[Ord. 2002-02, 2/7/2002]
This Part sets forth the plan and report preparation standards.
The following standards shall apply to the preparation of all sketch
plans, subdivision, land development and stormwater management plans
and reports. All plan information reports shall be provided in an
easy to read format and shall be legible in every detail to the satisfaction
of the Township. All plans shall be prepared in general accordance
with the Standard Plan Format as provided in the Appendix.
[Ord. 2002-02, 2/7/2002]
1.
General.
A.
Applicants are encouraged to submit sketch plans as a means of facilitating
the approval process. While the Township knows that sketch plan comments
are not binding on either the Township or the applicant, the Township
has identified the sketch plan process as one which allows for the
exchange of information that is important in the planning process.
B.
A specific site analysis should be provided which highlights man-made
and natural features. The analysis should include information pertaining
to wetlands, watercourses, drainage patterns, general slope or other
features of the site and nearby areas that may be impacted by the
proposed development and land use.
2.
Drafting Standards. No scale or sheet size shall be required for
sketch plans. The sketch plan may be prepared by qualified landowner
or individual, or an engineer, surveyor or landscape architect licensed
to practice in the Commonwealth of Pennsylvania. The sketch plan shall
show or be accompanied by the following data, legible in every detail,
but not necessarily containing precise dimensions:
A.
Name and address of the developer (if applicable) and landowner.
B.
Name of the individual and/or the firm that prepared the plan.
C.
Location with sufficient information to enable the Board to locate
the property.
D.
North arrow.
E.
Lot size.
F.
Approximate tract boundaries with the name(s) of adjacent landowner(s),
if known.
G.
Name of the municipality or municipalities in which the project is
located within the subject tract, including the location of any municipal
boundaries if located within the vicinity of the tract.
H.
Significant topographical and man-made features including, but not
limited to, structures, streets, buildings, tree masses, sloped areas,
quarries, bodies of water, floodplains and potential wetland areas.
I.
Location of all proposed streets, alleys, street names, rights-of-way
and easements; proposed lot lines with approximate dimensions; proposed
minimum building lines for each street; playgrounds; public buildings;
public areas; historical sites; and parcels of land proposed to be
dedicated or reserved for public use.
J.
Proposed Land Use. If several land uses are proposed, the location
of each land use shall be indicated.
K.
Statement explaining the methods of water supply and sewage disposal
to be used.
[Ord. 2002-02, 2/7/2002; as amended by Ord. 2008-01, 10/20/2008]
Preliminary and final subdivisions and land development plans
shall be prepared by an engineer, surveyor or landscape architect
licensed to practice in the Commonwealth of Pennsylvania. The plans
shall be prepared in accordance with the Standard Plan Format as provided
in the Appendix and shall be accompanied by, or prepared in accordance
with the following:
A.
Drafting Standards. All subdivision and land development plans shall
be prepared in accordance with the following drafting standards.
(1)
The plan shall be clearly and legibly drawn at the following
horizontal scales:
(a)
Ten feet, 20 feet, 30 feet, 40 feet, or 50 feet to the inch
for development from parent tracts of 10 acres or less.
(b)
Fifty feet or 100 feet to the inch for development from parent
tracts of more than 10 acres with no proposed design features.
(c)
Ten feet, 20 feet, 30 feet, 40 feet, or 50 feet to the inch
for all proposed grading, stormwater management, or other significant
details, regardless of parent tract size.
(2)
All profiles of stormwater management facilities, streets, sanitary
sewer facilities and water supply facilities shall be drawn at a horizontal
scale of one inch equals 50 feet and at a vertical scale of one inch
equals 10 feet or one inch equals five feet.
(3)
A North arrow, graphic scale and written scale shall be provided.
(4)
Dimensions shall be in feet and decimals; bearings shall be
in degrees, minutes and seconds. Lot line descriptions shall read
in a clockwise direction.
(5)
The survey shall not have an error of closure greater than one
foot in 10,000 feet.
(6)
The sheet size shall be no smaller than 18 inches by 22 inches
and no larger than 24 inches by 36 inches. If the plan is prepared
in two or more sections, a key map showing the location of the sections
shall be placed on each sheet. If more than one sheet is necessary,
each sheet shall be the same size and numbered to show the relationship
to the total number of sheets in the plan (e.g., sheet one of five).
B.
Project Location and Identification. The following location and identification
shall be included on all subdivision and land development plans:
(1)
The proposed project name or identifying title.
(2)
Name of the municipality or municipalities in which the project
is located, including the location of any municipal boundaries if
located within 200 feet of the subject tract.
(3)
The name and address of the owner of the tract (or his authorized
agent), the developer/subdivider and the firm that prepared the plans.
(4)
The file or project number assigned by the firm that prepared
the plan, the plan date and the date(s) of all plan revisions.
(5)
The entire existing tract boundary with bearing and distances.
(If it is the intention of the landowner to retain a single lot with
a lot area in excess of 10 acres, the boundary of that lot may be
identified as a deed-plotting and may be drawn at any legible scale;
if the retained lot has a lot area of 10 or less acres, it must be
described to the accuracy of the requirements of this chapter). In
the case of lot add-on plans, and revised final plans, the boundary
of the receiving tract shall also be identified as a deed plotting
and may be drawn at any legible scale.
(6)
The total acreage of the entire existing tract.
(7)
The location of existing lot line markers along the perimeter
of the entire existing tract.
(8)
The zoning district, lot size and/or density requirements of the Township Zoning Ordinance [Chapter 27].
(9)
A statement on the plan indicating the granting of a prior zoning
amendment, special exception or variance, if applicable, along with
any prior modifications granted by the Board to sections of this chapter.
(10)
The names of all adjacent landowners, both adjoining and across
existing rights-of-way along with the plan book record numbers of
all previously recorded plans for adjacent properties.
(11)
A location map, drawn to scale, relating the subdivision or
land development to at least two intersections of street center lines,
including the approximate distance to the intersection of center lines
of the nearest improved street intersection.
(12)
Source of title, deed, book and page, plan book and page (if
applicable), and tax map, block and parcel number.
C.
Existing Features. The following features shall be shown on all subdivision
and land development plans and shall be shown on a separate sheet
titled "Existing Features." No proposed features shall be included
on this sheet.
(1)
Existing contours shall be shown at the following minimum vertical
intervals:
|
Average Natural Slope
|
Required Contour Interval
| |
|---|---|---|
|
0% to 3%
|
1-foot contour interval
| |
|
4% to 20%
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2-foot contour interval
| |
|
21% and greater
|
5-foot contour interval
|
(a)
Contour interval may be adjusted based upon horizontal scale
with concurrence of the Township Engineer.
(b)
Contours shall be accompanied by the location of the benchmark
and a notation indicating the datum used. The datum used by an Authority
shall be used in all plans indicating connection to an Authority's
public sewer system or public water system.
(c)
Contours plotted by interpolation of the United States Geodetic
Survey 7.5 feet mapping will not be accepted.
(2)
The following items when located upon or within two 200 feet
of the tract:
(a)
The location and name of existing rights-of-way and cartways
for private or public streets, alleys and driveways.
(b)
The location and size of the following features and any related
right-of-way; sanitary sewer mains, water supply mains, fire hydrants,
buildings and stormwater collection, conveyance and management facilities.
(c)
The location and size of existing on-lot sewage systems and
wells.
(d)
The location of existing rights-of-way and easements for electric,
gas and oil transmission lines and railroads.
(e)
Significant environmental or topographic features such as floodplains,
wetlands, quarry sites, solid waste disposal areas, historic structures,
cemetery or burial sites, archaeological sites, highly erosive soils
or wooded areas.
(3)
The following items when located within the subject tract:
(a)
The size, capacity and condition of the existing stormwater
management system and any other facility that may be used to convey
storm flows.
(b)
The location and size of existing on-lot sewage systems and
location of existing wells.
(c)
The location and use of existing buildings and other man-made
features.
(d)
Significant environmental or topographic features as identified
in Article III of the Manheim Township Comprehensive Plan including,
but not limited to:
1)
Prime agricultural soils.
2)
Underlying geology with any hazardous geology noted.
3)
Floodplains.
4)
Quarry sites.
5)
Public or private easements.
6)
Deed restrictions.
7)
Solid waste disposal areas.
8)
Historic structures.
9)
Cemetery or burial sites.
10)
Archaeological sites.
11)
Highly erosive soils.
12)
Wooded areas.
13)
Natural habitat.
14)
Pennsylvania Natural Diversity Inventory sites.
(e)
The location of wetlands and subsequent data or information
required by § 409 of this chapter.
D.
Proposed Features and Plan Information. The following proposed features
and plan information shall be shown on all subdivision and land development
plans and shall be shown on a separate sheet entitled "Proposed Features."
The proposed features and plan information shall be overlaid upon
a copy of the existing features plan. The existing features shall
be "screened" or "shaded" on the proposed features plan.
(1)
Block and lot numbers in consecutive order (e.g., Block A, Lots
one through 10; Block B, Lots 11 through 22).
(2)
The location and configuration of proposed buildings, parking
compounds, streets, alleys, driveways, common open space, recreational
areas and all other significant planned facilities,
(3)
Total number of lots, units of occupancy, density and proposed
land use. If a multiple land use is proposed, the location of each
land use shall be indicated.
(4)
Easements and rights-of-way.
(5)
Building setback lines and building envelope.
(6)
Identification of buildings to be demolished.
(7)
Typical street cross section for each proposed public or private
street and typical cross section for any existing street which will
be improved as part of the application. Each cross section shall include
the entire right-of-way width.
(8)
Stormwater management data and plans designed in accordance with Part 5 of this chapter. This information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan. In the case of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Board shall make the final determination on the design criteria, methodology and form of presentation. The following information shall be included:
(a)
All calculations, assumptions, criteria and references used
in the design of the stormwater management facilities, the establishment
of existing facilities capacities and the pre- and postdevelopment
discharges.
(b)
All plans and profiles of the proposed stormwater management
facilities, including the horizontal and vertical location, size and
type of material.
(c)
For all basins, a plotting or tabulation of the storage volumes
and discharge curves with corresponding water surface elevations,
inflow hydrographs and outflow hydrographs.
(d)
The guidelines for lot grading within the subdivisions. This
information shall identify the direction of stormwater runoff flow
within each lot and the areas where stormwater runoff flows will be
concentrated. This information shall be shown by flow arrows or topographical
data.
(9)
A table indicating the existing zoning district, total tract
area, required lot size, required setbacks, required maximum and/or
minimum development density, maximum building height, maximum lot
coverage and number of lots in the proposed subdivision along with
the proposals for each of these parameters.
(10)
A statement on the plan indicating the granting of a zoning
amendment, special exception or variance, if applicable, along with
modifications granted by the Board to sections of this chapter.
(11)
Where a proposed subdivision is located in the Agricultural Zoning District, either in whole or part, a deed plotting of the parent tract as it existed on the date of this ordinance adoption, or the date of an amendment to the Manheim Township Zoning Ordinance [Chapter 27] that classified the tract as part of the Agricultural Zoning District, shall be provided. The deed plotting shall include:
(a)
All parcels subdivided from the parent tract after "Insert Date of Zoning Ordinance Adoption," or the date of an amendment to the Manheim Township Zoning Ordinance [Chapter 27] that classified the tract as part of the Agricultural Zoning District.
(b)
The deed reference for each lot subdivided after "Insert Date of Zoning Ordinance Adoption," or the date of an amendment to the Manheim Township Zoning Ordinance [Chapter 27] that classified the tract as part of the Agricultural Zoning District.
(c)
The recording date and subdivision plan book reference of the subdivision. In addition to the foregoing, the following note shall be included for all subdivisions which are located in the Agricultural Zoning District, either in whole or part: "As provided for by § 204, Subsection 4, of the Manheim Township Zoning Ordinance [Chapter 27], the available quota of single-family dwelling units was _____ units as of "Insert Date of Zoning Ordinance Adoption" or the date of an amendment to the Manheim Township Zoning Ordinance [Chapter 27] that classified the tract as part of the Agricultural Zone. This subdivision represents _____ of the remaining _____ allotted single-family dwelling units. Lot No. _____ shall carry with it the right to erect the _____ remaining quota of single-family dwelling units."
(12)
Where the proposed subdivision or land development is located
partially or wholly within an area prone to frequent flooding (either
by impoundment or conveyance) as indicated by the flood boundary and
floodway map, profiles and supporting data, soil type or local historical
record; the developer shall supply the location and elevation of all
proposed roads, fills, utilities, buildings, stormwater management
and erosion control facilities.
(13)
Location of all percolation test holes, deep probe holes and
proposed well locations.
(14)
Easements for the on-lot sewage replacement locations.
(15)
Clear sight triangles and stopping sight distances for all intersections
as described in § 502, Subsection 10, of this chapter shall
be shown on the plan.
(16)
The location of all trees and/or woodlands on the site and location
of trees and/or woodland to be removed and trees and/or woodlands
to remain.
E.
Certifications. The following certifications shall be included on
all subdivision and land development plans.
(1)
Certificate, signature and seal of the surveyor registered in
the Commonwealth of Pennsylvania to the effect that the survey is
correct as provided in the Appendix.
(2)
Certificate, signature and seal of a professional registered
in the Commonwealth of Pennsylvania and qualified to perform such
duties, to the effect that the plan is correct as provided in the
Appendix.
(3)
Certificate, signature and seal of a professional registered
in the Commonwealth of Pennsylvania and qualified to perform such
duties, indicating compliance with the provisions of the stormwater
management requirements of this chapter as provided in the Appendix.
F.
Notifications. The following notifications shall be included on all
subdivision and land development plans, where applicable.
(1)
Emergency Services Provider Review.
(a)
The Township may, at its sole discretion, require the review
of any proposed project by the emergency services provider(s) responsible
for providing protection in that area of the Township.
(b)
The purpose of this review shall be to provide notice to the
emergency services provider of the type and extent of the proposed
use; to allow the emergency services provider the opportunity to provide
the Township and the applicant with comments on their ability to adequately
respond to the proposed use; to recommend appropriate locations for
dry hydrants; and, to allow the emergency services provider to comment
on the proposed horizontal and vertical geometry to insure adequate
access for emergency response equipment.
(c)
The emergency services provider shall respond, in writing, to
the applicant's request within 30 days of the receipt of the
applicant's submission. Failure of the emergency services provider
to respond within the above prescribed time period shall be deemed
their concurrence with the proposed project.
(d)
The applicant shall address the emergency services provider's
comments to the satisfaction of the Township.
(2)
Public Utility Lines.
(a)
Where the tract described in the application includes any public
utility, electric transmission line, gas pipeline or petroleum product
transmission line located within the tract, the applicant or lessee
of such right-of-way shall notify the owner of the right-of-way of
his intentions.
(b)
A note stating any conditions regarding the use of the land,
minimum building setback or right-of-way lines shall be included on
the plan. This requirement may also be satisfied by submitting a copy
of the recorded agreement.
(3)
Natural Resource Easement.
(a)
Where the land included in the subject application has an agricultural,
woodland or other natural resource easement located within the tract,
the application shall be accompanied by a letter from the party holding
the easement stating any conditions on the use of the land.
(b)
This requirement may also be satisfied by submitting a copy
of the recorded easement.
G.
Reports. The following reports, as applicable, shall be included
with all subdivision and land development plans.
[Ord. 2002-02, 2/7/2002]
In addition to the requirements listed in § 403, the
following additional information shall be included on all preliminary
subdivision and land development plans.
A.
Proposed Features and Plan Information. The following proposed features
and plan information shall be shown on the "proposed features" sheet(s).
(1)
The layout of streets, alleys and sidewalks, including cartway
and right-of-way widths.
(2)
The layout of lots with approximate dimensions, gross and net
acreage.
(3)
Street center-line profile for each proposed public or private
street shown on the preliminary plan including corresponding center-line
stationing.
(4)
The preliminary design of the proposed stormwater facilities,
sanitary sewer mains and water supply mains and facilities. This information
shall include the approximate size, vertical location and horizontal
location, if applicable.
(5)
Proposed street names.
(6)
Where the preliminary plan covers only a part of an intended
larger development, a sketch plan of the future development, in a
form suitable to the Township and in compliance with the requirements
of this chapter, including the logical extension of the sewer and
water facilities for the unsubmitted part shall be furnished. The
street system of the plan under consideration may be subject to review,
and the submitted part will be considered in light of adjustments
and connections with future streets and utilities in the part not
submitted.
(7)
In case of a preliminary plan calling for the installation of
improvements beyond a five-year period, a schedule delineating all
proposed sections as well as deadlines within which applications for
final plan approval of each section are intended to be filed shall
be provided. Each section in any residential subdivision or land development,
except for the last section, shall contain a minimum of 25% of the
total number of dwelling units as depicted on the preliminary plan.
(8)
Certificate of review by the Planning Commission as provided
in the Appendix.
(9)
Certificate for approval by the Board of Supervisors as provided
in the Appendix.
(10)
Certificate for approval by the Township Engineer as provided
in the Appendix.
(11)
Certification of review by the County Planning Commission as
provided in the Appendix.
[Ord. 2002-02, 2/7/2002]
In addition to the requirements listed in § 403, the
following additional information shall be included on all final subdivision
and land development plans. Revised final plans, as defined herein,
shall not be required to include the off-site existing features information
as specified in § 403C(2).
A.
Drafting Standards. All sheets to be recorded by the Recorder of
Deeds shall be 24 inches by 36 inches.
B.
Proposed Features and Plan Information. The following proposed features
and plan information shall be shown on the "proposed features" sheet(s).
(1)
Complete description of the center line and right-of-way line
for all new streets, whether public or private, and alleys. This description
shall include distances and bearings with curve segments comprised
of radius, tangent, arc and chord.
(2)
Lot lines with accurate bearings and distances and lot areas
for all parcels. Curve segments shall be comprised of arc, chord,
bearings and distances. Along existing street rights-of-way the description
may utilize the existing deed lines or street center lines; along
all proposed street rights-of-way, the description shall be prepared
to the right-of-way lines.
(3)
Total number of lots, units of occupancy, density and proposed
land use. If a multiple land use is proposed, the location of each
land use shall be indicated.
(4)
Final vertical and horizontal alignment for proposed public
or private streets and alleys, sanitary sewer and water distribution
systems. All street profiles shall show at least the existing (natural)
profile along the center line, proposed grade at the center line and
the length of all proposed vertical curves for streets. All water
distribution and sanitary sewer systems shall provide manhole locations
and size and type of material. This information may be provided on
separate sheets and is not subject to recording with the final plans.
(5)
Final street names.
(6)
Location and material of all permanent monuments and lot line
markers, including a note that all monuments and lot markers are set
or indicating when they will be set.
(7)
A detailed grading plan. The grading plan shall include finished
grades and ground floor elevations. This information may be provided
on separate sheets and is not subject to recording with the final
plans.
(8)
A note shall be placed on the plan indicating any area that
is not to be offered for dedication or reserved for public, semipublic
or community use.
(9)
In the case of a plan which requires access to a highway under
the jurisdiction of the Department of Transportation, the inclusion
of the following plan note:
|
"A highway occupancy permit is required pursuant to Section
420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the 'State
Highway Law,' before access to a state highway is permitted.
Access to the state highway shall be as authorized by a highway occupancy
permit, and the Board of Supervisors' approval of this plan in
no way implies that such a permit can be acquired."
|
(10)
All final plans proposing residential development or residential
uses must contain in conspicuous form the following language: "WARNING:
The property described herein is located within an area where land
is used for agricultural production. Owners, residents and other users
of this property may be subjected to inconvenience, discomfort and
the possibility of injury to property and health arising from normal
accepted agricultural practices and operations, including but not
limited to, noise, odors, dust, operation of machinery of any kind
including aircraft, storage and disposal of manure, and application
of fertilizers, soil amendments, herbicides, and pesticides. Owners,
occupants and users of this property should be prepared to accept
such inconveniences, discomfort and possibility of injury from normal
agricultural operations, and are hereby put on official notice that
Section 4 of Pennsylvania Act 133 of 1982 'The Right to Farm
Law' may bar them from obtaining a legal judgment against such
normal agricultural operations." A copy of the final plan shall be
issued to the purchaser of each lot within the subject subdivision.
The note shall be included on all deeds of the subject subdivision.
(11)
A complete landscape plan acceptable to the Township showing
the location, size and type of all plant material required by provisions
of this chapter or any other applicable Township regulations including,
but not limited to, screening, buffer planting, parking landscaping,
replacement trees and street trees. The landscape plan should be provided
on separate sheets and must include the signature of the qualified
individual responsible for preparation of the plan.
(12)
A detailed schedule of inspections, as generally outlined by Part 6 of this chapter, which is tailored for the site under consideration.
(13)
In the case of land development plans, architectural elevations
shall be submitted for review by the Township.
C.
(1)
Certificate of review by the Planning Commission as provided
in the Appendix.
(2)
Certificate for approval by the Board of Supervisors as provided
in the Appendix.
(3)
Certificate for approval by the Township Engineer as provided
in the Appendix.
(4)
A statement duly acknowledged before an officer authorized to
take acknowledgment of deeds and signed by the landowner, certifying
that the subdivision or land development shown on the plan is the
act and the deed of the owner; that all those signing are all the
owners of the property shown on the survey and plan; that they desire
the same to be recorded as such, and that all streets and other property
identified as proposed public property are dedicated for public use,
as provided in the Appendix. This must be dated following the last
change or revision to said plan.
(5)
Certification of review by the County Planning Commission as
provided in the Appendix.
(6)
A certificate to accommodate the Recorder of Deeds information
as provided in the Appendix.
D.
Notifications.
(1)
Notification from DEP that approval of the sewage facility plan
revision (plan revision module for land development), supplement or
exemption request has been granted or notice from DEP that such approval
is not required.
(2)
Notice from York County-Wide Communications stating that the
proposed private and/or public street names are acceptable.
(3)
Notice from the York County Conservation District of the approval
of the erosion and sedimentation pollution control plan.
(4)
Written notice from the Township Engineer and the appropriate
Authority Engineer that all proposed improvements have been designed
to the standards of the Township and/or the Authority and that financial
guarantees in a form suitable to the Board of Supervisors and the
appropriate Authority have been received. (See the Appendix and Part
5.)
(5)
When the applicant posts financial guarantee in lieu of completion
of the improvements, the final plan shall be accompanied by a completed
improvement guarantee agreement. General examples of these agreements
are provided in the Appendix.
(6)
Such written notices of approval as may required by this chapter,
including written notices approving the water supply systems, sanitary
sewage systems and stormwater runoff to adjacent properties.
(7)
The submission of a controlling agreement in accordance with
this chapter when an application proposes to establish a street which
is not offered for dedication to public use.
(8)
Notification from the appropriate state and federal agencies
that permits have been issued, or are not required, for any proposed
activities within streams, wetlands or any other state or federally
regulated body of water. These permits include, but are not limited
to, floodplain encroachment permits, dam safety permits, earth disturbance
permits, stream encroachment permits and general permits.
(9)
When the final plan is submitted in sections, the above notifications
for all applicable activities on the entire site shown on the approved
preliminary plan shall be provided upon submittal of the first final
phase of the project.
[Ord. 2002-02, 2/7/2002]
1.
Lot add-on plans shall be prepared by an engineer, surveyor or landscape
architect licensed to practice in the Commonwealth of Pennsylvania.
The plan shall be accompanied by, or prepared in accordance with the
following:
A.
Drafting Standards. The same standards shall be required for a lot
add-on plan as specified for subdivision and land development plans
in § 403A of this chapter.
B.
Project Location and Identification. The same standards shall be
required for a lot add-on plan as specified for subdivision and land
development plans in § 403B of this chapter.
C.
Existing Features. The same standards shall be required for a lot
add-on plan as specified for subdivision and land development plans
in § 403C of this chapter with the exception of topography
required by § 403C(1) and the off-site features required
by § 403C(2).
D.
Proposed Features and Plan Information. The same standards shall
be required for a lot add-on plan as specified for subdivision and
land development plans in § 403D and for final plans in
§ 405B of this chapter.
2.
A.
Certificate, signature and seal of a surveyor registered in the Commonwealth
of Pennsylvania to the effect that the survey is correct as provided
in the Appendix.
B.
Certificate, signature and seal of a professional registered in the
Commonwealth of Pennsylvania and qualified to perform such duties,
to the effect that the plan is correct as provided in the Appendix.
C.
Certificate of review by the Planning Commission as provided in the
Appendix.
D.
Certificate for approval by the Board of Supervisors as provided
in the Appendix.
E.
Certificate for approval by the Township Engineer as provided in
the Appendix.
F.
A statement, duly acknowledged before an officer authorized to take
acknowledgement of deeds and signed by the landowner, to the effect
that the subdivision or land development shown on the plan is the
act and the deed of the owner, that all those signing are all the
owners of the property shown on the survey and plan, and that they
desire the same to be recorded as such, as provided in the Appendix.
G.
Certification of review by the County Planning Commission as provided
in the Appendix.
H.
A certificate to accommodate the Recorder of Deeds information as
provided in the Appendix.
[Ord. 2002-02, 2/7/2002]
1.
Separation subdivision plans shall be prepared by an engineer, surveyor,
or landscape architect licensed to practice in the Commonwealth of
Pennsylvania. The plan shall be accompanied by, or prepared in accordance
with the following:
A.
Drafting Standards. The same standards shall be required for a separation
subdivision plan as specified for subdivision and land development
plans in § 403A of this chapter with the exception that
all sheets to be recorded in the Recorder of Deeds Office shall be
no larger than 24 inches by 36 inches.
B.
Project Location and Identification. The same standards shall be
required for a separation subdivision plan as specified for subdivision
and land development plans in § 403B of this chapter.
C.
Existing Features. The same standards shall be required for a separation
subdivision plan as specified for subdivision and land development
plans in § 403C of this chapter with the exception of topography
required by § 403C(1) and the off-site features required
by § 403C(2).
(1)
For any separation subdivision proposing new construction, existing
and proposed contours shall be provided for all areas of proposed
earth disturbance at the vertical interval as specified for subdivision
and land development plans in § 403C(1) of this chapter.
D.
Proposed Features and Plan Information. The same standards shall
be required for a separation plan as specified for subdivision and
land development plans in § 403D and for final plans in
§ 405B of this chapter.
2.
Certificates And Notifications.
A.
Certificate, signature and seal of a surveyor registered in the Commonwealth
of Pennsylvania to the effect that the survey is correct as provided
in the Appendix.
B.
Certificate of review by the Planning Commission as provided in the
Appendix.
C.
Certificate for approval by the Board of Supervisors as provided
in the Appendix.
D.
Certificate for approval by the Township Engineer as provided in
the Appendix.
E.
A statement, duly acknowledged before an officer authorized to take
acknowledgement of deeds and signed by the landowner, to the effect
that the subdivision or land development shown on the plan is the
act and the deed of the owner, that all those signing are all the
owners of the property shown on the survey and plan, and that they
desire the same to be recorded as such, as provided in the Appendix.
F.
Certification of review by the County Planning Commission as provided
in the Appendix.
G.
A certificate to accommodate the Recorder of Deeds information as
provided in the Appendix.
H.
Notification from DEP that approval of the sewer facility plan revision
(planning module), supplement or exemption request has been granted
or notice from DEP that such approval is not required.
[Ord. 2002-02, 2/7/2002]
1.
Minor Land Disturbance Activities.
A.
The minor land disturbance plan shall include a general plan of the
lot configuration, existing and proposed building locations, grading,
stormwater management facilities and erosion and sedimentation control
facilities.
B.
The plan need not demonstrate literal compliance with all the provisions
of this chapter, however the plan shall demonstrate that the proposed
activity will comply with the intent of this chapter as provided for
in § 102.
C.
The Township staff, as designated by the Board, or other duly authorized
representative of the Township, may require additional information,
or invoke any section of this chapter, as deemed necessary to adequately
demonstrate compliance with the intent of this chapter. These requirements
may be appealed to the Supervisors.
2.
Major Land Disturbance Activities.
A.
When a stormwater management plan is required as part of a subdivision
and/or land development plan, the stormwater management plan shall
be prepared in accordance with the requirements for, and processed
as an integral part of, the subdivision and/or land development plan.
B.
For all major land disturbance activities which require the submittal
of a stormwater management plan, the following items shall be included
as part of the stormwater management plan:
(1)
Drafting Standards. The same standards shall be required for
a stormwater management plan as specified for subdivision and land
development plans in § 403A of this chapter.
(2)
Project Location and Identification. The same standards shall
be required for a stormwater management plan as specified for subdivision
and land development plans in § 403B of this chapter.
(3)
Existing Features. The same standards shall be required for
a stormwater management plan as specified for subdivision and land
development plans in § 403C of this chapter.
(4)
Proposed Features and Plan Information. The same standards shall
be required for a stormwater management plan as specified for subdivision
and land development plans in § 403D and for final plans
in § 405B of this chapter.
(5)
A final hydrologic/hydraulic report and plan as required by
§ 510 of this chapter.
(6)
Certificates. The following plan certificates shall be provided for all stormwater management plans:
(a)
Certificate, signature and seal of a professional registered
in the Commonwealth of Pennsylvania and qualified to perform such
duties, to the effect that the plan is correct as provided in the
Appendix.
(b)
Certificate, signature and seal of a professional registered
in the Commonwealth of Pennsylvania and qualified to perform such
duties, indicating compliance with the provisions of the stormwater
management requirements of this chapter as provided in the Appendix.
(c)
Certificate of review by the Planning Commission as provided
in the Appendix.
(d)
Certificate for approval by the Board of Supervisors as provided
in the Appendix.
(e)
Certificate for approval by the Township Engineer as provided
in the Appendix.
(f)
A statement, duly acknowledged before an officer authorized
to take acknowledgement of deeds and signed by the landowner, to the
effect that the stormwater management facilities shown on the plan
is the act and the deed of the owner, that all those signing are all
the owners of the property shown on the survey and plan, and that
they desire the same to be recorded as such, as provided in the Appendix.
[Ord. 2002-02, 2/7/2002; as amended by Ord. 2002-03, 11/7/2003;
and by Ord. 2008-01, 10/20/2008]
The following reports shall be included with all subdivision
and land development plans as stipulated herein:
A.
Water Service Feasibility Report.
(1)
All lots created and all uses requiring land development plans
shall be served by public water, if available.
(2)
If connection to an existing public water system is proposed,
the subdivider or developer shall submit an agreement committing the
public water system to provide such water as will be utilized by the
subdivision or land development for such period of time and under
such terms and conditions as the public water system provides water
service elsewhere in its service area.
(3)
For developments proposing more than 10 new lots or principal
uses, initially or cumulatively, the applicant shall submit a feasibility
report concerning the availability of a public, private or individual
on-lot water system in or near the proposed subdivision or land development.
The report shall be prepared by a registered professional and be submitted
in conjunction with the preliminary or final plan for review by the
Township.
(4)
If the water supply system proposed involves the utilization
of water obtained from the tract being subdivided or developed (irrespective
of whether that water is being distributed as a part of a community
water supply system), that water supply source may be utilized only
when the required feasibility report establishes and the engineer
performing the study certifies that:
(a)
Withdrawal rates and amounts shall be managed to balance natural
recharge rates and amounts on a site-specific basis to ensure that
the potential of interference with adjacent properties is minimized
as follows:
1)
The groundwater recharge on the specific tract in question will
exceed the anticipated water withdrawal during a one-in-ten-year drought
or a 40% reduction in the average annual precipitation for the study
area. Recharge shall be based upon the following:
a)
The area available for recharge shall be based upon postdeveloped
impervious conditions.
b)
The recharge rate may include estimated recharge from on-lot
sewage disposal systems.
c)
The recharge rate shall include an analysis of the impact of
the postdeveloped stormwater management system.
d)
The recharge rate may include estimated recharge from stormwater
management infiltration facilities.
2)
For residential developments, the withdrawal rate shall be based
upon a rate of 600 gallons per day per three-bedroom dwelling.
a)
The withdrawal rate shall be increased by 100 gallons per day
for each additional bedroom over three bedrooms.
3)
Commercial, industrial, agricultural or any other nonresidential
withdrawal rates shall be calculated by increasing the DEP sewage
flows as provided in Pennsylvania Code, Title 25, Environmental Protection,
Chapter 73, Standards for Sewage Disposal, § 73.17, Sewage
Flows, by 20%.
a)
The feasibility report and study shall include a description
of the proposed use, the proposed number of employees and whether
or not water will be used for cleanup and/or processing or otherwise
in connection with the use. The applicant shall, in addition, set
forth the proposed allocation of available water supply between or
among the proposed uses and shall set forth a plan or proposal pursuant
to which such allocation can reasonably be monitored and enforced
by the Township or Authority.
4)
Withdrawal rates for all other uses not provided for by the
above shall be based upon the maximum anticipated peak demand increased
by 20%.
a)
The feasibility report and study shall include a description
of the proposed use, the proposed number of employees and whether
or not water will be used for cleanup and/or processing or otherwise
in connection with the use. The applicant shall, in addition, set
forth the proposed allocation of available water supply between or
among the proposed uses and shall set forth a plan or proposal pursuant
to which such allocation can reasonably be monitored and enforced
by the Township or Authority.
5)
A preliminary groundwater computer model shall be developed
to produce a plot of the anticipated drawdown within the groundwater
system to demonstrate that the installation of the proposed water
system(s) will not lower the groundwater table in the area so as to
endanger or decrease the water supplies necessary for properties adjacent
to the proposed project.
(5)
A water well yield, drawdown and interference report shall be
prepared for all subdivisions and land developments proposing the
utilization of water being obtained from the tract being subdivided
or developed.
(a)
The scope of the report and the method of analysis of the study
and testing data shall be approved by the Township Engineer prior
to initiating the study. The completed study shall be approved by
the Township Engineer.
(b)
The report shall be prepared using on-site testing and observations.
(c)
Minimum Residential Requirement. The report shall show that
the proposed well(s) is (are) capable of supplying potable water at
the minimum rate of 600 gallons per day per unit of residential occupancy
at a demand rate of not less than two gallons per minute for two hours,
either with or without the use of a storage system.
(d)
Minimum Principal Nonresidential Requirement. The report shall
show that the proposed well(s) is (are) capable of supplying potable
water at the minimum rate of 800 gallons per day per unit of nonresidential
occupancy at a demand rate of not less than four gallons per minute
for one hour, either with or without the use of a storage system.
(e)
The report shall demonstrate to the satisfaction of the Township
Engineer that no significant detrimental interference occurs to existing
water wells or new water wells proposed as part of the subject development
that are located within 200 feet of a water well being tested for
demand rates as set forth in § 409A(5)(a) or (b).
(6)
In all cases, the applicant shall demonstrate that the water
to be supplied shall be potable and shall meet all applicable standards
of the DEP or the United States Environmental Protection Agency.
(7)
If community water systems are proposed, these systems shall
be in compliance with the above requirements as well as the regulations
of the DEP and the Authority.
B.
Sewer Service Feasibility Report.
(1)
The applicant shall submit a feasibility report concerning sewerage
disposal in or near the proposed subdivision or land development.
Said report shall be prepared by a registered professional engineer
and be submitted in conjunction with the preliminary or final plan
for review by the Township, the applicable authority and for recommendations
by the local office of DEP, as applicable.
(a)
For those areas not located within any area to be served by
public utilities, the feasibility report is not required for residential
subdivisions of five lots or less, including remaining lands; and
land development plans which propose flows less than 400 gallons per
day.
(2)
If connection to an existing public sewer system is proposed,
the subdivider or developer shall submit an agreement committing the
public sewer system to provide such sewage disposal as will be utilized
by the subdivision or land development for such period of time and
under such terms and conditions as the public sewer system provides
sewage disposal service elsewhere in its service area.
(3)
As a part of the feasibility study, the applicant shall state
the type of sewage disposal desired for each of the proposed lots.
If other than connection to a public sewer system or the installation
of a conventional on-site sewage disposal system is intended on any
of the lots, that fact shall be indicated on the plan itself.
(a)
If connection to an existing public sewer system is proposed
the subdivider or developer shall so state.
(b)
The Board will approve on-lot sewage disposal systems only when
the Township Sewage Enforcement Officer and/or a sanitarian of DEP
shall certify that both an initial location and a replacement location
for the on-lot sewage disposal system, as required by this chapter
are present on each lot.
(c)
As a part of the feasibility study, there shall be included
the results of the probe hole analyses and soil absorption tests on
each of the lots as proposed in the subdivision. These probe hole
analyses and soil absorption tests shall be certified as accurate
by the Township Sewage Enforcement Officer.
(d)
Subdivisions proposing a lot or lots utilizing alternate or
experimental on-site sewage disposal systems will not be approved
by the Board unless:
1)
The Township Sewage Enforcement Officer and/or a sanitarian
of DEP certifies that a proposed sewage disposal site cannot reasonably
be located so as to enable the lot to utilize a conventional on-site
sewage disposal system; and
(4)
If community sewer systems are proposed, these systems shall
be in compliance with the above requirements as well as the regulations
of DEP and the Authority or the Township, if applicable.
C.
Traffic Evaluation Study.
(1)
All residential developments or subdivisions containing 10 or
more dwelling units or residential lots and all nonresidential developments
(with the exception of agricultural development) with buildings containing
in excess of 10,000 square feet of floor area shall provide studies
and reports in accordance with the requirements of this section. All
applicants with developments which do not meet the above-stated criteria
shall submit the information required in § 409C(3)(d).
(2)
The applicant is responsible for assessing the traffic impacts
associated with a proposed development that meets any condition set
forth above. The Township or its designee will review the applicant's
assessment and supply available data upon request to aid the applicant
in preparing the study. The applicant shall be responsible for all
data collection efforts required in preparing a traffic impact study
including peak period turning movement counts. In addition, the applicant
is responsible for ensuring that any submitted development plans meet
the minimum state and local standards for geometric design. The study
shall be conducted only by a professional engineer that has verifiable
experience in traffic engineering. Upon submission of a draft study,
the Township or its designee may review the data sources, methods
and findings and provide comments in written form. The applicant shall
be responsible for all costs for such review. The applicant will then
have the opportunity to incorporate necessary revisions prior to submitting
a final study.
(3)
Traffic Impact Study Contents. A traffic impact study prepared
for a specific site development proposal shall follow the basic format
shown below. Additions or modifications should be made for a specific
site, when appropriate. This basic format allows for a comprehensive
understanding of the existing site, future conditions without the
proposed use and the impacts associated with the proposed development
plan. Following is a brief narrative for each section of a traffic
impact study.
(a)
Introduction. This section identifies the land use and transportation
setting for the site and its surrounding area.
1)
Site and Study Area Boundaries. A brief description of the size
of the land parcel, general terrain features, legal right-of-way lines
of the highway, and the location within the jurisdiction and the region
should be included in this section. In addition, the roadways that
afford access to the site and are included in the study area should
be identified. The exact limits of the study area should be based
on engineering judgment and an understanding of existing traffic conditions
at the site. In all instances, however, the study limits must be mutually
agreed upon by the developer, its engineer and the Township.
2)
Site Description. This section should contain a brief narrative
that describes the proposed development in terms of its function,
size and immediate and long-term growth potential. This description
should be supplemented by a sketch which clearly shows the proposed
development within the site boundaries, its internal traffic circulation
pattern and the location and orientation of its proposed access points.
3)
Existing and Proposed Site Uses. The existing and proposed uses
of the site should be identified in terms of the various zoning categories
in the jurisdiction. In addition, identify the specific use on which
the request is made since a number of uses may be permitted under
the existing ordinances.
4)
Existing and Proposed Nearby Uses. Include a complete description
of the existing land uses in the vicinity of the site as well as their
current zoning. The applicant should also state the proposed uses
for adjacent land, if known. This latter item is especially important
where large tracts of undeveloped land are in the vicinity of the
site and within the prescribed study area.
5)
Existing and Proposed Roadways and Intersections. Within the
study area, describe existing roadways and intersections (geometrics
and traffic signal control) as well as improvements contemplated by
government agencies.
(b)
Analysis of Existing Conditions. This section describes the
results, as well as the data collection efforts, of the volume/capacity
analysis to be completed for the roadways and intersections in the
vicinity of the site under existing conditions.
1)
Daily and Peak Hour(s) Traffic Volumes. Provide schematic diagrams
depicting daily and peak hour(s) traffic volumes for roadways within
the study area. Turning movement and mainline volumes are to be presented
for the three peak-hour conditions (a.m., p.m., and site generated)
while only mainline volumes are required to reflect daily traffic
volumes. Include the source and/or method of computation for all traffic
volumes.
2)
Volume/Capacity Analyses at Critical Points. Utilizing techniques
described in the most current edition of the Highway Capacity Manual
or derivative nomographs, include an assessment of the relative balance
between roadway volumes and capacity. Perform the analysis for existing
conditions (roadway geometry and traffic signal control) for the appropriate
peak hours.
3)
Level of Service at Critical Points. Based on the results obtained
in the previous section, levels of service (A through F) are to be
computed and presented per lane group and in tabular form. This section
should also include a description of typical operating conditions
at each level of service.
(c)
Analysis of Future Conditions Without Development. This section
describes the anticipated traffic volumes in the future and the ability
of the roadway network to accommodate this traffic without the proposed
zoning or subdivision request. The future year(s) for which projections
are made will be specified by the Township and will be dependent on
the timing of the proposed development.
1)
Daily and Peak Hour(s) Traffic Volume. Clearly indicate the
method and assumptions used to forecast future traffic volumes in
order that the Township can duplicate these calculations. Growth factors
used shall be as provided by the most current edition of PennDOT's
traffic data manual. The schematic diagrams depicting future traffic
volumes will be similar to those described in § 409C(3)(b)1)
in terms of locations and times (daily and peak hours).
2)
Volume/Capacity Analyses at Critical Locations. Describe the
ability of the existing roadway system to accommodate future traffic
(without site development). If roadway improvements or modifications
are committed for implementation, present the volume/capacity analysis
for these conditions.
3)
Levels of Service at Critical Points. Based on the results obtained
in the previous section, determine levels of service (A through F).
(d)
Trip Generation. Identify the amount of traffic generated by
the site for daily and the three peak conditions. The trip generation
rates used in this phase of the analysis shall be justified and documented
to the satisfaction of the Township.
(e)
Trip Distribution. Identify the direction of approach for site-generated
traffic for the appropriate time periods. As with all technical analysis
steps, the basic method and assumptions used in this work must be
clearly stated in order that the Township can replicate these results.
(f)
Traffic Assignment. Describe the utilization of study area roadways
by site-generated traffic. The proposed traffic volumes should then
be combined with anticipated traffic volumes from Subsection B(3)
to describe mainline and turning movement volumes for future conditions
with the site developed as the applicant proposes.
(g)
Analysis of Future Conditions With Development. This section
describes the adequacy of the roadway system to accommodate future
traffic with development of the site.
1)
Daily and Peak Hour(s) Traffic Volumes. Provide mainline and
turning movement volumes for the highway network in the study area
as well as driveways and internal circulation roadways for the appropriate
time periods.
2)
Volume/Capacity Analyses at Critical Points. Perform a volume/capacity
analysis for the appropriate peak hours for future conditions with
the site developed as proposed, similar to Subsections B(2)(b) and
B(3)(b).
3)
Levels of Service at Critical Points. As a result of the volume/capacity
analysis, compute and describe the level of service on the study area
roadway system.
4)
Final design must address both traffic flow and traffic safety
considerations to provide safe operational characteristics.
(h)
Recommended Improvements. In the event that the analysis indicates
unsatisfactory levels of service will occur on study area roadways,
a description of proposed improvements to remedy deficiencies should
be included in this section. The levels of service shall not deteriorate
to worse than C if they are currently A or B, must be maintained if
they are C, and improved to C if they are D, E, or F. In addition,
there shall be no increase in delay if a satisfactory level of service
cannot be attained. These proposals would not include committed projects
by the state and local jurisdictions that were described in Subsection
B(1) and reflected in the analysis contained in Subsections B(2) and
(3).
1)
Proposed Recommended Improvements. Describe the location, nature
and extent of proposed improvements to assure sufficient roadway capacity.
Accompanying this list of improvements are preliminary cost estimates,
sources of funding, timing and likelihood of implementation.
2)
Volume/Capacity Analyses at Critical Points. Another iteration
of the volume/capacity analysis will be described which demonstrates
the anticipated results of making these improvements.
3)
Levels of Service at Critical Points. As a result of the revised
volume/capacity analysis presented in the previous section, present
levels of service for the highway system with improvements.
(i)
Conclusion. The last section of the report should be a clear
concise description of the study findings. This concluding section
should serve as an executive summary.
(4)
Contribution in Lieu of Preparation of Studies. If an applicant
believes that the preparation of traffic study and report required
herein is not warranted, he may request the Board to waive the preparation
of such study.
(a)
The applicant for approval of any residential subdivision or
land development shall provide the Township with a certification of
the number and type of dwelling units to be constructed for the purpose
of determining the contribution in lieu of preparation of studies.
(b)
The applicant for approval of any commercial, industrial or
institutional subdivision or land development shall provide the Township
with a certification of the usable building floor area to be constructed
for the purpose of determining the contribution in lieu of preparation
of studies.
(c)
The contribution in lieu of preparation of studies provided
for herein shall be in addition to all charges imposed by any Authority
for tapping and connection fees and shall be in addition to all other
review, inspection and other fees or charges imposed by the Township
and/or any Authority, and all sums otherwise agreed to be paid by
the applicant.
(d)
The applicant shall enter into an agreement with the Township
setting forth the contribution in lieu of preparation of studies to
be paid and the studies to be waived by the Township. All such agreements
shall be in a form satisfactory to the Township Solicitor.
(e)
All contributions in lieu of preparations of studies shall be
paid prior to approval of the final plan by the Township Supervisors.
(f)
All developments receiving a modification of preparation of
a traffic evaluation study in accordance with this section shall provide,
as a minimum, the information required in § 409C(3)(d).
D.
Wetlands Study.
(1)
The applicant shall submit a wetland study with the submittal
of all subdivision and land development plans. The purpose of the
study shall be to determine the presence and extent of wetlands on
the site.
(2)
The study shall be performed by a qualified wetland scientist.
Qualified individuals should possess a minimum of a bachelor's
degree in biology, botany, zoology, ecology or environmental sciences.
In general, other professionals, such as engineers, landscape architects,
surveyors, planners and geologists are not considered fully qualified
to perform wetland delineations, unless they possess special ecological
training and experience beyond their discipline. The Township reserves
the right, in as much as no recognized certification program exists
for wetland scientists, to determine the qualification of those preparing
wetland delineations. Should a state or federal wetland scientist
certification program be established, the Township will consider only
those certified individuals qualified to perform delineations.
(3)
For sites on which no wetlands occur, an abbreviated report
may be submitted. The abbreviated report should contain the results
and discussion and conclusions information as required by § 409D(4)(b)
of this chapter. Site location, NWI and soil maps shall be provided.
(4)
Requirements for Wetland Studies.
(a)
Delineations should follow the procedures outlined in the current
Federal Manual for Identifying and Delineating Jurisdictional Wetlands
and any subsequent amendments.
(b)
Delineations shall be supported by reports. The reports shall
contain the following sections:
1)
Introduction. Description of the physical features of the site,
its location and the proposed plans for the site.
2)
Methods. Description of the methods used for the survey, with
particular emphasis on any deviation from the outlined federal method.
Relevant information includes the date of the field studies, the number
of transects and plots used, the size of vegetation quadrants employed,
the size of soil pits used, taxonomic references used, and the disposition
of any voucher specimens.
3)
Results and Discussion. Description of the findings of the study.
Soils, vegetation and hydrology for wetland and upland areas of the
site should be discussed. Any problem areas should be thoroughly treated.
4)
Conclusions. The extent of wetlands on the site should be discussed.
The impact of the proposed project on these wetlands should also be
considered.
(5)
Included in the report as appendices or tables should be:
(a)
Site location map (USGS 7.5 feet quadrangle will suffice).
(b)
NWI map.
(c)
Soil survey map with soil descriptions.
(d)
Data sheets for each plot.
(e)
Wetland boundary map. Wetland boundaries shall be surveyed by
a registered professional surveyor and shown on a plan of appropriate
scale. The limits of the wetland study shall be clearly shown. The
plan shall also show the location of all plots and/or transects used
in the study, the date of the delineation, a statement of the method
used for the study, the name of the consulting firm which performed
the delineation, the name of the surveyor and a disclaimer statement
indicating no wetland boundary is considered jurisdictional until
approved by DEP and COE.
(f)
Color photos of wetlands areas on the site, with locations and
directions of view keyed to the wetland boundary map.
(g)
Resumes of the wetland scientist(s) who performed the delineation.
(6)
All subdivision plans shall contain notes for future lot owners.
The wetland boundary on each lot will be clearly marked. Each lot
which contains wetlands, or to which access may be restricted by wetlands,
shall have a note which states that State and Federal laws require
permits for all activities which result in a deposition of fill into
delineated wetlands. The note shall also state that refusal of such
a permit may restrict some uses of all or portions of the lot.
(7)
Compensatory mitigation projects required as part of state or
federal permits shall be shown on the subdivision plans. Future lot
owners whose property encompasses all or part of a mitigation area
shall be notified that the portion of their property that includes
the mitigation area may not be altered, and is considered a jurisdictional
wetland by the state and federal governments. Lot owners may be responsible
for maintenance of mitigation areas. In order to help ensure the longterm
viability of wetland mitigation efforts, the Township discourages
multiple ownership of mitigation areas. Ownership by one individual
or a homeowners association is encouraged. Owners of the wetland mitigation
areas must be clearly identified to the Township.
(8)
The Township reserves the right to reject any submitted wetland
delineations. Should the Township feel the actual wetland area differs
from that shown on the subdivision plan, the Township has the right
to secure, at the developer's expense, qualified personnel to
check the delineation and redraw the boundary as necessary. Should
the developer subsequently disagree with the Township's delineation,
a jurisdictional delineation by DEP and COE will be requested. Any
charges for the jurisdictional delineation will be the responsibility
of the developer.
(9)
Where the study shows the existence of wetland areas, the delineated
boundary shall be properly fenced off to prevent encroachment. Snow
fence or other acceptable material shall be used (the use of silt
fence is not acceptable). The fence shall be properly installed, at
a minimum distance of five feet outside the delineated boundary, prior
to any construction or issuance of building permits. The fence must
be properly maintained until all occupancy permits have been issued
and/or for the extent of all construction.
