A.
The applicant may submit whatever information he deems useful; however,
to facilitate the fullest possible response from the Planning Commission,
the applicant is encouraged to submit the following items:
(1)
Name and address of the owner/applicant.
(2)
Name and address of the applicant's engineer, surveyor, planner,
architect or landscape architect, if applicable.
(3)
Approximate tract and lot boundaries and area expressed in square
feet or acres.
(4)
North arrow.
(5)
Location map.
(6)
Streets on or adjacent to the tract.
(7)
Topographical and physical features and existing structures.
(8)
Proposed general lot, building and street layout.
(9)
In the case of land development plans, proposed general layout, including
building locations, parking lots and open spaces.
B.
The plan need not be exact scale, nor are precise dimensions required,
but it should be clearly titled "sketch plan."
A preliminary plan shall be labeled "preliminary" and shall
consist of and be prepared in accordance with the following:
A.
Drafting standards.
(1)
The plan shall be drawn to a scale that is adequate for proper review,
but in no case larger than one inch equals 10 feet and no smaller
than one inch equals 50 feet and shall not exceed 36 inches by 24
inches in overall size.
(2)
Dimensions shall be set in feet and decimal parts thereof, bearing
in degrees, minutes and seconds [errors of closure shall not be more
than one part per 10,000].
(3)
Each sheet shall be numbered, dated and shall show its relationship
to the total number of sheets.
(4)
The plan shall bear an adequate legend to indicate clearly which
features are existing and which are proposed.
(5)
Revisions shall be recorded in the title block, numbered, generally
identified and dated.
B.
Site design and layout plan.
(1)
A key map for the purpose of locating the site to be subdivided or
developed, at a scale of not less than one inch equals 800 feet, showing
the relation of the tract to adjoining property and to all streets
and municipal boundaries existing within 500 feet of any part of the
property proposed to be subdivided or developed.
(2)
A series of maps, prepared according to Subsection A hereof, with accompanying narrative as needed, showing the following:
(a)
Proposed subdivision or land development name or identifying
title.
(b)
Name and address of the landowner of the tract or of his authorized
agent, if any.
(c)
Name, address and seal of the registered engineer responsible
for the plan. If an architect or landscape architect collaborated
in the preparation of the plan, his or her name and address also shall
appear.
[Amended 11-14-1994 by Ord. No. 1994-5]
(d)
Zoning information, including applicable district, lot size
and yard requirements, applicability of floodplain and slope limits
and any other limits, proof of any variance or special exception which
may have been granted and any zoning boundaries that traverse or are
within 200 feet of the tract.
(e)
Tract boundaries showing bearings and distances.
(f)
Total acreage of the tract.
(g)
Original date of preparation, revision dates, North point and
graphic scale.
(h)
The names of all owners of all adjacent lands, the names of
all proposed and existing subdivisions adjacent and the locations
and dimensions of any streets and/or right-of-way easements shown
thereon.
(i)
The locations and dimensions of all existing streets, railroads,
sewers and sewage systems, aqueducts, water mains and feeder lines,
fire hydrants, gas, electric and oil transmission lines, watercourses,
buildings, sources of water supply, easements and other significant
features within the property or within 300 feet of any part of the
property proposed to be developed or subdivided.
(j)
The locations and widths of any streets or other public ways
or places as shown upon an adopted local or county plan, if such plan
exists for the area to be subdivided or developed.
(k)
Locations of all historically significant sites or structures
on the tract or on any abutting property.
(l)
Locations of walkways and paths (pedestrian, equestrian, bicycle,
etc.) that have been in public use, with proposals for their continued
protection through easement or otherwise.
(m)
A full plan of the land development or subdivision, showing
proposed lot layout with lots numbered in consecutive order and individual
lot dimensions sufficiently detailed to demonstrate to the Township
how the proposed layout compares to zoning requirements and that it
is mathematically attainable within the parcel being subdivided, building
envelopes and location of areas to be subject to easements of any
kind. In addition, the plan for a land development or subdivision
shall show:
[1]
Topographical and physical features including existing structures
and existing and proposed contours at two-foot intervals.
[2]
Where applicable, proposed building locations, location and size of parking lots, proposed uses and details required by Chapter 172, Zoning, of the Code of the Township of Newtown, if any, provisions for access and traffic control, locations of loading docks and provisions for landscaping and lighting of the site.
[3]
Floodplains, steep slopes, proposed grading and tree removal.
(n)
Where the plan submitted covers only a part of the applicant's
entire holding, a sketch of the prospective future street system and
lot layout of the unsubmitted part; the street system of the submitted
part will be considered in light of adjustments and connections with
future streets in the part not submitted.
(o)
In addition to all other requirements, plans for cluster, condominiums
or multifamily developments also must include the following information:
(3)
Where subdivision of land is proposed as a part of land development
because of the creation of mortgages encumbering less than the entire
tract, a plan shall be submitted showing the proposed division of
property, including easements for access to all parcels not fronting
on public roads. Such easements shall be a minimum of 33 feet wide.
(4)
All plans shall be accompanied by Planning Modules for Land Development provided by the Pennsylvania Department of Environmental Protection, including information with regard to the means of sewage disposal and provision of water supply and, if on-site sewage facilities are contemplated, certain test pit and percolation test information as called for in § 148-38C in order that the Township may have sufficient information to make a determination if the proposed subdivision or land development adequately meets the Township and commonwealth sewage disposal requirements.
(5)
A statement or certificate by the applicant indicating that the plans
are or are not in conformity with engineering, zoning, subdivision,
buildings, sanitation and other applicable Township ordinances and
regulations and, if they are not so conforming, the reasons for requesting
an exception. Proposed zoning changes shall note the suggested locations
of buildings in connection therewith.
C.
Improvements construction plan.
(1)
A statement describing proposed public improvements, including streets
and gutters, typical cross-section diagrams of proposed street construction
and the means of water supply and sewage disposal to be provided.
(2)
A plan or plans showing location, width and names of all proposed
streets and street rights-of-way, and including:
(a)
All street extensions or spurs as are reasonably necessary to
provide adequate street connections and facilities to adjoining developed
or undeveloped areas.
(b)
Profiles for proposed streets.
(c)
Proposed and existing grade lines.
(d)
All driveways or street connections to existing roads.
(e)
Proposed minimum setback line for each street.
(f)
Location and dimensions of playgrounds, public buildings, public
areas and parcels of land proposed to be dedicated or reserved for
public use.
(3)
Where off-site or community sewer service is anticipated, the preliminary
design of sewage systems, including but not limited to the location
and grade of sewers, pumping stations, sewer mains and, where applicable,
sewage treatment plants, showing the type and degree of treatment
intended, treatment process units and the size, capacity and location
of treatment facilities. Also, if required by the Board of Supervisors,
the location of a proposed right-of-way not less than 30 feet in width
along natural watercourses and where otherwise necessary in order
to permit the Township to construct and maintain sanitary and storm
sewers as and when required.
(4)
Where off-site or central water service is anticipated, the preliminary
design of water distribution facilities, including the size and location
of water mains, fire hydrants, storage tanks and, where appropriate,
wells or other water sources.
(5)
If land to be subdivided lies partly in another municipality, the
applicant shall submit information concerning the location and design
of streets, layout and size of lots and provision of public utilities
on land subject to his control within the adjoining municipalities.
The design of public improvements shall provide for a smooth, practical
transition where specifications vary between municipalities. Evidence
of approval of this information by appropriate officials of the adjoining
municipalities also shall be submitted.
(6)
Where the applicant proposes to install the improvements in sections,
he shall submit with the preliminary plan, pursuant to Section 508(4)
of Act 247,[1] a delineation of the proposed sections and a schedule
of deadlines within which applications for final approval of each
section are intended to be filed.
[1]
Editor's Note: See 53 P.S. § 10508(4).
(7)
Location of easements for future improvements.
Final plans shall be labeled "final" and shall conform in all
important details to preliminary plans, including any conditions specified
by the Board. A final plan shall consist of and be prepared in accordance
with the following:
A.
Drafting standards.
(1)
Subdivision or land development plans submitted for review for final
approval shall be clear, clean and legible black or blue on white
prints of the drawings. Upon completion of review, and for signature
by the Board, clean reproducible prints of all plans shall be submitted.
Space shall be provided for signatures by the appropriate Township
and county officials on the face of the plans.
(2)
Final plans shall be on sheets not larger than 24 inches by 36 inches
overall. Where necessary to avoid sheets larger than the maximum size
prescribed above, final plans shall be drawn in two or more sections,
accompanied by a key diagram showing relative location of the sections.
The scale shall not be less than 50 feet to the inch or more than
10 feet to the inch. All dimensions shall be shown in feet and hundredths
of a foot.
B.
Site design and layout plan. This plan shall include the following:
(1)
All information required in § 148-21B(2).
(2)
Sufficient data to determine readily the location, bearing and length
of every lot and boundary line and to produce such lines upon the
ground, including all dimensions, angles or bearings of the lines
and areas of each lot and of each area proposed to be dedicated to
public use. The gross and net area of the tract shall be included.
(3)
For residential subdivisions, the proposed building envelopes and
names of all streets. The Township shall assign house numbers throughout
the Township.
(4)
Location of permanent reference monuments.
(5)
A certificate of title showing the ownership of the land to be vested
in the developer or other applicant for plan approval.
(6)
A statement duly acknowledged before an officer authorized to take
acknowledgments of deeds and signed by the owner or owners of the
property, to the effect that the subdivision or land development shown
on the final plan is made with his/her or their free consent and in
accordance with his/her or their desires.
(7)
All offers of dedication and covenants governing the reservation
and maintenance of undedicated open space, which shall bear the certificate
of approval of the Township Solicitor as to their legal sufficiency.
(8)
A copy of such private deed restrictions, including building setback
lines, as may be imposed upon the property as condition to sale, together
with a statement of any restrictions previously imposed which may
affect the title to the land being subdivided. Such restrictions shall
be satisfactory to the Board.
(9)
Such certificates of approval or of preliminary approval by proper
authorities of the state as may have been required by the Board or
by this chapter.
(10)
A certification by the registered engineer who prepared the
plans that such plans are in conformity with zoning, building, sanitation,
subdivision and other applicable Township ordinances and regulations.
In all instances where such plans do not conform, evidence shall be
presented that an exception or waiver has been granted or authorized.
[Amended 11-14-1994 by Ord. No. 1994-5]
C.
Improvements construction plan. Where public improvements other than
monuments and street traffic signs are to be required for any subdivision
or land development, an improvements construction plan and specifications
prepared by a registered professional engineer shall be filed, setting
forth the nature and location of the work and all engineering data
necessary for completion of the work. The improvements construction
plan and specifications shall be subject to approval by the Board
of Supervisors as a prerequisite to approval of the final plan. The
improvements construction plan shall conform to the following standards
and shall contain the following information:
(1)
The improvements construction plan shall be at one of the following
scales:
|
Horizontal
|
Vertical
|
|---|---|
|
1 inch = 40 feet
|
1 inch = 4 feet
|
|
1 inch = 50 feet
|
1 inch = 5 feet
|
(2)
A plan is required of street profiles and cross sections, incorporating
the following information:
(a)
The profile plan shall show the vertical section of the existing
grade and proposed grade along with the center line of the proposed
street. Right side and left side grading may be required also when
deemed necessary by the Township Engineer. Where storm drainage, waterlines
and/or sanitary sewer lines are to be installed, they also shall be
indicated on the profile plan.
(b)
Typical cross sections of street construction shall be shown
on the profile plan and shall indicate the following (See Figure 6
also.):
[1]
Right-of-way width and the location and width of paving within
a right-of-way.
[2]
Type, thickness and crown of paving.
[3]
The location, width, type and thickness of sidewalks to be installed,
if any.
[4]
Typical location, size and depth of any other underground utilities
that are to be installed in the right-of-way.
(3)
If required, a plan for location and type of streetlights to be installed.
(4)
Where off-site or community sewer service is to be provided, the
final design of all facilities, including but not limited to sewer
mains, manholes, pumping stations and sewage treatment facilities.
Plans and profiles shall be corrected to show as-built dimensions
of installations including location and elevations at each manhole
and sewer lateral to lots in respect to the lot lines and street center
line.
(5)
Where off-site or central water service of water supply is to be
provided, the final design, including location and size of all water
service facilities within the subdivision, shall be shown, including
wells, storage tanks, pumps, mains, valves and hydrants. The plan
shall contain a statement that the placement of fire hydrants and
the components of the system have been reviewed by the Fire Marshal
and that both are compatible with the fire-fighting methods and equipment
utilized by local fire companies.
D.
A conservation plan as stipulated in § 148-21D consistent with the terms of preliminary plan approval and modified as necessary to reflect the proposal for final approval.
E.
A stormwater management plan as stipulated in § 148-21E, consistent with the terms of preliminary plan approval and modified as necessary to reflect the proposal for final approval.
(1)
Drawings shall indicate capacity of basins for water storage or sediment
collection and shall indicate bottom elevations, top of bank elevations,
elevations of sediment within the basins before cleaning is required,
top elevations of water within the basins during one-hundred-year
storms and normal low-water elevations within the basins.
(2)
Drawings shall also indicate the property owner or organization responsible
for cleaning and maintaining each basin.
