A.
Copies of this chapter shall be available on request,
at cost, for the use of any person who desires information concerning
subdivision standards and procedures in effect. All applicants are
encouraged to meet with the Township Planning Commission to discuss
and review tentative plans and/or the provisions of this chapter.
B.
No plans, except sketch plans, will be considered by the Township
Planning Commission unless the applicant submits the plans to the
Township Secretary on or before 2:00 p.m. of the Tuesday prior to
the regular planning commission meeting one month prior to the regularly
scheduled meeting of the Township Planning Commission at which such
plan will be considered.
[Amended 11-6-2012 by Ord. No. 63]
A.
Whenever a subdivision of land or land development
is desired in Carroll Township, Perry County, Pennsylvania, a plat
of the layout of each subdivision or land development shall be proposed,
filed and processed with the Carroll Township Planning Commission,
Perry County Planning Commission and the Carroll Township Board of
Supervisors in accordance with the requirements of this chapter, as
revised to date.
B.
The applicant (subdivider or developer) shall submit
copies of the plans to the Township Secretary/Treasurer and the Secretary/Treasurer
shall distribute the required number of copies to the agencies concerned
as provided for in this article. If the applicant makes substantial
revisions in their plans after they have been approved in the preliminary
form, such revised plans shall be treated as preliminary plans when
resubmitted. Upon approval of the preliminary plans, the applicant
shall submit final plans to the Township and the Township shall distribute
the required number of copies to the various agencies as provided
in this article. Mobile home park plans shall be reviewed in the same
manner as subdivision and land development plans.
A.
From the time an application for approval of a plat, whether preliminary or final, is duly filed as provided in this chapter, and while such application is pending approval or disapproval, no change or amendment of Chapter 138, Zoning, this chapter or other governing ordinance or plan shall affect the decision on such application adversely to the applicant and the applicant shall be entitled to a decision in accordance with the provisions of the governing ordinances or plans as they stood at the time the application was duly filed. In addition, when a preliminary application has been duly approved, the applicant shall be entitled to final approval in accordance with the terms of the approved preliminary application as hereinafter provided. However, if an application is properly and finally denied, any subsequent application shall be subject to the intervening change in governing regulations. When an application for approval of a plat, whether preliminary or final, has been approved or approved subject to conditions acceptable to the applicant, no subsequent change or amendment in this chapter or other governing ordinance or plan shall be applied to affect adversely the right of the applicant to commence and to complete any aspect of the approved development in accordance with the terms of such approval within five years from such approval. Where final approval is preceded by preliminary approval, the five-year period shall be counted from the date of the preliminary approval. In the case of any doubt as to the terms of a preliminary approval, the terms shall be construed in the light of the provisions of the governing ordinances or plans as they stood at the time when the application for such approval was duly filed. Where the applicant has substantially completed the required improvements as depicted upon the final plat within the aforesaid five-year limit, or any extension thereof as may be granted by the governing body, no change of municipal ordinances or plans enacted subsequent to the date of filing of the preliminary plat shall modify or revoke any aspect of the approved final plat pertaining to density, lot, building, street or utility location. In the case of a preliminary plat calling for the installation of improvements beyond the five-year period, a schedule shall be filed by the applicant with the preliminary plat delineating all proposed sections as well as deadlines within which applications for final plat approval of each section are intended to be filed.
B.
Such schedule shall be updated annually by the applicant on or before the anniversary of the preliminary plat approval, until final plat approval of the final section has been granted and any modification in the aforesaid schedule shall be subject to approval of the governing body in its discretion. Each section in any subdivision or land development, except for the last section, shall contain a minimum of 25% of the total number of dwelling units as depicted on the preliminary plan, unless a lesser percentage is approved by the governing body in its discretion. Provided the landowner has not defaulted with regard to or violated any of the conditions of the preliminary plat approval, including compliance with applicant's aforesaid schedule of submission of final plats for the various sections then the aforesaid protection afforded by substantially completing the improvements depicted upon the final plat within five years shall apply and for any section or sections, beyond the initial section, in which the required improvements have not been substantially completed within said five-year period the aforesaid protection shall apply for an additional term or terms of three years from the date of final plat approval for each section. Failure of landowner to adhere to the aforesaid schedule of submission of final plats for the various sections shall subject any such section to any and all changes in Chapter 138, Zoning, this chapter and other governing ordinances enacted by the municipality subsequent to the date of the initial preliminary plan submission before acting on an application, the Board of Supervisors may hold a public hearing thereon after public notice.
Any subdivision or land development which contain
no more than 10 lots or 10 dwelling units may be reviewed and acted
upon as a final plan without the necessity of prior preliminary plan
approval. Such determination shall be made by the Carroll Township
Planning Commission based upon the following consideration:
A.
The proposed subdivision or land development does
not involve site and related improvements to the extent that a detailed
review by the Township necessitates processing initially as a preliminary
plan.
B.
The proposed subdivision or land development does
not require the review and approval of agencies and/or jurisdictions
other than the Township; where in the opinion of the Township such
review may not be completed within the time period set forth in this
chapter.
C.
The proposed subdivision or land development complies
with the applicable provisions of this chapter.
A.
Prior to the submission of preliminary plans, developers
may, at their option, submit a sketch plan to the Carroll Township
Planning Commission. This will enable the Commission to review the
proposal and to make any suggestions or discuss with the developer
any proposed plans or factors that may affect their subdivision or
development. Submission and review of a sketch plan shall not constitute
official submission of a plan to the Township or official action on
the plan by the Township.
B.
The sketch plan shall consist of the following:
(1)
An approximate key map showing the generalized location
of the tract and adjacent streets.
(2)
North point.
(3)
The property lines of the host parcel and of all lots
previously subdivided or space occupied.
(4)
Generalized lot layout with intended considerations
for sewer, water, roadway, and storm drainage control.
(5)
Generalized location of major topographic features
such as swales, watercourses, rock outcroppings, and related characteristics.
(6)
Generalized indication of the use or uses of the property
in terms of the uses permitted by the Carroll Township Planning Commission.
(7)
The overall sketch plan should be submitted at a scale
no smaller than one inch equals 200 feet.
C.
The Carroll Township Planning Commission discussion
and review of the sketch plan would normally include the following
items:
(1)
Lot layout.
(2)
Proposed street layout to consider compatibility with
existing and future Township road system and if the grades are in
compliance with this chapter.
(3)
Erosion and sediment control requirements.
(4)
Sewage disposal requirements.
(5)
Lands subject to flooding.
(6)
Consideration of the various permits and requirements
of various governmental agencies and sources of information for each.
D.
The overall sketch plan will be used by the Township
and developer to assist in evaluating further subdivision and/or land
development submittals of the applicant. When on the recommendation
of the Planning Commission and action of the Board of Supervisors
it is deemed that further subdivisions or land developments depart
substantially from the concepts presented in the overall sketch plan,
a revised sketch plan should be prepared prior to submittal of any
future plans, by the applicant.
A.
On or before 2:00 p.m. of the Tuesday prior to the regular planning
commission meeting one month prior to the regularly scheduled meeting
of the Township Planning Commission at which such plan will be considered,
the applicant shall submit two copies of the application for review
of preliminary subdivision plan and five copies of the preliminary
plan to the Carroll Township Secretary/Treasurer who shall date and
initial each copy of the preliminary plan on the date received. The
preliminary plan shall be drawn by a registered professional land
surveyor. It shall be the responsibility of the applicant to insure
that the preliminary plan meets all the requirements of this chapter
and that any coordination with public or private utilities or service
agencies is accomplished. All revised plans/applications shall be
submitted not less than nine regular business days prior to a regularly
scheduled meeting of the Carroll Township Planning Commission; the
applicant shall submit two copies of the revised application for review
of preliminary subdivision plan and five copies of the revised preliminary
plan to the Carroll Township Secretary/Treasurer who shall date and
initial each copy of the revised preliminary plan on the date received.
[Amended 3-6-2012 by Ord. No. 59; 11-6-2012 by Ord. No. 63]
B.
Additional
copies of the preliminary plan shall be distributed by the applicant
as follows:
[Amended 10-16-2001 by Ord. No. 44; 3-6-2012 by Ord. No. 59; 5-3-2016 by Ord. No. 74]
(1)
One copy of the application and two copies of the plan to the County
Planning Commission for its review and comment.
(2)
One copy of the plan to the County Conservation District for erosion
and sediment control review. Plans are to be submitted to the District
when any subdivision or land development is proposed.
(3)
One copy of the plan to the Township Engineer, along with supporting
data, all reviews and agency comments.
(4)
One copy to the district office of the Pennsylvania Department of
Transportation (when applicable).
(5)
Six copies to the Carroll Township Planning Commission.
C.
The Perry County Planning Commission, the Pennsylvania
Department of Transportation, the Pennsylvania Department of Environmental
Protection, Township Engineer, and the Perry County Conservation District
shall review the preliminary plat to assist the Carroll Township Planning
Commission with its formal action on the preliminary plat.
D.
At a regular or special Carroll Township Planning
Commission meeting following receipt of reports from agencies listed
above but in no case more than 60 days from the time of preliminary
plat submission to the Commission, the Planning Commission shall:
(1)
Review the applicant's submission.
(2)
Discuss submission with applicant or applicant's agents
(if requested).
(3)
Evaluate the plat and reports.
(4)
Determine whether the preliminary plat meets the objectives
and requirements of this chapter and other ordinances of Carroll Township.
(5)
Either recommend approval, conditionally approve or
disapprove of the preliminary plan. Should the preliminary plan be
conditionally approved, said conditional approval shall be acceptable
to the applicant.
(6)
Submit the report to the Board of Supervisors. When
the Township Planning Commission recommends disapproval in terms as
filed, the decision shall specify the defects found in the application
and describe the requirements which have not been met and shall, in
each case, cite the provisions of the chapter relied upon.
E.
Following receipt of the Township Planning Commission's
report and within 90 days calculated in accordance with the Pennsylvania
Municipalities Planning Code, as amended, unless said 90 days is extended
in writing by agreement of the applicant, following submission of
the completed preliminary plan, the Carroll Township Board of Supervisors
shall:
(1)
Evaluate the applicant's submission, presentation
and report from the Township Planning Commission.
(2)
Determine whether the preliminary plat meets the objectives
and requirements of this chapter and other ordinances of the Township.
(3)
Either approve, conditionally approve, or disapprove
the preliminary plat.
(4)
The applicant shall, within 15 days from the date
of the receipt of the notice of the conditional approval, accept or
reject the conditions imposed on the preliminary plan. Should the
applicant not communicate acceptance of the conditions, in writing,
within 15 days of the receipt of the conditional approval, the plan
shall be deemed to be rejected.
(5)
Inform the applicant of the Supervisors' action on
the preliminary plan in writing at the last address appearing on the
application not later than 15 days following the decision. When the
application is not approved in terms as filed, the decision shall
specify the defects found in the application and describe the requirements
which have not been met and shall, in each case, cite the provisions
of the chapter relied upon.
F.
Approval of the preliminary plat shall constitute
conditional approval of the subdivision or land development as to
its character and intensity, but shall not constitute approval of
the final plat or authorize the sale of lots or construction of buildings.
G.
Before acting on any preliminary plat, the Carroll
Township Board of Supervisors may hold a public hearing thereon after
public notice, if such meeting is deemed in the best interest of the
Township by the Supervisors.
A.
B.
The preliminary plat shall show the details as follows:
(1)
The designation "preliminary plat" or "preliminary
plan."
(2)
Proposed subdivision or development name and municipality
or municipalities in which project is located.
(3)
Name, address and phone number of registered professional
surveyor and registered professional engineer (if applicable) responsible
for preparation of the subdivision and/or land development plan and
the engineering plans.
(4)
Name, address and phone number of record owner; name,
address and phone number of developer if different from owner.
(5)
North point, graphic scale, written scale and date,
including the month, day and year that the original drawing was completed,
and the month, day and year that the original drawing was revised
for each revision, if any.
(6)
A location map, for the purpose of locating the property
being subdivided, showing the relationship of adjoining property to
all streets, roads and municipal boundaries. The location map shall
be oriented identical to the plan and be prepared at a scale not less
than one inch equals 2,000 feet.
(7)
Boundaries of the property from which the lot or lots
are being subdivided, scale one inch equals 400 feet, including bearings
and distances of the property taken from the property deed including
the primary control point and areas. Show all lots from prior development
of the property along with the current lots being subdivided and lot
numbers.
(8)
Reference to recorded subdivision plats within 1,000
feet of proposed subdivision with record name, date and number of
lots of each subdivision.
(9)
Names of all abutting property owners and respective
deed references.
(10)
Topographical and cultural features to include the following [Subsections B(10)(d) to (j) may be prepared as an overlay-reproduced as a transparency for preliminary plan]:
(a)
Existing buildings or other structures and cultural
features including utilities, existing sewer lines, or sewage systems
water lines, fire hydrants, utility transmission lines, culverts,
bridges, railroads, or other man-made features within the proposed
subdivision tract and within 200 feet of the boundaries of the proposed
subdivision tract.
(b)
Existing accesses, rights-of-way, and driveways,
existing streets, including streets of record (recorded but not constructed),
on or adjoining the tract, including names, right-of-way widths, pavement
widths and approximate grades.
(c)
Location, width, and purpose of existing easements
and utility rights-of-way within 200 feet of the proposed subdivision
tract.
(d)
Location of all percs and probes listing bearings
and distances to the nearest lot corner. Indication of all probes
that are unsuitable by using a shaded triangle symbol and indication
of acceptable probes with an open triangle symbol.
(e)
Watercourses and drainage features (streams,
lakes, ponds, springs, etc.).
(f)
Soil types pursuant to "Soil Survey of Cumberland
and Perry Counties, Pennsylvania," as revised to date. Bedrock outcrops,
bouldery dystrochrepts, alluvial soils and high water table soils
shall be highlighted.
(g)
Wetlands, identified and delineated pursuant
to Chapter 105 "Water Obstruction and Encroachment," Pennsylvania
Department of Environmental Protection (25 PA Code), and all unique
natural features or areas.
(h)
Forested, wooded areas, and isolated tree masses.
(i)
Slope areas between 15% and 25% and greater
than 25% shall be identified.
(j)
Location of all cut and fill slope limits. Notation
of cuts and fills in excess of six feet.
(11)
Existing contours of the proposed project at
vertical intervals of five feet, or less as required by the Carroll
Township Planning Commission and Board of Supervisors. The undeveloped
portion may be contoured at ten-foot intervals if approved by the
Township Planning Commission and Board of Supervisors.
(12)
Existing and proposed contours of the site at
vertical intervals of five feet in those areas where construction
is proposed. Contour lines at vertical intervals of not more than
two feet for drainage and erosion control plans.
(13)
Purpose for which sites other than residential
lots are dedicated or reserved.
(14)
Land subject to flooding.
(a)
Land subject to flooding and deemed to be topographically
unsuitable shall not be platted for residential occupancy, nor for
such other uses as may cause danger to health, life or property or
aggravate erosion or flood hazard. Such land within the subdivision
shall be set aside on the plat for such uses as shall not be endangered
by periodic or occasional flooding.
(b)
Adequate building site. To insure that residents
will have sufficient flood free land upon which to build a house,
the Planning Commission shall require elevations and flood profiles.
Each lot shall contain a building site which shall be completely free
of the danger of flood waters on the basis of available information.
(For additional information see the Carroll Township Flood Insurance
maps.)
(c)
Street elevation. The Carroll Township Planning
Commission shall not recommend approval of the streets subject to
inundation or flooding. All streets must be located two feet above
the one-hundred-year-flood elevation to prevent isolation of areas
by flooding.
(15)
The layouts, names and widths of right-of-way,
cartway and paving of proposed streets, alleys and easements; whether
the streets are intended to be dedicated to the Township or retained
as private streets.
(16)
The layout of lots showing approximate dimensions,
lot numbers and approximate area of each lot. The purpose for the
sites other than buildable lots which is intended to be dedicated
or reserved.
(17)
Parcels of land intended to be dedicated or
reserved for schools, parks, playgrounds, parking areas, common open
space, either public, semipublic or community purposes.
(18)
Zoning district/data, including any changes
in the existing zoning to be requested by the subdivider and the zoning
district or districts which the proposed subdivision is located.
(19)
Certification by registered professional survey
and registered professional engineer (if applicable) responsible for
preparation of the subdivision and engineering plans. All plats, plans,
surveys and engineering shall be prepared in accordance with the Act
of May 1945 (P.L. 913, No. 367), known as the "Engineer, Land Surveyor
and Geologist Registration Law," as revised to date.
[Amended 12-2-2003 by Ord. No. 51]
(20)
The layout or arrangement of a subdivision or land development shall conform to the Comprehensive Plan, Chapter 138, Zoning, and/or any regulations or maps adopted thereto.
(21)
Suggested street names.
(22)
Building setback lines on all lots and other
sites.
(23)
Lot lines with approximate dimensions.
(24)
A statement of the intended use of all nonresidential
lots and parcels.
(25)
In the case of subdivision or land development
plans to be developed in phases, stages or sections, over a period
of time, a map delineating each stage or section of the proposed subdivision
or land development consecutively numbered so as to illustrate phasing
of development and a schedule indicating the approximate time for
which application for final approval of each stage, phase, or section.
C.
The preliminary plat shall be accompanied by the following
data and plans:
(1)
Whenever any improvements are proposed in connection
with a subdivision or land development, it shall be the responsibility
of the applicant to provide adequate engineering and related designs,
construction specifications, and ownership and maintenance responsibilities
in accordance with the standards and requirements set forth in this
chapter.
(a)
All plans shall be at a scale of one inch equals
50 feet or larger.
(b)
A profile of each proposed street, including
grades, and street cross-sections.
(c)
Location plans of proposed sewage system, storm
drainage facilities and of any proposed water distribution system
including approximate pipe sizes.
(2)
Preliminary stormwater management and erosion and
sediment control plans and supporting computations in accordance with
design standards of this chapter.
(a)
Location and type of all temporary and permanent
stormwater runoff and erosion and sedimentation control measures,
including grassed waterways, diversions, debris and sediment, basins
or ponds, structures for water control, open drains and tile, proposed
dates when such measures shall be in effect, and all proposed storm
drainage facilities, together with details of storage basins or infiltration
facilities, summaries of capacities and flows, and calculations to
support adequacy of facilities. List of maintenance requirements to
ensure long term, continued functioning of permanent erosion and sediment
pollution control/stormwater management facilities.
(b)
Notations indicating all trees or portion of
tree masses proposed to be cleared as part of the proposed subdivision
or development plan, together with reasons for such clearing; all
proposed alterations of the natural grade, whether by cut or by fill,
together with reasons for such alteration; and compliance with all
applicable erosion and sedimentation control.
(3)
A plan for the proposed sewage treatment and water
supply facilities. The Official Carroll Township Sewerage Plan shall
be followed with respect to installation of public sewers, if applicable.
(4)
A completed Department of Environmental Protection
sewage "Plan Revision Module" for submission to DEP by the municipality
in compliance with the planning and testing requirements of the Pennsylvania
Sewage Facilities Act (Chapter 73 and Chapter 71 of Title 25 of the
Pennsylvania Code).[1] The "Plan Revision Module" shall be completed by the developer
at their expense.
[1]
Editor's Note: See 35 P.S. § 750.1
et seq.
(5)
Preliminary designs of any bridges or culverts which
may be required. Such designs shall meet all applicable requirements
of the Pennsylvania Department of Environmental Protection, Division
of Dams and Encroachments and/or the Pennsylvania Department of Transportation.
(6)
Soils engineering and geophysical hydrologic reports
as may be required.
(7)
Traffic impact study.
[Amended 10-16-2001 by Ord. No. 44; 3-6-2012 by Ord. No. 59]
(b)
The Board of Supervisors may waive or modify, in whole or in part, the requirement for a traffic impact study or any of the requirements and standards set forth in § 120-17C(7). In considering any waiver or modification, the Board of Supervisors may consider, in its discretion, but is not limited to considering, such factors as:
(c)
Request for a waiver or modification shall include Subsection
C(7)(d)[4][a][i] through [vi] and justifications for the request.
(d)
A full traffic impact report shall include the following:
[1]
Definition of influence area.
[a]
An influence area must be defined which connects
the development to, and coordinates with, arterial streets. A market
study can be used to establish the limits of an influence area, if
available. If no market study is available, an influence area shall
be estimated based on a reasonable documented estimate. The influence
area can also be based on a reasonable maximum convenient travel time
to the site or delineating area boundaries based on locations of competing
developments.
[b]
Other methods, such as using trip data from an
existing development with similar characteristics, or using an existing
origin-destination survey of trips within the area, can be used in
place of the influence area to delineate the boundaries of the impact.
The method used to determine the influence area shall be determined
by the Township.
[2]
Area of traffic impact report. The traffic impact study area
shall be based on the characteristics of the influence area. The intersections
and roadway segments to be included in the study shall be adjacent
to the site or impacted by vehicular traffic generated by the development
of the site. The intersections and roadway segments shall be determined
by the Township and Township Engineer. In the absence of an agreement,
the applicant may be required to analyze additional intersections
and/or roadway segments within the study area.
[3]
Preparation by Transportation Engineer required. When it has
been determined that a traffic impact study is required for a proposed
site development, it shall be the responsibility of the developer
to ensure the study is conducted and submitted in accordance with
these regulations. The traffic impact study and final report shall
be prepared under the supervision of a registered professional engineer
who possesses a license issued by the Pennsylvania State Registration
Board for Professional Engineers. The final traffic impact study must
have the seal of the supervising engineer on it when submitted.
[4]
Documentation required. A traffic impact study shall be prepared
to document the purpose, procedures, findings, conclusions, and recommendations
of the report.
[a]
The documentation for a traffic impact study shall
include, at a minimum:
[i]
Executive summary.
[ii]
Report purpose and objectives. Description of
the site and study area.
[iii]
Existing conditions in the area of the development.
[iv]
Recorded or approved nearby development within
the traffic impact study area.
[v]
Trip generation, trip distribution and modal split.
[vi]
Projected future traffic volumes (build and no-build).
[vii]
A description of the change in roadway operating
conditions resulting from the development traffic.
[viii]
Recommendations for site access and transportation
improvements needed to maintain traffic flow to, from within, and
past the site at an acceptable and safe level of service.
[ix]
Supplemental studies (i.e., gap, queue, left-turn,
etc.).
[x]
Improvements to be implemented by the applicant.
[xi]
Appendix: Include data collection summaries, detailed
capacity analysis worksheets, etc.
[xii]
Signed and sealed by professional engineer.
[b]
The analysis shall be presented in a straightforward
and logical sequence. It shall lead the reader step-by-step through
the various stages of the process and resulting conclusions and recommendations.
[c]
Recommended improvements to the study area network
to include preliminary cost estimates, proposed implementation schedule
and expected levels of service for the recommended network. Any off-site
improvements which are to be constructed shall be noted.
[d]
The recommendations shall specify the time period
within which the improvements shall be made (particularly if the improvements
are associated with various phases of the development construction),
and any monitoring of operating conditions and improvements that may
be required. Monitoring of constructed improvements shall be in accordance
with PennDOT regulations. All monitoring shall be performed by the
developer and coordinated with the Township.
[e]
Data shall be presented in tables, graphs, maps,
and diagrams.
[f]
The executive summary shall be provided at the
beginning of the traffic impact study and include one or two pages
that concisely summarize the purpose, conclusions, and recommendations.
[g]
The traffic impact study shall analyze and recommend
programs to reduce vehicular trips. Also, support for, and programs
to encourage use of, alternate modes of transportation, including
carpooling, transit walking, and cycling, shall be considered in the
study. The site design shall be shown to maximize potential public
transportation usage to and from the development, such as providing
adequate turning radii at access points to allow a bus to enter the
development. Bus signs and shelters shall be designated where appropriate
as determined by the Township.
[5]
Data collection. Existing twenty-four-hour and peak-hour traffic
volume data, including weekdays, Saturdays and Sundays, for all streets
which provide direct access to the proposed development and for arterial
streets and collector streets which will serve the proposed development,
as well as any major intersection within the traffic impact area.
A major intersection shall be any intersection involving at least
one major collector street or minor collector street as designated
by the Township.
[6]
Horizon year. The traffic forecasts shall be prepared for the
anticipated opening year of the development, assuming full buildout
and occupancy. This year shall be referred to as the "horizon year"
in the remainder of this Ordinance No. 59. If access is proposed onto
a state highway, an analysis shall be conducted at a period of 10
years beyond the opening date.
[7]
Nonsite traffic estimates. Estimates of nonsite traffic shall
be made and will consist of traffic generated by all other developments
within the traffic impact study area for which preliminary or final
plans have been approved. Nonsite traffic may be estimated using historic
trends for the roadway or the current edition of Pennsylvania Traffic
Data.
[8]
Trip generation rates required. The traffic impact study shall
include a table showing the categories and quantities of land uses,
with the corresponding trip generation rates or equations (with justification
for selection of one or the other), and resulting number of adjacent
street peak trips (a.m. and p.m.), generated peak-hour trips, and
total daily trips. The trip generation rates used must be either from
the latest edition of Trip Generation by ITE or from a local study
of corresponding land uses and quantities. All sources must be referenced
in the study. The reasoning and data used in developing a trip generation
rate for special/unusual generators must be justified and explained
in the study and approved by the Township.
[9]
Consideration of pass-by trips. If a reduction in the site-generated
traffic volumes is a consideration for the land use in question, studies
and interviews at similar land uses in similar areas must be conducted
or referenced justifying the pass-by reduction to be applied.
[10]
Rate sums. Any significant difference between
the sums of single-use rates and proposed mixed-use estimates must
be justified in the report. If a reduction in the overall trip generation
of a mixed-use development was proposed due to internalization, documentation
shall be provided.
[11]
Estimates of trip distribution required.
[b]
Whichever method is used, trip distribution must
be estimated and analyzed for the horizon year. A multiuse development
may require more than one distribution and coinciding assignment for
each phase (for example, residential and retail phases on the same
site). Consideration must also be given to whether site-generated
inbound and outbound trips will have similar distributions.
[12]
Trip assignments.
[a]
Assigns must be made considering logical routing,
available roadway capacities, left turns and intersections, and projected
(and perceived) minimum travel times. In addition, multiple paths
shall often be assigned between origins and destinations to achieve
realistic estimates, rather than assigning all of the trips to the
route with the shortest travel time. The assignments must be carried
through the external site access points and in large projects (those
producing 200 or more additional peak direction trips to or from the
site during the development's peak hour) through the internal
roadways. When the site has more than one access driveway, logical
routing and possibly multiple paths shall be used to obtain realistic
driveway volumes. The assignment shall reflect conditions at the time
of the analysis. Assignments can be accomplished either manually or
with applicable computer models.
[b]
If a thorough analysis is required to account for
pass-by trips, the following procedure shall be used:
[13]
Total traffic impacts.
[a]
Traffic estimates for any site with current traffic
activity must reflect not only new traffic associated with the site's
redevelopment but also the trips subtracted from the traffic stream
because of the removal of a land use. The traffic impact report shall
clearly depict the total traffic estimate and its components.
[b]
Evaluations shall include warrants for pavement
widenings, turn lane(s) and signalization, where applicable. Procedures
and final study requirements shall adhere to PennDOT Publication 282,
as amended.
[c]
Analysis for safety and capacity sufficiency.
[i]
The study area roadway network is to be analyzed
for safety and capacity sufficiency for three separate conditions:
1) existing network conditions, 2) future network conditions without
the proposed development, and 3) future network conditions with the
proposed development. For each of the three conditions, the following
analyses shall be completed:
[A]
Mainline ADT volumes and turning movement volumes
for all intersections within the report area will be determined for
the a.m. peak hour, if other than either the a.m. or p.m. peak hour
of the network.
[B]
The effectiveness of the traffic signal control
at all intersections will be evaluated by approach in terms of vehicle
stops and delays.
[C]
Gap studies will be conducted in accordance with
standards established by the ITE at the proposed site access points
to evaluate the need for signal control, turn prohibitions or additional
site access points to reduce the left-turn volume from the site driveways
if unsatisfactory levels of service are achieved.
[D]
Queue length studies will be completed in accordance
with standards established by the ITE to evaluate the potential for
a backup of traffic from controlled intersections which could impact
other intersections, including access points to the proposed development.
[ii]
The analysis of the existing roadway and intersection
conditions in the study area will be based upon the current geometric
conditions and traffic control operations. This analysis will serve
as a basis for determining the current adequacy of the roadway network
and to document any deficiencies.
[iii]
The analysis of the future conditions without
the proposed development will document the adequacy of the study area
network to accommodate traffic in the horizon year(s) without the
proposed development.
[iv]
The analysis of the future conditions with the
proposed development will document the adequacy of the study area
network to accommodate traffic in the horizon year(s) with the proposed
development.
[14]
Required levels of service. The recommendations
of the traffic impact study shall provide safe and efficient movement
of traffic to and from, and within and past, the proposed development,
while minimizing the impact to nonsite trips. The current levels of
service must be maintained if they are C or D, they shall not deteriorate
to worse than C if they are currently A or B and shall not be improved
to a D if they are E or F. In addition, there shall be no increase
in delay if an unsatisfactory level of service cannot be improved.
[15]
Capacity analysis.
[a]
Capacity analysis must be performed at each off-site
street intersection and project site access intersection locations
(signalized and unsignalized) within the study area. In addition,
analyses must be completed for roadway segments affected by the proposed
site traffic within the study area. These may include such segments
as weaving, sections, ramps, internal site roadways, parking facility
access points, and reservoirs for vehicles queuing off site and on
site. Other locations may be deemed appropriate depending on the situation.
[b]
The recommended level of service shall be computed
in accordance with the Highway Capacity Manual, Special Report 209,
as amended, published by the Transportation Research Board, or any
subsequent revision of such manual. The most current version of the
Highway Capacity Software shall be used.
[c]
The operational analyses in the Highway Capacity
Manual shall be used for analyzing existing conditions, traffic impacts,
access requirements, or other future conditions for which traffic,
geometric and control parameters can be established.
[d]
In developing the proposed improvements, the study
preparer is to consider the following:
[i]
All highway capacity evaluations shall consider
not only the overall intersection level of service and delay, but
also evaluate each approach or lane group and movement to identify
any substandard values which need to be improved.
[ii]
For locations where the level of service of the
horizon year without proposed development is F, the improvements shall
provide an estimated delay which will be no worse than the delay for
the horizon year without the proposed development.
[iii]
Where new intersections are being established
to serve as access to the proposed development, these intersections
must be designed to at least operate at Level of Service C or better.
[iv]
For access points to the proposed development
which are not proposed to be controlled by traffic signal, an analysis
will be completed to determine the design details for a separate left-turn
lane on the adjoining highway.
[v]
For access points to the proposed development where
traffic signal control is being proposed, a traffic signal warrant
analysis shall be performed in accordance with the requirements of
PennDOT's Publication 201, Engineering and Traffic Studies, and
PennDOT's Publication 149, Traffic Signal Design Handbook. If
the analysis warrants turning lanes, the type of signal phasing required
shall be determined.
(8)
Where 100 or more lots or dwelling units are proposed
in a subdivision or land development, evidence in writing from the
applicable school district that the district has reviewed and commented
on the proposed development. The school district shall be given 30
days to respond after being notified by certified mail.
(9)
Where wetlands are identified within the proposed
subdivision or land development a letter shall be provided from the
Pennsylvania Natural Diversity Inventory Office stating:
(a)
The presence or absence of critical or important
wildlife habitat.
(b)
The adequacy of measures proposed to protect
threatened plants, animals, or their habitat.
(c)
A description of proposed design, construction,
or use descriptions that would further protect threatened species
and existing wetlands.
(10)
Such other certificates, affidavits, endorsements,
or dedication as may be required by the Carroll Township Planning
Commission and/or the Carroll Township Board of Supervisors in the
enforcement of those regulations or to assure the health and safety
of the citizens of Carroll Township.
A.
On or before 2:00 p.m. of the Tuesday prior to the regular planning
commission meeting one month prior to the month of a regularly scheduled
meeting of the Township Planning Commission at which such plan will
be considered, the applicant shall submit one copy of the application
for review of the final subdivision plan and five copies of the final
plan to the Carroll Township Secretary/Treasurer who shall initial
and date them when received. The final plan shall be drawn by a registered
professional surveyor. Submission of the final plan shall take place
within 12 months, except by written request, but no later than five
years after the approval of the preliminary plan by the Carroll Township
Supervisors. If the applicant does not submit the final plan during
that time, the approved preliminary plan becomes null and void; however,
the applicant may, due to extenuating circumstances, apply for a time
extension from the Carroll Township Supervisors upon recommendation
of the Carroll Township Planning Commission. Duration of said time
extension is one year in length from the date of the approved extension
up to the maximum five-year limit. Upon request of the Carroll Township
Planning Commission, the applicant may submit the final plan in phases,
each of which cover a portion of the entire proposed subdivision as
approved in the preliminary application and plan. All revised plans/applications
shall be submitted not less than nine regular business days prior
to a regularly scheduled meeting of the Carroll Township Planning
Commission, the applicant shall submit two copies of the revised application
for review of final subdivision plan and five copies of the revised
final plan to the Carroll Township Secretary/Treasurer, who shall
date and initial each copy of the revised final plan on the date received.
[Amended 3-6-2012 by Ord. No. 59; 11-6-2012 by Ord. No. 63]
B.
Additional copies of the final plan shall be distributed
by the applicant as follows:
[Amended 10-16-2001 by Ord. No. 44; 3-6-2012 by Ord. No. 59; 5-3-2016 by Ord. No. 74]
(1)
One copy of the application and two copies of the plan to the County
Planning Commission for its review and comment.
(2)
One copy of the plan to the County Conservation District for erosion
and sediment control review. Plans are to be submitted to the District
when any subdivision or land development is proposed.
(3)
One copy of the plan to the Township Engineer.
(4)
One copy to the district office of the Pennsylvania Department of
Transportation for review and mapping of dedicated streets (when applicable).
(5)
Six copies to the Carroll Township Planning Commission.
C.
The Perry County Planning Commission, the Pennsylvania
Department of Transportation, the Pennsylvania Department of Environmental
Protection, Township Engineer, and the Perry County Conservation District
shall review the final plat to assist the Carroll Township Planning
Commission with its formal action on the final plat.
D.
At a regular or special Carroll Township Planning
Commission meeting following receipt of reports from agencies listed
above, but in no case more than 60 days from the time of final plat
submission, the Carroll Township Planning Commission shall:
(1)
Review the applicant's submission.
(2)
Discuss submission with the applicant or applicant's
agent (if required).
(3)
Evaluate the plat and reports.
(4)
Determine whether the final plat meets the objectives
and requirements of this chapter and other ordinances of Carroll Township.
(5)
Either recommend approval, conditional approval or
disapproval of the final plan. Should the final plan be conditionally
approved, said conditional approval shall be acceptable to the applicant.
(6)
Submit their report to the Carroll Township Board
of Supervisors. When the Carroll Township Planning Commission recommends
disapproval in terms as filed, the decision shall specify the defects
found in the application and describe the requirements which have
not been met and shall, in each case, cite the provisions of the ordinance
relied upon.
E.
Following receipt of the Township Planning Commission’s
report and within 90 days following the date of the regular meeting
of the Planning Commission next following the date the application
is filed, provided that should the said next regular meeting occur
more than 30 days following the filing of the application, the said
ninety-day period shall be measured from the 30th day following the
day the application has been filed, unless said 90 days is extended
in writing by agreement of the applicant, following submission of
the completed final plan to the Commission, the Carroll Township Board
of Supervisors shall:
[Amended 6-20-2000 by Ord. No. 42; 3-6-2012 by Ord. No. 59]
(1)
Evaluate
the applicant’s submission, presentation and report from the
Carroll Township Planning Commission.
(2)
Determine
whether the final plan meets the objectives and requirements of this
chapter and other ordinances of Carroll Township.
(3)
Either
approve, conditionally approve, or disapprove the final plan.
(4)
The
applicant shall, within 15 days from the date of the receipt of the
notice of the conditional approval, accept or reject the conditions
imposed on the final plan. Should the applicant not communicate acceptance
of the conditions, in writing, within 15 days of the receipt of the
conditional approval, the plan shall be deemed to be rejected.
(5)
Inform
the applicant of the Supervisors' action on the final plan in writing
at the last address appearing on the application not later than 15
days following the decision. When the application is not approved
in terms as filed, the decision shall specify the defects found in
the application and describe the requirements which have not been
met and shall, in each case, cite the provisions of the chapter relied
upon.
F.
Before approval of the final plat, the Carroll Township Board of Supervisors shall be assured by the means of a proper completion guarantee in the form of a bond, the deposit funds or securities in an escrow, an irrevocable letter of credit, or the building of all improvements. The guarantee shall be of a sufficient amount to cover the cost of the required improvements, as submitted to the Township by the applicant, and approved by the Carroll Township Engineer. The estimates and/or bids shall be to the satisfaction of the Carroll Township Board of Supervisors that all improvements required by the plan will be installed by the applicant in strict accordance with the standards and specifications of Carroll Township, and this chapter, and within a specified time after approval of this final plan. These said securities shall be made to and deposited with the Carroll Township Board of Supervisors. (See § 120-35 for the exact procedure for the posting of securities.)
[Amended 6-20-2000 by Ord. No. 42]
G.
When, the developer has completed all of the required
improvements, the developer shall notify the Carroll Township Board
of Supervisors, in writing by certified or registered mail, of the
completion of the aforesaid improvements and shall send a copy thereof
to the Carroll Township Engineer.
(1)
The Carroll Township Board of Supervisors shall, within
10 days after receipt of such notice, direct and authorize the Carroll
Township Engineer to inspect all of the required improvements.
(2)
The Carroll Township Engineer shall, thereupon, file
a report, in writing with the Carroll Township Board of Supervisors,
and shall promptly mail a copy of the same to the developer by certified
or registered mail. The report shall be made and mailed within 30
days after receipt by the Carroll Township Engineer of the authorization
for inspection by the Carroll Township Board of Supervisors.
(3)
The report shall be detailed and shall recommend approval
or rejection of the improvements, either in whole or in part. If these
improvements, or any portion thereof, are not approved by the Carroll
Township Engineer, the report shall contain a statement of reasons
for disapproval.
(4)
The Carroll Township Board of Supervisors shall notify
the applicant in writing, by either certified or registered mail of
the action taken by the Board with relation to the engineering report.
(5)
If the Carroll Township Board of Supervisors or the
Carroll Township Engineer fails to comply with the time limitation
provisions contained herein, all improvements will be deemed to have
been approved and the developer shall be released of all liability,
pursuant to its performance guaranty bond.
(6)
If any portion of the said improvement shall not be
approved or shall be rejected by the Carroll Township Board of Supervisors,
the developer shall proceed to complete the same, and upon completion
the same procedure of notification as listed above shall be followed.
A.
Plan sheets.
[Amended 3-6-2012 by Ord. No. 59]
(1)
The final plan shall be drawn on reproducible linen,
or other reproducible material of equal quality, 18 inches by 24 inches
or 24 inches by 36 inches, at a scale as follows:
(2)
Where more than two sheets are required, an overall
key sheet shall be provided. A set of plans shall consist of uniformly
sized drawings.
B.
The final plat shall show the details as follows:
(1)
The designation "final plat" or "final plan."
(2)
Subdivision or development name and municipality or
municipalities in which located.
(3)
Name, address and phone number of registered professional
surveyor and registered professional engineer (if applicable) responsible
for preparation of the subdivision and/or land development plan and
the engineering plans.
(4)
Name, address and phone number of record owner; name,
address, and phone number of developer if different from owner.
(5)
North point, graphic scale, written scale, and date,
including the month, day and year that the original drawing was completed,
and the month, day and year that the original drawing was revised
for each revision, if any.
(6)
A location map, for the purpose of locating the property
being subdivided, showing the relationship of adjoining property to
all streets, roads and municipal boundaries. The location map shall
be oriented identical to the plan and be prepared at a scale not less
than 1 inch equals 2,000 feet.
(7)
Boundaries of the property from which the lot or lots
are being subdivided, scale one inch equals 400 feet, including bearings
and distances of the property taken from the property deed including
the primary control point and areas. Show all lots from prior development
of the property along with the current lots being subdivided and lot
numbers.
(8)
Reference to recorded subdivision plats within 1,000
feet of the proposed subdivision with recorded name, date and number
of each subdivision.
(9)
Names of all abutting property owners and respective
deed references.
(10)
Existing buildings and other topography and the approximate location of all existing tree masses within the proposed subdivision. Include all applicable information required for a preliminary submission in § 120-17B(10).
(11)
Existing and proposed contours of the proposed
project at vertical intervals of five feet, or less as required by
the Carroll Township Planning Commission and Board of Supervisors.
The undeveloped portion may be contoured at ten-foot intervals, if
approved by the Township Planning Commission and Board of Supervisors.
(12)
Existing and proposed contours of the site at
vertical intervals of five feet in those areas where construction
is proposed. Contour lines at vertical intervals of not more than
two feet for drainage and erosion control plans.
(13)
Purpose for which sites other than residential
lots are dedicated or reserved.
(14)
Land subject to flooding.
(a)
Land subject to flooding and deemed to be topographically
unsuitable shall not be platted for residential occupancy, nor for
such other uses as may cause danger to health, life or property or
aggravate erosion or flood hazard. Such land within the subdivision
shall be set aside on the plat for such uses as shall not be endangered
by periodic or occasional flooding.
(b)
Adequate building site. To insure that residents
will have sufficient flood free land upon which to build a house,
the Planning Commission shall require elevations and flood profiles.
Each lot shall contain a building site which shall be completely free
of the danger of flood waters on the basis of available information.
(For additional information see the Carroll Township Flood Insurance
maps.)
(c)
Street elevation. The Carroll Township Planning
Commission shall not recommend approval of the streets subject to
inundation or flooding. All streets must be located two feet above
the one-hundred-year-flood elevation to prevent isolation of areas
by flooding.
(15)
Tract boundary lines, right-of-way lines of
streets, easements, and other rights-of-way, and property lines of
residential lots and other sites with accurate dimensions, bearings
or deflection angles, and radii, arcs, and central angles of all curves,
and areas for all lots and total acreage.
(16)
Name and right-of-way width of each street or
other right-of-way.
(17)
Location, dimensions, and purpose of easements,
proposed and existing.
(18)
Proposed protective covenants running with the
land, if any.
(19)
Number and/or letter to identify each lot and/or
site.
[Amended 3-6-2012 by Ord. No. 59]
(20)
Building setback lines on all lots as required by Chapter 138, Zoning.
[Amended 10-16-2001 by Ord. No. 44]
(21)
Parcels of land intended to be dedicated or
reserved for schools, parks playground, parking areas, common open
space or other public, semipublic or community purpose.
(22)
Locations and description of survey monuments.
All permanent reference monuments shown by an "X" or other appropriate
symbol.
(23)
Certification by registered professional survey
and registered professional engineer (if applicable) responsible for
preparation of the subdivision and engineering plans. All plats, plans,
surveys and engineering shall be prepared in accordance with the Act
of May 1945 (P.L. 913, No. 367), known as the "Engineer, Land Surveyor
and Geologist Registration Law,"[1] as revised to date.
[Amended 12-2-2003 by Ord. No. 51]
[1]
Editor's Note: See 63 P.S. § 148
et seq.
(24)
Certification of title showing that applicant
is the owner of land, agent of the land owner or tenant with permission
of landowner.
(25)
Statement by owner dedicating streets, rights-of-way,
drainage easements, and any sites for public uses which are to be
dedicated.
(26)
Signature blocks for all approving or reviewing
agencies.
(27)
Zoning district/data, including any changes
in the existing zoning to be requested by the subdivider and the zoning
district or districts which the proposed subdivision or land development
is located.
(28)
Every final plat requiring a driveway access
intersecting with a state highway must contain a note that the Pennsylvania
Department of Transportation (PennDOT) occupancy permit is required
prior to obtaining a building permit.
C.
Other data. Whenever any improvements are proposed
in connection with a subdivision or land development, it shall be
the responsibility of the applicant to provide adequate engineering
and related designs, construction specifications, performance guarantees,
and ownership and maintenance responsibilities in accordance with
the standards and requirements set forth in this chapter, as applicable.
(1)
The final construction plans shall be accompanied
by the following:
(a)
Improvement construction plan. An improvement
construction plan shall be required whenever an improvement is to
be constructed or installed.
[1]
Scale. The improvement construction plan shall
be at a scale of one inch equals 50 feet or larger.
[2]
Data. The improvement construction plan shall
contain sufficient information to provide working plans for the layout
and construction of proposed streets, utilities, stormwater retention
structures, and other improvements. Such a plan shall include, but
not be limited to, the following:
[a]
A horizontal plan showing layout
of proposed improvements, including stations corresponding to those
shown on the profiles, horizontal curves, and location and size of
inlets and manholes, limits of grading showing edge of lots with reference
to road cuts and fills and road stations.
[b]
A profile plan indicating final
grades of streets, storm sewers and similar sewers, and the extent
of cut and fill operations.
[i]
The profile plan shall show the
vertical section of the existing grade along the center line of the
proposed street, as well as the right-of-way limits. Where storm drainage
and/or sanitary sewer lines are to be installed, they shall be indicated
on the profile plan.
[ii]
The horizontal scale on the profile
plan shall be not less than one inch equals 50 feet and the vertical
scale shall be not less than one inch equals five feet or, in cases
where other scales are used, the ratio shall be 1:10 vertical to horizontal.
[iii]
A typical cross-section street
construction shall be shown on the profile plan and shall indicate
the following:
[A]
Right-of-way width and the location
and width of paving within the right-of-way.
[B]
Type, thickness and crown of paving.
[C]
The location, width, type, and
thickness of sidewalks to be installed, if any.
[D]
Typical location, size and depth
of any underground utilities that are to be installed in the right-of-way
where such information is available.
[iv]
Cross sections at an interval
of every 100 feet or closer if required by the Township Engineer.
[c]
Test boring and subsurface information
as may be required by the Township Engineer to evaluate proposed construction
plans.
(2)
Plans and profiles of proposed sanitary and stormwater
sewers, with grades and pipe size indicated; a plan of any proposed
water distribution system showing pipe sizes and location of valves
and fire hydrants. Data submitted shall include hydraulic computations.
(3)
Final stormwater management and erosion and sediment
control plans and supporting computations in accordance with design
standards of this chapter.
(a)
All the applicable requirements of § 120-17C(2) shall apply to the final plan.
(b)
Comments and final approval of the erosion and
sedimentation control plan is required from Perry County Conservation
District prior to final approval of the plan.
(4)
A copy of an application for a permit for earth moving
activity or a permit issued and signed by the Department of Environmental
Protection as required by the Rules and Regulations, Chapter 102 "Erosion
Control," under P.L. 1987, June 22, 1934, as amended.
(5)
In the case of subdivision and land development plans
proposed for the sale of lots only, the subdivider shall include on
the final plat, a covenant with the land assuring the implementation
by the lot owners of the erosion and sedimentation control plan.
(6)
A copy of the sewage "Plan Revision Module for Land Development" or other equivalent documentation approved by the Department of Environmental Protection in compliance with the requirements of the Pennsylvania Code.
(7)
A copy of the permit granted by the Pennsylvania Department
of Environmental Protection for a private centralized sanitary sewer
system (where applicable).
(8)
A copy of a permit granted by Pennsylvania Department
of Environmental Protection for a private centralized water system
(where applicable).
(9)
A copy of an agreement document with the governmental
authority or public authority which is to provide the water supply
for the public water supply system (where applicable) or public centralized
sanitary sewer system (where applicable).
(10)
A performance and maintenance guarantee as required in all applicable requirements of § 120-35 of this chapter.
(11)
A completed and executed copy of the subdivision
improvements agreement and security agreement as agreed upon by the
developer and the Township Supervisors.
(12)
The following shall be included when wetlands
are present:
(a)
A detailed description of the methods the developer
is using to avoid disturbing wetlands during and following construction.
(b)
Assurance that the proposed use is compatible
with important habitats.
(c)
Assurance that activities associated with the
proposed use will remain compatible with important habitats.
(13)
Traffic impact study (where required), and proposed improvements necessary to eliminate traffic problems. All applicable provisions of § 120-17C(7) shall apply to the final plan.
(14)
Such other certificates, affidavits, endorsements,
or dedications as may be required by the Board of Supervisors in the
enforcement of these regulations.
(a)
Private deed restrictions or protective covenants,
as may be imposed upon the property as a condition to sale, together
with a statement of any restrictions previously imposed which may
affect the title to the land being subdivided.
(b)
A copy of the maintenance agreement for permanent
erosion and sediment control, stormwater management facilities, and
private drives, where applicable.
(15)
Such other certificates, affidavits, endorsements,
or dedication as may be required by the Carroll Township Planning
Commission and/or the Carroll Township Board of Supervisors in the
enforcement of those regulations or to assure the health and safety
of the citizens of Carroll Township.
(16)
Where a proposed public or private street connects
to a state highway, the highway occupancy permit as issued by the
Pennsylvania Department of Transportation shall be submitted.
(17)
A report from the Carroll Township Sewage Enforcement
Officer stating that each lot is suitable for an on-lot sewage disposal
system or other approved system.
[Amended 5-3-2016 by Ord.
No. 74]
(18)
A plan showing the location of all soil testing
areas on all lots of the development.
(19)
If a community system is proposed, a final plan
showing the proposed facility and a report from the Pennsylvania Department
of Environmental Protection stating suitability.
[Amended 3-6-2012 by Ord. No. 59]
The following is the plan procedure outline
for review of all plans and the construction phase procedure to be
followed in construction of improvements to be dedicated to Carroll
Township.[1]
[1]
Editor's Note: The Subdivision and Land Development Plan Procedure is included at the end of this chapter.
