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:
(a)
Total site area.
(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.
(e)
Phasing schedule.
(f)
Total existing and proposed parking spaces and
accessible parking spaces and basis for parking requirement calculations.
(g)
Lot coverage and impervious surface coverage.
(h)
Typical lot size.
(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.
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.
A.
Twelve copies: application form, provided by the Township,
and completed by the developer. The developer shall indicate on the
form whether approval is requested for construction of required improvements
with consent to delay processing the final application for approval
for recording until the developer submits a written request for such
approval.
B.
Final application fee.
C.
Twelve copies: preliminary plat. All maps, plans,
drawings, and written material revised according to the official written
communication granting preliminary approval shall be submitted. Revisions
shall be noted and dated on all exhibits. Except for the phasing schedule,
supporting maps and materials not revised need not be submitted.
D.
Twelve copies: 24 inches by 36 inches in size, in
accurate and final form for recording meeting the specifications of
the office of the County Recorder of Deeds. The final plat shall be
drawn at a scale no smaller than 100 feet equals one inch. The overall
size of the sheets shall be a maximum of 24 inches by 36 inches. The
final plan shall show the entire plan or that phase of the plan granted
preliminary approval for which final approval is sought. The final
plan shall include the following:
(1)
Title block, placed in the lower right hand corner
and containing the following information:
(a)
The name and location of the subdivision or
land development.
(b)
The name and plan book volume and page numbers
of any previously recorded plans.
(c)
Name, address, and phone number of the owner
of record and the applicant or developer.
(d)
Source of title of land as shown by the books
of the County Recorder.
(e)
Name, address, and phone number of the firm
that prepared the plans, and the name, seal, and registration number
of the surveyor or engineer who prepared the plan.
(f)
Sheet number, North arrow, and graphic scale.
(2)
Tract boundaries, right-of-way lines of streets, easements,
and other right-of-way lines. Tract boundaries shall be determined
by field survey only and shall be balanced and closed. Surveys shall
be prepared in accordance with the standards in Appendix 1.[1]
[1]
Editor's Note: Appendix 1 is included at the end of this chapter.
(3)
Complete curve data for all curves included in the
final plan, including radius, arc length, chord bearing and chord
distance.
(4)
Location, elevation, type, and size of all monuments
and lot line markers. State whether found, set or proposed.
(5)
Approved street names and street right-of-way widths.
(6)
Lot numbers, lot dimensions, lot areas in square feet,
and building setback lines.
(7)
Tabulation of area data, including lots, parcels,
units, areas dedicated for rights-of-way, and total plan area.
(8)
Tax map identification numbers.
(9)
House numbers.
(10)
Easements and rights-of-way for all public and
private improvements, including widths, purposes, and limitations,
if any.
(11)
Accurate dimensions, acreage, and purpose of
any property to be reserved as public or common open space or recreation
open space.
(12)
Platting of adjacent property and the names
of the adjacent property owners.
(13)
Site location map, prepared in accordance with § 150-25D(5) of this chapter.
(14)
(15)
Notation on the plat of any modifications or waivers granted to the requirements of this chapter and of any variances or modifications to the requirements of Chapter 175, Zoning.
(16)
Other notations on the plat as required by this
chapter or the preliminary approval.
(17)
Delineation of all public improvements being
dedicated by the plan.
(18)
Plans which require access to a street under
the jurisdiction of Pennsylvania Department of Transportation contain
a notice in conformity with Appendix 2[3] that, before driveway access is permitted, a highway occupancy
permit is required pursuant to Section 420 of the Act of June 1, 1945,
known as the "State Highway Law."
[3]
Editor's Note: Appendix 2 is included at the end of this chapter.
(19)
Certification in conformity with Appendix 2
by a surveyor that the plat represents an actual survey, and that
all monuments shown thereon exist and their location, size, and material
are correctly shown.
(20)
A statement in conformity with Appendix 2, duly
acknowledged before an officer (notary public) authorized to take
acknowledgment of deeds and signed by the landowner of the property,
to the effect that the subdivision or land development shown on the
final plan is the act and deed of the landowner, that s/he is the
owner or beneficial owner of the property shown on the survey and
plans, and that s/he desires the same to be recorded as such.
(21)
Certification in conformity with Appendix 2
of the offer of dedication of applicable required improvements and
other property.
(22)
A certificate in conformity with Appendix 2
for approval by the Supervisors.
(23)
Certificates in conformity with Appendix 2 for
review by the Planning Commission and the County Planning Commission.
(24)
A certificate in conformity with Appendix 2
for review by the Township Engineer.
E.
Final land development plans. In addition to the information
for a final plan, land development plans shall include the following
information:
(1)
Building location, floor elevations, and height.
(2)
Parking areas, parking lot striping, roads and access
drives, vehicular and pedestrian circulation features (directional
flow by arrows), loading areas, sidewalks, walkways, walking and pedestrian
connections, landscaping and buffer yards.
(3)
Stormwater management facilities.
F.
Five copies: construction drawings, two plans at 11
inches by 17 inches and three plans at 24 inches by 36 inches in size
for public and private improvements. Construction drawings shall be
prepared by a registered engineer and drawn at a scale no smaller
than one inch equals 50 feet on sheets measuring a minimum of 11 inches
by 17 inches in size and a maximum 24 inches by 36 inches. An index
shall be provided for multiple sheets. Construction drawings shall
show the following:
(1)
Plan and center-line profile drawings of each street
in the plan and extending at least 200 feet beyond the plan. Street
profiles shall include complete vertical curve information.
(2)
At least three cross-sections at intervals no greater
than 100 feet, extending at least 50 feet from the street center line
to each side, or extending 25 feet from the right-of-way line to each
side, whichever is greater.
(3)
The location of all existing and proposed sanitary
sewers, storm sewers, manholes, catchbasins, and endwalls within the
site, and all necessary extensions thereof beyond the site.
(4)
By plan, all pipe sizes, materials, distances, and
grades; and top and invert elevations of all manholes, catchbasins,
and endwalls. Show existing and proposed ground.
(5)
All construction details for stormwater management
facilities, including any intake control structures, discharge control
structures, underground storage tanks, sumps, and stormwater detention
basins.
(6)
The locations of all other existing and proposed utilities
including gas, water, sanitary and storm sewers, fire hydrants, electric,
telephone, and cable television.
(7)
The locations of proposed street lights and construction
details.
(8)
All easements and rights-of-way for public improvements.
G.
Twelve copies: landscaping plan for recreation open
space, common open space, and land development plans. Landscaping
plans shall include the following:
(1)
All pertinent information regarding the general site
layout, existing man-made and natural features on the site, proposed
grading, existing vegetation to be retained and other conditions affecting
proposed landscaping.
(2)
Names, sizes at time of planting, quantities, and
approximate location of all proposed plant materials. Proposed planting
shall be designated on the plan by symbols appropriately scaled to
represent the sizes of such at time of planting. Planting beds shall
be shown by a clearly delineated border outline. Identification of
all proposed plantings shall be numerically quantified and keyed to
the planting schedule by the first letters of each plant's botanical
name.
(3)
Planting schedule shall be provided for all proposed
plantings, including both botanical and common plant names, identification
key, total quantity, size (height, width and caliper) at the time
of planting based on American Association of Nurserymen increments
and minimum size after a three-year growth period.
(4)
Proposed buffering, screening, walls and fences, and
elevations.
(5)
Proposed courtyards, plazas, lanes, walkways, paths,
common open space and recreation areas and facilities, street or site
furniture, ponds, fountains, trellises, pergolas, gazebos, accessory
structures, art and sculpture, common mail boxes, solid waste and
recycling storage facilities, to be located at or above grade. Construction
details, cross sections, elevations, manufacturers specifications,
and materials for all of the above items where applicable.
(6)
Notes regarding special maintenance requirements to
be temporarily used during the period of establishment, or permanently,
and the limits of any such special maintenance areas.
H.
Twelve copies: lighting plan for land development.
The lighting plan shall show the location and size of all site lighting
fixtures whether freestanding or affixed to buildings, including the
delineation of isolux lighting lines at increments of 0.2, 0.5 and
1.0 footcandle for each fixture, as applicable, and construction details,
manufacturers specifications, elevations, materials and colors for
each type of lighting fixture proposed.
I.
Five copies: final grading plan and final soil erosion
and sedimentation control plan with a narrative consistent with Section
44 of the Soil Erosion and Sedimentation Control Manual, as amended,
of the Pennsylvania Department of Environmental Protection, as approved
by the County Conservation District.
J.
Five copies: final calculations for design and location of storm drainage facilities in accordance with Chapter 144, Stormwater Management.
K.
Five copies: a proposed traffic warning and regulatory
control signage plan, prepared in accordance with PennDOT Publications
201 and 236.
L.
Two copies: permits and approvals. The developer shall
submit certified copies of all permits and approvals required by applicable
federal and state laws and county codes and regulations, including
without limitation the following:
(1)
County Conservation District approvals and permits.
(2)
Federal Aviation Administration and PennDOT Bureau
of Aviation approvals where required.
(3)
Pennsylvania Department of Environmental Protection
approved Planning Module, sewage facilities permits, general permit,
wetland encroachment permits, stream encroachment/obstruction permits,
etc.
(4)
County and Commonwealth of Pennsylvania permits for
any proposed streets or driveways.
(5)
Appropriate public sewer provider: an executed sewer
service agreement.
(6)
Appropriate public water provider: an executed water
service agreement.
(7)
Appropriate utility and transmission companies: approval
of development around rights-of-way and easements.
(8)
Appropriate railroad company: approval of any proposed
grade crossings, rail extensions or alterations.
(9)
Any other necessary approvals.
M.
Two copies: declaration of covenants, grants of easements,
conditions, and restrictions, owners' association bylaws, mechanism
for transfer of title of common areas to all owners.
