When a sketch plan is submitted to the Township, the scale and
sheet size shall conform to the requirements for preliminary plans.
The sketch plan shall contain at least the following data, legibly
drawn to scale, but not necessarily showing precise dimensions:
A.
Tract boundaries, accurately labeled.
B.
Total acreage of the tract.
C.
North arrow.
D.
Written and graphic scales.
E.
Significant topographical, natural and physical features.
F.
Topographic slope analysis.
G.
Proposed general street and lot layout, or land development plan.
H.
Conceptual grading plan.
I.
The method of sewage disposal and water supply.
A preliminary plan application will not be considered complete unless all provisions specified under § 172-12 have been completed. In addition, the preliminary plan shall be prepared in accordance with the standards and requirements specified within this section, and all required supplemental data is submitted at the same time.
A.
Drafting standards. Preliminary plans shall be prepared as follows:
(1)
The preliminary plan shall be clearly and legibly drawn to a scale
of one inch equals 50 feet, except that, if the average size of the
proposed lots in the subdivision is five acres or larger, the plan
may be drawn to a scale of one inch equals 100 feet.
(2)
The original drawing, and all submitted prints thereof, shall be
made on sheets no smaller than 24 inches by 36 inches and no larger
than 36 inches by 48 inches.
(3)
If the preliminary plan is divided in sections and requires more
than one sheet, a key diagram showing relative location of the several
sections shall be drawn on each sheet.
(4)
Where the preliminary plan shows the proposed subdivision of only
a part of the subdivider's total property, a sketch shall be required
showing the prospective street system in the remainder of the property
so that the street system in the submitted portion may be considered
in relation to connections with the unsubmitted portion. To prevent
undue hardship in the case of extremely large properties, the Planning
Commission may, based on existing natural or man-made features, limit
the area for which a prospective street system shall be sketched.
B.
General information. The following general information shall be required
on all preliminary plans:
(1)
Name or identifying title of the proposed subdivision or land development.
(2)
North point, graphic scale, written scale, and date, including the
month, day and year that the original drawing was completed, and the
month, day and year that the original drawing was revised, for each
revision.
(3)
A key map, for the purpose of locating the property being subdivided,
drawn at a scale of one inch equals 800 feet and showing the relation
of the property, differentiated by tone or pattern, to adjoining property
and to all streets, roads, municipal boundaries, and recorded subdivision
plans existing within 1,000 feet of any part of the property. In addition,
the name and approximate distance to the closest recognized city,
town or village, or the approximate distance to the nearest existing
street, shall be shown, and a title, scale and North point shall be
indicated.
(4)
Name and address of record owner, equitable owner and subdivider.
(5)
Name and address of the registered engineer, surveyor, architect
or planner responsible for the plan.
(6)
Names of all adjoining record owners, with the deed book volume and
page number.
(7)
Names of all adjoining subdivisions, if any, with the plan book and
page numbers, where recorded.
(8)
Total tract boundaries of the property being subdivided or developed,
showing bearings and distances.
(9)
A statement of total acreage of the property and the area being subdivided
or developed.
(10)
Zoning data, including all of the following which are applicable:
(a)
Existing zoning district designations, requirements, use and
bulk regulations, and any zoning district boundary lines traversing
the proposed subdivision.
(b)
Any changes in the existing zoning including any variances,
conditional uses, or special exceptions that have been granted. Applicant
should submit copies of documentation of any granted zoning changes.
(c)
Any changes in the existing zoning proposed to be requested
by the subdivider. It is noted that any requested zoning changes will
need to be secured prior to any action to approve the preliminary
plan by the Township.
C.
Existing features. The following existing features shall be depicted
on the preliminary plan:
(1)
Contour lines determined by acceptable surveying practices at vertical
intervals of at least two feet.
(2)
Location and elevation of the datum to which contour elevations refer;
where reasonably practicable, datum used shall be a known, established
bench mark.
(3)
All existing streets, including streets of record (recorded but not
constructed), on or abutting the tract, including names, right-of-way
widths, cartway (pavement) widths, and approximate road grades.
(4)
All existing buildings or other structures located within the proposed
development.
(5)
All existing man-made features within the proposed development and
within 50 feet of the proposed development. This may include, but
is not limited to, sanitary sewer facilities, on-lot sewage facilities,
water supply facilities, wells, fire hydrants, utility transmission
lines, stormwater management facilities, culverts, bridges and railroad
lines. Where applicable, the size, type, material and invert elevations
shall also be identified on the plan.
(6)
All existing natural features within the proposed development and
within 50 feet of the proposed development. This may include, but
is not limited to, watercourses, floodplain areas, natural drainage
patterns, soil types and descriptions, delineated wetlands, hydric
soils, high water table soils, tree masses, steep slopes, sinkholes
and rock outcrops.
(7)
The location, size and ownership of all existing utilities and utility
rights-of-way within the proposed development. A statement of any
conditions governing their ownership and use shall be included on
the plan.
(8)
The location, dimensions and ownership of all access rights-of-way
or easements within the proposed development. A statement of any conditions
governing their ownership and use shall be included on the plan.
(9)
When a preliminary plan contains more than one sheet, a plan index
should be included on the title sheet.
D.
Proposed layout. The following design information shall be identified
on the preliminary plan:
(1)
Location, dimensions and functional classification of all proposed
streets and rights-of-way, with a statement of any conditions governing
their ownership and use.
(2)
Suggested street names.
(3)
Location and dimensions of all proposed easements and rights-of-way,
with a statement of any conditions governing their ownership and use.
(4)
Location, layout, dimensions and areas of all existing and proposed
lots within the development.
(5)
The minimum building setback lines for each lot within the development.
This shall include the front, side, rear and reverse setbacks.
(6)
A statement of the intended use of all lots within the development.
(7)
Lot numbers and a statement of the total number of lots being developed.
Any residue property shall be included as a separate lot.
(8)
The location and elevation of all existing and proposed street monuments.
(9)
The location of all existing and proposed property markers.
(10)
Location of proposed sanitary sewage facilities, with notes
on the plan of any conditions governing the ownership, operation and
maintenance of the proposed facilities and their relationship to existing
facilities.
(11)
Location of proposed water supply facilities, with notes on
the plan of any conditions governing the ownership, operation and
maintenance of the proposed facilities and their relationship to existing
facilities.
(12)
Location and arrangement of proposed stormwater management facilities,
with notes on the plan of any conditions governing the ownership,
operation and maintenance of the proposed facilities and their relationship
to existing facilities.
(13)
Parks, playgrounds and other areas dedicated or reserved for
public use, with notes on the plan of any conditions governing their
ownership, operation, maintenance and use.
(14)
Where on-lot sewage disposal is proposed, the location of the
probe and percolations test sites (for both primary and replacement
absorption area sites) shall be shown on the plan. The results of
such tests shall be submitted to the Township for review as part of
the sewage facilities planning module review process. Approval of
the planning module by the Pennsylvania Department of Environmental
Protection (PADEP) will be required prior to approval of the preliminary
plan.
E.
Supporting information. The preliminary plan shall be accompanied
by the following supplementary data:
(1)
Typical street cross-section drawing(s) for all proposed streets.
(2)
Tentative profiles along the center line of each proposed street
shown on the preliminary plan. Such profiles shall show at least the
following information, properly labeled:
(a)
Existing (natural) and proposed finished grades along the center
line and at the right-of-way line for both sides of each proposed
street.
(b)
The length of all vertical curves.
(c)
Existing and proposed storm sewer mains, manholes, inlets and
culverts.
(d)
Existing and proposed sanitary sewer mains and manholes.
(e)
All profiles shall show pipe crossings, storm sewers, sanitary
sewers, water mains, and any other underground utility crossings.
(f)
Profiles shall extend to points of connection with existing
lines.
(g)
Proposed water distribution system and all appurtenances (if
applicable).
(3)
The profile sheets shall be drawn at one of the following sets of
scales:
(a)
One inch equals 10 feet horizontal, and one inch equals one-foot
vertical.
(b)
One inch equals 20 feet horizontal, and one inch equals two
feet vertical.
(c)
One inch equals 40 feet horizontal, and one inch equals four
feet vertical.
(d)
One inch equals 50 feet horizontal, and one inch equals five
feet vertical.
(5)
Preliminary designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of this chapter,
the Pennsylvania Department of Environmental Protection and/or the
Pennsylvania Department of Transportation.
(6)
The Pennsylvania Department of Transportation shall review all plans
when access is proposed onto a state road or when encroachment is
proposed within a state right-of-way. All applicable permits shall
be approved by the Pennsylvania Department of Transportation prior
to preliminary plan approval. The highway occupancy permit number
shall be noted on the plan.
(7)
Six completed copies of planning modules as well as security and
maintenance agreements, as applicable, to the particular system for
subdivision or land development, as required by the Pennsylvania Department
of Environmental Protection.
(8)
A grading plan should be prepared for the tract addressing general
lot and street grading.
(10)
Where common open space areas are being proposed/required, the
submittal shall include drafts of ownership and maintenance documents
for Township review.
(11)
When required, a lighting plan shall be prepared and shall be submitted in accordance with Chapter 124 of the Code of Union Township.
(12)
When required, a noise plan/compliance documentation shall be submitted in accordance with Chapter 131 of the Code of Union Township.
(15)
In the case of a uniform planned community or condominium, a
draft declaration and by-laws shall be submitted.
[Amended 11-19-2012 by Ord. No. 2012-04]
A final plan application will, not be considered complete unless all provisions specified under § 172-13A have been completed. In addition, the final plan shall be prepared in accordance with the standards and requirements specified within this section.
A.
Drafting standards. Final plans shall be prepared as follows:
(1)
The final plan shall be clearly and legibly drawn to a scale of one
inch equals 50 feet, except that, if the average size of the proposed
lots in the subdivision is five acres or larger, the plan may be drawn
to a scale of one inch equals 100 feet.
(2)
The original drawing, and all submitted prints thereof, shall be
made on sheets no smaller than 24 inches by 36 inches and no larger
than 36 inches by 48 inches.
(3)
If the final plan requires more than one sheet, a key diagram showing
relative location of the several sections shall be drawn on each sheet.
B.
General information. The following general information shall be required
on all final plans:
(1)
Name or identifying title of the proposed subdivision or land development.
(2)
North point, graphic scale, written scale and date, including the
month, day and year that the original drawing was completed and the
month, day and year that the original drawing was revised, for each
revision.
(3)
A key map, for the purpose of locating the property being subdivided,
drawn at a scale of one inch equals 800 feet and showing the relation
of the property, differentiated by tone or pattern, to adjoining property
and to all streets, roads, municipal boundaries and recorded subdivision
plans existing within 1,000 feet of any part of the property. In addition,
the name and approximate distance to the closest recognized city,
town or village, or the approximate distance to the nearest existing
street, shall be shown and a title, scale and North point shall be
indicated.
(4)
Name and address of record owner, equitable owner and subdivider.
(5)
Name and address of the registered engineer, surveyor, architect
or planner responsible for the plan.
(6)
Names of all adjoining record owners, with the deed book volume and
page number.
(7)
Names of all adjoining subdivisions, if any, with the plan book and
page numbers where recorded.
(8)
Total tract boundaries of the property being subdivided or developed,
with accurate distances to hundredths of a foot and bearings to one-fourth
of a minute. These boundaries shall be determined by accurate survey
in the field, which shall be balanced and closed with an error of
closure not to exceed one foot in 10,000 feet. The location and elevation
of all boundary line (perimeter) monuments shall be indicated, along
with a statement of the total area of the property being subdivided.
In addition, the engineer or surveyor shall certify to the accuracy
of the survey, the drawn plan and the placement of the monuments.
(9)
A plan note of total acreage of the property and the area being subdivided
or developed.
(10)
Zoning data, including all of the following which are applicable:
(a)
Existing zoning district designations, requirements, use and
bulk regulations, and any zoning district boundary lines traversing
the proposed subdivision.
(b)
Any changes in the existing zoning including any variances,
conditional uses or special exceptions that have been granted by the
municipality.
(11)
A "certification of ownership, acknowledgment of plan and offer
of dedication" shall be provided on the plan and shall be duly acknowledged
and signed by the owner or owners of the property before an officer
authorized to take acknowledgment of deeds. A sample certification
note has been included within Appendix B of this chapter. In the case
of annexation plans, both the property owner of the land being subdivided
and the owner of the property who will be receiving the annexation
parcel will need to sign an ownership certificate.
(12)
A "certification of accuracy" shall be provided on the plan
and shall be duly acknowledged, signed and sealed by the professional
engineer, surveyor, architect or landscape architect responsible for
preparing the plan. A sample certification note has been included
within Appendix B of this chapter.
(13)
Certificates for municipal endorsement of the plan by the Township
Planning Commission and Board of Supervisors. Sample endorsement notes
have been included within Appendix B of this chapter.
(14)
A blank space measuring 3 1/2 inches by six inches shall
be left, preferably adjacent to the Township certification, in which
the endorsement stamp of the Berks County Planning Commission may
be applied.
(15)
When a final plan contains more than one sheet, a plan index
should be included on the title sheet.
(16)
A conditions completed statement shall be added to the title
sheet of the final plan under the signature block for the Board of
Supervisors. Included in the statement shall be the language "All
conditions for approval of the final plan have been completed as of
the date set forth below." The date of the completion of any conditions
on plan approval and the signature of the affirming supervisor shall
be entered on the title sheet in the space provided under the conditions
completed statement.
C.
Existing features. The following existing features shall be depicted
on the final plan:
(1)
Contour lines determined by acceptable surveying practices at vertical
intervals of at least two feet.
(2)
Location and elevation of the datum to which contour elevations refer;
where reasonably practicable, datum used shall be a known, established
bench mark.
(3)
All existing streets, including streets of record (recorded but not
constructed), on or abutting the tract, including names, right-of-way
widths, cartway (pavement) widths, and approximate road grades.
(4)
All existing buildings or other structures located within the proposed
development.
(5)
All existing man-made features within the proposed development and
within 50 feet of the proposed development. This may include, but
is not limited to, sanitary sewer facilities, on-lot sewage facilities,
water supply facilities, wells, fire hydrants, utility transmission
lines, stormwater management facilities, culverts, bridges and railroad
lines. Where applicable, the size, type, material and invert elevations
shall also be identified on the plan.
(6)
All existing natural features within the proposed development and
within 50 feet of the proposed development. This may include, but
is not limited to, watercourses, floodplain areas, natural drainage
patterns, soil types and descriptions, delineated wetlands, hydric
soils, high water table soils, tree masses, steep slopes, sinkholes
and rock outcrops.
(7)
The location, size and ownership of all existing utilities and utility
rights-of-way within the proposed development. A plan note of any
conditions governing their ownership and use shall be included on
the plan.
(8)
The precise location, dimensions and ownership of all access rights-of-way
or easements within the proposed development. A plan note of any conditions
governing their ownership and use shall be included on the plan.
D.
Proposed layout. The following design information shall be identified
on the final plan:
(1)
Location, dimensions and functional classification of all proposed
streets and rights-of-way, with a plan note of any conditions governing
their ownership and use.
(2)
Suggested street names. In accordance with new United States Postal
Service (USPS) guidelines released December 2004, proposed street
names will need to have the approval of both the municipality as well
as the USPS. The proposed street names shall be submitted by the applicant
to the USPS after approval by the municipality. Final approval of
street names will be required prior to municipal approval of the final
plan.
(3)
Location and dimensions of all proposed easements and rights-of-way,
with a plan note of any conditions governing their ownership and use.
(4)
Location, layout, dimensions and areas of all existing and proposed
lots within the development. All dimensions, arc length and curve
radii shall be shown and defined to the nearest one-hundredths of
a foot. Bearings or deflection angles at changes in direction of line
as well as central angles of all curves shall be shown to the nearest
15 seconds.
(5)
The minimum building setback lines for each lot within the development.
This shall include the front, side, rear and reverse setbacks.
(6)
A plan note of the intended use of all lots and parcels within the
development.
(7)
Lot numbers and plan notes on the total number of lots and parcels
being developed. Any residue property shall be included as a separate
lot, not intended for development.
(8)
The location and elevation of all existing and proposed street monuments.
(9)
The location of all existing and proposed property markers.
(10)
Location of proposed sanitary sewage facilities, with a plan
note of any conditions governing the ownership, operation and maintenance
of the proposed facilities and their relationship to existing facilities.
(11)
Location of proposed water supply facilities, with a plan note
of any conditions governing the ownership, operation and maintenance
of the proposed facilities and their relationship to existing facilities.
(12)
Location and arrangement of proposed stormwater management facilities,
with a plan note of any conditions governing the ownership, operation
and maintenance of the proposed facilities and their relationship
to existing facilities.
(13)
Parks, playgrounds and other areas dedicated or reserved for
public use, with a plan note of any conditions governing their ownership,
operation, maintenance and use.
(14)
Where on-lot sewage disposal is proposed, approval of the planning
module by the Pennsylvania Department of Environmental Protection
will be required prior to municipal approval of the plan.
E.
Supplemental information. The final plan shall be accompanied by
the following supplementary data:
(1)
Typical street cross-section drawing(s) for all proposed streets.
(2)
Profiles along the center line of each proposed street shown on the
final plan. Such profiles shall show at least the following information,
properly labeled:
(a)
Existing (natural) and proposed finished grades along the center
line and at the right-of-way line for both sides of each proposed
street.
(b)
The length of all vertical curves.
(c)
Existing and proposed storm sewer mains, manholes, inlets and
culverts.
(d)
Existing and proposed sanitary sewer mains and manholes.
(e)
All profiles shall show pipe crossings, storm sewers, sanitary
sewers, water mains, and any other underground utility crossings.
(f)
Profiles shall extend to points of connection with existing
lines.
(g)
Proposed water distribution system and all appurtenances (if
applicable).
(3)
The profile sheets shall be drawn at one of the following sets of
scales:
(a)
One inch equals 10 feet horizontal, and one inch equals one-foot
vertical.
(b)
One inch equals 20 feet horizontal, and one inch equals two
feet vertical.
(c)
One inch equals 40 feet horizontal, and one inch equals four
feet vertical.
(d)
One inch equals 50 feet horizontal, and one inch equals five
feet vertical.
(5)
A sediment and erosion control plan shall be prepared in accordance with § 172-37 of this chapter. The sediment and erosion control plan must be approved by the Berks County Conservation District prior to municipal approval of the final plan.
(6)
A final grading plan should be prepared for the tract addressing
general lot and street grading.
(8)
Where common open space areas are being proposed/required, the submittal
shall include final drafts of ownership and maintenance documents
for Township review.
(9)
When required, a final lighting plan shall be prepared and shall be submitted in accordance with Chapter 124 of the Code of Union Township.
(10)
When required, a noise plan/compliance documentation shall be submitted in accordance with Chapter 131 of the Code of Union Township.
(11)
Final designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of this chapter,
the Pennsylvania Department of Environmental Protection and/or the
Pennsylvania Department of Transportation. All such designs shall
be approved by the appropriate agency or authority prior to municipal
approval.
(12)
The Pennsylvania Department of Transportation shall review all
plans when access is proposed onto a state road or when encroachment
is proposed within a state right-of-way. All applicable permits shall
be approved by the Pennsylvania Department of Transportation prior
to final plan approval. The highway occupancy permit number shall
be noted on the plan.
(13)
All conditions, standards and provisions pertaining to the guarantee and/or the installation of all required improvements has been included under Article VI of this chapter. If required, an improvements agreement shall be properly executed between the Township and the developer prior to municipal approval.
(14)
All conditions and provisions pertaining to developer contributions has been included under Article VI of this chapter. All pertinent agreements shall be properly executed between the Township and the developer prior to municipal approval.
(15)
When required, the Pennsylvania Department of Environmental
Protection shall review the appropriate planning modules for land
development. The appropriate planning modules must be approved by
the Pennsylvania Department of Environmental Protection prior to municipal
approval.
(16)
The proposed plan shall include a plan note by the owner, dedicating
streets, public rights-of-way and any other sites for public use.
All offers of dedication, and covenants governing the reservation
and maintenance of undedicated open space, shall be acceptable to
the Township.
(17)
The legal description for each proposed lot as well as a description
of all easements and restrictions shall be submitted with the final
plan. The legal descriptions shall contain an accurate description
of the property boundaries, any development restrictions, covenants,
maintenance agreements, and/or any items that the Township determines
is necessary for the recording of the deed. After approval of the
legal descriptions, covenants and restrictions by the Township, the
developer or applicant shall be responsible for properly recording
each deed.
[Amended 10-17-2022 by Ord. No. 2022-04]
Upon the completion of all improvements required under Article V (Design Standards and Required Improvements), the applicant or developer shall supply the Township a set of plans for the entire tract showing all lot lines as deeded, all surface improvements and subsurface improvements as actually constructed. The plans shall be prepared at the same scale as the approved final plan. In addition to the hard copy plans provided by the applicant or developer, the as-built plans shall also be provided to the Township in both PDF and CAD formats.
