All subdivision and land development plans, whether intended as sketch, preliminary or final submissions, shall meet the requirements outlined in the following sections. (See also Article IV, Plan Processing Procedures.)
Although the utilization of a sketch plan is
optional, subdividers and developers are strongly encouraged to prepare
and submit informal sketch plans to the Township Planning Commission
for review and discussion prior to filing formal preliminary or final
subdivision or land development plans.
A.
Sketch plan content. When utilized, sketch plans need
not be prepared by a registered professional land surveyor but should
be legibly drawn at a reasonable scale and should include or show
the following data to ensure the greatest usefulness:
(1)
Title block, containing the name of the owner of the
tract, municipality, date, approximate scale of the drawing, and North
arrow.
(2)
Tract boundary sketch, showing the location of the
proposed subdivision or development in relation to the entire tract
and zoning district boundaries.
(3)
Location map, showing the relationship of the proposed
subdivision or land development to all adjoining properties and the
road and highway system in the area.
(4)
Proposed street and lot layout, including the approximate
dimensions and acreage of the area to be developed.
(5)
The location of all significant topographic and physical
or natural features, including watercourses, wetlands, forests or
floodplains on or adjacent to the subdivision or development site.
(6)
The location of all existing buildings or structures
on the site.
(7)
The location of all existing streets, rights-of-way
and utilities on or adjacent to the site.
(8)
The probable location of any proposed community sewer
and water facilities, as well as proposed stormwater management facilities
or other proposed site improvements.
B.
Data to be submitted with a sketch plan. The following
data, information or documents should also be submitted with all sketch
plans:
(1)
A description of the ultimate character, degree and
type of development proposed or the extent of subdivision intended.
(2)
An approximate timetable or staging sequence for the
proposed subdivision or land development.
(3)
Topographic contour information relative to the site
of the proposed development, i.e., a copy of the USGS quadrangle for
the area.
(4)
Copies of proposed deed restrictions, where applicable.
A.
Preliminary plan requirements. Preliminary subdivision
or land development plans shall be either black-and-white or blue-and-white
prints, drawn on twenty-four-inch by thirty-six-inch or eighteen-inch
by twenty-four-inch sheets, and shall be prepared at a scale not to
exceed 100 feet to the inch. If the preliminary plan is drawn in two
or more sections, it shall be accompanied by a key map showing the
exact location of the sections. Preliminary plans shall be prepared
by a Pennsylvania-registered professional land surveyor and shall
include the following data:
(1)
Title block, containing an indication that the submission
is a preliminary plan, the name and address of the owner of the tract,
name of the development, municipality, date, graphic scale, and the
name, address and profession of the individual preparing the plan.
(2)
North arrow; perimeter boundaries showing bearings
and distances of the area to be developed; proposed lot lines; dimensions
of areas to be dedicated to public use; building setback lines; total
number of parcels or dwelling units, including a numbering system
to identify each lot; approximate area of each lot; total acreage;
and existing zoning classification and applicable district dimensional
requirements.
(3)
Tract boundary sketch, showing the location of the
proposed development in relation to the entire tract and showing the
names of owners of all adjoining property and of all abutting subdivisions.
(4)
Location map, showing the relation of the tract to
adjoining properties, the road and highway system and municipal boundaries,
including an area extending at least 1/2 mile from the subdivision
boundaries.
(5)
Location and width of all existing or proposed streets, rights-of-way, parking areas, and easements on or adjacent to the tract, including right-of-way and pavement widths and street names. (Duplication of existing street names within the Township shall not be permitted.) And, where required by the standards set forth in § 211-26J of this chapter, the location of all proposed driveways with sight distance noted for each direction of approach.
(6)
Location and width of all existing or proposed utility
rights-of-way or easements (including telephone, electric, gas, fiber
optics, etc.) on or adjacent to the tract.
(7)
Location and size of existing and proposed sewers,
water mains, stormwater management facilities and/or culverts, buildings,
transmission lines, fire hydrants and other significant man-made features
on or adjacent to the tract.
(8)
Soil percolation test sites and/or deep test pit locations,
and soils mapping or soil type information, as appropriate, except
where public sewers are provided.
(9)
Existing watercourses, floodplains, wetlands, wooded
areas and other significant natural features. The boundary of the
one-hundred-year floodplain shall be shown utilizing the Flood Insurance
Study (FIS) and accompanying flood maps for the municipality. If detailed
information is not obtainable, the floodplain shall be generally located
utilizing the best available data, such as Corps of Engineers' floodplain
studies or mapping of previous floods. The one-hundred-year flood
elevation shall be provided wherever the FIS is available, wherever
feasible, or where new developments of more than 50 lots or five acres,
whichever is less, are involved.
(10)
Topographic contours at vertical intervals of
a minimum of five and datum and benchmark to which contour elevations
refer. Topographic contours of two-foot intervals may be required
for sites with slopes of 4% or less; for plans with average lot sizes
less than 1/2 acre; and for all sites located within the one-hundred-year
floodplain. (The Township Planning Commission may waive the requirements
for topographic contours in low-density subdivisions (subdivisions
with densities of one or fewer dwelling units per acre) involving
no public water or sewer systems and where a site investigation provides
sufficient information for approval.)
(11)
An indication of those areas intended for private
use, including streets, roads, easements, open space areas, etc.
(12)
Preliminary plan review/approval signature blocks
for the Mahoning Township Planning Commission, the Board of Supervisors
and, when applicable, the Mahoning Township Authority.
(13)
Plan acknowledgement statement, with signature
of developer and/or property owner of record if other than the developer,
to the effect that the proposal accurately reflects his/her intentions
for the site.
(14)
Certification, with seal and original ink signature,
by the Pennsylvania-registered professional land surveyor having prepared
the plan, indicating that the survey and map are correct.
B.
Data to be submitted with the preliminary plan. The
following information, data and documents shall be submitted with
all preliminary subdivision or land development plans:
(1)
Completed subdivision or land development application
form, where applicable.
(2)
Applicable plan processing and improvement design
review fees.
(3)
Proof of record ownership.
(4)
Copies of proposed deed restrictions and preliminary
right-of-way use and maintenance agreements to be utilized, where
applicable.
(5)
A description of the technique or a preliminary copy
of the agreement to be used to ensure proper maintenance of common
areas or facilities intended for private use.
(6)
Typical cross sections and center line profiles prepared
by a registered professional engineer or other individual of demonstrated
qualifications for each proposed street, and preliminary designs of
proposed bridges and culverts, where applicable. (Cross-sectional
drawings shall show street right-of-way and cartway widths and the
location of all stormwater control devices, sidewalks, parking lots,
driveway entrances and similar facilities or improvements, where applicable.)
(7)
Sketch of proposed street and lot layout for the remainder
of the affected parcel where the preliminary plan covers only part
of the subdivider's holdings, where determined appropriate by the
Township Planning Commission.
(8)
Documentation, in accordance with § 211-28 of this chapter, that the subdivider has adequately planned for sewage disposal, including preliminary design plans and data as per the most recent version of the Mahoning Township Authority's rules and regulations for proposed sewerage systems and appropriate approvals or permits from the Pennsylvania Department of Environmental Protection where existing or new public or community systems are to be utilized, or soils test results for each proposed lot where public or community systems are not utilized, and, if required, feasibility studies.
(9)
Documentation, in accordance with § 211-29 of this chapter, that the subdivider has adequately planned for water supply, including preliminary design plans and data as per the most recent version of the Mahoning Township Authority's rules and regulations for water systems and appropriate approval letters or permits issued by the Pennsylvania Department of Environmental Protection where existing or new public or nonpublic water supply systems are to be utilized, or other supporting documentation demonstrating that a safe and adequate groundwater supply exists where public or nonpublic water systems are not to be utilized, and, if required, feasibility studies.
(10)
Documentation, in accordance with § 211-30 of this chapter, which shows that the subdivider has adequately provided for the location and installation of all utilities, including letters from utility companies indicating their intent and ability to serve the proposed development. Where the land included in the proposed subdivision has a gas pipeline, a petroleum or petroleum products transmission line, or electricity or fiber-optic transmission line located thereon, a copy of the recorded document for such pipeline or transmission line may be required to be submitted to verify the location and width of said right-of-way.
(11)
Such evidence as may be necessary or required by § 211-31 of this chapter to show that effective soil conservation measures have been planned and are to be implemented in accordance with Title 25, Chapter 102 of the Rules and Regulations of the Department of Environmental Protection, or as may hereafter be amended, including a preliminary grading plan. (For further information concerning proper soil erosion and sedimentation control procedures, the subdivider or developer is referred to the Montour County Conservation District.)
(12)
A stormwater management plan for the proposed subdivision in accordance with the requirements of § 211-32 of this chapter.
(13)
Where appropriate, wetlands determinations and/or delineations as per the requirements of § 211-33 of this chapter.
(14)
If any portion of the proposed development is in an identified floodplain area, additional information concerning protection and use of this area shall be submitted as required by § 211-34 of this chapter. Such information shall include assurances that all utilities and facilities, such as streets and sewer, gas, electrical and water systems are located and constructed to minimize flood damage, and that adequate drainage is provided so as to reduce exposure to flood hazards.
(15)
Other documentation and certificates of approval
from the proper authorities as may be required by the Planning Commission,
including but not limited to PennDOT highway occupancy permits or
Township driveway permits.
(16)
Engineer-prepared estimates or contractor's bids of the cost of all proposed or required improvements, when applicable. (See also Article VI.)
(17)
An approximate timetable or staging sequence
for the proposed subdivision or land development.
A.
Final plan requirements. Final subdivision or land
development plans shall be either black-and-white or blue-and-white
prints, drawn on eighteen-inch by twenty-four-inch sheets, and shall
be prepared at a scale not to exceed 100 feet to the inch. When necessary,
the plan may be placed on several sheets, accompanied by an index
sheet showing the entire subdivision. Final plans shall be prepared
by a Pennsylvania-registered professional land surveyor and shall
include the following data:
(1)
Title block, containing an indication that the submission
is a final plan; the name and address of the owner of the tract; name
of the development; municipality; date; graphic scale; and the name,
address and profession of the individual preparing the plan.
(2)
North arrow and perimeter boundary lines by bearings
and distances which provide a survey of the area to be developed,
closing with an error of not more than one foot in 5,000 feet.
(3)
Proposed lot lines by their courses and distances
showing bearings to the nearest second and distances to nearest 1/100
of a foot (circular lines shall be defined by their radius, arc distances
and the long chord bearing and distance); acreage and dimensions of
areas to be dedicated to public use; building setback lines; total
number of parcels or dwelling units, including a numbering system
to identify each lot; acreage of each lot; total acreage; and existing
zoning classification and applicable district dimensional requirements.
(4)
Tract boundary sketch, showing the location of the
proposed development in relation to the entire tract and showing the
names of owners of all adjoining property and all adjacent subdivisions.
(5)
Location map, showing the relation of the tract to
adjoining properties, the road and highway system and municipal boundaries,
including an area extending at least 1/2 mile from the subdivision
boundaries.
(6)
Location and width of all existing or proposed streets, rights-of-way, parking areas and driveways (as determined appropriate) on or adjacent to the tract, including bearings and distances of rights-of-way and easements, right-of-way and pavement widths, and street names. (Duplication of existing street names within the Township shall not be permitted.) And, where required by the standards set forth in § 211-26J, the location of all proposed driveways with sight distance noted for each direction of approach.
(7)
Location and width of all existing or proposed utility
rights-of-way or easements (including telephone, electric, gas, fiber
optics, etc.) on or adjacent to the tract.
(8)
Location and size of existing and proposed sewers,
water mains, drainage and/or stormwater management facilities and/or
culverts, buildings, transmission lines, fire hydrants, streetlights
and other significant man-made features on or adjacent to the tract.
(9)
Soil percolation test sites and/or deep test pit locations,
and soils mapping or soil type information, as applicable, except
where public sewers are provided.
(10)
Existing watercourses, floodplains, wetlands,
wooded areas and other significant natural features. The boundary
of the one-hundred-year floodplain shall be shown utilizing the flood
insurance study (FIS) and accompanying flood maps for the municipality.
If detailed information is not obtainable, the floodplain shall be
generally located utilizing the best available data such as Corps
of Engineers' floodplain studies, or mapping of previous floods. The
one-hundred-year flood elevation shall be provided wherever the FIS
is available; wherever feasible; or where new developments of more
than 50 lots or five acres, whichever is less, are involved.
(11)
Topographic contours at vertical intervals of
a minimum of five feet, and datum and benchmark to which contour elevations
refer. Topographic contours of two-foot intervals may be required
for sites with slopes of 4% or less; for plans with average lot sizes
less than 1/2 acre; and for all plans located within the one-hundred-year
floodplain. [The Township Planning Commission may waive the requirements
for topographic contours in low-density subdivisions (subdivisions
with densities of one or fewer dwelling units per acre) involving
no public water or sewer systems and where a site investigation provides
sufficient information for approval.]
(12)
An indication of those areas intended for private
use, including streets, roads, easements, open space areas, etc.
(13)
Final plan review/approval signature blocks
for the Montour County Planning Commission, Mahoning Township Planning
Commission, the Board of Supervisors and, where applicable, the Mahoning
Township Authority.
(14)
Plan acknowledgement statement, with applicable
deed book and page number reference and signature of the property
owner certifying record ownership of the tract and indicating that
the proposal accurately reflects his/her intentions for the site.
(Where a valid sales agreement or contract is provided, the plan acknowledgement
statement may be signed by the person or corporation having equitable
title in the property.)
(15)
Location and material of all permanent monuments
and markers.
(16)
Plan acknowledgement statement, with signature
of the Pennsylvania-registered professional land surveyor having prepared
the plan, certifying that the monuments and/or markers shown on the
plan have been set and indicating the date such markings were set.
(17)
Certification, with seal and original ink signature,
by the Pennsylvania-registered professional land surveyor having prepared
the plan, indicating that the survey and map are correct.
B.
Data to be submitted with the final plan. The following
information, data and documents shall be submitted with all final
subdivision or land development plans:
(1)
Corrected and updated material from the preliminary
plan.
(2)
Completed subdivision or land development application
form, where applicable.
(3)
Applicable plan processing, improvement design review, and inspection fees. (See also Article IX.)
(4)
Copies of proposed deed restrictions, right-of-way
use and maintenance agreements, and deeds proposing dedication of
improvements to the Township, where applicable. In addition, where
improvements are offered to the Township, the developer shall furnish
a written guarantee (release of liens) that all indebtedness incurred
for supplies, material, labor or engineering and professional services
for construction of the improvement(s) shall have been paid in full
and there are no claims for damage or suits against the contractor
involving such improvements.
(5)
Final cross sections and center line profiles for
each street, and final designs of bridges and culverts prepared by
a registered professional engineer or other individual of demonstrated
qualifications, where applicable. (Cross-sectional drawings shall
show street right-of-way and cartway widths, and the location of all
stormwater control devices, sidewalks, parking lots, driveway entrances
and other similar facilities and improvements, where applicable.)
(6)
Documentation, in accordance with § 211-28 of this chapter, that the subdivider has adequately planned for sewage disposal, including final design plans and data as per the most recent version of the Mahoning Township Authority's rules and regulations for proposed sewerage systems and appropriate approvals or permits from the Pennsylvania Department of Environmental Protection where existing or new public or community systems are to be utilized or soils test results for each proposed lot where public or community systems are not to be utilized.
(7)
Documentation, in accordance with § 211-29 of this chapter, that the subdivider has adequately planned for water supply, including final design plans and data as per the most recent version of the Mahoning Township Authority's rules and regulations for water systems and appropriate approval letters or permits issued by the Pennsylvania Department of Environmental Protection where existing or new public or nonpublic water supply systems are to be utilized, or other supporting documentation demonstrating that a safe and adequate groundwater supply exists where public or nonpublic water systems are not to be utilized.
(8)
Documentation, in accordance with § 211-30 of this chapter, which shows that the subdivider has adequately provided for the location and installation of all utilities, including letters from utility companies indicating their intent and ability to serve the proposed development. Where the land included in the proposed subdivision has a gas pipeline, a petroleum or petroleum products transmission line, or electricity or fiber optics transmission line located thereon, a copy of the recorded document for such pipeline or transmission line may be required to be submitted to verify the location and width of said right-of-way.
(9)
Such evidence as may be necessary or required by § 211-31 of this chapter to show that effective soil conservation measures have been planned and are to be implemented in accordance with Title 25, Chapter 102 of the Rules and Regulations of the Department of Environmental Protection or as may hereafter be amended, including a final grading plan. (For further information concerning proper soil erosion and sedimentation control procedures, the subdivider or developer is referred to the Montour County Conservation District.)
(10)
Final designs of any stormwater control improvements and related documentation required in accordance with § 211-32 of this chapter.
(11)
Where appropriate, wetland determinations and/or delineations as per the requirements of § 211-33 of this chapter.
(12)
If any portion of the proposed development is located within an identified floodplain area, additional information concerning protection and use of this area shall be submitted as required by § 211-34 of this chapter. Such information shall include assurances that all utilities and facilities, such as streets and sewer, gas, electrical and water systems are located and constructed to minimize flood damage and that adequate drainage is provided so as to reduce exposure to flood hazards.
(13)
Other documentation and certificates of approval
from the proper authorities as may be required by the Township, including
but not limited to PennDOT highway occupancy permits or Township driveway
permits.
(14)
An improvement agreement prepared in accordance with the requirements of § 211-37 of this chapter or a copy of the arrangements made regarding ownership and maintenance of all dedicated and undedicated recreation or open space areas in the development, streets, parking lots, stormwater management facilities and/or other site improvements.
(15)
Where appropriate, an improvement guarantee (financial security) assuring the satisfactory installation of all required improvements as set forth in § 211-38 of this chapter or a certificate from the Township Engineer indicating that all improvements have been inspected and found to be installed in accordance with specifications approved as part of the preliminary plan.
All proposed land development proposals shall conform to the requirements for sketch, preliminary and final plan submissions contained in § 211-14, 211-15 and 211-16 of this chapter in addition to the standards outlined below.
A.
Land development plan requirements. In addition to
meeting the requirements of the above-referenced sections, all preliminary
and final land development plans shall also show the following information:
(1)
Location and size of all existing and/or proposed
principal and accessory buildings and structures, including solid
waste storage sites, signs, lighting facilities, fences, walls and
similar features.
(2)
Location of accessways and parking, loading/unloading
areas.
(3)
Location of all proposed on-site pedestrian and vehicular
circulation routes and controls, including sidewalks, crosswalks,
traffic signals, etc.
(4)
Location and width of all buffer yards and screen
plantings.
B.
Data to be submitted with land development plans.
The following additional documentation or data shall also be submitted
with all preliminary and final land development plans:
(1)
A description of the proposed development in sufficient
detail for the Township to evaluate the submission, including anticipated
traffic volumes and traffic flows, and numbers of expected employees,
tenants, customers or inhabitants. (For all residential land developments
in excess of an aggregate total of 15 dwelling units and all nonresidential
proposals exceeding 15,000 square feet, the Township Planning Commission
may require the developer to submit a detailed transportation study
which describes the expected impact of the development on the roads
and highway system in the vicinity of the development site. Such study
shall be prepared by a registered professional engineer or other transportation
specialist acceptable to the Township.)
(2)
Cross sections showing the design details of proposed
accessways, parking and loading/unloading areas.
(3)
Plans addressing proposed landscaping, lighting and
signage, where applicable.
