This article shall apply to any subdivision, as defined herein,
that proposes any number of lots that have frontage on a newly constructed
public or private street or the extension of an existing public or
private street and/or that involves the creation or extension of any
other public improvements to serve the lots in the proposed subdivision.
All applications for preliminary approval of a major subdivision
shall include the following:
A. A minimum of 10 copies of the completed application form supplied
by the Township.
B. Application filing fee, as required by §
206-80 of this chapter.
C. A copy of the applicant's cover letter transmitting the application
to the Washington County Planning Commission for review.
D. Evidence of proprietary interest acceptable to the Township Solicitor.
E. A minimum of 10 copies of a preliminary plat prepared and sealed
by a Pennsylvania registered professional land surveyor, drawn at
a scale of not less than one inch equals 50 feet, drawn on sheets
not exceeding 34 inches by 44 inches, and containing the following
information:
(1) A boundary survey prepared by a registered professional land surveyor
and a topographical survey of the total proposed subdivision by a
registered professional engineer or registered professional land surveyor.
If the developer intends to develop a tract of land in phases, the
preliminary plat shall include the total tract.
(2) The proposed name of the subdivision.
(3) The name, address, certification and seal of the registered engineer
or registered surveyor who prepared the plat and the registered surveyor
who did the survey shown on the plat.
(4) The name and address of the developer and, if the developer is not
the landowner, the name and address of the landowner.
(5) A location map showing the plan name and location, major existing
thoroughfares related to the site, including the distance therefrom,
title, scale and North point.
(6) The graphic scale, North point and date.
(8) Date of preparation. All revisions shall be noted and dated.
(9) The existing platting of land adjacent to the site, including the
names of adjoining owners, and all existing sewers, water mains, culverts,
petroleum or gaslines and fire hydrants on or within 100 feet of the
site shall be shown.
(10)
The names of all adjoining subdivisions.
(11)
Existing watercourses, wetlands, tree masses and other significant
natural features.
(12)
Location of existing buildings and all other structures, including
walls, fences, culverts and bridges, with spot elevations of such
buildings and structures. Structures to be removed shall be indicated
by dashed lines; structures to remain shall be indicated by solid
lines.
(13)
Areas subject to periodic flooding, as identified on the current
Official Map for the Township issued by the Federal Insurance Administration.
(14)
A wetlands determination report for all sites which have hydric
soils or soils with hydric inclusions and, if applicable, a wetlands
delineation report for all jurisdictional wetlands on the site and
the design techniques proposed to accommodate them.
(15)
Contours at intervals of elevation of not more than five feet
where the slope is greater than 10% and at intervals of not more than
two feet where the slope is 10% or less.
(16)
Written or graphic evidence that all earthmoving activities shall conform to Chapter
109, Excavations, Filling and Grading, of the Code of the Township of South Strabane.
(17)
A soils map identifying soils which are landslide prone, if
any.
(18)
Existing streets and rights-of-way on or adjoining the site,
including dedicated widths, roadway widths, approximate gradients,
types and widths of pavements, curbs, sidewalks and other pertinent
data.
(19)
Existing and proposed easements, locations, widths and purposes.
(20)
Location, width and approximate grade of all proposed streets,
and the cuts or fills on said streets at fifty-foot intervals.
(21)
The layout of lots (showing scaled dimensions), lot numbers
and the area of lots in square feet.
(23)
Parcels of land proposed to be reserved for schools, parks,
playgrounds or other public, semipublic or community purposes, if
any. Parcels shall be lettered "A," "B," "C," etc., and the area of
each parcel, in acres, shall be shown.
(24)
Tabulation of site data, including total acreage of land to
be subdivided, the number of residential lots, typical lot size, the
acreage in the subdivision and the acreage in any proposed recreation
or other public areas.
(25)
The location of all existing sewer lines, culverts, or other
underground structures, with pipe sizes and types, together with a
preliminary layout of necessary extensions of, or additional, sewer
lines or other proposed underground utilities, and indicating easements
for public utilities, sewage and drainage.
(26)
Feasibility of proposals for disposition of sanitary waste.
(27)
The type and location of proposed public improvements and the
distance to each existing utility.
(28)
The type and location of proposed private improvements, if any.
(29)
Written or graphic evidence that all plans conform to the South
Strabane Township construction standards.
(30)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under Section 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
(31)
Plan monumentations, as required by §
206-53 of this chapter.
F. Traffic impact study.
(1) For all applications that propose 75 or more additional trips during
the adjacent roadway's peak hours, a traffic impact study prepared
by a qualified traffic engineer.
(2) The traffic impact study shall be submitted, detailing the nature
and extent of trip generation expected to result from the proposed
development. The report shall utilize the trip generation ratios and
methodology contained in the current edition of the manuals of the
Institute of Transportation Engineers (ITE). The report shall include
the following:
(a)
A brief description of the proposed project in terms of land
use and magnitude.
(b)
An inventory and analysis of existing roadway and traffic conditions
in the site environs, including:
[1]
Roadway network and traffic control.
[2]
Existing traffic volumes in terms of peak hours and average
daily traffic (ADT).
[3]
Planned roadway improvements by others.
[4]
Intersection levels of service.
[5]
Other measures of roadway adequacy, i.e., lane widths, traffic
signal warrants, vehicle studies, etc.
(c)
Projected site-generated traffic volumes in terms of:
[1]
Peak hours and ADT (by development phase, if required).
[2]
Approach/departure distribution, including method of determination.
[3]
Site traffic volumes on roadway.
(d)
An analysis of future traffic conditions, including:
[1]
Future design year, or years with phasing, combined traffic
volumes (site traffic plus future roadway traffic).
[2]
Intersection levels of service.
[3]
A pavement analysis of roadways which are projected to experience
significant increases in ADT volumes off site.
[4]
Other measures of roadway adequacy, i.e., lane width, traffic
signal warrants, vehicle delay studies, etc.
[5]
When access is onto a state road, the analysis of future conditions
shall be consistent with PennDOT requirements.
(e)
A description of future levels of service and their compliance
with standards for traffic capacity of streets, intersections and
driveways. New streets shall be designed for adequate traffic capacity,
defined as follows. All reference to "levels of services" (LOS) shall
be as defined by the Highway Capacity Manual, Special Report 209,
published by the Transportation Research Board.
[1]
Traffic capacity LOS shall be based upon a future design year
which coincides with completion of the development.
[2]
Unsignalized intersections or driveways which intersect streets
shall be designed for LOS C or better for each traffic movement, unless
otherwise specified by the Borough.
[3]
Signalized intersections shall be designed for LOS C or better.
Existing intersections impacted by development traffic shall maintain
a minimum LOS D, or, if future base LOS E or F, then degeneration
in delays shall be mitigated. A future design year without the proposed
development shall be completed for comparison purposes.
[4]
Streets shall be designed for a minimum LOS C.
(f)
A description and analysis of the proposed access plan and site
plan, including:
[1]
Access plan, including analysis of required sight distances
using PennDOT criteria and description of access roadway, location,
geometric conditions and traffic control.
[2]
On-site circulation plan showing parking locations and dimension,
loading access, circulation roadway, pedestrian circulation and traffic
control.
(g)
Traffic circulation mitigating action plan shall include:
[1]
Project features relative to site access and on-site circulation
which could be modified to maximize positive impact or minimize negative
impact.
[2]
Off-site improvement plan, depicting required roadway and signal
installation and signing improvements to meet the minimum level of
service requirements.
(3) Based on the scope of work and the complexity of the project, the
Township may require the traffic impact study to be reviewed by a
traffic consultant selected by the Township. In such case, the applicant
required to submit the traffic impact study shall be required to pay
for the cost of the consultant review. No permits for construction
or occupancy of a development site shall be issued until said consultant
fees are paid.
G. Where evidence exists of deep mining, strip mining, landslide-prone
soils or other geologic hazards on the site, a geologic report by
a qualified registered professional engineer acceptable to the Township
regarding soils and subsurface conditions and the probable measures
needed to be considered in the design of the development, the location
of structures and the design of foundations, if any.
H. Feasibility analysis for the stormwater management plan required by §
206-68 of this chapter.
I. A written statement requesting any waivers or modifications to this chapter in accordance with Article
X, if applicable.
J. A written statement identifying any zoning variances that will be
needed or that have been granted to the property by the Zoning Hearing
Board.
All applications for final approval of a major subdivision shall
include the following:
A. A minimum of 10 copies of the completed application form supplied
by the Township.
B. Application filing fee, as required by §
206-80 of this chapter.
C. Evidence of proprietary interest acceptable to the Township Solicitor.
D. One copy of the approved preliminary plat.
E. A minimum of 10 copies of the final plat, in accurate and final form
for recording, which clearly delineates the following:
(1) The name of the subdivision.
(2) The name and address of the developer and, if the developer is not
the landowner, the name and address of the landowner.
(3) The name, address, certification and seal of the registered land
surveyor who prepared the plat.
(4) The North point, graphic scale and date.
(6) Accurate boundary lines, with dimensions and bearings.
(7) Accurate locations of all existing and recorded streets intersecting
the boundaries of the tract of land described in the final plat.
(8) Lot numbers and dimensions.
(10)
Easements for public improvements and any limitations on such
easements.
(11)
Dimensions and bearings of any property to be reserved for public,
semipublic or community use.
(13)
Complete curve data for all curves included in the final plat,
including radius, arc length, chord bearing and chord distance. Lines
which join these curves that are nonradial or nontangential should
be so noted.
(14)
Street lines with accurate dimensions in feet and hundredths
of feet.
(15)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under Section 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
(16)
Location, type and size of all monuments and lot markers in accordance with the standards and requirements of §
206-53 of this chapter and the Washington County Planning Commission and an indication of whether they were found or set.
(17)
In the case where one or more variances to the requirements of Chapter
245, Zoning, of the Code of the Township of South Strabane has been granted, a notation on the plat regarding the date and substance of the variance(s).
(18)
In the case where waivers or modifications to the requirements
of this chapter have been granted, a notation on the plat regarding
the date and substance of the waiver or modification.
(19)
Certification clauses shown in Appendix IV, as applicable.
(20)
Spaces for the signatures of the Chairman and Secretary of the
Planning Commission, the Chairman and Secretary of the Board of Supervisors
and the Township Engineer, and dates of approval. (See Appendix IV.)
F. Four copies of construction plans for public improvements prepared
by a registered professional engineer, drawn on sheets not exceeding
34 inches by 44 inches, showing the following:
(1) Conformity with the design standards specified in Article
IX of this chapter and the Township construction standards.
(2) Street plan and profile of each street in the plan, including the
terminus of all streets in the plan and any area beyond the limits
of the plan where grading is proposed to construct the street. Street
plan and profile drawings shall include all drainage easements over
property, location of catch basins, inlets, manholes, headwalls and
endwalls of the stormwater system. Top and invert elevations shall
be shown along with the pipe size. Profile of storm pipes shall show
any crossing sanitary sewer lines and may be placed on a separate
drawing. Lot lines and lot numbers shall be included in the street
plan view.
(3) At least three cross sections at intervals not to exceed 100 feet
and extending 50 feet on each side of the street center line or 25
feet outside of the street right-of-way, whichever is greater.
(4) Sanitary sewer plan and profile drawing, which shall include lot
lines and lot numbers on the plan view. The location of the sanitary
sewers, manholes and location of each "Y" proposed for installation
shall be shown. The grade line, distance and pipe size of each line
shall be indicated on the plan and profile. The top and invert elevation
of each manhole plus pipe invert grades at fifty-foot intervals shall
be provided.
(5) All construction drawings shall be prepared according to accepted
engineering and construction standards and in accordance with the
standard sanitary and storm sewer details available from the Township.
G. Final grading plan, which demonstrates compliance with Chapter
109, Excavations, Filling and Grading, of the Code of the Township of South Strabane.
H. If required by law, evidence that soil erosion and sedimentation
control plans have been submitted to the Washington County Conservation
District and that the applicant has paid all applicable review fees.
I. Copies of all required local, county, state and federal permits and
approvals.
J. Plans showing compliance with recommendations of the soils report
or wetlands delineation report, if applicable.
K. Performance bond to guarantee proper installation of public improvements as required by §
206-28 of this chapter, except in the case of final applications for approval to construct improvements without posting a performance bond and subsequent approval of a final plat for recording after acceptance of improvements, as provided for in §
206-24H of this chapter.
L. Development agreement, required by §
206-29 of this chapter.
M. Final covenants and restrictions applicable to the plan, if any.
N. Homeowner's association bylaws and management plan, if applicable.
O. Evidence of cross-easements and maintenance agreements for shared
driveways or private streets, if applicable.
P. A copy of the Zoning Hearing Board's decision in the case where
any zoning variances are required.
Upon approval of a final plat by the Township, the developer
shall record the final plat in the office of the Washington County
Recorder of Deeds within 90 days of such final approval or within
90 days of the date of delivery of an approved plat signed by the
Board of Supervisors, following completion of conditions imposed for
such approval, whichever is later.
Upon recording of the final plat in the office of the Washington
County Recorder of Deeds, the applicant shall deliver to the Township
Manager, or his/her authorized designee, one paper print of the final
plat, as verified recorded, containing all required signatures and
dates of approval, including those of the Washington County Recorder
of Deeds. In addition, for major subdivisions, the applicant shall
deliver to the Township Manager, or his/her authorized designee, a
CD-ROM containing the final plat in a digital format acceptable to
the Township.