General subdivision information shall describe or outline the
existing conditions of the site and the proposed developments as necessary
to supplement the drawings required below. This information may include
data on existing covenants, land characteristics and available community
facilities and utilities; and information describing the subdivision
proposal such as number of residential lots, typical lot width and
depth, price range, business areas, playgrounds, park areas and other
public areas, protective covenants and proposed utilities and street
improvements.
The location map shall show the relationship of the proposed
subdivision to existing community facilities which will serve it,
influence it or are located close by. The map shall include the development
name and location; main traffic arteries; public transportation lines;
shopping centers; elementary and high schools; parks and playgrounds;
other community features such as railroad stations, airports, hospitals
and churches; title; graphic scale; North point; and date.
The sketch plan shall be prepared on a topographic map, and shall show in simple sketch form the proposed layout of streets, lots and other features in relation to the existing conditions. The sketch plan may be a freehand pencil sketch made directly on a print of the topographic map. In any event the sketch plan shall include the existing topographic data listed in §
395-61 below or such of these data as the Planning Commission determines is necessary for its consideration of the proposed sketch plan.
Topographic data required as a basis for the preliminary plat, in §
395-62 below, shall include existing conditions as follows except when otherwise specified by the Bethel Township Planning Commission:
A. Boundary lines: bearings and distances.
B. Easements: location, width and purpose.
C. Streets on, adjacent to and within 400 feet of any part of the tract:
name and right-of-way width and location; type, width and elevation
of surfacing; and legally established center-line elevation; walks,
curbs, gutters, culverts, etc.
D. Utilities on and adjacent to the tract: location, size and invert
elevation of sanitary, storm and combined sewers; location and size
of water mains; location of gas lines; fire hydrants, electric and
telephone poles, and streetlights; if water mains and sewers are not
on or adjacent to the tract, indicate the direction and distance to
and size of nearest ones, showing invert elevation of sewers.
E. Ground elevations on the tract, based on maps and standards published
by U. S. Geological Survey, as follows: for land that slopes less
than approximately 2%, show spot elevations at all breaks in grade,
along all drainage channels or swales, and at selected points not
more than 100 feet apart in all directions; for land that slopes more
than approximately 2%, either show contours with an interval of not
more than five feet if ground slope is regular and such information
is sufficient for planning purposes, or show contours with an interval
of not more than two feet if necessary because of irregular land or
need for more detailed data for preparing plans, street profiles and
construction drawings.
F. Subsurface conditions on the tract, if required by the Planning Commission:
location and results of tests made to ascertain subsurface soil, rock
and ground water conditions; depth to groundwater unless test pits
are dry at a depth of seven feet; location and results of soil percolation
tests if individual sewage disposal systems are proposed.
G. Other conditions on the tract: watercourses, marshes, rock outcrop,
wooded areas, isolated preservable trees one foot or more in diameter
chest-high, houses, barns, springhouses, and other significant features
and structures.
H. Other conditions on adjacent land: approximate direction and gradient
of ground slope, including any embankments or retaining walls; character
and location of buildings, railroads, power lines, towers and other
nearby nonresidential land uses or adverse influences; owners of adjacent
unplatted lands; for adjacent platted land refer to subdivision plot
by name, recordation date, and number, and show approximate percent
built-up, typical lot size, dwelling type, and the locations and dimensions
of any streets or easements shown thereon which abut the land to be
subdivided.
I. Photographs, if required by the Planning Commission: camera locations,
directions of views and key numbers.
J. Zoning on and adjacent to the tract, and copies of any variances
or special exceptions which may have been granted by the Zoning Heard
Board.
K. Proposed public improvements: highways or other major improvements
planned by public authorities for future construction on or near the
tract.
L. Key map showing location of the tract.
M. Title and certificates: present tract designation according to official
records in the county office for the recording of deeds; title under
which proposed subdivision is to be recorded, with names and addresses
of owners, a list of all encumbrances, notation stating total acreage,
graphic scale, North point, datum, benchmarks, name and addresses
of engineer, surveyor, architect or planner who prepared the drawing,
and the date of survey.
The preliminary plat (general subdivision plan) shall be at a scale of 100 feet to one inch or larger. It shall show all existing conditions required above in §
395-61, Topographic data, and shall show all proposals, including the following:
A. Street names; right-of-way and roadway widths; approximate grades
and gradients; length of new streets proposed; and similar data for
alleys, if any.
B. Other rights-of-way or easements: location, width, and purpose.
C. Location of utilities, if not shown on other exhibits.
D. Lot lines, lot numbers, block numbers and approximate size of each
lot in square feet or acres.
E. Sites, if any, to be reserved or dedicated for parks, playgrounds
or other public uses.
F. Sites, if any, for multiple-family dwellings, shopping centers, churches,
industry or other nonpublic uses exclusive of one-family dwellings.
G. Minimum building setback lines.
H. Site data, including number of residential lots, typical lot size,
minimum lot size, and acres in parks, etc.
I. Where the preliminary plan includes a portion of a tract of land
in single and separate ownership, the prospective street layout for
the entire tract shall be submitted.
J. Proposed subdivision name or identifying title, scale, North point
and date.
K. Names of record owners of all adjoining parcels.
L. Pennsylvania Department of Environmental Protection Planning Module.
When required by the Planning Commission, the preliminary plat
shall be accompanied by profiles showing existing ground surface and
proposed street grades, including extensions for reasonable distance
beyond the limits of the proposed subdivisions; typical cross sections
of the proposed grading, roadway and sidewalk; and preliminary plan
of proposed sanitary and stormwater sewers with grades and sizes indicated.
All elevations shall be based on the U. S. Geological Survey datum,
or other approved by the Township Engineer.
When required by the Planning Commission, the preliminary plat
shall be accompanied by drafts of protective covenants whereby the
subdivider proposes to regulate land use in the subdivision and otherwise
protect the proposed development.
The final plan shall be drawn in ink on tracing cloth, on sheets
at a size wherever practicable of 18 inches by 22 inches or 36 inches
by 44 inches, and shall be at a scale of either 50 feet to the inch
or 100 feet to the inch. Where necessary, the plan may be on several
sheets accompanied by an index sheet showing the entire subdivision.
For large subdivisions the final plan may be submitted for approval
progressively in contiguous sections satisfactory to the Board of
Township Supervisors. The final plan shall show the following:
A. Primary control points, approved by the Township Engineer, or descriptions
and "ties" to such control points, to which all dimensions, angles,
bearings and similar data on the plat shall be referred.
B. Tract boundary lines, right-of-way lines of streets, easements, and
other rights-of-way and property lines of residential lots and other
sites, with dimensions in feet and hundredths of a foot, bearings
or deflection angles, and radii, arcs and central angles of all curves.
C. Location, size and invert elevation of all sanitary, storm and combined
sewers and the location of all manholes and culverts.
D. Name and right-of-way width of each street or other right-of-way.
E. Location, dimensions and purpose of any easements.
F. Number to identify each lot or site, and the size of each lot or
site in square feet or acres.
G. Purpose for which sites, other than residential lots, are dedicated
or reserved.
H. Minimum building setback line on all lots and other sites.
I. Location and description of monuments:
(1) One
to be placed at each corner and at each change in direction of the
boundary; and
(2) Two
to be placed at each street intersection and at the beginning and
end of curves, on one side of the street.
J. Names of record owners of adjoining unplatted land.
K. Reference to recorded subdivision plats of adjoining platted land
by record name, date and number.
L. Certification and seal of a registered surveyor or engineer certifying
to accuracy of survey and plat.
M. Name and address of the owner; certification of title showing that
the applicant is the landowner or his authorized agent.
N. Statement by owner dedicating streets, rights-of-way and any sites
for public use.
O. Notation stating title, total acreage, number of lots, key map to
show location of tract, graphic scale, North point and date.
P. Signature blocks stating "reviewed and approved/disapproved," and
a date, for the following:
(2) The Chairman and one member of the Township Planning Commission.
(3) The Executive Director of the Delaware County Planning Commission.
(4) The Board of Supervisors and the Secretary of the Board of Township
Supervisors.
Q. Any additional items required by §
395-62.
Cross sections and profiles of streets as approved by the Township
Engineer, including existing and proposed grades and culvert locations
with invert elevations and sizes, shall accompany the final plan.
The profiles shall be drawn to Township standard scales and elevations,
and shall be based on the U. S. Geological Survey datum or other approved
by the Township Engineer.
A certificate shall accompany the final plan, by the Township
Engineer, certifying that the subdivider has complied with one of
the following alternatives:
A. All improvements have been installed in accord with the requirements
of this chapter; or
B. A bond or certified check has been posted, which is available to the Township, and in sufficient amount to assure such completion of all required improvements in accordance with §
395-18 hereof.
A copy of any protective covenants that will be imposed as a
condition of sale by the present owner shall accompany the final plan.
Such other certificates, affidavits or endorsements as may be
required by the Board of Supervisors in the enforcement of this chapter
shall be provided.