[Ord. 1988-2, 3/7/1988, § 11.4(a)]
Whenever a subdivision or land development is desired to be
effected in the Township of Londonderry, Dauphin County, Pennsylvania,
a plat of the layout of such proposal shall be prepared, filed, and
processed with the Planning Commission and the Board of Supervisors
in compliance with the requirements of this chapter.
[Ord. 1988-2, 3/7/1988, § 11.4(b)]
1.
Prior to the filing of a subdivision or land development plat for
review and approval, the applicant is encouraged to submit a sketch
plan to the Planning Commission for advice on the requirements necessary
to achieve conformity with the standards of this and other applicable
Township ordinances, as well as to alert the applicant to other factors
which must be considered in the design of the subdivision or land
development.
2.
The sketch plan required by this § 22-302 shall be clearly labeled "SKETCH PLAN" and should include sufficient information to clearly indicate the character and extent of the proposed subdivision or land development and its relationship to existing conditions and facilities within the area in which it is to be located. It is recommended that sketch plan submissions include a map covering sufficient area to establish the location of the site and an informal plan of any existing or proposed streets, buildings, lot arrangement, utilities, significant natural features and other elements within the subdivision or land development, including topographic contours, and a brief narrative report describing the general purpose of the plan, the availability of utility service and the proposed point of connection to the public sewage disposal system, if any, and the means of conveyance to such point, whether by gravity lines and/or pumping.
[Amended by Ord. 2016-1, 4/4/2016]
3.
Prior to the preparation of any plans, the applicant should consult:
[Amended by Ord. 2016-1, 4/4/2016]
4.
The applicant shall be advised of the accessibility of public sewerage
and public water to the development site.
A.
If the site is located within an area planned or currently receiving
public sewer and/or water services, the applicant shall consult with
the Township and/or its appropriate operations consultant.
B.
If on-site systems are applicable, soil suitability testing shall
be required and verified by the Township's Sewage Enforcement Officer.
5.
At this stage, the Commission shall assist the applicant in determining
whether or not the site is located in an identified flood hazard area,
in which case applicable floodplain management regulations shall be
complied with.
6.
If it is known that the parcels being created will be used for development requiring a special permit, or for development that is considered dangerous to human life, prospective developers should check the provisions contained in the Zoning Ordinance [Chapter 27] and Building Code [Chapter 5, Part 1], which pertain specifically to those kinds of development.
[Ord. 1988-2, 3/7/1988, § 11.4(c); as amended by
Ord. 91-2, 11/4/1991; and by Ord. 2004-1, 5/3/2004, §§ 2,
3]
1.
Where six or fewer lots are proposed to be subdivided from a tract
of land or where land is being transferred to be combined with an
adjacent parcel, the Board of Supervisors, in response to a written
request by the applicant, may waive the submission of a preliminary
plat, provided such proposal and all lots abut an existing street
and no new streets are involved. In such case, the applicant may submit
a final plat as follows:
[Amended by Ord. 2009-2, 6/1/2009; and by Ord. 2016-1, 4/4/2016]
A.
The final subdivision plat shall be submitted and processed as required by § 22-306, "Final Plats; Procedure," and contain the following data and plat specifications:
(1)
Submit an erosion and sedimentation control plan as required by the Pennsylvania Clean Streams Law, and the Pennsylvania Department of Environmental Protection "Erosion Control Rules and Regulations" (Title 25, Part I, Subpart C, Article II, Chapter 102, "Erosion Control") and the Londonderry Township Stormwater Management and Erosion and Sedimentation Control Ordinance No. 1987-2, as amended [Chapter 26, Part 2]. The plan content shall be prepared in accordance with erosion control measures set forth in the "Erosion and Sediment Control Handbook" prepared by the Cumberland, Dauphin, and Perry County Conservation Districts.
(2)
Fifteen copies, one reproducible sepia, and one electronic copy,
in standard .pdf format on CD-ROM, of the plat, prepared by a registered
surveyor or engineer on no larger than twenty-four-inch-by-thirty-six-inch
sheets, drawn to scale not smaller than 100 feet to the inch, unless
otherwise specified herein, clearly labeled "FINAL SUBDIVISION PLAT,"
shall be submitted, containing the following information:
(a)
Complete outline of the property from which the lot or lots
are being subdivided.
(b)
Bearings and distances of the property taken from the property
deed, including the primary control point.
(c)
The names of owners of all abutting unplatted land and the names
of all abutting subdivisions.
(d)
Location on the property map of existing buildings, proposed
lots, existing streets, streams, and woods.
(e)
A separate drawing of the proposed lot (scale one inch equals
100 feet) with lot area, lot number, lot dimensions, bearings and
distances of lot lines, existing street right-of-way and street name
and number, building setback line and contours, with a five-foot interval.
(f)
A location map on the plat (minimum scale one inch equals 2,000
feet) showing property location, streets and other pertinent information.
(g)
Name of the zoning district in which the site is located.
(h)
Additional data required on the plat:
1)
Name, address, and telephone number of owner or applicant.
2)
Name, address, and telephone number and seal of professional
engineer certifying engineering aspects and professional land surveyor
certifying accuracy of plat survey (as defined herein).
3)
Date of plat preparation.
4)
Municipality where property is located.
5)
North point and scale.
6)
Certification of ownership and dedicatory statement signed by
owner.
7)
Notary public and recording statement.
8)
Approval blocks to be signed by the Planning Commission and
the Board of Supervisors.
9)
Location of survey monuments shown by an "X" on the plat.
10)
Proposed protective covenants running with the
land, if any. If none, so state.
11)
Reference to recorded subdivision plats of adjoining
platted land and by recorded name, date and number.
12)
When applicable, a copy of the "Sewage Module for
Land Development" or other equivalent documentation approved by the
Department of Environmental Protection in compliance with the requirements
of the Pennsylvania Sewage Facilities Act and Chapter 71 of Title
25 of the Pennsylvania Code.
13)
Where the proposed subdivision abuts a state highway
(legislative route, Pennsylvania route or United States route), evidence
in writing from the Pennsylvania Department of Transportation indicating
the Department's concurrence with the proposed design for driveway
access and drainage required for issuance of the Department's highway
occupancy permits, and a note added to the plat as follows:
|
"No building permit will be issued for any lot or parcel which
will require access to a state highway until authorized by a Pennsylvania
Department of Transportation highway occupancy permit."
|
15)
Water Supply. If water is to be provided by means
other than private wells owned and maintained by the individual owners
of lots within the subdivision or development, applicants shall present
evidence to the Board of Supervisors that the subdivision is to be
supplied by a certified public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
16)
Such other data as may be required by the Planning
Commission or the Board of Supervisors in the enforcement of this
chapter.
2.
The Board of Supervisors may waive the requirements of sketch plans
and data and the preliminary plat requirements and accept a final
plat as a "lot add-on plan," provided that the following facts are
found to exist with regard to the plan:
[Amended by Ord. 2016-1, 4/4/2016]
3.
Subdivisions meeting the criteria of § 22-303, Subsection 2, for a lot add-on plan may prepare a final plat for submission and review, which lot add-on final plat shall comply with the following requirements:
A.
The lot add-on plan shall be prepared by a registered surveyor.
C.
Lot add-on specifications: The following information shall be provided
on the sheets to be recorded:
(1)
The term "lot add-on final plat" and the project name.
(2)
The name of the municipality in which the project is located.
(3)
The name, address and telephone number for the record owner
and any equitable owner of the affected tract or tracts.
(4)
The name and address and telephone numbers of all adjacent landowners.
(5)
The name, address and telephone number of the firm that prepared
the plan as well as that firm's assigned file or project number.
(6)
The graphic's scale, the written scale, the plan date and the
dates of all plan revisions.
(7)
A location map, at a scale not less than one inch equal to 2,000
feet, with sufficient information to locate the specific property
involved. All existing roads in the vicinity shall be identified.
(8)
The total number of lots, total acreage, density of development,
present zoning, classification and minimum lot area requirements.
(9)
The location, size and dimensions of existing rights-of-way
and easements (with bearings and distances) and utilities on and/or
adjacent to both the conveying and receiving tracts.
(10)
The plan book record numbers of all previously recorded plans
for projects adjacent to either the conveying or receiving tract.
(11)
The source of title to the tract being subdivided by lot add-on
plan.
(12)
Property map showing entire lot, tract or parcel to be affected
by the subdivision lot add-on plan draft to a scale no larger than
one inch equals 100 feet.
(13)
Locations of all installed property monuments, existing corners
and lot line markers, including a note indicating when proposed monuments
and markers will be set.
(14)
Lot numbers.
(15)
A statement setting forth any modification of requirements granted
by the Board of Supervisors.
(16)
A statement indicating that a Non-Building Waiver Form B has
been approved by the Pennsylvania Department of Environmental Protection.
(17)
A note shall be added to the final recorded plat stating: "No
lot created by this plan shall later be subdivided to create additional
building lots. The lease, conveyance, sale or transfer of land shall
be incorporated into existing lots by recorded deed. The newly created
lot may not be used as a stand-alone lot."
(18)
The following certificates shall be added to the drawings:
[Amended by Ord. 2011-2, 9/6/2011]
|
Lot add-on plan, bearing Londonderry Township File No. __________,
approved by Londonderry Township Board of Supervisors this _____ day
of _______________, 20___.
| ||
|---|---|---|
|
Secretary/Treasurer
|
Chairman
| |
|
Lot add-on plan, bearing Londonderry Township File No. __________,
approved by Londonderry Township Planning Commission this _____ day
of _______________, 20___.
| ||
|
Secretary/Treasurer
|
Chairman
| |
4.
In the event a project proposed to be submitted pursuant to this § 22-303 will involve the installation of public sewers, or the services or facilities of a sewer utility, the plat and associated data must include all of the elements which are required for a preliminary and final plat under this chapter related to public sewer service and facilities.
[Added by Ord. 2016-1, 4/4/2016]
[Ord. 1988-2, 3/7/1988, § 11.4(e); as amended by
Ord. 91-2, 11/4/1991]
1.
A preliminary plat submission shall be submitted for every subdivision, except those granted in writing, by the Board of Supervisors, meeting the requirements of a minor subdivision plat per § 22-303.
2.
The applicant, at least 17 days prior to the meeting of the Planning Commission at which consideration is desired, and at least 13 days prior to the meeting of the Board of Supervisors at which consideration is desired, shall file with the Township 15 paper copies and one electronic copy in standard pdf format on CD-ROM of a preliminary plat containing the data required under § 22-305, Preliminary Plats; Specifications. Two of such plans may be made available to the public for review.
[Amended by Ord. 2009-2, 6/1/2009, § 2]
3.
At its next regularly scheduled meeting, the Planning Commission
shall review the plat content in respect to completeness.
A.
If the plat submission is found to be complete in accordance with
the requirements of this chapter, the submission shall be accepted,
with said acceptance to constitute official plat filing by the applicant
as of that meeting date, and the Planning Commission may proceed with
plat review.
B.
If the plat documentation is found to be incomplete in respect to
the requirements of this chapter, the Planning Commission shall suspend
review and the plat shall not be considered as being officially filed.
Within five working days thereafter, the applicant shall be notified
of the additional information required.
4.
Upon the filing of a plat as determined above, the Township shall
forward a copy of the plat and all associated documents to the County
Planning Commission for review and report. In addition, the Township
shall refer the plat and all associated documents to the following
for appropriate review and comment:
[Amended by Ord. 2011-2, 9/6/2011; and by Ord. 2016-1, 4/4/2016]
A.
Municipal Engineer for engineering review.
B.
Township Solicitor for legal implication or interpretation.
C.
The Municipal Engineer, and any utility organization that would be
involved in providing water or sewer service to the proposed project.
The review shall include any and all matters involved in serving the
project, such as ability to provide service to the project and requirements
for proposed water and sewer facilities and associated rights-of-way.
D.
Pennsylvania Department of Transportation when the subdivision or
land development will front on an existing or proposed legislative
route or will have a proposed street or driveway requiring access
to such a route, if applicable.
E.
Other such agencies as deemed necessary by the Commission (e.g.,
school district, Conservation District, etc.).
5.
The Planning Commission shall render a decision on the preliminary
plat within 60 days after the plat filing date and submit copies of
the plat documents and its recommendations to the Board of Supervisors
for action.
6.
The Board of Supervisors shall approve, conditionally approve, or
disapprove the plat and shall communicate said decision to the applicant
within 90 days after the official filing date. However, in no instance
shall the ninety-day period begin more than 30 days after filing the
plat. Said notice shall be in writing, shall specifically cite any
conditions of approval and/or any plat defects, and shall be communicated
to the applicant not later than 15 days following the decision. In
the event that any modification of requirements from this chapter
is requested by the applicant or is deemed necessary by the Board
of Supervisors for approval, the modification and the reasons for
its necessity shall be entered in the records of the Board of Supervisors.
7.
When the plat is not approved in terms as filed, the decision shall
specify the defects found in the application and describe the requirements
which have not been met and shall, in any case, cite the provisions
of the chapter.
8.
Failure of the Board of Supervisors to render a decision and communicate
it to the applicant within the time and in the manner required herein
shall be deemed an approval of the application in terms as presented,
unless the applicant has agreed in writing to an extension of time
or change in the prescribed manner of communication.
9.
Before acting on any plat, the Board of Supervisors may hold a public
hearing thereon after public notice.
10.
Approval of the preliminary plat constitutes approval of the proposed
subdivision or land development in respect to the general design,
the approximate dimensions, and other planned features. Preliminary
approval binds the developer to the general scheme of the plat as
approved. Preliminary approval does not authorize the recording, sale
or transfer of lots or the installation of improvements.
11.
Preliminary approval shall expire five years after being granted.
[Ord. 1988-2, 3/7/1988, § 11.4(e); as amended by
Ord. 91-2, 11/4/1991; and by Ord. 1998-5, 12/16/1998, § 1]
1.
The following shall be submitted in application for review and approval
of a preliminary plat:
A.
Fifteen copies and one electronic copy, in standard .pdf format on
CD-ROM, of a map or several maps or sheets on no larger than twenty-four-inch-by-thirty-six-inch
sheets, drawn to scale not smaller than 100 feet to the inch, unless
otherwise specified herein, clearly labeled "Preliminary Plat." When
more than one sheet is required, an index sheet of the entire subdivision
and land development shall be shown on a sheet of the same size. The
preliminary plat shall show the following:
[Amended by Ord. 2009-2, 6/1/2009; and by Ord. 2016-1, 4/4/2016]
(1)
Name or identifying title of the proposed subdivision or land
development.
(2)
The date the plat was prepared, the dates of any subsequent
revisions thereto after the plat has been submitted, and a description
of such revisions, if any.
(3)
North point and scale.
(4)
A diagram, at a scale not less than 2,000 feet to the inch,
covering sufficient area to establish the location of the site within
the Township.
(5)
Name, address and phone number of the owner or applicant.
(6)
The names of owners of all abutting unplotted land and the names
of all abutting subdivisions.
(7)
Name, address, telephone number, and seal of the professional
engineer certifying engineering aspects and professional land surveyor
certifying accuracy of plat survey (as defined herein).
(8)
Tract boundaries by bearings and distances.
(9)
All existing property lines; all existing easements and rights-of-way
with the widths and the purpose for which the easements and/or rights-of-way
have been established.
(10)
All existing streets on or adjacent to the tract, including
name, right-of-way width and pavement width.
(11)
All existing buildings, sanitary and storm sewers, water mains,
culverts, fire hydrants and other significant man-made features on
or within 100 feet of the tract.
(12)
Watercourses, marshes, rock outcrops and wooded areas.
(13)
Existing and proposed contours at vertical intervals of five
feet or, in the case of land having a slope of 2% or less, at such
lesser interval as may be necessary for satisfactory study and planning
of the tract. Datum to which contour elevations refer shall be United
States Coast and Geologic Survey datum or such other source approved
by the Township Engineer.
(14)
Total acreage, number of lots, minimum lot areas, density, use
of land, setback lines and zoning districts in tabular form. The applicant
shall be required to delineate the various phased sections (if applicable)
and sequence of final plat submissions.
(15)
Location, width and approximate grade of all proposed streets,
alleys and their associated rights-of-way and easements; location
and width of all other rights-of-way and easements and a label or
other indication of their purpose; lot numbers, proposed lot lines
with approximate dimensions and lot area; proposed minimum setback
line for each street and yard; playgrounds, public buildings, public
areas and parcels of land proposed to be dedicated or reserved for
public use.
(16)
Location of any proposed site improvements, such as curbs, sidewalks,
drives, street trees, fire hydrants, and, when the proposed development
includes other than individual residences, the type of land use, residential
density, and the location of structures and parking facilities.
(17)
An indication of the general location of proposed water mains,
sanitary sewers and stormwater catch basins and lines. The preliminary
size of each line should be shown as well as the locations of or distances
to any existing line to be connected to, with the size of such existing
lines indicated.
(18)
For projects proposing to connect to Derry Township Municipal
Authority sewer facilities: plans and profiles of proposed sanitary
sewers with grades and pipe size indicated. Utilities which intersect
with or are located within 10 feet of the sewer facilities must also
be shown in plan and profile views.
(19)
General plans for the collection, detention, or retention of
runoff of surface water and its outfall, together with design analysis
and any other supporting data.
(20)
A preliminary soil erosion and sedimentation control plan.
(21)
Water Supply. If water is to be provided by means other than
private wells owned and maintained by the individual owners of lots
within the subdivision or development, applicants shall present evidence
to the Board of Supervisors that the subdivision is to be supplied
by a certified public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
B.
Where necessary, the applicant shall be responsible to complete the
developer portions of documents required by the Department of Environmental
Protection concerning wastewater collection, treatment and disposal.
This may include, without limitation, the preparation of a planning
or a planning exemption request. The completed module shall accompany
preliminary plat submission. The applicant shall prepare and submit
a brief narrative report describing the purpose and general features
of the project, including the proposed means of providing water and
sewer services. If the applicant proposes that sanitary sewer services
will be provided by a sewer utility, all applicable documentation
required by the applicable sewer utility shall be submitted to the
sewer utility no later than the date of preliminary plat submission
to the Commission. However, if the applicant has not submitted the
required documentation to the sewer utility on or before the date
of applicant's submission to the Commission, the Township shall forward
a copy of the documents to the appropriate sewer utility for review
and further processing.
[Amended by Ord. 2011-2, 9/6/2011; and by Ord. 2016-1, 4/4/2016]
C.
Where the subdivision and/or land development lies partially or completely
within any identified floodplain area or district or where such activities
border on any identified floodplain area or district, the preliminary
plat shall include the following information:
(1)
The location and elevation of proposed roads, utilities, and
building sites, fills, flood or erosion protection facilities.
(2)
The one-hundred-year flood elevations, which shall be verified
by the Engineer, at the developer's expense.
(3)
Areas subject to special deed restrictions.
(4)
Contours at intervals of two or five feet, depending upon the
slope of the land, and identifying accurately the boundaries of the
floodplain areas or districts.
D.
Evidence in writing, where 30 or more dwelling units are proposed
in a subdivision or land development, from the school district in
which the subdivision or land development is located containing the
review and comments of the school district on the proposed development.
E.
Traffic Impact Study Requirements.
(1)
(2)
Traffic Impact Study.
(a)
Definition of Influence Area. An influence area must be defined
which contains 80% or more of the trip ends that will be attracted
to the development. A market study can be used to establish the limits
of an influence area, if available. If no market study is available,
an influence area should be estimated based on a reasonable documented
estimate. The influence area can also be based on a reasonable maximum
convenient travel time to the site or delineating area boundaries
based on locations of competing developments.
(b)
Area of Traffic Impact Study. The traffic impact study area
shall be based on the characteristics of the influence area. The intersections
and roadway segments to be included in the study shall be adjacent
to the site or impacted by vehicular traffic generated by the development
of the site. The intersections and roadway segments shall be mutually
agreed upon by the Township staff and the traffic engineer preparing
the study. In the absence of an agreement, the applicant may be required
to analyze additional intersections and/or roadway segments within
the study area.
(c)
Preparation by Transportation Engineer Required. When it has
been determined that a traffic impact study is required for a proposed
site development, it shall be the responsibility of the developer
to ensure the study is conducted and a final report submitted in accordance
with these guidelines. The traffic impact study and final report shall
be prepared under the supervision of a registered professional engineer
who possesses a license issued by the Pennsylvania State Registration
Board for Professional Engineers. The final traffic impact study report
must have a seal of the supervising engineer on it when submitted.
(d)
Documentation Required. A traffic impact study report shall
be prepared to document the purpose, procedures, findings, conclusions
and recommendations of the study.
1)
The documentation for a traffic study shall include at a minimum:
a)
Executive summary.
b)
Study purpose and objectives.
c)
Description of the site and study area.
d)
Existing conditions in the area of the development.
e)
Recorded or approved nearby development.
f)
Trip generation, trip distribution and modal split.
g)
Projected future traffic volumes (build and no-build).
h)
A description of the change in roadway operating
conditions resulting from the development traffic.
i)
Recommendations for site access and transportation
improvements needed to maintain traffic flow to, from, within and
past the site at an acceptable and safe level of service.
j)
Supplemental studies, i.e., gap, queue, left turn,
etc.
k)
Improvements to be implemented by the applicant.
l)
Appendix. Include data collection summaries, detailed
capacity analysis worksheets, etc.
m)
Signed and sealed by a professional engineer.
2)
The analysis shall be presented in a straightforward and logical
sequence. It shall lead the reader step-by-step through the various
stages of the process and resulting conclusions and recommendations.
3)
Recommended improvements to the study area network, to include
preliminary cost estimates, proposed implementation schedule and expected
levels of service for the recommended network. Any off-site improvements
which are to be constructed should be noted.
4)
The recommendations shall specify the time period within which
the improvements should be made (particularly if the improvements
are associated with various phases of the development construction)
and any monitoring of operating conditions and improvements that may
be required.
5)
Data shall be presented in tables, graphs, maps and diagrams.
6)
An executive summary of one or two pages shall be provided,
concisely summarizing the purpose, conclusions and recommendations.
(e)
Data Collection. Existing twenty-four-hour peak hour traffic
volume data, including weekdays, Saturdays and Sundays, for all streets
which provide direct access to the proposed development and for the
arterial streets which will serve the proposed development as well
as any major intersection within the traffic impact area. Traffic
count data shall not be more than two years old. Manual turning movement
traffic counts shall be taken on a Tuesday, Wednesday or Thursday
of a nonholiday week. Additional counts (i.e., on a Saturday or Sunday
for a proposed commercial or nonresidential development) may also
be required in some cases.
(f)
Horizon Year. The traffic forecast shall be prepared for the
anticipated completion year of the development, assuming full buildout
and occupancy. This year shall be referred to as "horizon year" in
the remainder of this subsection. An analysis shall be conducted at
any period of five years beyond the horizon year.
[Amended by Ord. 2011-2, 9/6/2011]
(g)
Nonsite Traffic Estimates. Estimates of nonsite traffic shall
be made and will consist of traffic generated by all other developments
within the impact study area for which preliminary or final plans
have been approved. Nonsite traffic may be estimated using historic
trends for the roadway or the PennDOT "Traffic Data Collection and
Factor Development Report."
(h)
Trip Generation Rates Required. The traffic impact study report
shall include a table showing the categories and quantities of land
uses, with the corresponding trip generation rate or equations (with
jurisdiction for selection of one or the other) and resulting number
of adjacent street peak trips (a.m. or p.m.), generator peak hour
trips and total daily trips. The trip generation rates used must be
either from the latest edition of Trip Generation by ITE or from local
study of corresponding land uses and quantities. All sources must
be referenced in the study. The reasoning and data used in developing
a trip generation rate for special/unusual generators must be justified
and explained in the report.
(i)
Consideration of Pass-By Trips. If a reduction in the site generate
traffic volumes is a consideration for the land use in question, studies
and interviews at similar land used, in similar areas must be conducted
or referenced justifying the pass-by reduction to be applied.
(j)
Rate Sums. Any significant difference between the sums of single-use
rates and proposed mixed-use estimates must be justified in the study
report. If a reduction in the overall trip generation of a mixed-use
development was proposed due to internalization, documentation should
be provided.
(k)
Estimates of Trip Distribution Required. Trip distribution can
be estimated using any one of the following three methods:
1)
Analogy.
2)
Trip distribution model.
3)
Surrogate data.
|
Whichever method is used, trip distribution must be estimated
and analyzed for the horizon year. A multiuse development may require
more than one distribution and coinciding assignment for each phase
(for example, residential and retail phases on the same site). Consideration
must also be given to whether site generated inbound and outbound
trips will have similar distributions.
|
(l)
Trip Assignments. Assignments must be made considering logical
routings, available roadway capacities, left turns at intersections
and projected (and perceived) minimum travel times. In addition, multiple
paths should often be assigned between origins and destinations to
achieve realistic estimates rather than assigning all of the trips
to the route with the shortest travel time. The assignments must be
carried through the external site access points and in large projects
(those producing 200 or more additional peak direction trips to or
from the site during the development's peak hour) through the internal
roadways. When the site has more than one access driveway, logical
routing and possible multiple paths should be used to obtain realistic
driveway volumes. The assignment should reflect conditions at the
time of the analysis. Assignments can be accomplished either manually
or with applicable computer models. If a thorough analysis is required
to account for pass-by trips, the following procedure should be used:
(m)
Total Traffic Impacts. Traffic estimates for any site with current
traffic activity must reflect not only new traffic associated with
the site's redevelopment but also the trips subtracted from the traffic
stream because of the removal of a land use. The traffic impact report
should clearly depict the total traffic estimate and its components.
The study area roadway network is to be analyzed for safety and capacity
sufficiently for three separate conditions: 1) Existing network conditions;
2) Future network conditions without the proposed development; and,
3) Future network conditions with the proposed development. For each
of the three conditions the following analyses shall be completed.
1)
Mainline ADT volumes and turning movement volumes for all critical
intersections within the study area will be determined for the a.m.
peak hour, p.m. peak hour and the proposed development peak hour,
if other than either the a.m. or p.m. peak hour of the network.
2)
The effectiveness of the traffic signal control at all intersections
will be estimated by approach in terms of the vehicle stops and delays.
3)
Gap studies will be conducted in accordance with standards established
by the ITE at the proposed site access points to evaluate the need
for signal control, turn prohibitions or additional site access points
to reduce the left turn volume from the site driveways if unsatisfactory
levels of service are achieved.
4)
Queue length studies will be completed in accordance with standards
established by the ITE to evaluate the potential for a backup of traffic
from controlled intersection which could impact other intersections,
including access points to the proposed development.
5)
The analysis of the existing roadway and intersection conditions
in the study area will be based upon the current geometric conditions
and traffic control operations. This analysis will serve as a basis
for determining the current adequacy of the roadway network and to
document any deficiencies.
6)
The analysis of the future conditions without the proposed development
will document the adequacy of the study area network to accommodate
traffic in the horizon year(s) without the proposed development.
7)
The analysis of the future conditions with the proposed development
will document the adequacy of the study area network to accommodate
traffic in the horizon year(s) with the proposed development.
(n)
Required Levels of Service. The recommendations of the traffic
impact study shall provide safe and efficient movement of traffic
to and from and within and past the proposed development, while minimizing
the impact to nonsite trips. The current levels of service must be
maintained if they are C or D, they should not deteriorate to worse
than C if they are currently A or B and shall be improved to a D if
they are E or F. In addition, there shall be no increase in delay
if an unsatisfactory level of service cannot be achieved.
(o)
Capacity Analysis.
1)
Capacity analysis must be performed at each of the street and
project site access intersection locations (signalized and unsignalized)
within the study area. In addition, analyses must be completed for
roadway segments affected by the proposed site traffic within the
study area. These may include such segments as weaving sections, ramps,
internal site roadways, parking facility access points and reservoirs
for vehicles queuing off site and on site. Other locations may be
deemed appropriate depending on the situation.
2)
The recommended level-of-service shall be computed in accordance
with 1994 "Highway Capacity Manual," Special Report 209, published
by the Transportation Research Board or any subsequent revision of
such manual. The most current version of the Highway Capacity software
can be used.
3)
The operational analyses in the "Highway Capacity Manual" should
be analyzing existing conditions, traffic impacts, access requirements
or other future conditions for which traffic, geometric and control
parameters can be established.
4)
In developing the proposed improvements, the study preparer
is to consider the following:
a)
All highway capacity evaluations shall consider
not only the overall intersection level of service and delay but also
evaluate each approach and movement to identify any substandard values
which need to be improved.
b)
For locations where the level of service of the
horizon year without the proposed development is F, the improvements
shall provide an estimated delay which will be no worse than the delay
for the horizon year without the proposed development.
c)
Where new intersections are being established to
serve as access to the proposed development, these intersections must
be designed to at least operate at level of service C or better.
d)
For access points to the proposed development, which
are not proposed to be controlled by a traffic signal, an analysis
will be completed to determine the design details for a separate left
turn lane on the adjoining highway.
e)
For access points to the proposed development where
traffic signal control is being proposed, a traffic signal warrant
analysis shall be performed in accordance with Pennsylvania Department
of Transportation, Publication 201. Although a left turn lane shall
be provided, an analysis shall be completed to determine the type
of signal phasing required.
F.
A hydrogeologic and geologic study, prepared by a professional firm
experienced in this procedure, of the area to be developed, complete
with a soils profile plan and discussion of the effect on groundwater
due to the proposed development and construction activities, and a
statement and justifiable analysis by that professional firm experienced
in this procedure that there is sufficient subsurface aquifers to
support on-site water systems for the proposed development, verified
by well testing, as well as analyzing the impact affecting existing
sources, for the development as well as an area within 1/4 mile surrounding
the proposed development.
G.
A statement and analysis of how the proposed development complies
or does not comply with the Township's current comprehensive plan,
citing specific page and paragraph.
H.
A statement and analysis of how the proposed development complies
or does not comply with the Township's current Act 537 Sewerage Plan,
and if a plan revision will be necessary.
I.
A statement and justifiable analysis utilizing field testing to verify
that the proposed development is suitable for the current Township
on-site sewerage plan.
J.
A statement of certification that, if the proposed preliminary plat
is approved, complete compliance with the then in effect current zoning
and subdivision ordinances will be done regarding future development.
K.
Such other information as may be required by the Planning Commission
or the Board of Supervisors in the enforcement of this chapter.
[Ord. 1988-2, 3/7/1988, § 11.4(f); as amended by
Ord. 91-2, 11/4/1991; by Ord. 2009-2, 6/1/2009; and by Ord. 2016-1,
4/4/2016]
1.
The following procedures shall be followed in the submission and
processing of final plats for proposed subdivisions and land developments:
A.
The applicant shall, not later than five years after the date of approval of the preliminary plat, submit one reproducible sepia, 15 copies and one electronic copy, in standard .pdf format on CD-ROM, of the required final plat documentation to the Township at least 17 days prior to the meeting of the Planning Commission at which consideration is desired and 13 days prior to the meeting of the Board of Supervisors at which consideration is desired. Such documentation shall include all specifications and data required under § 22-312, "Final Plat; Specifications."
B.
The Board of Supervisors shall act on the final plat and render its decision to the applicant within the ninety-day period and as prescribed in § 22-304, Subsections 3-8.
C.
The final plat shall incorporate all the data required by the preliminary
submittal, even if not specifically mentioned in this section, including
all changes and modifications required by the Board of Supervisors.
The final submittal shall conform to the approved preliminary plat.
Final plat submission may constitute only that portion of the approved
preliminary plat which the applicant proposes to record and develop
at the time, provided that such portion conforms with all of the requirements
of this chapter. In such cases, the applicant shall have submitted
a tentative schedule for the development of the balance of the tract,
at the preliminary plat stage.
D.
Upon the filing of a plat as determined above, the Township shall
forward a copy of all documents to the applicable sewer utility for
review and comment.
[Ord. 91-2, 11/4/1991; as amended by Ord. 1999-1, 1/20/1999,
§ 4]
1.
No plat shall be finally approved unless the streets shown on such
plat have been improved to a mud-free or otherwise permanently passable
condition, or improved as may be otherwise required by this chapter
and any walkways, curbs, gutters, streetlights, fire hydrants, shade
trees, water mains, sanitary sewers, storm sewers and other improvements
as may be required by this chapter have been installed in accordance
with this chapter. In lieu of the completion of any improvements required
as a condition for the final approval of a plat, including improvements
or fees otherwise required by this chapter, the developer may deposit
with the Township of Londonderry financial security in an amount sufficient
to cover the costs of such improvements or common amenities including
basins and other related drainage facilities, recreational facilities,
open space improvements, or buffer or screen plantings which may be
required.
2.
When requested by the developer, in order to facilitate financing,
the Board of Supervisors, shall furnish the developer with a signed
copy of a resolution indicating approval of the final plat contingent
upon the developer obtaining a satisfactory financial security. The
final plat or record plan shall not be signed nor recorded until the
financial improvements agreement is executed. The resolution or letter
of contingent approval shall expire and be deemed to be revoked if
the financial security agreement is not executed within 90 days unless
a written extension is granted by the Board of Supervisors; such extension
shall not be unreasonably withheld and shall be placed in writing
at the request of the developer.
3.
Without limitation as to other types of financial security which
the Township may approve, which approval shall not be unreasonably
withheld, federal or commonwealth chartered lending institution irrevocable
letters of credit and restrictive or escrow accounts in such lending
institutions shall be deemed acceptable financial security for the
purposes of this section.
4.
Such financial security shall be posted with a bonding company or
federal or commonwealth chartered lending institution chosen by the
party posting the financial security, provided said bonding company
or lending institution is authorized to conduct such business within
the commonwealth.
5.
Such bond or other security shall provide for and secure to the public
the completion of any improvements including, but not limited to,
stormwater management facilities, street construction, sanitary sewer
and water facilities and other utilities including any utility cuts
within the public roadway, required landscaping and erosion and sediment
control measures.
6.
The amount of financial security to be posted for the completion
of the required improvements shall be equal to 110% of the cost of
completion estimated as of 90 days following the date scheduled for
completion by the developer. Annually, the Township may adjust the
amount of the financial security by comparing the actual cost of the
improvements which have been completed and the estimated cost for
the completion of the remaining improvements as of the expiration
of the 90th day after either the original date scheduled for completion
or a rescheduled date of completion. Subsequent to said adjustment,
the Township may require the developer to post additional security
in order to assure that the financial security equals said 110%. Any
additional security shall be posted by the developer in accordance
with this subsection.
7.
The amount of financial security required shall be based upon an
estimate of the cost of completion of the required improvements, submitted
by the applicant or developer and prepared by a professional engineer
licensed as such in this commonwealth and certified by such engineer
to be a fair and reasonable estimate of such cost. The Township, upon
the recommendation of the Township engineer, may refuse to accept
such estimate for good cause shown. If the applicant or developer
and the Township are unable to agree upon an estimate, then the estimate
shall be recalculated and recertified by another professional engineer
licensed as such in this commonwealth and chosen mutually by the Township
and the applicant or developer. The estimate certified by the third
engineer shall be presumed fair and reasonable and shall be the final
estimate. In the event that a third engineer is so chosen, fees for
the services of said engineer shall be paid equally by the Township
and the applicant or developer.
8.
If the party posting the financial security requires more than one
year from the date of posting of the financial security to complete
the required improvements, the amount of financial security may be
increased by an additional 10% for each one-year period beyond the
first anniversary date from posting of financial security or to an
amount not exceeding 110% of the cost of completing the required improvements
as reestablished on or about the expiration of the preceding one-year
period by using the above bidding procedure.
9.
In the case where development is projected over a period of years,
the Board of Supervisors may authorize submission of final plats by
sections or stages of development subject to such requirements or
guarantees as to improvements in future sections or stages of development
as it finds essential for the protection of any finally approved section
of the development.
10.
As the work of installing the required improvements proceeds, the
party posting the financial security may request the Board of Supervisors
to release or authorize the release, from time to time, of such portions
of the financial security necessary for payment to the contractor
or contractors performing the work. Any such requests shall be in
writing addressed to the Board of Supervisors, and the Board of Supervisors
shall have 45 days from receipt of such request within which to allow
the Township engineer to certify, in writing, to the Board of Supervisors
that such portion of the work upon the improvements has been completed
in accordance with the approved plat. Upon such certification the
Board of Supervisors shall authorize release by the bonding company
or lending institution of an amount as estimated by the Township engineer
fairly representing the value of the improvements completed or, if
the Board of Supervisors fails to act within said forty-five-day period,
the Board of Supervisors shall be deemed to have approved the release
of funds as requested. The Board of Supervisors may, prior to final
release at the time of completion and certification by its engineer,
require retention of 10% of the estimated cost of the aforesaid improvements.
11.
Where the Board of Supervisors accepts dedication of all or some
of the required improvements following completion, the Board of Supervisors
may require the posting of financial security to secure structural
integrity of said improvements as well as the functioning of said
improvements in accordance with the design and specifications as depicted
on the final plat for a term not to exceed 18 months from the date
of acceptance of dedication. Said financial security shall be of the
same type as otherwise required in this section with regard to installation
of such improvements, and the amount of the financial security shall
not exceed 15% of the actual cost of installation of said improvements.
12.
If water mains or sanitary sewer lines, or both, along with apparatus
or facilities related thereto, are to be installed under the jurisdiction
and pursuant to the rules and regulations of a public utility or municipal
authority separate and distinct from the Township, financial security
to assure proper completion and maintenance thereof shall be posted
in accordance with the regulations of the controlling public utility
or municipal authority and shall not be included within the financial
security as otherwise required by this section.
13.
If financial security has been provided in lieu of the completion
of improvements required as a condition for the final approval of
a plat as set forth in this section, the Township shall not condition
the issuance of building, grading or other permits relating to the
erection or placement of improvements, including buildings, upon the
lots or land as depicted upon the final plat upon actual completion
of the improvements depicted upon the approved final plat. Moreover,
if said financial security has been provided, occupancy permits for
any building or buildings to be erected shall not be withheld following
the improvement of the streets providing access to and from existing
public roads to such building or buildings to a mud-free or otherwise
permanently passable condition, as well as the completion of all other
improvements as depicted upon the approved plat, either upon the lot
or lots or beyond the lot or lots in question if such improvements
are necessary for the reasonable use of or occupancy of the building
or buildings.
[Ord. 91-2, 11/4/1991]
1.
When the developer has completed all of the necessary and appropriate
improvements, the developer shall notify the Board of Supervisors,
in writing, by certified or registered mail, of the completion of
the aforesaid improvements and shall send a copy thereof to the Township
engineer. The Board of Supervisors shall, within 10 days after receipt
of such notice, direct and authorize the Township engineer to inspect
all of the aforesaid improvements. The Township engineer shall, thereupon,
file a report in writing, with the Board of Supervisors, and shall
promptly mail a copy of the same to the developer by certified or
registered mail. The report shall be made and mailed within 30 days
after receipt by the Township engineer of the aforesaid authorization
from the Board of Supervisors; said report shall be detailed and shall
indicate approval or rejection of said improvements, either in whole
or in part, and if said improvements, or any portion thereof, shall
not be approved or shall be rejected by the Township engineer, said
report shall contain a statement of reasons for such nonapproval or
rejection.
2.
The Board of Supervisors shall notify the developer, within 15 days
of receipt of the engineer's report, in writing by certified or registered
mail of the action of said Board of Supervisors with relation thereto.
3.
If the Board of Supervisors or the Township engineer fails to comply
with the time limitation provisions contained herein, all improvements
will be deemed to have been approved and the developer shall be released
from all liability, pursuant to its performance guaranty bond or other
security agreement.
4.
If any portion of the said improvements shall not be approved or
shall be rejected by the Board of Supervisors, the developer shall
proceed to complete the same and, upon completion, the same procedure
of notification, as outlined herein, shall be followed.
5.
Nothing herein, however, shall be construed in limitation of the
developer's right to contest or question by legal proceedings or otherwise,
any determination of the Board of Supervisors or the Township engineer.
6.
Where herein reference is made to the Township engineer, he shall
be as a consultant thereto.
7.
The applicant or developer shall reimburse the Township for the reasonable
and necessary expense incurred for the inspection of improvements
according to a schedule of fees adopted by resolution of the Board
of Supervisors and as from time to time amended. Such expense shall
be reasonable and in accordance with the ordinary and customary fees
charged by the Township engineer or consultant for work performed
for similar services in the community, but in no event shall the fees
exceed the rate or cost charged by the engineer or consultant to the
Township when fees are not reimbursed or otherwise imposed on applicants.
A.
In the event the applicant disputes the amount of any such expense
in connection with the inspection of improvements, the applicant shall,
within 10 working days of the date of billing, notify the Township
that such expenses are disputed as unreasonable or unnecessary, in
which case the Township shall not delay or disapprove a subdivision
or land development application or any approval or permit related
to development due to the applicant's request over disputed engineer
expenses.
B.
If, within 20 days from the date of billing, the Township and the
applicant cannot agree on the amount of expenses which are reasonable
and necessary, then the applicant and the Township shall jointly,
by mutual agreement, appoint another professional engineer licensed
as such in the Commonwealth of Pennsylvania to review the said expenses
and make a determination as to the amount thereof which is reasonable
and necessary.
C.
The professional engineer so appointed shall hear such evidence and
review such documentation as the professional engineer in his or her
sole opinion deems necessary and render a decision within 50 days
of the billing date. The applicant shall be required to pay the entire
amount determined in the decision immediately.
D.
In the event that the Township and applicant cannot agree upon the
professional engineer to be appointed within 20 days of the billing
date, then, upon application of either party, the President Judge
of the Court of Common Pleas of the judicial district in which the
Township is located (or if at the time there be no President Judge,
then the senior active judge then sitting) shall appoint such engineer,
who, in that case, shall be neither the Township engineer nor any
professional engineer who has been retained by, or performed services
for, the Township or the applicant within the preceding five years.
E.
The fee of the appointed professional engineer for determining the
reasonable and necessary expenses shall be paid by the applicant if
the amount of payment required in the decision is equal to or greater
than the original bill. If the amount of payment required in the decision
is less than the original bill by $1,000 or more, the Township shall
pay the fee of the professional engineer, but otherwise the Township
and the applicant shall each pay 1/2 of the fee of the appointed professional
engineer.
[Ord. 91-2, 11/4/1991]
In the event that any improvements which may be required have
not been installed as provided in this chapter or in accord with the
approved final plat the Board of Supervisors is hereby granted the
power to enforce any corporate bond, or other security by appropriate
legal and equitable remedies. If the proceeds of such bond, or other
security are insufficient to pay the cost of installing or making
repairs or corrections to all the improvements covered by said security,
the Board of Supervisors may, at its option, install part of such
improvements in all or part of the subdivision or land development
and may institute appropriate legal or equitable action to recover
the moneys necessary to complete the remainder of the improvements.
All of the proceeds, whether resulting from the security or from any
legal or equitable action brought against the developer, or both,
shall be used solely for the installation of the improvements covered
by such security, and not for any other Township purpose.
[Ord. 91-2, 11/4/1991]
1.
Upon the approval of a final plat, the Township Engineer shall, within
90 days of such final approval, record such plat in the office of
the recorder of deeds of the county in which the Township is located.
The recorder of deeds shall not accept any plat for recording unless
such plat officially notes the approval of the Board of Supervisors,
and review by the county planning agency.
2.
The recording of the plat shall not constitute grounds for assessment
increases until such time as lots are sold or improvements are installed
on the land included within the subject plat.
[Added by Ord. 1999-1, 1/20/1999, § 6; as amended
by Ord. 2009-2, 6/1/2009, § 5]
Upon completion of all required improvements and prior to final
inspection of improvements, the developer shall submit a plan labeled
"as-built plan," showing the location, dimensions and elevation of
all improvements. Said plan must be signed and sealed by a duly licensed
land surveyor which certifies that the as-built plan correctly shows
all topographic features. Said plan must be signed and sealed by a
duly licensed professional engineer, land surveyor or landscape architect
certifying that the resultant grading, drainage structures and/or
drainage systems, stormwater management systems and erosion and sediment
control practices, including vegetative measures, are in substantial
conformance with the previously approved drainage and specifications
and will function as intended. The plan shall note all deviations
from the previously approved drainage and specifications. Three copies
of the plan (one paper, one reproducible sepia, and one electronic
copy in standard pdf format on CD-ROM) shall be submitted to the Township.
For "phased" land developments, as-built plans will be required before
construction of subsequent phases can begin.
[Ord. 1988-2, 3/7/1988, § 11.4(g); as amended by
Ord. 91-2, 11/4/1991; and by Ord. 1999-1, 1/20/1999, § 5;
by Ord. 2009-2, 6/1/2009; by Ord. 2011-2, 9/6/2011; and by Ord. 2016-1,
4/4/2016]
1.
The following shall be submitted in application for review and approval
of a final plat.
A.
Fifteen copies, one reproducible sepia and one electronic copy, in
standard .pdf format on CD-ROM, on no larger than twenty-four-inch
by thirty-six-inch sheets, drawn to scale not smaller than 100 feet
to the inch, unless otherwise specified herein, and clearly labeled
"Final Plat." When more than one sheet is required, an index sheet
of the entire subdivision and land development shall be shown on a
sheet of the same size. The final plat shall be drawn in ink and shall
show the following:
(1)
Primary control points, approved by the Township Engineer, or
description and "ties" to such control points, to which all dimensions,
angles, bearings, and similar data on the plat shall be referred.
(2)
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 accurate dimensions, bearings, or deflection angles,
and radii, arcs, and control angles of all curves.
(3)
Locations and description of survey monuments; all permanent
reference monuments shown by an "X" on the plat.
(4)
Name, address, telephone number, and seal of the professional
engineer certifying engineering aspects and professional land surveyor
certifying accuracy of plat survey (as defined herein).
(5)
Certification of title showing that applicant is the owner of
land, agent of the landowner, or tenant with permission of the landowner.
(6)
Statement by owner dedicating streets, right-of-way, and any
sites for public uses which are to be dedicated.
(7)
Proposed protective covenants running with the land, if any.
If none, so state.
(8)
Name, address, and telephone number of the owner applicant.
(9)
Streetlighting facilities, as applicable.
(11)
Number to identify each lot or parcel in unit, cooperative or
condominium subdivision and/or site.
(12)
Purpose for which sites other than residential lots or parcels
in unit, cooperative or condominium subdivisions are dedicated or
reserved.
(13)
Building setback lines on all lots or parcels in unit, cooperative
or condominium subdivisions and other sites.
(14)
Existing and proposed contours at vertical intervals of five
feet or less.
(15)
The names of owners of all abutting unplatted land and the names
of all abutting subdivisions.
(16)
Reference to recorded subdivision plats of adjoining platted
land and by record name, date and number.
(17)
A final erosion and sedimentation control plan pursuant to the rules and regulations of the Pennsylvania Department of Environmental Protection (Title 25, Part 1, Subpart C, Article II, Chapter 102, of the Pennsylvania Code), the Londonderry Township Stormwater Management and Erosion and Sedimentation Control Ordinance No. 1987-2 [Chapter 26, Part 21, as amended, and evidence that any required erosion and sedimentation control permit has been issued. If an erosion and sedimentation control permit is not required, the applicant shall provide evidence that the erosion and sedimentation control plan has been reviewed and approved by the County Conservation District Office; however, if the District Office does not desire to review the plan, the Board of Supervisors may, at its discretion, have the plan reviewed by the Township Engineer. The cost of the review shall be paid for by the applicant.
(18)
Approval blocks to be signed by the appropriate officers of
the Planning Commission, the Board of Supervisors, and Township Engineer.
(19)
Other Data. The final plat shall be accompanied by the following
data and plans as prescribed by the Planning Commission, Board of
Supervisors, or as required by the laws of the commonwealth:
(a)
Profiles of streets and alleys showing slopes and grades.
(b)
Typical cross sections of each type of street, minor street,
collector, etc., showing the width of right-of-way, width of cartway,
location and width of sidewalks, if required, and location and size
of utility mains.
(c)
Plans and profiles of proposed sanitary, and stormwater sewers,
with grades and pipe size indicated, complete with design calculations,
and a plan of any proposed water distribution system showing pipe
sizes and location of valves and fire hydrants.
(d)
Certificates of agreements to provide service from applicable
utility companies.
(e)
In the case of subdivision and land development plans proposed
for the sale of lots only, the subdivider shall include on the final
plat a covenant with the land assuring the implementation by the lot
owners of the erosion and sedimentation control plan.
(f)
Evidence of approval from the Department of Environmental Protection
of the proposed sewer facilities and service, such as a letter granting
approval of a sewage facilities planning module or of a planning exemption
request for the project in compliance with the requirements of the
Pennsylvania Sewage Facilities Act and Chapter 71 of Title 25 of the
Pennsylvania Code.
(g)
When any portion of the tract proposed for subdivision or land
development is located within an identified flood district or floodplain
area, the following information shall be required as part of the final
plat and shall be prepared by a registered engineer or surveyor:
1)
The exact location and elevation of all proposed buildings,
structures, roads, and public utilities to be constructed within any
identified floodplain area or district. All such maps shall show contours
at intervals of two feet and identify accurately the boundaries of
the floodplain areas and shall be verified by the Township Engineer.
2)
Submission of the final plat shall also be accompanied by all
required permits and related documentation from the Department of
Environmental Protection, and any other commonwealth agency, or local
municipality where any alteration or relocation of a stream or watercourse
is proposed. In addition, documentation shall be submitted indicating
that all affected adjacent municipalities have been notified of the
proposed alteration or relocation. The Department of Community Affairs
and the Federal Insurance Administrator shall also be notified whenever
any such activity is proposed.
(h)
A final stormwater management plan, approved by the Township
Engineer.
(i)
Such other certificates, affidavits, endorsements, or dedications
as may be required by the Board of Supervisors or Planning Commission
in the enforcement of this chapter.
(20)
Water Supply. If water is to be provided by means other than
private wells owned and maintained by the individual owners of lots
within the subdivision or development, applicants shall present evidence
to the Board of Supervisors that the subdivision is to be supplied
by a certified public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
(21)
If the application for final plat approval proposes sanitary
sewer service from a sewer utility, the applicant shall provide proof
that all of the requirements of the sewer utility have been satisfied.
Sewer utilities, in their sole discretion, may grant conditional approval
of the project with the understanding that the applicant will complete
all outstanding requirements prior to the plan being released for
recording by the Township. The applicant must provide written evidence
to the Township of such conditional approval and also of final approval
prior to the plan recording.
