Certain physical developments are classified as land developments in the Pennsylvania Municipalities Planning Code[1] and as such are subject to regulation. The design and construction standards as found elsewhere in the ordinance are applicable to land development as such standards may be appropriate. There is no division of land typical of land subdivision actions, although buildings and/or use areas may be sold at the time of development or at some future time. It shall be unlawful for an applicant to construct land developments as defined herein until:
A. 
The final site plan has been approved by the Township and recorded as required by this chapter.
B. 
A valid permit from the Pennsylvania Department of Environmental Protection and any other agency, where applicable, has been approved for issue to the applicant.
C. 
A valid highway occupancy permit has been secured, if necessary, from the Pennsylvania Department of Transportation for street right-of-way occupancy for the purpose of access, drainage and construction activity.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
A. 
In processing a land development, the three-stage procedure established in this chapter shall be used: sketch plan (optional, not mandatory), preliminary site plan, and final site plan stages.
B. 
Unless otherwise noted, the processing requirements, drawing size, certifications, acknowledgements, number of copies, etc., for submission of land development site plans shall be the same as for a subdivision, except only the final site plan shall be recorded in the Erie County Recorder of Deeds office.
A sketch plan application must set forth:
A. 
A summary detail of the proposed development proposed residential density (if applicable), intended commercial, industrial, open space and/or public areas and street improvements.
B. 
Identification of the streets abutting the proposed development.
C. 
Proposed access to state and/or Township streets and highways.
D. 
A sketch drawn at a scale of one inch to 100 feet (or greater) with basic elements noted and detail set forth regarding proposed streets, public improvements and access to state and/or Township streets and highways.
E. 
Parking.
F. 
Structures.
G. 
Traffic flow within the development.
H. 
Water and sewer/septic provisions.
The developer shall submit a preliminary site plan. Such plan shall be at a scale which may range from one inch to 100 feet (or greater) that fits onto an eighteen-inch by twenty-four-inch plat and shall be of sufficient size to clearly show all notations, dimensions and entries. All dimensions shall be shown in feet and decimals of a foot. Each site plan shall, through one or more pages, show:
A. 
Existing site conditions, to include topography (at two-foot contour intervals), drainage, tree clusters, buildings, utilities, roads, wetlands, and nearby properties.
B. 
Off-site conditions which are intended to show the land development in relationship to surrounding properties, land uses and facilities. Information will include land within 100 feet of the proposed development and will include topographic contours*, building location, ownership, land use, vehicular facilities and circulation, as well as related information.
C. 
Proposed developments, including buildings (with frontal elevation and building footprints), parking, vehicular and pedestrian access areas, storm drainage, landscaping, lighting plan, utility location and size. This drawing will be to scale, as noted above, with dimensions shown. In addition, electronic drawings in pdf (or other format approved by the Township) shall be required and approved by the Township.
*
For off-site information, USGS topography will be accepted unless site conditions warrant more-detailed information.
The following items shall be included for final plan review for all land developments, as applicable.
A. 
Site plans, as required in this article, are engineering plans detailing the construction of all required improvements, and other data information establishing compliance with the design standards of this article.
B. 
Proof of approvals by all appropriate public and governmental authorities or agencies where applicable including, but not limited to, permits for any planned road entrances onto existing roads or highways (PennDOT or Township) and permits or approvals from the Department of Environmental Protection, the Erie County Department of Health, or other state agencies relating to sewage facilities, water obstructions, air quality, etc., as applicable.
C. 
In the case where development results in multi-owner or multi-tenant developments, proof of the organization and means for management and maintenance of common open space, parking, stormwater management facilities and other common utilities or improvements shall be submitted. Instruments demonstrating creation of an association or entity or other means of assuring continuing maintenance shall be required.
D. 
The final site plan must be submitted no more than one year from the date of the approval of the preliminary plan, unless the developer requests an extension of time for cause and the extension is approved by the Township Board of Supervisors.
E. 
Property information with a boundary survey completed by a professional engineer or surveyor shall be required, unless sufficient evidence exists to waive this requirement under § 334-802 of this chapter.
Land developments shall meet the following design requirements. It is recognized by the Fairview Township that the design process should be somewhat flexible, pursuant to the intent of Section 503(5) of the Pennsylvania Municipalities Planning Code.[1]
A. 
General design.
(1) 
The developer shall make satisfactory provision for the improvements necessary to the proper functioning of the development, including, but not limited to, street access signs, water supply facilities, sewage disposal facilities, and stormwater management.
(2) 
The development plan shall provide adequate privacy, light, air, and protection from noise through building design, street layout, screening, plantings, and placement of buildings.
(3) 
All land developments required to submit plans for approval by the Pennsylvania Department of Labor and Industry shall show evidence of approval by that agency.
(4) 
Where applicable, proof of a highway occupancy permit (PennDOT) or similar driveway/road access permit shall be required.
B. 
Transportation.
(1) 
Vehicular access connections to the surrounding existing street network shall be safe, shall have adequate sight distances, and shall have the capacity to handle the projected traffic. (See Zoning Ordinance also.)
(2) 
Streets may be planned for dedication to the public or may be planned as private drives to be maintained by the developer or other association or entity. Public streets shall comply with the standards set forth by Articles V and VI of this chapter.
(3) 
For land developments with parking lots of 10,000 square feet or more, a complete interior pedestrian circulation plan shall be submitted by all developers indicating the safe and efficient movement of people within and through the site. All traffic, parking, and pedestrian plans shall be completed using such standard resource criteria as provided by the American Planning Association, AASHTO or the Institute for Transportation Engineers. Copies of any traffic studies required by the Pennsylvania Department of Transportation for road access or signalization will be provided to the Township. That study will be reviewed for completeness using the most current publications of the Institute of Transportation Engineers (ITE). If the study does not cover the recommended practices of the ITE, supplemental data will be required.
C. 
Water and sewer. Public water and sanitary sewer service (where available) shall be provided in accordance with the standards and requirements of the providing agency. Water wells and septic systems shall be shown with necessary permits or approvals.
D. 
Parking.
(1) 
Plan. A parking and access plan shall be submitted along with estimated traffic flows. The developer shall demonstrate that the proposed parking/access layout is adequate for the proposed development, including snow maintenance.
(2) 
Number of parking spaces required. The number of off-street parking spaces provided shall be based upon the Township Zoning Ordinance.
(3) 
Parking space size and access. Access to off-street parking areas shall be limited to well-defined locations, and in no case shall there be unrestricted access along a street frontage. The width of aisles shall be appropriate based upon the configuration of parking spaces, as recommended by nationally accepted standards contained in professional publications, as noted previously in this section. The number and design of handicapped parking spaces shall follow acceptable current ADA standards, as published by the United States Department of Justice or other federal agency of competent jurisdiction.
(4) 
Drainage and stormwater control. All parking and loading areas and access drives shall be graded with positive drainage to prevent the flow of surface water onto neighboring properties. Developers are encouraged to integrate any parking lot landscaping into their stormwater control plan.
(5) 
Shielding or buffering of off-street parking areas. All parking areas shall have approved screening, shielding, buffering approved by the Board of Supervisors.
E. 
Stormwater management. A stormwater management plan meeting the requirements of the Township Stormwater Management Ordinance and embracing the principle of no net increase in off-site runoff shall be provided. A stormwater maintenance agreement shall be signed, if required.
F. 
Landscaping. A complete landscaping plan shall be submitted which includes a complete interior landscape plan in addition to a landscaped transition to adjoining properties. Landscape treatment shall be provided to enhance architectural features, help manage stormwater runoff, or provide energy conservation through climate control.
G. 
Buffers. When a property proposing land development abuts a residentially zoned property, a minimum ten-foot buffer is required.
H. 
Exterior lighting*. Exterior lighting, when used, shall be of a design and size compatible with adjacent areas and in accordance with the standards of the Illuminating Engineer Society. Specifically, lighting shall be designed to reduce glare and excessive illumination to surrounding properties while providing for public safety. Full cutoff fixtures will be required. All lighting shall be aimed away from residential structures or zones.
*Note: Streetlighting for residential developments shall follow the standards of § 334-609 of this chapter.
(1) 
Applicability.
(a) 
Uses that are proposed to operate during hours of darkness where there is public assembly and traverse including, but not limited to, the following: residential, multifamily residential, commercial, industrial, institutional, public recreational/sports, and sign, architectural and landscape lighting.
(b) 
The Board of Supervisors may, in its sole discretion, require the illumination of residential subdivisions in accordance with § 334-609 of this chapter, or for other lighting requirements, as set forth below.
(c) 
The Board of Supervisors may, in its sole discretion, require lighting to be incorporated for other uses or locations or may restrict lighting in any of the above uses, as deemed necessary.
(2) 
Lighting criteria.
(a) 
Illumination levels.
[1] 
Lighting, where required by this chapter or otherwise required by the Board of Supervisors, shall have intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America, as contained in the IESNA Lighting Handbook and relevant IESNA recommended practices or as otherwise specified herein.
[2] 
Future amendments to said Lighting Handbook and recommended practices shall become a part of this chapter without further action by the Township.
(b) 
Lighting fixture design.
[1] 
Fixtures shall be of a type and design appropriate to the lighting application and aesthetically acceptable to the Township. Streetlighting supplied with unmetered electric service shall meet the specifications of the electric utility.
[2] 
For the lighting of predominantly horizontal surfaces, such as, but not limited to, roadways, areas of vehicular and pedestrian passage, merchandising and storage areas, automotive fuel-dispensing facilities, automotive sales areas, loading docks, culs-de-sac, active and passive recreational areas, building entrances, sidewalks, paths, site entrances and parking areas, fixtures shall be aimed straight down and shall be full cutoff or fully shielded, unless the aggregate wattage per-fixture does not exceed the output of a standard nondirectional forty-watt incandescent lamp, i.e., 500 lumens, in which case non-cutoff fixtures shall be permitted.
[3] 
For the lighting of nonhorizontal surfaces, such as, but not limited to, facades, landscaping, signs, fountains, displays, flags and statuary, the use of lighting fixtures that are not full cutoff or fully shielded shall be permitted only with the approval of the Board of Supervisors, based upon acceptable shielding and other glare control (approval shall not be required if the aggregate wattage per fixture does not exceed the output of a standard nondirectional 40-watt incandescent lamp, i.e., 500 lumens).
(c) 
Control of nuisance and disabling glare (excessive brightness in the field of view).
[1] 
All lighting shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property.
[2] 
Floodlights and spotlights that are not full-cutoff or fully shielded, where specifically approved by the Township, shall be so installed and aimed that they do not project their output into the windows of neighboring residences, adjacent uses, past the object being illuminated, skyward or onto a public roadway.
[3] 
Unless otherwise permitted by the Township (e.g., for safety or security or all-night commercial/industrial operations) lighting for commercial, industrial, public recreational and institutional applications shall be controlled by programmable timers that accommodate seasonal and annual variations and battery or mechanical (e.g., spring-wound) backup, to permit extinguishing sources between 11:00 p.m. and dawn or within one hour after the close of business, whichever is earlier, to conserve energy and to mitigate nuisance glare and sky-lighting consequences.
[4] 
Security lighting proposed for use after 11:00 p.m. or after the normal hours of operation for commercial, industrial, institutional or municipal applications shall be accomplished using no more than 25% of the number of fixtures used during normal business hours, from then until the start of business in the morning. Alternatively, where reduced but continued activity requires even illumination, the use of dimming circuitry to reduce illumination levels by 50% after 11:00 p.m. or after normal business hours, shall be permitted.
[5] 
Vegetation screens shall not be employed to serve as the primary means for controlling glare. Rather, glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.
[6] 
The level of illumination projected onto a residential use from another property shall not exceed 0.1 initial vertical footcandle, measured line-of-sight at the property line. The level of illumination projected onto a nonresidential use shall not exceed 1.0 initial vertical footcandle measured line of sight at the property line.
[7] 
The use of white strobe lighting for tall structures such as smokestacks, chimneys and radio/communications/television towers is prohibited during hours of darkness, except as specifically required by FAA.
[8] 
Canopy lighting, for such applications as gas/service stations, bank, drugstore and fast-food drive-thru, shall be accomplished using flat-lens full-cutoff fixtures aimed straight down and shielded in such a manner that the lowest opaque edge of the fixture shall be level with or below the light source.
(d) 
Recreational uses.
[1] 
When facilities for such outdoor recreational activities as baseball, tennis, football, miniature golf or any other recreational use permitted under the Township's Zoning Ordinance, are specifically permitted by the Township for operation during hours of darkness, the following requirements shall apply:
[a] 
Lighting shall be accomplished only through the use of fixtures conforming to IESNA full-cutoff criteria, or as otherwise approved by the Township based on suitable control of glare and light trespass.
[b] 
Maximum mounting heights (AFG) for recreational lighting shall be in accordance with the following:
[i] 
Basketball: 20 feet.
[ii] 
Football: 70 feet.
[iii] 
Soccer: 70 feet.
[iv] 
Baseball: 70 feet.
[v] 
Little League baseball.
[A] 
200-foot radius: 60 feet.
[B] 
300-foot radius: 70 feet.
[vi] 
Miniature golf: 20 feet.
[vii] 
Tennis: 20 feet.
[viii] 
Track: 20 feet.
[ix] 
Racetrack: 30 feet.
[x] 
Golf driving range: 50 feet.
(e) 
Signs and billboards.
[1] 
For the lighting of billboards and externally illuminated signs, fixtures shall be designed, fitted and aimed to limit the light pattern to the sign or billboard so as not to project their output into the windows of neighboring residences, adjacent uses, past the face of the billboard or sign, skyward or onto a public roadway.
[2] 
Billboards and externally illuminated signs shall be lighted by fixtures mounted at the top of the billboard or sign and aimed downward.
[3] 
The maximum initial illumination on the face of an externally illuminated billboard or sign shall not exceed 30 vertical footcandles and shall have a maximum to minimum uniformity ratio not to exceed 6:1.
[4] 
The illumination of billboards shall be limited to commercial and industrial zoning districts.
[5] 
The illumination of billboards within 400 feet of a residential zone or use shall not be permitted.
[6] 
Rotating, flashing, pulsing, "marching" or oscillating light sources, lasers, beacons or strobe lighting shall not be permitted.
[7] 
The use of highly reflective signage that creates nuisance glare or a safety hazard shall not be permitted.
[8] 
The lighting or relighting of signs or billboards shall require a building permit, which shall be granted only when the Township is satisfied that excessive illumination, light pollution, glare and light trespass have been mitigated to the extent possible.
[9] 
Applications for the lighting or relighting of signs and billboards shall be accompanied by a point-by-point plot of initial vertical illuminance on the sign or billboard face, catalog cuts of proposed fixtures and any glare reduction devices, and a description of lamps, mounting locations, aiming angles and proposed hours of operation and method for automatically extinguishing the lighting by the required hour.
(f) 
Installation.
[1] 
Electrical feeds for pole-mounted fixtures shall be run underground, not overhead.
[2] 
Poles supporting lighting fixtures for the illumination of parking areas and located directly behind parking spaces or where they could be hit by snow plows shall be placed a minimum of five feet outside paved areas or tire stops, or on concrete pedestals at least 30 inches high above the pavement or suitably protected by bollards or other approved means.
[3] 
Pole-mounted fixtures shall be aimed straight down.
[4] 
Mounting heights. The following maximum fixture mounting heights shall prevail:
[a] 
Full-cutoff fixtures with 400-watt lamps (high-pressure sodium or equal) maximum, in parking lots: twenty-foot AFG.
[b] 
Full-cutoff fixtures with 1,000-watt lamps (high-pressure sodium or equal) maximum shall be permitted only in large (100 spaces or more) commercial, institutional and industrial parking lots except when the facility is adjacent to a residential district or use or an environmentally sensitive area: not less than 25 feet or more than thirty-foot AFG.
[c] 
Decorative-cutoff or fully shielded fixtures with 175-watt lamps (metal halite or equal) maximum, sixteen-foot AFG.
[d] 
Fully shielded bollard fixtures with 100-watt lamps (metal halite or equal) maximum, forty-two-inch AFG.
[e] 
Recreational uses: See Subsection H(2)(d).
[5] 
Electrical installation of streetlighting shall be in accordance with prevailing regulations and specifications established by the serving electric utility. It shall be the responsibility of the installing contractor or his agent to have final construction inspected by an electrical inspection agency and a written report attesting to this fact submitted to the utility, thereby allowing the utility to provide pole illumination.
[6] 
Pole foundations shall be designed by a structural or civil engineer taking into account luminaire projected areas, wind loading and local soil conditions.
(g) 
Post-installation inspection.
[1] 
The Township reserves the right to conduct post-installation nighttime inspections to verify compliance with the requirements of this chapter and approved plans, and if appropriate, to require remedial action at no expense to the Township.
(3) 
Plan submission.
(a) 
For land development applications, lighting plans shall be submitted to the Township for review and approval with any preliminary or final subdivision/land development plan application. The Township may also require that lighting plans be submitted for building permit applications. Lighting plans shall include:
[1] 
A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses that might be adversely impacted by the lighting, containing a layout of all proposed fixtures by location, mounting height and type shall be required. The submission shall include, in addition to area lighting, exterior architectural, building entrance, landscape lighting, etc.
[2] 
A point-by-point illuminance grid plot on ten-foot-by-ten-foot centers (or as necessary for suitable legibility) of footcandles overlaid on the site plan, plotted out to 0.0 maintained footcandles, which demonstrate compliance with the light trespass, illuminance and uniformity requirements as set forth in this chapter or as otherwise required by the Township.
[3] 
The lamp lumen ratings and types, maintenance (light-loss) factors and IESNA file names used in calculating the illuminance levels.
[4] 
Description of the proposed equipment, including fixture catalog cuts, photometrics, glare reduction devices, lamps, on/off control devices, mounting heights, pole wind-loading conformance, foundation pole details and mounting methods.
[5] 
Landscaping plans showing lighting fixture locations and demonstrating that the site lighting and landscaping have been coordinated to minimize conflict between vegetation and intended light distribution, both initially and at vegetation maturity.
(b) 
When requested by the Township, applicant shall also submit a visual-impact plan that demonstrates appropriate steps have been taken to mitigate on-site and off-site glare and to retain the intended character of the area.
(c) 
Plan notes. The following notes shall appear on the lighting plan:
[1] 
Post-approval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Township for review and approval.
[2] 
The Township reserves the right to conduct post-installation nighttime inspections to verify compliance with the requirements of this chapter and as otherwise agreed upon by the Township, and, if appropriate, to require remedial action at no expense to the Township.
[3] 
Installer shall notify the Building Inspector to arrange for inspection and approval of all exterior lighting equipment, including building-mounted lighting, prior to its installation.
(4) 
Compliance monitoring.
(a) 
Safety hazards.
[1] 
If appropriate officers or agents of the Township determine a lighting installation, including lighting poles, creates a safety or personal security hazard, the person(s) responsible for the lighting shall be notified in writing and required to take remedial action.
[2] 
If appropriate corrective action has not been effected within 90 days of written notification, the Township may commence legal action as provided in Article VIII.
(b) 
Nuisance glare and inadequate illumination levels.
[1] 
When appropriate officers or agents of the Township determine an installation produces unacceptable levels of nuisance glare, skyward light, excessive or insufficient illumination levels or otherwise varies from this chapter, the Township may cause written notification of the person(s) responsible for the lighting and require appropriate remedial action.
[2] 
If appropriate corrective action has not been effected within 90 days of notification, the Township may commence legal action as provided in Article VIII.
(5) 
Nonconforming lighting.
(a) 
Any lighting fixture or lighting installation legally installed and operative before the date of adoption of this chapter shall be considered as a lawful nonconformance subject to the following:
[1] 
Nonconforming lighting shall not be changed to any other nonconforming lighting, structurally altered, altered in any way that increases its degree of nonconformance, or expanded or extended in scope.
[2] 
Unless minor corrective action, such as reaming or shielding, is deemed by the Township to be an acceptable alternative, a nonconforming lighting fixture or lighting installation shall be made to conform with the applicable requirements of this chapter when:
[a] 
It is deemed by the Township to create a safety hazard.
[b] 
A fixture is added or replaced with another fixture or fixtures, abandoned or relocated.
(6) 
Streetlighting dedication. When streetlighting is to be dedicated to the Township, applicant shall be responsible for all costs involved in the lighting of streets and street intersections until the street is accepted for dedication.
(a) 
Prior to dedication and in the event of the formation of a homeowners association and/or property management declaration, Township shall require said agency to enter into an agreement guaranteeing the Township payment of all costs associated with dedicating, operating and maintaining streetlighting.
(b) 
Assumption of costs of dedicated streetlighting.
[1] 
Upon dedication of public streets, the Township shall assess the homeowners' association, individual property owners, or corporation, as the case may be, to collect all revenues required that are directly or indirectly associated with all cost of each specific streetlighting fixture. These costs shall include:
[a] 
Administration.
[b] 
Collection.
[c] 
Proration of unpaid assessments.
[d] 
Actual utility electrical charges.
[e] 
Maintenance and maintenance contracts for maintenance of fixtures and associated equipment.
(c) 
Streetlights not dedicated to the Township will remain the responsibility of the developer or appropriate private entity to which the lights are turned over. Said private entity shall then assume all costs and responsibilities for the lighting in perpetuity.
I. 
Waste storage and disposal. Waste storage and disposal facilities for the land development shall be planned and constructed in a way that they are shielded from the public right-of-way or neighboring properties.
J. 
Utilities. Gas, electric, telephone, and cable utilities shall be located in land developments in accordance with utility company standards and requirements. All such utilities shall be underground, except in the case of special or unique circumstances for which a modification may be requested.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
A. 
A plan amendment allows minor alterations, as the definition states, and the documentation of them through the as-built drawings without the need for a developer to process a new final plan. Alterations must be in accordance with Fairview Township regulations and reviewed for approval.
B. 
Submission for review.
(1) 
The applicant shall submit to the Township a detailed sketch of the proposed amendment, together with written detailed information on the nature of the proposed amendment including the proposed use and its implications.
(2) 
The Zoning Administrator will review the proposed amendment in regard to regulations and previously approved conditions. The Zoning Administrator will present to the Board of Supervisors a comment letter addressing any regulation or condition changes from the original land development plan.
(3) 
The Township Engineer will review the proposed amendment in regard to technical impact from the approved plan. The Township Engineer will present to the Board of Supervisors a comment letter addressing the impact of the alterations from the original land development plan.
(4) 
The Board of Supervisors upon receipt of these letters will, at their next public meeting, decide if the proposed amendments are approved and submitted under the as-built drawings or a new final plan must be submitted by the developer.
Multifamily dwellings shall reserve no less than 10% of total lot area as passive or active recreation space for the benefit of residents. This land shall be suitable for the purpose for which it is proposed.
These developments will be treated as land developments.
A. 
Applicability and intent. Recreational vehicles (RVs), vacation home developments, and recreational camp parks are intended for the temporary use of individuals or families for recreational and camping purposes. Such developments are not intended for year-round or permanent occupations. Places for year-round occupancy shall be constructed as mobile home parks or second home developments.
B. 
For the purpose of this article, recreation vehicles and recreational vehicle parks shall be defined as follows:
RECREATIONAL SITE
A plot of ground within a recreational vehicle park intended for the accommodation of a recreational vehicle, tent, cabin, or other individual camping unit on a temporary basis. Such sites are for design purposes and are not building lots for subsequent sale.
RECREATIONAL VEHICLE
A vehicular-type unit primarily designed as temporary living quarters for recreational, camping or travel uses, which either has its own mode of power or is mounted on or drawn by another vehicle. The basic entities are: travel trailer, camping trailer, truck camper and motor home.
RECREATIONAL VEHICLE OR RECREATIONAL CAMP PARK
A plot of land upon which four or more recreational sites are located, established or maintained for occupancy by recreational vehicles or tents of the general public as temporary living quarters for recreation or vacation purposes (size limit on RVs is 400 square feet).
SHORT-TERM USAGE
The standards set forth under this section are intended for those recreational parks where lots within the park are for rental or lease and are to serve short-term users.
VACATION HOME DEVELOPMENT
A development of vacation cabins (not more than 750 square feet in floor area) designed for temporary vacation use but not built nor intended for permanent year-round occupancy.
C. 
Permits. In addition to the rules and regulations specified in this chapter, the developer shall submit any needed permits or approvals from county and/or state agencies. In compliance with sedimentation and erosion control, drinking water and sanitary sewage facilities and solid waste disposal regulations will be required.
D. 
Plan requirements. Persons, firms or corporations proposing to open a recreational vehicle/camp park or vacation home development in Fairview Township shall not proceed with any construction work on the proposed park unless and until they have obtained from the Township written approval of the final plan of the proposed park or development.
E. 
Township review. The Township shall review the final plan in accordance with the requirements of this chapter.
F. 
Design requirements.
(1) 
Site area requirements. The planning and location of individual recreational vehicle lots shall be governed by the following minimum requirements:
(a) 
Site area. Recreational lots for all uses shall be designated with a minimum width of 30 feet and shall not be less than 2,000 square feet in total area, excluding rights-of-way. Such size is considered adequate to accommodate parking for one recreational vehicle or tent site, one automobile parking space, and related outdoor facilities (grill, picnic tables, benches, etc.).
(b) 
Setback requirements. Front setback for recreational vehicle units shall be 20 feet along any internal drive. Permanent structures, such as bathhouses, administration offices, recreation centers and other ancillary facilities shall be set back from public streets in accordance with the Township Zoning Ordinance and from interior drives 25 feet.
Side setback
Five-foot minimum to closest point
Rear setback
Five-foot minimum to closest point
(c) 
Perimeter requirements. When abutting residentially developed properties, a buffer strip, with a minimum width of 30 feet, shall be provided parallel to the park property line. When abutting nonresidential properties, the buffer strip shall be 20 feet from the park property line.
(d) 
Internal drive design standards. Recreational park drives shall be private and designed for the safe and convenient movement of recreational vehicles minimizing disturbance of the natural environment. The internal drive system shall be as follows:
[1] 
Drives. Such drives shall serve as an internal transportation system for the development and provide access to individual park lots, administration and ancillary facilities. Such drives shall be improved as outlined below.
[2] 
Internal private drive cartways:
One-way
10 feet
Two-way
18 feet
[3] 
The surfacing shall be crowned or sloped as indicated on the submitted plans, and the final compacted depth shall comply with the depth shown on the drawings. Paved or gravel drives shall be acceptable with a minimum of 12 inches of crushed, compacted aggregate (PennDOT No. 2A — Coarse Aggregate).
[4] 
Cul-de-sac drives. Shall be provided with a turnaround having an outside roadway diameter of at least 80 feet.
[5] 
Grade. All interior drives shall have a grade not to exceed 8%.
(e) 
Parking spaces. The number of parking spaces and their size shall conform to the Township Zoning Ordinance, but in no event shall there be no less than one space for each lot area, plus one space for each three recreational lots for visitors.
(f) 
Facilities. The developer shall provide the following facilities and show compliance with the appropriate regulations of the Erie County Department of Health or the Pennsylvania Department of Environmental Protection, as appropriate:
Plumbing/toilet facilities
Sewage disposal
Potable water
Showers
Refuse and garbage facilities
Where permits are required, copies of same shall be presented to the Township.
(g) 
Appurtenances. Cement slabs for each lot may be provided by the facility owner or operator. However, permanent additions to recreational vehicles shall not be permitted.
(h) 
Maintenance. All facility maintenance such as drive maintenance, lot maintenance, mowing, and the cleaning of common facilities (restrooms, etc.) are the responsibility of the owner and/or operator.
G. 
Recording of plan. Upon approval of the plan, preliminary or final, the developer shall, within 90 days, have it recorded in the Erie County Office of the Recorder. Failure to record said plan within 90 days of approval will result in said approval being deemed null and void and require the plan to be resubmitted and the plan to be reapproved.
A. 
As-built drawings are required to enable the Township to release financial surety posted for that purpose and to provide for an accurate record of the improvements provided by the developer.
B. 
As-built drawings shall be submitted to the Township no later than 90 days following completion of the construction and installation of the improvements. Should the plans not be submitted in that time, the financial surety may be utilized to fund the Township Engineer to prepare said drawings and charge such fees and costs as normally charged to the Township.
C. 
Failure to submit the required drawings shall also be a violation of this chapter.