In a subdivision for residential use of less
than five lots and where the lots abut existing public streets, and/or
utilities, and in a land development of less than 5,000 square feet
of gross floor area and additions of less than 5,000 square feet of
gross floor area to previously approved land developments, the Supervisors
may wave certain requirements, such as topographic, street and utility
specifications, or environmental impact assessment, where such information
is available from previously recorded plats or other sources acceptable
to the Supervisors.
The written request for a preapplication conference
with the Planning Commission shall include the following:
A. Twelve copies of a letter identifying the site, the
name of the property owner, and the nature of the proposed project.
B. Preapplication conference fee.
C. Twelve copies of a sketch plan, recommended but optional,
being an approximate drawing but generally drawn to a scale of 100
feet to the inch, having a sheet size of 11 inches by 17 inches minimum
and including the following:
(1) The location, size and topography (USGS) of the site
and the nature of the applicant's interest in the land proposed to
be developed, including the approximate tract boundary, North point,
and identification of adjacent streets.
(2) The intensity of land use to be allocated to various
parts of the site as well as the number of dwelling units contemplated.
(3) The general layout of the proposed development and
interrelationship of uses including, but not limited to, common open
space, buildings and other structures, residential building types,
off-street parking, lot and street configuration.
(4) In the case of development plans which call for execution
over a period of years, a statement regarding the proposed phasing
schedule should be issued.
(5) Any other information available to the applicant which
may be of benefit to the Township in providing its assistance.
A preliminary application for preliminary approval
shall consist of the following items. Maps and data may be on separate
sheets or combined on one sheet depending on the size and complexity
of the proposed development.
A. Twelve copies: application form, provided by the Township,
and completed by the developer.
B. Preliminary application fee.
C. Twelve copies: if the developer is other than the
landowner, the landowner's authorization for the developer to apply
and nature of developer's interest in the site.
D. Twelve copies: preliminary plan which shall meet the
following specifications and include the following:
(1) Sheet size: 24 inches by 36 inches, with index for
multiple sheets.
(2) Preparation by a professional engineer, surveyor,
landscape architect or architect registered in the Commonwealth of
Pennsylvania evidenced by the name, address, seal and signature of
the professional on the plans and drawings.
(3) Name and address of the developer and landowner.
(4) The file or project number assigned by the firm that
prepared the plan, the plan date, and the dates of all plan revisions.
(5) Location map at a scale of one inch equals 2,000 feet
showing the relationship of the site to be subdivided or developed
to adjoining property, to major streets, municipal boundaries and
streams within 1,000 feet of any part of the property proposed to
be developed, and including a title and graphic scale.
(6) Proposed name of the subdivision or land development.
(7) Scale of one inch equals not more than 100 feet or
greater.
(8) North arrow, written scale and graphic scale.
(9) A boundary and topographic survey of all lots which
include the site of the proposed subdivision or land development with
bearings and distances, identification of all corner markers, lot
area, municipal boundaries, easements, public and private rights-of-way,
within 200 feet of the proposed subdivision or land development, prepared
by a surveyor. The linear closure accuracy shall be 1:10,000.
(10)
Existing and proposed contours at vertical intervals
of two feet if the general slope is less than 10% and at intervals
of five feet if the general slope is greater than 10%. The accuracy
of the contour lines shall be within 50% of the required contour interval.
(11)
Utilizing existing records and data, show existing
adjacent land uses and lot lines within 200 feet of the proposed development
including existing platting of adjacent land, names of owners of any
adjoining properties not in recorded plats, existing zoning, the location
of all public and private streets, drives, or lanes, railroads, utilities,
towers, easements, embankments, walls, streams and watercourses, buildings
and other structures, fences and walls, fire hydrants, storm drainage
structures, and other significant natural or man-made features.
(12)
Existing and proposed streets and rights-of-way,
including dedicated widths, roadway widths, approximate gradient,
types and widths of pavements, curbs, sidewalks and other pertinent
data including jurisdiction of ownership and maintenance responsibility;
proposed street names.
(13)
Existing and proposed easements, including widths,
ownership, and purposes.
(14)
Existing and proposed public and private improvements;
utilities including water, sanitary and storm sewers, gas, electric,
telephone, and cable television; fire hydrants; oil and gas wells;
and street lights. Identify type and ownership. Show approximate location.
Proposed utilities may be shown by means of a typical street cross-section
with a note that the proposed utilities will be extended within the
street to serve all lots.
(15)
All areas within identified floodplain areas
including flood-fringe, floodway and general floodplain areas.
(16)
Existing watercourses, wetlands and other significant
natural features.
(17)
Potentially hazardous features, including quarry
sites, surface and subsurface mines, undermined areas, underground
fires, solid waste disposal sites, contaminated areas, and landslide-prone
areas. Show approximate location and cite source information.
(18)
Significant cultural features, including cemeteries;
burial sites; archeological sites; and historic buildings, structures,
plaques, markers, or monuments. Show approximate location and cite
source information.
(19)
For subdivisions, the proposed layout of lots
(showing scaled dimensions), lot numbers, lot area, front yard, and
perimeter yard.
(20)
For land developments, proposed building locations,
dimensions, loading and unloading areas, service docks, approximate
finished floor elevations, and gross floor area, proposed parking
lots and parking lot layout, curbs, wheel stops, driveways, internal
circulation, sidewalks, walkways, pedestrian and bicycle paths, buffer
areas, landscaped areas, proposed structures, and required yards and
indications of compliance with requirements of this chapter.
(21)
Schedule of applicable Township zoning district
requirements, including area and bulk regulations, density, lot coverage,
impervious surface, building and yard requirements.
(22)
Tabulation of site data including but not limited
to the following:
(b)
Proposed use of land and area for residential
and nonresidential uses.
(c)
Proposed residential density and number of dwelling
units and building types.
(d)
Area of land proposed to be dedicated for street
rights-of-way, recreation open space, common area, common open space.
(f)
Total existing and proposed parking spaces and
accessible parking spaces and basis for parking requirement calculations.
(g)
Lot coverage and impervious surface coverage.
(23)
List any variances, modifications or waivers to this chapter, Chapter
175, Zoning, or any other requirements, zoning approvals or other approvals which were previously granted for the site.
(24)
List any modifications or waivers of this chapter,
variances or modifications of the Township zoning requirements or
modifications other regulations being requested and a justification
for the request.
E. Seven copies: environmental analysis map(s) showing,
identifying, and citing sources for the following:
(1) Location of unique land forms or natural features
(such as hills, berms, knolls, mounds, swales, bowls, depressions,
rock outcroppings or scenic views), plant and wildlife habitat areas
for rare or endangered species and land formerly used for landfill
operations or hazardous industrial use.
(2) Topographic contours with a vertical interval as required in Subsection
D(10) showing slope areas by the following categories with a tabulation of the area in each slope category and the area and percent of each category proposed to be disturbed, developed, graded or stripped of vegetation by the proposed development:
|
Category
|
|
0 - 14.9%
|
|
15 - 24.9%
|
|
25 - 39.9%
|
|
40% and over
|
(3) Type of bedrock, and its associated environmental
characteristics affecting the site.
(4) Subsurface conditions, including information about
past and possible future coal mining activity, subsidence risk assessment
and other environmental concerns.
(5) Locations of existing gas and oil wells.
(6) Type of soils and their associated environmental characteristics
(such as depth to seasonal high water table, depth to bedrock, erodibility,
permeability, landslide-prone and hydric soils).
(7) Watercourses or bodies of water, floodplains (including
separate delineations for the regulatory floodway and flood-fringe
areas), wetlands or other hydrologic conditions affecting the site
(proof of the nonexistence of such conditions shall be provided by
the applicant).
(8) Any land formerly used for landfill operations or
hazardous industrial use.
(9) Any other environmentally sensitive features.
F. Three copies: preliminary engineering plans with scaled
dimensions for the proposed subdivision or land development showing:
(1) Horizontal center line, cross sections, and vertical
profiles of proposed streets within the plan and at a distance of
200 feet beyond the plan with geometric data. The geometric data shall
be based on graphical scales and is not required to be coordinated
with base survey lines.
(2) A stormwater management plan prepared in accordance with Chapter
144, Stormwater Management.
G. Twelve copies: other required information:
(1) A written report on the feasibility of connection
to an existing sewerage system, including distances to the nearest
public sewer, service load of the subdivision or land development.
(2) If connection to a public sewerage system is not feasible,
a report on the feasibility of a separate sewerage system and treatment
works, including the design, population, type and location of treatment
and receiving stream.
(3) If connection to a public or a private sewerage system
is not feasible, a report on the feasibility of on-lot sewage disposal,
prepared in accordance with the required procedures of the Pennsylvania
Department of Environmental Protection.
(4) For subdivisions of 10 lots or more and for land developments
of 5,000 square feet of gross building area or more: environmental
impact assessment.
(5) Phasing schedule for submission of applications for
final approval of plans to be developed in phases.
(6) Any additional information as required by either the
Planning Commission or the Supervisors necessary to evaluate the character
and impact of the proposed subdivision or land development.