Township of Millcreek, PA Plan Requirements

Be drawn such that all information shown is clear and legible.

Set forth the name of the proposed subdivision or development.

Excepting only sketch plan applications, be accompanied by profiles showing existing and proposed grades along the center lines of all proposed streets, alleys and crosswalks in the land proposed to be subdivided or developed and in all existing streets immediately adjacent to the land involved in the application.

Comply in all respects with the provisions of this chapter and with all other applicable Township ordinances and regulations.

Excepting only sketch plans, be drawn on sheets either 18 inches by 24 inches or 24 inches by 36 inches in size and be at a scale of either 50 feet or 100 feet to the inch.

Show location of approved septic disposal sites, if applicable.

Where required by this chapter or other applicable laws, be accompanied by a wetlands delineation.

If the developer is other than the landowner, be accompanied by the landowner's written authorization for the developer to apply and stating the nature of developer's interest in the site.

Identify the name and address of the owner and the developer.

Be accompanied by all such other information as is required by this chapter, other applicable laws or the Board of Supervisors.

Be accompanied by such filing fees and deposits as are required by resolution adopted by the Board of Supervisors and then in effect.

Four copies of plan applications and all other required documents shall be submitted by the developer. All plans and profiles must be in agreement in all details. All signatures upon plan applications must be in dense black ink.

Construction plans. Construction plans and profiles for all required improvements in a development shall be prepared by the applicant and submitted to the Township for approval, subject to these requirements.

Four copies each of plans and profiles shall be submitted to the Township Engineer for proposed construction of water lines, fire hydrants, sanitary sewers, storm sewers, stormwater management facilities, paving of streets, recreation areas and all other required or proposed public improvements, showing sewer grades, flow line elevations of manholes, correct stationing and pluses, pipe sizes, length and kind of pipe material, type of joints, pavement width, radii, superelevation, grades on center lines of streets, vertical curve computations, typical cross section(s) of pavement, materials in the base course and top course and profile of original undisturbed ground line of the center line of streets as apply to the proposed improvements.

All plans and profiles shall be prepared and certified by a registered engineer, whose seal must be affixed to each plan and profile. If the only proposed improvement is the paving of streets, this requirement may be waived.

Whenever benchmark based on City of Erie datum is within 1/2 mile of the proposed development, elevations shown on the profile shall be referred to City of Erie datum. A permanent benchmark must be established and the record shown on the profile.

All construction plans shall provide for compliance with standards and specifications for construction of required improvements as are set forth in the Public and Private Improvements Code[1] or in regulations of other authorities and agencies to whom dedication has been offered or which have supervisory control.

Editor's Note: See Ch. 29, Part 2, Public and Private Improvements.

Prior to commencement of construction of a required improvement, the developer shall provide a list of materials to be used in constructing improvements to the retained engineer as to stormwater management facilities and to the Township Engineer as to other improvements.

Small developments. In a residential subdivision of fewer than five lots and where the lots abut existing public streets and/or utilities, and in a land development of less than 5,000 square feet of gross floor area and additions of less than 5,000 square feet of gross floor area to a previously approved land development, the Township may waive certain requirements, such as topographic, street and utility specifications or an environmental impact assessment, where such information is available from previously recorded plats or other sources acceptable to the Board of Supervisors.

Storm drainage, erosion controls during development. Prior to commencing any construction or excavation work on property proposed to be developed, applicant shall deliver to the Engineering Department evidence that applicant has obtained from the Erie County Soil and Conservation District approval of an Erosion & Sedimentation (E&S) Control Plan for the proposed development.

Developer shall be obligated to comply in all respects with the approved E&S Control Plan during all stages of development, and shall be solely responsible for the proper drainage of stormwater and protection against erosion on the site during the opening up and construction of all improvements and during grading work, and for repairing all damage caused by the developer's failure to do so.

The developer shall remove existing vegetation and topsoil only from those areas to be developed immediately, and shall establish a temporary vegetative cover on those areas which are to be exposed for 60 or more days. Developer must establish permanent seeding on all areas as soon as is practicable after final grading.

Attorney's certification/release of encumbrances. The attorney's certificate of title required and release(s) of encumbrances to be submitted in connection with final plans shall substantially conform to documents adopted by the Board of Supervisors, shall be approved by the Solicitor and shall be subject to these requirements, which shall be express conditions on plan approval:

If the certificate of title indicates one or more encumbrances upon the land being subdivided or developed, or any portion thereof, the applicant shall submit to the Township Engineer contemporaneously with the final plan application the written agreement of all such encumbrance holders to the proposed development and to dedication to the Township of those public improvements set forth on the plan.

Prior to action by the Board of Supervisors on a final plan application, the developer shall file with the Township Engineer a release of lien of each mortgage, judgment or other encumbrance identified on the attorney's certificate as to the premises to be dedicated to the Township as streets and other public improvements.

In the event the final plan application is approved by the Board of Supervisors, such release(s) of lien shall be recorded at the applicant's cost contemporaneously with recordation of the final plan, and the recorded release(s) shall be returned to the Township Engineer within 30 days after recording.

§ 125-40 Highway, street access permits required.

As set forth in § 125-31, no plat which will require access to a highway under the jurisdiction of PennDOT or a street under the jurisdiction of Millcreek Township shall be finally approved unless an access permit allowing that access proposed on the plat(s) shall have been issued.

State highway access. If a preliminary plan application shows one or more streets and/or a land development entering upon a state highway, the applicant shall submit the plan to PennDOT. The Township Engineer must receive a written report from PennDOT, confirming its approval for such street(s) and/or access within the proposed development which is/are proposed to enter onto a state highway before any preliminary plan can be deemed conclusive and binding upon the Township.

If a developer does not obtain PennDOT approval for access as proposed to the state-maintained highway(s) prior to submission of the preliminary plan application, any approval of the preliminary plan by the Board of Supervisors shall be expressly conditioned upon receipt by the Township, not later than the date on which developer first submits a final plan for all or any portion of the lands subject to the application, of written approval of PennDOT for the proposed street(s) and/or land development having such access as had been proposed on the preliminary plan as approved subject to such condition, without deviation, limitation or modification from that access as set forth on the preliminary plan application.

In the event PennDOT should for any reason fail or refuse to issue such approval or issue an approval of street or land development access permit(s) other than as specifically proposed on the preliminary plan approved subject to such condition, the express condition imposed upon the Board of Supervisors' approval of the preliminary plan shall be deemed to have failed, and the preliminary plan shall then be deemed to have been denied retroactively to the date of the decision upon the preliminary plan due to the failure of performance of such condition, without further action being required by the Board of Supervisors.

Township street access. Approval or denial of applications for access to Township streets shall be determined in connection with review of and action upon the development plan application(s):

Applications for preliminary plan approval shall include items required under this chapter and/or Chapter 145, Zoning, for action upon applications for access to Township streets.

Where a preliminary plan is not required or the preliminary plan was approved with conditions relating to street access, the final plan application shall include items required under this chapter and/or Chapter 145, Zoning, for action upon applications for access to Township streets.

The Board of Supervisors shall have the authority to deny a plan application should it determine that the application does not meet prerequisites for approval under § 125-50 or comply with any regulation in this or any other applicable ordinance, without regard to specific requirements for grant of access to state or Township highways and streets.

Permits required under this section must authorize the use and volume of traffic proposed in the development application. Existence of access for a prior or different use does not excuse the requirement that permits for the proposed use and traffic volume be issued and obtained.

Unless a preliminary plan application as submitted to the Township for filing and consideration is accompanied by written confirmation of PennDOT grant of required state highway access and all documents, information and materials required for consideration of applications for Township street access, review and action upon the application will be deemed expressly conditioned upon the grant of such access. The Township will not accept or consider such documents or materials if not submitted with the plan application.

Unless the same was submitted with the preliminary plan and reflected in approval thereof, no final development plan application for all or any portion of lands involved in an approved preliminary plan conditioned upon grant of state and/or Township highway and street access shall be accepted for filing unless it is accompanied by all documents, information and materials confirming grant of state highway access and required for action upon requests for Township street access as proposed in the application. No waiver, variance or modification of this requirement shall be allowed.

§ 125-41 Sketch plan application requirements.

A sketch plan application must set forth:

A summary detail of the proposed development, including the number of proposed lots, typical lot widths and depths proposed, proposed residential density (if applicable), intended commercial, industrial, open space and/or public areas and street improvements.

Identification of the streets abutting the proposed development.

Proposed access to state highways and/or Township streets.

A sketch drawn at a scale of one inch to 100 feet with basic elements noted and detail set forth regarding proposed streets, lots, public improvements and access to state highways and/or Township streets.

These requirements shall be in addition to the general requirements set forth in § 125-39B(1), (2), (4), (8), (9), (10) and (11) governing all plan applications.

§ 125-42 Preliminary plan application requirements.

The requirements of this section shall be in addition to those imposed upon preliminary plan applications in this chapter (including, but not limited to Articles V, VII, VIII, IX, X and XI and §§ 125-39 and 125-40).

A preliminary plan application must identify and set forth all of the property contemplated by the developer or owner as being encompassed within proposed development, without regard to whether the property is proposed to be developed in one phase or more than one phase. Submission of multiple preliminary plan applications for stages, phases or portions of a development is prohibited, and shall itself be grounds for denial of an application. Submission of and action upon preliminary plan applications proposing development in stages shall be in accordance with § 125-32 of this chapter.

The developer shall be required to obtain and submit as a part of the preliminary plan application a wetlands delineation, except where:

A subdivided parcel is to become an integral part of an adjacent parcel and no land development is proposed;

A subdivision is a replot of existing recorded lots and no land development is proposed; or

A subdivision is a "minor subdivision" as defined in this chapter, in which event a preliminary plan application is not required and the delineation must be provided with the final plan application.

Issuance of permits allowing access by a development to a state highway and/or Township street shall be an express condition upon approval of all development plans, in accordance with § 125-31 of this chapter. A preliminary plan application approved by the Board of Supervisors without prior issuance of required highway and street access permits shall be expressly conditioned upon issuance of permits authorizing the access as proposed in the preliminary plan.

A preliminary plan must address stormwater management regulations and controls for the entire development proposed, as are established in Chapter 116, Stormwater Management.

A preliminary plan application must set forth:

Name and address of the property owner and developer.

North point, numerical scale and date.

All property lines included in the proposed development.

All existing landmarks.

All existing streets, alleys, easements, rights-of-way and/or dedications in the land proposed for development and within 100 feet of any boundary of the property.

All buildings existing on the property subject to the proposed development and/or located within 100 feet of any boundary of the property.

All existing drainage structures and drainage courses, showing the area in acres draining thereto.

Location of all adjoining property lines.

Names and addresses of all owners of parcels of land adjoining the property subject to the proposed development.

Name of all subdivisions and/or land developments adjoining the property subject to the proposed development and adjoining lot lines.

Existing watercourses, bodies of water, floodplains and floodways.

Area, in acres, of the lands involved in the proposed development and, if development is proposed in stages, of each stage of the development.

Existing primary and secondary conservation areas.

A wetlands delineation where required, which shall be shown on the preliminary and any final plat when and as recorded. Such delineation shall have been submitted to and approved by PaDEP with confirmation submitted with the application. See § 125-22.

Significant cultural features, including cemeteries, archeological sites, burial sites and historic buildings, structures, plaques, markers or monuments, showing the approximate location of each.

A site map shall be included as part of a preliminary plan application and shall show:

Contours at vertical intervals of two feet for land with average natural slope of 4% or less, and at vertical intervals of five feet for more steeply sloping land, with location of benchmark and datum used. A developer, in writing, may request that the Township Engineer relieve the developer of this requirement, the request to set forth all reasons therefor. The Township Engineer may recommend to the Board of Supervisors that the developer be relieved of this requirement if, upon consideration of reasons for the developer's request, the Township Engineer believes that contours are not necessary in order to administer properly the regulations of this chapter in connection with the proposed application.

Tract boundary lines showing dimensions, bearings and corners.

Terrain features, wooded areas, buildings and other natural or artificial features which would affect the plan of the development.

Streets and rights-of-way on or adjoining the property proposed for development, including dedicated width, roadway widths, types and widths of pavements, curbs, sidewalks, approximate gradients and other pertinent data.

Easements upon and adjoining the property proposed for development, including their locations, widths and purposes.

All utilities, including but not limited to sanitary and storm sewers and drainage facilities, upon and adjoining the property proposed for development, the site map to show size or capacity of each and indicate the locations of or distance to such existing utility(ies).

Proposed common facilities and controlled facilities.

All areas proposed to be dedicated for public use.

Title, scale, North point and date.

Existing plotting and other conditions of adjacent land within 500 feet of the land within the development, including:

Approximate direction and gradient of ground slope;

Embankments and retaining walls;

Railroads, power lines, gas lines, towers, buildings (with their character and use noted); and

Identity of owners of adjacent lands.

Areas of the property subject to periodic overflow of flood or storm waters.

The following information shall be submitted with the plan application:

An application certification, completed and signed by the developer.

Zoning classification of the property proposed for development and of all properties adjacent to it.

If on-lot sewage disposal is proposed:

Results and locations of percolation tests made in accordance with the specifications of the Health Department, the location of tests to be shown on the application and letter from the Department indicating its approval of the proposed system.

Letter from the Millcreek Township Sewer Authority with its findings as to whether a septic system should be authorized.

If public water and/or public sanitary sewer service is proposed, written confirmation from the providing authority of its ability and willingness to serve the development.

Data regarding feasibility of required bridges or culverts.

Profiles and other explanatory data concerning the installation of sanitary sewers.

Environmental analysis map(s) showing, identifying and citing sources for the following:

Location of unique land forms or natural features (such as hills, berms, knolls, mounds, swales, bowls, depressions, rock outcroppings or scenic views, plant and animal habitat areas for rare or endangered species, woodlands and mature woodlands.

Topographic contours showing slope areas by the following categories with a tabulation of the area in each slope category and the area and percent of each category proposed to be disturbed (i.e., developed, graded or stripped of vegetation) by the proposed development:

	0% to 25.0%
	25.1% or greater

Type of bedrock and its associated environmental characteristics affecting the site.

Subsurface conditions, including information about past use activity and subsidence risk assessment.

Location of existing gas and oil wells.

(f)

Type of soils and their associated environmental characteristics (such as depth to seasonal high water table, depth to bedrock, erodibility, permeability, landslide-prone and hydric soils).

(g)

Watercourses or bodies of water, floodplains, wetlands or other hydrologic conditions affecting the site (proof of the nonexistence of such conditions shall be provided by the applicant).

(h)

Any other environmentally sensitive features.

For all subdivisions not meeting the definition of a minor subdivision and for all land developments involving 5,000 square feet or more of building area, an environmental impact assessment (see § 125-6).

If the development is to be completed in stages, a written schedule of the intended commencement and completion dates for each stage.

If the applicant proposes to conduct work within the limits of the right-of-way of a state highway or Township street prior to submission of a final plan application for the development, a written report from PennDOT and/or the Township indicating approval of such work.

If the applicant proposes to transfer ownership and/or maintenance responsibilities of required private improvements or common or controlled facilities, a statement of such intent, together with detail as to the nature of the entity to which such ownership or responsibilities would be assigned and those improvements or facilities intended to be transferred or assigned.

If any variances or modifications from Township regulations are requested, a written statement, signed by the applicant, identifying all such variances and/or modifications and stating all reasons for such request(s). (See § 125-38.)

§ 125-43 Final plan application requirements for major subdivisions.

These requirements shall be in addition to those imposed upon final plan applications in this chapter (including, but not limited to Articles V through XI).

All information, documents and permits required of a development which were not submitted and approved with the preliminary plan application must be submitted with the final plan application.

The final plan application shall show:

Name of the subdivision;

Name and address of the property owner(s) and developer(s);

North point, a numerical scale, a graphic scale and date.

Erie County Assessment Number(s) and Township Index Number(s) for the property subject to the application;

Block and lot numbers in consecutive order, dimensions, minimum area and total number of proposed lots;

Acreage of the entire development and, if applicable, of the phase proposed for final plan approval;

Present zoning use classification and proposed use of the land;

Delineated wetlands areas;

Location of lands which are nondevelopable due to existence of wetlands, floodplains or floodways or that having slope in excess of that allowed for development;

Location and area of lands proposed to be designated and preserved as open space, as applicable;

All lands designated as common or controlled facilities;

Delineation of all public improvements and/or easements being dedicated by the plan;

Location and area of recreation areas proposed to be developed for the benefit of residents of the subdivision;

Proposed density of development, expressed in relation to the area of developable lands;

Lot lines with accurate bearings to the nearest 1/2 minute of angle and distances to the nearest 1/100th of a foot;

Accurate dimensions of all property proposed to be dedicated or reserved for public use as streets, open space, recreation areas, drainage easements, etc.;

Accurate dimensions of all property to be reserved or conveyed for private use of residents of the subdivision and the proposed use;

(18)

Accurate dimensions of all property proposed to be reserved by the owner and/or developer;

(19)

Accurate boundary lines, with dimensions and bearings per the minimum standards set forth above, which provide a survey of the tract, closing with an error of not more than one foot per 5,000 feet;

(20)

Accurate distances and directions to the nearest established street corners and/or official monuments, with reference corners described accurately;

(21)

Drainage courses, drainage structures, watercourses, bodies of water and floodplains or floodway areas, showing area in acres draining thereto;

(22)

Pedestrian or other ways, paths and/or trails;

(23)

Existing and proposed buildings with square footage of each;

(24)

Names of owners of properties adjoining the proposed development;

(25)

Names of subdivisions or developments adjoining the lands in the subdivision application;

(26)

Location of adjoining property lines;

(27)

Accurate locations of all existing public and/or private streets intersecting the boundaries of the tract subject to the application;

(28)

Location of all existing and proposed monuments and lot markers;

(29)

Location of identified or registered historic or conservation sites;

(30)

Location of lands subject to existing easements, rights-of-way or other interests, with detail as to their nature and purpose;

(31)

Location of all proposed stormwater management facilities;

(32)

With respect to streets proposed within the development:

Street lines with accurate dimensions in feet and hundredths of feet, with bearings of such street lines to the nearest 1/2 minute;

Proposed street names;

Right-of-way width and turn radii;

Location of extension to adjacent lands;

Location of intersection proposed with existing public streets or highways;

(f)

Complete curve data for all curves proposed in the application, including radius, delta angle, tangent, arc and chord;

(g)

Sight distances (not required for Township streets if trip generation from the development will be less than 25 vehicles per day).

(33)

Setback lines not less than the minimum established in Chapter 145, Zoning, and as otherwise established in this chapter or by other applicable laws, regulation or deed restriction, whichever is greater;

(34)

Building line(s);

(35)

Location of storm sewers, proposed storm sewer inlets, sanitary sewers, water lines and proposed hydrants;

(36)

Data establishing estimated traffic volume to be generated by the development, as required by this chapter's provisions governing application for and issuance of access permits to Township streets;

(37)

Location of nearest available public water and sewer lines;

(38)

If applicable, off-street parking meeting regulations in Chapter 145, Zoning;

(39)

If applicable, buffer areas and planting strips meeting regulations in Chapter 145, Zoning, or proposed adjacent to other developments;

(40)

As applicable, detail of proposed exterior lighting;

(41)

If applicable, greenspace areas required under Article VIII;

(42)

If applicable, location of proposed outside storage and/or collection receptacles and their screening (see Article VIII);

(43)

Accurate dimensions of existing public land, if applicable.

The following certificates and forms must be shown on the plan application:

Owner's Plat Certificate (Appendix A-1).[1]

Editor's Note: Appendix A is on file in the Township offices.

Engineer's or Surveyor's Certification (Appendix A-2).

Department of Planning Review Acknowledgment (Appendix A-3).

Planning Commission Review Acknowledgment (Appendix A-4).

Board of Supervisors Approval Form (Appendix A-5).

Recorder of Deeds Plan Recording Form (Appendix A-6).

The following additional information must be submitted with the final plan:

Approved sewer planning module or septic permit and, as applicable, written agreements with water and sewer authorities;

Grading plan with original and final contours;

If not previously filed, wetlands identification and delineation, with confirmation and approval of PaDEP;

Certified stormwater management plan with details and calculations, if required by Chapter 116, Stormwater Management;

If not previously submitted and access is proposed to a state highway, a highway occupancy permit for the proposed use and development issued by PennDOT;

If applicable, certification of identified floodplain/floodway areas;

If property is located along or adjacent to Lake Erie, certifications as required by PaDEP, Coastal Zone Administration;

Approved erosion and sedimentation control plan;

If the applicant did not provide such information with the preliminary application or wishes to revise information previously submitted, a statement of intent to transfer ownership and/or maintenance responsibilities for private improvements and/or common or controlled facilities upon their completion, with detail as to the nature of the entity to which such ownership or responsibilities would be assigned and those improvements or facilities intended to be transferred or assigned.

Attorney's certificate (Appendix A-7)[2] and, if the certificate notes an encumbrance against the land subject to the application, the written release of the encumbrance holder authorizing such development;

[2]

Editor's Note: Appendix A is on file in the Township offices.

Copies of all proposed restrictions, covenants, declarations and easements proposed to be recorded and/or effected;

Certification of the estimated cost of constructing all required development and stormwater improvements issued by a registered Pennsylvania professional engineer;

If applicable, a copy of all declarations and other documents by which a proposed condominium, property owners' or like association would be established, operated and funded;

A certification issued by the developer's engineer or surveyor confirming that monuments as shown on the plan have been set (Appendix A-11).[3]

[3]

Editor's Note: Appendix A is on file in the Township offices.

In addition to other regulations and conditions, approval by the Board of Supervisors of a final plan application shall be expressly conditioned upon the following, all of which shall be performed or complied with not later than the date or event set forth below:

Prior to approval by Board of Supervisors of stormwater plan.

Submission of Stormwater Maintenance Agreement;

Payment to the Millcreek Township Supervisors for the Stormwater Maintenance Fund of that sum established by the Board.

Prior to release of approved plan for recording.

Completion of required improvements or submission to the Engineering Department of financial security in approved form in an amount not less than 110% of the certified estimate of costs to ensure completion of required development and stormwater management improvements;

If elected, submission of Stormwater Facility Maintenance Agreement and payment to the Township of all sums due;

Submission to the Township Engineer of a developer's agreement and Financial Security Agreement signed by the developer;

If not previously submitted, the cash deposit required by resolution of the Board of Supervisors toward plan, inspection and administration fees;

Solicitor approval of restrictions and of any planned community or condominium documents.

§ 125-44 Final plan application requirements for land developments.

These requirements shall be in addition to those imposed upon final plan applications in this chapter (including, but not limited to Articles V and VII, §§ 125-39 and 125-40, and standards in Articles VIII, IX and X).

All information, documents and permits required of a development which were not submitted and approved with the preliminary plan application must be submitted with the final plan application.

The final plan application for a land development shall show:

Name of the development;

Name and address of the property owner(s) and developer(s);

North point, a numerical scale, a graphic scale and date.

Erie County Tax Assessment Number(s) and Township Index Number(s) for the property subject to the application;

If the application includes subdivision of a parcel, block and lot numbers in consecutive order, dimensions, minimum area and total number of proposed lots;

Acreage of the entire development and, if applicable, of the phase proposed for final plan approval;

Present zoning use classification and proposed use of the land;

Delineated wetlands areas and confirmation of review (§ 125-22);

Location of lands which are nondevelopable due to existence of wetlands, floodplains or floodways or that having slope in excess of that allowed for development;

Location and area of lands proposed to be designated and preserved as open space, as applicable;

Lot lines with accurate bearings to the nearest 1/2 minute of angle and distances to the nearest 1/100th of a foot;

Accurate dimensions of existing public land, if applicable;

Accurate dimensions of all property proposed to be dedicated or reserved for public use as streets, drainage easements, etc.;

Accurate dimensions of any property proposed to be owned in common by grantees;

Accurate dimensions of all property proposed to be reserved by the owner and/or developer;

Accurate boundary lines, with dimensions and bearings per the minimum standards set forth above, which provide a survey of the tract, closing with an error of not more than one foot per 5,000 feet;

Accurate distances and directions to the nearest established street corners and/or official monuments, with reference corners described accurately;

(18)

Drainage courses, drainage structures, watercourses, bodies of water and floodplains or floodway areas, showing area in acres draining thereto;

(19)

Pedestrian or other ways;

(20)

Existing and proposed buildings with square footage of each;

(21)

Names of owners of properties adjoining the proposed development;

(22)

Names of subdivisions or developments adjoining the lands in the subdivision application;

(23)

Location of adjoining property lines;

(24)

Accurate locations of all existing public and/or private streets intersecting the boundaries of the tract subject to the application;

(25)

Location of all existing and proposed monuments and lot markers;

(26)

Location of existing primary and secondary conservation areas.

(27)

Location of lands subject to existing easements, rights-of-way or other interests, with detail as to their nature and purpose;

(28)

Location of all proposed stormwater management facilities;

(29)

Location of storm sewers, proposed storm sewer inlets, sanitary sewers, water lines and proposed hydrants;

(30)

Building lines and yard setbacks as established in Chapter 145, Zoning, deed or covenant, whichever is the greater;

(31)

With respect to streets proposed within the development:

Street lines with accurate dimensions in feet and hundredths of feet, with bearings of street lines to the nearest 1/2 minute;

Proposed street names;

Right-of-way width and turn radii;

Location of extension to adjacent lands;

Location of intersection with existing streets or highways;

(f)

Complete curve data for all curves proposed, including radius, delta angle, tangent, arc and chord;

(g)

Sight distances (not required for Township streets if trip generation will be less than 25 vehicles per day);

(h)

Whether streets within the development are proposed to be public or private.

(32)

Data establishing estimated traffic volume to be generated by the development, as required by this chapter's provisions governing application for and issuance of access permits to Township streets;

(33)

Location of nearest available public water and sewer lines;

(34)

If applicable, off-street parking required by Chapter 145, Zoning;

(35)

If applicable, buffer areas and planting strips meeting regulations in Chapter 145, Zoning, or proposed adjacent to other developments;

(36)

As applicable, detail of proposed exterior lighting;

(37)

If applicable, greenspace areas required under Article VIII;

(38)

If applicable, location of proposed outside storage and/or collection receptacles and their screening (see Article VIII).

The following certificates and forms must be shown on the plan application:

Owner's Plat Certificate (Appendix A-1).[1]

Editor's Note: Appendix A is on file in the Township offices.

Engineer's or Surveyor's Certification (Appendix A-2).

Department of Planning Review Acknowledgment (Appendix A-3).

Planning Commission Review Acknowledgment (Appendix A-4).

Board of Supervisors Approval Form (Appendix A-5).

Recorder of Deeds Plan Recording Form (Appendix A-6).

The following additional information must be submitted with the final plan:

If the applicant is not the record owner of the property, the written consent of all record owners to the application, on a form acceptable to Millcreek Township;

Approved sewer planning module or septic permit and, as applicable, written agreements with water and sewer authorities;

Grading plan with original and final contours;

If not previously submitted, wetlands identification and delineation;

Certified stormwater management plan with details and calculations, if required by Chapter 116, Stormwater Management;

If not previously submitted and access is proposed to a state highway, a highway occupancy permit for the proposed use and development issued by PennDOT;

If applicable, certification of identified floodplain/floodway areas;

If property is located along or adjacent to Lake Erie, certifications as required by PaDEP, Coastal Zone Administration;

Approved erosion and sedimentation control plan;

For all land developments involving 5,000 square feet or more of building area, an environmental impact assessment (see § 125-6), unless previously submitted with a preliminary application.

Copies of all restrictions, covenants, declarations and easements proposed to be recorded and/or effected;

[2]

Editor's Note: Appendix A is on file in the Township offices.

Certification of the estimated cost of constructing all required development and stormwater improvements issued by a registered Pennsylvania professional engineer;

If applicable, a copy of all declarations and other documents by which a proposed condominium, homeowners' or like association would be established, operated and funded;

A certification issued by the developer's engineer or surveyor confirming that monuments as shown on the plan have been set (Appendix A-11) or, in lieu thereof, a cash deposit must be tendered as fixed by the Engineer to ensure their being set.

Prior to approval by Board of Supervisors of stormwater plan.

Submission of stormwater maintenance agreement;

Payment to the Millcreek Township Supervisors for the Stormwater Maintenance Fund of that sum established by the Board of Supervisors, if applicable.

Prior to release of approved plan for recording.

Completion of required improvements or submission to the Engineering Department of financial security in approved form in an amount not less than the engineer's certified estimate of costs to ensure completion of required development and stormwater management improvements;

If elected, submission of Stormwater Facility Maintenance Agreement and payment to the Township of all sums due;

Submission to the Township Engineer of a developer's agreement and Financial Security Agreement signed by the developer;

If not previously submitted, the cash deposit required by resolution of the Board of Supervisors toward plan, inspection and administration fees.

§ 125-45 Final plan application requirements for minor subdivisions.

These requirements shall be in addition to those imposed upon final plan applications in this chapter (including, but not limited to Articles V, VI and VIII through XI).

All information, documents and permits required of a development which were not submitted and approved with the preliminary plan application must be submitted with the final plan application.

The final plan application shall show:

Name of the subdivision;

Name and address of the property owner(s) and developer(s);

North point, a numerical scale, a graphic scale and date.

Erie County Tax Assessment Number(s) and Township Index Number(s) for the property subject to the application;

Block and lot numbers in consecutive order, dimensions, minimum area and total number of proposed lots;

Acreage of the entire development and, if applicable, of the phase proposed for final plan approval;

Present zoning use classification and proposed use of the land;

Delineated wetlands areas, with confirmation of review and approval by PaDEP (see § 125-22);

Location of lands which are nondevelopable due to existence of wetlands, floodplains or floodways or that having slope in excess of that allowed for development;

Location and area of lands proposed to be designated and preserved as open space, as applicable;

Location and area of recreation areas proposed to be developed for the benefit of residents of the subdivision;

Proposed density of development, expressed in relation to area of developable lands;

Accurate dimensions of existing public land;

Lot lines with accurate bearings to the nearest 1/2 minute of angle and distances to the nearest 1/100th of a foot;

Accurate dimensions of all property proposed to be dedicated or reserved for public use as streets, open space, recreation areas, drainage easements, etc.;

Accurate dimensions of all property to be reserved or conveyed for private use of residents of the subdivision and the proposed use;

Accurate dimensions of all property proposed to be reserved by the owner and/or developer;

(18)

Accurate boundary lines, with dimensions and bearings per the minimum standards set forth above, which provide a survey of the tract, closing with an error of not more than one foot per 5,000 feet;

(19)

Accurate distances and directions to the nearest established street corners and/or official monuments, with reference corners described accurately;

(20)

Drainage courses, drainage structures, watercourses, bodies of water and floodplains or floodway areas, showing area in acres draining thereto;

(21)

Location of existing primary and secondary conservation areas;

(22)

Pedestrian or other ways, paths and/or trails;

(23)

Existing and proposed buildings with square footage of each;

(24)

Names of owners of properties adjoining the proposed development;

(25)

Names of subdivisions or developments adjoining the lands in the subdivision application;

(26)

Location of adjoining property lines;

(27)

Accurate locations of all existing public and/or private streets intersecting the boundaries of the tract subject to the application;

(28)

Location of all existing and proposed monuments and lot markers;

(29)

Location of lands subject to existing easements, rights-of-way or other interests, with detail as to their nature and purpose;

(30)

Building line(s);

(31)

(32)

Location of storm sewers, proposed storm sewer inlets, sanitary sewers, water lines and proposed hydrants, if any;

(33)

Data establishing estimated traffic volume to be generated by the development, as required by this chapter's provisions governing application for and issuance of access permits to Township streets;

(34)

Location of nearest available public water and sewer lines;

(35)

If applicable, off-street parking, buffer areas and planting strips meeting regulations in Chapter 145, Zoning, or proposed.

The following certificates and forms must be shown on the plan application:

Owner's Plat Certificate (Appendix A-1).[1]

Editor's Note: Appendix A is on file in the Township offices.

Engineer's or Surveyor's Certification (Appendix A-2).

Department of Planning Review Acknowledgment (Appendix A-3).

Planning Commission Review Acknowledgment (Appendix A-4).

Board of Supervisors Approval Form (Appendix A-5).

Recorder of Deeds Plan Recording Form (Appendix A-6).

The following additional information must be submitted with the final plan:

If applicant is not the record owner, the written consent of all record owners to the application, on a form acceptable to the Township;

Approved sewer planning module or septic permit and, as applicable, written agreements with water and sewer authorities;

Grading plan with original and final contours;

If not previously submitted, wetlands identification and delineation;

If not previously submitted and access is proposed from the development to a state highway, a highway occupancy permit for the proposed use and development issued by PennDOT;

If applicable, certification of identified floodplain/floodway areas;

If property is located along or adjacent to Lake Erie, certifications as required by PaDEP, Coastal Zone Administration;

Approved erosion and sedimentation control plan;

[2]

Editor's Note: Appendix A is on file in the Township offices.

Copies of all restrictions, covenants, declarations and easements proposed to be recorded and/or effected;

Certification of the estimated cost of constructing all required improvements issued by a registered Pennsylvania professional engineer;

If applicable, a copy of all declarations and other documents by which a proposed condominium, homeowners' or like association would be established, operated and funded;

In addition to other regulations and conditions, approval by the Board of Supervisors of a final plan application shall be expressly conditioned upon the following, all of which shall be performed or submitted not later than the date on which the approved final plan is released for recording:

Submission to the Township Engineer of security in approved form in an amount not less than the engineer's certified estimate of costs to ensure completion of required improvements;

Submission to the Township Engineer of a developer's agreement and a Financial Security Agreement signed by the developer;