All plans for site alterations that involve total disturbance
of greater than 20,000 square feet of land area and that are not classified
as a subdivision or land development by this chapter shall be submitted
to the Township under this article.
Section
170-16 shall apply. A sketch plan is not required.
Submission of a site alteration plan for all site alterations
that disturbs more than 20,000 square feet in land area and is not
classified as a subdivision or a land development is required by these
regulations, and submittal shall be as follows:
A. Plan to be filed with the Township.
(1)
Copies of the site alteration plan and all required supporting
data shall be submitted to the Township Secretary by the applicant.
(2)
Plan submission. The site alteration plan and supporting data
shall be presented to the Township Secretary at least five days prior
to the meeting at which the subject plan is to be submitted to the
Planning Commission.
B. Site alteration plan review fee. The Township Secretary shall collect
a site alteration plan review fee as established by resolution of
the Board of Supervisors for all site alteration plans.
(1)
Costs covered by fees. Fees shall be charged in order to cover
the costs of reviewing plans and reporting thereon and other expenses
incidental to the approval, approval with specific conditions or rejection
of site alteration plans.
(2)
The applicant shall pay the appropriate fee at the time of submission
of the application for review of the site alteration plan to the Township
Secretary.
C. Number of copies to be submitted.
(1)
The official submission of a site alteration plan shall be comprised
of the following:
(a)
Plan review application. Nine copies of a completed and signed
plan review application.
(b)
Site alteration plan. Nine legible paper prints of the site alteration plan which shall fully comply with the requirements of §
170-159.
(c)
Modification requests. Nine copies of each request for a modification
of regulations using the form in Appendix D-8.
(d)
Center-line profiles. Three legible paper prints of center-line profiles of all streets and access drives in conformance with §
170-161A.
(e)
Stormwater management plan. Five copies of a stormwater management
plan (including the county plan review fee) which shall fully comply
with the requirements of the Stormwater Management Ordinance.
(f)
Erosion and sedimentation control plan. Three legible copies of an erosion and sedimentation control plan designed using measures that shall, at a minimum, meet the standards of Chapter
102 (Erosion and Sediment Pollution Control) of Title 25, Rules and Regulations of the DEP, including three copies of a plan submittal report from the County Conservation District.
(g)
Construction certification. Four copies of a completed construction
certification using the form in Appendix D-14 (the construction certification must be signed prior to
unconditional approval of the site alteration plan).
(2)
If proof is presented that the application was accepted for review by the County Planning Commission, two copies of the item in Subsection
C(1)(e) may be deleted.
(3)
The applicant shall separate the foregoing submission into packets as set forth in Subsection
E below and label each packet for distribution.
D. The Planning Commission should be provided with a minimum of 30 days
to review the site alteration plan after a complete submittal is made,
unless the Planning Commission provides a review in a shorter time
period.
E. Distribution of the site alteration plan.
(1)
The Township Secretary shall, after the official date of submission,
refer the submitted items to the following:
(a)
Planning Commission Chairperson: one copy of each of the items listed in Subsection
C(1)(a) through
(g).
(b)
Planning Commission members: one copy of each of the items listed in Subsection
C(1)(a),
(b) and
(c).
(c)
Township staff: one copy of each of the items listed in Subsection
C(1)(a) through
(g), which shall be retained in the Planning Commission's records.
(d)
Township Engineer: one copy of each of the items listed in Subsection
C(1)(a) through
(g).
(e)
Planning Commission Solicitor: one copy of each of the items listed in Subsection
C(1)(a),
(b),
(c) and
(g).
A properly submitted site alteration plan should be available
for review by the Planning Commission at a meeting.
A. Review by the Township staff and/or the Township Engineer. The Township
staff and/or the Township Engineer shall review the site alteration
plan to determine its accuracy, completeness and compliance with these
regulations and all other applicable ordinances and plans.
(1)
Recommendations. The Township staff and/or the Township Engineer
may recommend changes or modifications to the application.
(2)
Report. Any report of the Township Engineer shall be in writing
and shall be provided to the Planning Commission and the applicant.
B. Comments from interested persons or parties. If any interested persons
or parties desire to submit written comments on the site alteration
plan, they shall submit their comments to the Planning Commission.
C. Review by the Planning Commission. The Planning Commission should
review the site alteration plan and recommend to the Township staff
any issues they note regarding ordinance compliance and may make recommendations
to the applicant regarding the project.
After any review by the Planning Commission, the Zoning Officer
shall determine compliance with the Zoning Ordinance and the applicable Township staff shall determine compliance
with other Township ordinances.
All site alteration plans submitted shall be prepared in accordance
with the "Professional Engineers and Professional Land Surveyors Registration
Law," as amended, drawn in full conformance with the following, contain
all of the applicable information listed and be accompanied by all
pertaining documents, plans, data and material as follows:
A. Scale. The site alteration plan shall be clearly and legibly drawn
to a standard scale sufficient to clearly show in sufficient detail
all elements of the proposed project.
B. Sheet size. The site alteration plan and all plans submitted therewith
shall be on standard-sized sheets that are no smaller than 11 inches
by 17 inches and no larger than 36 inches by 48 inches.
C. Key diagram. If the site alteration plan requires two or more sheets,
a key diagram clearly showing the relative location of the section
shown shall be labeled on each sheet.
D. Plan information. The site alteration plan shall contain at least
the following data and information:
(1)
Name of the site alteration.
(2)
Location map drawn at a scale of one inch equals 2,000 feet.
(3)
Existing features: existing man-made and natural features, including,
but not limited to, the following:
(b)
Wetlands accurately shown. In all cases of wetlands containing
1/2 acre or more, a wetlands delineation shall be presented, prepared
by a trained professional, which shall be performed within three years
of the date of submittal of the plan.
(c)
One-hundred-year floodplain areas, with flood-fringe and floodway
boundaries shown if available.
(d)
Contours (existing and proposed) with intervals as follows (with
elevations based upon NAVD 88 datum):
[1]
Slopes less than 5%: two-foot intervals.
[2]
Slopes 5% to 25%: ten-foot intervals.
[3]
Slopes 25% or greater: twenty-foot intervals.
(e)
Steep slope areas (slopes over 25%).
(f)
Location and extent of all soil types.
(g)
Significant rock outcrops.
(h)
Culverts, ditches and swales.
(i)
Buildings, structures and all other improvements (roads, utilities,
etc.).
(j)
Location and description of any certified historical site or
structure.
(k)
All other significant man-made or natural features within or
immediately adjoining the site alteration.
(4)
Location, width and purpose of all existing rights-of-way and
easements.
(5)
The name, number and right-of-way width and location of all
public or private streets within or immediately adjoining the site
alteration.
(6)
Plan data. The full plan of the proposed site alteration, including,
but not limited to, the following data:
(b)
Graphic and written scale.
(c)
A statement of the total area of alteration.
(d)
Location and limits of all earth disturbance.
(e)
Stormwater management facilities (culverts, ditches, ponds,
etc.).
(f)
Paved areas (streets, accessways, parking areas, etc.).
(g)
The locations and arrangement of proposed means of access and
egress, including sidewalks and driveways.
(h)
Cross-sectional areas showing design details and construction
material of proposed roadways, driveways, walkways and parking areas.
(i)
Final surface treatments of all areas.
(j)
The location and minimum surface intensity of all proposed outdoor
lighting.
(k)
Areas of any proposed screening.
(l)
Utility, drainage and slope easements.
(m)
Clear sight triangles shown at all intersections.
(n)
Sufficient description or information to determine the boundaries
of the property affected by the proposed alteration.
(o)
A title block on the lower right corner of all plans, which
shall list the date the site alteration plan was completed and the
date of each revision.
E. Plan certifications. The following certifications shall be labeled
on the site alteration plan using the forms in Appendix D.
(1)
Certificate of ownership and acknowledgment of plan, which shall
be accurately completed and signed by the owner(s) of the property
with signature(s) dated and notarized.
(2)
Required permit certification, which shall be accurately completed
and signed by the owner(s) of the property with signatures dated and
notarized (D-4).
(3)
Certificate of accuracy and compliance, which shall be completed
and signed by the registered professional engineer or registered professional
land surveyor or registered landscape architect responsible for the
plan (D-1).
(4)
Certificate of review by the Planning Commission which shall
be located on the right or bottom edge of the plan.
F. Required general notes for all site alteration plan. The following
general notes shall be labeled on all site alteration plans:
(1)
By review of this plan, the Township of Middle Smithfield has
neither confirmed nor denied the existence and/or extent of any wetland
areas, whether or not delineated on the plan, and any encroachment
thereon for any reason whatsoever shall be the sole responsibility
of the developer, his/her heirs and assigns and shall be subject to
the jurisdiction of the Army Corps of Engineers and/or the DEP, and
the encroachment shall conform to the rules and regulations of the
jurisdictional agencies.
(2)
In the event that the plan will require access to a highway
under the jurisdiction of PennDOT, the following: "An approved and
completed highway occupancy permit shall be required prior to occupancy
and/or use."
(3)
In the event that the plan will require access to a roadway
under the jurisdiction of Middle Smithfield Township, the following:
"An approved and completed Township driveway permit shall be required
prior to occupancy and or use."
The following supporting documents, plans and information shall
be with all site alteration plans:
A. Center-line profiles.
(1)
Profiles along center line of any proposed street or driveway,
drawn at a scale or combination of scales (outlandish or extreme combination
of scales shall be avoided) that will clearly and accurately show
the following:
(b)
Proposed grade line with percentages.
(c)
Printed elevations of the proposed grade line at fifty-foot
stations.
(d)
Vertical curve locations and data.
(e)
Calculated safe stopping distances (SSDs) for all crest vertical
curves.
(f)
Typical cross section for each proposed street showing the following:
(2)
The Township Engineer may, when he/she deems it necessary, require
actual cross sections setting forth both existing ground and the proposed
roadway cross section, drawn to a scale of one inch equals 10 feet,
both vertical and horizontal, for any portion or all of the proposed
streets.
B. A stormwater management plan shall be submitted if required by the
Township Stormwater Management Ordinance.
C. Soil erosion and sedimentation control plan. A soil erosion and sedimentation control plan designed using measures that shall, at a minimum, meet the standards of Chapter
102 (Erosion and Sediment Pollution Control) of Title 25, Rules and Regulations of the DEP.
D. Construction certification. A completed construction certification
using the form in Appendix D-14 (the construction certification must be signed prior to
unconditional approval of the site alteration plan).
E. Plan review application. A completed and signed application for review
of a site alteration plan and supporting data.