All applications. The application for preliminary approval of a land development shall be submitted in accordance with §
242-38 of this chapter and shall include the following information:
A. Eight copies of the completed application form supplied by the Township.
B. Application filing fee, as required by §
242-98 of this chapter.
C. Eight copies of a preliminary plat, all drawings on sheets not exceeding
34 inches by 44 inches accurately drawn to a scale of not less than
one inch equals 50 feet, certified by a Pennsylvania registered land
surveyor as to existing features, design features and boundaries.
The preliminary plat shall include or be accompanied by the following
information:
(1) Date. All revisions shall be noted and dated.
(2) A key map showing the location of the tract with reference to the
surrounding properties, existing streets and streams within 1,000
feet of the land development.
(3) Title of development, including the words "preliminary land development
plan;" North arrow; scale; map and parcel number; the name and address
of the record owner; the name and address of the applicant; the name
and address, license number and seal of the person preparing the survey.
If the owner of the premises is a corporation, the name and address
of the president and secretary shall be submitted on the application.
(4) All distances shall be in feet and decimals of a foot, and all bearings
shall be given to the nearest 10 seconds.
(5) The names, as shown on current tax records, of all owners of property
within 200 feet of the land development, together with the County
Assessor's tax parcel numbers of those properties.
(6) The zoning district in which the parcel is located, together with
the zoning classification of properties within 200 feet of the extreme
limits of the property in question.
(7) Survey data showing boundaries of the property, building or setback
lines and lines of existing and proposed streets, lots, reservations,
easements and areas dedicated to public use, including grants, restrictions
and rights-of-way, to be prepared by a licensed land surveyor. The
name, address, signature and seal of the surveyor shall be indicated.
(8) A copy of any existing or proposed covenants, deed restrictions,
modifications to this chapter, or zoning variances granted which are
applicable to the property.
(9) The distance, measured along the right-of-way lines of existing streets
abutting the property, to the nearest intersections with other public
streets within 200 feet of the site boundaries.
(10)
The location and dimensions of proposed buildings and structures,
all accessory structures and fences, if any, including front, side
and rear yard setbacks, height of buildings, first-floor elevations
of all structures and floor plans of buildings.
(11)
If applicable, flood hazard zone boundaries.
(12)
Existing and proposed contours, referred to United States Coast
and Geodetic Survey datum, with a contour interval of two feet for
slopes of less than 10% and an interval of five feet for slopes of
10% or more. Existing contours are to be indicated by dashed lines,
and proposed contours are to be indicated by solid lines.
(13)
Location of existing rock outcrops, high points, watercourses,
depressions, ponds, marshes, wooded areas and other significant existing
features, including previous flood elevations of watercourses, ponds
and marsh areas as determined by survey.
(14)
If any new streets are proposed, profiles, indicating grading;
cross sections showing the width and design of roadways and sidewalks.
(15)
Acreage, to the nearest thousandth of an acre, of the site to
be developed for nonresidential purposes and the acreage, in square
feet, of all lots to be developed for residential purposes.
(16)
Plans of proposed stormwater systems showing feasible connections
to existing or any proposed utility systems. Pipe sizes, grades and
direction of flow, locations and inlets, manholes or other appurtenances
and appropriate invert and other elevations shall be indicated. All
stormwater facility plans shall be accompanied by a separate sketch
showing all existing drainage within 500 feet of any boundary and
all areas and any other surface area contributing to the calculations
and showing methods used in the drainage calculations.
(17)
Stormwater management plans, if required by §
242-75 of this chapter.
(18)
The location and size of all existing and proposed sanitary
sewers.
(19)
The location and size of all existing and proposed waterlines,
valves and hydrants.
(20)
Documentation that the appropriate utility companies have been
contacted and that service will be available.
(21)
The location, type and size of proposed culverts, storm sewers,
sanitary sewers, fire protection, electric and telephone lines and
poles, gas and underground heating systems, pipe lines and all other
utilities, both above and below ground, including the connection of
such proposed facilities with the existing facilities according to
the standards and specifications of this chapter.
(22)
A soil erosion and sedimentation control plan prepared by a
person trained and experienced in control methods and techniques,
which conforms to the requirements of the Pennsylvania Clean Streams
Law and Chapter 102 of the Rules and Regulations of the Pennsylvania
Department of Environmental Protection governing erosion control.
(23)
The number and density of dwelling units (if residential).
(24)
The location and dimensions of proposed freestanding signs.
(25)
All means of vehicular access for ingress and egress to and
from the site onto public streets, showing the size and location of
internal streets or driveways and curb cuts including the organization
of traffic channels, acceleration and deceleration lanes, additional
width and any other improvements necessary to prevent a difficult
traffic situation. All pedestrian walkways and provisions for handicapped
facilities in compliance with the requirements of the Americans with
Disabilities Act (ADA) shall also be shown. In addition, the land
development plan shall show the existing road system located outside
the development within 200 feet of the development.
(26)
Computation of the number of parking spaces to be provided,
the location and design of off-street parking areas and loading areas
showing size and location of bays, aisles and barriers, and the proposed
direction of movement.
(27)
Proposed screening and landscaping, including a planting plan.
(28)
The methods, placement and screening of solid waste disposal
and storage facilities.
(29)
If applicable, a detailed proposal, including covenants, agreements
or other specific documents, showing the ownership and method of assuring
perpetual maintenance to be applied to those areas which are to be
used for recreational or other common purposes.
(30)
If the plan is to be completed in phases, the proposed sequence
of development with projected time schedule for completion of each
of the several phases.
(31)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under § 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
(32)
If applicable, a notation on the plat that access to a Township
street requires a driveway permit from the Township.
(33)
Spaces for the signature of the Chairman and Secretary of the
Planning Commission, the Chairman of the Board of Supervisors, the
Township Secretary and the Township Engineer.
D. For all applications which propose 100 or more dwelling units or
50,000 or more square feet of gross floor area of a nonresidential
building or buildings, a traffic report prepared by a qualified traffic
engineer shall be submitted detailing the nature and extent of trip
generation expected to result from the proposed development based
on the ratios and methodology contained in the current edition of
the Manual of the Institute of Transportation Engineers. The report
shall include current and projected capacities and levels of service
of all streets and intersections within 1,000 feet of the site proposed
for development and recommendations for improvements to streets and/or
traffic control devices within the site or immediately adjacent to
the site.
E. Where evidence exists of deep mining, strip mining, landslide-prone
soils or other geologic hazards on the site, a geologic report by
a qualified registered professional engineer acceptable to the Township
regarding soil and subsurface conditions and the probable measures
needed to be considered in the design of the development, the location
of structures and the design of foundations, if any.
All applications for final approval of a land development shall
include the following:
A. Eight copies of the completed application form supplied by the Township.
B. Application filing fee, as required by §
242-98A of this chapter.
C. One copy of the approved preliminary plat, unless the application is for combined preliminary and final approval authorized under §
242-94B of this chapter.
D. Eight copies of a final plat drawn at a scale of not less than one
inch equals 100 feet on sheets no larger than 24 inches by 36 inches
with a border of 1/2 inch on all sides except the twenty-four-inch
binding edge, which shall be one inch. The final plat shall show or
be accompanied by the following information:
(1) Date, name and location of the land development, the name of the
owner, graphic scale and the words "final land development plan."
(2) Tract boundary lines; right-of-way lines of streets; street names;
easements and other rights-of-way; land reserved or dedicated to public
use; all lot lines and other boundary lines with accurate dimensions,
bearing or deflection angles, and radii, arcs and central angles of
curves; and the area of each lot.
(3) The names, exact location and widths of all existing and recorded
streets intersecting or paralleling the plot boundaries within a distance
of 200 feet.
(4) The purpose of any easement or land reserved for or dedicated to
public use shall be designated.
(5) Tax parcel numbers assigned to the property by the Washington County
Assessor's office, including tax parcel numbers of abutting property.
(6) Names of the owners of adjoining land within 200 feet.
(7) Certification by the applicant's surveyor as to accuracy of
details of plat. The error of closure shall not be more than one in
5,000.
(8) Dates of preparation and dates of all revisions to the plan.
(9) Name of the registered architect, landscape architect or professional
engineer who prepared the plan.
(10)
Evidence of ownership or proprietary interest.
(11)
Evidence of required permits from applicable federal, state
and county agencies.
(12)
Certification of service from all applicable utility companies.
(13)
A design view of the front, side and rear elevations of the
proposed structures. Design view elevations are also to be shown where
proposed additions or alterations affect such elevations.
(14)
Location, height and use of all existing and proposed structures
on the property, indicating structures to be removed, if any, and
the distances between proposed structures or additions to existing
structures and adjacent property lines.
(15)
A plan showing type, size and location of all proposed signage
on the site and/or the building or buildings.
(16)
A site lighting plan showing the location of exterior lighting
fixtures proposed to light the buildings, parking areas, sidewalks
and any other areas proposed for public use, and documentation that
proposed lighting will be shielded and reflect away from adjacent
streets and residential properties.
(17)
Layout and design of proposed parking and loading areas and
the proposed pattern of traffic circulation on the site, including
pavement markings, islands, curbs, bumper guards and similar facilities.
(18)
Sidewalks or walkways, if any, proposed for pedestrian circulation
on the site.
(19)
A final landscaping plan showing the type, size and location
of any plant material proposed and all areas proposed to be seeded.
(20)
A final grading plan, including erosion and sedimentation control measures, as required by §
242-69A.
(21)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under § 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
(22)
If applicable, evidence of Pennsylvania Department of Labor
and Industry approval.
(23)
If applicable, an NPDES permit obtained from the Washington
County Conservation District.
(24)
If applicable, final stormwater management calculations and construction drawings for stormwater management facilities as required by §
242-75 of this chapter.
(25)
Storm drainage plan, including location, size, slope, direction
of flow, capacity and material of all storm sewers and connections
to existing systems; location of all catch basins, manholes, culverts
and other appurtenances; location and width of all storm drainage
easements; and location of surface swales, if any.
(26)
Location, size and specifications for private improvements such
as curbs, sidewalks, driveways, parking areas, landscaping strips
or planters, wheel stops and the like.
(27)
Amenities bond for private improvements, as required by §
242-46 of this chapter.
(28)
If any public improvements are proposed, four sets of construction drawings, as required by §
242-27D, and evidence of the performance bond required by §
242-34 of this chapter.
(29)
Spaces for signatures of the Chairman and Secretary of the Planning
Commission, Chairman of the Board of Supervisors, Township Secretary
and Township Engineer and dates of approval.
The Township may offer the mediation option as an aid in completing the proceedings authorized by this article in accordance with the requirements of §
242-29 of this chapter.
All land developments shall be further subject to the requirements for a development agreement as specified in §
242-33 of this chapter.
All land developments shall be further subject to the requirement for an amenities bond as specified in §
242-32 of this chapter.
Land developments which propose the extension or installation of any public improvements, as defined by this chapter, shall be further subject to §
242-27D and §§
242-31 and
242-33 of this chapter governing installation of public improvements, posting of financial security to guarantee their proper installation, and execution of a development agreement.
Whether or not the land development is required to be recorded,
the applicant shall deliver two paper prints of the final plat containing
the required signatures and dates of approval to the Township Zoning
Officer.
If construction of a land development which has been granted final approval, with or without conditions, is not initiated and diligently pursued within six months of the date of final approval, final approval shall expire immediately. The Township Zoning Officer shall give written notice to the applicant within 30 days of the date of expiration of final approval, including notification of the requirements to reinstate final approval provided in §
242-51 of this chapter. Any construction which occurs after notice from the Township Zoning Officer shall constitute a violation of this chapter and shall be subject to the enforcement remedies of §
242-102 unless final approval is reinstated in accordance with §
242-51 of this chapter.