Regulations for the subdivision of land, Springfield Township

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REGULATIONS
for
THE SUBDIVISION OF LAND,,,
SPRINGFIELD TOWNSHIP,,-"

BOARD OF SUPERVISORS AND PLANNING COMMISSION
SPRINGFIELD TOWNSHIP
HD ERIE COUNTY, PENNSYLVANIA
1390.3

R44
1977
August, 1977

T A 8 L E 0 F C 0 N T E N T S

ARTICLE I PURPOSE AND AUTHORITY . . . . . . . . . . . . . . . . . . . . 1

Section 100 Purpose - @ . . . . . . . . . . . . . . . . . . . . . . . . 1
Section 101 Objectives . . . . . . . . . . . . . . . . . . . . . . . . I
Section 102 Adoption . . . . . . . . . . . . . . . . . . . . . . . . . 1
Section 103 Grant of Power . . . . . . . . . . . . . . . . . . . . . . 1
t- Section 104 Effective Date . . . . . . . . . . . . . . . . . . . . . . 2
t-- Section 105 Short Title . . . . . . . . . . . . . . . . . . . . 2
(3- Section 106 Subject Properties . . . . . . . . . . . . . . . . . . . . 2
Section 107 Sale of Lots . . . . . . . . . . . . . . . . . . . . . . . 2

ARTICLE II DEFINITIONS . . . . . . . . . . . . . . . . . . . . . . . . 3-6

Section 200 General Interpretation . . . . . . . . . . . . . . . . . . 3
Section 201 Meaning of Words . . . . . . . . . . . . . . . . . . . . . 3

ARTICLE III APPLICATION AND PROCESSING PROCEDURES . . . . . . . . . . . 7-13

Section 300 Intent . . . . . . . . . . . . . . . . . . . . . . . . . . 7
Section 301 Preapplication . . . . . . . . . . . 0 4 0 . 0 . . . . . . 7
Section 302 Procedure for Preapplication Review . . . . . r . . . . . . 8
Section 303 Preliminary Plan Review . . . . . . . . . . . . . . . . . . 8
Section 304 Preliminary Plans and Data . . . . . . . . . . . . . . . . 9
Section 305 Approval of Final Plan . . . . . . . . . . . . . . . . . . 10
Section 306 Final Plan and Data Required For Approval . . . . . . . . . 11
Section 307 Resubdividing or Replatting . . . . . . . . . . . . . . . . 12
Section 308 Minor Subdivisions . . . . . . . . . . . . . . . . . . . . 12
Section 309 Unnecessary Hardship . . . . . . . . . . . . . . . . . . . 13

ARTICLE IV DESIGN STANDARDS . . . . . . . . . . . . . . . . . . . . . . 14-21

Section 400 Application of Standards . . . . . . . . . . . . . . . . . 14
Section 401 Land Requirements . . . . . . . . . . . . . . . . . . . . . 14
Section 402 Street Requirements . . . . . . . . . . . . . . . . . . . . 14
Section 403 Lot and Building Lines . . . . . . . . . . . . . . . . . . 16
Section 404 Table A, Lot Size and Area, Height Requirements, and
Yard Requirements . . . . . . . . . . . . . . . . . . . . 18
Section 405 Blocks and Cul-de-sacs . . . . . . . . . . . . . . . . . . 20
Section 406 Easements . . . . . . . . . . . . . . . . . . . . . . . . . 20
Section 407 Sidewalks . . . . . . . . . . . . . . . . . . . . . . . . . 20
Section 408 Reserved Areas . . . . . . . . . . . . . . . . . . . . . . 20
Section 409 Street Names . . . . . . . . . . . . . . . . . . . . . . . 20
Section 410 Access . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Section 411 Recreation Areas . . . . . . . . . . . . . . . . . . ... . 21

TABLE OF CONTENTS

ARTICLE V IMPROVEMENT AND CONSTRUCTION REQUIREMENTS . . . . . . . . . 22-40

Section 500 Introduction . . . . . . . . . . . . . . . . . . . . . . 22
Section 501 Monuments . . . . . . . . . . . . . . . . . . . . . . . . 22
Section 502 Utility and Street Improvements . . . . . . . . . . . . . 22
Section 503 Water Supply . . . . . . . . . . . . . . . . . . . . . 22
Section 504 Sanitary Sewers . . . . . . . . . . . . . . . . . . . . 23
Section 505 Storm Sewers . . . . . . . . . . . . . . . . . . . . . . 24
Section 506 Streets, Subgrade, Subdrains, Pavements and Curbs . . . . 24
Section 507 Sidewalks . . . . . . . . . . . . . . . . . . . . . . . . 29
Section 508 Other Utilities . . . . . . . . . . . . . . . . . . . . . 31
Section 509 Street Signs . . . . . . . . . . . . . . . . . . . . . . 31
Section 510 Street Lighting . * * * . . . . . . . . 31
Section 511 Existing Natural Conditi@n@ @T@eWa@d*Streamsj . . . . . 31
Section 512 Performance Guarantees . . . . . . . . . . . . . . . . . 32
Section 513 Mobile Home Parks . . . . . . . . . . . . . . . . . . . . 32
Section 514 Township Standards (Graphics) . . . . . . . . . . . . . . 34

ARTICLE VI CONDITIONS OF ACCEPTANCE . . . . . . . . . . . . . . . . . 41-42

Section 600 Recording . . . . . . . . . . . . . . . . . . . . . . . . 41
Section 601 General . . . . . . . . . . . . . . . . . . . . . . . . . 41

ARTICLE VII ADMINISTRATION AND MODIFICATION . . . . . . . . . . . . . 43

Section 700 General . . . . . . . . . . . . . . . . . . . . . . . . . 43
Section 701 Changes . . . . . . . . . . . . . . . . . . . . . . . . . 43
Section 702 Variances . . . . . . . . . . . . . . . . . . . . .. . . . 43
Section 703 Certificates, Affidavits and Approval . . . . . . . . . . 43
Section 704 Validity . . . . . . . . . . . . . . . . . . . . . . . . 43
Section 705 Penalty . . . . . . . . . . . . . . . . .. . . . . . . . . 43

OFFICIAL SUBDIVISION ORDINANCE

SPRINGFIELD TOWNSHIP
ERIE COUNTY, PENNSYLVANIA

ARTICLE I
PURPOSE AND AUTHORITY

Section 100 PURPOSE

The general purpose of the regulations shall be to guide and regulate the plan-
ning, subdividing and development of land in order to promote and protect the
public health, safety, convenience, comfort, prosperity, and general welfare of
the Township of Springfield.

Section 101 OBJECTIVES

It is intended that the provisions of these regulations shall be applied to
achieve the following objectives:

101.1 Orderly development of the land to obtain harmonious and stable neighbor-
hoods.

101.2 Safe and convenient traffic circulation, vehicular and pedestrian.

101.3 Adequate and economical provisions for utilities and public services in
order to conserve the public funds.

101.4 Ample public open spaces for schools, recreational and other public
purposes.

101.5 Accurate surveying of land, preparing and recording of plats.

101.6 Discouraging of premature, uneconomical, or scattered subdivisions.

101.7 Coordination of land development in accordance with the zoning code,
thoroughfare plan, comprehensive plan, and other plans of the Township.

Section 102 ADOPTION

The following rules and regulations for the subdivision of land in Springfield
Township, Erie County, Pennsylvania, were adopted by Ordinance in accordance
with Article V, Section 501 of the Pennsylvania Municipalities Planning Code,
Act 247, as amended.

Section 103 GRANT OF POWER

The governing body of each municipality may regulate subdivisions and land devel-
opment within the municipality by enacting a subdivision and land development
ordinance. The ordinance may require that all plats of land lying within the
municipality shall be submitted for approval to the governing body or in lieu
thereof to a planning agency designated in the ordinance for this purpose. All
powers granted herein to the governing body or the planning agency shall be
exercised in accordance with the provisions of the subdivision and land develop-
ment ordinance. In the case of any development governed by an ordinance adopted

pursuant to Article VII of the Pennsylvania Municipalities Planning Code, Act 247,
as amended, however, the applicable provisions of the subdivision and land develop-
ment ordinance shall be as modified by such ordinance and the procedures which
shall be followed in the approval of any plat and the rights and duties of the
parties thereto shall be governed by Article VII of Act 247, as amended, and the
provisions of the ordinance adopted thereunder,

Section 104 EFFECTIVE DATE

This Ordinance becomes effective on this date, August 1, 1977, and shall remain
in effect until modified or rescinded by The Board of Township Supervisors.

Section 105 SHORT TITLE

This Ordinance shall be known and may be cited as "The Springfield Township
Subdivision Ordinance".

Section 106 SUBJECT PROPERTIES

No subdivision of any lot, tract or parcel of land shall be made; no street,
sanitary sewer, storm sewer, water main or other facilities in connection there-
with shall be constructed, opened or dedicated for public use or travel; or for
the common use of occupants of buildings abutting thereon, except in strict
accordance with the provisions of this Ordinance.

Section 107 SALE OF LOTS

No lot in a subdivision may be sold; no permit to erect, alter or repair any
building upon land in a subdivision may be issued; and no building may be erected
in a subdivision unless and until a subdivision plan has been approved and
recorded and until the improvements recommended by the Township Planning Commis-
sion and required by the Township Board of Supervisors in connection therewith
have either been constructed or guaranteed as hereinafter provided.

ARTICLE II
DEFINITIONS

Section 200 GENERAL INTERPRETATION

For the purpose of this Ordinance, words used in the present tense include the
future tense, the terms "shall" and "will" always mandatory, and the word "may"
is permissive.

Section 201 MEANING OF WORDS

Unless othe rwise expressly stated, the following words shall, for the purpose
of the Ordinance, have the meaning herein indicated.

ALLEY (PUBLIC): A minor right-of-way providing secondary vehicular access to
the side or rear of two or more properties.

AVAILABLE SEWER: A municipal sewer is considered available if it is within
1,000 feet or less from the nearest point of a subdivision.

BOARD: The Board of Supervisors of Springfield Township.

BUILDING LINE: The line within the property defining the required minimum
distance between any enclosed structure, or above-ground portion of a building,
and the adjacent street right-of-way.

CARTWAY: That portion of the street right-of-way surfaced for vehicular use.
Width is determined from face of curb to face of curb or, if no curb exists,
from one edge of driving surface to the other edge of driving surface.

COTTAGE: A dwelling which is designed for seasonal use, is occupied on a
seasonal basis, and which does not have in excess of 1,000 square feet of living
space (over 1,000 square feet permitted if approved in writing by the Planning
Commission).

COVENANT: An obligation defined by law or agreement, the violation of which can
be restrained by court action; these are usually stated in the deed.

CUL-DE-SAC: A residential street with one end open to traffic and pedestrian
access and permanently terminated by a vehicular turnaround.

DEVELOPER: Any person, individual, firm, partnership, association, corporation,
estate, trust or any other group or corporation acting as a unit dividing or
proposing to divide land, so as to constitute a subdivision as defined by
Article V of the Pennsylvania Municipalities Planning Code, Act 247, as amended,
and includes any agent of the developer.

EASEMENT: Grant by a property owner of the use, for a specific purpose or
purposes, of a strip of land by the general public, a corporation or a certain
person or persons.

ENGINEER: The Engineer of Springfield Township,

ESSENTIAL SERVICE: Is the erection, construction, alteration or maintenance by
public utilities or municipal departments or commissions, including buildings
necessary for the furnishing of adequate services for the public health, safety
or general welfare,

FRONT YARD: The open space extending across the entire width of the lot between
the front line of the building and the street line.

IMPROVEMENTS: Those physical changes to the land necessary to procure usable
and desirable lots from raw acreage including but not limited to: grading,
paving, curb, gutter, storm sewers and drains, improvements to existing water-
courses, sidewalks, crosswalks, street signs, monuments, water supply facilities,
and sewerage disposal facilities.

LOT: A tract or parcel of land intended for the transfer of ownership, use or
improvement, whether immediate or future.

LOT DEPTH: The horizontal distance between the front lot line and the rear lot
line.
@INOR SUBDIVISION: A subdivision of land under ten (10) lots with no new street
involved.

MAJOR SUBDIVISION: A subdivision of land of ten (10) lots or more, and any
subdivision of land involving a new street right-of-wayo

MUNICIPALITY- Springfield Township, Erie County, Pennsylvania.

PERSON: Shall mean natural person, joint venture, joint stock company, partner-
ship, association, club, company, corporation, business trust, organization, or
the manager, lessee, agent, servant, officer or employee of any of them.

PLAN, COMPREHENSIVE: The Comprehensive Plan of the Springfield Area. A composite
of the mapped and written proposals for the future development of the Township
and duly adopted by the Planning Commission and/or the Township Supervisors,
indicating its recommendations for the uses of private land, public open spaces
and buildings and the general street system.

PLAN, PRELIMINARY: A tentative subdivision plan, in lesser detail than a final
plan, showing approximate street and lot layout on a topographic map as a basis
for consideration prior to preparation of a final plan.

PLAN, FINAL: A complete and exact subdivision plan, prepared for official
recording as required by statute to define property right and proposed streets
and all other improvementso

PLANNING COMMISSION: Springfield Township Planning Commission.

REAR YARD: The required open space extending from the rear of the main building
to the rear lot line (not necessarily a street line) throughout the entire width
of the lot.

RESUBDIVISION OR REPLATTING: The replatting of a recorded subdivision in whole
or in part, by a redesign of lots, by change of size, area, or by street layout.

RIGHT-OF-WAY: Any public highway, street or alley accepted by different levels
of government for public use, usually by the Township Supervisors, all of which
shall be recorded in the Recorder of Deeds Office, Erie County, Erie, Pennsylvania.

SEASONAL DWELLING: A dwelling which is designed for seasonal use, is occupied
on a seasonal basis, and which does not have in excess of 1,000 square feet of
living space (over 1,000 square feet permitted if approved in writing by the
Planning Commission).

SEASONAL USE: The occupancy of a dwelling during certain months of the year,
not to exceed an aggregate total occupancy exceeding eight (8) months of the
year, nor to exceed occupancy by one person or a group of persons for a contin-
uous period exceeding six (6) months. In addition, no person or persons shall
use such dwelling as a permanent or legal address,

SIDE YARD: The required open space extending from the side of any building along
the side lot line throughout the entire depth of the building.

SIGHT TRIANGLE: A triangular area of unobstructed vision for corner lots. Two
legs of the triangle shall be formed by measuring from the point of intersecting
street centerlines, along the centerline of the streets contiguous to the corner
let, 100 feet for minor streets and 120 feet for major streets, The connection
of these two points so measured shall form the third leg of the sight triangle,

STREETS:

A. Expressway - This class of highway facility is devoted entirely to the task
of moving large volumes of traffic and performs little or no land service
function. It is generally characterized by some degree of access control.
Normally, this classification should be reserved for multi-lane, divided
roads with few, if any, grade intersections.

B. Arterial - Arterials bring traffic to and from the expressway and serve
major movements of traffic within or through the areas not served by express-
ways. They serve primarily to move traffic, but also perform a secondary
function of land service. The average length of trip normally exceeds three
miles.

C@ Collector - This class of road serves the internal traffic movement within
the municipality and connects developed areas with the arterial system.
They do not accommodate long, through trips and are not continuous for any
appreciable length. The principal difference between collector and arterial
roads is the length of trip accommodated. The collector system is intended
to simultaneously supply abutting property with the same degree of land
service as a minor street and accommodate local internal traffic movements.

D. Minor - The minor streets' sole function is to provide access to immediately
adjacent land. They normally represent a fairly large percentage of the
total street mileage, but carry a small portion of the vehicle miles traveled
daily.

STREET MAINTENANCE: The procedure applied to new or existing streets or streets
under construction for purposes of accommodating vehicular travel with a minimum
of interruption, delay or safety hazard including resurfacing, regrading, drainage
improvement, pothole repair, dust prevention practices and snow removal.

SUBDIVIDER: The owner, or authorized agent of the owner, of the subdivision.

SUBDIVISION: The division or redivision of a let, 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 purposes, whether immediate or
future, of lease, transfer of ownership or building or lot development. Pro-
vided, however, that-the division of land for agricultural purposes into parcels
of more than ten acres, not involving any new street or easement of access,
shall be exempted.

TOPOGRAPHIC MAP: A map showing ground elevations by contour lines and the loca-
tion of important natural and other manmade objects.

TOWNSHIP: The Township of Springfield, Erie County, Pennsylvania.

VARIANCE: When the Subdivider can show that a provision of this Ordinance would
cause unnecessary hardship if strictly adhered to and where, because of topo-
graphical or other conditions peculiar to the site, in the opinion of the Planning
Commission a departure may be made without destroying the intent of such provi-
sions, the Planning Commission may recommend and the Board of Supervisors auth-
orize a variance. Any variance thus authorized shall be entered in the minutes
of the Board of Supervisors and the reasoning on which departure was justified.

ARTICLE III
APPLICATION AND PROCESSING PROCEDURES

Section 300 INTENT

Procedures are herein established and intended to define the steps by which a
developer may design, make an application, record plats and construct improve-
ments in the developing of land, and by which the Planning Commission may review,
make recommendations, approve the plans and otherwise administer these regula-
tions,

For those subdivisions hereinafter classified as minor subdivisions, a sketch
plan and abbreviated procedure is established. For all others, which are classi-
fied as major subdivisions, a preliminary plan and final plat procedure is estab-
lished.

Section 301 PREAPPLICATION

Prior to the preparation and filing of the Preliminary Plan, the Subdivider shall
submit the following plans and data to the Planning Commission for a major subdi-
vision. (Major Subdivision: A subdivision of land ten (10) lots or more, and
any subdivision of land involving a new street right-of-way.)

A. General Information - Describes or outlines existing covenants, land charac-
teristics, community facilities and utilities, and information describing
the proposed subdivision such as the number of residential lots, typical lot
width and depth, price range, business areas, playgrounds, park areas, other
public areas, proposed protective covenants, proposed utilities and street
improvements.

B. Location Map - Shows the relationship of the proposed subdivision to existing
community facilities which serve or influence it and shall include development
name, location of any existing facilities, traffic arteries, public or other
schools, parks, playgrounds, utilities, churches, shopping centers, airports,
hospitals, principal places of employment, title, scale, north arrow and date.

C. Topographic Map - Existing U.S.G.S. quadrangle map or other acceptable
available map showing topographic features.

D. Sketch Plan - Drawn to a scale of one inch equals 100 feet or greater,
showing in a simple sketch the proposed layout of streets, lots and other
features in relation to existing conditions including:

1. The proposed name of the subdivision.
2. Name of the subdivider.
3. Name of the registered owner.
4. North point, scale and date.
5. Name of the engineer, surveyor or other qualified person responsible
for the map.
6. Tract boundaries with bearing and distances.
7. Topography, with elevations based on datum approved by the Commission,
and showing contours at vertical intervals of two feet for land areas
with a slope of five percent or less and five feet for land areas with
a slope of greater than five percent.

8. Approximate location of watercourses, tree masses, rock outcrops,
existing buildings, and actual location of sewers, inlets, water mains,
easements, fire hydrants, railroads, existing or confirmed streets and
their established grades.
9. Adjacent streets.

section 302 PROCEDURE FOR PREAPPLICATION REVIEW
@fter review and discussion with the Subdivider, the Planning Commission shall
indicate the suitability of the Plan for development into Preliminary Plans.

A. In assessing the suitability of the Plan, the Planning Commission shall
consider the Township plan of future land use, thoroughfare plan, community
facilities plan or of any plans of the Planning Commission, including, but
not limited to, proposed streets, recreation areas, drainage reservations,
shopping centers and school sites,

B. Also to be considered is whether the land is subject to hazards of life,
health and safety. Such land shall not be subdivided until such hazards
are removed. These hazards shall be interpreted to mean land subject to
flooding, slides due to excessive slope or excavation, land of excessive
or improper fill material or land improperly drained.

Section 303 PRELIMINARY PLAN REVIEW

A. Application - On reaching conclusions as recommended above regarding the
general program and objectives, the Subdivider shall prepare and submit to
the Planning Commission at least 15 days prior to the regular monthly meeting
of the Commission, five copies of the Preliminary Plans of the total land
to be ultimately developed for review by the Planning Commission according
to the requirements and standards contained herein. Upon receipt of the
Plan, the Planning Commission shall forward a copy to the Erie County Metro-
politan Planning Commission for a review and report at County expense: Pro-
vided, that the Township shall not approve such application until the County
report is received or until the expiration of 30 days from the date the
application was forwarded to the County.

B. Planning Commission Review - The Planning Commission shall review the plan
submitted covering the requirements of this Ordinance point by point, and
shall consult with the Engineer and officials of any other department or
authority concerned.

C. Planning Commission Action - The Planning Commission shall notify the Subdi-
vider of the scheduled meeting, place, date, time and agenda schedule.
Within 30 days of this scheduled agenda review, the Planning Commission shall
report to the Board of Supervisors on the subdivision, recommending approval,
conditional approval or disapproval, each with reasons for action. Any modi-
fications of the Preliminary Plan shall be preceded by the consideration
and approval of the Planning Commission of such modifications.

D. Action of Board of Supervisors - The Board of Supervisors shall act on the
Preliminary Plan within 40 days of the receipt of the Planning Commission
report, stating its approval, conditional approval or disapproval, giving

reasons for each, and may authorize in writing submission of a Final Plan
for approval. Any modifications of the Preliminary Plan shall be preceded
by the consideration and approval of the Board of Supervisors of such modi-
fications,

E. Nature of Approval - Approval of a Preliminary Plan shall not constitute
approval of a Final Plan, but rather an expression of approval of the layout
submitted on the Preliminary Plan as a guide to the preparation of the Final
Plan.

Section 304 PRELIMINARY PLANS AND DATA

Shall include but not be limited to the following:

A. The Preliminary Plan shall be drawn at a scale of one inch equals 100 feet,
or greater.

B. The plan shall show or be accompanied by the following:

1. Material required in Article III, Section 301
2. Draft of protective covenants, if any.
3. Title to include:

a. Name by which the subdivision will be recorded.
b. Location by municipality, County and State.
c. Names and addresses of the owner or owners.
d. Name of registered engineer or surveyor who surveyed the
property and prepared the plan.
e. North point, date and graphic scale.

4. Tract boundaries with bearings, distances and area in acres to the
nearest hundredths,
5. Existing easements, their location, width and distance.
6. Tract closures and block closures with an allowable error of 1:10,000.
7. Contours at vertical intervals of two feet for land areas with a slope
of greater than five percent.
8. Datum to which contour elevations refer.
9. Bench marks.
10. Existing physical features to include:

a. Watercourses, culvert, bridges and drains.
b. Buildings, sewers, water mains and fire hydrants.
c. Street and alleys on or adjacent to the tract, including name,
right-of-way widths and cartway widths.
d. Subsurface condition of the tract.
e. Names and addresses of abutting property owners.

11. Proposed improvements, and related data, shall include:

a. Lot lines with bearings and dimensions.
b. Building lines.
c. Reservations of grounds for public use.
d. All rights-of-way and easements.
e. Proposed land use of the improvement.

f. Location, name and width of all proposed streets and alleys and
paved cartway widths, plus all sidewalks and crosswalks.
g. Profiles showing existing ground and proposed centerline street
grades, and typical cross sections of roadways and sidewalks.
h. General drainage plan for storm water to include directions of flow
for storm water in relation to natural channels, with required dispo-
sition control to avoid the extension of drainage to adjoining prop-
erties.
i. A plan of the proposed sanitary sewerage system or a plan, where
required, showing the proposed location of on-lot sewage disposal
facilities. The plan shall include location of manholes, invert
elevations, grades and sizes of sanitary sewers.
j. A plan of the proposed water distribution system, or a plan showing
the location of individual wells. The size of all water pipes and
the location of valves and fire hydrants shall be shown.

Section 305 APPROVAL OF FINAL PLAN

A. Application to Planning Commission - All Final Plans and other exhibits
required for approval shall be submitted to the Planning Commission within
three (3) years after approval of the Preliminary Plan. Otherwise, such
approval shall become null and void unless an extension of time is applied
for and granted by the Planning Commission. When filing an application for
approval of a Final Plan, upon approval of the Preliminary Plan, the Subdi-
vider shall submit to the Planning Commission Secretary at least 15 days
prior to a regular meeting of the Planning Commission, one copy of all plans,
data, and other information, plus the original and four copies of the final
subdivision plan. Upon receipt of the Plan, the Planning Commission shall
forward a copy to the Erie County Metropolitan Planning Commission for a
review and report at County expense: Provided, that the Township shall not
approve such application until the County report is received or until the
expiration of 30 days from the date the application was forwarded to the
County.

B. Disposition of Plans - One copy of all Final Plans submitted for approval
shall be retained by the Planning Commission, one copy by the Erie County
Metropolitan Planning Commission, one copy by the Board of Supervisors,
one copy returned to the Subdivider and the original shall be returned to
the Subdivider for recording according to Article VI, Section 600, upon
deposit of a fee established by the Board of Supervisors.

C. Planning Commission Action - Following review of the Planning Commission,
all Final Plans shall be submitted by the Planning Commission to the Board
of Supervisors at least 15 days prior to a regular meeting of the Board.
Final Plans not consistent with the approved Preliminary Plan will not be
approved.

D. Action of the Board of Supervisors - The Board shall review the Final Plan
for recording and shall indicate within 40 days of receipt approval, condi-
tional approval or disapproval. Approved Final Plans for recording shall
bear the signatures of the members and the Secretary of the Board to a certi-
fied statement that all plan procedure requirements have been met. Final
Plans not consistent with the approved Preliminary Plan will not be approved.

E. Title Certificate - No Final Plan shall be approved by the Board of Super-
visors unless a certificate of title is furnished, satisfactory to the
Engineer.

F. Application Fee - At the time of filing the application of plans, the Subdi-
vider shall pay to the Board of Supervisors for uses by the Township, a fee
to defray the cost of processing such plans and drafting same on the official
map of the Township. The fee shall be set by the Board of Supervisors.

Section 306 FINAL PLAN AND DATA REQUIRED FOR APPROVAL

For any subdivision requiring final approval, the plan submitted:

A. Shall be drawn on tracing cloth, plastic drafting media, or other comparable
permanent material and shall be on sheets 18 inches by 24 inches or 24 inches
by 36 inches including a border of one-half inch on all sides except the
binding edge which shall be one inch, More than one 24" x 36" sheet may be
used for larger tracts and must be of the same scale and indexed.

B. Shall be drawn with waterproof black india ink and all records, data, entries,
statements, etc., thereon shall also be made with the same type of ink or
reproducible typing, except that contour lines when shown, may be drawn with
waterproof brown ink or with diluted waterproof india ink, so that the said
contour lines will show faintly on a print made from the said plan. Repro-
duction of black lines on plastic drafting media may be substituted for
india ink.

C. Shall be drawn to a scale of one inch equals 100 feet, or greater, and shall
be of sufficient size to clearly show all notations, dimensions and entries.
All dimensions shall be shown in feet and decimals of a foot.

D. Shall contain the following information, in the lower right corner where
possible:

1. Name under which the subdivision is to be recorded.
2. Date of plan, graphic scale and location of subdivision.
3o Name of subdivision owner.
4. Name and address of the registered professional engineer or surveyor
preparing plan.

Eo All Final Plans submitted shall be drawn according to the following:

Outside of Subdivision:

1. Streets and other ways by medium solid lines,
2. Property lines of adjacent subdivisions by medium dashed and two
dotted lines.
3. Lot lines by light dotted lines.
4. Restriction lines, easements, etc., by light dashed lines.

Within Subdivision:

1. Streets or ways by heavy solid lines.
2. Perimeter property lines of the Subdivision by heavy dashed and two
dotted lines.

3. Lot lines by light solid lines.
4. Restriction or building lines by light dashed lines.
5. Easements or other reserved areas by light dashed lines.

F. The Final Plan shall show:

1. Primary control points, approved by the Engineer, or description and
ties to which all dimensions, angles, bearings, and similar data shall
be referred.
2. Acreage of plot.
3. Tract boundary lines, right-of-way lines of streets, easements and other
rights-of-way, and property lines of residential lots and other sites
with accurate dimensions, bearings or deflection angles, radii, arcs
and central angles of all curves.
4. Name and right-of-way width of each street or right-of-way.
5. Location, dimensions and purpose of all easements.
6. Number to identify each lot or site.
7. Purpose for which sites other than residential are to be dedicated.
8. Building setback line on all lots and sites.
9. Location and description of survey monuments.
10. Names of record owners of adjoining unplotted land.
11. Certification of surveyor or professional engineer as to the accuracy
of survey and plat showing name, address, registration number and seal.
12. Statement by the owner dedicating streets, rights-of-way and sites for
public uses.
13. Protective covenants, if any, in form for recording.
14. Such other certificates, affidavits, endorsements or dedications as may
be required in the enforcement of this Ordinance.
15. Certification blocks for the appropriate governing and planning bodies.

Section 307 RESUBDIVIDING OR REPLATTING

In the combination or recombination of lots or portions of previously plotted
lots, when the resultant lots are increased or decreased in street frontage and
total area size, that reaches or exceed the standards of this Ordinance, and the
street pattern is in conformity to the Township Comprehensive Plan, the proce-
dures and regulations heretofore described shall be followed except as they may
be modified on application to the Planning Commission.

Section 308 MINOR SUBDIVISIONS

Minor Subdivision: A subdivision of land under ten (10) lots with no new street
involved. Plans and date involving minor subdivisions shall include but not be
limited to the following:

A. The provisions of Sections 301-304 will be waived for minor subdivisions
(as defined in this ordinance) and the following requirements will become
applicable:

1. The proposed plan shall be drawn at a scale of one inch equals 100 feet
or greater.
2. The proposed plan shall be legibly drawn in ink on tracing cloth, plastic,
drafting media, or comparable permanent material and shall be 18" x 2411
or 24" x 36" in size.

3. The plan shall show or be accompanied by the following:

a. Description of covenants.
b. Title to include.

1. Location by municipality, County and State.
2. Names and addresses of the owner or ownerso
3. Name of registered professional engineer or registered profes-
sional surveyor who surveyed the property and/or prepared the
plan.
4. North arrow, date and graphic scale.

c. Proposed use of the land.
d. Lot lines, dimensions and land area of proposed lot. Also, the area
remaining in the original parcel.
e. Existing and proposed streets, alleys and/or easements on or adja-
cent to the tract.
f. Available utilities (public sewer and water source and sewage dis-
posal system should be indicated).
9. Statement by the owner dedicating streets and rights-of-way for
public use, if any.
Names of abutting property owners.
1. The following additional data shall be submitted upon request by
the Planning Commission:

1. Subsurface and drainage conditions of the tract.
2. Any other data pertinent to the plan.

B. Preliminary and Final Plans - Conformance to the above requirements may
replace the Preliminary and Final Plan requirements.

C. Approval and Disposition of Final-Plans - Approval and disposition of Final
Plans shall be in accordance with Section 305.

Section 309 UNNECESSARY HARDSHIP

Where, owing to special conditions, a literal enforcement of this Ordinance
would result in unnecessary hardship, the Board of Township Supervisors may
make such reasonable exception 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.

ARTICLE IV
DESIGN STANDARDS

Section 400 APPLICATION OF STANDARDS

The following land subdivision principles, standards, and requirements shall be
applied by the Planning Commission in evaluating the plans for proposed subdi-
visions and shall be considered minimum requirements.

Section 401 LAND REQUIREMENTS

A. Land shall be suited for the purpose for which it is to be subdivided in
accordance with the interest and purpose of the elements of the Springfield
Area Comprehensive Plan.

B. Land subject to hazards of life, health and safety shall not be subdivided
until such hazards have been removed.

Section 402 STREET REQUIREMENTS

A. Proposed streets shall be properly related to Township, County and State
roads and highways plans which have been prepared and officially adopted.

B. Streets shall be logically related to the topography so as to produce usable
lots and reasonable grades.

C. Minor streets shall be so laid out as to discourage through traffic, but
provisions for street connections into and from adjacent areas will be
generally required.

D. Half streets shall be prohibited except to complete an existing half street.

E. Dead end streets (cul-de-sacs) shall be permitted when it is clear that
through traffic at such a street end is not essential to the street system
in that district, and under the said conditions, a dead end must have adequate
turning space for vehicles, which shall include a minimum right-of-way radius
of 60 feet.

F. Any street or way already established shall be continued at not less than its
existing width, unless otherwise approved.

G. Any street or way that is planned, though not already established shall be
continued at not less than its width as planned.

H. Maximum allowable grades:

Arterial ------ Five percent
Collector Six percent
Minor --------- Ten percent

(Grades in excess of the allowable percentage may be approved by the Planning
Commission where it is clear that no traffic hazard is or will be created
thereby.)

I. Minimum grades on all streets shall not be less than one percent.

J. Vertical curves shall be installed on all street grade changes exceeding
one percent.

K. Alignment:

1. Minimum centerline radius for horizontal curves:

Arterial ------- 1,000 feet
Collector ------ 300 feet
Minor ---------- 200 feet

2. Horizontal curves shall be laid on all deflecting angles along the
centerline of streets.
3. Degree of curvature shall be set to assure proper sight distance.

L. Widths:

Minimum street right-of-way widths and cartway widths shall be as follows:

CARTWAY
TYPE OF Without With
STREET TYPE OF DEVELOPMENT Curbs Curbs RIGHT-OF-WAY

Minor Single-Family Lots 22 feet 26 feet 60 feet

Collector Single-Family and 24 feet 36 feet 60 feet
Commercial

Arterial All Types As prescribed by the Pennsylvania
Department of Transportation

In cases where a new subdivision is planned to join the street system on an
existing subdivision, the above minimum requirements shall apply except where
the existing streets and rights-of-way are larger than required. In this
event, the Planning Commission may require that the new streets and rights-
of-way be as large as those in the existing subdivision. Private covenants
may apply if their provisions are in excess of this Ordinance.

M. Street Intersections:

1. All curbs at intersections shall be rounded by a minimum radius of:

Collector and Arterial Streets - 25 feet
Minor Streets ------------------ 20 feet

Twenty-foot radii may be used where minor streets intersect collector
and/or arterial streets.
2. When fences, hedges or other plantings, structures, or walls on any lot
corner would create a traffic hazard by limiting vision clearance across
a corner lot from a height of three feet above the finished paved area,
at the centerline of the right-of-way, the Subdivider shall remove such
structure and/or vegetation in conjunction with grading the right-of-way
to provide a sight line of 120 feet along the centerline of a major street

from the centerline intersections and 100 feet at minor street intersec-
tions, When an arterial, collector and minor street intersect, each shall
retain its respective footage requirements along the centerline to form
the sight triangle.
3. Where the grade of any street at the approach to an intersection exceeds
five percent, a leveling area shall be provided, if possible, with a
transitional grade not to exceed two percent for a distance of 50 feet
from the nearest right-of-way line of the Intersection.
4. Intersection of more than two streets shall be avoided.
5. Minimum street intersection angles shall be 60 degrees.

N. Street Offsets:

Street offsets shall be 150 feet or more, measured between centerlines along
the centerline of the intersected street.

0. Reverse Curves:

Reverse curves shall have a minimum tangent between them of:

Arterial Streets -------- 300 feet
Collector Streets ------- 150 feet
Minor Streets ----------- 100 feet

P. Alleys (Public):

1. Not permitted in residential districts, except for special circumstances.
2. Permitted in commercial and industrial districts subject to approval of
the Planning Commission.
3. Alleys shall be paved at least 20 feet in width.
4. Maximum alley grade shall be ten percent.

Q. Private streets shall not be approved, except as extensions to existing
private streets, or as streets connected to existing private streets and
which also have no other means of public access, and shall be approved only
in areas which are zoned for, and used for, the erection of seasonal dwell-
ings. If the area to be subdivided can economically and feasibly be served
by a public street from another public street, the private street shall not
be approved. For all subdivisions which are approved with such private
streets, the street right-of-way shall be no less than forty (40) feet in
width, and all provisions of this ordinance shall apply except for the
street width and the improvements within the street.

Section 403 LOTS AND BUILDING LINES

A. All lots shall be established in accordance with the minimum requirements
of Table A.

B. The frontage width of lots fronting a cul-de-sac will be determined as the
width at the building line, but shall not be less than 50 feet at the right-
of-way line. The side yard setback requirements will be calculated from the
closest point of the structure to the side line.

C. All lot lines shall be set perpendicular or radial to the centerline of the
street whenever possible. All non-radial lines shall be denoted as such on
the plat.

D. Lots abutting local streets shall front upon the streets which parallel the
long dimension of the block, if possible.

E. All lots shall abut by their frontage on a publicly dedicated street or on
a street that has received the legal status as such. Lots abutting on a
private street or easement shall not be approved.

TABLE A

404 LOT SIZE AND AREA, HEIGHT REGULATIONS, AND YARD REQUIREMENTS

A-1 A-3 R-1 R-2 C-1 1-1 -1-2
Building Height:

Maximum Height (stories)(1) 2 2 3 3 3 2 4
Maximum Height (feet) 25 30 35 35 40 30 80

Lots:

Minimum Width (feet) (3) (3) (3) (3) 100 100 100
Minimum Area (sq. ft.)(2)** (3) 5000 (3) (3) 20000 20000 20000
Maximum Bldg. Coverage 30% 20% 10% 20% 60% 60% 80%

Front Yards:

Minimum Depth (feet) 50 35*** 50 25 25 25 25

Side Yards:

Number Required 2 2 2 2 2 2 2
Minimum Width (feet):
Main Bldg. - One side* 30 10 25 20 20 20 25
Main Bldg. - Opposite Side* 30 10 25 20 20 10 25
Accessory Uses* 10 10 10 10 10 10 10
Corner Lots (minimum side yard 50 35 50 25 20 25 25
abutting adjacent street)(4)

Rear Yards:

Minimum Depth (feet):
Main Buildings 20 25 50 30 10 30 30
Accessory Uses 10 10 10 10 10 10 10

*Except corner lots.

"All commercial and industrial uses not served by public sewer and water
(or package plants) 31-2 acre minimum.

***30 feet if fronting on a private street.

FOOTNOTES

TABLE A

404 LOT SIZE AND AREA, HEIGHT REGULATIONS, AND YARD REQUIREMENTS

(1) Basements shall be considered as k story, cellars and attics are not
included.

(2) The minimum lot area shall be increased by twenty-five hund 'red (2,500)
square feet for each family unit more than one (R-2 only).

(3) Lot areas and widths, in residential districts, shall be as follows:

A-1, R-1 & R-2 A-3

Without public water Minimum area: 1.0 acre 5,000 sq. ft.
and public sewer Minimum width: 150 feet 50 feet

Lots with one public Minimum area: 20,000 sq. ft. 5,000 sq. ft.
utility; either water Minimum width: 100 feet 50 feet
or sewer

Lots with both public Minimum area: 15,000 sq. ft. 5,000 sq. ft.
water and sewer Minimum width: 100 feet 50 feet

(4) Minimum shall be greater where required by sight-triangle regulations.

NOTE: References to A-1, A-3, R-1, R-2, C-1, I-1 and 1-2 refer to the Municipal
Zoning Ordinance District Classifications in effect at the time of enforce.-
ment of this ordinance.

Section 405 BLOCKS AND CUL-DE-SACS

A. Block lengths shall not exceed 1,200 feet nor be less than 500 feet.

B. Blocks shall be at least two lots in depth except for reverse frontage lots.

C. The depth-to-width ratio of usable lot length shall be at a maximum of two
and one-half to one, except where unusual conditions exist.

D. Cul-de-sacs are permitted where the length does not exceed 600 feet and
where a turnaround with right-of-way diameter of 120 feet is provided.
Extension of a cul-de-sac will be permitted to connect to a street system
of a new or extended subdivision provided that the maximum street lengths
for blocks and cul-de-sacs are met. Cul-de-sacs may be 800 feet long if
they are approved and provide for a future extension and will not then
exceed the maximum allowed block length. Cul-de-sacs shall be avoided unless
it is clear that a through street is not essential to the street system of
the plan or the adjacent area.

Section 406 EASEMENTS

Where desirable or necessary, adequate easements or dedications for public
service utilities shall be provided for sewer, water, electric power and gaslines
and similar services; and no structure or obstruction of any kind shall be placed
or allowed to be placed where it will interfere in any way with such easements.

A. Utility easements shall have a minimum width of 15 feet and be placed at the
side or rear of lots whenever possible. When the Engineer determines that
conditions are suitable for essential services, an easement reservation will
be required.

B. Aerial easements, if required, shall be a minimum of 15 feet.

Section 407 SIDEWALKS

Sidewalks shall be installed by the Subdivider along public streets or where
deemed necessary for public safety, as determined by the Planning Commission
and approved by the Board of Supervisors. Walks shall not be required for
residential subdivisions having all lot frontages of 250 feet or more, but the
right-of-way shall be uniformly graded to within 6" of the required grade for
such walk installation.

Section 408 RESERVED AREAS

Reserve strips surrounding the property or areas reserved for any purpose which
shall make any area unprofitable for regular or special assessments or which may
revert to untended nuisance areas will not be recommended for approval by the
Planning Commission.

Section 409 STREET NAMES

The Subdivider may choose his street names subject to the recommendations of the
Planning Commission and approval of the Board of Supervisors. No street, other

than an extension, may be given the name of an existing street in the Springfield
area. Street names that are similar to those of existing streets, or confusing,
shall also be avoided.

Section 410 ACCESS

In subdividing land it shall be done in a manner that will not have the effect of
debarring adjacent property owners from access to the streets and ways of the allot-
ment. The Planning Commission may require dedicated, improved, or undedicated
parcels to be provided for future access to adjacent land.

Section 411 RECREATION AREAS

A. The Planning Commission may require that areas for parks and playgrounds
(of a size not to exceed ten percent of the land area to be subdivided) be
dedicated to the Township for recreation purposes. The Township, however,
shall retain the right to accept or decline such dedication.

B. The proposal to dedicate recreation areas in any proposed subdivision shall
be compared with similar existing dedications in adjoining tracts or subdi-
visions in order to provide usable recreation areas without imposing hard-
ships on the part of any Subdivider.

C. In lieu of the ten percent recreation land dedication, upon mutual agreement
of the Subdivider, the Planning Commission and the Township, an acre or lot
fee comparable to the ten percent recreation land dedication may be sutsti-
tuted on the following basis:

1. A fixed per lot fee payable to the Township and retained in a fund estab-
lished for the future acquisition of recreation lands.

2. A fixed per acre fee payable to the Township and retained in a fund
established for the future acquisition of recreation lands.

3. The payment of the fixed lot or acreage fee shall be in accordance with
a contract stipulating ti"Mes and amounts, all as may' be mutually agreed
upon.

D. Where the Township does not accept the recommended dedication of land by the
Subdivider, or does not reach a mutual agreement on a fixed lot or acreage
fee, the Subdivider shall be relieved of the obligationof providing recrea-
tion areas.

ARTICLE V
IMPROVEMENT AND CONSTRUCTION REQUIREMENTS

Section 500 INTRODUCTION

The construction of subdivision improvements is the responsibility of the Subdi-
vider in so much as it is his property which is being developed. Adequate streets,
utilities and other improvements are essential elements in the creation and preser-
vation of stable residential, commercial and industrial areas, and must be com-
pleted by the Subdivider.

All of the following improvements, as recommended by the Planning Commission and
approved by the Board of Supervisors pursuant to the authority granted in the
Pennsylvania Municipalities Planning Code, Act 247, as amended, considering the
needs of the area in which the proposed subdivision is located, shall be completed
in accordance with the requirements established by this Ordinance prior to final
approval of the Plan, except as otherwise provided herein.

Final Plan approval, except more minor subdivisions, shall not be given -prior to
the completion and acceptance of all subdivision improvements, except where per-
formance guarantees are furnished as hereinafter provided,

Section 501 MONUMENTS

Monuments shall be placed at all block corners, or street intersections, angle
points, points of curves in streets and intermediate points as determined by
the Township. Size, length, material and design of monuments shall be in accord-
ance with the standards established by the municipality.

Section 502 UTILITY AND STREET IMPROVEMENTS

Utility and street improvements shall be provided in each new subdivision in
accordance with the standards and requirements described in the following
schedules.

Section 503 WATER SUPPLY

A@ The Subdivider shall construct a system of water mains and connect with such
public water supply system where a public water supply is available at the
plat boundary or within a reasonable distance thereto (1,000 feet of subdi-
vision). Water lines shall be so located and of such size as approved by
the Engineer,

B@ If a public water supply system is not available under the conditions stated
above, the Subdivider may either provide individual wells or a public water
system for a subdivision of less than 50 lots, but must provide a public
water system for a subdivisionof 50 lots or more, such public water system
shall be approved by the State Department of Environmental Resources.

C@ Where indi0dual wells provide a water supply in a subdivision of more than
ten lots, at least one test well shall be drilled in the proposed area in
accordance with the requirements of the Pennsylvania Department of Environ-
mental Resources.

1 . Test wells shall ordinarily be drilled to a sufficient depth which will
produce safe potable water in sufficient quantity for the use intended
and shall be approved by the Pennsylvania Department of Environmental
Resources.

D. All public water systems shall be laid wherever possible In the planting
strip on the north and east sides of the street and constructed in accord-
ance with the standards of the authority, utility company, State Department
of Environmental Resources, and any municipal department operating such
water mains.

E. All phases of construction, including lines, excavation, trench, type of
pipe, backfill, hydrants, tees and valves shall be in accordance with approved
construction drawings, State Department of Environmental Resources Standards
and shall be inspected by the Municipality, its Engineer, or its authorized
representative, or the authority or agency representative of the utility
company, if any, during the entire construction period.

F. Street mains shall be no less than 6 inch diameter.

Section 504 SANITARY SEWERS

A. The Subdivider shall construct a sanitary sewer system and provide lateral
connections for each lot where a public sanitary sewer main is available
at the plat boundary or within a reasonable distance thereto (1,000 feet
of subdivision).

B. If a public sewer main is not available under the conditions stated above
and the subdivision contains 25 lots or more, provisions shall be made by
the developer to provide adequate sewage collection and treatment facilities,
including a treatment plant or community disposal system, house lines, later-
als, trunk lines,, manholes and other appurtenances as deemed necessary by
the Municipality.

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

D. All sanitary sewers shall be constructed and installed according to the
standards of the authority or municipal department operating such sewers,
if any. Storm water shall not be permitted to enter sanitary sewers.

E. All phases of construction, including excavation, trench, pipe, grade, back-
fill and manholes shall be in accordance with approved construction drawings,
State Department of Environmental Resources and shall be inspected by the
Engineer, his authorized representatives, authority representative, or other
municipal officer as may be designated during the entire construction period.

F. In areas where a municipal seweris 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. Until such time as a
municipal sewer becomes available, a project system must be installed. In
the case of a project system, a trunk line shall be provided to connect into
the municipal system.

Section 505 STORM SEWERS

A. A drainage system adequate to serve the needs of the proposed new streets or
the entire subdivision will be required in new subdivisions. When a public
storm sewer main or natural waterway is available at the plat boundary or
within 1,000 feet, the Subdivider shall construct a storm sewer system and
connect with such storm sewer main.

B. Bridges or culverts shall be designed to support and carry loads according
to the judgment of the Engineer, but not less than AASHTO Loading HS-15,
and shall be constructed the full width of the cartway plus additional length
as deemed necessary by the Engineer to provide a proper installation.

C. Where open watercourses are planned, adequate safety, erosion control, drain-
age, protection of capacity and appearance measures shall be taken by the
Subdivider to insure proper, safe, healthful disposal of storm watero All
open watercourses must be approved by the Planning Commission.

0. Minimum grade of drainage courses shall be designed to create a minimum
cleaning effect (velocity of three feet per second). Lesser grades may be
permitted by the Engineer where greater grade cannot be achieved.

E. Location of storm sewers shall be in accordance with existing systems or in
accordance with standards established by the Engineer.

F. Storm sewers shall have a minimum diameter of 15 inches and a minimum grade
of one-half of one percent. Lesser grades may be permitted when substantiated
with calculations which prove that cleaning velocities will be maintained.

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

H. 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 drain-
age facilities shall be inspected and certified by the Engineer prior to
being covered.

Section 506 STREETS, SUBGRADE, SUBDRAINS, PAVEMENT AND CURBS

Street construction including new streets or reconstruction of existing streets
shall be governed by the following specifications:

A. Grading

1. All streets shall be graded to the full width of the right-of-way and
the adjacent side slopes graded to blend with the natural lay of the

land, or in accordance with the cross section presented, to the satis-
faction of the Engineer. Where fill material is necessary to establish
uniform grades, compacting shall be required in accordance with Pennsyl-
vania Department of Transportation Form 408 Specifications for embank-
ment. A slope of two horizontal feet to one vertical foot beyond the
right-of-way line in cut or fill, shall ordinarily be required.
2. Street cross sections for minor and collector streets shall be in accord-
ance with accepted standards and shall be approved by the Engineer. In
general, they shall conform to the Standard Drawings, included herein.
Arterial street cross sections shall be as approved by the Engineer, and
shall be approved by the State where required.
3. Grade stakes shall be placed on the side of the street at maximum inter-
vals of 50 feet and so located as to remain in place until the completion
and approval of the bituminous base courseo Grade stakes removed prior
to the completion of the bituminous base course shall be replaced before
further work is done on the street.

B. The Subgrade

1. That area that is prepared to receive the placement of the base course,
or subbase, is defined as subgrade.
2. For the purposes of this ordinance, the subgrade and subgrade material
are classified as good, fair and poor.

a. Good - This class includes granular materials such as sand, sandy
gravel with less than ten percent passing a No. 200 mesh sieve.
This material can be compacted to produce a firm layer and have a
minimum C.B.R. value of 12o
bo Fair - This class includes soils which have a satisfactory perform-
ance record from the standpoint of freezing and thawing. These are
primarily sandy, gravelly or nonplastic clay loam soils with a
C,B.R. value ranging from 5 to 12.
C. Poor - This class includes all soils which have a poor performance
record from the standpoint of freezing and thawing. These are
primarily soft plastic clay or silty materials where the clay or
silt content is more than 50 percent with a C.B.R. value ranging
from 2.5 to 5.

3. The subgrade shall be shaped to rough lines and elevations equal to the
width of the pavement plus two feet. Adequate drainage facilities shall
be installed to provide for the disposition of underground seepage and
the percolation of surface water. The subgrade shall be thoroughly com-
pacted by power rollers with a minimum weight of ten tons to insure satis-
factory compaction and stabilization. It shall be compacted at optimum
moisture content, The finish surface shall be uniformly shaped to facili-
tate drainage, and any irregularities from planned grade shall be cor-
rected prior to placing the subbase. Where material encountered in the
normal excavation has a C.B.R. value of 2.5 or less and will not develop
the required stability and provide for adequate drainage, the area shall
be undercut and granular material added to a depth of at least 12 inches.
It shall then be brought to a firm and thoroughly compacted surface as
hereinbefore specified.

Before placing subbase, subdrains shall be installed where required, If
unstable areas are noted, the material shall be removed and replaced with
suitable material and thoroughly compacted.

Such unsuitable areas shall be excavated and undercut to the required
depth for accommodating the placing of sufficient granular subgrade
material.

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.

4. The sidewalk area shall be graded out to proper grade and section, with
unsuitable materials removed. No topsoil shall be left under sidewalk
areaso

C. Subdrains Under Pavement

1. Subdrains shall be laid along one side of the entire length of all
streets in all cases where there is ground water percolation, or soils
are not granular. Side or diagonal subdrains shall be installed where
conditions require additional subdrainage. Side drains may require pipe
in addition to stone backfill. The required interval for side drains
shall be related to ground water conditions. The developer shall be
fully responsible for the proper subdrainage of all street improvements.
The Engineer may direct that additional subdrainage be added where con-
ditions warrant,
2. In general, subdrain shall be constructed as follows:

a. The trench for subdrain will be a minimum of 12 inches wide and be
dug to a minimum depth of 30 inches below the bottom of the subbase,
and shall be sloped to drain.
b, A layer of 2-B stone to a depth of three inches will be placed in
the bottom of the trench and a 3". 411, or 6" perforated pipe laid
in the center of the trench.
C. The trench to the top of the subgrade shall then be filled with
2-B stone.
d. Subdrains shall generally be drained to storm sewer catch basins or
manholes.

D. The Pavement Structure

1. In general, all pavement, base, and subbase (where required) shall con-
form to the following requirements. It is the intent of these specifi-
cations to designate acceptable quality and any substitutions of materials
or methods must be requested in writing to the Engineer who shall make
recommendations to the municipality. No change or deviation from the
specifications shall be permitted without written approval from the
mun! ci pal i ty.

2. The Subbase:

a. No subbase or other work above subgrade shall be commenced until
all sewers, water, drainage and other buried appurtenances are
installed and properly backfilled, and the subgrade is inspected
and approved.
b. The subbase (if required) shall be of approved materials as herein-
after designated for bank run gravel base, and shall be installed
and compacted in uniform layers in accordance with Pennsylvania
Department of Transportation Specifications, Form 408, current edi-
tion, under the Section entitled "Subbase".
c. The subbase shall be to plan grade, inspected and approved prior
to installation of the base course.

3. The Base Course:

a. The base course, except for bank-run gravel, shall conform to, and
be installed and compacted in accorduce with, Pennsylvania Depart-
ment of Transportation Specifications, Form 408, current edition,
for one of the following types:

"Bituminous Concrete Base Course"
"Crushed Aggregate Base Course"

b. Bank run gravel, when used for base course, shall be local gravels
meeting the following sieve analysis, with no shale or consolidated
clay:
Percent Passing
Seive Size Min. Max.

V-111 100
#4 40 90
#40 10 50
#200 5 15

Bank run materials shall be installed in compacted layers not exceed-
ing 6 inches in depth, and shall be compacted with a 3-wheel roller
to 95% of maximum density with the addition of water if necessary.
Final rolling shall be with a steel wheeled roller of 10 ton mini-
mum steel weight. Compaction and finishing operations shall be in
general conformance with Pennsylvania Department of Transportation
Specifications, Form 408, 1973 Edition, Section 321.3(c) and (d),
where applicable.
c. The base course shall be inspected and approved prior to paving.

4. The Paving:

The paying shall be furnished and installed in accordance with Pennsyl-
vania Department of Transportation Specifications, Form 408, latest
edition (including supplements) for one of the following types of paving,
(including prime coats and tack coats) as specified in Table B for the
various pavement construction types:

FJ-1A Bituminous Surface Course
ID-2A Bituminous Wearing Course
ID-2 Bituminous Binder Course
FB-1 Bituminous Wearing Course
CP-2 Binder Course
Bituminous Surface Treatment

Tack and Prime coats will be required in conformance with Form 408
specifications and as directed by the Engineer.

TABLE B

Minor Streets

Surface Course:
FJ-1-A ill ill ill
FB-1 - - -

Binder Course:
ID-2 2 3 2
FB-1 - - - 311 411 311

Base Course:
Bit. Concrete 311 - 311 - -
Crushed Aggregate - - 811 - - 811
11
Bank Run Gravel - 14 - - 14 -

Subbase: 411 - 611 411 - 611

Collector Streets

A B C
Surface Course
ID-2 1 1

Binder Course
ID-2 2H 211 311

Base Course
Bit. Concrete 511 311 -
Crushed Aggregate - - 1011

Subbase 611 1211 619

Arterial Streets

As shall be approved by the Municipality, with State approval where required.

Section 507 SIDEWALKS

A. General

1. Sidewalks, if required, will be normally required on both sides of the
street except that authorization may be given for sidewalks on one side
only where the character of use does not require pedestrian access on
both sides of the street.
2. The minimum width for sidewalks shall be four feet, but the Municipality
may require a greater width in the vicinity of shopping centers, schools
and recreation facilities, or where similar intensive urban uses exist.
3. Sidewalks, where provided, shall be within the rights-of-way and 4 inches
from the edge thereof. Sidewalks should line up with adequate walks in
adjoining subdivisions.

B. Materials

All walks shall consist of four and one-half to six percent air entrained
portland cement concrete made up with a five and one-half bag mix with a
maximum of five gallons water per sack of cement, Minimum compression
strength shall be 1,800 pounds after seven days and 3,000 pounds after
28 days.

The cement shall conform to the current specifications for Portland Cement
A.S.T.M. designation C-175 for types 1A or 111A. Types 1 or 111 of same
specifications with air entraining mixtures which comply with A.S.T.M.
designation C-260 may be used with approval.

Both fine and course aggregates used shall conform to A.S.T.M. Specifica-
tions C-33. All aggregates as approved by the Pennsylvania Department of
Transportation for their intended use will be accepted. A report from a
reputable testing laboratory, made at the contractor's cost, will be re-
quired for other aggregates.

Subbase and fill material may be gravel or crushed stone.

Expansion joints shall be made of 3-," nonextruding type of joint material
conforming to A.S.T.M. Specification D-544 and a minimum of four inches in
depth, and extending to the full width and depth of the concrete.

Forms shall be of straight material, so placed as to conform to the proper
grade and shall be of suitable lumber or of steel suitable for form use.
The Engineer may, upon inspection at any time, condemn the use of either
wood or steel forms, if in his opinion they are unfit for use as sidewalk
forms.

Subbase material shall be crushed local stone or an approved equal.

C. Preparation

Excavation shall be to the depth necessary to install subbase and as neces-
sary to clear the area of vegetation or other objectionable material. A
minimum of four inches of subbase material shall be placed and compacted
under all concrete,

All grading adjacent to walks shall be ample to provide room for setting
forms and to properly support forms and new concrete.

All castings, water and gas stops, etc., shall be adjusted by the contractor
to set even with the surface of the finished walk,.

Forms shall be set so as to allow for a square vertical edge and a thickness
of a full four inches in walking areas and a minimum six-inch walk in drive-
way areas and also to allow for a slope of the walk towards the curb which
shall under normal conditions be 4 of an inch per foot.

The contractor shall adjust the grade at street corners so as to conform as
nearly as possible to the curb grades on each street.

Expansion joints shall be placed at all points where the proposed walk meets
existing walks, curbs, driveways, catch basins, utility castings, etc., as
well as at any point where the walk changes in direction 30 degrees or more.
In no case shall the distance between expansion joints be greater than 30
lineal feet,

D. Depositing Concrete

After mixing, the concrete shall be handled rapidly and the successive
batches deposited in a continuous operation, until individual sections are
completed. Under no circumstances shall concrete that has partly hardened
be used, The forms shall be filled and the concrete brought to the estab-
lished grade,

Concrete shall not be deposited when It appears likely that the air tempera-
ture may fall below 40 degrees F. during the pouring or within the following
24 hours unless preparations are made and precautions taken to prevent any
damage to the concrete resulting from the low temperatures. When placing
concrete in cold weather, the contractor shall plan and prosecute his work
in a manner which will assure satisfactory results. Concrete shall not be
deposited on a frozen foundation, Any concrete damaged by freezing shall
be removed and replaced by the contractor at his own expense.

Concrete, when deposited in the forms, shall have a temperature of not less
than 55 degrees F, nor more than 100 degrees F. The concrete shall be main-
tained at not less than the minimum temperature of 55 degrees for at least
72 hours after placing, or longer if necessary, until the concrete has
thoroughly hardened,

The walk shall be trowel cut or sawed into square slabs not exceeding 50
square feet in area by cutting the slab or by use of formso Cuts shall
be continuous and shall be cut to a depth of at least one-third of the slab
thickness. The outer edge of trowel cuts shall be rounded with a finishing
tool having one-half inch radius, Lines for all cuts must be marked on
forms before cuts are made. Where division plates are used, the surface
edges of each slab shall be rounded to a one-half inch radius before removal
of division plates.

After the concrete has been brought to the established grade by means of a
strike-board, it shall be worked to give a medium rough surface. The surface
shall be floated with a wooden float only, producing an even gritty finish.

The surface edges of all slabs shall be rounded to a radius of one-half inch.

Concrete walks shall be protected from rain and protected during hot weather.
A chemical curing agent, as approved, shall be used, A barricade shall be
placed around new walks for protection.

Barricades shall be provided and lighted for walks poured in areas that are
public thoroughfares.

Eo Testing

The contractor may be required, at his expense, to provide test cylinders,
not to exceed one per each two daily pours.

A discrepancy of ten percent of the requirements shall be cause for complete
replacement,

Section 508 OTHER UTILITIES

Gas, electric and telephone utilities shall be located in subdivisions in accord-
ance with utility company practice and in accordance with agreements with, as
approved by, the municipality,

Section 509 STREET SIGNS

Street name signs shall be installed by the developer at each street intersection
in accordance with standards established by the municipality.

Section 510 STREET LIGHTING

Street lighting shall be provided at each new street intersection and at distances
not exceeding 500 feet along all new streets (300 feet maximum spacing on street
curves less than 500 feet in radius). Such lighting shall be provided for on a
prepaid leased basis for a period of ten (10) years from the date of final subdi-
vision approval,, Lighting fixture type and size, and the terms of the lease
shall be in accordance with existing leases for street lighting between the
Township and electric utility company. All lighting shall be installed by the
electric utility company, and prepaid lease shall be at the expense of the
developer.

Section 511 EXISTING NATURAL CONDITIONS (TREES AND STREAMS)

In wooded areas or where other natural conditions exist in such a manner that
their presence adds to the desirability of a subdivision, the Planning Commission
may recommend to the Board of Supervisors that the Subdivider preserve as much
of the original trees and natural conditions as is economically feasible and
require that a minimum of grading be done other than the grading and excavating
@hich is required in the construction of the improvements in accordance with the
improvement standards included herein.

Section 512 PERFORMANCE GUARANTEES

A. The Board of Supervisors shall insure, through receipt of certificates of
compliance from the appropriate official, that required improvements have
been installed according to specifications on the Final Plan, or alternately
that adequate surety for such improvements has been posted,

B. A fixed fee covering the cost of inspection during the construction of the
improvements of said subdivision shall be submitted to the Township for in-
spection by their Engineer, his representative, or any municipal authority
having jurisdiction over local streets or publicly-owned utilities. The
Engineer, his representative, and any public official responsible for pub-
licly-owned utilities shall issue certificates of approval to the munici-
pality upon completion of the improvements in accordance with the standards
and specifications herein contained.

C. If the final plan is to be approved prior to acceptance of the improvements,
the process may be modified so that the Subdivider may file with the munici-
pality a performance bond or other surety acceptable to, and in an amount
fixed by, the municipality, in a form satisfactory to the Township Solicitor
for the installation or completion of improvements not yet constructed. In
fixing the amount of said bond or other assurance, the Board of Supervisors
shall give due consideration to the cost of the required improvements as
estimated by the Engineer or other authority having jurisdiction over the
local roads, publi cly-owned utilities and drainage facilities involved.

D. In lieu of such performance bond a deposit may be made either with the
Township Treasurer or responsible escrow agent or trust company, of money
or negotiable bonds in an amount equal to the estimated construction cost
of such improvements. If a cash deposit is made, an agreement may be exe-
cuted to provide that progress payments may be made to the contractor of
the Subdivider out of the deposit as the work progresses and is approved
by the responsible Municipal official.

E. The developmeqt of existing dedicated streets and the extension of public
utilities may be provided by one of the above methods described or an alter-
nate method may be used whereby the adjoining property owners petition the
Municipality and upon proper action the improvements are provided and the
costs assessed to the abutting property owners in accordance with the pro-
cedure outlined in the Pennsylvania Municipalities Planning Code, Act 247,
as amended,

F. The Subdivider shall file with the Board of Supervisors a bond or other
surety acceptable to the Municipality guaranteeing the maintenance and
repair of all improvements against any and all defects for one year after
completion of -the-improvements,

Section 513 MOBILE HOME PARKS

Mobile Home Park Plans shall be prepared in accordance with this Ordinance and
shall meet the following requirements:

A. No mobile home park may be less than five (5) acres in size.

B. Minimum yard and area requirements shall be required for individual spaces
as follows:

I. Lot area 10,000 square feet
2. Lot width 75 feet
3. Lot depth 75 feet
4. Front yard - 50 feet
5@ Side yard - 30 feet minimum each side
6. Rear yard - 30 feet
7. Maximum height - 16 feet

C. Off-street parking space shall be provided at the rate of at least two car
spaces for each mobile home plus an additional car space for each four lots
to provide for guest parking, for two-car tenants and for delivery and
service vehicles.

D. All streets shall be public, constructed in accordance with this ordinance
and shall be maintained by the Municipality.

E. In addition to meeting the above requirements and conforming to other laws
of the Township, County or State including the Pennsylvania Department of
Environmental Resources Regulations for Mobile Home Parks, mobile home parks
shall also conform to the requirements set forth in sections or chapters of
"Mobile Home Court Development Guide", 1970, of the Federal Housing Adminis-
tration, provided where provisions of such regulations conflict with those
of the existing Township, County or State, the most restrictive or those
imposing the higher standards shall govern,

F. Recreation facilities shall be provided as follows:

1. Location

Recreation facilities generally should be provided In a central location
and should be convenient to the project community center. In larger
courts, however, recreation facilities can be decentralized.

2. Recreation Area

a. Size:. Not less than ten (10) percent of the gross site area shall
be devoted to recreational facilities.
b. Design: The area shall be designed appropriately for its intended
use and location.

G. Buffers

A buffer strip of' ten (10) feet in width of either shrubs, hedges, vegeta-
tive screening, fencing or a combination thereof shall be maintained on all
side and rear park boundary lines except where fronting public rights-of-way.

H. In addition to the above minimum lot requirements for mobile homes in mobile
home parks, the minimum overall density for all mobile homes, (whether in a
public home park or on an individual lot) will be that of a single-family
dwelling in the zoning district that the mobile home will be located in
(A-1, A-3, R-1 or R-2), excluding road rights-of-way.

VARIABLE

BITUMINOUS PAVEMENT

It SUB-BASE k..
BLIND DRAIN :2@ 0 0100 BLIND DRAIN
--- 0- x 0 000 -4- 0 0C>o 0
SLOPE 1/4-PER FO 0 c SLOPE 1/4:'PER FOOT
0
GRADED & COMPACTED 0 2B STONE
SUB-GRADE 15" @n ''
6" PERFORATED MAIN SUB-DRAIN
BITUMINOUS COATED
CORRUGATED METAL PIPE 2B STONE
MAIN SUB -DRAIN QN- Q
VARfABLE
A BITUMINOUS FAVEMENT

SUB-BASE
IN L-6" MIN
7@ cm 0 000
0 00 SUB-GRADE 000
0 SLOPE 1/4" PER FOOT C)
0 0 0
A 0(-)o
2B STONE 6"--o

MAIN SUB-DRAIN ON BOTH SIDES

I" BIT. WEARING COURSE '*8"14"BIT. BASE COURSE
2",3",4"BIT. BINDER COURSE 4*,6" MIN. SUB- BASE

S A .0 'o A %A A A J
k 'o
TYPICAL SECTION 7:;- SU B- GRADE
THROUGH BLIND
DRAI N 0
0 C) >
2B STONE 00
0 0

SECTION A-A

SECTION 514
A A

::S U

TOWNSHIP STANDARDS

-34-

25'-0"

MIN. RIGHT OF WAY 50'-0"
w
Z 4'MIN. CONC. If'-O** TO 16*-0"
-@O' TO I'
SIDEWALK SLOPE 3/8"PER FOOT

U.
o
4" COMPACTED GRAVEL
OR CINDER

30*-0-
O'TO I RIGHT OF WAY 60'-0"
LL, -@-1_4' MIN. CONC. PE 3/8"PER FOOT ll*-O** TO 18*-0-
z SIDEWALK SLO

U- m/a/maralilp
0
4" COMPACTED GRAVEL
OR CINDER

NOTE: SIDEWALK AT DRIVEWAY CROSSINGS
SHALL BE MIN. 6" THICK

LOCATION OF PAVEMENTS & SIDEWALKS
FOR 50FT, & 6OFT, RIGHT OF WAY

SECTION 514
*S I nD E 'A
.A.. rmp

TOWNSHIP STANDARDS

-35-

(n CURB LINE
m

STREET GRADE

0
n
m
Ln z
> --i
r- m SUB-DRAIN

0
SUB -DRAIN 0
LCURB LINE
A
0
STREET 0
GRADE z k\
m 'o 4-CURB LINE

-n
Z 0 0
X c)
Cf)
co CII STREET GRAC@,\
\

V) '-CURB LINE
90 m
> CO
F_
z 0
z
n

0
z

A A
0 inrnnn@

6" THICK CONC. SLAB

8" 4 8

21
24 1 ALLEGHENY FOUNDRY CO.
PLAN DUPLEX CATCH BASIN-
FRAME. GRATE.& CURB.
71 CAT. W 6 5 - RNGE'0'4 8
CURB 11 CURB FRAME PATTERN '0630
GRATING PATTERN *631
CURB BOX PATTERN
0*632
OR EOUAL

CORBEL BRICK TO
MEET CASTING

2" CEMENT PLASTER
INSIDE

0
11 OUTLET

BRICK OR z
STANDARD CATC1
BASIN BLOCK 0

4
0,
--l
0
-A
SECTION A
CONCRETE 300 , psi-/ 6-4 J
STANDARD CATCH BASIN
SECTION 514 TOWNSHIP STANDARDS
c

-37-

MANHOLE FRAME & COVER
24' TO BE ALLEGHENY FOUNDRY CO.
6R EGUAL.
-7 FRAME PATTERN -*650
COVER PATTERN -4651
0 GRATE COVER SHALLBE USED
ONLY WHERE
SHOWN ON THE
0 T PLAN. I

GAL.STEPS

8" 4'- 0" DIA.

8" BRICK OR
BLOCK
co

3/8" CEMENT
MORTAR
PLASTER

4" 4
0. 8 DIA-F. F :: -T - @ CONCRETE 3000psi
SECTION -A-- A PLAN
1[4"

SECTION 514- TOWNSHIP STANDARDS

24"

CONCENTRI
CONE
2.5'OR 4' HIGH

24"

=0 0
ECCENTRIC
.4. =:o CONE
3.5* OR 4' HIGH .1.

0 HOLE

0
I-- ...;@ 0
u
48-

0
VARIES
,..LLn
f
C

C NC
C
0
25 -0 R
N )R
0
T IC
NE
'R 4 HIGH

-ERECAST CONQRETE MANHQLE WITH "0 RING RUBBER GASKET
SECTION 514 _TOWNSHIP STANDARDS

-39-

VARIABLE
I" BITUMINOUS WEARING COURSE
L P E 31-iB 2-,3-14**BITU MINOUS BINDER COURSE
ER FOOT 3-,8.14- B ITUMINOUS BASE COURSE

A
4-1 6" SUB-BASE

7,q- zo
GRADED & COMPACTED SUB-GRADE C4 0 1
0 (12" SELECTED SUB-GRADE MATERIAL 00
o C> 10,0 0
AS REQUIRED BY TOWNSHIP ENGINEER) o 0
0 (7.
clo-
BACKFILL 213 STONE--/

PERFORATED BITUMINOUS
COATED CORRUGATED METAL
PI PE
6"CROWN FOR 30' TO 36' WIDTH

TYPICAL PAVEMENT SECTION -

1'* 6"
A'RAD.--N,,@ -I ... 1.
-----17 CURB SECTIONS WILL BE 10"LONG.
"PREMOLDED
OD EXPANSION JOINTS OF 1/4
NON EXTRUDING FILLER TO BE
0 PLACED AT EACH END OFA CURVED
04 SECTION AND AT INTERVALS OF
NOT MORE THAN 120'.
INTERMEDIATE JOINTS WILL BE
2 THICKNESSES OF I PLY
BITUMINOUS PAPER.

CURB SECTION

,SECTION 514 TOWNSHIP STANDARDS
2",3'

-40-

ARTICLE VI
CONDITIONS OF ACCEPTANCE

Section 600 RECORDING

Within 90 days after the date of approval of the Final Plan, the Subdivider shall
record the approved original or a duplicate in the office of the County Recorder
of Deeds and shall file with the municipality said Final Plan showing the Recorder's
signature and seal and the Map Book and page number of the recording, upon receipt
of which the fee deposited as required in Section 305-B shall be returned to the
Subdivider. Whenever plan approval is required by the municipality, the Recorder
of Deeds of Erie County shall not accept any plan for recording unless such plan
officially notes approval of the Board of Supervisors and the Planning Commission.

A. After an approved subdivision plan shall have been officially recorded, the
streets, parks, and other public improvements shown thereon shall be so con-
sidered to be a part of the official map of the Township.

B. Streets, parks and other public improvements shown on a subdivision plan to
be recorded may be offered for dedication to the Township by formal notation
thereof on the Plan, or the owner may note on such plan any improvements
which have not been offered for dedication to the Township.

C. Every street, park or other improvement shown on a subdivision plan shall
be deemed to be a private street, park or improvement until such time as the
same shall have been offered for dedication to the Township and accepted by
ordinance or resolution, or until it shall have been condemned for use as a
public street, park or other improvement.

Section 601 GENERAL

A. The Board of Supervisors shall not approve any subdivision plan except in
conformance with the provisions of this Ordinance.

B. The Board of Supervisors may specify alterations, changes, or modifications
in any subdivision plan which it deems necessary and may make its approval
subject to such alterations, changes or modifications.

C. No road, street, land, way or related improvement shall be accepted as a
part of the highway system of the Township for maintenance unless opened,
laid out, graded and improved in strict accordance with the standards and
regulations of this ordinance.

D. Before acting to approve any subdivision plan, the Board of Supervisors may
arrange a public hearing thereon, after giving such notice as may be deemed
desirable.

E. Before approving any subdivision plan, the Board of Supervisors shall require
a written agreement that necessary grading, paving and street improvements,
sidewalks, monuments, street lights, fire hydrants, water mains and sanitary
sewers, as may be required by the Township shall be installed in strict
accordance with the standards and specifications by the Subdivider within a
,specified reasonable time, The written agreement shall include a bond,
deposit of funds or other securities sufficient in amount as shall be deter-
mined by the Engineer to cover the cost of such improvements. If the improve.-

ments shall not have been installed within the time required or agreed upon and
in accordance with the standards and specifications, such deposit shall be for-
feited to the Township. Upon written certification by the Engineer that such
improvements have been satisfactorily completed, the deposit shall be returned
to the Subdivider.

ARTICLE VII
ADMINISTRATION AND MODIFICATION

Section 700 GENERAL

The foregoing regulations shall supersede and replace all other conflicting
regulations issued by the Springfield Township Board of Supervisors previous
to the approval date of this Ordinance.

Section 701 CHANGES

The Springfield Township Board of Supervisors may from time to time revise,
modify and amend this Ordinance by appropriate action in accordance with the
Pennsylvania Municipalities Planning Code, Act 247, and its amendments.

Section 702 VARIANCES

A. Where the Board of Supervisors find that extraordinary hardships may result
from the strict compliance with this Ordinance, it may vary the regulations
so that substantial justice may be done and the public interest secured;
provided that such variance will not have the effect of nullifying the intent
and purpose of the Comprehensive Plan or this Ordinance.

B. In granting variances and modifications, the Board of Supervisors may require
such conditions as will, in its judgment, secure substantially the objectives
of the standards or requirements so varied or modified. The reasons for
granting the variance shall be recorded in the Township official record.

Section 703 CERTIFICATES, AFFIDAVITS AND APPROVAL

Certificates, Owner's Adoption and Affidavits as required by the Planning Commis-
sion shall be inscribed on the plan and shall be properly signed and attested
when the plan is submitted to the Planning Commission.

Section 704 VALIDITY

Should any section or provision of this Ordinance be declared by a court of
competent jurisdiction to be invalid, such decision shall not affect the validity
of the remainder of the Ordinance as a whole, or any individual part thereof.

Section 705 PENALTY

Any person, partnership or corporation who or which being the owner or agent of
the owner 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 of land development whether by
reference to or by other use of a plat of such subdivision of land development or
otherwise, or erect any building thereon, unless and until a Final Plan has been
prepared in full compliance with the provision of the Pennsylvania Municipalities
Planning Code, Act 247, as amended, and of the regulations adopted hereunder and
,has been recorded as provided herein, shall be guilty of a misdemeanor, and upon
conviction thereof, such persons, 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 $1,000.00 per lot or parcel or per dwelling
within each lot or parcel. All fines collected for such violations shall be
paid over to the Township and deposited in the General Fund. The description
of metes and bounds in the instrument of transfer or other document used in the
process of selling or transferring shall not exempt the seller or transferer
from such penalties or from the remedies herein provided.

APPROVED BY PLANNING COMMISSION

Approved by the Springfield Township Planning Commission this 6th day of

September, 1977.

ATTEST:

7
Secretary Chai man 0

APPROVED BY THE BOARD OF SUPERVISORS

Approved by the Springfield Township Board of Supervisors this 6th day of

September, 1977.

ATTEST:

SecretWy U -Chaiman 00@

-44-

3 6668 14101 1637