A.
Whenever a subdivision of land or land development is desired to
be affected in the Township of Upper Allen, Cumberland County, Pennsylvania,
a plan of the layout shall be prepared, filed and processed with the
Planning Commission and the Board of Commissioners of Upper Allen
Township according to the requirements of this chapter.
(1)
A lot add-on subdivision plan that does not create any additional
lots may receive Township Planning Commission approval. The Planning
Commission, upon approval or denial, shall give notice to the developer
in accordance with the Pennsylvania Municipalities Planning Code.[1] The lot add-on shall meet the following requirements:
(a)
The existing parcel of land may be added, in whole or in part,
to another existing lot for the sole purpose of increasing the lot
size, provided that:
[1]
The parcel to be added shall be contiguous to the existing lot;
and
[2]
The lot created shall be conveyed to the adjoining property
owner and shall be considered an extension of that property owner's
original lot; and
[3]
The plan shall not create a nonconforming lot; and
[4]
The plan shall not alter street alignments, drainage easements,
stormwater management facilities, storm sewer facilities, or other
rights-of-way; and
[5]
Access to all affected lots are not changed.
(b)
The plan shall be prepared in accordance with applicable final
plan requirements of this chapter, except a separate preliminary plan
need not be filed.
(c)
If a waiver or modification of this chapter has been requested,
then review by the Board of Commissioners of Upper Allen Township
is mandatory.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B.
Each applicant shall follow the procedures for the submission and
processing of plans and specifications for such plans as set forth
in this article.
A.
Prior to the preparation and filing of the preliminary plan, applicants
are strongly encouraged, but not required, to submit to the Planning
Commission the following plans and data, and may ascertain from the
Planning Commission those elements which should be considered in the
design of the subdivision or land development. These shall include
any features of the Upper Allen Township Comprehensive Plan or of
any other plans of the Planning Commission, including, but not limited
to, proposed streets, recreation areas, drainage reservations, shopping
centers and school sites. Submission of a sketch plan shall not constitute
a formal filing of the plan with the Township.
B.
If the applicant desires to submit a sketch plan and for the project to appear on the Township Planning Commissions agenda, it is required that a request for preapplication review include a minimum of 12 copies of a sketch plan, unless otherwise noted by the Township, and electronic submission of the plan and any other materials (PDF format is preferred), and one application form available from the Township for consideration of a subdivision and/or land development plan. The request shall be submitted to the Township by the first business day of the month, unless otherwise noted by the Township, in which the plan will be considered by the Township Planning Commission. The applicant will be charged reasonable fees in accordance with Article VII for engineering-related services. Fees will be set by resolution of the Board of Commissioners of Upper Allen Township.
As part of the subdivision and land development process, it
is strongly encouraged that the applicant schedules a preapplication
conference with the Township Engineer, Township Planner, and/or Zoning
Officer prior to submission of the preliminary and final subdivision
and/or land development plan. The purpose of the preapplication conference
is to: 1) foster an informal plan review between the applicant and
the Township staff; 2) reduce the subdivision processing time and
costs for the applicant; and 3) expedite the Township's review and
approval process once the plan is formally submitted. The following
procedures and information should be addressed in the preapplication
conference:
A.
The preapplication conference shall be scheduled prior to the initial
plan submission.
B.
The applicant shall be charged reasonable fees in accordance with Article VII for engineering-related services.
C.
Due to the informal nature of the preapplication conference, the
applicant or the Township shall not be bound by any determination
of the preapplication conference.
A.
The sketch plan shall show the following information:
B.
General information. The individual shall provide a narrative describing
the proposed subdivision or land development that shall address the
following items:
C.
Location map. Provide a map (minimum scale one inch equals 2,000
feet) showing the proposed subdivision or land development's location
with respect to the existing community facilities, local street systems
and municipal boundaries.
D.
Sketch plan. Provide a drawing of the proposed land development with
the following features:
(1)
Name and address of developer and/or owner, name of municipality,
proposed name of the development, North arrow and date.
(2)
Tract boundaries.
(3)
Number of acres in the tract, average lot size, approximate
number of lots, and anticipated type of development.
(4)
Existing and proposed streets, highways, railroads, rights-of-way,
sewers, water mains, fire hydrants and storm sewers.
(5)
Proposed general lot layout.
(6)
All public facilities such as schools and parks.
(7)
Predominant natural features such as wooded areas, streams,
wetlands, floodplains and others as addressed in the Upper Allen Township
Comprehensive Plan.
(8)
A location map for the purpose of locating other streets, developments,
recreation areas and rights-of-way to better plan the proper locations
of the same.
(9)
Topography, showing contours at vertical intervals of five feet
or as required by the Township Engineer.
(10)
Name of the engineer, surveyor or other qualified person responsible
for the map(s).
E.
The sketch plan must be drawn to scale. However, approximate dimensions
will be accepted. The plan may be a simple sketch drawn on a topographic
map.
A.
Application and review procedure.
(1)
Filing. A separate preliminary plan application is required
when a subdivision or land development is to be completed in more
than one phase, whether proposed initially or cumulatively.
(2)
Preliminary plans shall be submitted to the Township by the
first business day of the month, unless otherwise noted by the Township,
in which the plan will be considered by the Township Planning Commission
in order to be placed on the agenda.
(a)
Plans submitted to other regulatory agencies shall be submitted
by the first business day of the month, unless otherwise noted by
the Township or the agency.
(b)
If at any time it is necessary to revise the preliminary plan
or associated plans, reports, etc., such revised plans and/or documents
must be submitted not less than 15 business days prior the Planning
Commission's or Board of Commissioners of Upper Allen Township's regularly
scheduled meeting date in order to be placed on the agenda. Additional
time may be required by the Township.
(3)
Applicants are required to submit a sewer facilities plan revision,
supplement or proof of request for a planning module exemption in
conjunction with the preliminary plan.
(4)
Application requirements. A preliminary plan application shall
include the following:
(a)
A minimum of 15 copies of the preliminary plan and two copies of all reports, notifications and certifications which are specified in § 220-3.7, unless otherwise noted by the Township. Additional copies of the preliminary plan and reports may be required by the Township.
(b)
One application form.
(c)
Electronic submission of the plan, reports, notifications, certifications,
façade drawings, and other required items. PDF format is preferred.
(d)
Filing fee as set by resolution of the Board of Commissioners
of Upper Allen Township.
(5)
Proper completion. The designated Township representative shall first determine that the preliminary plan application is complete with Subsection A(4). This determination does not constitute approval or disapproval of the plan but is provided to ensure the submission of sufficient data for the Board of Commissioners to make a formal action on the plan. The Township shall complete an administrative review of the application within 10 calendar days of the plan submission. If the application is found to be incomplete, the applicant shall be notified ,in writing, that the submitted data does not constitute a formal filing of the preliminary plan and specify the deficiencies.
(6)
Distribution. A designated Township representative shall distribute
the preliminary plan to the Township Zoning Officer, Township Solicitor,
Township Engineer, Fire Department, Police Department, Township Planning
Commission, Board of Commissioners, and, if deemed necessary, other
officials, boards and agencies. It shall be the responsibility of
the developer to distribute plans to outside review and regulatory
agencies for required approvals (e.g., adjacent municipalities, School
Board, PennDOT, Cumberland County Conservation District, PA DEP, County
Planning Commission, Natural Resource Conservation Service, etc.).
(7)
Action by Township. The Township will review and comment concerning
the conformance of the submitted plan with Township ordinance governing
design standards, improvements and construction requirements; and
conformance with Township requirements for installation of individual
approved sewage facilities and other applicable regulatory requirements.
Where a proposed subdivision or land development is located in more
than one municipality, the Board of Commissioners may defer action
on the plan until approval from the adjacent municipality is granted.
All costs incurred through the conducting of any engineering tests
shall be the responsibility of the developer. The Township may provide
the developer an estimate of such costs for tests deemed necessary.
(8)
Action by Township Planning Commission. The Planning Commission
shall review and recommend approval to the Board of Commissioners.
(9)
Action by Board of Commissioners. The Board of Commissioners
shall approve or disapprove and shall give notice to the developer
in accordance with the Pennsylvania Municipalities Planning Code.[1]
(a)
Approval of the preliminary plan by the Board of Commissioners
constitutes conditional approval of the development as to the character
and intensity of development, the layout, and the approximate dimensions
of streets, lots, and other planned features. This approval binds
the development to the scheme shown on the preliminary plan.
(b)
Approval of the preliminary plan shall not constitute approval
of the final plan, nor does it authorize recording of the preliminary
plan to proceed with the construction of proposed improvements or
the sale of any lots. However, such approval does authorize the developer
to proceed with the preparation of the final plan.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B.
In addition to the requirements outlined in Subsection A, the following preliminary plan procedures shall apply to conservation subdivisions in accordance with the Upper Allen Township Zoning Ordinance, as amended.[2]
(1)
The applicant is strongly encouraged to submit a sketch plan, in accordance with § 220-3.4 of this chapter, prior to submission of preliminary plans. It is further recommended that the existing resources and site analysis plan be prepared during the sketch plan.
(2)
Four-step design process. It is recommended that the following
four-step design process is used to lay out conservation subdivisions
to ensure that natural features are protected:
(a)
Step 1: Delineation of greenway lands and/or conservation lands.
[2]
Greenway/conservation lands would include all primary conservation
areas comprising floodplains, wetlands and slopes over 25% of those
parts of the remaining buildable lands with the highest resource significance.
Secondary conservation areas would be delineated to meet the minimum
area percentage requirements for greenway/open space lands and in
a manner clearly indicating their boundaries as well as the types
of resources included within them.
(b)
Step 2: Location of house sites. Potential house sites would
be tentatively located, using the proposed greenway/open space lands
as a base map as well as other relevant data on the existing resources
and site analysis plan such as topography and soils. House sites shall
not be located closer than 100 feet from primary conservation areas
and 50 feet from secondary conservation areas.
(c)
Step 3: Alignment of streets and trails. Upon designating the
house sites, a street plan would be designed to provide vehicular
access to each house, complying with the standards herein and bearing
a logical relationship to topographic conditions.
[1]
Impacts of the street plan on proposed greenway/open space lands
shall be minimized, particularly with respect to crossing environmentally
sensitive areas such as wetlands and traversing slopes exceeding 15%,
etc.
[2]
Streets shall be laid out to minimize the number of new cul-de-sac
and loop streets.
(d)
Step 4: Drawing in the lot lines. Upon completion of the preceding
three steps, lot lines are drawn as required to delineate the boundaries
of individual residential lots.
C.
Preliminary plan specifications.
(1)
The preliminary plan shall be submitted with an application
for consideration of a subdivision and/or land development plan and
an electronic copy of the plan and reports, and all subsequent amendments.
(2)
The preliminary plan shall be drawn at a scale of 10, 20, 30,
40, or 50 feet to one inch. Sheet size shall be 24 inches by 36 inches.
The preliminary plan shall show the following information:
(a)
Proposed land development name or identifying title.
(b)
The municipality or municipalities in which the land development
is located. If the project is located in the vicinity of a municipal
boundary, the location of said boundary shall be shown on the plan.
(c)
North point, scale and date.
(d)
Name and address of the owner of the property or authorized
agent.
(e)
Name, seal and signature of the registered engineer and registered
surveyor responsible for the plan.
(f)
Total acreage of the tract.
(g)
Maximum building height, number of lots, proposed density and
minimum lot size.
(h)
Signature blocks for approval by the Board of Commissioners and Planning Commission (see § 220-3.8).
(i)
Length and width of new streets proposed.
(j)
Type and locations of water supply and sewage disposal facilities
proposed (i.e., on-lot or public). For on-lot systems, the location
of percolation tests must be shown.
(k)
Proposed use of land, existing zoning classification for the
property and all surrounding properties and proof of any conditional
uses, variances or special exceptions which may have been granted.
A statement shall also be added to the plan indicating any zoning
amendment, conditional use, special exception or variance granted,
if applicable.
(l)
A location map for the purpose of locating the site in relation
to the surrounding neighborhood and community. The location map should
be at a scale of not less than 2,000 feet to one inch.
(m)
Tract boundaries clearly showing bearings and distances. Lot
line descriptions shall read in a clockwise direction.
(n)
Source of title of all existing lots.
(o)
Proposed contours at two-foot vertical intervals or as required
by the Township Engineer.
(p)
Datum to which contour elevations refer. Where reasonably practicable,
data shall refer to the PA State Plane projections, PA South Zone
(3702), MAD83 horizontal datum, NAVD88 vertical datum. Units shall
be in U.S. survey foot.
(q)
The names of owners of immediately adjacent land; the names
of proposed or existing land developments immediately adjacent, and
the locations and dimensions of any streets or easements shown thereon
which abut the land to be developed.
(r)
Soil types as indicated by the Soil Survey of Cumberland County,
latest edition.
(s)
All existing watercourses, tree masses and other significant
natural features, such as rock outcrops, springs, seeps, wetlands,
and floodplains. Large trees (thirty-inch caliper or larger) shall
be shown separately, even if located within a tree mass.
(t)
All existing buildings, sewers, water mains, culverts, petroleum
lines, telephone and electrical lines, gas lines, fire hydrants and
other man-made features, including size, type, location and ownership.
(u)
All existing streets on, adjacent to, or within 200 feet of
any part of the tract, including name, right-of-way width, and cartway
width.
(v)
All existing property lines, easements and rights-of-way and
the purpose for which the easements or rights-of-way have been established,
with accurate dimensions, bearings or deflection angles and radii,
arcs and central angles of all curves. Transmission line easements
for gas, electric and petroleum lines shall be specifically noted
as such. Special conditions required by these easements shall be noted
on the plan.
(w)
Blocks and lots shall be numbered in consecutive order (e.g.,
Block A, Lots 1-10; Block B, Lots 11-22).
(x)
Location of all proposed buildings and other significant proposed
man-made features.
(y)
Location, dimensions and purpose of all proposed streets, alleys,
sidewalks, rights-of-way and easements; proposed lot lines with dimensions;
driveway access points on all lots where proposed; proposed minimum
building setback line and dimensions for each street; proposed buffer
yard setback lines; playgrounds, public buildings, public areas and
parcels of land proposed to be dedicated or reserved for public use.
(z)
The location of existing lot line markers along the perimeter
of the entire existing tract.
(aa)
Design of all proposed sanitary sewer, water, storm sewer, and
stormwater management facilities, including accurate plan and profile
data.
(bb)
Where the preliminary plan covers only a part of the developer's
entire holding, a sketch shall be required of the prospective street
layout for the remainder.
(cc)
The location and configuration of proposed parking facilities
and access drives.
(dd)
A notarized statement to the effect that the applicant is the
owner of the land proposed to be developed and that the land development
shown on the preliminary plan is made with the applicant's free consent.
(ee)
Recreation and open space areas.
(ff)
Plans must include separate drawings to show façade treatment,
elevations, floor plans, lighting and signing.
(gg)
Location and sight distances of driveway access points for land
development plans.
(hh)
When phasing of the development is proposed, plans shall illustrate
a phasing plan that includes all plan elements required by this chapter.
(ii)
Where the plan proposed the creation of any new streets, the
application shall be accompanied by a listing of proposed street names,
which shall be reviewed by appropriate officials of Upper Allen Township
and the United States Postal Service to determine that the same are
not identical or deceptively similar to any existing street names.
(jj)
A statement on the plan indicating any existing or proposed
modifications, waivers or deferrals granted by the Township and the
date of said action. Any deferred improvements shall be shown on all
plans with detail specifications as future improvements. A note shall
be placed on all plans indicating that such deferment is valid until
such time as the Board of Commissioners deems the improvement necessary.
(kk)
Radiuses of streets and turnarounds.
(3)
Applicants proposing a conservation subdivision in accordance
with the Upper Allen Township Zoning Ordinance[4] shall provide the following additional information at
the time of preliminary plat submission:
(a)
An existing resources and site analysis plan with a preliminary
resource impact and conservation subdivisions. The existing resources
and site analysis plan shall be prepared to provide the developer
and the Township with a comprehensive analysis of existing conditions,
both on the proposed development site and within 500 feet of the site.
Conditions beyond the parcel boundaries may be described on the basis
of existing published data available from governmental agencies and
from aerial photographs.
(b)
The following information shall be included in the existing
resources and site analysis plan:
[1]
A vertical aerial photograph enlarged to a scale of not less
detailed than one inch equals 400 feet, with the site boundaries clearly
marked.
[2]
The location and delineation of ponds, streams, ditches, drains
and natural drainage swales, as well as the one-year floodplains and
wetlands. Additional areas of wetlands on the proposed development
parcel shall also be indicated, as evident from testing, visual inspection,
or from the presence of wetland vegetation.
[3]
Vegetative cover conditions on the property according to general
cover type, including cultivated land, permanent grassland, meadow,
pasture, old field, hedgerow, woodland and wetland, trees with a caliper
in excess of 15 inches, the actual canopy line of existing trees and
woodlands. Vegetative types shall be described by plant community,
relative age and condition.
[4]
Soil series, types and phases, as mapped by the Cumberland County
Soil Survey, and accompanying data published for each soil relating
to its suitability for construction (and, in unsewered areas, for
septic suitability).
[5]
Ridgelines and watershed boundaries shall be identified.
[6]
Geologic formations on the proposed development parcel, including
rock outcropping, cliffs, sinkholes, and fault lines, based on available
published information or more detailed data obtained by the applicant.
[7]
All existing man-made features, including, but not limited to,
buildings, streets and culverts, driveways, farm roads, wood roads,
bridges, buildings, foundations, walls, wells, drainage fields, dumps,
utilities, fire hydrants, storm and sanitary sewers and water mains.
[8]
Locations of all historically significant sites or structures
on the tract, including, but not limited to, cellar holes, stonewalls,
earthworks, and graves.
[9]
Locations of trails that have been in public use (pedestrian,
equestrian, bicycle, etc.).
(c)
The preliminary resource impact and conservation report shall
contain a report and map of impact areas which clearly demonstrate
the impact of proposed development activities and physical alterations
on existing site resources and measures taken to minimize site disturbance
to the greatest extent practicable. The qualifications and experience
of the preparer shall be provided.
(e)
Yield Plan (conventional subdivision design): option method
in place of the adjusted tract area calculations above, for calculating
density in conservation subdivisions and in accordance with the Upper
Allen Township Zoning Ordinance.[6] The yield plan shall be based upon the density factor
of the chosen option applied to the gross tract acreage.
(f)
Community association document. A community association document,
also known as a "homeowners' association document" or a "condominium
association document," shall be provided for all subdivision and land
development applications which propose lands or facilities to be used
or owned in common by all residents of the subdivision or land development
and not deeded to the municipality. The elements of the community
association document shall include, but not be limited to, the following:
[1]
A description for all lands and facilities to be owned by the
community association. This description shall include a map of the
proposal highlighting the precise location of those lands and facilities.
[2]
Statements setting forth the powers, duties, and responsibilities
of the community association, including the services to be provided.
[3]
A declaration of covenants, conditions, and restrictions, giving
perpetual easement to the lands and facilities owned by the community
association. The declaration shall be a legal document which also
provides for automatic association membership for all owners in the
subdivision or land development and shall describe the mechanism by
which owners participate in the association, including voting, elections
and meetings. Furthermore, it shall give power to the association
to own and maintain the common property and to make and enforce rules.
[4]
Statements prescribing the process which community association
decisions are reached and setting forth the authority to act.
[5]
Statements requiring each owner within the subdivision or land
development to become a member of the community association.
[6]
Statements setting cross-covenants or contractual terms binding
each owner to all other owners for mutual benefit and enforcement.
[7]
Requirements for all owners to provide a pro rata share of the
cost of the operations of the community association.
[8]
A process of collection and enforcement to obtain funds from
owners who fail to comply.
[9]
A process for transition of control of the community association
from the developer to the unit owners.
[10]
Statements describing how the lands and facilities
of the community association will be insured, including limit of liability.
[11]
Provisions for the dissolution of the community
association, in the event the association should become unviable,
including provisions requiring individual unit owners' responsibility
for maintenance of common areas and private streets after the dissolution
of the association.
(g)
Preliminary greenway/conservation landownership and management
plan for all subdivision and land developments which include greenway/open
space lands. Using the preliminary plan as a base map, the boundaries,
acreage and proposed ownership of all proposed greenway areas shall
be shown. In addition, the applicant shall also submit a preliminary
greenway ownership and management plan detailing the entities responsible
for maintaining various elements of the property and describing management
objectives and techniques for each part of the property. Such management
plans shall be consistent with the requirements of the Upper Allen
Township Zoning Ordinance ("Ownership and maintenance of conservation
and greenway areas and common facilities.")[7]
(4)
The preliminary plan shall include thereon or be accompanied
by:
(a)
Feasibility study on sewer and water facilities for the tract (§ 220-3.7) and for land developments, a plan revision module for land development along with recommendations from the regional office of the PA DEP.
(b)
Reports in accordance with § 220-3.7 for subdivisions and land developments, where applicable, unless waived by the Board of Commissioners.
(c)
Profiles, typical cross sections and specifications for proposed
street improvements. Profiles shall be drawn at a horizontal scale
of one inch equals 50 feet and at a vertical scale of one inch equals
10 feet or one inch equals five feet.
(d)
Profiles and other explanatory data concerning the installation
of sanitary and storm sewage systems and water distribution systems.
Profiles shall be drawn at a horizontal scale of one inch equals 50
feet and at a vertical scale of one inch equals 10 feet or one inch
equals five feet.
(e)
Preliminary engineering designs of any new bridges or culverts
proposed in the tract.
(f)
A drawing of all present and proposed grades and facilities
for stormwater drainage and supporting calculations.
(g)
Design of all landscaping and buffer yards complying with the
requirements of this chapter. A landscaping plan shall be provided
to include the location of proposed plantings, type, size, etc. A
table must be included on the plan to show what plantings are required
by this chapter and the Zoning Ordinance[8] and what plantings are being provided.
(h)
Erosion and sedimentation control plans and post construction
stormwater management plans, as required by the Cumberland County
Conservation District and PA DEP.
(i)
Photometric plans.
(j)
Wetland delineation report and jurisdictional determination
from the U.S. Army Corps of Engineers.
(k)
Wetland mitigation plans.
(l)
Soil percolation tests shall be performed for all developments
where structures at the time of construction will not be connected
to any active public sewage disposal systems. Tests will be made in
accordance with the procedure required by the PA DEP. The Township
Sewage Enforcement Officer and/or a sanitarian of the PA DEP shall
certify that a location is available for the on-lot sewage disposal
system for each lot. The minimum lot size where on-lot systems and
wells are proposed shall be one acre. All lots relying on on-lot sewage
disposal systems shall test and designate an alternate absorption
area, perpetually protected from disturbance by a permanent easement.
Alternate absorption areas shall not be permitted in common areas
of the proposed development.
(5)
Notifications.
(a)
Where the tract described in the application includes any public
utility, electric transmission line, gas pipeline, or petroleum product
transmission line located within the tract, the applicant or lessee
of such right-of-way shall notify the owner of the right-of-way of
his intentions. A note stating any conditions regarding the use of
the land, minimum building setback, or right-of-way lines shall be
included on the plan. This requirement may also be satisfied by submitting
a copy of the recorded agreement.
(b)
Where the land included in the subject application has an agricultural,
woodland, or other natural resource easement located within the tract,
the application shall be accompanied by a letter from the party holding
the easement stating any conditions on the use of the land. This requirement
may also be satisfied by submitting a copy of the recorded easement.
(c)
Where applicable, the plan shall include a note indicating the
absence of streams, wetlands, rock outcrops, soil subsidences, floodplains,
contaminated soils, or slopes in excess of 25%.
(d)
In the case of a plan which requires access to the highway under
the jurisdiction of PennDOT, the following statement shall be included:
"A highway occupancy permit is required pursuant to § 420
of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State
Highway Law."[9]
[9]
Editor's Note: See 36 P.S. § 670-420.
A.
Application and review procedure.
(1)
A final plan application is required of all subdivision and land development plans. When a preliminary plan application is required, in accordance with § 220-3.5, applications for final plan approval can be submitted only after obtaining preliminary plan approval.
(2)
Final plan details shall include all applicable information required for a preliminary plan, in accordance with § 220-3.5.
(3)
The final plan shall be consistent with the preliminary plan.
The final plan may include sections of an approved preliminary plan,
provided each section independently conforms to the ordinance, regulations
and other standards of the Township, and includes a reasonable portion
of the preliminary plan.
(4)
Final plan shall be submitted to the Township by the first business
day of the month, unless otherwise noted by the Township, in which
the plan will be considered by the Township Planning Commission in
order to be placed on the agenda.
(a)
Plans submitted to other regulatory agencies shall be submitted
by the first business day of the month, unless otherwise noted by
the Township or the agency.
(b)
If at any time it is necessary to revise the final plan or associated
plans, reports, etc., such revised plans and/or documents must be
submitted not less than 15 business days prior the Planning Commission's
or Board of Commissioners' regularly scheduled meeting date in order
to be placed on the agenda. Additional time may be required by the
Township.
(5)
Final plan applications shall include the following:
(a)
A minimum of 15 copies of the final plan and two copies of all reports, notifications and certifications which are specified in § 220-3.7 unless otherwise noted by the Township. Additional copies of the final plan and reports may be required by the Township.
(b)
One application form available from the Township for consideration
of a subdivision and/or land development plan.
(c)
Filing fee as set by resolution of the Board of Commissioners
of Upper Allen Township.
(d)
An electronic copy of the plan reports, notifications, certifications,
façade drawings, and other required items, and all subsequent
amendments. PDF format is preferred.
(6)
Proper completion. The designated Township representative shall first determine that the final plan application is complete in accordance with § 220-3.6A(5). This determination does not constitute approval or disapproval of the final plan but is provided to assure the submission of sufficient data for the Planning Commission to make a formal action on lot add-on plans, and for the Board of Commissioners to make a formal action on all other final plans. If the application is found to be incomplete, the applicant will be notified, in writing, that the submitted data does not constitute a formal filing of the final plan and specify the deficiencies.
(7)
Distribution. A designated Township representative shall distribute
the final plan to the Township Zoning Officer, Township Solicitor,
Township Engineer, Township Planning Commission, Board of Commissioners,
Fire Department, Police Department, and, if deemed necessary, other
officials' boards and agencies. It shall be the responsibility of
the developer to distribute plans to outside review and regulatory
agencies for required approvals (e.g., adjacent municipalities, school
board, PennDOT, Cumberland County Conservation District, PA DEP, County
Planning Commission, Natural Resource Conservation Service, etc.).
(8)
Guarantee. Before recording an approved final plan, the Board of Commissioners shall be assured by means of a financial guarantee, as provided in Article IV of this chapter, that all improvements required by this chapter will be installed by the developer in strict accordance with the Commissioners' approval and within a specified time after approval of the final plan.
(9)
Earthmoving activities:
(a)
All earthmoving activities within the Township shall be conducted
in such a way as to prevent accelerated erosion and the resulting
sedimentation.
(b)
In order to fulfill the requirements of the PA DEP Rules and
Regulations, Chapter 102, for any subdivision which requires the construction
of streets or other earthmoving activity on an area of over 5,000
square feet, the Township Planning Commission shall not recommend
approval and the Board of Commissioners shall not approve the final
plan unless the subdivider submits evidence of having obtained all
applicable permits from the Cumberland County Conservation District
and PA DEP.
(10)
Any plan which will require access to a highway under the jurisdiction
of the Pennsylvania Department of Transportation shall not be finally
approved and recorded unless the highway occupancy permit has been
acquired pursuant to § 420 of the Act of June 1, 1945 (P.L.
1242, No. 428) known as the "State Highway Law."[1]
[1]
Editor Notes: See 36 P.S. § 670-420.
(11)
The Board of Commissioners shall determine whether final plans,
with the exception of lot add-on plans unless otherwise determined
by the Planning Commission, shall be approved or disapproved and shall
give notice to the developer in accordance with the Pennsylvania Municipalities
Planning Code.[2]
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
(12)
The Board of Commissioners in its final approval of a plan may
condition such approval on the developer entering into a development
agreement with the Township detailing the plan elements, specifications
and improvements agreed upon. Such agreement shall be prepared by
the Township and shall be duly executed and acknowledged by the developer
and the Township and shall be binding upon the developer and upon
the developer's heirs or successors and assigns. The failure or refusal
of the developer to sign the development agreement within 10 calendar
days of its presentation for signature shall result in a deemed denial
of the plan.
(14)
Upon approval of the final plan, the developer shall provide
the Township with a .dwg file that includes one drawing of all the
lots on the plan, The data should include the recorded information,
to include parcel and tract boundaries, lot lines, building footprints,
edge of pavement, street rights-of-way (to include curbs and sidewalks),
storm sewer infrastructure, sanitary sewer infrastructure, any utility
or easements (public and private), hydrants, and other data as deemed
necessary by the Township and with spatial projection of PA State
Plane projections, PA South Zone (3702), MAD83 horizontal datum, NAVD88
vertical datum. Units shall be in U.S. survey foot. A digital copy
of the final plan in PDF format shall also be submitted.
B.
Specifications.
(1)
The final plan shall be drawn at a scale of 10, 20, 30, 40 or 50 feet to one inch. Sheet size shall be 24 inches by 36 inches, unless otherwise noted by the Township. The final plan shall include all specifications shown under § 220-3.5 for preliminary plans in addition to the following information:
(a)
Certification of title showing that the applicant is the owner
of the land.
(b)
For subdivisions, certification by a licensed surveyor and licensed
engineer certifying to the accuracy of survey and plan. For a land
development plan, certification by a licensed surveyor, licensed engineer
or landscape architect, certifying to the accuracy of the proposed
development plan.
(c)
A complete street layout shall be provided at a scale of one
inch equals 800 feet.
(d)
Primary control points, approved by the Township Engineer, or
description and "ties" to such control points, to which all dimensions,
angles, bearings and similar data on the plan shall be referred.
(e)
Sufficient data to determine readily the location, bearing and
length of every street, lot and boundary line and to reproduce such
lines upon the ground. Such data to be tied into monuments as required.
(f)
All dimensions and angles or bearings of the lines of each lot
and of each area proposed to be dedicated to public use for the purpose
for such areas.
(g)
All dimensions shall be shown in feet and hundredths of a foot.
(h)
The location and materials for permanent reference monuments
shall be shown on the plan.
(i)
Statement of owner dedicating streets, rights-of-way, and any
sites for public use which are to be dedicated.
(j)
The final grading plan shall include finish floor elevations
for proposed structures and spot elevations as needed to clarify proposed
grades.
(k)
Landscaping plan meeting the requirements of this chapter. A
landscaping plan shall be provided to include the location of proposed
plantings, type, size, etc. A table must be included on the plan to
show what plantings are required by this chapter and the Zoning Ordinance[4] and what plantings are being provided.
(l)
Plans must be prepared in permanent black opaque ink or in black
print Mylar.
(m)
Note in § 220-5.10(A)(2) must be on plans.
(n)
Plans must contain original signatures signed in permanent black
opaque ink.
(o)
Plans shall be legible in all details.
(p)
When phasing of the development is proposed, plans shall illustrate
a phasing plan that includes all plan elements required by this chapter.
(q)
Location of percs, probes and wells. Wells must maintain the
minimum separation distances, as required by DEP, from both the primary
and alternate absorption areas.
(r)
Plans must include the Pennsylvania One Call System, Inc., number
(1-800-242-1776) as the contact prior to any excavation activities.
(2)
The plan shall be accompanied by the following data:
(a)
Profiles of streets showing grades at a minimum scale of 50
feet horizontal and five or 10 feet vertical.
(b)
Cross sections of streets showing the width of right-of-way,
width of cartway, location and width of sidewalks, and location and
size of utility mains. Cross sections shall be at intervals of 50
feet, or as required by the Township Engineer. Cross sections shall
be provided for the construction of new streets and for the widening
of existing streets.
(c)
Plans and profiles of proposed sanitary and/or stormwater sewers,
with grades and pipe sizes indicated, and a plan of any proposed water
distribution system showing pipe sizes and location of valves and
fire hydrants.
(d)
Location and method of streetlighting facilities, including
who will maintain the streetlight facilities, if any.
(e)
Other state and county certificates as may be required.
(f)
Proposed protective covenants running with the land, if any.
(g)
Such certificates, affidavits, endorsements or dedications as may be required by the Planning Commission or the Board of Commissioners of the municipality in the enforcement of these regulations, and at least in the amount and form as provided for in § 220-3.7.
(h)
A cost estimate of public improvements for establishment of the financial security, in accordance with Article IV of this chapter.
(i)
Final engineering and design of any bridges or culverts.
(3)
Notifications.
(a)
All notifications required under the preliminary plan specifications
shall be included on the final plans.
(b)
A statement must be included on the plan to indicate any modifications,
waivers or deferrals granted by the Board of Commissioners and the
date of said action. Any deferred improvements shall be shown on all
plans with detail specifications as future improvements. A note shall
be placed on all plans indicating that such deferment is valid until
such time as the Board of Commissioners deems the improvement necessary.
(c)
Notification from DEP that approval of the sewer facility plan
revision module for land development or supplement has been granted
or notice from DEP that such approval is not required.
(d)
Notification from the appropriate state and federal agencies
that permits have been issued or are not required, for any proposed
activities within streams, wetlands, or any other state or federally
regulated body of water. These permits include, but are not limited
to, floodplain encroachment permits, dam permits, earth disturbance
permits, stream encroachment permits and general permits.
(e)
When a final plan is submitted in sections, the above notifications
for all applicable activities on the entire site shown on the approved
preliminary plan shall be provided upon submittal of the first final
phase of the project.
B.
Hydrogeologic/water facilities study.
(1)
A hydrogeologic/water facilities study, describing the availability
and/or adaptability of water facilities in or near a proposed subdivision
or land development, shall be prepared and submitted to the Township.
(2)
The hydrogeologic/water facilities study shall be prepared by
a registered professional engineer or hydrogeologist experienced in
the field and procedures involved. The report shall be submitted in
conjunction with the preliminary and final plans for review by the
Township Engineer.
(3)
The hydrogeologic/water facilities study shall be prepared as
a written report and shall include the following basic data in textual
and tabular form:
(a)
A project narrative describing the overall project.
(b)
A narrative describing and focusing on the development site
and an area of one-fourth-mile buffer surrounding the site.
(c)
The report study shall consist of an examination of the possible
use of on-site water supply systems and the impact of such systems
on groundwater supply, connection to an existing water supply system
or the construction of a central community system.
(d)
The study shall include a complete geologic profile and plan
and a discussion of the effect of the proposed development and construction
activity on the groundwater supply.
(e)
The study shall also include a statement and justifiable analysis
by the registered professional engineer or licensed geologist as to
the sufficiency of the subsurface aquifers to support on-lot water
systems for the proposed development, verified by well testing and
other appropriate means, as well as analyzing the impact on existing
sources.
(f)
The study shall describe the distance from the nearest public
water supply system and the capacity of the system to accommodate
the proposed subdivision or land development.
(g)
Where a central community water system is proposed, the report
shall provide evidence that the system will have an adequate supply
of potable water for domestic or other proposed use and that each
unit or building will have adequate supply for the purpose of fire
protection.
C.
Hydrogeologic/sewer facilities study.
(1)
A hydrogeologic/sewer facilities study, describing the availability
and/or adaptability of sewer facilities in or near a proposed subdivision
or land development, shall be prepared and submitted to the Township.
(2)
The hydrogeologic/sewer facilities study shall be prepared by
a registered professional engineer or licensed geologist experienced
in the field and procedures involved. The report shall be submitted
in conjunction with the preliminary and final plans for review by
the Township Engineer.
(3)
The hydrogeologic/sewer facilities study shall be prepared as
a written report and shall include the following basic data in textual
and tabular form:
(a)
A project narrative describing the overall project and the proposed
method of sewage disposal for each lot.
(b)
A narrative describing and focusing on the development site
and an area of one-fourth-mile buffer surrounding the site.
(c)
The study shall describe the distance from the nearest public
sewer system and the capacity of the system to accommodate the proposed
subdivision or land development. The feasibility of utilizing said
systems for sewage disposal shall be included where on-site sewage
facilities are proposed.
(d)
Soil test results, certified as accurate by the Township Sewage
Enforcement Officer, to assess the ability of the soil to absorb waste
from any proposed subsurface sewage disposal facilities. Primary and
alternate absorption areas must be identified and tested.
(e)
Calculations and a narrative describing how the proposed on-site
sewage facilities will adequately and properly dispose of the anticipated
quantities of waste. Standards for installation of on-site sewage
disposal systems shall be as required by DEP at the time of construction.
E.
Steep slope. A steep slope report for all applications involving
construction on lands that possess slopes exceeding 15%. The steep
slope report shall include the following:
(1)
A topographic map of the site which highlights those areas that
possess slopes exceeding 15%. Also reflected on his map shall be all
existing and proposed site alterations and improvements (e.g., buildings,
streets, access drives, driveways, parking compounds, utilities, etc.)
that are located within the steep slope area.
(2)
In those instances where construction and/or modifications is
proposed to the existing topography and vegetative cover within areas
of 15% or greater slope, the applicant shall provide a detailed description
of the methods that are being used to:
(a)
Protect and stabilize areas that have a high potential for soil
erosion;
(b)
Accommodate stormwater runoff;
(c)
Ensure structural safety and minimize harm to the environment
associated with construction on steep slopes;
(d)
Protection and preservation of on-site and off-site valuable
natural wildlife, plant habitats and water quality;
(e)
Protection of steep slopes on adjoining properties; and
(f)
Ensure adequate foundations for buildings and/or other structures.
(3)
In those instances where construction and/or modifications to
the existing topography and vegetative cover in areas of 18% or greater
slopes, the applicant shall provide a soils engineering report. A
soils engineering report shall be prepared by a registered professional
engineer or licensed geologist with expertise in soil, geology and
construction. The report shall include:
F.
Traffic impact reports.
(1)
A traffic control report shall be submitted for all development
which propose new public or private streets, changes in traffic patterns,
public transit, or bicycle lanes or any combination thereof. The report
shall include what traffic control devices are warranted for any streets,
lanes and intersections, and other improvements as may be warranted
by the Engineer and Board of Commissioners of Upper Allen Township.
(2)
A traffic impact report shall be submitted for all subdivisions
and/or land developments which meet the following criteria:
(a)
Traffic impact reports shall be provided in accordance with
the requirements in this section, whether proposed initially or cumulatively
for all residential subdivisions and/or land developments containing
20 or more lots or dwelling units, all nonresidential land developments
with total building(s) in excess of 10,000 square feet gross floor
area or average daily traffic volume of 250 trips, or any mixed-use
development.
(b)
The Township Zoning Officer or Township Engineer or its designee,
the Planning Commission or the Board of Commissioners determines there
are existing traffic problems in an area or that the existing transportation
network may be inadequate to handle the volume or character of traffic
likely to result from the proposed land development.
(c)
The study shall assess the impacts to adjacent roadways and
identify improvements that may be required to maintain a level of
service (LOS) rating of "D" on the affected roadway network. Where
the affected roadway network is determined to have a LOS rating of
"E" or "F," the study shall identify specific improvements that would
restore a LOS rating of "D" or better. For commercial and industrial
developments, the traffic impact shall include analysis of access
drives interior to the site.
(3)
When establishing the study area boundaries, sufficient area
shall be included to ensure that key corridors that afford access
to the site and critical intersections that may be affected by the
site-generated traffic are taken into account. The exact limits of
the study area shall be based on engineering judgment and an understanding
of existing traffic conditions and existing multimodal conditions
at and in the vicinity of the proposed site. In all instances, however,
the study limits must be mutually agreed upon by the applicant and
the Township prior to the preparation of the traffic impact study.
(a)
All existing and proposed site uses. The existing and proposed
uses of the site shall be identified in terms of the various zoning
categories in the jurisdiction. In addition, the specific use on which
the request is made shall be identified. In the case where a current
land use is being upgraded or modified, a description of the proposed
improvements with respect to density changes shall be included. Such
a density change may necessitate replacing existing traffic volumes
generated by the current land use with increased volumes resulting
from a change in land use and density.
(b)
Existing and proposed nearby uses. A complete description of
the existing land uses in the vicinity of the site, as well as their
current zoning shall be included. The proposed uses for adjacent land
in terms of zoning categories shall be included. This latter item
is especially important where large tracts of undeveloped land are
in the vicinity of the site and within the defined study area.
(c)
Existing and proposed roadways, intersections, transit, trails
and paths.
[1]
The study area shall describe existing roadways and intersections
within the study area with respect to geometrics and traffic signal
control as well as any planned and committed roadway and traffic operational
improvements by government agencies. In addition to critical intersections,
high volume driveways adjacent to or across from the site shall be
identified.
[2]
An analysis of existing and future projected traffic conditions
shall be prepared so that the impacts of the proposed development
can be determined. Future traffic projections should consider a ten-year
growth period beyond the construction of the proposed development.
The section shall describe the results of the volume studies and capacity
analysis to be completed for the roadways, intersections and driveways
in the vicinity of the site under existing and future conditions as
well as any data collection efforts that are required. The source
and/or method of computation for all traffic volumes and capacity
analysis shall be included. Traffic studies are to comply with PennDOT
Publications 201 and 282, as amended, and the Institute of Transportation
Engineers Guidelines. Where discrepancies between reference documents
exist, the more restrictive standards shall apply.
[3]
The study shall also address site circulation of pedestrians,
bicyclists, public transit, and vehicles; identify impacts of the
development-generated traffic onto the existing multimodal network;
and provide appropriate mitigation for safe and efficient movement
of pedestrians, bicyclists, transit and vehicles.
[4]
The study shall include an executive summary. The summary shall
be a clear, concise description of the study findings, recommendation
and, where applicable, proposed improvements and who will pay for
said improvements.
(4)
Waiver of requirements. At the request of the applicant, the
Board of Commissioners may approve a waiver of the traffic impact
report and accept either a specific capacity improvement or contribution
to the Township of a fee in lieu of a specific capacity improvement
to be made at a future date.
G.
Park and recreation.
(1)
A park and recreation report for residential developments of
25 or more units. This report shall be prepared by a registered landscape
architect (RLA), with the following minimum considerations:
(a)
A description of the total projected number of residents in
their respective age groups.
(b)
A description of those existing public recreation facilities
to include, but not limited to, parks, trails and bicycle lanes, located
within a one-half-mile radius of the site.
(c)
A description of the adequacy of existing recreation facilities
to serve the proposed residents, taking into consideration current
usage.
(d)
A discussion of potential for any recreation facilities to be
provided by the developer to accommodate new residents and/or compensate
for any anticipated deficiencies of the Township's recreational facilities.
(e)
A description of any recreation facilities to be provided by
the developer.
(f)
A discussion on the relationship of the proposal to other parks
and recreation facilities located within the Township.
(g)
A description of the responsibility for maintenance of any recreational
facilities to be provided by the developer.
(h)
A description of accessibility of the proposed facilities to
general Township residents.
(i)
Source of standards used in the data presented.
(2)
The park and recreation report will be transmitted to the Township
Planning Commission for review.
H.
Historical features.
(1)
A historic features narrative shall be required for all applications
involving structures or lands that are listed on the National Register
of Historic Places; have received a determination of eligibility from
the National Register from the National Park Service; or are identified
by the Pennsylvania Historical Museum Commission (PHMC).
(2)
The development shall be designed to preserve, adaptively reuse,
or otherwise provide for the historic features. Modifications and
exterior alterations to historic features or sites, or new construction
adjacent to historic features, shall be consistent with the Secretary
of the Interior's Standards for Rehabilitation of Historic Properties,
as published by the National Park Service.
(3)
Subdivisions and land developments shall also be designed so
that new structures do not block historic views, or obstruct the view
of historic properties, and new construction shall be consistent with
the Secretary of the Interior's Guidelines. If, because of size, construction
material or type of use, a proposed land development or subdivision
would jeopardize the historic value of a site or structure, the Board
of Commissioners may require that such new construction be screened
or otherwise visually buffered. The Board of Commissioners may also
require that mitigation measures recommended by the PHMC be incorporated
into the proposed development to preserve the value of the historic
site or structure.
I.
Important natural habitats. All applications for lands that possess
an important natural habitat, as defined herein, shall plot the location
or report the presence of the natural resources. Important natural
habitat is defined as follows:
(1)
Wetlands, as defined by criteria of the U.S. Army Corps of Engineers;
(2)
Pennsylvania Natural Diversity Inventory (PNDI) confirmed extant
plant and animal species and communities that are listed as "Pennsylvania
Threatened" or "Pennsylvania Endangered"; or
(3)
PNDI confirmed extant plant and animal species and communities
that have a state rank of S1 or S2, which are defined as follows:
(a)
S1, CRITICALLY IMPERILED — Critically imperiled in the
state because of extreme rarity or because of some factor(s) making
it especially vulnerable to extirpation from the state; typically,
five or fewer occurrences or very few remaining individuals or acres.
(b)
S2, IMPERILED — Imperiled in the state because of rarity
or because of some factor(s) making it very vulnerable to extirpation
from the state; typically, six to 20 occurrences or fewer remaining
individuals or acres.
The following forms and space for the proper signatures shall
be used or placed on the final plans, unless otherwise determined
by the Township.
A.
Lot add-on plans. Each final lot add-on plan submitted for approval
shall carry a certification of approval in substantially the following
form:
|
Approved by the Planning Commission of Upper Allen Township,
this __________ day of __________, 20 _____.
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(Seal)
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ATTEST:
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|
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Secretary
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Chairman
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B.
Each final plan submitted for approval shall carry a certification
of approval in substantially the following form:
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Conditionally approved by the Board of Commissioners of Upper
Allen Township, this ________ day of ________, 20 ___. The conditions
of approval were satisfied this ________ day of _____, 20 ___.
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(Seal)
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ATTEST:
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Secretary
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President
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Approved by the Board of Commissioners of Upper Allen Township,
this ______ day of __________, 20 ___.
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(Seal)
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ATTEST: __________
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__________
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Secretary
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President
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Reviewed by the Planning Commission of Upper Allen Township,
this __________ day of __________, 20 ___.
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(Seal)
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ATTEST:
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|
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Secretary
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Chairman
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C.
Each final plan submitted for approval shall carry a certification
of approval for the Cumberland County Planning Department in substantially
the following form, unless otherwise required by the Cumberland County
Planning Commission:
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Reviewed by the Cumberland County Planning Department, this
________ day of ________, 20 ___.
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ATTEST: ______________________________
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Director of Planning
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D.
Each final plan submitted for approval shall carry a certificate,
signed by a surveyor, in substantially the following form:
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I, _____________, hereby certify that I am a registered Land
Surveyor, or registered Engineer in compliance with the laws of the
Commonwealth of Pennsylvania; that this plan correctly represents
a survey completed by me on _____________; that all the monuments
shown thereon actually exist; and that their location, size, type
and material are accurately shown.
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(Seal) __________
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E.
When required by the Township, a certificate must also be included
attesting to maintaining private roads; indemnification of the Township;
and others as required by the Township.
F.
Each final plan submitted for approval shall carry a deed of dedication
in substantially the following form:
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We, _____________, the undersigned, owners of the real estate
shown and described herein, do hereby certify that we have laid off,
platted and subdivided, and hereby lay off, plan and subdivide, said
real estate in accordance with the within plan.
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The subdivision shall be known and designated as _____________,
an addition to _____________. All streets and alleys shown and not
heretofore dedicated are hereby dedicated to the public.
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Building setback lines are hereby established as shown on this
plan, between which lines and the property lines of the street there
shall be erected or maintained no building or structure.
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There are strips of ground _____ feet in width as shown on this
plan and marked: "Easement, reserved for the use of public utilities
for the installation of water and sewer mains, poles, ducts, lines
and wires, subject at all times to the proper authorities and to the
easement herein reserved." No buildings or other structures are to
be erected or maintained upon said strips of land, but owners of lots
in this subdivision shall take their titles subject to the rights
of the utilities.
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(Additional dedications and protective covenants or private
restrictions would be inserted here upon the subdivider's initiative
or the recommendation of the Commission; important provisions are
those specifying the use to be made of the property and, in the case
of residential use, the minimum habitable floor area). The final plan
shall specify where each of these additional dedications and protective
covenants has been recorded.
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The foregoing covenants (or restrictions) are to run with the
land and shall be binding on all parties and all persons claiming
under them until January 1, 20 ___ (a twenty-five-year period is suggested),
at which time said covenants (or restrictions) shall be automatically
extended for successive periods of 10 years and shall remain in full
force and effect unless changed at the end of such period of 10 years
by vote of a majority of the then owners of the building sites covered
by these covenants (or restrictions).
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The right to enforce these provisions by injunction, together
with the right to cause the removal, by due process of law, of any
structure or part thereof erected or maintained in violation hereof,
is hereby dedicated to the public and reserved to the several owners
of the several lots in this subdivision and to their heirs and assigns.
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Witness our Hands and Seals this _____ day of _______________________________,
20 ___.
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FOR CORPORATIONS
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Commonwealth of Pennsylvania:
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:SS
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County of Cumberland:
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On this, the _____ day of _____________, 20 ___ before me, ____________,
the undersigned officer, personally appeared _____________ who acknowledged
himself to be the President or Vice President of _____________ a corporation,
and that he, as such President or Vice President, being authorized
to do so, executed the foregoing instrument for the purpose therein
contained by signing the name of the corporation by himself as President
or Vice President.
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IN WITNESS WHEREOF, I have hereunto set my hand and Official
Seal.
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____________________________
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Notary Public
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My Commission expires: ________________________
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FOR OTHER THAN CORPORATIONS:
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Commonwealth of Pennsylvania:
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:SS
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County of Cumberland:
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On this, the _____ day of __________, 20 ___ before me, _____________,
the undersigned officer, personally came ____________________, known
to me (or satisfactorily proven) to be the person whose name is subscribed
to the within instrument, and acknowledged that __________ executed
the same for the purposes therein contained.
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IN WITNESS WHEREOF, I have hereunto set my hand and Official
Seal.
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________________________
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Notary Public
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My Commission expires: ______________________
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