The plan shall be drawn to scale and is subject
to the applicant's discretion as to his choice of scale. Information
required for this sketch includes:
A.
Tract boundary and location by deed plotting.
B.
North point.
C.
Existing and proposed street and lot layout.
D.
Significant topographical and physical features, including
structures, wooded areas, hedgerows and other significant vegetation,
wetlands, floodplains, steep slopes, soil types, ponds, streams, and
existing easements and rights-of-way within 200 feet of boundaries.
E.
United States Geological Survey contours.
F.
A location plan showing the relationship of the subject
tract to the surrounding road network.
G.
The intended use of each area of the tract.
H.
Proposed structures in nonresidential areas.
I.
The proposed method of water supply and sewage disposal.
J.
Zoning and uses for adjacent tracts must be identified.
K.
Approximate location of specimens of mature trees.
L.
Approximate location of tree masses.
M.
A title consisting of the names, addresses and phone
numbers of the record owner or owners and applicant(s).
N.
The location of the proposed stormwater management
facilities.
The plan shall show or be accompanied by the
following information:
A.
Drafting standards.
(1)
The plan scale shall be no smaller than 100 feet to
the inch and shall be accurate to within one part in 300.
(2)
Dimensions shall be in feet and decimals and bearings
in degrees, minutes and seconds.
(3)
The courses and distances of the boundary line survey
of the entire land to be subdivided. The survey shall not have an
error of closure greater than one part in 2,500.
(4)
The sheet or sheets shall be 24 inches by 36 inches.
If more than one sheet is necessary, each sheet shall be the same
size and numbered in sequence to show its relation to the total number
of sheets in the plan; for example, Sheet No. 1 of 5 sheets.
(5)
Where there are two or more sheets, a key map at a
scale sufficient to show their relationship shall be furnished.
B.
Location and identification.
(1)
A title consisting of the names and addresses of the
record owner and applicant and the registered engineer or surveyor
or qualified site planner.
(2)
The name of the municipality and subdivision.
(3)
The date, including original plan date and date of
each plan revision, scale North point, and total tract acreage.
(4)
The names of adjacent property owners and property
lines.
(5)
A key map relating the subdivision to at least three
existing intersections of Township roads.
(6)
The plan shall include a note setting forth the zoning
requirements and the requirements of any other Township ordinance
or action, if any, on both the land to be subdivided and the adjacent
land within 400 feet of the land to be subdivided.
(7)
The name and address of all professionals involved
in the preparation of the plan including stormwater management, wetland
delineation, landscape design, etc.
C.
Existing features.
(1)
Within 100 feet of any part of the land being subdivided
or developed, the location, names and widths of existing streets and
alleys; the location of buildings; the location of watercourses, floodplain
areas, wetlands, wells, sanitary sewers, storm drains and bridges;
the location of utilities, above or below the ground; the location
and purpose of easements and rights-of-way, and other similar features
shall be noted. Also, the plotting of adjacent proposed road locations
shall be shown.
(2)
Within the land to be subdivided or developed, the
location, names, widths and other dimensions, including center-line
courses, distances and curve data, paving widths, curblines, right-of-way
and curbline radii at intersections and street location tie-ins by
courses and distances to the nearest intersection of existing and
planned streets and alleys; and the location, size and invert elevations
of existing sanitary sewers, wells and storm drains, watercourses
and drainage flows; location and size of utilities above or below
the ground and recreational areas shall be shown.
(3)
Contours at vertical intervals of five feet or, in
the case of relatively level tracts, at such lesser interval as may
be necessary for study as determined by the Planning Commission or
Township Engineer shall be shown. In no case shall the contour interval
exceed 100 feet horizontally. Where reasonably practicable, data for
the contour elevations shall refer to known, established elevations
or to United States Geological Survey datum. Field contours of two-foot
intervals will be required when needed as determined by the Township
Engineer.
(4)
In areas located within the boundaries of the Floodplain
Overlay District, contour lines shall be shown at vertical intervals
of two feet and relatively level tracts may be shown at lesser intervals
as may be necessary for study as determined by the Township Engineer.
In no case shall the contour interval exceed 100 feet horizontally.
Where reasonably practicable, data shall refer to known, established
elevations or to the United States Geological Survey datum.
(5)
The location and character of existing buildings;
the location, species and size of trees standing alone or outer limits
of tree masses; the location of quarries, solid waste landfills, steep
slopes, floodplains (not limited to the established flood or regulatory
flood elevation, where available), wetlands and land subject to inundation,
all conservation lands as required by the Township Zoning Ordinance[1] and other topographical features which may affect the
location of proposed streets or buildings shall be shown.
(6)
When on-lot sewage disposal is proposed, the location
of the deep holes and percolation test holes must be plotted.
D.
Proposed street and lot layout.
(1)
The layout of streets and easements, including names
and widths of cartway and ultimate right-of-way.
(2)
The layout and approximate dimensions of lots and
net area. Lot numbers and a statement of the total number of lots
being developed.
(3)
A reference to any land to be dedicated for public
use including the size and intended use of such areas.
(4)
The location, size, invert elevations and type of
material of sanitary sewers, storm drains and waterlines.
(5)
All building setback lines, from all lot lines with
distance from the ultimate right-of-way line.
(6)
An indication of any lots in which a use of other
than residential is intended.
(7)
When there are existing buildings located on the land
being subdivided, the buildings that are to be demolished shall be
indicated.
(8)
Proposed street names and addresses approved by the
applicable agencies.
(9)
Available and required sight distances at all street
intersections and driveways as calculated in accordance with Pennsylvania
Department of Transportation regulations shall be indicated.
E.
Proposed improvements.
(1)
Tentative cross-section and center-line profiles for
each proposed or widened street shown on the preliminary plan profile
drawings shall show all existing and proposed utilities. Separate
profile drawings shall be provided for all sanitary and storm sewers
not located within a street.
(2)
The preliminary design of any bridges, culverts or
other structures and appurtenances which may be required.
(3)
Public and private utilities and facilities, such
as sewer, gas, electrical and water systems, located and constructed
so as to minimize or eliminate flood damage.
F.
Supplementary data.
(2)
The applicant shall provide a list containing the
names and addresses of all landowners and/or residents within 500
feet of the boundaries of the land being subdivided or developed,
as required by § 107-14G of this chapter.
(3)
If approval has been granted by the Zoning Hearing
Board, the decision of the Zoning Hearing Board shall be included
on the plan.
(4)
Sewage facility planning modules.
(5)
All requests for waivers must be submitted, in writing, by the applicant at the time of submission of the preliminary plan in accordance with § 107-57.
(6)
All plans shall include reference to the Pennsylvania
One-Call System, as set forth in 73 P.S. § 182.1 (Act 187
of 1996), as follows:
|
CONSTRUCTION NOTE:
| |
|
All users of this plan are referred to and cautioned
to comply with Act 187 of 1996 pertaining to the Pennsylvania One-Call
System, 73 P.S. § 182.1. The PA One-Call System shall be
contacted prior to any construction or excavation on the site. The
PA One-Call phone number/label shall be affixed to all subdivision
and land development plans.
|
(7)
All plans shall be accompanied by a transmittal letter
that details specific changes made to the preliminary plan in response
to the comments of Township representatives and Berks County Planning
Commission representatives.
(8)
Location of any rare, threatened or endangered species
on the property as identified by the Pennsylvania Natural Diversity
Inventory.
G.
Certificates. When the preliminary plan will be approved
as a final plan, the following certificates must be provided:
(1)
The original signature of the registered surveyor,
certifying that the plan represents a survey made by him, that the
monuments shown thereon exist as located and that all dimensional
and geodetic details are correct.
(2)
The original signature of the applicant, certifying
his adoption of the plan and any changes thereto.
(3)
The original signatures of the members of the Board,
approving the plan on the date shown.
(4)
The original signatures of the members of the Township
Planning Commission.
(5)
The original signature and seal of the registered
landscape architect or other qualified professional who prepared the
landscape plan shall appear on the preliminary landscape plan.
H.
Studies.
(1)
A traffic study shall be required if the trip generation
threshold level for a proposed subdivision or land development will
be 50 peak hours (either morning or evening) total trips or 500 daily
total trips. The context of the traffic study shall be as set forth
in Appendix A.[2] If the trip generation threshold levels for the proposed
subdivision or land development are 1/2 or more of the requirements
set forth in the first sentence hereof, the applicant must perform
a traffic analysis, which shall include, at a minimum, the items set
forth in Paragraph 7 and 8 of Appendix A.[3]
[2]
Editor's Note: Appendix A is included at the end of this chapter.
[3]
Editor's Note: Appendix A is included at the end of this chapter.
(2)
A natural features and conservation lands study as
set forth in Appendix B[4] shall be required.
[4]
Editor's Note: Appendix B is included at the end of this chapter.
(3)
A wetlands study as set forth in Appendix C[5] shall be required.
[5]
Editor's Note: Appendix C is included at the end of this chapter.
I.
Landscaping plan. The landscaping plan shall include
the following information:
(1)
Plan scale, date, North arrow and location map with
zoning district designations for the site and adjacent properties.
(2)
Location of all existing and proposed buildings and
structures.
(3)
Location of all existing and proposed roads, parking
areas, service areas and other paved areas.
(4)
Location of all outside storage and trash receptacle
areas.
(5)
Sidewalks, berms, fences, walls, freestanding signs
and site lighting.
(6)
Existing and proposed underground and aboveground
utilities such as site lighting, transformers, hydrants, manholes,
valve boxes, etc. (Reference may be made to other submission drawings.)
(7)
All existing and proposed contours at two-foot intervals
to determine the relationship of planting and grading. Areas with
slopes in excess of 3 to 1 shall be highlighted on the plan.
(8)
The location of existing mature trees, woodland and
tree masses to remain and demarcated as such.
(9)
The location of existing mature trees, woodland and
tree masses to be removed and demarcated as such.
(10)
The location of all proposed landscaping including
required street trees, stormwater basin landscaping, parking lot landscaping,
property line buffer screens and site element screens.
(11)
The location of floodplains, wetlands and other
natural features that may affect the location of proposed streets,
buildings and landscape plantings.
(12)
A planting schedule listing the scientific and
common name, size, quantity and root condition of all proposed plant
material.
(13)
A schedule showing all landscape requirements
and plantings proposed for each category.
(14)
Planting details, including the method of protecting
existing vegetation and landscape planting methods.
(15)
Information in the form of notes or specifications
concerning seeding, sodding, ground cover, mulching and the like as
recommended by the Berks County Soil and Conservation Office.
The final plan shall include all of the materials
and information required by this chapter for the submission of a preliminary
plan and the following:
A.
Construction improvement plan.
(1)
Drafting standards. The same standards shall be required
for an improvement construction plan as for a preliminary plan, except
that the horizontal scale of the plan and the profile shall be either
40 or 50 feet to the inch, and the vertical scale of the profile shall
be two, five or 10 feet to the inch, whichever is most convenient.
(2)
Information to be shown. The plan shall contain sufficient
information to provide working plans for the construction of the proposed
streets or any portion thereof, including all appurtenances, sewers
and utilities, shown on the approved preliminary plan, from one existing
or approved street to another or, in the case of a cul-de-sac street,
to its turnaround and shall include:
(a)
Horizontal plan. The horizontal plan shall show
details of the horizontal layout as follows:
[1]
Information shown on the preliminary plan pertaining
to the street to be constructed.
[2]
The beginning and end of the proposed immediate
construction.
[3]
Stations corresponding to those shown on the
profile.
[4]
The elevation of the curb at tangent points
of horizontal curves at street or alley intersections and at the projected
intersections of the curblines.
[5]
The location and size of sanitary sewers and
lateral connections with distances between manholes of water and other
utility pipes or conduits and of storm drains, inlets and manholes.
[6]
The location, type and size of curbs and widths
of paving.
[7]
The location and species of all shade trees
and the location and type of fire hydrants and streetlights.
(b)
Profile. The profile shall be a vertical section
of the street with details of vertical alignment as follows:
[1]
Profiles and elevations of the ground along
the center lines of proposed streets, original ground and final grades
recorded every 50 feet minimum.
[2]
A profile of a sanitary sewer with a profile
over the sewer of the present and finished ground surface showing
manhole locations with stations beginning at the lowest manhole, grades
for all sanitary sewer structures and pipe.
[3]
A profile of a storm drain showing manhole and
inlet locations with grades.
(c)
Cross section. The cross section shall comply
with Township standards and specifications as minimum requirements.
It shall show a typical cross section across the street or alley with
details of grading and construction as follows:
[1]
The ultimate right-of-way width and the location
and width of paving within the ultimate right-of-way.
[2]
The type, depth and crown of paving.
[3]
The type and size of the curb.
[4]
When sidewalks are required, grading of the
sidewalk area should be carried to the full width of the ultimate
right-of-way and slopes of cut or fill extended beyond the ultimate
right-of-way.
[5]
The location, width, type and depth of sidewalks,
when required.
[6]
The typical location, size and depths of sewers
and utilities.
B.
Record plan.
(1)
Drafting standards. The same standards shall be required
for a record plan as for a preliminary plan, and, in addition, for
recording purposes, the plans shall be placed on sheet sizes of 24
inches by 36 inches. All lettering and lines should be so drawn as
to be legible. If more than one sheet is necessary, each sheet shall
be the same size and numbered in sequence to show its relation to
the total number of sheets in the plan; for example, Sheet No. 1 of
5 sheets.
(2)
Information to be shown. The plan, which may constitute
a portion only of an approved preliminary plan, shall show:
(a)
A title, as required for a preliminary plan.
(b)
Courses and distances sufficient for the legal
description of all the lines shown on the plan. The error of closure
shall not be greater than one part in 2,500.
(c)
The names of abutting owners; the names, locations,
widths and other dimensions of streets, including center-line courses,
distances and curve data; descriptive data of ultimate right-of-way
lines not parallel with or concentric with a center line; location
tie-ins by courses and distances to the nearest intersections of all
existing, planned and approved streets and easements, recreational
areas and other public improvements, within the land to be subdivided.
(d)
Evidence that the plans are in conformity with
zoning, building, sanitation and other applicable Township ordinances
and regulations. In any instance where such plans do not conform,
evidence shall be presented that an exception has been officially
authorized. The date on which any variance, special exception or conditional
use was granted by either the Zoning Hearing Board or Board of Supervisors
shall be indicated on the plan.
(e)
The location, materials and size of monuments
with reference to them.
(f)
Building setback lines with distances from the
ultimate right-of-way lines.
(g)
Restrictions in the deed affecting the subdivision
of the property.
(h)
The street address and tax parcel number, if
available, for each lot in the subdivision. In the event that there
is a dispute between the applicant and the Board in regard to the
address proposed for any particular lot, the Board's suggested address
will prevail.
(3)
Certificates. When approved, the record plan must
show:
(a)
The original signature and seal of the registered
surveyor, certifying that the plan represents a survey made by him,
that the monuments shown thereon exist as located and that all dimensional
and geodetic details are correct.
(b)
The original signature of the applicant, certifying
his adoption of the plan.
(c)
The original signatures of the members of the
Board, approving the plan on the date shown.
(d)
The original signatures of the Township Planning
Commission.
(e)
The original signature and seal of the registered
landscape architect or other qualified professional who prepared the
landscape plan shall appear on the final landscape plan.
(4)
Supplementary data. The following must be submitted
prior to final plan approval as applicable.
(a)
Highway occupancy permits issued by PennDOT
for proposed driveway and street intersections with state roads.
(b)
Approval of the sewage facility planning modules
from PADEP.
(c)
Approval of plans from the Washington Township
Municipal Authority or other applicable utility company/authority.
(d)
All required approved state and federal permits.
(e)
Approval of the erosion and sedimentation pollution
control plan from the Berks County Conservation District.
(f)
If changes to mapped floodplain boundaries are
proposed, approval of such changes from FEMA.
(g)
An electronic copy of the final plan must be
submitted in .DXF format on a compact disc. The electronic submission
shall be prepared to meet commonly accepted drafting and engineering
industry standards for layer, but shall, as a minimum, include descriptive
information layers containing the following:
[1]
Lot lines (no text).
[2]
Right-of-way lines (no text).
[3]
Street center lines (no text).
[4]
Edge of pavement lines/curblines.
[5]
Easements; separate layers for water, sanitary
sewer and stormwater, which must be further separated for dedicated
vs. private deed-restricted areas. All easement areas must be clearly
labeled.
[6]
Floodplains; separate layers for FEMA and calculated
floodplains.
[7]
Utilities; separate layers for water and sanitary
sewer.
[8]
Stormwater facilities; separate layer for dedicated
facilities and privately owned easement facilities, i.e., swales,
basins, etc.
C.
Land development plans.
(1)
A preliminary and final plan of a plot of land development shall be required and shall be presented in conformance with the drafting standards, existing features of the land to be set forth and information to be shown as enumerated in §§ 107-19, 107-20 and 107-21 of this article as they are applicable to land development plans.
(2)
In addition, a land development plan shall include
the following:
(a)
All covenants related to use.
(b)
Man-made features for the use of two or more
prospective occupants.
(c)
Lot size.
(d)
Zoning classification and applicable standards
with which compliance is necessary for granting final approval.
(e)
The type of structure and/or dwellings proposed.
(f)
The density and/or intensity of use.
(g)
Lot coverage and building coverage.
(h)
The use of the development.
(i)
The location and placement of accessory structures
and facilities.
(j)
Streets, pedestrianways and parking facilities.
(k)
Common open space.
(l)
Public facilities.
(m)
Specifications for required improvements and
changes to be made upon the existing terrain or existing structures
thereon.
(n)
The Township Planning Commission or Township
Engineer shall require a grading plan in order to ensure compliance
with good engineering standards for grading.
(o)
The type and location of water supply and sewage
treatment and disposal.
