Township of Springfield, PA Plan Requirements

Proposed development and land uses.

Proposed public improvements.

§ 370-26 Preliminary plan.

Scale. The plan shall be drawn to scale based on the following:

If the size of lots or development area is less than five acres, the plan shall be drawn at one inch to 50 feet or greater. If the average size of the proposed lots (not including residue) in the subdivision is five acres or greater, the plan shall be drawn to a scale of one inch equals 100 feet.

The Township may accept alternative scales, if agreed to by the Subdivision Administrator or Planning Commission during a sketch plan submittal or preapplication conference, and if the alternative will result in greater clarity of information.

Plan size and legibility.

The subdivision plan submitted for preliminary approval shall be a clear, legible black- or blue-line print on white paper, or suitable equivalent.

Preliminary plans shall be on sheets no larger than 24 inches by 36 inches. For small subdivisions, an alternate standard sheet size may be accepted. Final plans drawn in two or more sections shall be accompanied by a key diagram showing the relative location of the sections.

Plan information. All plans shall show or be accompanied by the following information (as summarized in Table 370-27):

Name, address, and phone number of record owner;

Name, address, and phone number of developer, if different than owner;

Name of the proposed subdivision or development plan;

Name of the municipality or municipalities within which plan is proposed;

Names of all adjoining properties and recorded subdivision or land development plans;

Name, address, license number, and seal of a registered engineer or surveyor responsible for the application plans;

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;

(8)

A location map, for the purpose of locating the property being subdivided or developed, drawn at a scale not smaller than one inch equals 2,000 feet and showing the relation of the property to adjoining property and to all streets, roads, and Township boundaries, within one mile of any part of the property;

(9)

The current total tract boundary lines of the parent lot, parcel of land and/or property (tract) being subdivided or developed. Boundaries of the adjacent parcels which intersect the boundaries of the plan or subdivision shall be shown but are not required to be field surveyed;

(10)

In the case of a subdivided parcel, a statement of the total area of the resulting tract(s) shall also be on the plat or plan;

(11)

Tax Map sheet, block, and lot numbers within the proposed subdivision or land development;

(12)

The zoning district or districts within which the proposed subdivision or development is located;

(13)

Existing features:

All existing buildings or other structures;

All existing streets, including streets recorded but not constructed, on or adjoining the subject property, including street names, rights-of-way widths, pavement widths and approximate grades;

All existing sewer lines, stormwater lines, water lines, fire hydrants, utility transmission lines, culverts, bridges, railways, or other man-made features within the proposed subdivision or development and those features within 200 feet of the boundaries of the proposed subdivision or development;

Location, width and purpose of existing easements and utility rights-of-way within 200 feet of the boundaries of the proposed subdivision or development;

(e)

Contour intervals, except for minor subdivision applications, of not more than two feet for land with average natural slope of 5% or less, and at intervals of not more than five feet for land with average natural slope exceeding 5%. Location and elevation of the datum to which contour elevations refer shall be the closest United States Geologic Survey established benchmark, where available;

(f)

The zoning district of the property. This is required for minor subdivision and land developments on the combined final/preliminary submission;

(14)

Proposed features:

Location and width of all streets and rights-of-way, with a statement of any conditions governing their use;

Proposed street names;

Utility easement locations;

Building setback lines along each street and property line, as required by Chapter 425, Zoning (required for minor subdivision and land developments on the combined final/preliminary submission);

(e)

Lot lines, with approximate dimensions and required setbacks per zoning district;

(f)

A statement of the intended use of all lots and parcels;

(g)

Lot numbers, a statement of total number of lots and parcels, and lot size in square feet and acres for each lot; or proposed improvements in the case of land developments;

(h)

Sanitary and stormwater facilities with the size and material of each indicated, and any proposed connections to existing facilities;

(i)

Parks, playgrounds, and other areas to be dedicated or reserved for public or common use, with any conditions governing such use;

(j)

Location, width and purpose of proposed easements and utility rights-of-way;

(k)

Copies of any proposed deed restrictions and protective and restrictive covenants or rights-of-way; and

(l)

In the case of subdivision or land development plans to be developed in stages, sections, or phases over a period of time, a map delineating each phase of the proposed subdivision of land development, consecutively numbered so as to illustrate phasing and a schedule indicating the approximate time for which the application for final approval of each phase is intended to be filed;

(15)

Additional application materials:

Preliminary profiles, typical cross sections, and specifications for proposed street, sanitary sewer, water system improvements, and storm drainage;

A completed planning module for land development, including soil and representative percolation tests, where applicable, and information necessary for the Township to make a determination as to revising or supplementing the plan for sewage facilities;

All other required permits and related documentation from the Pennsylvania Department of Environmental Protection (PA DEP), complete sewage planning modules, and any other permits required by any commonwealth agency;

Documentation indicating that all affected adjacent municipalities, PA DEP, the Department of Community and Economic Development, and the Federal Insurance Administrator (flood insurance) have been notified whenever any alteration or relocation of a stream or watercourse is proposed;

(e)

Copies of the proposed deed restrictions or private covenants, if any, shall be attached to the preliminary plan;

(f)

A stormwater management plan that conforms to the Township design requirements of Chapter 358, Stormwater Management, of this Code, and any specifications adopted;

(g)

A landscape plan, where necessary to illustrate requirements of any Township ordinance;

(h)

Preliminary designs of any bridges or culverts that may be required. Such designs shall meet all applicable federal, state and local requirements;

(i)

Written statement requesting any modifications or waivers to any applicable ordinance provision;

(j)

Where the preliminary plan covers only a part of the developer's entire abutting holdings, a statement on eventual development of those lands, including a sketch plan of prospective eventual street layout shall be provided;

(k)

A grading and drainage plan that meets Chapter 358, Stormwater Management, of the Code of the Township of Springfield, for stormwater as applicable. A stormwater management plan must be provided with all subdivisions or land developments that propose any increase in impervious coverage.

The preliminary plan shall include therein or be accompanied by:

Proof of approvals by all appropriate public and governmental authorities or agencies where applicable, including, but not limited to, occupancy permits for any planned road entrances onto existing roads or highways and permits or approvals from the Department of Environmental Protection, the Pennsylvania Department of Transportation, or other state or local agencies relating to sewage facilities, water obstructions, air quality, etc., as applicable.

If public or community water or sewer is proposed, a letter from the agency providing said service that it can and will serve the proposed development.

§ 370-27 Application for final plan approval.

Required information. The following information shall be submitted with an application for final subdivision or land development approval, in addition to any information as required for preliminary approval:

The latest source of title to the land as shown by the deed, page number and book of the County Recorder of Deeds.

The current total tract boundary lines of the parent lot, parcel of land and/or property (tract) being subdivided or developed with accurate distances to hundredths of a foot and bearings to 1/4 of a minute. The length and bearing of all the parent parcel boundary lines shall be determined by an accurate field survey performed by a professional surveyor licensed in the Commonwealth of Pennsylvania. The field survey shall be balanced and closed with an error of closure not less than one foot in 10,000 feet. The licensed professional surveyor shall certify to the accuracy of the survey and the drawn plat. The drawn plat shall clearly show all surveyed distances and bearings and any other information required to accurately define the parcel. A statement of the total surveyed areas of the parent parcel shall be on the plan. Boundaries of the adjacent parcels which intersect the boundaries of the plan or subdivision shall be shown but are not required to be field surveyed.

In the case of a subdivided parcel, a statement of the total area of the resulting tract(s) shall also be on the plat or plan; the resulting tract(s) shall be defined by accurate bearings and distances and closed with an error of closure not less than one foot in 10,000 feet. Also, in the case of a subdivision, the licensed professional surveyor shall certify to the accuracy of the bearings and distances and error of closure as well as the location and elevation of the plan monuments. The preliminary plat/plan shall clearly show all distances and bearings and any other information required to accurately describe the subdivision.

All lot lines shall be completely dimensioned in feet if straight, and by designating length of arc and radius (in feet) and central angle (in degrees, minutes, and seconds) if curved. All internal angles within the lots shall be designated to within 15 seconds.

The proposed building setback and the proposed placement of each building.

All easements or rights-of-way where provided for or owned by public services and any limitations on such easements or rights-of-way. Rights-of-way shall be shown and accurately identified on the plan. Easements shall either be shown or specifically described on the plan. Easements shall be located in cooperation with the appropriate utility companies.

Such private deed restrictions as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed that may affect the title to the land being subdivided or developed.

(8)

If the plan includes a proposed new access point to a state legislative route, the application for highway occupancy permit and associated materials shall be submitted.

(9)

A certification of ownership, acknowledgement of plan and offer of dedication shall be lettered on the plan, and shall be duly acknowledged and signed by the owner of the property and notarized.

(10)

A signature block for certification of review of the plan by the Mercer County Planning Commission.

(11)

Space shall be left along the lower edge of the sheet, in order that the County Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented.

(12)

If the final plan requires more than one sheet, a key diagram showing the relative location of the several sections shall be drawn on each sheet.

Additional application materials:

Location, size, and invert elevation of all sanitary sewer, water distribution, and storm drainage systems and the location of all manholes, inlets and culverts.

Final profiles, cross sections, and specifications for proposed streets, sanitary sewers, water distribution systems, and storm drainage systems shall be shown.

Evidence of a sewage planning module approval from the Pennsylvania Department of Environmental Protection.

Homeowner association bylaws and management plan, if applicable.

Documentation from the Sewage Enforcement Officer that each lot has been tested for on-lot sewage systems (where applicable).

An erosion and sedimentation control plan developed in accordance with Pennsylvania Department of Environmental Protection standards.

A legal description of all areas offered for dedication.

Performance guarantee. A performance guarantee in the amount of 110% of the costs of all required improvements as required by this chapter, based upon an estimate of probable costs as reviewed and approved by the Township Engineer, in a form and with surety approved by the Township Solicitor, guaranteeing the construction and installation of all such improvements within a stated period. Where the final plan is submitted and approved in phases, the amount of the guarantee may also be provided in stages that are commensurate with the phases.

Maintenance guarantee. A maintenance guarantee in the amount of not less than 15% of the Township's estimate of the cost of all required improvements as required by this chapter. This guarantee assures that the developer shall maintain all such improvements in good condition for a period of 18 months after completion of the construction and installation of all such improvements and acceptance of all such improvements by the Township.

Revised application materials. Revised application materials for applications that are already under consideration by the Township Planning Commission or Board of Supervisors must be submitted seven days prior to the Planning Commission or Board of Supervisors meeting at which the revised application materials are to be considered.

Table 370-27 Plan Content Requirements Summary Table
Item		Complete or Not Applicable	Acceptable/ Unacceptable (For Review/ Approval Use)
Proposed subdivision name or identifying title
North point, scale, and county assessment lot number and date
A title/certificate block, containing the following:
(1)	Name and address of owner of property and acknowledgment of subdivision, including a notarized statement that the owner is making this subdivision by his free will and is the sole owner of record
(2)	Name and seal of registered design professional responsible for the plan
(3)	Certificate of review by the Mercer County Regional Planning Commission
(4)	Certificate of review by the Township Planning Commission and approval by the Township Board of Supervisors
Tract boundaries with bearings and distances and total acreage being subdivided
Existing zoning districts, and any abutting zoning districts (if different from subject parcel)
All proposed lots with size, setbacks, coverage and dimensional standards, consistent with Chapter 425, Zoning
Any and all proposed building placement (land developments), proposed use, and existing or proposed impervious surfaces
Proposed lighting and landscaping plans (land developments)
Contours at vertical intervals of 2 feet (major subdivisions and land developments only)
All existing watercourses, lakes or ponds, floodways, floodplains, identified wetlands and other environmentally sensitive areas (including any abutting agricultural security areas)
All existing property lines, easements and rights-of-way, and the purpose for which the easements or rights-of-way have been established
Existing or proposed buildings and or structures, sewers, water mains, culverts, petroleum or gas wells or petroleum product lines, fire hydrants and other significant man-made features; gas wells shall be marked as active, capped or abandoned
All existing streets on or adjacent to the tract, including name, right-of-way width, and pavement width
Location, name and width of all proposed streets, alleys, rights-of-way, and easements; proposed lot lines with approximate dimensions; playgrounds, public buildings, public areas and parcels of land proposed to be dedicated or reserved for public use
The names of owners of all abutting land and the names of all abutting subdivisions
Identify any areas where nonagricultural earth disturbance will occur, including estimated acreage of disturbance
A map for the purpose of locating the site to be subdivided, at a scale, which illustrates the location of the site as it related to at least three existing public streets
Location of any proposed parking areas, access points to existing roads or streets, solid waste disposal areas, stormwater facilities, sidewalks, landscaping, screening and buffers, and other public and private improvements
Location of all permanent monuments and markers (final plan only)
Accurate bearings and dimensions for all lots (final subdivision plan only)
Section 420 Notice, PennDOT highway occupancy permit information (if needed), Act 537 Notices (PA DEP) and any other required state or federal notices

§ 370-28 Traffic study.

The Township shall require a traffic study for any subdivision or land development which either:

Creates 50 or more residential dwelling units;

Creates 20,000 square feet or more of gross floor area of new or expanded building space;

Any land use that can be expected to generate 750 or more vehicle trips per day or 100 or more peak-hour directional trips. Peak hours shall be determined consistent with the most current edition of Trip Generation, by the Institute of Transportation Engineers.

The Township also reserves the right to require a traffic study in any other circumstances where they believe that a subdivision or land development will result in an increase of congestion along a key transportation corridor or a significant decrease in level of service at any intersection.

The need for a traffic study may be identified during preliminary plan approval, using standard references (PennDOT or Institute of Transportation Engineers), or the developer may choose to prepare the study prior to preliminary plan submission. Noncompliance with this section may be regarded by the Township as a basis to not approve a subdivision or land development plan. The Township Traffic Engineer or other designee of the Township shall approve the traffic study scope of work for completeness.

Traffic study standards. A qualified traffic engineer shall conduct the study. The following represents a traffic study scope of services. The Township may waive some or add to the requirements on a case-by-case basis:

Description of the proposed project in terms of land use type and magnitude.

An inventory of existing conditions in the site environs (three-fourth-mile to one-mile radius).

Roadway network and traffic control.

Existing traffic volumes in terms of peak hours and average daily traffic.

Planned roadway improvements by others.

Intersection levels of service.

Roadway levels of service (where appropriate).

(8)

Other measures of roadway adequacy (i.e., lane widths, traffic signal warrants, vehicle delay studies, etc.).

(9)

An analysis of existing traffic conditions, including:

Intersection levels of service;

Roadway levels of service (where appropriate); and

Other measures of roadway adequacy (i.e., lane widths, traffic signal warrants, vehicle delay studies, etc.).

(10)

Projected site-generated traffic volumes in terms of:

Peak hours and average daily traffic;

Approach/departure distribution, including method of determination;

Site traffic volumes on roadways; and

Comparison of existing zoning to proposed site generation.

(11)

An analysis of future traffic conditions, including:

Future design year (development fully completed) combined volumes (site traffic plus future roadway traffic);

Intersection levels of service;

Roadway levels of service (where appropriate); and

Other measures of roadway adequacy (i.e., lane widths, traffic signals warrants, vehicle delay studies, etc.).

(12)

A description of the recommended access plan and necessary improvements, including:

Schematic plan of access and on-site circulation;