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                                         SUBDIVISION
                                         '10. AND
                                       LAND DEVELOPMEN@/

                                         CHAPTER 48A
                                                              COASTAL ZONE
                                                          INFORMATION CENTER

                                           FROM THE
                                             CODE
                                            OF THE
                                         TOWNSHIP OF
                                           TINICUM

                                      COUNTY OF DELAWARE
                                COMMONWEALTH OF PENNSYLVANIA

                                             1987

                   HD
                   1390.3
                   .T56
                   S83
                   1987

          C@l

                                     TABLE OF CONTENTS

               SECTION                                                  PAGE

                   I    GENERAL PROVISIONS

                        48A- 1     TITLE  ..............................   1

                        48A- 2     AUTHORITY  ..........................   1

                        48A- 3     EFFECTIVE DATE  .....................   1

                        48A- 4     LEGISLATIVE INTENT  .................   1

                        48A- 5     INTERPRETATION  .....................   2
    0
                        48A- 6     JURISDICTION  .......................   2

                        48A- 7     EXCEPTIONS  .........................   3.

                        48A- 8     SEVERABILITY  .......................   3

                        48A- 9     REPEALER  ...........................   4

                        4SA-10     PENALTIES  ..........................   4

                  II    ADMINISTRATION

                        48A-11     REQUIREMENT OF REVIEW   ..............  5

                        48A-12     REVIEW OBJECTIVES  ..................   5

                        48A-13     APPLICATION AND SUBMISSION PROCESS. 5

                        48A-14     SKETCH PLAN SUBMISSION AND REVIEW..     6

                        48A-15     SKETCH PLAN REQUIREMENTS   ...........  6

                        48A-16     PRELIMINARY PLAN SUBMISSION AND RE-
                                   VIEW REQUIREMENTS  ..................   8

                        48A-17     FINAL PLAN SUBMISSION AND REVIEW RE-
                                   QUIREMENTS  .........................   9

                        48A-18     REVIEW AND APPROVAL OF FINAL PLANS. 11

                        48A-19     CONDITIONS OF APPROVAL OF FINAL
                                   PLANS  ..............................  11

                        48A-20     RECORDING OF PLANS  .................  13

                                       TABLE OF CONTENTS
                                          (CONTINUED)

               SECTION                                                      PAGE

                  III     DESIGN STANDARDS FOR ALL SUBDIVISIONS AND
                          LAND DEVELOPMENTS

                          48A-21     APPLICATION  .......................     14

                          48A-22     GENERAL STANDARDS  .............   ....  14

                          48A-23     SPECIFIC STANDARDS   ................    15

                    IV    DESIGN STANDARDS FOR RESIDENTIAL SUBDIVISION
                          AND LAND DEVELOPMENTS   .......................

                          48A-24     BlOCK DESIGN  ............. 4 ........   27

                          48A-25     LOT DESIGN  ........................     27
    0
                          48A-26     STREET DESIGN  .....................     28

                     V    DESIGN STANDARDS FOR NON-RESIDENTIAL SUBDI-
                          VISIONS AND LAND DEVELOPMENTS

                          48A-27     APPLICABILITY  .....................     33

                          48A-28     SITE DESIGN  .......................     33

                          48A-29     BLOCK DESIGN   ......................    34

                          48A-30     LOT DESIGN  ........................     34

                          48A-31     BUILDING LOCATIONS   ................    34

                          48A-32     STREET DESIGN  .....................     35

                          48A-33     STREET INTERSECTIONS    ..............   36

                          48A-34     CUL-DE-SACS  .......................     37

                          48A-35     PARKING  ...........................     37

                          48A-36     SCREENING AND BUFFERING    ...........   38

                    VI    IMPROVEMENT SPECIFICATIONS

                          48A-37     GENERAL REQUIREMENTS    ...............  39

    0                     48A-38     PERFORMANCE GUARANTEE    .............   39

                          48A-39     MAINTENANCE GUARANTEE    .............   39

    -0                                            ii

                                        TABLE OF CONTENTS

                SECTION                                                        PAGE

                          48A-40      REQUIRED IMPROVEMENTS    .............    41

                          48A-41      RELEASE FROM IMPROVEMENT BOND     .....   42

                  vii     DEFINITIONS

                          48A-42      WORD USAGE   .........................    43

                          48A-43      DEFINITIONS   ..........................  43

                                        LIST OF APPENDICES

                APPENDIX A            RATIONAL FORMULA   ............   ....... A-1

                APPENDIX B            MANNING'S EQUATION    .................   B-1

                                         CHAPTER 48A

                    TINICUM TOWNSHIP SUBDIVISION AND LAND DEVELOPMENT
                                          ORDINANCE

                                          SECTION I
                                      GENERAL PROVISIONS

               48A-1.         TITLE.

                              This Ordinance shall be known and may be cited
                              as the "Township of Tinicum Subdivision and
                              Land Development Ordinance".

               48A-2.         AUTHORITY.

                              The Board of Commissioners of the Township of
                              Tinicum, by authority of Section 501 of the
                              Pennsylvania Municipalities Planning Code Act
                              247 as amended, hereby adopts ordinance #48A
                              of 1987 known as "The Township of Tinicum
                              Subdivision and Land Development Ordinance".

               48A-3.         EFFECTIVE DATE.

                              This Ordinance shall become effective thirty
                              (30) days after adoption by the Township
                              Commissioners, and shall remain in effect
                              until modified, amended, or rescinded by the
                              Board of Commissioners of Tinicum Township.

               48A-4.         LEGISLATIVE INTENT.

                              The regulations set forth herein have been
                              established for the following purposes:

               48A-4.1.       To protect and provide for the public health,
                              safety, and general welfare of the citizens of
                              Tinicum Township.

               48A-4.2.       To   provide    for   adequate    and    efficient
                              transportation,     water,    seweragel     parks,
                              recreation, and other public requirements and
                              facilities.

               48A-4.3.       To establish reasonable standards of design
                              and procedures for subdivisions and resub-
                              divisions in order to further the orderly
                              layout and use of the land.

               48A-4.4.       To protect the social and economic stability
                              of the Township and conserve the value of land
                              and buildings in the Township.

                              .-To assure sites suitable for building purposes
                              and human habitation.

               .4 8 A-4. 6 .  To assist the orderly, efficientr integrated,
                              and harmonious development of the Township.

               48A-4.7.       To ensure coordination of subdivision and land
                              development plans with Township, County, and
                              Commonwealth improvements plans.

               48A-5.         INTERPRETATION.

                              The regulations set forth in this Subdivision
                              and Land     Development Ordinance shall be
                              interpreted as the 'minimum requirements to
                              meet the above stated purposes.         Where the
                              provisions of this Ordinance impose greater
                             -restrictions than those of any other appli-
                             _.c"a-ble. ordinance, statute, or regulation, the
                              provisions of this Ordinance shall prevail.
                             -..Where- the provisions of any other ordinance,
                              s,tatute, or regulation impose greater restric-
                              tions than those of this Ordinance, the provi-
                              sions    of   such    statute,    ordinance,     or
                              regulation shall prevail.

               48A-6.         JURISDICTION.

                              This Subdivision and Land Development Ordi-
                              nance shall apply to all subdivisions and land
                              developments undertaken wholly or partly in
                              Tinicum Township.

               48A-6.1.       Compliance Required.

               48A-6.1.a.     No subdivision or land development of any lot,
                              tract, or parcel of land shall be made, and no
                              street, sanitary sewer, water main, gas, oil,
                              or electric transmission line, or other facil-
                              ities in connection therewith shall be laid
                              out, constructed, opened, or dedicated for
                              public use of travel or for the common use of
                              occupants    of  buildings    abutting    thereon,
                              except in accordance with the Subdivision and
                              Land Development Ordinance regulations adopted
                              herein.     Conveyances, resubdivisions, and
                              reverse subdivisions shall be considered new
                              subdivisions.

               48A-6.1.b.     No lot in a proposed subdivision or land de-
                              velopment may be sold, and no final permit to
                              erect any building    in a subdivision or land
                              development may be    issued unless and until a
                              final plan has been approved and recorded and
                              either the required   improvements in connection

                                                -2-

                               therewith    have   been   constructed    or    the
                               Township has been assured by means of    a letter
                               of credit, corporate bond, or other       security
                               acceptable to the Township that the       improve-
                               ment will subsequently be installed.

               48A-6.2.        Compliance with Township Ordinances.

                               In   addition   to   the   provisions    of    this
                               ordinance, every subdivision or land develop-
                               ment must be in compliance with all Tinicum
                               Township ordinances applicable to. the par-
                               ticular site.

               48A-6.3.        Approval Required.

                               No building permit or certificate of occupancy
                               shall be issued for any lot which was created
                               by* subdivision after the effective date of,
                               and not in conformity with, the provisions of
                               these subdivision, regulations, and no con-
                               struction of any public or private improve-
                               ments shall take place or be commenced except
                               in conformity with these regulations.

               48A-7.          EXCEPTIONS.

               48A-7.1.        Hardships.

                               For subdivisions or land developments where
                               the Board of Commissioners determines that
                               extraordinary -hardships or difficulties may
                               result from strict compliance with these regu-
                               lations, and the purposes of these regulations
                               may be served to a greater extent by an alter-
                               native proposal, the Board of Commissioners
                               may authorize a waiver of the requirements of
                               this Ordinance so that substantial justice-may
                               be done. Such action shall be consistent with
                               the public interest and with the character of
                               th-e community.

               48A-7.2.        Excellence of Design.

                               Exceptions to the provisions of this ordinance
                               may be authorized by the Board of Commis-
                               sioners  in cases where a literal enforcement
                               of this  Ordinance would impede or thwart site
                               plans manifesting special economy, imaginative
                               design, or creative use of resources.

               48A-8.          SEVERABILITY.

                               Should any section, subsection, paragraph,
                               clause, or provision of this ordinance be

                                                -3-

                              declared unconstitutional, invalid, or ille-
                              gal, such decision shall not affect the vali-
                              dity of this Ordinance as a whole or any part
                              thereof other than the part so decided to be
                              unconstitutional, invalid, or illegal.

              48A-9.          REPEALER.

                              The existing Subdivision and Land Development
                              regulations, Ordinance #529, adopted by the
                              Board of Commissioners of the Township of
                              Tinicum on 12-18-78 as last amended by Ordi-
                              nance #574, being Chapter 48A of the Code of
                              Tinicum Township, ks hereby repealed.

              48A-10.         PENALTIES.

                              Any person, being the owner or a represen-
                              tative of the owner of any lot, tract, or par-
                              cel of land who lays out, constructs, opens,
                              or dedicates any street, sanitary sewer, storm
                              sewer,   water  main,    or  other    improvement
                              intended for public or common use, or who
                              sells or transfers any land, or erects any
                              building or structure on the land within a
                              subdivision or land development prior to or
                              without submitting a final plan prepared in
                              full  compliance    with   the   provisions and
                              requirements   of   this and all applicable
                              Township ordinances, or who records such a
                              plan without the Final approval of the Board
                              of Commissioners of Tinicum Township shall be
                              in violation of this Section and of the
                              Planning Code, Act 247 as amended, and shall
                              be guilty of a misdemeanor and upon conviction
                              thereof shall pay a fine to Tinicum Township
                              of an amount not exceeding one thousand
                              dollars ($1,000.00).

                                               -4-

                                          SECTION II

                                        ADMINISTRATION

               48A-11.        REQUIREMENT OF REVIEW

               48A-11.1.      Prior to the approval and recording of any
                              subdivision or land development within Tinicum
                              Township, the owner or representative of the
                              owner shall submit plans to the Township for
                              review and report in accordance with the
                              following table of stages for submittal and
                              review:

                                           TABLE 1

                                        REVIEW STAGES

                                    Minor           Major           Land
                Review Stage     Subdivision     Subdivision     Development

                Sketch           optional        Recommended     Recommended
                Preliminary      Recommended     Mandatory       Mandatory
                Final            Mandatory       Mandatory       Mandatory

               48A-12.        REVIEW OBJECTIVES

               48A-12.1.      The review procedures of the       Township and
                              County Planning Commissions are intended to
                              ensure that each subdivision and land develop-
                              ment takes into consideration the public
                              health, safety, and welfare of the citizens of
                              Tinicum as well as maintaining and furthering
                              the purposes and objectives of the regulations
                              and standards set forth in this ordinance.

               48A-13.        APPLICATION AND SUBMISSION PROCESS

               48A-13.1.      Each presentation of a sketch, preliminary, or
                              final plan shall be considered a separate sub-
                              mission and the application and review process
                              will be the same for each submission, although
                              the review fees shall be waived for subsequent
                              submissions within one hundred and twenty
                              (120) days of the preceding submission.

               48A-13.2.      For all review stages where review and report
                              are required and requested, ten (10) copies of
                              every subdivision and/or land development site
                              plan shall be submitted to the Township
                              Secretary along with a fee which is to be
                              determined by a fee schedule approved by the
                              Township Board of Commissioners.

               48A-13.3.      In addition, the applicant shall submit to the
                              Township Secretary four (4) copies of the sub-
                              division   or   land   development plans, the
                              Delaware County Planning Commission's Applica-
                              tion for Review form, and the applicable
                              review fee as established by Resolution #7601
                              of Delaware County to the Township.            The
                              Township will then forward the plans, applica-
                              tion, and fee to the Delaware County Planning
                              Departments for review and report within
                              forty-five   (45)   days   from   the   date    of
                              receipt.

               48A-14.        SKETCH PLAN SUBMISSION AND REVIEW

               48A-14.1.      A sketch plan of any proposed subdivision or
                              land development may be submitted for review
                              and report to the Township Board of Com-
                              missioners and the Delaware County Planning
                              Department for purposes of informal discussion
                              between the Township, County Planning staff,
                              and the applicant in order to provide a basis
                              for review of the concept and general design
                              of the proposal prior to the preparation of
                              detailed design plans.

               48A-14.2.      While the submission of sketch plans is not a
                              required review stage, it is strongly en-
                              couraged for the benefit of the developer
                              and the Township.    The review of sketch plans
                              can prove to be instrumental in resolving many
                              issues at an early stage in order to conserve
                              time, effort, and expense.

               48A-14.3.      If members of the Township Planning Commission
                              or County Planning staff are consulted in per-
                              son and no written report is sought, the
                              sketch plan may contain any data that are
                              deemed sufficient to advise the subdivider of
                              the merits, deficiencies or shortcomings of
                              the plan.   Sketch plans involving no written
                              report are exempt from fee requirements.

               48A-14.4.      A review of a sketch plan, whether resulting
                              in verbal comments or in a written report,
                              shall not be regarded as a formal site plan
                              review and shall not constitute part of the
                              official record of the development.

               48A-15.        SKETCH PLAN REQUIREMENTS

                              If a written report of the sketch plan review
                              is requested by the applicant, the following
                              requirements shall be met:

                                               -6-

              48A-15.1.      -Sketch plans shall be legibly drawn to a scale
                             of not less than one (1) inch equals two
                             hundred (200) feet.

              48A-15.2.      Sketch plans shall be accompanied by a brief
                             narrative describing the intent of the pro-
                             posal, major planning assumptions, issues, and
                             objectives of the proposed subdivision or
                             land development.

              48A-15.3.      Sketch plans and all future subdivision or
                             land development plans must be in compliance
                             with the provisions of this ordinance and the
                             provisions of the Tinicum. Township Zoning
                             Ordinance, Chapter 61, of the Code of Tinicum
                             Township.

              48A-15.4.      The following information is rquired to be
                             included on the sketch plan:

                             a.   A location map at a scale of one (1) inch.
                                  equals one thousand (1,000) feet showing
                                  the entire parcel and its relation to the
                                  surrounding area.

                             b.   Name and address of the record owner.

                             C.   Name and seal of the engineer, surveyor,
                                  planner, architect, or landscape archi-
                                  tect responsible for the sketch plan.

                             d.   Title of the plan, north arrow, scale,
                                  and date of the drawing, and any revi-
                                  sions.

                             e.   Approximate tract boundaries and a state-
                                  ment of the total acreage of the tract
                                  and each proposed lot.

                             f.   Zoning districts and district boundary
                                  lines.

                             9-   The nature of all contemplated uses.

                             h.   Significant natural physical features
                                  within the tract and adjacent peripheral
                                  strip, watercourses, ponds, lakes, wet-
                                  lands, and proposed major changes to
                                  these features.

                             i.   The proposed general layout of lots and
                                  approximate     locations    of     existing
                                  buildings.

                                              -7-

                              j     Proposed streets and their relationships
                                    to the existing network outside the site.

                              k.    Locations, widths and purposes of all
                                    existing rights-of-way and easements and
                                    the   substance     of   similar     proposed
                                    restrictions.

                              1.    The 100 year floodplain boundary line.

               48A-16.        PRELIMINARY PLAN SUBMISSION AND REVIEW RE-
                              QUIREMENTS

               48A-16.1.      Preliminary plans shall be legibly drawn at a
                              scale of no less than one (1) inch equals
                              one hundred (100) feet.

               48A-16.2.      The preliminary plan shall include all of the
                              information required on the sketch plan as
                              well  as the following additional information:

                              a.    The name and seal of the professional
                                    land surveyors, engineer, architect, or
                                    landscape architect responsible -for the
                                    preliminary plan.

                              b.    Tract   boundaries    with    bearings    and
                                    distances and a statement of the total
                                    acreage of the tract to the nearest tenth
                                    of an acre.

                              C.    Bearings and distances of each proposed
                                    lot line within the tract.

                              d.    Zoning districts and the applicable area
                                    and bulk requirements.

                              e.    The 100 year floodplain boundary line.

                              f.    All existing and proposed streets within
                                    and adjacent to the tract along with
                                    right-of-way widths and cdrtway widths
                                    together with preliminary profiles.

                              9-    The method for controlling surface water
                                    runoff.

                              h.    All existing sanitary and storm sewers,
                                    water   lines,   fire   hydrants,     utility
                                    transmission lines, culverts, bridges,
                                    and railroads within the tract and within
                                    two hundred (200) feet of its boundaries.

                              i.    Contours at two (2) foot intervals except
                                    where ground is at a      rade of two (2)
                                    percent or less, in whicT case such

                                   contours shall be shown at one (1) foot
                                   intervals, National Geodetic Vertical
                                   Datum.

                             j.    Preliminary profiles and other explana-
                                   tory data concerning the installation of
                                   sanitary and storm sewage systems and
                                   water distribution systems.

              48A-16.3.      Additionally,     Erosion    and    Sedimentation
                             Control Plans shall be submitted to the
                             Township, the County Planning Commission, and
                             the Delaware County Conservation District.

              48A-17.        FINAL PLAN SUBMISSION AND REVIEW REQUIREMENTS

              48A-17.1.      The requirements for submission procedure of
                             all final subdivision and land development
                             plans are the same as those for preliminary
                             plans.

              48A-17.2.      The contents of final plans shall include all
                             of the information required on the preliminary
                             plans as well as the following more detailed
                             and complete information:

                             a.    Name and seal of the profession4l land
                                   surveyor, architect, or engineer respon-
                                   sible for the plan and a certification by
                                   him that the plat represents a survey
                                   made by him or by his authorized licensed
                                   representative and that all of the infor-
                                   mation   illustrated   on   the   plan    is
                                   accurate and correct and that all the
                                   requirements of this Ordinance have been
                                   met.

                             b.    Lot numbers together with accurate dimen-
                                   sions and areas.

                             C.    Accurate distances and directions to the
                                   nearest established street corners or
                                   official monuments.     Reference corners
                                   shall be accurately described on the
                                   final plan.

                             d.    Final cross-sections of all proposed
                                   streets   showing    right-of-way,     paved
                                   width, location of curbs and sidewalks;
                                   and profiles of streets showing grades
                                   approved   by    the    Tinicum    Township
                                   Engineer.

                                              -9-

                              e.   Final profiles and other explanatory data
                                   concerning the installation of sanitary
                                   and storm sewerage systems and water
                                   distribution systems.

                              f.   Names of the owners of all adjacent prop-
                                   erty owners shall be shown on the final
                                   plan.

                              9-   A copy of any existing or proposed deed
                                   restrictions    or   protective     covenants
                                   applying to the proposed developme       *nts
                                   shall be submitted with the final plans.

                              h.   A final Erosion'and Sedimentation Control
                                   Plan including certification that any
                                   related permit required by the Pennsyl-
                                   vania    Department     of     Environmental
                                   Resources has been issued.

                              i.   A plan illustrating the proposed grading
                                   and drainage of the site.

                              j.   Certificate of proposed dedication of
                                   streets and other areas to be devoted to
                                   public uses.

                              k.   The exact locations, widths, and purposes
                                   of existing and proposed easements and
                                   utility rights-of-way.

                              1.   The location of all monu  ments at the per-
                                   manent outbounds of the site.

                              The  following additional information require-
                              ments shall apply to all land development
                              plans and to subdivision plans where applic-
                              able:

                              M.   The locations and heights of all struc-
                                   tures, including freestanding signs, and
                                   distances between buildings and between
                                   buildings and streets or property line.

                              n.   Number of dwelling units, by type, by
                                   number of bedrooms, and the location of
                                   square footage of floor space to be
                                   devoted to non-residential use, together
                                   with use specifications.

                              0.   The location, square footage, and number
                                   of vehicular     parking spaces     in all
                                   parking areas, and specifications of type
                                   and size of other parking facilities.

                                              _10-

                              p-    Locations and widths of all private dri-
                                    veways and pedestrian walkways, if any,
                                    and any controls proposed at their inter-
                                    sections with streets carrying vehicular
                                    traffic.

                              .q-   The exact locations and sizes of all
                                    public   or  common    open  space    areas,
                                    recreational areas and facilities and the
                                    ownership    and   proposed     maintenance,
                                    offers   of   dedication,    or    covenants
                                    governing their use.

               48A-18.        REVIEW AND APPROVAL OF FINAL PLANS

               48A-18.1.      The Board of Commissioners, after considering
                              the recommendations of the Township Planning
                              Commission, the Township Engineer, and the
                              Delaware County Planning Commission, shall
                              determine whether or not the subdivision or
                              land development plan and supporting cer-
                              tifications are satisfactory.      Based on such
                              recommendations, the Board of Commissioners
                              shall take action and notify the applicant, in
                              writing, of such action within ninety (90)
                              days of the submittal of the plan.

               48A-18.2.      Such approval by the Board of Commissioners
                              shall not be deemed to constitute or effect an
                              acceptance by the Township of the dedication
                              of any street or other proposed public way,
                              space, or area shown on the final plan.

               48A-19.        CONDITIONS OF APPROVAL OF FINAL PLANS

               48A-19.1.      The owner shall and will agree in writing, in
                              a form to be approved or prepared by the
                              Solicitor for the Township, that the owner
                              will lay out and improve the roads, streets,
                              lanes and alleys and construct all of the
                              improvements, including necessary grading,
                              paving, curbs, gutters and other.street impro-
                              vements, including sidewalks if required by
                              the plan, streetlights as required, fire
                              hydrants, water mains, street signs, storm
                              sewers and sanitary sewers where connection
                              with any proposed township sewer system is
                              practicable, as shown on the plan or any sec-
                              tion or stage of development plan or the
                              application submitted to the Township, or
                              where these improvements are required as a
                              condition of the approval of the plan by the
                              Board of Commissioners within the time or
                              times therein specified.       The owner shall
                              agree to install all electrical and telephone

                               utilities and to provide sufficient right-of-
                               way for such installation and maintenance by
                               the respective utility companies.       The owner
                               shall also erect boundary markers or monuments
                               within   each   development as      the Township
                               Engineer shall direct.       In all cases, the
                               owner shall be required to install sanitary
                               sewers and connect the same with the existing
                               truckline sewer.    The connection of any sewer
                               extension or sewer facilities to the existing
                               township sewer system will not be permitted
                               unless the existing township system is ade-
                               quate to receive the additional anticipated
                               flow as determined by the Township Engineer.
                               In the event it is determined that it will be
                               necessary to modify, replace or expand por-
                               tions of the existing sewer system, including
                               pumping stations, lift stations and force
                               mains, as a result of the proposed land deve-
                               lopment, the owner will be required to pay for
                               all costs incurred by the township for said
                               modifications to the system, including legal
                               and engineering fees.

               48A-19.2.       To the extent that streets and/or other im-
                               provements are to be dedicated by the terms of
                               the agreement to the Township of Tinicum, the
                               owner shall furnish a certificate of a repu-
                               table title insurance company satisfactory to
                               the Board of the Township Commissioners,
                               which, as of the date of approval, shall set
                               forth the name or names of the owner or owners
                               of all property covered by such plans, which
                               shall show and shall contain a list of all
                               mortgages,    judgments,     liens,     easements,
                               contracts and agreements of record in Delaware
                               County, Pennsylvania, which shall affect the
                               property covered by such plan.      To the extent
                               that the certificate discloses that any such
                               property shall be subject to any mortgage,
                               judgment,    easement,    lien,    contract      or
                               agreement or other matter of record, then, at
                               the option of the Board of the Township
                               Commissioners, the holder or owners of such
                               mortgage,     judgments,     liens,     easements,
                               contracts or agreements shall be required to
                               join in and approve said application before
                               the same shall be acted upon by the Board of
                               the Township Commissioners or agree to release
                               the area to be dedicated to the township from
                               the line of said mortgage, judgment or other
                               similar encumbrance.

                                               -12-

              48A-20.        RECORDING OF PLANS

              48A-20.1.      The developer shall, within ninety (90) days
                             of the final approval of subdivision and/or
                             land development plans, record such plat in
                             the Office of the Recorder of Deeds in the
                             Delaware County Court House.

                             The plan of record must include all of the
                             information specified in this Ordinance for
                             final subdivisions, the signatures of the mem-
                             bers of the Board of Commissioners of Tinicum
                             Township, and the stamp of the Delaware County
                             Planning Commission.

              48A-20.2.      The recording of the plan shall not constitute
                             grounds for assessment increases until such
                             time as lots are sold or improvements are
                             installed on the land included on the plan.

                                             -13-

                                         SECTION III

                         DESIGN STANDARDS FOR ALL SUBDIVISIONS AND
                                     LAND DEVELOPMENTS

               48A-21.        APPLICATION

               48A-21.1       The design standards and requirements outlined
                              in this section will be utilized by the
                              Township Planning Commission, Board of Com-
                              missioners and other appropriate local offi-
                              cials in determining the adequacy of all plans
                              for proposed subdivisions and land develop-
                              ments.

               48A-21.2.      These design standards may be altered by the
                              Board of Commissioners for the purpose of
                              achieving economy and and ingenuity in design
                              in accordance with modern and evolving prin-
                              ciples of site planning and development upon
                              presentation of evidence 'that the intent of
                              such standards and requirements shall be
                              substantially achieved.

               48A-21.3.      Development shall be planned, reviewed and
                              carried out in conformance with all State,
                              County and Township laws and regulations.

               48A-22.        GENERAL STANDARDS

               48A-22.1.      Land shall be suited for the purpose for which
                              it is to be used.     Unsafe or hazardous con-
                              ditions such as open quarries, unconsolidated
                              fill, or flood prone areas shall not be sub-
                              divided or developed  unless the subdivision or
                              land development plan provides for adequate
                              safeguards which are approved by the Planning
                              Commission and the Board of Commissioners.

               48A-22.2.      Consideration shall be given to applicable
                              provisions of the Township Comprehensive Plan
                              and the Delaware County Land Use Plan empha-
                              sizing future school sites, recreation sites,
                              water supply and sewage treatment systems,
                              highway alignment and other public facilities.
                              However, consideration must be given to the
                              need for the facilities and utilities men-
                              tioned above whether or not they are proposed
                              as part of a comprehensive plan.

               48A-22.3.      The development of a proposed subdivision or
                              land development shall be coordinated with
                              adjacent existing development so that the
                              area, as a whole, may develop harmoniously.

                                              -14-

               48A-23.        SPECIFIC STANDARDS

               48A-23.1.      Sewage Disposal

               48A-23.1.a.    All properties in proposed subdivisions and
                              land developments shall be connected to a
                              public sanitary sewer system.

               48A-23.1.b.    Installation of all sewer lines shall be in
                              strict accordance with the engineering stan-
                              dards and specifications of the Township
                              Engineer.

               48A-23.1.c.    Manholes for sanitary sewers shall be not more
                              than three hundred fifty (350) feet apart on
                              straight runs, and there shall be a manhole at
                              every point of change in course or grade and
                              at intersections of all sewer lines.

               48A-23.1.d.    Sanitary sewerage systems shall be located
                              and/or   designed   to  minimize or     eliminate
                              infiltration of flood waters into the system
                              or discharges from the system into flood
                              waters. All sanitary sewer systems located in
                              floodplains shall be flood-proofed up to a
                              point one and one-half (1f) feet above the
                              regulatory flood elevation.

               48A-23.2.      Water Supply

               48A-23.2.a.    Water lines shall be installed to. serve all
                              land developments and each lot in all sub-
                              divisions where such service does not pre-
                              sently exist.   The installation, location and
                              specifications for the construction of water
                              lines shall comply with all applicable regula-
                              tions of the water supplier and the Township.
                              Easements shall be provided for the water
                              lines as needed.

               48A-23.2.b.    Prior to approval by the Planning Commission,
                              it shall be determined by the Township
                              Engineer that the supply of water shall be
                              sufficient in amount and pressure for domes-
                              tic, business or industrial use as well as
    0                         for emergency purposes.

               48A-23.2.c.    The proposed water system must be reviewed by
                              the responsible local water authority, and
                              found to be acceptable.

               48A-23.2.d.    Fire hydrants must be installed as an integral
                              part of any water supply system and placed no
                              more than one thousand two hundred (1,200)
                              feet apart.

               48A-23.2.e.    The   location,    need,   design   and    related
                              features of fire hydrants shall be reviewed
                              by the Township Fire Marshall for conformance
                              with applicable existing laws and regula-
                              tions..

               48A-23-3.      Storm Drainage

               48A-23.3.a.    Overall Considerations

                              In all subdivisions and land developments,
                              storm drainage facilities shall be provided in
                              order to:

                              1)   Permit unimpeded flow of natural water-
                                   courses;

                              2)   Ensure adequate drainage of all low
                                   points along the lines of streets;

                              3)   Intercept stormwater runoff along streets
                                   at intervals related to the extent and
                                   grade of the area drained;

                              4)   Provide    positive   drainage   away    from
                                   buildings;

                              5)   Remove surface water from the bottom of
                                   vertical grades, lead water from springs
                                   and avoid excessive use of cross-gutters
                                   at street intersections and elsewhere.

               48A-23.3.b.    Site Drainage Plan

                              1)   A site drainage plan for the proposed
                                   subdivision or land development tract
                                   shall be prepared and shall illustrate
                                   the following information:

                                   (a)   Calculations   of   runoff   for    all
                                         points   of    runoff    concentration
                                         within the site,

                                   (b)   Complete drainage system for the
                                         subdivision or land development.
                                         All existing drainage features which
                                         are to be incorporated in the design
                                         shall be so identified.        Such a
                                         drainage system shall meet the stan-
                                         dards and specifications of the
                                         Tinicum Township Drainage, Grading,
                                         and   Erosion     Control     Ordinance
                                         (Ordinance #528), those of any other
                                         applicable Township ordinance, and

                                              -16-

                                         those of the County Soil and Water
                                         Conservation District.

                                   (c)   Approval by the Pennsylvania Depart-
                                         ment of Transportation when drainage
                                         structures are to be located on or
                                         connected to state highway rights-
                                         of-way.

               48A-23.3.c.    General Drainage Requirements

                              1)   The existing points of natural drainage
                                   discharge onto adjacent property shall
                                   not be altered without the written appro-
                                   val of the affected landowners.

                              2)   Any landowner or any person engaged in
                                   the alteration or development of land
                                   which may affect storm water runoff
                                   characteristics    shall   implement     such
                                   measures consistent with the provisions
                                   of the applicable watershed storm water
                                   plan as developed and implemented in
                                   response to the State Storm Water Manage-
                                   ment Act (Act 167 of 1978) in order to
                                   prevent injury to health, safety or other
                                   property.

                                   (a)   Such measures shall assure that the
                                         maximum rate of storm water runoff
                                         is no greater after development than
                                         prior   to  development;    or    shall
                                         manage the quantity, velocity and
                                         direction of resulting storm water
                                         runoff in a manner which otherwise
                                         adequately protects health and pro-
                                         perty   from   possible    injury    or
                                         damage.

                              3),  No stormwater runoff or natural drainage
                                   shall be so diverted as to overload
                                   existing drainage systems, or create
                                   flooding or the need for additional
                                   drainage structures on other private pro-
                                   perties or public lands, without approved
                                   provisions being made by the developer
                                   for properly handling such conditions.

                              4)   All streets shall be designed so as to
                                   provide for the discharge of surface
                                   water away from their rights-of-way. The
                                   cross slope of the crown on proposed
                                   streets shall be not less than one-
                                   quarter (1/4) of an inch per foot and not
                                   more than three-quarters (3/4) of an inch
                                   per foot.

                                              -17-

                             5)    Storm drains, when located in undedicated
                                   land, shall be placed within a main-
                                   tenance easement of a width deemed accep-
                                   table by the Township Engineer.

                             6)    All storm drain pipes shall be protected
                                   by cover of at least eighteen (18) inches
                                   with the exception of corrugated allumi-
                                   num pipes on which there shall be a mini-
                                   mum of thirty (30) inches of cover.

                             7)    Storm drainage facilities shall be so
                                   designed and provided as to minimize ero-
                                   sion in watercourse channels and at all
                                   points of discharge.

              48A-23.3.d.    Calculation of Storm Runoff and Design of
                             Drainage Systems

                             1)    Storm runoff may be calculated by the
                                   rational   method   described    in   manual
                                   number 37 of the American Society of
                                   Civil Engineers and explained in Appendix
                                   A or where applicable, by. the modified
                                   rational   method.     Complete     detailed
                                   calculations shall be submitted to the
                                   Township Engineer at the time of final
                                   review.

                             2)    Storm drainage systems shall be designed
                                   to provide protection from a ten    (10) to
                                   one hundred (100) year storm as deter-
                                   mined by the Township Engineer.      A ten
                                   (10) year storm design would be       appro-
                                   priate where a storm in excess      of the
                                   design storm would have minor impact such
                                   as inconvenience to traffic on local
                                   streets.   A twenty-five (25) year storm
                                   design would be appropriate where a storm
                                   in excess of the design storm would cause
                                   major inconvenience to people and traffic
                                   in high use areas such as business
                                   districts and major highways.        A one
                                   hundred (100) year storm design would be
                                   appropriate where a storm in excess of
                                   the design storm would cause damage to
                                   existing or future structures or their
                                   contents.

                             3)    The   Manning    equation   explained     in
                                   Appendix B shall be used in calcu-
                                   lating capacities of watercourses and
                                   storm sewers, except culverts which shall
                                   be designed utilizing either the rational
                                   method or soil conservation method.

               48A-23.3.e.   Improvement Specifications

                             1)    Inlets shall be designed and located to
                                   prevent    hazardous     conditions     for
                                   vehicles, bicycles or pedestrians.

                             2)    The Township Engineer may require addi-
                                   tional   specifications   which   may    be
                                   necessary for spacing and type of inlets
                                   and manholes, minimum pipe sizes, and
                                   materials and construction methods.

               48A-23.4      Utility Easements and Lines

               48A-23.4.a.   General Regulations

                             1)    Where practicable, all utilities, with
                                   the exception of on-site laterals, shall
                                   be  located   in   public    rights-of-way.
                                   Where this is not possible, utility ease-
                                   ments shall be located on or adjacent to
                                   rear or side lot lines to the fullest
                                   extent possible.

                             2)    In general, the required pipe or other
                                   improvement shall be located in the
                                   center of the easement.

                             3)    Prior to determining the location of
                                   easements, the Planning Commission shall
                                   require the developer or subdivider to
                                   coordin&te his plans with those of the
                                   local public utilities in order to assure
                                   proper location of easements for the
                                   installation of the required service.

                             4)    No permanent structures or trees shall be
                                   placed within such easements.

                             5)    Where practicable, utility lines shall
                                   share a common utility easement.

                             6)    All electric, telephone service, and
                                   cable television transmission lines in
                                   new  residential developments with five
                                   (5) or more dwellings shall be placed
                                   underground and installed in accordance
                                   with the prevailing standards of the uti-
                                   lity company providing such services.

               48A-23.4.b.   Width of Sanitary and Storm Sewers

                             1)    Sanitary and storm sewer easements shall
                                   have a minimum width of twenty-five (25)
                                   feet.

                                             _19-

              48A-23.4.c.    Petroleum and Natural Gas Transmission Lines

                             1)    No company intending to install any
                                   petroleum, petroleum product or natural
                                   gas transmission lines shall be allowed
                                   to construct the lines on less than a
                                   fifty (50) foot right-of-way. Such lines
                                   are to be installed in the center of the
                                   right-of-way and shall comply with the
                                   applicable standards imposed by State and
                                   Federal laws and regulations.

                             2)    There shall be a minimum distance of
                                   thirty-five (35) feet, measured from the
                                   right-of-way line between any proposed
                                   dwelling unit or other structure and the
                                   right-of-way   line   of   any    petroleum,
                                   petroleum   products    or    natural    gas
                                   transmission line which traverses the
                                   subdivision or land development.

                             3)    The developer or subdivider shall obtain
                                   the written approval from the various
                                   petroleum or natural gas companies when
                                   constructing roads or driveways on or
                                   within twenty (20) feet of petroleum,
                                   petroleum products or  ' natural gas line
                                   easements when required by the utility
                                   company.

              4SA-23.5.      Erosion and Sedimentation Control

              48A-23.5.a.    General Requirements

                             1)    All earthmoving activities shall be con-
                                   ducted in such  a way as to prevent acce-
                                   lerated erosion and the resulting sedi-
                                   mentation.

                             2)    No change shall be made in the contour of
                                   the land, and no grading, excavating,
                                   removal or destruction of the topsoil,
                                   trees or other vegetative cover shall be
                                   commenced in any proposed subdivision or
                                   land development until such time as a
                                   Conservation Plan has been prepared and
                                   reviewed by the Delaware County Conser-
                                   vation District.    However, the Township
                                   Planning Commission may determine that
                                   such a plan is not necessary in the case
                                   of minor subdivisions.

                             3)    The Conservation Plan shall be developed
                                   in the form outlined in the Soil Erosion
                                   and Sedimentation Control Manual, issued

                                             -20-

                                   by  the   Department    of    Environmental
                                   Resources.

                             4)    Final approval for a development tract of
                                   twenty-five (25) or more acre's will be
                                   contingent upon the review and approval
                                   by   the   Pennsylvania    Department     of
                                   Environmental . Resources   reviewing    the
                                   Conservation Plan and issuing a permit.*

                             5)    Measures used to control erosion and
                                   reduce sedimentation shall meet the stan-
                                   dards and specifications of the Drainage,
                                   Grading and Erosion Control Ordinance of
                                   Tinicum Township, (Ordinance #528), an
                                   applicable Township ordinance and the
                                   Delaware County Conservation District.

                             6)    The Township Engineer, or other desig-
                                   nated   local   official,   shall     ensure
                                   compliance with the appropriate specifi-
                                   cations, copies of which are available
                                   from the Delaware County Conservation
                                   District.

              48A-23.5.b.    Grading for Drainage

                             1)    Grading for drainage shall be performed
                                   whenever necessary in order to provide
                                   more suitable sites for building and
                                   other uses, improve surface drainage, and
                                   control erosion.

                             2)    All lots, tracts, or parcels in a pro-
                                   posed subdivision or land development
                                   shall provide proper drainage away from
                                   buildings and dispose of surface water
                                   without ponding except where an alter-
                                   native drainage system is approved by the
                                   Township Commissioners. Natural drainage
                                   patterns shall be preserved whenever
                                   possible.

                             3)    All drainage facilities shall be designed
                                   to adequately handle the surface runoff
                                   and carry it to the nearest suitable
                                   outlet, such as a curbed street, storm
                                   drain, or natural watercourse.          When
                                   drainage swales are used to divert sur-
                                   face waters away from buildings, they

                   Required by Pennsylvania Rules and Regulations, Depart-
                   ment of Environmental Resources, Chapter 102, as
                   amended, "Erosion Control" under the Authority of the
                   Clean Steams Law.

                                              -21-

                                   shall be sodded or planted and shall be
                                   of such slope, shape, and size as to con-
                                   form   with    the   requirements   of    the
                                   Delaware County Conservation District.
                                   Concentration of surface water runoff
                                   shall be permitted only in swales or
                                   watercourses.

                              4)   Cut and f ill slopes shall be no steeper
                                   than two (2) horizontal feet to one (1)
                                   vertical foot unless stabilized by a
                                   retaining wall or curbing or are approved
                                   by the Board of Commissioners subject to
                                   special conditions.

                              5)   Adequate provisions shall be taken to
                                   protect against adverse effects of cut
                                   and fill.

                              6)   Fills shall not encroach on natural
                                   watercourses or constructed channels;
                                   when placed adjacent to natural water-
                                   courses or constructed channels they
                                   shall have suitable protection against
                                   erosion during periods of flooding.

                              7)   During   grading    operations,     necessary
                                   measures    for   dust   control   will    be
                                   exercised.

                              8)   Grading equipment will not be allowed to
                                   cross live streams.     Provisions will be
                                   made for the installation of culverts.

               48A-23.5.c.    Performance Principles

                              1)   The following measures are effective in
                                   minimizing erosion and sedimentation and
                                   shall be included when applicable on the
                                   Conservation Plan:

                                   (a)  Stripping of vegetation shall be
                                        done in such a manner as will mini-
                                        mize erosion.

                                   (b)  Salient natural features should be
                                        preserved when possible and cut-fill
                                        operations shall be kept to a mini-
                                        mum to create the least erosion
                                        potential.

                                   (c)  The disturbed area and the duration
                                        of exposure shall be kept to a prac-
                                        tical minimum.

                                              -22-

                                   (d)  Temporary vegetation and or mulching
                                        shall be used to protect exposed
                                        critical areas during development.

                                   (e)  The permanent vegetation and struc-
                                        tural erosion and drainage measures
                                        shall be installed as soon as prac-
                                        tical in the development.

                                   (f)  Provisions shall be made    to ef f ec-
                                        tively accommodate the       increased
                                        runoff caused by changed soil and
                                        surface conditions during   and after
                                        development.    Where necessary the
                                        rate of surface water runoff will be
                                        structurally retarded.

                                   (g)  Sediment in the runoff water shall
                                        be trapped until the disturbed area
                                        is stabilized by the use of debris
                                        basins, sediment basins, silt traps,
                                        or similar measures.

              48A-23.6.      Natural Feature Preservation

              48A-23.6.a.    General Requirements

                             The design and development of all subdivision
                             and land developments shall preserve, whenever
                             possible, natural features such as site
                             terrain, woodlands, specimen trees, natural
                             watercourses and bodies of water',. wetlands,
                             rock outcroppings and scenic views.

              48A-23.6.b.    Topography

                             The natural terrain of the proposed sub-
                             division or land development shall be retained
                             whenever possible. Cut and fill shall be kept
                             to a minimum.    Cut and fill operations shall
                             be used either to achieve acceptable minimum
                             standards (for   street grades, parking areas,
                             building sites) or to enhance the quality of
                             site design (e.g. berms or swales which add
                             visual interest, and perform functions such as
                             screening or drainage).

              48A-23.6.c.    Vegetation and Planted Screens

                             1)    Significant tree masses and specimen
                                   trees   shall   be    preserved    wherever
                                   possible.  The building envelopes should
                                   be located within the allowable building
                                   area in such a manner as to minimize
                                   damage to vegetation. Where possible,

                                             -23-

                                   existing open areas should be developed
                                   instead of wooded areas.    Areas in which
                                   trees are retained should remain undis-
                                   turbed out to the canopy drip line and at
                                   the   original    grade   level     wherever
                                   possible.

                             2)    Effective planted visual screens shall be
                                   provided along the rear of reverse front-
                                   age lots and along side and/or rear prop-
                                   erty lines of lots traversed by zoning
                                   boundary lines which separate a residen-
                                   tial district from a non-residential
                                   district.

                             3)    Screening and buffering shall comply with
                                   the requirements of the Township Zoning
                                   Ordinance, Chapter 61 of the Code of
                                   Tinicum Township.

                             4)    Existing wooded areas shall be protected
                                   to   prevent    unnecessary    destruction.
                                   Trees with a minimum trunk caliper of six
                                   (6) inches, measured eighteen (18) inches
                                   above ground shall be maintained or
                                   replaced immediately following construc-
                                   tion. Replacement trees shall be a mini-
                                   mum trunk caliper of two (2) inches at a
                                   height of eighteen (18) inches above
                                   finished grade.

                             5)    Trees shall be required in all new sub-
                                   divisions and land developments and shall
                                   be  provided in accordance       with the
                                   following standards:

                                   a)   No tree shall be planted within the
                                        street right-of-way.

                                   b)   At least one (1) tree shall be
                                        planted for each lot in a sub-
                                        division.

                                   c)   Such tree shall be planted in the
                                        front yard.

                                   d)   All such trees shall be sound,
                                        healthy, and vigorous and shall be
                                        free of insects, insect eggs, and
                                        larvae.

                                   e)   The truck caliper, measured at the
                                        height of eighteen (18) inches shall
                                        be a minimum of two inches.

                                             -24-

               48A-23.6.d.    Aquatic Features

                              Aquatic f eatures  such as natural watercourses,
                              bodies of water and wetlands shall be pro-
                              tected wherever    possible where practicable.
                              Stream and river frontage shall contain an
                              access point to the water.      Maintenance ease-
                              ment areas shall be provided at intervals of
                              no more than one-half (1) mile.      These access
                              points shall be not less than twenty-five (25)
                              feet in width.

               48A-23.6.e.    Wetlands

                              See Section 404 of the Federal Clean Water Act
                              (1977) and Chapter 105 of the Pennsylvania Dam
                              Safety and Encroachment Act (1978) for re-
                              quirements relating to development of wetland
                              areas.

               48A-23.6.f.    Floodplain Protection

                              See Tinicum Township Floodplain Ordinance,
                              Section 527, contained in Chapter 20A of the
                              Code of Tinicum Township.

               48A-23.7.'     Miscellaneous Provisions

               48A-23.7.a.    Sidewalks

                              1)   Sidewalks shall be provided in all resi-
                                   dential subdivisions and land develop-
                                   ments.    In non-residential subdivisions
                                   and land developments sidewalks shall be
                                   provided as required by the Planning
                                   Commission.

                              2)   Sidewalks shall have a minimum width of
                                   four (4) feet and shall be located when-
                                   ever possible, within the street right-
                                   of-way line.    A grass planting strip may
                                   be required between the curb and side-
                                   walk.

               48A-23.7.b.    Fire   Fighting Access     Easements    and Fire
                              Hydrants

                              1)   The areas where, in the opinion of the
                                   Chief of the Fire Department, there will
                                   exist any fire hazards, unobstructed fire
                                   protection access easements shall be pro-
                                   vided. The size, location, design and

                                              -25-

                                   grading of such easements shall be recom-
                                   mended by the Fire Marshall.

                             2)    The need, location, design and related
                                   features of fire hydrants shall be deter-
                                   mined by the Fire Marshall in accordance
                                   with applicable laws and regulations.

              48A-23.7.c.    Street Names and Address Numbering

                             1)    Proposed streets which are in alignment
                                   with existing, named streets shall bear
                                   the name of the existing streets.

                             2)    In no case shall the name of a proposed
                                   street    duplicate     or     substantially
                                   approximate an existing street name in
                                   the Township, in order to avoid confusion
                                   and delay in the operations of the postal
                                   service, police department or emergency
                                   vehicles.

                             3)    All proposed street names shall be sub-
                                   ject to the approval of - the Board of
                                   Commissioners after consultation with the
                                   local   Postmaster,   Fire   Marshall    and
                                   Police Chief.

                             4)    Streets shall be identified by signs
                                   approved   by the Township Code Enforce-
                                   ment Officer.

                             5)    In all subdivisions and land developments
                                   commenced after the effective date of
                                   this Ordinance, the address numbers shall
                                   be  assigned   by   the  Code    Enforcement
                                   officer and shall be clearly visible from
                                   the street.

                                              -26-

    0

                                         SECTION IV

                              DESIGN STANDARDS FOR RESIDENTIAL
                            SUBDIVISIONS AND LAND DEVELOPMENTS

               48A-24.        BLOCK DESIGN

               48A-24.1.      Block Length

               48A-24.1.a.    The length of residential blocks shall be no
                              more than one thousand two hundred (1,200)
                              feet.

               48A-24.2.      Block Depth

               48A-24.2.a.    Wherever   practicable,    residential     blocks
                              shall be of sufficient depth to accommodate
                              two (2) tiers of lots, except:

                              1)   Where reverse frontage lots are required
                                   adjacent to an arterial street; or

                              2)   Where prevented by the size, topographi-
                                   cal conditions or other inherent con-
                                   ditions of the property, in which case
                                   the Township Planning Commission may
                                   authorize a single tier of lots.

               48A-25.        LOT DESIGN

               48A-25.1.      General Lot-Design Standards

               48A-25.1.a.    Within the provisions of the Township Zoning
                              Ordinance, the size, shape and orientation of
                              lots shall be appropriate for the type of
                              development contemplated.

               48A-25.1.b.    Side lines of lots shall be, to the extent
                              practicable, at right angles to straight
                              streets and on radial lines to curved streets.

               48A-25.1.c.    Lot lines shall follow, rather than cross,
                              municipal   boundaries    in  order    to   avoid
                              jurisdictional problems.

               48A-25.1.d.    Generally, the depth of residential lots shall
                              be not less than one (1) nor more than four
                              (4) times their width.

               48A-25.1.e.    If remnants of land remain after subdividing,
                              they shall be either:

                              1)   Incorporated into existing or proposed
                                   lots.

                                              -27-

                              2)   Legally dedicated to public use, if
                                   acceptable to the Township.

               48A-25.2.      Lot Frontage

               48A-25.2.a.    All residential lots shall have direct access
                              to an existing or proposed public street.

               48A-25.2.b.    Reverse frontage lots may be required to pro-
                              vide separation of residential development
                              from arterial streets or to overcome disadvan-
                              tages of terrain or other natural features of
                              a proposed development tract.

               48A-25.2.c.    All reverse frontage lots shall have a rear
                              yard with an effective planted visual screen
                              which shall be placed immediately adjacent to
                              the street right-of-way.

               48A-25.2.d.    Minimum lot frontages and areas shall be regu-
                              lated by the Township Zoning Ordinance.

               48A-25.3.      Lot Access

               48A-25.3.a.    Residential lots having direct access to an
                              arterial street shall be avoided whenever
                              possible.   Where direct access to an arterial
                              street cannot be avoided, adequate turnaround
                              space shall be provided behind the right-of-
                              way line.

               48A-26.        STREET DESIGN

               48A-26.1.      General Requirements

               48A-26.1.a.    Proposed streets shall be properly related to
                              the official map of the Township and should be
                              coordinated with road and highway plans of the
                              State and County.     Streets shall be designed
                              to provide adequate access to all lots or par-
                              cels with due regard for soil conditions,
                              projected volumes of traffic, and further sub-
                              division or land development possibilities in
                              the area.

               48A-26.1.b.    The street system of a proposed subdivision or
                              land development shall be designed to create a
                              hierarchy of street functions.

               48A-26.1.c.    Local streets shall be designed so as to
                              discourage   through   traffic    and    excessive
                              speed.   Where a subdivision or land develop-
                              ment abuts or contains an existing or proposed
                              arterial street, the Planning Commission may
                              require marginal access streets, reverse fron-

                                              -28-

                              tage lots, or such other treatment which will
                              provide:

                              1)   Protection for abutting properties;

                              2)   Reduction in number of intersections
                                   and/or   curb cuts with       the arterial
                                   street;

                              3)   Separation of local and through traffic;
                                   and

                              4)   Preservation and enhancement of traffic
                                   safety.

              48A-26.1.d.     If  lots resulting from the proposed sub-
                              division are large enough to allow for resub-
                              division or, if a portion of the tract is not.
                              subdivided, adequate street rights-of-way to
                              permit further subdivision shall be provided
                              as necessary, and located so as to allow
                              proper development of surrounding properties-.

              48A-26.1.e.     Where a subdivision or land development abuts
                              or contains an existing street right-of-way of
                              improper width or alignment, the Planning
                              commission may require the dedication or
                              reservation   of   additional   land    (ultimate
                              right-of-way) sufficient to widen the street
                              or correct the alignment. Where an additional
                              dedication or reservation is required, all
                              building setback lines will be measured from
                              such dedicated or reserved right-of-way lines.

              48A-26.1.f.     Proposed streets which are obviously in align-
                              ment with existing streets, shall bear the
                              names of the existing streets.

              48A-26.1.g.     All streets shall be graded and improved to
                              conform to Township construction standards and
                              specifications.

              48A-26.1.h.     Road  designs   and   specifications   shall   be
                              approved by the Township Engineer in accor-
                              dance with the construction plans required for
                              final plan review.

              48A-26.2.       Street Right-of-Way and Cartway Widths

              48A-26.2.a.     Street right-of-way and cartway widths in pro-
                              posed subdivisions and land developments shall
                              conform to the minimum standards listed in the
                              Table below:

                                              -29-

                                           TABLE 2

                                    STREET DESIGN STANDARDS

                                               Local           Collector
                                               (Ft.)              (Ft.)

                Right-of-Way Width              50                  60
                Cartway Width                   30-341             34-382

                Traffic Lane Width              12                  12
                Parking Lane Width                  8 wher Ie required
               1   In the case of   local streets, the minimum cartway width
                   shall be determined, in part, by the number of parking
                   lanes permitted as noted below:

                         No on-street parking        30 ft. cartway
                         Parking on one side         34 ft. cartway

                         In no case shall parking be permitted on both sides
                         of a new local street.

               2   In the case of collector streets, cartway widths shall
                   be determined by variables such as number of parking
                   lanes, curvature of the road and projected traffic volu-
                   mes.

               48A-26.2.b.    The standards set forth in Table 2 above may
                              be modified by the Township Planning Com-
                              mission    upon   the   recommendation    of    the
                              Township Engineer when an analysis of pro-
                              posed development densities, projected traffic
                              volumes, and provisions for off-street parking
                              indicate the desirability of such modifica-
                              tion.    The burden of proof shall be on the
                              applicant to justify the adequacy of cartways
                              or rights-of-way which are less than those
                              listed in Table 2.

               48A-26.3.      Horizontal Curves

               48A-26.3.a.    Whenever street centerlines are deflected more
                              than five (5) degrees, connection shall be
                              made by horizontal curves.

               48A-26.3.b.    Horizontal curves shall be designed with the
                              following minimum radii:

                              1)    Local streets -- one hundred fifty (150)
                                    feet.

                              2)    Collector streets -- three hundred (300)
                                    feet.

                                               -30-

                             3)   Arterial streets -- five hundred (500)
                                  feet.

              48A-26.3.c.    A minimum tangent of one hundred (100) feet
                             shall be required between reverse curves,on a
                             street and between a curve and a street inter-
                             section where one of the streets is a collec-
                             tor or. arterial street.

              48A-26.4.      Vertical Curves

              48A-26.4.a.    Vertical curves shall be used in changes of
                             grade exceeding one (1) percent.

              48A-26.5.      Street Intersections

              48A-26.5.a.    Streets shall intersect as nearly as possible
                             at right angles.

              48A-26.5.b.    Multiple intersections involving the intersec-
                             tion of more than two (2) streets shall,be
                             prohibited.

              48A-26.5.c.    Two streets intersecting a third street from
                             opposite sides shall either intersect with a
                             common centerline or their centerlines shall
                             be offset as noted below:

                             1)   The two streets shall be separated by a
                                  distance of one hundred fifty (150) feet
                                  between centerlines measured along the
                                  centerline of the street being inter-
                                  sected when all three streets involved
                                  are local streets.

                             2)   The two streets shall be separated by a
                                  distance of three hundred (300) feet bet-
                                  ween centerlines measured along the cen-
                                  terline of the street being intersected
                                  when one or more of the streets involved
                                  is a collector streets.

                             3)   The two streets shall be separated by a
                                  distance of eight hundred (800) feet be-
                                  tween centerlines measured along the cen-
                                  terline of the street being intersected
                                  when one or more of the streets involved
                                  is an arterial street.

              48A-26.5.d.    Clear sight triangles shall be provided at all
                             intersections.    The maximum height of any
                             object within such triangles shall be two and
                             one-half (21) feet and no object that could
                             obscure the vision of a motorist shall be per-
                             mitted.   Such triangles shall be established
                             as specified below:

                                             -31-

                             1    Seventy-five (75) feet from the point of
                                  intersection of the centerlines of two
                                  intersecting local streets.

                             2)   One hundred (100) feet from the point of
                                  intersection of the centerlines of two
                                  streets where one street is a collector
                                  street.

                             3)   One hundred fifty (150) feet from the
                                  point of intersection of the centerlines
                                  of two streets where one street is an
                                  arterial street.

              48A-26.5.e.    Whenever a portion of the line of such
                             triangles falls within the proposed building
                             setback line, such portion shall be shown on
                             the final subdivision or land development plan
                             and shall be considered a building setback
                             line.

              48A-26.6.      Street Grades

              48A-26.6.a.    Centerline grades shall be not less than eight
                             tenths (.8) of one percent.

              48A-26.7       Cul-de-Sacs

              48A-26.7.a.    Dead end streets shall be prohibited unless
                             designed as cul-de-sac streets or designed for
                             future access to adjoining properties.

              48A-26.7.b.    Cul-de-sac streets permanently designed as
                             such shall not exceed six hundred (600) feet
                             in length and shall not furnish access to more
                             than twenty-five (25) dwelling units.

              48A-26.7.c.    The minimum radius of the cul-de-sac tur-
                             naround shall be forty (40) feet, measured to
                             the outer pavement or curbline.

              48A-26.7.d.    Drainage of cul-de-sacs shall preferably be
                             towards the open end.

              48A-26.8       Half Streets and Alleys

              48A-26.8.a.    The creation of new half streets at the peri-
                             meter of a new subdivision or land development
                             is prohibited.

              48A-26.8.b.    Alleys shall be prohibited  in new subdivisions
                             and land developments.

                                             -32-

               48A-26.9.     Driveways

               48A-26.9.a.   Wherever possible, the centerline of a drive-
                             way at the point of access to a     street shall
                             be located no closer than forty     (40) feet to
                             another street intersection.

               48A-26.9.b.   Where a property has frontage on a local
                             street and on a collector street,   the driveway
                             serving such property should, if    practicable,
                             have access onto the local street only.
                             Similarly, where a property has access fron-
                             tage on two streets of the same classifica-
                             tion, the driveway serving such property
                             should, if practicable, have access onto the
                             street with the lower traffic volume.

                                             -33-

                                         SECTION V

                           DESIGN STANDARDS FOR NON-RESIDENTIAL
                            SUBDIVISIONS AND LAND DEVELOPMENTS

              48A-27.        APPLICABILITY.

              48A-27.1.      The standards of this section shall apply to
                             all   subdivisions    and    land    developments
                             involving commercial, office, institutional
                             or industrial uses.

              48A-27.2.      Where   there    are . no   specific    standards
                             governing street- design for non-residential
                             subdivisions and land developments, the regu-
                             lations   for   residential   streets     (Section
                             48A-26) shall apply.

              48A-28.        SITE DESIGN

              48A-28.1.      The size and the configuration of lots within
                             a non-residential subdivisions or land devel-
                             opments shall adhere to the following set of
                             criteria:

                             a)   Compliance with the Tinicum Township
                                  Zoning Ordinance.

                             b)   The total area shall be of sufficient
                                  area and shape to provide adequate space
                                  for   off-street   parking   and    loading,
                                  landscapingr and other facilities.

                             c)   The location and orientation of lots and
                                  structures shall be arranged in a manner
                                  which allows for adequate access to a
                                  public street provision of adequate off-
                                  street, parking, and efficient traffic
                                  circulation.

                             d)   The overall development plan shall be
                                  laid out as, or as part of, a single
                                  architectural and landscaping scheme that
                                  is a desirable and harmonious addition to
                                  the general environment of the area.

                             e)   An efficient layout of streets shall be
                                  provided for safety and convenience and
                                  safety in routine access and internal
                                  circulation movements.

                                             -34-

               48A-29.        BLOCK DESIGN

               48A-29.1.      The block layout shall conform to the best
                              possible layout to permit good traffic cir-
                              culation, to allow for off-street parking and
                              to maximize the efficiency of deliveries and
                              loading operations.

               48A-29.2.      The size and configuration of blocks shall be
                              determined with due regard to the following
                              criteria:

                              a)   Provision of building sites adequately
                                   suited to the specific needs of the uses
                                   proposed.

                              b)   Requirements   of   the   Township    Zoning
                                   Ordinance.

                              c)   Provision of convenient access, cir-
                                   culation, and safety of pedestrian and
                                   vehicular traffic.

                              d)   Block lengths shall be a minimu   m of six
                                   hundred (600) feet and a maximum of one
                                   thousand five hundred (1,500) feet.

               48A-30.        LOT DESIGN

               48A-30.1.      The lot size and dimensional requirements of
                              the Tinicum Township Zoning Ordinance shall be
                              complied within all subdivisions.

               48A-30.2.      Each lot shall front upon an existing or pro-
                              posed public or private street.

               48A-30.3.      Remnants of land after subdivision shall be
                              incorporated into adjacent parcels or offered
                              for dedication for public purposes.

               48A-30.4.      Lots which are located adjacent to residential
                              lots shall be required to provide sufficient
                              buffering and screening as required in the
                              Township Zoning Ordinance.

               48A-31.        BUILDING LOCATIONS

               48A-31.1.      In order to encourage an attractive building
                              arrangement, variations in the setback align-
                              ments of buildings erected on the same street
                              frontage   should   be   implemented    wherever
                              possible.

                                             -35-

               48A-31. 2.     Buildings shall be arranged in a manner which
                              minimizes conflicts between:

                              a)   Pedestrian and vehicular traffic;

                              b)   Pedestrian traffic and loading areas and,

                              c)   Non-residential buildings and facilities,
                                   and residential neighborhoods.

               48A-31.3.      Clustering and grouping of non-residential
                              buildings is encouraged whenever possible in
                              order to provide larger, more usable open
                              areas without decreasing the overall density
                              of development.

               48A-32.        STREET DESIGN

               48A-32.1.      The street system of a proposed non-residen-
                              tial subdivision or land development shall be
                              designed to create a functional street pattern
                              to prevent the congestion of existing streets
                              and to assure the free flow of through traffic
                              with the avoidance of conflict with parking or
                              loading areas.

               48A-32.2.      Non-residential developments may be served
                              with access by a public street or by a system
                              of private access roads including but not
                              limited to the following:

                              a)   Entrance Road - To provide direct access
                                   into local commercial establishments,
                                   office parks, industrial facilities, or
                                   other employment centers.

                              b)   Secondary Road - To provide access to
                                   individual lots in industrial and office
                                   parks.

               48A-32.3.      Street widths of private access roads serving
                              non-residential developments exclusively shall
                              be in accordance with the minimum standards
                              listed in Table 3 below:

                                          TABLE 3

                               NON-RESIDENTIAL STREET WIDTHS
                                             Entrance,       Secondary
                                               Road             Road
                                               (Feet)          (Feet)
               Right-of-Way Width               60               60

               ,Cartway Width                   36               36

                                              -36-

               48A-32.4.     Parking shall be prohibited on entrance roads
                             and secondary roads.

               48A-32.5.     Horizontal curves for both entrance roads and
                             secondary roads shall have minimum radii of
                             three hundred (300) feet.

               48A-32.6.     Streets designed or intended for the sole use
                             of non-residential vehicular traffic cir-
                             culation shall not be extended to the boun-
                             daries of an adjacent existing or potential
                             residential area or connected to a street
                             intended for predominantly residential traf-
                             fic.

               48A-32.7.     The arrangement of streets shall provide for
                             continuation of existing or proposed streets
                             and proper access to adjacent undeveloped
                             tracts suitable for future non-residential
                             development.

               48A-32.8.     Proposed   developments   which   anticipate , an
                             average daily traffic of over six hundred
                             (600) vehicles shall provide a minimum of two
                             (2) points of access to a public street.

               48A-32.9.     The distance between points of access      on any
                             public street shall    be at least two hundred
                             (200) feet.

               48A-33.       STREET INTERSECTIONS

               48A-33.1.     Streets shall be laid out to intersect as
                             nearly as possible at right angles.

               48A-33.2.     Multiple intersections involving the junction
                             of more than two streets shall be prohibited.

               48A-33.3.     Streets entering opposite sides of another
                             street shall be laid out either directly oppo-
                             site one another or with a minimum off-set of
                             three hundred (300) feet between their cen-
                             terlines.

               48A-33.4.     Clear sight triangles shall be provided at all
                             intersections.      Such triangles shall be
                             established from a minimum distance of one
                             hundred (100) feet from the point of intersec-
                             tion of the centerlines of two streets.
                             Within such triangles, no object greater than
                             two and one-half (2 1/2) feet in height and no
                             object that would obscure the vision of a
                             motorist shall be permitted.

                                            .-37-

                48A-34.         CUL-DE-SACS

                48A-34.1.       The minimum radius of a cul-de-sac turnaround
                                shall be fifty (50) feet measured to the outer
                                pavement or curbline.      However, the Board of
                                Commissioners may require a greater turnaround
                                radius where the Planning Commission and
                                Township Engineer have made such recommen-
                                dations based on an evaluation of the types
                                and size of trucks and other vehicles antici-
                                pated to serve the proposed subdivision or
                                land development.

                48A-34.2.       The maximum length, minimum width and number
                                of traffic lanes of entrance roads designed as
                                permanent cul-de-sacs shall be determined by
                                the anticipated traffic volumes and types of
                                uses in the development served.

                48A-35.         PARKING

                48A-35.1.       off-street parking facilities shall be pro-
                                vided in accordance with the requirements of
                                the Township Zoning Ordinance.

                48A-35.2.       The standard parking space shall be nine (9)
                                feet in width%and eighteen (18) feet in depth.

                48A-35.3.       A maximum of twenty-five (25) percent of the
                                parking spaces in parking areas of twenty (20)
                                or more spaces maybe designed and designated
                                for compact cars.     The dimensions for a com-
                                pact car parking space shall be sixteen (16)
                                feet in length, and eight (8) feet in width.

                48A-35.4.       At least three (3) percent of the parking spa-
                                ces, within common parking areas containing
                                twenty (20) or more spaces which serve non-
                                residential uses shall be designed and iden-
                                tified for use by individuals with physical
                                disa'bilities.    Such spaces shall be twelve
                                (12) feet in width and eighteen (18) feet in
                                length.

                48A-35.5.,      No more than thirty (30) parking spaces shall
                                be permitted in a continuous row without
                                being interrupted by landscaping, i-n parking
                                areas containing fifty (50) or more spaces.

                48A-35.6.       All parking spaces shall be clearly marked so
                                as to provide for orderly and safe parking.

                48A-35.7.       Off-street parking areas shall be paved
                                according    to   the   specifications     of     the
                                Township Engineer and shall be suitably illu-
                                minated.

                                                 -38-

               48A-35.8.:     Traffic to and from parking areas shall be
                              channelized by the use of raised curbs or
                              other suitable barriers.

               48A-35.9.      Where practicable, access points shall be
                              located on minor streets.     Such access points
                              shall be located as far as feasible from
                              another street intersection.

               48A-36.        SCREENING AND BUFFERING

               48A-36.1.,     Screening and buffering shall comply with the
                              requirements of the Township Zoning ordinance,
                              Chapter 61 of the Code of Tinicum Township.

                                              -39-

                                          SECTION VI

                                 IMPROVEMENT SPECIFICATIONS

               48A-37.        GENERAL REQUIREMENTS

               48A-37.1.      Physical improvements and amenities which
                              appear on the final plan of a subdivision or
                              land development shall be installed, con-
                              structed, or provided by the developer as
                              shown on the plan and in compliance with this
                              and all Township codes and ordinances.

               48A-37.2.      All improvements installed by the developer
                              shall be constructed in accordance with the
                              design specifications of the Township Board of
                              Commissioners and Township Engineer.          Final
                              approval by the Township shall not be granted
                              until the required improvements have been
                              deemed acceptable by the Board of Com-
                              missioners.

               48A-38.        PERFORMANCE GUARANTEE

               48A-38.1.      Prior to final approval of a subdivision or
                              land development plan, the developer shall
                              submit, to the Township, a completed and exe-
                              cuted   original    copy   of    the   Subdivision
                              Improvements     Agreement     and     Performance
                              Guarantee in an amount of one hundred ten
                              (110) percent of the cost of all improvements
                              required by this Ordinance, as estimated by
                              the Township Engineer in a form and with a
                              surety approved by the Township Solicitor,
                              guaranteeing the construction and installation
                              of all such improvements within      a period of
                              time established by the Board of Commis-
                              sioners of Tinicum Township.

               48A-38.2.      The Board of Commissioners may       require the
                              performance guarantee, required in Section
                              48A-38.1 above, to be increased      by ten (10)
                              percent for each one year period beyond the
                              first year required by the developer to
                              complete the necessary improvements.

               48A-39.        MAINTENANCE GUARANTEE

               48A-39.1.      In addition to the Performance Guarantee, the
                              developer shall deliver to the Township a
                              maintenance guarantee in an amount of not less
                              than   five   (5)   percent   of   the    Township
                              Engineer's estimate of the cost of all im-
                              provements required by this Ordinance, guaran-

                                              -40-

                                teeing that the developer shall maintain all
                                such improvements in good condition for a
                                period of one (1) year after completion and
                                approval of the improvements.

               48A-40.          REQUIRED IMPROVEMENTS

               48A-40.1.        Improvements shall be provided, constructed,
                                and installed by the developer as stated in
                                the Improvements Agreement, shown on the
                                record plan, and in accordance with the design
                                standards set forth in this ordinance and the
                                specifications     approved    by    the    Township
                                Engineer.    The following improvements will be
                                required in all applicable cases:

                                a)    Street excavating, grading, subgrade pre-
                                      paration, base course paving, and surface
                                      course paving.

                                b)    Concrete curbs or gutters, stabilized
                                      shoulders, and drainage swales.

                                c)    Concrete sidewalks or interior walkways.

                                d)    Sanitary sewer system.

                                e)    Storm drainage system.

                                f)    Water supply and distribution system.

                                g)    Monuments located at all permanent out-
                                      bounds.

                                h)    Fire hydrants.

                                i)    Street lights.

                                j)    Street signs.

                                k)    Shade trees.

               48A-40.2.        The   developer shall notify the Township
                                Secretary seventy-two (72) hours in advance of
                                any construction or installation of any im-
                                provements requiring inspection by the Town-
                                ship Engineer.

               48A-40.3.        The developer shall pay all engineering,
                                inspection, and legal expenses which the
                                Township may incur and which are connected
                                with or incidental to the development, the
                                preparation or the approval of the foregoing
                                agreements, bonds, resolutions, and inspec-
                                tion.

                                                  -41-

               48A-41.        RELEASE FROM IMPROVEMENT BOND

               48A-41.1       When the developer has completed all of the
                              necessary and appropriate improvements, the
                              developer shall notify the Township Board of
                              Commissioners and Township Engineer by cer-
                              tified or registered mail, of the completion
                              of the improvements.     The Township Engineer
                              shall inspect the improvements and notify the
                              developer, within thirty (30) days from the
                              date of receipt of the completion notice, of
                              the approval or rejection of the improvements
                              or any portion thereof.       A detailed report
                              containing reasons for rejection shall accom-
                              pany any notification of the rejection of
                              improvements.

               48A-41.2.      The Township Board of Commissioners shall
                              notify   the    developer    by   certified     or
                              registered mail, of the action taken re-
                              garding the inspection of the improvements in
                              a subdivision or land development.     In accor-
                              dance with Section 510 of the Pennsylvania
                              Municipalities Planning Code.-

               48A-41.3.      If the Board of Commissioners or Township
                              Engineer fails to comply with the provisions
                              of this section, then all improvements will be
                              deemed to have been approved, and the deve-
                              loper shall be released from all liability,
                              pursuant to its Performance Guarantee Bond.

               48A-41.4.      In the event that any of the necessary and
                              appropriate    improvements    have   not    been
                              installed, constructed, or completed as pro-
                              vided in this Subdivision and Land Development
                              Ordinance or as proposed on the final plan,
                              the   Board   of   Commissioners    of    Tinicum
                              Township is hereby granted the power to
                              enforce any corporate bond or other security
                              by appropriate legal and equitable remedies.
                              The Township may take legal action to secure
                              all necessary equity from the developer to
                              install, repair, or correct any unacceptable
                              improvements provided by the developer.

                                              -42-

                                          SECTION VII

                                          DEFINITIONS

               48A-42.         WORD USAGE

                               For the purpose of this Ordinance, words used
                               in the present tense include the future tense;
                               the singular includes the plural and the
                               plural includes the singular.           The word
                               "shall" is always mandatory and the word "may"
                               is always permissive.

               48A-43.         DEFINITIONS

                               Unless    otherwise    expressly    stated,     the
                               following terms have the meanings indicated.
                               Applicable regulations stated in conjunction
                               with these definitions shall be complied with.

               48A-43.1.       Terms.

                               ALLEY - A secondary vehicular accessway which
                               may or may not be dedicated to the Township
                               providing a means of public access to abutting
                               property and not intended for general traffic
                               circulation.

                               APPLICANT - A landowner or developer who has
                               filed an application for a subdivision or land
                               development, including his agents, heirs, and
                               legal representatives.

                               ARCHITECT - A person licensed to practice
                               architecture in the Commonwealth of Pennsyl-
                               vania.

                               BASE FLOOD ELEVATION - The highest elevation,
                               expressed in feet above sea level, of the
                               level of flood waters occurring from a one
                               hundred (100) year flood.

                               BLOCK - A tract of land bounded by streets or
                               a combination of streets, railroad rights-of-
                               way,, waterways,    public   land,    unsubdivided
                               area, or other definite barrier.

                                               -43-

                            BOARD OF COMMISSIONERS - The Board of Com-
                            missioners of Tinicum Township.

                            BUILDING - Any structure having a roof sup-
                            ported by columns or walls; intended for the
                            shelter, housing or enclosure of any indivi-
                            dual, animal, process, equipment, goods or
                            materials of any kind or nature; which may or
                            may not be solely on one lot.

                            BUILDING, ACCESSORY - A subordinate structure
                            on the same lot as a principal building or use
                            occupied or devoted to a use incidental to the
                            use of the principal building.

                            BUILDING, PRINCIPAL - A building in which is
                            conducted the principal use of the lot on
                            which it is located.

                            CARTWAY - The improved surface of a street
                            right-of-way which is available for vehicular
                            traffic, including parking lanes but excluding
                            shoulders, drainage swales and curbs.

                                           RIGHT - OF - WAT
                                         [+- CARTWAY

                            CLEAR SIGHT TRIANGLE - An area of unobstructed
                            vision at a street intersection defined by
                            lines of sight between points at a given
                            distance from the intersection of the street
                            centerlines.

                            COMPREHENSIVE PLAN    "The Comprehensive Plan
                            Update 1981 for Tinicum Township, Delaware
                            County PA"; adopted in 1981 as amended or
                            updated.
                                                .7,

                            COUNTY - Delaware County, Commonwealth of
                            Pennsylvania.

                                           -44-

                            CUL-DE-SAC - A local street intersecting
                            another street at one end and terminating at
                            the other end in a vehicular turnaround.

                            DEAD END STREET - A street with a single com-
                            mon ingress and egress, having an abrupt ter-
                            minus not designed for vehicular turnaround.

                            DEDICATION - The deliberate appropriation of
                            land by its owner for any general and public
                            or limited public use, reserving to himself no
                            other rights than are compatible with the full
                            exercise and enjoyment of the public uses to
                            which the property has been devoted.

                            DEVELOPER - Any landowner or agent or a land-
                            owner who makes or causes to be made a sub-
                            division of land or a land development.

                            DEVELOPMENT PLAN - A proposal for the sub-
                            divison and/or development of land, prepared
                            in accordance with the Zoning and Subdivision
                            ordinances of Tinicum Township including the
                            plat plan and all supplementary data required.

                            DWELLING UNIT - Any structure or portion
                            thereof, designed for occupancy as a separate
                            living quarters with cooking, sleeping and
                            sanitary   facilities   provided    within    the
                            dwelling unit for the exclusive use of a
                            single family.

                            EASEMENT - A right-of-way through a parcel of
                            land granted by the property owner to another
                            person, organization, or entity for certain
                            specified purposes.

                            ENGINEER - A registered Professional Engineer
                            licensed as such in the Commonwealth of Penn-
                            sylvania.

                            FILL - 1. Any act by which earth, sand, gra-
                            vel, rock, or any other material is placed,
                            pushed, dumped, pulled, transported, or moved
                            to a new location above the natural surface of
                            the ground.    2. The difference is elevation
                            between a point on the original ground and a
                            designated point of higher elevation on the
                            final grade.   3. The material used to make a
                            fill.

                            FLOODPLAIN - Any land area susceptible to
                            being inundated by water from stormwater
                            runoff or overflowing bodies of water.

                                            -4S-

                             Floodplain boundary lines are established by
                             the Federal Emergency Management Agency.

                             GOVERNING BODY - The Board of Commissioners of
                             Tinicum Township, Delaware County.

                             IMPROVEMENT - Those physical additions, in-
                             stallations, and changes required to render
                             land suitable for the use proposed.

                             LAND DEVELOPMENT - The improvement of one lot
                             or two or more contiguous lots, tracts, or
                             parcels or land for any purpose involving a
                             group of two or more buildings or the division
                             or allocation of land between or among two or
                             more existing or prospective occupants by
                             means of,  or for the purpose of streets, com-
                             mon areas, leaseholds, condominiums, building
                             groups, or other features.

                             LANDOWNER  - The legal or benef icial 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), or a lessee if he is authorized
                             under the lease -to exercise the rights of the
                             landowner.

                             LOT - Any parcel, tract or area of land es-
                             tablished by plat, subdivision, or as other-
                             wise permitted by law; defined in the plan or
                             deed of record by property lines, metes and
                             bounds; intended as a unit for development,
                             improvement, use or transfer of ownership.

                             LOT AREA - The total area within the lot lines
                             of a lot.

                             LOT, CORNER - A lot abutting upon two or more
                             streets at their intersection.

                             LOT, REVERSE FRONTAGE - A lot extending be-
                             tween, and having frontage on two generally
                             parallel streets with vehicular access from
                             one or both streets.

                             LOT COVERAGE - That portion of a lot occupied
                             by buildings, and all improved surfaces.

                             LOT LINE - A line of record bounding a lot
                             which divides one lot from another lot or from
                             a public or private street or any other public
                             space.

                                             -46-

                              LOT LINE, FRONT - The lot line which separates
                              a lot from a street right-of-way.

                              LOT LINE, REAR - The lot line opposite and
                              most distant from the front line; or in the
                              case of irregularly shaped lots, a line
                              entirely within the lot, parallel to and at a
                              maximum distance from the front lot line.

                              LOT LINE, SIDE - Any lot line other than a
                              front or rear lot line.

                              LOT WIDTH - The horizontal distance between
                              the side lot lines at the building line.

                              MONUMENT - A stone or concrete marker used as
                              a permanent reference point such as corners of
                              lots.   Required monuments shall be a minimum
                              of thirty (30) inches in length and four       (4)
                              inches square.

                              ONE HUNDRED YEAR FLOOD - A f lood that, on     the
                              average, is likely to occur once every         one
                              hundred (100) years; a flood that has a        one
                              (1) percent chance of occurring each year,
                              although the flood may occur in any year. The
                              official boundary and elevation of the one
                              hundred year flood has been established by     the
                              Federal Emergency Management Agency.

                              OPEN SPACE - The unimproved, unoccupied area
                              of a lot or tract that is intended for public
                              or private use or enjoyment, included are
                              areas set aside or used for buildings,
                              parking, loading, or streets.

                              OPEN SPACE, COMMON - Open space which is
                              publicly owned, or set aside, dedicated,
                              designated, or reserved for the use or
                              enjoyment of the public or local residents
                              adjoining such neighboring open space.

                              PARCEL - A lot or tract of land.

                              PARKING AREA - Any public or private land area
                              designed and used for parking or storage of
                              motor vehicles, including parking lots, gara-
                              ges, private driveways, and legally designated
                              areas of public streets.

                              PARKING SPACE - An outdoor or garage paved
                              area used for the parking and/or storage of
                              one (1) motor vehicle, which shall measure at
                              least nine (9) feet by twenty (20) feet, one

                                               -47-

                              hundred eighty (180) square feet and to which
                              there is access from a street, alley, or
                              driveway.

                              PLAN, SKETCH - An informal plan indicating
                              salient existing features of a tract and its
                              surroundings and the general layout of a pro-
                              posed subdivision or land development to be
                              used as a basis for discussion and con-
                              sideration by the Township.

                              PLAN, PRELIMINARY - A tentative plan, showing
                              approximate proposed street and lot layout in
                              lesser detail than a final plan required as a
                              basis for consideration of the Township prior
                              to preparation of a final plan, prepared by a
                              Qualified Professional Surveyor, Architect,
                              Engineer, or Landscape Architect.

                              PLAN, FINAL - A complete and exact plan,
                              including all supplemental required data, pre-
                              pared for official recording.    The final plan
                              shall be prepared by a professional land sur-
                              veyorf  engineer,    architect,   or    landscape
                              architect.   The metes and bounds for the out-
                              bounds survey of the site must be certified by
                              a professional land surveyor registered in the
                              Commonwealth of Pennsylvania.

                              PLANTED VISUAL SCREEN - A strip of evergreen
                              plantings adjacent to the boundary of a pro-
                              perty which shall be of sufficient height and
                              density to constitute an effective visual
                              screen giving visual protection to abutting
                              properties. Such screens shall be permanently
                              maintained and are further regulated in the
                              Township Zoning Ordinance.

                              RIGHT-OF-WAY - A strip of land acquired by
                              reservation, dedication, prescription, or con-
                              demnation occupied or intended to be occupied
                              by a street, road, crosswalk, railroad,
                              electric transmission line, oil or gas pipe-
                              line, water line, sanitary storm sewer or
                              other similar uses.

                                              RIGHT - OF - WA'T
                                            @*- CARTWAY

                                             -48-

                              STREET     A right-of-way which serves as a
                              means of vehicular and pedestrian access to
                              abutting lots, including a paved area or cart-
                              way; and used to provide space for installa-
                              tion of improvements such as sewers, other
                              utilities, sidewalks and street trees.

                              STREET LINE - A line coterminous with the
                              legal right-of-way line of a street.

                              STREET, LOCAL - A street designed to provide
                              vehicular access to abutting property and to
                              discourage through traffic.

                              STREET, ARTERIAL - Streets which carry, or are
                              designed and intended to carry large volumes
                              of traf f ic at high speeds and which are used
                              primarily to connect communities.

                              STREET, COLLECTOR - Streets which carry traf-
                              fic from local street to arterial streets or
                              to major facilities or developments.

                              STREET, HALF - A street, generally parallel
                              and adjacent to a property line, having a
                              lesser   right-of-way    width    than    normally
                              required for satisfactory improvement and use
                              of the street.

                              STREET, MARGINAL ACCESS - A minor street-F
                              parallel   and   adjacent    to   major   traf f ic
                              streets, providing access to abutting proper-
                              ties, and control of the intersection with the
                              major traffic street.

                                              M AJ 0 P, STPeLrl'

                                           MA96MAL Wl=-4

                              STRUCTURE    A combination of materials used to
                              form a construction for use or occupancy,
                              whether installed on, above or below the sur-
                              face of land or water.

                              SUBDIVISION - The division or redivision of a
                              lot, tract, or parcel or land by any means
                              into two (2) or more lots, tracts, parcels, or
                              other divisions of land including changes in

                                              -49-

                             existing lot lines for the purpose, whether
                             immediate or future, of lease, transfer or
                             ownership, or building or lot development.

                             SUBDIVISION, MAJOR - A subdivision resulting
                             in the creation of five (5) lots or more, any
                             non-residential   subdivision   involving    the
                             extension   of   municipal    facilities,    the
                             creation of a street, or the extension of an
                             existing street; land developments shall also
                             be considered major subdivisions.

                             SUBDIVISION, MINOR - A subdivision resulting
                             in the creation of four (4) lots or less and
                             which does not involve the construction or
                             extension of any streets or municipal facili-
                             ties.

                             TRACT - A parcel of land, a lot, area, or
                             property having the potential to be sub-
                             divided.

                             TOWNSHIP - The Township of Tinicum, Delaware
                             County, Commonwealth of Pennsylvania.

                             WATERCOURSE - A permanent or intermittant
                             stream, river, brook, creek, channel, or ditch
                             carrying water, whether natural or man made.

                             WETLANDS - Those areas that are inundated or
                             saturated by surface or groundwater at a fre-
                             quency and duration sufficient to support, and
                             under normal circumstances do support, a prev-
                             alence of vegetation adapted for life in
                             saturated soil conditions.

                             ZONING ORDINANCE - The Tinicum Township Zoning
                             Ordinance, Chapter 61 of the Code of the
                             Township of Tinicum as amended.

                                             -so-

                                           APPENDIX A

               A. RATIONAL FORMULA

                    1)   The rational formula used in calculating runoff is
                         Q=CIA.    In this equation, Q is the peak runoff in
                         cubic feet per second, C is a runoff coefficient
                         which depends on the nature of the land cover, I is
                         the intensity of rainfall in inches per hour for a
                         duration equal to the time of concentration for the
                         drainage area involved and A is a watershed area in
                         acres.     The time of concentration is the time
                         required   for runoff from the upper reaches of the
                         watershed to reach the point for which runoff rates
                         are being calculated.

               B.   VALUES OF COEFFICIENT "C"

                    1)   Runoff coefficients used in the rational formula
                         shall be based on the guidelines in the following
                         table and acceptable to the municipal engineer.

                        RUNOFF COEFFICIENTS FOR THE RATIONAL METHOD

               Type of Drainage Area                 Coefficient          Source

               Commercial                            0.70 - 0.95              1
                 Downtown (also shopping
                    centers
                 Neighborhood (also mixed
                    residential and commercial)      0.50 - 0.70              1

               Residential
                 Urban
                    Single-Family                    0.30  - 0.50             1
                    Multi-Family                     0.40  - 0.80             1
                 Suburban, Single Family             0.25  - 0.40             1
                 Garden Apartments                   0.50  - 0.70             1
                 Playgrounds                         0.20  - 0.70             1
                 Industrial                          0.20  - 0.90             1
                 Railroad Yards                      0.20  - 0.35             1

               Parks, Cemeteries, Golf
                 Courses                             0.15  - 0.30             2
               Unimproved, with Vegetation           0.10  - 0.30             1

               Pavement
                 Concrete or Bituminous
                    Concrete                         0.75  - 0.95             2
                 Surface Treated Roadway             0.65  - 0.80             2
                 Gravel, earth, other                0.25  - 0.60             2

               Roofs                                 0.75  - 0.95             1

                                                 A-1

                        RUNOFF COEFFICIENTS FOR THE RATIONAL METHOD
                                          (Continued)

               Ty2e of Drainage Area                 Coefficient          Source

               Lawns, Sandy Soil
                  Flat, 2% or less                   0.05 - 0.10              1
                  Average, 2 to 7%                   0.10  - 0.15             1
                  Steep, 7% or more                  0.15  - 0.20             1

               Lawns, Heavy Soil
                  Flat, 2% or less                   0.13  - 0.17             1
                  Average, 2 to 7%                   0.18  - 0.22             1
                  Steep, 7% or more                  0.25  - 0.35             1

               Woods, Heavy Brush
                  Gravel                             0.15  - 0.35             2
                  Sandy Soil                         0.15  - 0.30             2
                  Clay Soil                          0.25  - 0.60             2

               Bare, Cultivated, or Light
               Growth
                  Gravel                             0.20  - 0.40             2
                  Sandy Soil                         0.15  - 0.30             2
                  Clay Soil                          0.35  - 0.75             2

               NOTE:      Lower portions of ranges apply     to flat slopes and
                          open soils; higher portions apply to steeper slopes.
                          and tight or shallow soils.

               SOURCE:    (Applied with some modifications    by G. Edwin Pidock
                          Co.)

                          1 -  Design and Construction of     Sanitary and Storm
                               Sewers - prepared by a Joint Committee of
                               American Society of Civil Engineers and the
                               Water Pollution Control Federation.

                          2 -  Design Manual, Part 2, Chapter 12 Pennsylvania
                               Department of Transportation.

               NOTE:      The Township Engineer may want to require use of a
                          specific method for determining overland flow
                          times.   If so, it should be substituted for this
                          section.

                                                 A-2

                                         APPENDIX B

               A. MANNING'S EQUATION

                   1)   Manning's equation to determine the velocity of
                        flow in open channels and closed drains not under
                        pressure is listed below.    The second equation is
                        used to determine the capacity after the velocity
                        has been determine.

                              V    1.5       3       a             s
                                     n               P

                              Q     va

                        v     velocity in feet per second.
                        n     coefficient of roughness.
                        a     cross-sectional area of flow in square feet.
                        p     wetted perimeter, the length of the line of
                              contact between the water and the bottom and
                              sides of the channel or pipe around the
                              cross-section in feet.
                        s       slope of the channel or pipe in f eet per
                              foot.
                        q     capacity of the channel or  pipe in cubic feet
                              per second.

                   2)   The coefficient of roughness      used shall be as
                        follows unless different coefficients are approved
                        by the Township Engineer.

                        0.015 for concrete pipes and paved channels
                        0.021 for corrugated metal pipes
                        0.035 for earth ditches
                        0.040 for vegetated channels

              B. MAXIMUM STREAM   VELOCITIES IN OPEN CHANNELS

                                                            Maximum Velocity
                                 Material                   Feet per Second

                   Well established grass  on good soil
                        Short pliant bladed grass                  4-5
                        Bunch grass-soil exposed                   2-4
                        Stiff stemmed grass                        2-3

                   Earth withouth vegetation
                        Fine sand or silt                          1-2
                        Ordinary firm loam                         2-3
                        Stiff clay                                 3-5
                        Clay and gravel
                        Course gravel                              4-5
                        Soft shale                                 5-6

                                              B-1

                                                           Maximum Velocity
                                Materdal,                  Feet per Second

                  other
                       Bituminous or cement stablized
                         channels                                   6
                       Paved channels                           10-15

                                            B-2

                                US Department of Commerce
                                NO-,'@A Coastal Services Center Library
                                2234 South Hobson Avenue
                                Char,leston, SC 29405-2413

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