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                                                     INFORMATION CENTER

                   PREPARED BY:

                       HD                    NORTHWEST ENGINEERING, INC
                       1390.3                    R. D. #1, P. 0. BOX Q
                       .135                      TIDIOUTE, PA         16351
                       L35
                       1986
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                                        LAKE CITY BOROUGH
                            SUBDIVISION & LAND DEVELOPMENT ORDINANCE

                                        TABLE OF CONTENTS

             ARTICLE I     GENERAL PROVISIONS

             Section  101     Short Title
             Section  102     Purpose
             Section  103     Compliance
             Section  104     Hardship
             Section  105     Amendment
             Section  106     Conflict
             Section  107     Validity
             Section  108     Erie County Department of Planning Review
             Section  109     Effective Date & Repealer

             ARTICLE  2 - DEFINITIONS

             ARTICLE  3 - PLAN PROCESSING PROCEDURES

             Section  301,    Pre-Application
             Section  302     Conditional Approval of    Preliminary  Plan
             Section  303     Approval of Final Plan
             Section  3104    Recording
             Section  305     Completion of Improvements or Guarantee
             Section  306     Release from Improvement Bond
             Section  307     Remedies to Effect Completion of
                              Improvements

             ARTICLE  4 -  DESIGN STANDARDS

             Section  401     General Requirements
             Section  402     Natural Features, Flood Plains & Lake Bluffs
             Section  403     Streets
             Section  404     Alleys
             Section  405     Blocks
             Section  406     Lots
             Section  407     Easements & Rights of Way
             Section  408     Building Lines
             Section  409     Storm Drainage

             ARTICLE  5 - IMPROVEMENTS

             Section  501     General
             .Section 502     Monuments  & Markers
             Section  503     Streets
             Section  504     Storm Sewers
             'Section 505     Sidewalks
             Section  506     Curbs
             Section  5 0 7   Water Supply

             Section 508    Sanitary Sewers
             Section 509    Utilities
             Section 510    Street Lights
             Section 511    Street Signs
             Section 512    Street Trees

             ARTICLE 6 - PLAN SPECIFICATIONS

             Section 601    Sketch Plan
             Section 602    Preliminary  Plan
             Section 603    Final Plan

             ARTICLE 7 -  ADMINISTRATION

             Section 701    Filing Fee
             Section 7021   Inspection
             'Section 7013. Maintenance
             Section 704    Appeals
             Section 705    Penalties

             APPROVAL PAGE

                           SUBDIVISION & LAND DEVELOPMENT ORDINANCE
                         LAKE CITY BOROUGH9 ERIE COUNTY, PENNSYLVANIA

                                   ORDINANCE NO - --------

              AN ORDINANCE REGULATING THE SUBDIVISION OF LAND FOR THE PURPOSE
              OF SALE OR BUILDING DEVELOPMENT: DEFINING TERMS, PROVIDING
              REGULATIONS;    REQUIREMENTS AND DESIGN STANDARDS: PRESCRTBING
              PROCEDURES FOR THE PRESENTATION, APPROVAL AND RECORD            TN
                                                                              I G OF
              SUBDIVISION PLANS: AND PRESCRIBING PENALTIES AND VIOLATIONS.

              Ordained and enacted by the Borough Council      of Lake City Borough,
              Erie County, Pennsylvania under the provisions of Article V of
              the Pennsylvania Municipalities Planning Code (Act 2147 of July
              -71,   1968,   as    amended) hereinafter referred to          as     the
              "Pennsylvania Planning Code".

                                 ARTICLE I - GENERAL PROVISIONS

              Section 101     Short Title

              This Ordinance shall be known and may be cited as "Lake 'City
              Borough Subdivision &- Land Development Ordinance".

              Section 102     Purpose

              This Ordinance is adopted for the following purposes:

                   a.    To assist the orderly and ef+44C12nt development of Lake
                         City Borough, hereina4ter referred to as Borough.

                   b.    To promote the health, safety, and general welfare of
                         the resid2ntS Of the Borough.

                   C.    To secure equitable handling of all subdivision plans
                         by providing uniform PrOC2dures and standards.

                   A.    To implement the Lak,-- City Borough Comprehensive
                         Plan.

              Section 103     Compliance

              No subdivision or land developm@--nt-- or any lot-, t-ract, Or parcel
              O-C land shall be effected, no, street, san"-
                                                                I'arV sewer, Storm
              sewer, water main, or other facilities in conne@tion therewith
              shall be laid out, constructed, opened or dedicated -for public
              use and travel, or the common use of occupants of building
              abutting thereon, 2Xcep-1 in accordance witCh the provisions of
              this Ordinance.     No lot in a subdivision may be sold, no permit
              4-o erect, alter or repair any buildi               ub'ivision may be
                                                       Ang in a s 0
              issued, unless and until, a plan of such subdivision shall have
              been approved and properly recorded, and unt-i'a the improvements
              required by the Boroug.h. Council in connection therewith shall
              have either been constructed or guaranteed as herein provided.

             .Lake City Subdivision & Land Development Ordinance

             Section 104     Hardship

             Where, owing to special conditions, a literal enforcement of this
             Ordinance would result in unnecessary hardship, the Borough
             Council may make such reasonable exceptions thereto as will not
             be contrary to the public interest, and may permit the sale of a
             lot, issuance of a permit, or erection of a building subject to
             conditions necessary to assure adequate streets and other public
             improvements.

             Section 105     Amendment

             This Ordinance as set forth herein may be amended, altered or
             revised by the Borough Council from time to time after a public
             hearing is held pursuant to public notice.           In case of an
             amendment other than that prepared by-the Planning Commission,
             the Borough Council shall submit each such amendment to the
             Planning Commission and the Erie County Department of Planning
             for recommendation at least 30 days prior to date of the public.
             hearing.

             In accordance with the Pennsylvania Municipalities Planning Code,
             Act 247, no amendment to these subdivision regulations shall
             affect the decision of any pending application.              When the
             preliminary or final plan has been approved, no subsequent
             amendment shall adversely affect the approved development for a
             period of five years from the date of approval.          Where final
             approval is preceded by preliminary approval, the five year
             period shall be counted from the date of the preliminary
             approval.

             Section 106,    Conflict

             Whenever there is a difference between the minimum standards or
             dimensions    specified herein and those contained in             other
             regulations, resolutions or ordinances of the Borough, the
             highest standards shall govern.

             Section 107     Validity

             Should any-provision of this Ordinance be declared.invalid by a
             court of competent jurisdiction, such decision shall not affect
             the validity of this Ordinance as a whole or of any other
             provision thereof.

             Section 1013    Erie County Department of Planning Review

             Plans of subdivisions shall be reviewed by the County Planning
             Department.    Before the approval of a plan by the Borough, the
             Borough shall transmit the plan and one copy of the plan to the
             County   Planning    Department     for   review,     comments      and
             recommendations.    Pending the receipt and consideration of such
             comments and recommendations, the Borough shall defer, action
             thereon, but if such report is not received by the Borough within

                                               2

             Lake City Subdivision & Land Development Ordinance

             45 days from the submission of the plan to the, County Planning
             Department, or within such further time as may be agreed upon by
             the Borough Council the Borough may proceed to final action
             thereon.

             Section,109      Effective Date & Repealer

             The Ordinance shall become effective
             and shall remain in effect until modified or rescinded by the
             Borough Council.

                                    ARTICLE 2 - DEFINITIONS

             Unless otherwise expressly stated, the following terms shall, for
             the purpose of this Ordinance, have the meaning indicated.

             Wor ds in the singular include the plural, and words in the plural
             include the singular.     The word "person" includes a corporation,
             unincorporated, associated, and a partnership as well as art
             individual.    The word "building" includes "structure" and shall
             be construed as if followed by the words "or part thereof".         The
             word "street" includes "road",          "highway", and "land";      and
             11watercourse" includes "drain", "ditch", and "stream". The Words
             H
                   "I    "will" are mandatory, and the words "may" and "should"
              shall   or                              1.
             are permissive.

             APPLICANT: A landowner or develooer,     as hereinafter defined, who
             has filed an application for development including his heirs,
             successors and assigns.

             APPLICATION    FOR DEVELOPMENT:       Every    application,     whether
             preliminary 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, or for the approval of a                 land
             development plan.

             BLOCK: 'An area bounded by streets..

             BOROUGH COUNCIL:      The duly elected governing body of Lake City
             Borough, Erie County, Pennsylvania.

             BUILDING (SETBACK) LINE: An imaginary line +ixed by the required
             yard depth measured-from the property line to the nearest point
             that a building may be constructed to the front, side and rear,
             yards.,

             CLEAR SIGHT TRIANGLE: An area of unobstructed vision at street
             intersections defined b,? lines of sight between points at a
             given distance from the intersection of street lines and the
             sight lines.

             COMMON OPEN SPACE: A parcel or parcels of land or an area of
             water, or a combination of land and water within a development
             site and designed and intended for the use or. enjoyment of

              Lake City Subdivision & Land Development Ordinance

              residents of a planned residential development, not including
              streets, off-street parking areas, and areas set aside for public
              facilities.

              COUNTY PLANNING DEPARTMENT:        The Erie County Department, of
              Planning, Erie County, Pennsylvania.

              DEVELOPMENT PLAN:      The provisions for development of a planned
              residential development, including a plat of subdivision, all
              covenants relating to use, location and.bulk of buildings and
              other structures, intensity of use or density of development,
              streets, ways and parking facilities, common open space and
              public facilities.      The phrase "provisions of the development
              plan" shall mean the written and graphic materials referred to in
              this definition.

              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.

              EASEMENT:    A right granted to use cer     tain private land +or a
              utility or physical access, which is not inconsistent with the
              general property rights of the owner.

              ENGINEER:     A   professional engineer licensed as          such     in
              Pennsylvania, duly appointed asthe municipal engineer of Lake
              City Borough.

              IMPROVEMENTS:    Those physical additions and changes to the land
              that may be necessary to produce usable and desirable lots.
              (Grading, water mains, sanitary sewers, storm sewers and drains,
              street shade trees, street signs and monuments, street paving and
              'lights, and curbs and sidewalks).

              LAND DEVELOPMENT: (1) the improvement of one lot or two or more
              contiquous lots, tracts or parcels of land for any purpose
              _;nvolving (a) a group of two or more buildings, or (b) the
              division or allocation of land or space between or among two 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.

              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 inland, shall be deemed to be@a landowner.

              LOT:   A parcel  of land occupied or capable of being occupied by
              one or more structures or dwelling units in a structure,
              providing the requirements of this Ordinance are met.

                                                 4

              Lake City Subdivision & Land-Development Ordinance

              LOT, DOUBLE FRONTAGE: A lot, having at least two sides fronting
              an separate streets which do not intersect while adjoining the
              lot.

              LOT, MINIMUM AREA OF: The area      of a lot computed   exclusive of
              any portion of the right of way of any public thoroughfare.

              MASTER PLAN OR COMPREHENSIVE PLAN:          The Lake    City Borough
              Comprehensive Plan which is the comprehensive general plan, or
              any of its parts,       for the future growth, protection and
              development of the Borough.

              PENNSYLVANIA PLANNING CODE: Pennsylvania Municipalities Planning
              Code, Act 2147 of July 31,   1968, and amendments to same as may be
              adopted from time to time.

              PLAN, SKETCH:     A free hand sketch showing the contemplated
              development of the subdivision and its relationship to adjacent
              land.

              PLAN, PRELIMINARY SUBDIVISION:       A tentative subdivision plan
              showing existing features of land and proposed street and lot'
              layout within and adjacent to a subdivision as required in
              Article 6.

              PLAN, FINAL SUBDIVISION: A complete and exact subdivision plan
              prepared for official recording as required by Article 6.,

              PLANNED RESIDENTIAL DEVELOPMENT: An area of land, controlled by
              a landowner, to be developed as a single entity for a number of
              dwelling units,     the development plan for which does             not
              correspond in lot size, bulk or type of dwelling, density.. lot
              coverage and required open space to the regulations established
              in any one residential district created, from time to time, under
              the provisions of a municipal zoning ordinance.

              PLANNING COMMISSION: The duly appointed Planning Commission of
              Lake City Borough. Erie County, Pennsylvania.

              PLAT:   The map or plan of a subdivision or land development,
              whether preliminary or final.

              PUBLIC   NOTICE:    Notice published once each week for             two
              successive weeks in a newspaper of general circulation 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 not be more than
              30 days or less than 14 days from the date of the hearing.

              RIGHT OF WAY: Land dedicated for use as a public street, alley
              or crosswalk, which may also be used by sewerl water, storm
              sewer, electric, gas, telephone and cable systems.

             SOLICITOR:     A professional attorney licensed as         such    in
             Pennsylvania, duly appointed as the municipal Solicitor of the
             Borough.

             STREET:    A general term used to      describe   a right of way,
             municipally or privately owned, serving as a means of vehicular
             and pedestrian movement and access to adjacent properties,
             furnishing space for sewers, public utilities, and shade trees.
             The streets are classified by +unction as follows:

             1.    Local Street

             A street used as the principal means of access to adjacent
             properties    serving only a comparatively small         number    of
             dwellings.

             2.    Collector Street

             A street or road connecting local streets to each other, to
             community facilities, and to primary or major thoroughfares,
             serving only the neighborhood traffic.

             3.    Primary or Major Thoroughfares

             A street connecting district centers, servicing large volumes of
             through, fast traffic, preferably located outside or bounding the
             residential neighborhoods.

             4.    Others

                   a.   Alley (or Service Drive)

                   A strip of land over which there is a right of way, munic-
                   ipally or privately owned serving as a secondary means of
                   access to two or more properties.

                   b.   Cul-de-sac

                   A   street with one end open for public vehicles and
                   pedestrian access and the other end terminating in a
                   vehicular turnaround.     Cul-de-sac streets will only be
                   permitted in light industrial development.

                   C.   Crosswalk

                   A right of way which cuts across a block to furnish access
                   for pedestrians to adjacent streets or properties.

                   d.   Marginal Access Street

                   A street parallel and adjacent to primary or major
                   thoroughfares providing access to abutting properties and
                   control of intersections with major thoroughfares.

                                               6

             STRUCTURE:     Any   manmade    object having    an     ascertainable
             stationary location on or in land or water, whether or not
             affixed to the land.

             SUBDIVIDER: A person who is the registered owner, or authorized
             agent of the registered owner, of land to be subdivided.

             SUBDIVISION:    The division or redivision of a lot, tract, or
             parcel of land by any means into two or more lots, tracts,
             parcels or other divisions of land including changes in existing
             lot lines for the purpose, whether immediate or future, of lease,
             transfer of ownership or building or lot development: provided,
             however, that the subdivision by lease of land for agricultural
             purposes into parcels or more than 10 acres, not involving any
             new street or easement of access or residential dwellings shall
             be ex empted.

             The term "subdivision" includes any development of a parcel of
             land, for example, as a shopping center, an industrial park, or a
             planned residential development, which involves installation of
             streets and/or alleys, even though the streets and alleys may not
             be dedicated immediately to public use and the parcel may not be
             divided immediately for purpose of conveyance, transfer or sale.

             SUBDIVISION', MAJOR:    A subdivision containing more than three
             lots requiring the submission by the subdivider and approval by
             the Borough Council (either conditional or final) of Preliminary
             and Final Subdivision Plans, and any subdivision involving a new
             street, alley or crosswalk right of way or a new easement.

             SUBDIVISION, MINOR: A subdivision containing threee lots or less
             served by an existing public street wherein the Borough Council
             may    waive   the requirements of     submitting    a    Preliminary
             Subdivision Plan provided the Final    Subdivision Plan meets all
             the requirements of this Ordinance.

             SUBSTANTIALLY COMPLETED:      Where,   in the judgement of        the
             Engineer, at least 90% (based on       the cost of the required
             improvements for which financial security was posted) of those
             improvements required as a condition for final approval have been
             completed in accordance with the approved plan, so that the
             project will be able to be used, occupied or operated for its
             intended use.

             BOROUGH: Lake City Borough, Erie County, Pennsylvania.

                           ARTICLE 3 - PLAN PROCESSING PROCEDURES

             Section 301     Pre-Application

             Prior to making formal application, the subdivider is required to
             appear before the Planning Commission at any regular or special
             meeting    to   discuss the general nature of         his    proposed
             development.    If desired, a Sketch Plan may be prepared and
             presented for review and discussion at this time.        The Sketch.

                                               7

             Plan should generally include those items listed in Article 6,
             Section 601 of this Ordinance.

             The Planning Commission shall advise the subdivider whether the
             plans and data as submitted do or do not meet the objectives of
             this Ordinance. When the Planning Commission finds the plans and
            @data do not meet the objectives of this Ordinance, it shall
             express its reasons therefore.

             The subdivider may also submit his proposed development to the
             County Planning Department and, when on-lot septic systems are
             contemplated, the subdivider will,con+er with the County Health
             Department.

             Such discussions and/or Sketch Plan review will be con-sidered
             confidential.   Submission of a Sketch Plan shall not constitute
             formal filing of a Subdivision Plan.

             If a subdivision is deemed a Minor Subdivision, the subdivider
             shall then submit a Final Plan and is not required to have
             conditional approval of a Preliminary Plan.    A subdivision shall
             be considered a minor subdivision if:

                  a.   no new street, alley or crosswalk right of way is
                       involved, and

                  b.   the extension of sewers, water lines or storm sewers
                       do not involve any new drainage or utility easements,
                       and

                  C.   the number of new lots involved does not exceed three.

             Section 302    Conditional Approval of Preliminary Plan

             On reaching conclusions informally, as recommended in Section
             301, regarding his general program and objectives, the subdivider
             shall cause to be prepared a Preliminary Plan, together with
             improvement plans and other supplementary material as specified
             in Article 6, Section 602 of this Ordinance.

             The Preliminary Plan and other exhibits required for approval and
             at least two copies of the Plan shall be submitted to the County
             Planning Department for its review, which shall retain one copy
             of the Preliminary Plan.

             Upon completion of the    County Planning Department's review or
             after 45 days, whichever comes first, the Preliminary Plan and
             other exhibits required for approval and at least one copy of the
             Plan shall be submitted to the Planning Commission for review and
             conditional approval at least 10 days prior to the meeting at
             which it is to be considered.

             Following the review of the Preliminary Plan and other exhibits
             required for approval, and negotiations with the subdivider on

             Lake City Subdivision & Land Development Ordinance

             any    changes deemed advisable and the kind and extent of
             improvements to be made by him, the Planning Commission shall
             submit the Preliminary Plan and supplementary material specified
             and at least one copy of the Plan and a report of its
             recommendations to the Borough Council within 15 days.

             The Borough Council shall take action at a regular meeting within
             90 days after the receipt of the Planning Commission report. The
             Borough Council may grant conditional approval subject to such
             conditions as it may require to carry out this Ordinance.          if
             conditional approval is refused, the Borough Council shall state
             its reasons to the subdivider.       The decision of the Borough
             Council shall be communicated to the subdivider personally or
             mailed to his last known address not later than 15 days following
             the decision.

             Before acting on the Preliminary Plan, the Borough Council may
             arrange for a public hearing thereon.      Adequate Public Notice
             shall be given.

             Any modification of the Preliminary Plan required by the Borough
             Council as a prerequisite to approval shall be noted on the
             Preliminary Plan and at least one copy of the Plan.

             The conditionally approved Preliminary Plan shall be returned to
             the subdivider and one copy of the Plan shall be retained by the
             Borough Council.

             Conditional approval of a Preliminary Plan shall not constitute
             approval of the Final Plan.        Rather, it shall be deemed an
             expression of approval of the layout submitted on the Preliminary
             Plan as a guide to the preparation of the Final Plan.

             Section 303     Approval of Final Plan

             If the proposed subdivision is a Major Subdivision, the Final
             Plan shall conform substantially to the Preliminary Plan as
             conditionally approved, and, if desired by the subdivider, it may
             constitute only that portion of the approved Preliminary Plan
             which he proposes to record and develop at that time.      The Final
             Plan shall be submitted within five years of the conditional
             approval of the Preliminary Plan by the Borough Council otherwise
             such conditional approval shall become null and void.

             I+ the proposed subdivision is a Minor           Subdivision,     the
             subdivider shall cause to be prepared a Final Plan, together with
            @improvement plans and supplementary material as specified in
             Article 6, Section 603 of this Ordinance.

             The Final Plan and other    exhibits required for approval and at
             least five copies of the    Plan shall be submitted to the County
             Planning Department for its review, which shall retain one copy
             of the Final Plan.

                                              9

             Lake City Subdivision & Land Development Ordinance

             Upon completion of the County Planning Department's review or
             after 45 days, whichever comes first, the Final Plan and other
             exhibits required for approval and at least four copies of the
             Plan shall be submitted to the Planning Commission for review and
             approval and at least 10 days prior to the meeting at which it is
             to be considered.

             If the Planning Commission finds that the Final Plan is in
             conformance with this Ordinance, it shall sign the Plan and
             submit it to the Borough Council.

             If the Planning Commission finds that the Final Plan is not in
             conformance with this Ordinance, it shall not sign the Plan, and
             shall notify the subdivider as to the section(s) of this
             Ordinance that is not being complied with.              The Planning
             Commission shall offer assistance and advice to the subdivider on
             how best to comply with the section(s).      If, after  negotiation%
             with the subdivider, the subdivider wishes to seek      a waiver from
             the section(s), the Planning Commission shall submit a report of
             its recommendation of approval or disapproval and the reasons for
             such recommendation to the Borough Council within 15 days.           At
             its next regular meeting, the Borough Council shall approve or
             disapprove the waiver after consideration of the              Planning
             Commission report by resolution.      If the waiver is approved, the
             Planning Commission shall sign the Plan at its next regular
             meeting and submit it to the Borough Council.

             The Borough Council shall take action at a regular meeting by
             resolution within 90 days after the receipt of the signed Plan
             from the Planning Commission.         The decision of the Borough
             Council shall be communicated to the subdivider personally or
             mailed to his last known address not later than 15 days following
             the decision.

             Before acting on the Final Plan, the Borough Council may arrange
             for a   public hearing thereon.    Adequate Public Notice shall be
             given.    If a public hearing has been held upon a Preliminary
             Plan,   a public hearing shall not be required upon the Final Plan
             unless the Final Plan departs substantially from the Preliminary
             Plan.

             If the Borough Council approves the Final Plan, it shall sign the
             Final Plan and the four copies.        The approved Final Plan and
             three copies of the Plan shall be returned.to the subdivider for
             recording and one copy of the approved Plan shall be retained by
             the Borough Council.

             If the Borough Council disapproves the Final Plan, it shall not
             sign the Plan, and shall notify the subdivider as to the reasons
             for disapproval.    The disapproved Final Plan and three copies of
             the Plan shall be returned to the subdivider and one copy of the
             disapproved Plan shall be retained by the Borough Council.

             No Plan shall receive Final Plan approval by the Borough Council
             unless the subdivider shall have filed with the Borough Council

                                              10

              Lake City Subdivision & Land Development Ordinance

              performance bond in favor of the Borough or other assurance
              acceptable to the Borough Council or shall have completed all
              required improvements listed in Article 5, or as the Borough
              Council may require in the public interest.

              Upon completion of the improvements in accordance with the
              specifications of the Borough, the subdivider shall take steps to
              dedicate the improvements and have the same accepted by the
              Borough Council.

              Section 304     Recording

              The approved Final Plan shall be filed with the Erie County
              Recorder of Deeds before proceeding with the sale of any lots or
              the construction of any buildings.

              In accordance with Section 513 of the Pennsylvania Planning Code,
              the approved Final Plan shall be presented by the subdivider for
              recording to the Office of the Recorder of Deeds for Erie County,
              Pennsylvania within 90 days after the final approval by the
              Borough Council, or such approval shall be considered null and
              void.    Reapproval thereafter may be granted by the Borough
              Council provided no changes have been made to the Final Plan.

              Recording the Final Plan.after approval by the Borough. Council
              shall have the effect of an irrevocable offer to dedicate all
              street rights of way and other public ways to public use, and to
              dedicate or reserve all park reservations and other. public areas
              to public use unless reserved by the subdivider as hereinafter
              provided.

              The Borough, Council may require the subdivider to place               a
              notation on the Final Plan to the effect that            there is     no
              acceptance of dedication to the public of a certain designated
              "public" area, or in unusual circumstances, a street or alley, in
              which event the title to such area shall remain with the owner as
              a lot of record, and the Borough shall assume no responsibility
              for improvement or maintenance thereof, which fact shall also be
              noted on the Final Plan.

              Section 305     Completion &F Improvements or Guarantee

              No plat shall   be finally approved unless the streets shown have
              been improved to a mud-free or otherwise permanently passable
              condition, or   improved as may be required by this Ordinance and
              any walkways, curbs, gutters, street lights, fire hydrants, shade
              trees, water mains, sanitary sewers, storm drains and other
              improvements as may be required by this Ordinance, have been
              installed in accordance with this Ordinance.

              In lieu of the completion of any improvements required as a
              condition for the final approval of a plat, this Ordinance
              provides for the deposit with the Borough of financial security
              in an amount sufficient to cover the costs of any improvements or
              common amenities including, but not limited to, roads, storm

                                                11

              Lake City.Subdivision & Land Development Ordinance

              water   detention and/or retention basins and other related
              drainage   facilities,    recreational facilities,     open    space
              improvements,   or buffer or screen plantings which may be
              required.   Without limitation as to other types of financial
              security which the Borough 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 purpose of this section.

              Such financial security shall be posted with a bonding company or
              Federal   or Commonwealth chartered 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 year of the date fixed in the subdivision plat for
              completion of such improvements.        The amount of financial
              security shall be equal to 110% of the cost of the required
              improvements for which financial security is to be posted.       The
              cost of the improvements shall be established by submission to
              the Borough Council of bona fide bid or bids from the contractor
              or contractors chosen by the party posting the financial security
              to complete the improvements or, in the absence of such bona fide
              bids, the cost shall be established by estimate prepared by the
              municipal Engineer.

              If the party posting the financial security requires more than
              one year from this date of posting of the financial security to
              complete the required improvements, the amount of financial
              security may be increased by an additional 10% for each one (1)
              year period beyond the first anniversary date from posting of
              financial security or to an amount not exceeding 110% of the cost
              of completing the required improvements as re-established on or
              about the expiration of the preceding one year period by using
              the above bidding procedure.     In the case where development is
              projected over a period of years, the Borough Council may.
              authorize submission of final plats by section or stages of
              development subject to such requirements or guarantees as to
              improvements in future sections or stages of development as it
              finds essential for the protection of any finally approved
              section of the development.

              As the work of installing the required improvements proceeds, the
              party posting the financial security may request the Borough
              Council to release or authorize the release, from time to time,
              such portions of the financial security necessary for payment to
              the contractor or contractors performing the work.        Any such
              request shall be in writing addressed to the Borough Council and
              the Borough Council shall have 45 days from receipt of such
              request within which to allow the municipal Engineer to certify,
              in writing, to the Borough Council that such portion of the work
              upon the improvements has been completed in accordance with the
              approved plat. Upon such certification the Borough Council shall
              authorize release by the bonding company or lending institution
              of an amount as estimated by the municipal Engineer fairly

                                              12

              Lake City Subdivision & Land Development Ordinance

              representing the value of the improvements completed or, if the
              Borough  Council fails to act within said 45 day period, the
              Borough  Council shall be deemed to have approved the release of
              funds as requested.    Borough Council may, prior to final release
              at the   time of completion and certification by its Engineer,
              require  retention of 10% of the estimated cost of the aforesaid
              improvements.

              Where the Borough Council accepts dedication of all or some of
              the required improvements following completion, the Borough
              Council may require the posting of financial security to secure
              structural   integrity of said improvements as well as the
              functioning of said improvements in accordance with the design
              and specifications as depicted on the final plat for a term not
              to exceed IS months from the date of acceptance and dedication.
              Said financial security shall be of the same type as otherwise
              required in this section with regard to installation of such
              improvements, and the amount of the financial security shall not
              exceed   15%   of the actual cost of installation of            said
              improvements.

              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 municipal authority separate and distinct from the  '  Borough,
              financial security to assure proper completion and maintenance
              thereof shall be posted in accordance with the regulations of the
              controlling municipal authority and shall hot be included within
              the financial security as otherwise required by this section.

              If financial security has been provided in lieu ofthe completion
              of improvements required as a condition for the final approval of
              a plat as set forth in this section, the Borough shall not
            'condition the issuance of building or other permits relating to
              the erection or placement of improvements, including buildings,
              upon the lots or land as depicted upon the final plat upon actual
              completion of the improvements depicted upon the approved plat.
              Moreover, if said financial security has been provided, occupancy
              permits for any building or buildings to be erected shall not be
              withheld following: the improvement of the streets providing
              access to and from existing public roads to such building or
              buildings to a mud-free or otherwise permanently            passable
              condition, as well as the completion of all other improvements as
              depicted upon the approved plat, either upon.the lot or lots or
              beyond the lot or lots in question if such improvements are
              necessary for the reasonable use of or occupancy of the building
              or buildings.

              Section 306    Release from Improvement Bond

              When the developer has completed all of        the necessary and
              appropriate   improvements,    the developer   shall notify      the
              municipal Engineer in writing, by certified    or registered mail,
              of the completion of the aforesaid improvements.       The Borough
              Council shall, within 10 days after receipt of such notice,

                                              13

             Lake City Subdivision & Land Development-Ordinance

             direct and authorize the municipal Engineer to inspect all of the
             aforesaid improvements. The municipal Engineer shall, thereupon,
             file a report, in writing,, with the Borough Council and shall
             promptly mail a copy of the same to the developer by certified or
             registered mail.      The report shall be made and mailed within 30
             days after receipt by the municipal Engineer of the aforesaid
             authorization from the Borough Council and said report shall be
             detailed and shall indicate approval or rejection of said
             improvements, or any portion thereof, shall not be approved or
             shall be rejected by the municipal Engineer, said report shall
             contain a statement of reasons for such non-approval or rejection.

             The Borough Council shall notify the developer, in writing by
             certified or registered mail of the action taken.

             If the Borough Council or the municipal Engineer fails to comply
             with the time limitation provisions contained herein,               all
             improvements will be deemed to have been approved and the
             developer shall be released from all liability, pursuant to its
             performance guaranty bond or other security agreement.

             If any portion of the said improvements shall not be approved or
             shall be rejected'by the Borough Council, the developer shall
             proceed to complete the same and, upon completion, the same
             procedure of notification, as outlined herein, shall be followed.

             Section 307     Remedies to Effect Completion of Improvements

             In the event that any improvements which may be required have not
             been installed as provided in this@Ordinance or in accord with
             the approved final plat, the Borough Council is hereby granted
             the power to enforce any corporate bond, or other security by
             appropriate legal and equitable remedies.       If 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 said security, the Borough Council may,
             at its option, install part of such improvements in all or part
             of the subdivision or land development and may               institute
             appropriate legal or equitable action to recover the monies
             necessary to complete the remainder of the improvements.       All of
             the proceeds, whether resulting from the security or from any
             legal or equitable action brought against the developer, or both,
             shall be used solely for the installation of the improvements
             covered by such security, and not for any other municipal
             purpose.

                                ARTICLE 4 = RgEIM gIML)ARDS

             Section 401     General Requirements

             In the layout, development and improvement of a subdivision, the
             subdivider     shall    comply   with    all   adopted      standards,
             specifications, codes, and -ordinances of the Borough which are
             applicable and in addition shall meet the standards of design and
             principles of land subdivision set forth in this Article.

                                              14

             Lake City Subdivision & Land Development Ordinance

             The standards and details of design herein contained are intended
             only as minimum requirements so that the general arrangements and
             layout of a subdivision may be adjusted to a wide variety of
             circumstances.    However, in the design and development of the
             subdivision plan, the subdivider should use standards consistent
             with the site conditions so as to ensure an economical, aesthetic
             and durable subdivision.

             Section 402     Natural Features, Flood Plains & Lake Bluffs

             Existing natural features such as trees, steep slopes, water
             courses, and historic places shall be preserved as a conservation
             measure except to the extent that their removal or modification
             is   functionally related to the harmonious design of            the
             subdivision.

             Land subject to flooding by stream or wave action and land deemed
             by the Borough Council, or other official authority, to be
             uninhabitable shall not be platted for residential occupancy, not
             for such other uses as may involve danger to health, life, or
             property or aggravate the flood hazard, and such land within that
             area of the plan shall be set aside for such uses as shall not be
             endangered by periodic or occasional inundation.

             In addition to the requirements of this Ordinance, all land
             subject to flooding shall comply with the regulations of the,Lake
             City Borough Flood Plain Ordinance before a subdivision plat may
             be approved by the Borough Council..

             In addition to the requirements of     this Ordinance, all land
             within the Lake Erie Bluff Recession Hazard Area. shall comply
             with the Lake City Borough Bluff Setback Regulations before a
             subdivision plat may be approved by the Borough Council.

             Section 403    Streets

             The arrangement, character, extent, width, grade and location of
             all streets shall conform to the Master Plan and shall be
             considered in their relation to existing and planned streets,
             to topographical conditions, to public convenience and safety,
             and in their appropriate relation to the proposed uses of the
             land to be served by such streets.

             Where such is not shown i  n the Master Plan, the arrangement of
             streets in a subdivision shall either:

                  a.   provide for the continuation or appropriate projection
                       of existing streets in surrounding areas; and

                  b.   conform to a plan for the neighborhood approved by
                       the Borough Council after consideration of the

                                             Is

                        particular situation where topographical or other
                        conditions make continuance or conformance to exist-
                        ing streets impractical.

             Local streets shall be so laid out that their use by through
             traffic will be discouraged. Permanent cul-de-sac streets are not
             permitted, except for light industrial development.

             Where a subdivision borders on or contains a railroad right of
             way, the Borough Coouncil may require a street approximately
             parallel to and on each side of such right of wa  'y, at a distance
             suitable for the appropriate use of the intervening land, as for
             park purposes in residential districts, or for commercial or
             industrial purposes in appropriate districts. Such distances
             shall also be determined with due regard for   the requirements of
             approach grades and future grade separations.

             A tangent at least 100' long shall be introduced between reverse
             curves on major thoroughfares and collector-streets.

             Multiple intersections involving the junction of more than two
             streets should be avoided, and,where such avoidance is impossible
             as determined by the Borough Council, such intersections
             ,shall be designated with extreme care for both vehicular and
             pedestrian safety.

             Right angle intersections shall be used whenever practicable,
             especially when local residential streets empty into major or
             collector thoroughfares and there shall be no intersection angle,
             measured at the centerline, of less than 70 degrees.

             Street curb intersections shall be rounded by a tangential arc
             with a minimum radius of 15' for local residential streets and
             30' for intersections involving collector streets and primary or
             major thoroughfares.

             If the lots resulting from the original development are large
             enough for re-subdivision, or if a portion of the tract is not
             subdivided,    suitable access and street openings for           such
             eventuality shall be provided by temporary culs-de-sac.

             Reserve strips controlling access or egress may be permitted.
             New streets shall be provided through to the boundary lines of
             the development especially if it adjoins substantial acreage by
             temporary culs-de-sac.

             Streets that are extensions of, or obviously in alignment with,
             .existing named streets shall.bear the names of the existing
             streets subject to the approval of the Borough Council-and the
             Lake City Post Office.     No street names shall be used which will
             duplicate or be confused with the names of existing streets,

             Street dimensions, grades and alignment shall meet the following
             standards:

                                              16

                                          Mi n.
              Design            Mi n.     Ctwy.         Max.        Mi n.      Min. Radii         Mi n.
           Standards            ROW       Width       Grade        Grade       Centerline         Sight Dist.

           Major
           Thoroughfare          (30,      36'          5.0%        0.5%           500'                 400'

           Collector
           Streets               60'       32'          7.5%        0.5%           400'                 300,

           Local
           Streets               50'       28'        10.0%         0.5%           200'                 200'

           Marginal
           Access                                                   0.5%           100'                 100,
           Streets               50'       24'@       10.0%

           Alleys                20'       20'        10.0%                          50'                  50,

           Crosswalks            12'

           NOTES:

           (1)     Additional widths may be required upon                  findings that the
           same are required for: (a) public safety and convenience; (b)
           parking in commercial or public use areas; (c) existing street,
           alley or crosswalk rights of way which do not provide the above
           mentioned minimum widths, and where as a consequence, additional
           dedication is necessary.

           (21) Sight Distance shall be measured along the centerline at eye
           level.         Proper     sight lines should be maintained at                          all
           intersections or streets.              Measured along the centerline, there
           should be a clear sight triangle the specified sight distance
           from      the point of intersection.                   No future building               or
           obstruction shall be permitted in this area.

           (3)     Cul-de-sac Streets shall be designed with a turnaround
           having a minimum outside cartway diameter of 100' and a minimum
           property line diameter of 120'.                   Cul-de-sac streets are only
           permitted to serve light industrial developments.

                                                      17

              Lake City Subdivision & Land Development Ordinance

              Section 404     Alleys

              Wherever possible, alleys should be avoided in residential areas.
              Tn no event are alleys to be utilized as the primary means of
              access t.o.residential properties.

              Alleys shall be provided in commercial and      industrial districts,
              except that this requirement may be waived      where other definite
              and assured provision is madefor service access, such as off-
              street loading, unloading, and parking consistent with and
              adequate for the uses proposed.

              Alley intersections and sharp changes in alignment shall be
              avoided,    but where necessary,       corners shall be cut          Off
              sufficiently to permit safe vehicular movement.

              Deadend    alleys shall be avoided where possible,            but     if
              unavoidable,    shall    be   provided with adequate         turnaround
              facilities at the deadend, as determined by the Borough Council.

              Section 405     Blocks

              All blocks in a subdivision shall have a maximum-length of 1400'.
             .Such blocks cont-aining individual lots shall be at least two lot
              depths in width, except lots along a major thoroughfare which
              front on an interior street.           Modification of the        above
              requirements    are    possible    4r
                                                     commercial    and     industrial
              developments.

              A minimum of  eOO' shall be-maintained between intersecting local
              and collector streets with a primary street or major thoroughfare
              which intersect on the same side of such maJor thoroughfare.

              in large blocks with interior parks, in exceptionally long
              blocks, or where access to a school or shopping center is
              necessary, a crosswalk shall be provided.

              Section 406     Lots

              The lot size, width, depth, shape, orientation, and the mini-mum
              building setback lines shall be appropriate for the location of
              the subdivision and for the type of development and                 use
              contemplated.

              Lot dimensions shall conform to the requirements of the Lake City
              Borough Zoning Ordinance. Depth and width of properties reserved
              or laid out for commercial and industrial purposes shall be
              adequate    to provide for the off-street service and parking
              facilities     required   by the type of use and            development
              contemplated.

              The subdividing of the land shall be such as to provide, by means
              of a public street, each lot with satisfactory access to an
              existing public street.

                                                18

              Lake City Subdivision & Land Development Ordinance

              Double frontage lots should be avoided except where essential to
              provide separation of residential development from           traffic
              arteries or to overcome specific disadvantages of topography and
              orientation.

              Side lot lines shall be substantially at right angles or radial
              to street lines.

              Section 407    Easements & Rights of Way

              To the fullest extent possible, easements should be centered on
              01- be adjacent to rear or side lot lines.     Such easements shall
              have a minimum width of at leas" 210'.

              If sewer, water, gas, electrical, telephone, 'street lighting, or
              other public utility facilities are to be located within street
              rights   of way,     their location and installation shall be
              coordinated so that they may.be added to, repaired, or enlarged
              at minimum cost.

              Where a subdivision is traversed by a water course, drainage way,
              channell or stream, there shall be provided a storm.water easement
              conforming substantially with the lines of such water course and
              be of such width to be adequate for the purpose.

              Section 408    Building Lines

              The minimum building setback shall conform with the provisions of
              the Lake City Borough Zoning Ordinance.

              Section 409    Storm Drainage

              Storm sewers,    culverts and related installations shall be
              provided to permit t-he unimpeded flow of natural water courses,
              to ensure the drainage of al' 'low points along -the line of
                        to
              streets, @    intercept storm    water runoff along streets at
              intervals reasonably related to  the eNtent and grade of the area
              drained and to generally convey  the flow of surface water without
              damage to persons or property.

              The direct discharge of surface or subsurtace water, such as roof
              or -asL.-                onto the S4- ree4- cart-way will not be
                     =.,en4- drains,
              permitted.

              Me subdivider's    engineer will prepare all hydrological and
              .hydraulic calculations as may be required 10-y the Borough engineer
              to adequately review and analyze storm water requirements.

              Drainage plans shall be consistent with local and regional
              drainage plans.

              F-mcilities shall be designed to prevent the collection and
              discharge of storm water onto abut 41-ing propert- i es.

                                              19

             Lake City Subdivision & Land Development Ordinance

                                  ARTICLE 5 - IMPROVEMENTS

             Section 501     Seneral

             All of the required improvements specified in this Article shall
             be constructed in accordance with other articles of             this
             Ordinance and all.other applicable Borough, County 'and State
            .regulations and approved by the Borough Council and its municipal
             Engineer.

             Section 502     Monuments & Markers

             Double monuments shall be used at all monument points. The lower
             monument, a 3/4" iron or steel bar in 6" x 6" x 6" concrete shall
             be set with the top 36" below finished grade.            The upper
             monument, a 6" x 6" x 24" concrete shaft marked on top with a
             dowel, shall be set with top at finished grade.      Markers shall
             consist of iron or steel bars at least 24" long, and not less
             than 3/4" diameter.

             Monuments and markers shall be placed so that the scored or
             marked point shall coincide exactly with the intersection of
             lines to be marked, and shall be set so that the top of the
             monument or marker is level with the surface of the surrounding
             ground.

             Monuments shall be set    at the intersection of all lines   forming
             angles    in the boundary of the subdivision,         and at     the
             intersection of all street lines.

             Markers shall be set; at the beginning and ending of all curves
             along street property lines, at all points where lot lines
             intersect curves either front or rear, at all angles in property
             lines of lots, and at all other lot corners.

             Any monuments or markers that are removed shall be replaced by a
             Pennsylvania registered surveyor at the expense of the person
             removing them. Prior to removal, the Borough must be notified of
             such, and the plan for replacement shall be approved by the
             Borough Council. Where grading conditions or other circumstances
             prohibit the placing of lot or street monuments at the time of
             submission ofthe final plan, a cash deposit will be made with
             the Borough in an amount to be determined, normally as follows:

                  S 75.00 each for concrete monuments
                  $ 50.00 each for the first.four iron pipe monuments
                  $ 3','0.00 each for iron pipe monuments over four

             Should it be apparent that due to topography or other conditions,
             the cost of setting such monuments will be abnormal, adjustments
             will be made to cover each case.      Should the installation of
             monuments    not be completed within three months after the
             completion date of the subdivision by the subdivider, the Borough
             Council may cause such installation to be completed and pay
             therefore from the cash deposits.

                                             20

              Lake City Subdivision & Land Develo pment Ordinance

              Section 503    Streets

              All street construction shall be in conformance with              the
              following   general requirements and all applicable           Borough
              specifications.     In the absence of a governing applicable
              specification, the applicable standards and requirements of the
              Pennsylvania Department of Transportation shall govern.

              a.   Grading

              All details of the cross section, crowns, curb, pavement,
              subgrade, subdrains, and roadside ditches, shall be graded and/or
              constructed to conform to the designated cross section as
              provided by the Borough Engineer and approved by Borough Council.

              b.   Subgrade

              The subgrade shall be graded and shaped to conform to the
              approved plans with a minimum width of the pavement plus 2'.       it
              shall be thoroughly compacted and stabilized to the satisfaction
              of   the   Borough Engineer.      If unacceptable     material     is
              encountered, it shall be removed and replaced with a suitable
              granular material as directed by the Borough.           Unacceptable
              materials are all materials with a C.B.R. (California Bearing
              Ratio) value of 21.5 or less and is not of proper quality to
              develop the required stability and provide for adequate drainage.
              These are primarily soft plastic clays or silty material where
              the clay or silt content is over 50%.       The subgrade shall be
              inspected and approved by the Borough Engineer prior to placement
              of the subbase.

              The prepared subgrade shall be protected by the contractor to
              prevent undue rutting from trucks or other equipment', and if such
              damage does occur, the subgrade shall be reshaped and compacted
              prior to placing the subbase material.

              C.   Subdrains Under Pavement

              Subdrains shall be laid along the entire length of both sides of
              all streets and at locations to be determined in each case by the
              Borough Engineer.   Blind or side drains at intervals as'required
              by the Borough Engineer shall be installed leading into the main
              subdrain. The required interval for side drains shall be related
              to ground water conditions but in no case shall this interval be
              greater than 100'.     If conditions require, 6" corrugated metal
              perforated pipe shall be installed in the side drains.     Blind or
              side drains shall extend to the curb lines.

              In parts of the Borough where the natural ground is a well
              drained gravel, subdrain requirements may be relaxed. Deviation
              from the subdrain requirements will be considered upon written
              request and each case considered separately.

              Lake City Subdivision & Land Development Ordinance

              d.   Subbase

              All utilities, including water, gas, sanitary sewers, storm
              sewers, buried conduits of.any kind or any other structures or
              lines shall be placed prior to the laying of the subbase.

              The subbase shall be made of approved-gravel or stone and shall
              have a minimum thickness at any point of 6" when compacted.
              Additional depth of the subbase may be required.

              The material and method of construction used shall conform -to
              PennDOT Publication 408, Section 350.

              The subbase shall be.thoroughly compacted.and shaped to the
              proper grade and cross section to receive the base course.

              The finished subbase shall be inspected and approved by the
              Borough Engineer before placing of the base course.

              e.   Base

              The base shall be constructed in accordance with Borough and
              PennDOT specifications.

              f. Pavement

              The pavement shall be constructed in accordance with Borough and
              PennDOT specifications.   The base shall have been in place for a
              minimum of one year before placement of a wearing surface.

              Section 504    Storm Sewers

              A drainage system adequate to serve the needs of the proposed new
              streets, natural waterways, and overland flow will be required in
              new subdivisions. When a public storm sewer main is available at
              the plat boundary or within 500', the developer shall construct a
              storm sewer system and connect the drainage system with such
              storm sewer main if the grade permits and other more economical
              solutions are not possible. A drainage system may be composed of
              conduits, waterways, swales, ditches and curb flow areas as
              required.

              Bridges or culverts    shall be designed to support and carry
              loads according to the requirements of Borough Council but not
              less than AASHTO Loading HS-25 and shall be constructed the full
              width of the cartway plus additional length as necessary to
              provide a proper installation.

              Where open watercourses are planned, adequate safety, erosion
              control, drainage, protection of capacity and appearance measures
              shall be taken by the developer to insure proper, safe, healthful
              disposalof Storm water.    All open watercourses must be approved
              by Borough Council.

                                             22

              Lake City Subdivision & Land Development Ordinance

              Minimum grade of drainage courses shall be designed to create a
              minimum cleaning effect (velocity of 2' per second).          Lesser
              grades may be permitted where such required grades cannot be
              achieved, and the municipality approves lesser grades.

              Storm sewers shall have a minimum diameter of 15" and a minimum
              grade of .5X.   Lesser grades may be permitted when substantiated
              with calculations which prove that cleaning velocities will be
              maintained.

              Manholes shall normally be spaced at 300' maximum spacing where
              pipe sizes of 24" or less are used, and not over 400' where
              larger sizes are installed.      Inlets may, if approved by the
              Boroughi be substituted for manholes.

              All phases of construction of open ditches, gutters, or storm
              sewers including width, depth, shapes, erosion control, minimum
              grade, size and area shall be in accordance with the requirements
              of these regulations and all storm drainage facilities shall be
              inspected and certified by the Borough Engineer.

              Specific construction requirements and materials shall be in
              accordance with applicable Borough specifications.         If none
              exist, requirements of PennDOT shall,govern.

              Section 505    Sidewalks

              Sidewalks shall be required on both sides of the street in all
              subdivisions unless the average size lot in the subdivision is in
              excess of one acre.    Sidewalks may be required in subdivisions
              regardless of size if the character of the neighborhood is such
              that it would be deemed necessary or if it would be desirable to
              continue sidewalks that are existing in adjacent subdivisions or
              to provide access to community facilities such as schools,
              shopping areas, and recreational areas.

              Sidewalks shall be placed.along the inside edge, and within the
              street right of way unless deemed undesirable or unfeasible by
              the Borough Council, where sidewalks may then be placed along    the
              edge of the curbline.    Paved driveways, between the sidewalk   and
              street cartway shall also be required where vehicular access is
              desired to the lot.

              Installation of sidewalks may be delayed until the street is
              paved and a curb/underground storm drainage system is installed.

              The minimum width for sidewalks shall be 4', but the Borough
              Council may require greater widths in the vicinity of shopping
              centers,   schools and recreation facilities, or where similar
              intensive urban uses are anticipated.

              Construction and materials shall be in accordance with Borough
              specifications.   If none exist, PennDOT specifications, shall
              govern.

                                              23

              Lake City Subdivision & Land Development Ordinance

              Section 506     Curbs

              All new or rebuilt streets shall be constructed with concrete
              curbs in accordance with accepted standards and in accordance
              with Borough speci+ications.

              Section 507     Water Supply

              The developer shall construct or make agreements to               have
              constructed a system of water mains and connect with a public
              .water supply system where a public water supply is available at
              the plat boundary or within a reasonable distance thereto (within
              1000' of the subdivision).      Water lines shall be so located and
              of such size as approved by Borough Council or authority
              operating the system.

              All public water systems shall be laid wherever possible in        the
              planting strip or street shoulder an the north and east sides of
              the street, or at such location the municipality may require,      and
              constructed in accordance with the standards of the authority,
              utility company, DER and any municipal department operating such
              water mains.

              All phases of construction, including lines, excavation, trench,
              type of pipe, backfill, hydrants, tees and valves shall be in
              accordance with approved construction drawings if constructed by
              the   developer,    and    shall meet     DER   standards,     Borough
              specifications and be inspected by Borough Council, its Engineer,
              or its authorized representative, or the authority or agency
              representative of the utility company, if any, during the entire
              construction period.

              Where water mains are extended through or along adjacent property
              in   other    ownership,    the costs of construction        may    be
              proportionately shared by abutting properties upon connection to
              the water lines, provided that an agreement to this effect is
              consumated between the developer and the appropriate local
              authority.

              Fire hydrants shall be provided as an integral part of any public
              water supply system where the system is adequate for fire
              service.   Fire hydrants shall be provided where required and
              shall be located not more than 1200',apart; and Within 600' but
              no closer than 35', from any structure. Where the system is not
              adequate to supply fire service, the mains shall be sized, and
              tees with valves shall be provided, in such manner that fire
              hydrants can be added in the future in accordance with the above
              requirements, when improved service becomes available.

              Section 508     Sanitary Sewers

              The developer shall construct, or make agreements to have
              constructed    a sanitary sewer system and         provide     lateral
              connections for each lot where a public sanitary sewer main is

                                               24

              Lake City Subdivision.& Land Development Ordinance

              available at the plat boundary or within a reasonable distance
              thereto (within 1000' of the subdivision).

              If, in the opinion of the County Department of Health, DER,
              Borough Council and/or the Borough Engineer factors exist which
              would create a public health and sanitation problem if a certain
              area is subdivided, the Borough will not approve the subdivision
              plan of such area until such factors are corrected by an adequate
              sanitary sewer system.

              All sanitary sewers shall be constructed and installed according
              to the standards of the authority or municipal department
              operating such sewers, if any.

              All design and all phases of construction, including excavation,
              trench, pipe, grade, backfill and manholes  shall be in accordance
              with construction drawings approved by DER  and shall be inspected
              by the municipality's    authorized    representative,    authority
              representative, or other municipal officer as may be designated
              by Borough Council or authority._

              In areas where a municipal sewer is planned to be available but
              not yet built, a sewer system shall be provided to the edge of
              the subdivision closest to the municipal trunk location and
              capped. Such system shall include all mains, laterals, and other
              appurtenances herein required.    IUntil such time as a municipal
              sewer becomes available, a project system must be installed. In
              the case of a project system, a trunk line shall be provided to
              connect into the municipal system.

              Where public sewers are not available,         individual on-site
              disposal systems (septic systems) may be provided, but must be
              approved and inspected by the Erie County Department of Health.

                                             25

               Lake City Borough - Subdivision & Land Development Ordinance

               Section 509     Utilities

               Every lot in a subdivision shall be capable of being served by
               gas,   electrical and telephone utilities and the necessary
               easements shall be provided. Utili    ty distribution lines shall be
               installed    within street rights of way or within properly
               designated    easements.      To   the fullest      extent     possible,
               underground utility lines should be located in easements along
               the rear property lines but when local conditions require
               installation in   ' street rights of way, lines shall not be
               installed beneath existing or proposed paved areas and in any
               case shall be installed
                                         prior to the placement of any paving.

               Section  510    Street Lights

               The developer shall be responsible for making the necessary
               -arrangements with the Borough and the appropriate public utility
               company to install street liqht-ing fixtures. However, whether or
               not street lights are initially installed, the developer shall be
               responsible for providing utility easements for future street
               lighting installations upon consultation with the public utility
               company involved and the Borough Council.

               Section 511     Street Signs

               Street name signs of a type approved by the Borough Council shall
               be installed at each street intersec4-ion by the subdivider, on
               locations specified by the Borough Council.

               Section 512     Street Trees

               Shade trees of deciduous hardwood types with minimum diameters of
                   may be planted by the landowner or developer between the curb
               and sidewalk, provided the planting strip is a minimum of 4'
               wide.   No tree shall be planted within 20' of either side of a
               street right of way line.

               Tn addition to the requirements of this OrdinancE@,      4- ree planting
               or removal shall comply     with the reQulations of the Lake City
               Borouqh Tree Ordinance.

                                 ARTICLE 6   - PLAN SPECIFICATIONS

               Section 601     Sketch Plan

               A subdivision Sketch Plan may be submil-I-Al-ed by t-he subdivider ol-
               property    owner as a basis for informal an          4     con-Fident-;a"
               discussion with the Planning Comm, issi; on.

               Data furnished in a Sketch Plan shall. be at the discretion of the
               subdivider. It is suggested that the +ollow-.;-,.g -items be included
               in the Sketch Plan presen-t-a-11--ion. The presentation need not be to
               scale and the precise dimensions are not required.

                                                 -26

              Lake City Borough - Subdivision & Land Development Ordinance

                   a.    Tract Boundary

                   b.    North Point

                   C.    Streets on and adjacent to the tract

                   d.    Topographical and physical features. (Use USGS 7 1/2,
                         I" = 2000' scale quadrangle maps suggested.)

                   e.    Proposed general street layout.'

                   +.    Proposed general lot layout.

                   9-    Existing Zone District in which subdivision is'located.

              Section 602     Preliminary Plan

              The Preliminary Plan and other supplementary material required
              which is to be submitted to the Borough Council for conditional
              approval should be drawn at a scale of either 50' or 100' to the
              inch or at the largest practical scale.      If the Preliminary Plan
              is drawn in two or more sections, it shall be accompanied by a
              key map showing the location of the various sections.              The
              Preliminary Plan and its copie5 ma    .y be on any practical size
              sheets.    Copies of the Preliminary Plan may be either prints or
              photocopies.

              The Preliminary Plan shall show the following information as a
              --; n i -
                  mum:

                   a.    Proposed subdivision name or identifying title.

                   b.,   Name and address of 'Che owner of the tract or his
                         authorized agent, if any, and of the subdivider.

                   C.    North point, graphic scale and date.

                   d.    Total acreage of the tract and number of lots.

                   e.    Zoninq requirements - district and minimum lot size.
                         AnV chanqes that may be proposed in the provisions of
                         the zoning applicable to the area to '---e subdivided;
                         and suggested locations of buildings in connection
                         therewith.

                   f.    Tract boundaries showing distances and bearings.

                   9-    Contours at vertical intervals of 5' for all land
                         subject to flooding and all land within the Lake Erie
                         bluff recession hazard area.

                   h.    The names of all owners of all immediately adjacent
                         unplotted land; the names of all proposed or existing
                         subdivisions immediately adjacent, and the locations
                         end dimensions of all existing streets, alleys,

                                               27

              Lake City Borough 7 Subdivision & Land Development Ordinance

                        crosswalks, railroads, storm drainage or lines, public
                        sewer and water mains and feeder lines, fire hydrants,
                        gas, electric, telephone and cable transmission lines,
                        water courses an'd other significant features within
                        100' of any part of the property proposed to be sub-
                        divided; and the location of all buildings and approxi-
                        mate location of all tree masses within the property.

                   i.   The location and widths of any streets or other public
                        ways or places shown upon an adopted Master Plan, if
                        such exists within or adjacent to the tract to be
                        subdivided.

                   j.   The full plan of the development, showing the location
                        of all proposed streets, alleys, crosswalks, utility
                        easements, parks, playgrounds and other public areas;
                        sewer, water and storm water facilities; proposed
                        building setback lines for each street, proposed lot
                        lines and approximate dimensions of lots; lot number
                        andflor block number in consecutive order; and all
                        streets and other areas designed for appurtenant
                        facilities, public use or proposed to be dedicated or
                        reserved for future public use, together with the
                        condition of such dedications or reservations.

                   k.   A key map, for the purpose of locating the site to be
                        subdivided at a minimum scale of 2,000' to the -;inch,
                        showing the relation of the tract to adjoining property
                        and to all streets, schools, parks and municipal boun-
                        daries existing within 1,000' of any part of the
                        property proposed to be subdivided.

                   i.   Tentative cross sections and centerline profiles for
                        each proposed street shown on the Preliminary Plan.
                        These profiles may be submitted as separate sheets.

                   M.   Results and locations of percolation tests, made in
                        accordance with the specifications of the Erie County
                        Health Department 'shall be submitted if on-lot sewage
                        systems are to be used.

                   n.   Preliminary designs of any bridges or culverts which
                        may be required. These desiqns maybe submitted as
                        separate sheets.

                   0.   Where the Preliminary Plan submitted covers only part
                        of the subdivider's entire holding, a sketch of the
                        prospective future street system of the unsubmit-II-ed
                        part shall be furnished; the street system of the
                        submit-11--ed part will be considered toqether with
                        adjustments and connections with future streets in
                        the part not submitted.

                   p-   Proposed street name for each proposed street shown
                        on the Preliminary Plan.

                                               28

              Lake City Borough - Subdivision & Land Development Ordinance

                   q-    A draft of any proposed covenants to run-with the land.

                   r.    A tentative timetable for theproposed sequence of
                         development for the subdivision, if said subdivision
                         is to be developed in sections.

                   S.    Statement of intentions regarding installation of
                         required improvements or furnishing performance bond
                         or   other    suitable   security in     lieu    of    such
                         i nstal I at i ons.

              Section 603     Final Plan

              The'Final Plan and other supplementary material required which is
              to be submitted to the Borough Council for approval                and
              subsequent    recording shall be drawn with India Ink or, a
              transparent reproduction of the Final Plan with black line on
              stable plastic base film.      The Final Plan shall be drawn at a
              scale of either 50' or 100' to the inch or at the largest
              practical scale.     If the Final Plan is drawn in two or more
              sections, it shall be accompanied by a key map showing the
              location of the various sections.     The Final Plan and its copies
              shall be on 18" x 24" sheets.     Copies of the Final Plan shall be
              either black on white or blue on white prints.

              The Final Plan shall show the following information as a minimum:

                   a., Name of the subdivision.

                   b.    Name and address of the owner and subdivider.

                   C.    North point, graphic scale and date.

                   d.    Block   and lot numbers (in consecutive          order),,
                         dimensions, minimum area and total number of lots;
                         acreage of whole development density and use of land.

                   e.    Source of title to the land o+ the subdivision and
                         to all adjoining lots, as shown by the books of the
                         Erie County Recorder of Deeds, names of the owners
                         of all adjoining unsubdivided"land; the Erie County
                         Tax Assessment Bureau municipality-block-parcel
                         number(s) for the tract to be subdivided.

                   +.    Lot lines with accurate bearings and distances.
                         Distances to be to "he nearest hundredth of a foot.

                   9-    Lot areas calculated to the nearest square foot
                         exclusive of any street, alley or crosswalk.right
                         of way.

                   h.    Accurate.dimensions of existing public land and of
                         any property to be dedicated or reserved for public,
                         semi-pub-lic, or community use, and all areas to which
                         title is reserved by owner.

                                               29

              Lake City Borough - Subdivision & Land Development Ordinance

                   i.   Accurate boundary lines, with dimensions and bearings,
                        which provide a survey of the tract, closing with an
                        error not not more than I' in 10,000'.

                        Accurate distances and directions to the nearest es-
                        tablished street corners or official monuments. Ref-
                        erence corners shall be accurately described.

                   k.   Complete curve data for all curves, including radius,
                        delta angle, tangent, arc and chord.

                   1.   Street names.

                   M.   Location and material of all permanent monuments and
                        lot markers.

                   n.   Easements for utiliti--s or access and any limitations
                        on such easements.

                   0.   Setback lines and lot sizes not less than the minimum
                        as fixed by the Lake City Borough Zoning Ordinance.

                   p.   A location map of the subdivision at a minimum scale
                        of 22,000' to the inch, showing the relation of the
                        property to adjoining property and to all streets and
                        municipal boundaries existing within 1,000' of any part
                        of the property proposed to be subdivided.

                        The following certificates, where applicable. shall be
                        shown on the Final Plan and  its copies:

                             Certification, with sea!, by a registered pro-
                             fessiOnal engineer or reqistered land surveyor to
                             the effect that the survey and plan are correct.

                             Certificate for the review  of the County Planning
                             Department.

                             Certificate for the review and recommendation of
                             approval by the Planning Commission.

                             Certification, duly acknowledged be-fore a notary
                             public, with sea!, and signed by the owner or
                             owners of the property, to the e++ect that the
                             subdivision sh own or, the Final Plan is the act
                             and deed of the owner, that he (the subdivider)
                             is the owner of the property shown on the survey
                             and plan, and that he desires the same to be
                             recorded as such.

                             Certificate for approval by the Borough Council.

                             A certificate to provide for the recording
                             i n-f ormat 4. on.

              Lake City Borough - Subdivision & Land Development Ordinance

                   r.   The Final Plan shall be accompanied by the following
                        material:

                             Final profiles, cross sections, and   specifications
                             for street improvements, and sanitary and storm
                             sewerage, and water distribution systems shall
                             be shown on one or more separate sheets.

                             All covenants running with the land governing the
                             reservation and maintenance of dedicated or un-
                             dedicated land or open space, which shall bear
                             -the certificate of approval of the municipal
                             .solicitor as to their legal sufficiency.

                             Certificate of dedication of streets and other
                             public property. (This is the offer of dedi-
                             cation.)

                             Where lot.sizes are based on public water and/or
                             public sewer facilities, assurance acceptable to
                             the Borough Council that such facilities will be
                             installed.

                             Such certificates of approval  by proper author-
                             ities of the State and the Borough as may have
                             been required by the Borough Council including
                             certificates approving the water supply system
                             and sanitary sewer system of the subdivision.

                             One    of   the    following    for    guaranteeing
                             improvements:

                             A certificate from the subdivider and signed by
                             the municipal engineer that all improvements and
                             installations in the subdivision required by this
                             ordinance have been made or installed in accord-
                             ance with specifications; or

                             A certificate from the subdivider and signed by
                             the municipal Solicitor that a bond, certified
                             check-, or other security.satis+actory to the
                             Borough Council has been filed with the'Borough.

                                 ARTICLE 7 - ADMINISTRATION

             Section 701     Filing Fee

             The filing fee shall be as fixed annually by the Borough Council
             by    resolution.    Any additional costs of review,        design,
             inspection or maintenance by the Borough and/or the municipal
             Engineer and Solicitor shall be borne by the applicant.

             Section 702     Inspection

             Lake City Borough - Subdivision & Land Development Ordinance

             When the plans of streets and other improvements have been
             approved as provided in this Ordinance, the subdivider shall
             first notify the Borough Council of his intention to proceed with
             the    construction    or   installation of     said    streets     and
             improvements; notification shall be made at least 48 hours before
             any such construction or installation shall commence so as to
             give the Borough Council or the municipal Engineer an opportunity
             to inspect the site prior to commencement of work and to inspect
             installation or construction of said streets and improvements
             during the course of work being performed.

             Section 703     Maintenance

             Prior to any street, or other improvement being accepted by the
             Borough as herein provided,         the subdivider shall post         a
             maintenance bond and/or other security naming the Borough as
             Obligee in an amount deemed adequate by the Borough Council to
             remedy any defects which are c      'aused by defective or inferior
             materials or workmanship which may develop during a period of two
             years from date of acceptance by the Borough.

             Section 704     Appeals

             In any case where the Borough Council disapproves a subdivision
             plan,    any person aggrieved thereby may,         within 30      days
             thereafter, appeal to the Court.of Common Pleas of Erie County,
             Pennsylvania in accordance with Article 10 of the Pennsylvania
             Planning Code.

             Section 705     Penalties

             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 of occupants of
             buildings 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
             plat of such subdivision or land development or erect Any
             building thereon, unless and until a final plat has been prepared
             in full compliance with the provisions of this Ordinance and of
             the regulations adopted hereunder and has been recorded as
             provided herein, shall be guilty of a misdemeanor, and upon
             conviction thereof,      such person,     or the, members of such
             partnership, or the officers of such corporation, or the agent of
             any of them responsible for such violation pay a fine not
             exceeding S 1,000 per lot or parcel or per dwelling within each
             lot or parcel.    All fines collected for such violations shall be
             paid over to the Borough. The description by metes and bounds in
             the instrument of transfer or other document used in the process
             of   selling or transferring shall not exempt the sell or
             transferor from such penalties or from the remedies herein
             provided.

                                               32

               Lake City Borough - Subdivision & Land Development Ordinance

                                            APPROVAL PAGE

               Recommendation of approval by the Lake City Borough Planning
               Commission this  -----  day of  ..............   19___.

               -----------------------------          ----------------------------
               Chairman                               Member

               -----------------------------          -----------------------------
               Member                                 Member

               -----------------------------          -----------------------------
               Member                                 Member

               -----------------------------          -----------------------------
               Member                                 Member

               ATTEST:
                       Planning Commission Secretary

               Approved and adopted by the Lake City Borough Council this        -----
               day of                       1 19
                      --------------------

               ------------------------------         ---------------------------
               President                              Member

               ------------------------------         ----------------------------
               ML-mb2,-                               Member

               ------------------------------
               Member

               ATTEST:
                        Borough Secretary

                               us
                                      .trtTqcnt of commerce
                                             c-@rvjc--s center Library
                                    '@'c-,th Robson AVenUe
                               Cha:claston, SC 29405-2413              A

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