[Ord. 1851, 11/27/1995, § 401]
1.
A sketch plan may be submitted by the subdivider or developer as
a basis for informal discussion with the Planning Commission, which
may comment upon such sketch plan, but no approval or disapproval
shall be given.
2.
Data furnished in a sketch plan shall be at the discretion of the
subdivider. For fullest usefulness, it is suggested that a sketch
should include the following information:
A.
Tract boundaries.
B.
Location within the Township.
C.
North point.
D.
Streets on and adjacent to the tract.
E.
Significant topographical physical features including floodplains,
if any.
F.
Proposed general street layout.
G.
Proposed general lot layout, including location of proposed open
space and other preservation areas.
3.
A subdivision sketch plan need not be to scale nor are precise dimensions
required.
[Ord. 1851, 11/27/1995, § 402; as amended by Ord.
1867, 3/24/1997, § 1]
1.
The preliminary plan shall be at a scale of not more than 100 feet
to the inch.
2.
The preliminary plan shall show or be accompanied by the following
information:
A.
Proposed subdivision or land development name or identifying title.
B.
Township name.
C.
North point, scale and date of preparation.
D.
Name(s) and addresses of the owner(s) of the property, including
reference to deed book, volume and page of current legal owner.
E.
Name of the registered engineer or surveyor or other person responsible
for the plan.
F.
Tract boundaries, with bearings and distances.
G.
Existing contours at vertical interval of five feet or, in the case
of relatively level tracts, at such lesser interval as may be necessary
for satisfactory study and planning of the tract.
H.
Datum to which contour elevations refer shall be U.S. Coast and Geodetic
Survey datum. (Township will furnish elevations of nearest known bench
marks.)
I.
All existing water courses, floodplains or tree masses and other
significant natural features.
J.
All existing buildings, sewers, water mains, culverts, petroleum
or petroleum products lines, fire hydrants and other significant man-made
features.
K.
All existing streets on or adjacent to the tract, including name,
right-of-way width and cartway width.
L.
All existing property lines, easements and rights-of-way, and the
purpose for which the easements or rights-of-way have been established.
M.
Location and width of all proposed streets, alleys, rights-of-way
and easements; proposed lot lines with approximate dimensions and
areas of all lots; proposed minimum setback line for each street;
playgrounds, public buildings, public areas and parcels of land proposed
to be dedicated or reserved for public use; proposed street names;
proposed watercourses and detention ponds; proposed phasing of land
development; typical section of all streets.
N.
Total acreage, number of lots, average lot size, density, open space
and existing zoning classification.
O.
Names of owners of all adjoining properties and the names of all
abutting subdivisions.
P.
A location map, at a scale of 400 feet to the inch, showing the proposed
development and adjoining areas, will be required.
Q.
Where the preliminary plan covers only a part of the subdivider's
entire holding, a sketch shall be submitted of the prospective street
layout for the remainder.
R.
Where applicable, a plan revision module for land development shall
be the responsibility of the applicant and shall be prepared in accordance
with the rules and regulations of the Pennsylvania Department of Conservation
and Natural Resources. The completed module shall accompany the preliminary
plan submission.
S.
When on-lot water supply is proposed, the location of all well sites
shall be shown.
T.
When required by § 512 of this Chapter, a proposed soil
erosion and sedimentation control plan shall be submitted.
U.
When required, the information required by § 513 of this
Chapter, which may be a separate plan, shall be submitted.
V.
Block for signatures of the reviewing agency membership and date
of recommendation.
W.
Block for signatures of the Planning Commission and date of approval.
X.
Land development plans shall show building locations and parking
areas in addition to the above information.
Y.
A letter from the subdivider specifically requesting any waiver from
the regulations herein established and citing the reasons for same.
Z.
Water Supply. If water is to be provided by means other than private
wells owned and maintained by the individual owners of lots within
the subdivision or development, applicants shall present evidence
to the Planning Commission that the subdivision is to be supplied
by a certified public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
AA.
A report on steep slopes, including a description of existing soils
and vegetation and methods to prevent disturbance and otherwise comply
with the provisions of this Chapter.
BB.
A report including a map supplied by the Pennsylvania Department
of Conservation and Natural Resources, Bureau of Mines, showing the
location of mines under the development or within 500 feet thereof.
The report shall indicate how the development will affect or be affected
by any mines with particular concern to public health, safety and
welfare.
CC.
Existing and proposed vehicular and pedestrian circulation system
serving the development, including streets, driveways, walkways. Show
proposed ownership, right-of-way and cartway widths and type of construction.
DD.
Existing and proposed parking and loading areas, including street
access points, internal circulation pattern. Show number of spaces,
typical space dimensions, type of construction and landscaping.
EE.
Proposed site landscaping showing location, type and illustrative
details of all landscaped areas including open spaces, riverside setbacks
and buffer areas.
FF.
Proposed design details and materials for all fences, walls, screens,
lighting fixtures, signs and other outdoor structures.
GG.
Statement of the approvals and permits that will be required for
the proposed development from the County, Commonwealth or Federal
agencies.
HH.
Location and effect of outdoor lighting on highways and residential
properties in sight line of proposed lighting.
II.
Subdivision or Land Development With 25 or More Dwelling Units or
Which Generate Over 250 Vehicular Trips Per Day.
(1)
Applications for such uses shall include a traffic impact study
by a qualified professional, whose credentials are acceptable to the
Planning Commission, with content as follows:
|
Content of Traffic Impact Report. The traffic impact report
shall contain the following data and information:
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(a)
General Site Description. A detailed description of the roadway
network within 1/2 mile of the site, a description of the proposed
land uses, the anticipated stages of construction and the anticipated
completion date of the proposed development shall be provided. This
description, which may be in the form of a map, shall including the
following items:
1)
All major intersections.
2)
All proposed ingress and egress locations.
3)
All existing roadway widths and rights-of-way.
4)
All existing traffic signals and traffic control devices.
5)
Any changes to the road network proposed by any governmental
entity.
6)
All existing and proposed public transportation services and
facilities within a one mile radius of the site.
(b)
Description of existing capacities and levels of service of
all streets and intersections within 1,000 feet of the site.
(c)
A determination of trip generation expected to result from the
proposed development based on the ratios and methodology contained
in the current edition of the Manuals of the Institute of Transportation
Engineers (ITE).
(d)
The impact of the proposed development on existing roadway and
intersection levels of service within 1,000 feet of the site.
(e)
The study shall describe any measures which have been incorporated
into the development plan in order to achieve the required conditions.
Such measures may include, but are not limited to:
1)
A reduction in the density or intensity of the proposed development.
2)
Measures to reduce traffic impacts, such as clustering of buildings
for easy access by transit or ride-sharing vehicles, or the inclusion
of transit-related improvements.
3)
The phasing of construction to coincide with the completion
of transportation improvements which have been programmed by the municipality,
County, or State.
4)
The construction of on-site transportation improvements.
5)
The construction of off-site transportation improvements or
payment of impact fees, when authorized by a municipal impact fee
ordinance.
6)
The extension of transit, bicycle, or pedestrian services to
the site or the sponsorship of a ridesharing program or transit subsidies
for employees.
7)
Any combination of the above or additional measures.
(2)
Traffic Control Devices. Whenever, as a result of additional
traffic generated by a proposed development, the traffic impact report
determines that there is a need for a traffic signal or regulatory
sign at or near the site, the developer shall be responsible for contributing
the pro rata share of the cost of all said devices and signs attributable
to the proposed development to the full extent permitted by law.
(3)
Other Traffic Improvements. Whenever, as a result of additional
traffic generated by a proposed development, the traffic report identifies
the need for additional traffic lanes (acceleration, deceleration
or turning) or other traffic improvements, the developer shall be
responsible for contributing the pro rata share of the cost of all
said improvements attributable to the proposed development to the
full extent permitted by law.
(4)
The traffic study shall demonstrate that the proposed conditional
use will not create traffic hazards or cause significant deterioration
either in the existing level of service or in the level of service
that would exist if the property were to be used by any use permitted
as of right.
[Ord. 1851, 11/27/1995, § 403; as amended by Ord.
1867, 3/24/1997, § 1]
1.
Final plans shall be drawn, annotated and sized in conformance with
regulations of the County Planning Agency and Recorder of Deeds.
2.
The final plan shall include or be accompanied by the following:
A.
Subdivision name or identifying title.
B.
Township name.
C.
North point, scale, date of preparation and date of preliminary plan
approval.
D.
Name and address of the record owner and subdivider or land developer,
including reference to deed book, volume and page of the current legal
owner.
E.
Name and seal of the registered professional engineer or surveyor
responsible for the plan.
F.
Tract boundaries with bearings and distances.
G.
All existing streets and driveways on or adjacent to the tract, including
name, right-of-way width, cartway width, street lines, lot lines,
rights-of-way, easements and areas dedicated or proposed to be dedicated
to public use.
H.
Sufficient data, including bearing and length, to locate every street,
lot, easement, right-of-way and boundary line upon the ground.
I.
The length of all straight lines, radii, lengths of curves and tangent
bearings for each street.
J.
All dimensions and angles or bearings of the lines of each lot and
of each lot proposed to be dedicated to public use.
K.
The proposed building setback line for each street and the proposed
placement of each building, except placement for single-family dwellings.
L.
Location and width of all rights-of-way, easements and the purpose
for which the rights-of-way and easements were established.
M.
Location of all sanitary and storm sewer easements and location of
all watercourses and detention ponds, whether public or private.
N.
All dimensions shall be shown in feet and hundredths of a foot.
O.
Lots within a subdivision shall be numbered and their area shown
within the lot boundaries.
P.
Typical section for all proposed streets.
Q.
Permanent reference monuments shall be shown on the plan and designated
existing or proposed.
R.
Names of the adjoining subdivisions shall be shown.
S.
Names of the owners of any adjoining unplotted land shall be shown.
T.
An approval block providing for the signatures of the Planning Commission
and the date of approval.
U.
An appropriate statement signed by the owner unequivocally indicating
his intention either: (1) to dedicate for public use all streets,
roads, easements and rights-of-way so intended and designated; or,
(2) to reserve as private any streets, roads, easements or rights-of-way
intended not to be dedicated for public use.
V.
A statement of acknowledgement in legal form, executed by a notary,
stating that the subdivider is the owner or equitable owner of the
land proposed for subdivision, and that the subdivision as shown on
the final plan is the act and deed of the subdivider and that it is
desired to record the same.
W.
A copy of the sewage plan revision module for land development or
other equivalent documentation approved by the Department of Conservation
and Natural Resources in compliance with the requirements of the Pennsylvania
Sewage Facilities Act.
X.
Water Supply. If water is to be provided by means other than private
wells owned and maintained by the individual owners of lots within
the subdivision or development, applicants shall present evidence
to the Planning Commission that the subdivision is to be supplied
by a certified public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
3.
The final plan shall be accompanied by an improvement and construction
plan.
A.
The improvement construction plan(s) shall be at any of the following
scales:
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Horizontal
|
Vertical
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|---|---|---|
|
50'/inch
|
5'/inch or 10'/inch
| |
|
40'/inch
|
4'/inch
| |
|
100'/inch
|
10'/inch
|
B.
It shall show the following:
(1)
Subdivision name or identifying title.
(2)
North point, scale and date.
(3)
Name of the owner of record, the subdivider and telephone number.
(4)
Name and seal of the registered professional engineer or surveyor
responsible for the plan.
(5)
Center line of streets with bearings, distances, curve data,
sight distances and stations corresponding to the profile.
(6)
Right-of-way and curb lines of streets with radii at intersections.
(7)
Beginning and end of proposed construction of streets.
(8)
Tie-ins by courses and distances to intersection of all public
roads with their names and widths.
(9)
Location of all monuments with reference to them.
(10)
Property lines and ownership of abutting properties.
(11)
Location and size of all drainage structures, public utilities,
street name signs and shade trees.
(12)
Location and size of storm and/or sanitary sewer lines with
stations corresponding to the profile.
(13)
Location of storm and/or sanitary sewer manholes or inlets with
grade between and elevation of flow line and top of each manhole or
inlet.
(14)
Property lines and ownership, with details of easements where
required.
(15)
Beginning and end of proposed construction of storm and/or sanitary
sewer.
(16)
Location of storm and/or sanitary sewer laterals, Ys, etc.
(17)
Location of all other drainage facilities and public utilities.
(18)
Profile of existing ground surface along center line of street.
(19)
Proposed center line grade of streets with percent of grade
of tangents and elevations at 50 feet intervals, including grades
at intersections, control points, etc.
(20)
Vertical curve data of streets, including length and elevations
and sight distance as required by Engineer.
(21)
Profile of existing ground surface with elevations at top of
manholes or inlets.
(22)
Profile of storm drain or sewer, showing size of pipe, grade
cradle (if any), manhole or inlet locations, elevations at flow line.
4.
The final plan shall be accompanied by a grading and drainage plan,
prepared in accordance with §§ 506 and 507 of this
Chapter.
5.
The final plan shall be accompanied by a soil erosion and sedimentation
control plan when required by § 512 of this Chapter.
6.
When required, the information required by § 513 of this
Chapter, which may be a separate plan, shall be submitted.
7.
The final plan shall be accompanied by a copy of final deed restrictions
or protective covenants.
8.
The final plan shall be accompanied by a copy of any and all proposed
written easements or deeds to be granted including, but not limited
to, storm drainage easements, recreation easements or dedication,
or agreements to pay a fee in lieu thereof, and sanitary sewer easement.
9.
The final plan shall be accompanied by a written agreement of land
developer or subdivider in a form approved by the Board of Commissioners
including an agreement to construct in form and substance agreeable
to the Township required improvements including, but not limited to,
streets, curbs, sidewalks and storm drainage facilities.
10.
The final plan shall be accompanied by an approved Department of
Conservation and Natural Resources planning module where on-lot sewage
disposal systems or community treatment systems are proposed, or written
proof of the Department of Environmental Resources' approval
for the extension of existing sanitary sewer service.
11.
The final plan shall be accompanied by, if required, a highway occupancy
permit or review and written approval by the Pennsylvania Department
of Transportation.
12.
The final plan shall be accompanied by an approval by the U.S. Postal
Service of street names.
13.
The final plan shall be accompanied by plans of bridges and other
improvements, and shall contain sufficient information to provide
complete working plans for the proposed construction.
14.
The final plan shall be accompanied by a typical cross-section of
streets showing:
[Ord. 1851, 11/27/1995, § 403; as amended by Ord.
1867, 3/24/1997, § 1]
The subdivider or developer will furnish the Township with three
sets of as-built plans for streets, sanitary sewer systems and storm
sewer systems within the subdivision or land development.
