The plan does not have to be drawn to scale
and is subject to the subdivider's discretion. Useful information
for this sketch includes:
[Amended 8-25-1994 by Ord. No. 140-D]
The plan shall show or be accompanied by the
following information.
A.
Drafting standards.
(1)
The scale shall be 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 one of the following
sizes: 15 inches by 18 inches, 18 inches by 30 inches or 24 inches
by 36 inches. If more than one sheet is necessary, each sheet shall
be the same size and numbered to show its relation to the total number
of sheets in the plan, as in “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 name and address of the
subdivider, developer or builder and the registered engineer or surveyor
or qualified site planner.
(2)
The name of the municipality and subdivision.
(3)
The date, scale and North point.
(4)
The entire tract boundary with bearings and distances.
(5)
A key map relating the subdivision to at least three
existing intersections of Township roads.
C.
Existing features.
(1)
Within 400 feet of any part of the land being subdivided:
Location, names, width, radii and surface conditions of existing streets
and alleys and those shown on the Township Official Map Summary of
streets and alleys, the location of watercourses, floodplains, sanitary
sewers, storm drains, utilities above or below the ground and other
similar features.
(2)
Within the land to be subdivided: 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 and size of existing sanitary sewers
and storm drains, watercourses and drainage flows, floodplains, location
and size of utilities above or below the ground and recreational areas;
in addition, the location and dimensions of existing public utility
easements.
(3)
Contours at vertical intervals of five feet or, in
the case of relatively level tracts, at such lesser intervals as may
be necessary for study, as determined by the Planning Commission or
Township Engineer. In no case shall the contour interval exceed 100
feet horizontally. Datum to which contour elevations refer. Where
reasonably practicable, data shall refer to known established elevations
or to USCGS datum. Steep slopes, over 15%, as delineated in the Soil
Survey, shall be plotted.
(4)
Location and character of existing buildings, outer
limits of tree masses, the location of quarries, marshlands and land
subject to inundation and other topographical features which may affect
the location of proposed streets or buildings.
(5)
Measured distances from the center line of streets
to buildings, large trees standing alone.
(6)
Depth of the water table shall be noted on the plan
or in a separate report, along with the location of the test borings.
When percolation tests are required, the location of the test holes
shall be indicated.
(7)
Zoning requirements, if any, or requirements of any
Township ordinance or resolution on and adjacent to the land to be
subdivided.
D.
Proposed street and lot layout.
(1)
The layout of streets, alleys and crosswalks, including
names and widths of cartway and ultimate right-of-way.
(2)
The layout and dimension of lots and net area.
(3)
A reference to any land to be dedicated for public
use.
(4)
Tentative grades to an existing street or to a point
400 feet beyond the boundaries of the subdivision.
(5)
Location and size of sanitary sewers and storm drains.
(6)
All building setback lines, with distances from the
ultimate right-of-way line.
(7)
Indication of any lots in which a use of other than
residential is intended.
(8)
Where there are existing buildings located on the
land being subdivided, the buildings that are to be demolished shall
be indicated.
(9)
A statement on the plan shall show the number of acres
being subdivided; the number of lots; the type of buildings; character
of buildings; lineal feet of new streets, lineal feet of streets to
be widened and average lot size.
E.
Proposed improvements.
(1)
Tentative cross-section and center-line profiles for
each proposed or widened street shown on preliminary plan, including
profile for proposed sanitary sewers and storm drains showing manholes,
inlets and catch basins.
(2)
Preliminary design of any bridges, culverts or other
structures and appurtenances which may be required.
(3)
A preliminary landscape plan shall be included and
show the following:
[Amended 5-6-2024 by Ord. No. 367]
(a)
Existing features. The location and character of existing buildings,
mature trees standing alone; outer limits of tree masses and other
existing vegetation; the location of floodplains, wetlands, contours,
mounding, water features, and other natural features that may affect
the location of proposed streets, buildings and landscape plantings.
(b)
Proposed landscaping. This shall be superimposed on the basic
layout plan and shall include:
[1]
Approximate location of all proposed landscaping required under
this chapter,
[2]
Demarcation of existing vegetation "to remain," including trunk
and drip line locations, and vegetation "to be removed," and the means
of protecting existing vegetation during construction.
[3]
A schedule showing all landscape requirements as applied to
the tract undergoing subdivision and/or land development.
[4]
Proposed planting schedule, including the common and scientific
name, size, quantity.
[5]
Approximate location of proposed buildings, paving, utilities
or other improvements.
[6]
Existing and proposed contours, including related landscape
features such as mounding and water features.
[7]
All existing and proposed contours at two-foot intervals to
determine the relationship of planting and grading; areas with slopes
in excess of 15% shall be highlighted on the plan.
[Amended 10-6-1975 by Ord. No. 140-A; 8-25-1994 by Ord. No.
140-D]
A.
Improvement construction 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 profile shall be 50 feet
to scale of the plan and profile shall be 50 feet to the inch, and
the vertical scale of the profile shall be two, four and 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 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, 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]
Beginning and end of the proposed immediate
construction.
[3]
Stations corresponding to those shown on the
profile.
[4]
Elevation of the curb at tangent points of horizontal
curves, at street or alley intersections and at the projected intersections
of the curblines.
[5]
Location and size of sanitary sewers with distances
between manholes of water, gas, electric and other utility pipes or
conduits and of storm drains, inlets and manholes.
[6]
Location, type and size of curbs and widths
of paving.
[7]
Location and species of street shade trees and
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.
[2]
Profile of 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.
[3]
Profile of storm drain showing manhole locations.
(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]
Ultimate right-of-way width and the location
and width of paving within the ultimate right-of-way.
[2]
Type, depth and crown of paving.
[3]
Type and size of curb.
[4]
When sidewalks are required, grading of 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]
Location, width, type and depth of sidewalks,
when required.
[6]
Typical location, size and depths of sewers
and utilities.
(d)
Highway occupancy permit. All plans and specifications
proposed for submittal to the Pennsylvania Department of Transportation
for the purpose of obtaining a highway occupancy permit shall be submitted
with the final plan. Said plans and specifications shall be reviewed
by the Township Engineer, and approval of said plans and specifications
by the Township Engineer shall be a prerequisite of approval of the
final plan by the Township.
(e)
Landscape plan. A final landscape plan shall
be included and show the following:
[Amended 5-6-2024 by Ord. No. 367]
[1]
Drafting standards. The same standards shall be required as for a preliminary plan. (See § 215-35, Preliminary plan, of this chapter.)
[2]
Information to be shown:
[a]
Plan scale, date, North arrow and location map
with zoning district designations for the site and adjacent properties.
[b]
Location of all existing and proposed buildings
and structures.
[c]
Location of all existing and proposed roads, parking,
service areas and other paved areas.
[d]
Location of all outside storage and trash receptacle
areas.
[e]
Sidewalks, berms, fences, walls, freestanding signs
and site lighting.
[f]
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.)
[g]
All existing and proposed contours at two-foot
intervals to determine the relationship of planting and grading; areas
with slopes in excess of 3:1 shall be highlighted on the plan.
[h]
Existing mature trees, woodland and tree masses
to remain.
[i]
Existing mature trees, woodland and tree masses
to be removed.
[j]
Location of all proposed landscaping, including,
but not limited to, required street trees, stormwater basin landscaping,
parking lot landscaping, property line buffer and site element screen
landscaping.
[k]
A planting schedule listing the scientific and
common name, size, quantity and root condition of all proposed plant
material.
[l]
A schedule showing all landscape requirements as
applied to the tract undergoing subdivision and/or land development,
and plantings proposed for each category.
[m]
Planting details including method of protecting
existing vegetation and landscape planting methods.
[n]
Information in the form of notes or specifications
concerning seeding, sodding, ground cover, mulching and the like,
etc.
[o]
A detailed cost estimate shall be submitted with
the public improvement escrow showing the value of all proposed landscaping,
including all labor, materials and guarantee.
[3]
This condition may be satisfied through a land development agreement
with sufficient and appropriate financial guarantees.
[4]
Certificates. When approved, the landscape plan must show:
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, 18 inches by 30 inches or 15 inches by 18 inches.
(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)
Names of abutting owners, 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 and location
tie-ins by courses and distances to the nearest intersections of all
existing, planned and approved streets, alleys and easements, recreational
areas and other public improvements within the land to be subdivided.
(d)
All lots to be deeded to the side of public
ultimate rights-of-way so that a single deed may be drawn to the governing
body for the dedication of streets by the subdivider, developer or
builder.
(e)
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.
(f)
Location, material and size of monuments with
reference to them.
(g)
Building setback lines with distances from the
ultimate right-of-way lines.
(h)
Restrictions in the deed affecting the subdivision
of the property.
(3)
Certificates. When approved, the record plan must
show:
(a)
The signature of the registered engineer or
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 signature of the subdivider, developer or
builder certifying his adoption of the plan.
(c)
The signature of the Township Secretary certifying
that the Township Commissioners approved the plan on the date shown.
A.
A tentative, preliminary and final plan of a plat 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 §§ 215-34, 215-35 and 215-36 of this chapter as they are applicable to land development plans.
B.
In addition, a land development plan shall include
the following:
(1)
All covenants relating to use.
(2)
Man-made features for the use of two or more prospective
occupants.
(3)
Lot size.
(4)
Zoning classification and applicable standards with
which compliance is necessary for granting final approval.
(6)
Density and/or intensity of use.
(7)
Lot coverage.
(8)
Use of the development.
(9)
Location and placement of accessory structures and
facilities.
(10)
Streets, pedestrianways and parking facilities.
(11)
Common open space.
(12)
Public facilities.
(13)
A site utilization scheme.
(14)
Specifications for required improvements and
changes to be effected upon the existing terrain or existing structures
thereon.
