After the effective date of this chapter, no person, firm, or
corporation proposing to make or having made a subdivision or land
development, within the area of jurisdiction of this chapter, shall
proceed with any development such as grading of roads or alleys or
any other action before obtaining approval of the proposed subdivision
or land development by the Blair Township Board of Supervisors. The
provisions and requirements of this chapter shall apply to and control
all land subdivision and development which has not been recorded in
the Office of the Recorder of Deeds in and for Blair County, Commonwealth
of Pennsylvania, prior to the effective date of this chapter.
A.
Discussion of requirements. Before preparing a sketch plan or preliminary
plan for a subdivision or land development, the applicant should discuss
with the Township the procedure for adoption of a subdivision or land
development plan and the requirements as to the general layout of
streets and for the reservation of land, street improvements, drainage,
sewerage, fire protection, and similar matters as well as the availability
of existing services. The Township shall also advise the applicant,
where appropriate, to discuss the proposed subdivision or land development
with those officials (such as the Soil Conservationist, Township Engineer,
and Sewage Enforcement Officer) who must eventually approve these
aspects of the subdivision or land development plan coming within
their jurisdiction.
B.
Conformity with master plan. The layout of the proposed subdivision
or land development shall be in conformity with the Comprehensive
Plan for Blair County, and any local level plan which may exist within
the area of the proposed subdivision.
C.
Site considerations. No land shall be subdivided or developed:
(1)
Unless access to the land over adequate streets or roads exist, or
will be provided by the applicant; or
(2)
If such land is considered by Blair Township as unsuitable for residential
use by reason of floodplain and floodway location or improper drainage,
unacceptable underlying geologic structure, insufficient depth of
the seasonal water table, unsuitable soil conditions, wetlands, unfavorable
topographic features, or the presence of any other features harmful
to the health and safety of possible residents and the community as
a whole.
Prior to the official submission of the preliminary plan, a
subdivision or land development sketch plan shall be submitted by
the applicant or property owner to facilitate an informal discussion
with the Township officials concerning the proposed subdivision or
land development. This informal discussion may be extremely valuable
in guiding the applicant on the proper course in the development of
a subdivision or land development thereby reducing the possibility
for any costly mistakes. Submission of the sketch plan will not constitute
formal filing of the plan with the Township. The sketch plan need
not be drawn to scale or contain precise dimensions. The following
items are suggested for inclusion in the sketch plan presentation:
A.
Proof of ownership;
B.
Name of owner;
C.
General location within the Township;
D.
Proposed name of subdivision or land development;
E.
Tract boundary, including all land which the applicant intends to
subdivide;
F.
General topographical and physical features along with watercourses,
streams, ponds, floodplains, and wetlands;
G.
Names of surrounding property owners;
H.
North point, approximate scale and date of original drawing;
I.
Streets on and adjacent to the tract;
J.
Proposed general street layout;
K.
Proposed general lot layout or development;
L.
Proposed use of the lots or development;
M.
Any other information which would be helpful in the preliminary discussion
of what the applicant intends to do; and
N.
Statement of general availability of utilities (water and sewer,
etc.).
The final minor subdivision plan shall be accurately drawn to
a scale of one inch equals 50 feet or larger (i.e., one inch equals
20 feet, 30 feet, etc.). The final minor subdivision plan shall be
submitted on the following sheet size: 24 inches by 36 inches. The
sheets comprising a submission shall be on one common size and shall
contain the information noted in this section.
Required information. The preliminary plan shall contain the
following information:
A.
Notes and data.
(1)
Name of proposed subdivision or land development with identification
as a final plan and the name of the municipality in which it is located.
(2)
Name, address of record owner of the tract along with deed book and
page numbers of the deed conveying the property to the owner.
(3)
Name(s) and address of developer, applicant or authorized agent,
if different from owner.
(4)
Name, address, and seal of registered professional engineer, surveyor,
or landscape architect responsible for the plan.
(5)
Tax parcel number(s) of subject tracts.
(6)
Type of sewage disposal and water supply to be utilized. If on-lot
groundwater is proposed to be used, a hydrogeological analysis including
data on the source and supply may be required to be submitted.
(7)
Total acreage of the subject tracts, and total number of proposed
lots or units (if applicable), total gross square footage of proposed
buildings (if applicable).
(8)
North point, graphic scale, date of original plan along with date
and description of revisions to the plan.
(9)
Proposed use of property.
(10)
Legend describing symbols used on plan.
(11)
Location map showing the proposed subdivision or land development
in relation to municipal boundaries, public roads, streams, and adjoining
areas.
(12)
Signed, notarized statement by the owner certifying ownership
of the property, acknowledging their intention to develop the property
as depicted on the plans, and authorizing recording of said plan.
(13)
A place for the signatures of the Chairman and Secretary of
the Township Board of Supervisors on each plan sheet and space to
fill in date of approval.
(14)
A place for the signatures of the authorized persons of the
Township Planning Commission along with space to fill in date of signatures.
(15)
Boundary lines of each lot completely dimensioned in feet and
hundredths of feet and bearing with degrees, minutes and seconds,
with an error of closure of not more than one foot in 2,000. All curves
shall show radii, lengths of arcs, tangents, and chord bearings with
distances.
(16)
The location and material of all permanent monuments and lot
markers.
(17)
Lot numbers, area and setback lines on each lot.
(18)
All proposed easements with dimensional information and purpose.
(19)
Space on lower edge of final plan for acknowledgment of receipt
and recording of plan by the Blair County Recorder of Deeds office.
(20)
The following information regarding proposed improvements:
(a)
If on-lot sewage is to be utilized, show soil types, location
of soil probes and perc tests, suitable primary and replacement absorption
bed areas on each lot with provisions for their protection and reservation,
and a summary of the general suitability of each test area. The following
statement shall be placed on the plan: "This is not a guarantee that
a sewage permit will or will not be issued for any lot or parcel.
The Municipal Sewage Enforcement Officer (SEO) must be contacted to
conduct any further tests, as necessary, to determine if a permit
may be issued."
(b)
If applicable, proposed buildings with finished ground floor
elevations, ground floor area, gross floor area and height listed.
(c)
Proposed driveways, with dimensional information showing access
to a public street.
(d)
Profile and detail of typical driveway. Driveway locations and
crosspipe sizes must be provided for each lot. At a minimum provide
a note on the plan that a driveway permit will be required from Blair
Township.
(e)
Proposed easements, including location, width, purpose, and
information related to maintenance arrangements.
B.
Topographic mapping of the subject tract showing the following information:
(1)
Exterior boundary line of tract.
(2)
Topographic mapping using a USGS 7.5 minute mapping or better.
(3)
The name and deed references of all owners of immediately adjacent
land.
(4)
Existing streets on and adjacent to the tract; name, location of
right-of-way, right-of-way widths, cartway widths, shoulder width,
type of surfacing, and driveway cuts.
(5)
Existing easements, including location, width, and purpose.
(6)
Existing utilities on and adjacent to the tract, including location,
type, size and invert elevation of sanitary and storm sewers, location
and size of water mains and valves, fire hydrants, streetlights, gas
lines, oil and similar transmission lines, and power lines with utility
poles, transformers, and related appurtenances. If any of the foregoing
are not available at the site, indicate the distance to the nearest
available utility and furnish a statement of availability.
(7)
Watercourses, floodplains, wetlands, geologic features, tree masses,
and other significant natural features.
(8)
Existing and man-made features, including structures, railroads,
bridges, and driveways.
(9)
Buffer areas required as a part of this chapter or other relevant
ordinance.
C.
Supporting documentation. If relevant to the proposed subdivision
or land development, the following documentation shall be required
and submitted prior to final plan approval:
(1)
Documents pertaining to homeowners' associations, condominium declarations,
and/or restrictive/protective covenants.
(2)
A water and sewerage feasibility report prepared by a registered
professional engineer.
(3)
A developer's agreement, outlining the terms and conditions
of the Township subdivision and land development plan approval, and
defining delayed construction performance and maintenance bonding
requirements. Preparation of this agreement will be in a form acceptable
by the Township Solicitor.
The preliminary plan shall be accurately drawn to a scale of
one inch equals 50 feet or larger (i.e., one inch equals 20 feet,
30 feet, etc.). The preliminary plan shall be submitted on the following
sheet size: 24 inches by 36 inches. The sheets comprising a submission
shall be on one common size and shall contain the information noted
in this section:
Required information. The preliminary plan shall contain the
following information:
A.
Notes and data.
(1)
Name of proposed subdivision or land development with identification
as a preliminary plan and the name of the municipality in which it
is located.
(2)
Name, address of record owner of the tract along with deed book and
page numbers of the deed conveying the property to the owner.
(3)
Name(s) and address of developer, applicant or authorized agent,
if different from owner.
(4)
Name, address, and seal of registered professional engineer, surveyor,
or landscape architect responsible for the plan.
(5)
Tax parcel number(s) of subject tracts.
(6)
Type of sewage disposal and water supply to be utilized. If on-lot
groundwater is proposed to be used, a hydrogeological analysis including
data on the source and supply may be required to be submitted.
(7)
Total acreage of the subject tracts, and total number of proposed
lots or units (if applicable), total gross square footage of proposed
buildings (if applicable).
(8)
North point, graphic scale, date of original plan, along with date
and description of revisions to the plan.
(9)
Base of benchmark for elevations on the plan.
(10)
Proposed use of property.
(11)
Number of required parking spaces (if applicable).
(13)
Legend describing symbols used on plan.
(14)
Location map showing the proposed subdivision or land development
in relation to municipal boundaries, public roads, streams, and adjoining
areas.
(15)
Signed, notarized statement by the owner certifying ownership
of the property, acknowledging their intention to develop the property
as depicted on the plans, and authorizing recording of said plan.
(16)
Signed statement by owner listing land or facilities to be offered
for dedication to the municipality and acknowledging that the owner
will be responsible for maintenance of lands or facilities until they
are completed and accepted by the municipality.
(17)
A place for the signatures of the Chairman and Secretary of
the Township Board of Supervisors on each plan sheet and space to
fill in date of approval.
(18)
A place for the signatures of the authorized persons of the
Township Planning Commission along with space to fill in date of signatures.
(19)
A place for the signatures of the authorized persons of the
applicable municipal authority along with space to fill in date of
signatures.
B.
Topographic mapping of the subject tract showing the following information:
(1)
Exterior boundary line of tract.
(2)
Ground elevations indicated by contours at intervals of two feet
for land with an average natural slope of 10% or less and at five-foot
intervals for land with an average natural slope greater than 10%,
and the location of benchmark and datum used.
(3)
The name and deed references of all owners of immediately adjacent
land.
(4)
Existing streets on and adjacent to the tract; name, location of
right-of-way, right-of-way widths, cartway widths, shoulder width,
type of surfacing, elevation of surfacing, driveway cuts, and approximate
grades.
(5)
Existing easements, including location, width, and purpose.
(6)
Existing utilities on and adjacent to the tract, including location,
type, size and invert elevation of sanitary and storm sewers, location
and size of water mains and valves, fire hydrants, streetlights, gas
lines, oil and similar transmission lines, and power lines with utility
poles, transformers, and related appurtenances. If any of the foregoing
are not available at the site, indicate the distance to the nearest
available utility and furnish a statement of availability.
(7)
Watercourses, floodplains, wetlands, geologic features, tree masses,
and other significant natural features.
(8)
Existing and man-made features, including structures, railroads,
bridges, and driveways.
(9)
Buffer areas required as a part of this chapter or other relevant
ordinance.
C.
If a preliminary plan is proposed to proceed to a final plan with
the posting of financial security, the following shall be shown on
the plans:
(1)
A statement that approval of the preliminary plans does not authorize
construction of facilities or the sales of lots depicted on plans.
(2)
Location of proposed streets, including rights-of-way, right-of-way
widths, cartway widths, shoulder widths, approximate grades, and the
type and elevation of surfaces, ditches, etc. Roadway profile drawings
and details are recommended to be submitted.
(3)
Schematic design of proposed sanitary sewage system (if applicable),
showing approximate location of manholes, pump stations, treatment
facilities, force mains, sizes of mains and any other information
as required by the applicable municipal authority. Sanitary sewer
profile drawings and details are recommended (but not required) to
be submitted. If the subdivision of land development is to be served
by a water and sewer authority or agency, verification of the capacity
to serve the proposed subdivision or land development must accompany
the submission. If on-site sewage disposal is to be utilized, show
soil types, location of soil probes and percolation test sites, a
listing of the test areas, with a summary of the general suitability
of each test area.
(4)
Schematic design of proposed water distribution system (if applicable)
showing approximate location of fire hydrants, pumping facilities,
treatment facilities, storage tanks, sizes of mains and any other
information as required by the applicable municipal authority. Water
main profile drawings and details are recommended (but not required)
to be submitted. If the subdivision or land development is to be served
by a water authority or agency, verification of the capacity to serve
the proposed subdivision or land development must accompany the submission.
In cases where an on-lot water supply is to be utilized, the location
of areas for proposed well sites shall be identified.
(5)
Schematic design of proposed gas, electric, telephone and television
cable systems. Gas main sizes should be shown on the plans.
(6)
Schematic design of proposed stormwater management system, including
inlets, culverts, swales, channels, and detention facilities. Storm
sewer culvert and swale profile drawings along with any applicable
details are recommended (but not required) to be submitted.
(7)
Proposed lot lines, lot numbers, area of each lot, and proposed minimum
front, side, and rear building setback lines.
(8)
Areas to be reserved for parks, playgrounds, schools, shopping, churches,
industries, multifamily dwellings, or other public uses with statement
of who will eventually assume ownership of such areas.
(9)
If applicable, proposed buildings with ground floor area, gross square
footage and height of each building, vehicular and pedestrian circulation
systems, outdoor storage facilities, including bulk trash containers
and material storage.
(10)
Proposed parking areas with handicap stalls, loading areas,
driveways and driveway location at the street line accessing a proposed
street for each lot, buffer and other landscape areas, and fire lanes.
(11)
Phasing of project and tentative time table with proposed sequence
of the project (if applicable).
(12)
Proposed easements, including location, width, purpose, and
information related to maintenance arrangements.
D.
If a preliminary plan is proposed to proceed to construction, with
a final plan submitted for approval after completion of required improvements,
the following shall be shown on the plans:
E.
Supporting documentation. If relevant to the proposed subdivision
or land development, the following documentation shall be required
and submitted prior to approval:
The final plan shall be accurately drawn to a scale of one inch
equals 50 feet or larger (i.e., one inch equals 20 feet, 30 feet,
etc.). The final plan shall be submitted on the following sheet size:
24 inches by 36 inches. Plans intended for recording purposes should
be no larger than 17 inches by 22 inches. The sheets comprising a
submission shall contain the information noted in this section.
Required information. The final plan shall contain the following
information:
A.
Notes and data.
(2)
Boundary lines of each lot or area to be dedicated or reserved for
public or community use, completely dimensioned in feet and hundredths
of feet and bearing with degrees, minutes and seconds, with an error
of closure of not more than one foot in 2,000. All curves shall show
radii, lengths of arcs, tangents, and chord bearings with distances.
(3)
The location and material of all permanent monuments and lot markers.
(4)
Lot numbers, area and setback lines on each lot.
(5)
All proposed easements with dimensional information and purpose.
(6)
Space on lower edge of final plan for acknowledgment of receipt and
recording of plan by the Blair County Recorder of Deeds office.
(7)
The following information regarding proposed improvements:
(a)
Design of proposed streets, including a plan showing geometry
and proposed contours, typical cross section and profiles. Details
of swales, ditches, driveway pipe sizes and materials, curbing, inlets
or other facilities involved in street construction. Profile drawings
must also be submitted for all swales and drainage culverts.
(b)
Design of stormwater conveyance and detention facilities, including plan showing location of facilities, profiles, details, calculations and specifications in accordance with the Watershed Stormwater Management Plan of the Beaverdam Branch of the Juniata River, this chapter or Chapter 338, Stormwater Management.
(c)
Design of sewage collection and treatment facilities (if applicable),
including plan showing location of facilities, profiles, details,
calculations, specifications, a certified cost estimate and other
information required by the entity that will assume responsibility
for the system upon completion.
(d)
If on-lot sewage is to be utilized, show soil types, location
of soil probes and perc tests, suitable primary and replacement absorption
bed areas on each lot with provisions for their protection and reservation,
and a summary of the general suitability of each test area. The following
statement shall be placed on the plan: "This is not a guarantee that
a sewage permit will or will not be issued for any lot or parcel.
The Municipal Sewage Enforcement Officer (SEO) must be contacted to
conduct any further tests, as necessary, to determine if a permit
may be issued."
(e)
Design of water supply facilities (if applicable) including
a plan showing location of facilities, profiles, details, calculations,
specifications, a certified cost estimate and other information required
by the entity that will assume responsibility for the system upon
completion.
(f)
Design of gas, electric, telephone and television cable systems,
including a plan showing location of facilities, details and other
information required by the entity that will assume responsibility
of the system upon completion.
(g)
If applicable, proposed buildings with finished ground floor
elevations, ground floor area, gross floor area and height listed.
(h)
If applicable, proposed pedestrian circulation systems, including
details of construction.
(i)
If applicable, outdoor storage facilities, including bulk trash
containers and material storage.
(j)
Proposed parking area showing parking stalls, handicap stalls,
signage, loading areas, fire lanes and driveways, with dimensional
information, and details of pavement construction.
(k)
If applicable, outdoor lighting showing type of fixtures and
mountings.
(m)
Grading plans with proposed contours.
(n)
Location and details of soil erosion and sedimentation controls.
(o)
Profile and detail of typical driveway. Driveway locations and
crosspipe sizes must be provided for each lot.
B.
Supporting documentation. If relevant to the proposed subdivision
or land development, the following documentation shall be required
and submitted prior to final plan approval:
(1)
Documents pertaining to homeowner associations, condominium declarations,
and/or restrictive covenants.
(2)
Approval by the United States Postal Service and emergency dispatching
agencies (911) of street names.
(3)
A developer's agreement outlining the terms and conditions of
the Township subdivision and land development plan approval (preliminary
and final), and defining delayed construction performance and maintenance
bonding requirements. Preparation of this agreement will be in a form
acceptable by the Township Solicitor.
A disapproved plan may be resubmitted, with the revisions addressing
the municipality's concerns, to the municipality in accordance
with this article. The applicable review fee must accompany a resubmission
of a disapproved plan.
The municipality's approval of a plan authorizes the regulated
activities contained in the plan for a maximum term of validity of
five years following the date of approval. Construction must begin
within one year of the approval date and be completed within five
years. The municipality may specify a term of validity shorter than
five years in the approval for any specific plan. Terms of validity
shall commence on the date the municipality signs the approval for
an plan. If an approved plan is not completed within the term of validity,
then the municipality may consider the plan disapproved and may revoke
any and all permits. Plans that are considered disapproved by the
municipality shall be resubmitted in accordance with this chapter.
A.
The developer shall be responsible for providing as-built plans of
all facilities proposed to be dedicated to the Township as shown on
the approved plan. The as-built plans and an explanation of any discrepancies
with the construction plans shall be submitted to the municipality.
B.
The as-built submission shall include a certification of completion
signed by a qualified professional verifying that all improvements
to be dedicated have been constructed according to the approved plans
and specifications. If any licensed qualified professionals contributed
to the construction plans, then a licensed qualified professional
must sign the completion certificate.
C.
The final approved as-built submission must be recorded at the Blair
County courthouse at the cost of the developer.
A.
At the full discretion of the Township, the Township Engineer or
a designated representative of the Township shall inspect the construction
of the development.
B.
A construction site meeting will be held prior to the start of any
site activity with the Township Engineer or designee and the contractor
present to determine critical phases of development for inspection
activities.
C.
The permittee shall notify the Township Engineer at least 72 hours
in advance of the completion of key phases of construction activity,
to be determined at the first construction site meeting by the Township
Engineer.
D.
No work shall commence on any subsequent phase until the preceding
phase has been inspected and approved. If there are deficiencies in
any phase, the Township Engineer shall issue a written description
of the required corrections and stipulate the time by which they must
be made.
E.
If during construction, the contractor or permittee identifies any
site condition, such as subsurface soil conditions, which could affect
the feasibility of the approved plan, he/she shall notify the Township
Engineer within 24 hours of the discovery of such condition and request
a field inspection. The Township Engineer shall determine if the condition
requires a plan modification.
F.
In cases where improvements to be dedicated to the Township are to
be installed in areas of landslide-prone soils or other special site
conditions exist, the Township, at its sole discretion, may require
special precautions such as soil tests and core borings, full-time
inspection and/or similar measures. All costs of any such measures
shall be borne by the developer.
