p rov ided t h e y comply ' w i t h all t h e rules arid r e g u l a t i o n s of t h e Department.
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SECTION 323. (RESERVED FOR FUTURE USE)
SECTION 324. PLANS
P l a n s of Mobile H o m e Pa rks s h a l l be p r e p a r e d i n t r i p l i c a t e on a scale o f n o t more t h a n one hundred (100) feet t o a n i n c h , s i g n e d by a R e g i s t e r e d Surveyor , or C i v i l Eng inee r , as f o l l o w s :
O r i g i n a l Pl.ans s h a l l show:
All i n f o r m a t i o n a s r e q u i r e d by t h e Department. Name of mobi le home park . N a m e and address of owner of r e c o r d and a p p l i c a n t . North a r row, scale and date of p l a n p r e p a r a t i o n . Number and s i z e of mobi l e home l o t s . O f f - s t r e e t p a r k i n g s p a c e s and open s p a c e s . Topography showing e x i s t i n g and proposed c o n t o u r s a t i n t e r v a l s of two ( 2 ) o r f i v e ( 5 ) f e e t , depending upon t h e s l o p e of t h e l and . Any e x i s t i n g b o d i e s of water or water c o u r s e s , f l o o d p l a i n areas, o r t ree masses. S to rm d r a i n a y e and surface water d r a i n s . L o c a t i o n of a l l water and sewer sys t ems , e x i s t i n g and proposed . All e x i s t i n g and proposed roads w i t h data c o n c e r n i n g pavement w i d t h s , t y p e s of paving . Loca t ion and d imens ions o f a l l p e d e s t r i a n ways and s idewa lks . L o c a t i o n , d imens ions and proposed u s e of a l l s e r v i c e and a c c e s s o r y s t r u c t u r e s . L o c a t i o n of a l l f i r e e x t i n g u i s h e r s . B l o c k f o r a p p r o v a l by the Board o f S u p e r v i s o r s .
( b ) Supplementa l P l a n s s h a l l show:
(1) A l l informati .on r e q u i r e d by t h e Department . ( 2 ) All changes, a l t e r a t i o n s and improvements.
SECTION 325 . PROCESSING IJIIOCEDURE
A l l a p p l i c a t i o n s anci ; ? l a n s shall be p r e s e n t e d t o t h e Township Secretary who s h a l l pr<jccss them a s f o l l o w s :
(,a) O r i g i n a l a p l i l i c a t i o n s and a l l p l a n s s h a l l be p r o c e s s e d as p rov ided i n Article I1 , S e c t i o n 2 1 7 ; p r o v i d e d however, t h a t no a p p l i c a t i o n s h a l l be g i v e n f i n a l a p p r o v a l u n t i l t h e p l a n s and s p e c i f i c a t i o n s f o r t h e proposed mobi le home park have been approved by t h e Department.
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SECTION 3 2 6 . .-. FEES .-
F e e s f o r examina t ion , i n s p e c t i o n and a p p r o v a l o f mobi le home ?a rk p a l s n s h a l l be as f o l l o w s :
( a ) P r e l i m i n a r y P l a n s . $ 2 . 0 0 per l o t , b u t n o t less t h a n $10.00. ( G ) F i n a l P l a n s . . . . $2.00 per l o t , b u t not less t h a n $10.00. ( c ) A p p l i c a t i o n f o r Var iance . . . . . . . . . . $20.00.
SECTION 3 2 7 . PENALTIES _-
Any p e r s o n , p a r t n e r s h i p o r c o r p o r a t i o n l v h o o r which b e i n g t h e owner o r a g e n t of t h e OLqi le r o f an]; l o t , t r ac t or p a r c e l o f l a n d s h a l l l a y o u t , c o n s t r u c t , open o r dedicate any s t reet , s a n i t a r y sewer, storm sewer, water main o r o t h e r improvements f o r p u b l i c u s e , t r a v e l cr o t h e r pu rposes o r f o r t h e common u s e o f o c c u p a n t s o f b u i l d i n g s a b u t t i n g t h e r e o n , or who sells , t r a n s f e r s o r a g r e e s o r e n t e r s i n t o a n agreement t o sell any ].and i n a s u b d i v i s i o n or l a n d development whether by r e f e r e n c e t o or by o the r u s e of a p l a t of s u c h s u b d i v i s i o n o r l a n d development or erect any b u i l d i n y t h e r e o n , u n l e s s and u n t i l a f i n a l p l a t h a s been p re - p a r e d i n f u l l compl iance w i t h the p r o v i s i o n s of t h i s a c t and o f t h e r e q u l a t i o n s adopted hereundcx and h a s been r eco rded as pro- v i d e d h e r e i n , s h a l l tit? q u i l t y of a misdemeaner, and upon c o n v i c t i o i i thereof, s u c n p e r s o n , or t h e m e m b e r s of s u c h p a r t n e r - ship, or the o f f i c e r s of s u c h c o r p o r a t i o n , o r t h e acjent of any of them, r e s p o n s i b l e for s u c h v i o l a t i o n pay a f i n e n o t exceed ing one thousand d o l l a r s $ 1 , 0 0 0 ) p e r l o t o r p a r c e l o r p e r d w e l l i n g w i t h i n e a c h lot or p a r c e l . A l l f i n e s collected f o r s u c h v i o l a t i o n s s h a l l he p a i d o v e r t o t h e m u n i c i p a l i t y whose o r d i n a n c e has been v i o l a t e d . The d e s c r i p t i o n by m e t e s and bounds i n t h e i n s t r u r n e n t o f t r a n s f e r o r o t h e r document used i n the p r o c e s s of s e l l i n g or t r a n s f c r r i n q s h a l l n o t exempt t h e seller o r t r a n s f e r o r from s u c h p e n a l t i e s 01- from t h e r emed ies h e r e i n p rov ided .
I t shall be the c iu ty ( ~ f the Girard Township Board of S u p e r v i s o r s t o e n f o r c e th i s cjrdinancc.
I
I I I I I I I I I I I I I I
A R T I C L E V
ENACTMENT
Enacted at a duly advertised meeting of t h e GIRARD
Township Board of Supervisors this ,g& day of -I 1923
TbWNSHIP OF
S upervi s o m
I ATTEST: I
I
Entered in to the Township Ordinance Book t h i s
2- day of 8 1 9 . L L . -
v!i4,, Secretary
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