[Ord. No. 12-12-2006,
12/12/2006, § 300]
All subdivision and land developments plans, whether intended as sketch, preliminary or final submissions, shall meet the requirements outlined in the following sections. (See also Part 4 for plan processing procedures.)
[Ord. No. 12-12-2006,
12/12/2006, § 301]
1.
Although the utilization of a sketch plan is optional, subdividers
and developers are strongly encouraged to prepare and submit informal
sketch plans to the Township Planning Commission for review and discussion
prior to filing formal preliminary or final subdivision or land development
plans.
A.
Sketch Plan Content. When utilized, sketch plans need not be prepared
by a registered professional land surveyor, but should be legibly
drawn at a reasonable scale and should include or show the following
data to ensure the greatest usefulness:
(1)
Title block, containing the name of the owner of the tract,
municipality, date, approximate scale of the drawing, and north arrow.
(2)
Tract boundary sketch, showing the location of the proposed
subdivision or development in relation to the entire tract and zoning
district boundaries.
(3)
Location map, showing the relationship of the proposed subdivision
or land development to all adjoining properties and the road and highway
system in the area.
(4)
Proposed street and lot layout, including the approximate dimensions
and acreage of the area to be developed.
(5)
The location of all significant topographic and physical or
natural features, including watercourses, wetlands, forests, or floodplains
on or adjacent to the subdivision or development site.
(6)
The location of all existing buildings or structures on the
site.
(7)
The location of all existing streets, rights-of-way, and utilities
on or adjacent to the site.
(8)
The probable location of any proposed community sewer and water
facilities, as well as proposed stormwater management facilities or
other proposed site improvements.
B.
Data to be Submitted with a Sketch Plan. The following data, information,
or documents should also be submitted with all sketch plans:
(1)
A description of the ultimate character, degree and type of
development proposed or the extent of subdivision intended.
(2)
An approximate timetable or staging sequence for the proposed
subdivision or land development.
(3)
Topographic contour information relative to the site of the
proposed development, i.e., a copy of the USGS Quadrangle for the
area.
(4)
Copies of proposed deed restrictions, where applicable.
[Ord. No. 12-12-2006,
12/12/2006, § 302]
1.
Preliminary Plan Requirements.
A.
Preliminary subdivision or land development plans shall be either
black and white or blue and white prints, drawn on twenty-four-inch
by thirty-six-inch or eighteen-inch by twenty-four-inch sheets, and
shall be prepared at a scale not to exceed 100 feet to the inch. If
the preliminary plan is drawn in two or more sections, it shall be
accompanied by a key map showing the exact location of the sections.
(All plans being submitted as part of a set of drawings for a single
development shall be the same sheet size, except as provided below.)
B.
One copy of the preliminary plan shall be provided on an 11 inches
by 17 inches sheet or shall be provided in a format that will allow
the Township to reproduce copies of the plan at such a size.
C.
Preliminary subdivision and land development plans shall be prepared
by a Pennsylvania registered professional land surveyor or engineer,
as applicable under professional registration laws, and shall include
the following data:
(1)
Title block, containing an indication that the submission is
a preliminary plan, the name and address of the owner of the tract,
name of the development and municipality, date, graphic scale, and
the name, address, and profession of the individual preparing the
plan.
(2)
North arrow; perimeter boundaries showing bearings and distances
of the area to be developed; proposed lot lines; dimensions of areas
to be dedicated to public use; building setback lines; total number
of parcels or dwelling units, including a numbering system to identify
each lot; approximate area of each lot; total acreage; and existing
zoning classification and applicable district dimensional requirements.
(3)
Tract boundary sketch, showing the location of the proposed
development in relation to the entire tract and showing the names
of owners of all adjoining property and of all abutting subdivisions.
(4)
Location map, showing the relation of the tract to adjoining
properties, the road and highway system and municipal boundaries,
including an area extending at least one mile from the subdivision
boundaries.
(5)
Location and width of all existing or proposed streets, rights-of-way, parking areas, and easements on or adjacent to the tract, including right-of-way and pavement widths and street names. (Duplication of existing street names within the Township shall be avoided.) And, where required by the standards set forth in § 22-503, Subsection 10, of this chapter, the location of all proposed driveways with sight distance noted for each direction of approach.
(6)
Location and width of all existing or proposed utility rights-of-way
or easements (including telephone, electric, gas, fiber optics, etc.)
on or adjacent to the tract.
(7)
Location and size of existing and proposed sewers, water mains,
stormwater management facilities and/or culverts, buildings, transmission
lines, fire hydrants, and other significant man-made features on or
adjacent to the tract.
(8)
Soil percolation test sites and/or deep test pit locations,
and soils mapping or soil type information, as appropriate, except
where public sewers are provided.
(9)
Existing watercourses, floodplains, wetlands, wooded areas and
other significant natural features. The boundary of the one-hundred-year
floodplain shall be shown utilizing the Flood Insurance Study (FIS)
and accompanying flood maps for the municipality. If detailed information
is not obtainable, the floodplain shall be generally located utilizing
the best available data such as Corps of Engineers floodplain studies
or mapping of previous floods. The one-hundred-year flood elevation
shall be provided wherever the FIS is available, wherever feasible,
or where new developments of more than 50 lots or five acres, whichever
is less, are involved.
(10)
For subdivision proposals, topographic contours at vertical
intervals of 10 feet and datum and benchmark to which contour elevations
refer. Topographic contours of two-foot intervals may be required
for sites with a slope of less than or equal to 4%; for plans with
average lot sizes less than 1/2 acre; and for all sites located within
in the one-hundred-year floodplain. (The Township Planning Commission
may however waive the requirements for topographic contours for subdivision
plans with average lot sizes greater than one acre involving no public
water or sewer systems and where a site investigation provides sufficient
information for plan evaluation.)
For land development proposals, topographic contours of one
foot shall be provided for all area within the limit of disturbance;
two-foot contour intervals shall be provided for all area of the development
located outside of the limit of disturbance.
[Amended by Ord. No. 12-12-2017, 12/12/2017]
(11)
An indication of those areas intended for private use, including
streets, roads, easements, open space areas, etc.
(12)
Preliminary plan review/approval signature blocks for the Hemlock
Township Planning Commission, the Board of Supervisors, and the Columbia
County Planning Commission.
(13)
Plan acknowledgement statement, with signature of developer
and/or property owner of record if other than the developer, to the
effect that the proposal accurately reflects his/her intentions for
the site.
(14)
Certification, with seal and original ink signature, by the
Pennsylvania registered professional land surveyor having prepared
the subdivision plan and/or the registered professional engineer,
having prepared the land development plan, indicating that the survey
and site plans are correct and accurate.
2.
Data to be Submitted with the Preliminary Plan.
A.
The following information, data, and documents shall be submitted
with all preliminary subdivision or land development plans:
(1)
Completed subdivision or land development application form,
where applicable.
(2)
Applicable plan processing and improvement design review fees.
(3)
Proof of record ownership.
(4)
Copies of proposed deed restrictions and preliminary right-of-way
use and maintenance agreements to be utilized, where applicable.
(5)
A description of the technique or a preliminary copy of the
agreement to be used to insure proper maintenance of common areas
or facilities intended for private use, including streets, stormwater
management devices, utilities and similar facilities.
(6)
Typical cross-sections and center line profiles prepared by
a registered professional engineer or other individual of demonstrated
qualifications for each proposed street, and preliminary designs of
proposed bridges and culverts, where applicable. (Cross-sectional
drawings shall include street right- of-way and cartway widths, and
the location of all stormwater control devices, sidewalks, parking
lots, driveway entrances, and similar facilities or improvements,
where applicable.)
(7)
Sketch of proposed street and lot layout for the remainder of
the affected parcel where the preliminary plan covers only part of
the subdivider's holdings, where determined appropriate by the Township
Planning Commission.
(8)
Documentation, in accordance with § 22-505 of this chapter, that the subdivider has adequately planned for sewage disposal, including preliminary designs and profiles of proposed sewerage systems and appropriate local sewer cooperative or authority approvals or permits from the Pennsylvania Department of Environmental Protection where public or community systems are to be utilized, and, if required, feasibility studies or soils test results for each proposed lot where public or community systems are not to be utilized.
(9)
Where appropriate, approval letters or permits issued by local water authorities or the Pennsylvania Department of Environmental Protection, as required in § 22-506 of this chapter, regarding proposed water supply systems, preliminary designs and profiles of such systems and, if required, feasibility studies.
(10)
Documentation, in accordance with § 22-507 of this chapter, which shows that the subdivider has adequately provided for the location and installation of all utilities, including letters from utility companies indicating their intent and ability to serve the proposed development. Where the land included in the, proposed subdivision has a gas pipeline, a petroleum or petroleum products transmission line, or electricity or fiber optics transmission line located thereon, a copy of the recorded document for such pipeline or transmission line may be required to be submitted to verify the location and width of said right-of-way.
(11)
Such evidence as may be necessary or required by § 22-508 of this chapter to show that effective soil conservation measures have been planned and are to be implemented in accordance with 25 Pa. Code, Chapter 102, of the rules and regulations of the Pennsylvania Department of Environmental Protection, or as may hereafter be amended, including a preliminary grading plan.
(12)
A stormwater management plan for the proposed subdivision in accordance with the requirements of § 22-509 of this chapter.
(13)
Where appropriate, wetlands determinations and/or delineations as per the requirements of § 22-510 of this chapter.
(14)
If any portion of the proposed development is in an identified floodplain area, additional information concerning protection and use of this area shall be submitted as required by § 22-511 of this chapter. Such information shall include assurances that all utilities and facilities, such as streets and sewer, gas, electrical and water systems are located and constructed to minimize flood damage, and that adequate drainage is provided so as to reduce exposure to flood hazards.
(15)
Other documentation and certificates of approval from the proper
authorities as may be required by the Planning Commission including,
but not limited to, PennDOT highway occupancy permits or Township
driveway permits.
(16)
Engineer-prepared estimates of the cost of all proposed or required improvements, when applicable. (See also § 22-603.)
(17)
An approximate timetable or staging sequence for the proposed
subdivision or land development.
[Ord. No. 12-12-2006,
12/12/2006, § 303]
1.
Final Plan Requirements.
A.
Final subdivision or land development plans shall be either black
and white or blue and white prints, drawn on twenty-four-inch by thirty-six-inch
or eighteen-inch by twenty-four-inch sheets, and shall be prepared
at a scale not to exceed 100 feet to the inch. When necessary, the
plan may be placed on several sheets, accompanied by an index sheet
showing the entire subdivision or land development. (All plans being
submitted as part of a set of drawings for a single subdivision or
land development shall be the same sheet size, except as provided
below.)
B.
One copy of the final plan shall be provided on an 11 inches by 17
inches sheet or shall be provided in a format that will allow the
Township to reproduce copies of the plan at such a size.
C.
Final plans shall be prepared by a Pennsylvania-registered professional
land surveyor or engineer, as applicable under professional registration
laws, and shall include the following data:
(1)
Title block, containing an indication that the submission is
a final plan, the name and address of the owner of the tract, name
of the development, municipality, date, graphic scale, and the name,
address, and profession of the individual preparing the plan.
(2)
North arrow; and perimeter boundary lines by bearings and distances
which provide a survey of the area to be developed, closing with an
error of not more than one foot in 5,000 feet.
(3)
Proposed lot lines by their courses and distances showing bearings
to the nearest second and distances to nearest 1/100 foot (circular
lines shall be defined by their radius, arc distances and the long
chord bearing and distance); acreage and dimensions of areas to be
dedicated to public use; building setback lines; total number of parcels
or dwelling units, including a numbering system to identify each lot;
acreage of each lot; total acreage; and existing zoning classification
and applicable district dimensional requirements.
[Amended by Ord. No. 03-09-2021, 3/9/2021]
(4)
Tract boundary sketch, showing the location of the proposed
development in relation to the entire tract and showing the names
of owners of all adjoining property and all adjacent subdivisions.
(5)
Location map, showing the relation of the tract to adjoining
properties, the road and highway system and municipal boundaries,
including an area extending at least one mile from the subdivision
boundaries.
(6)
Location and width of all existing or proposed streets, rights-of-way, parking areas, and driveways (as determined appropriate) on or adjacent to the tract, including bearings and distances of rights-of-way and easements, right-of-way and pavement widths, and street names. (Duplication of existing street names within the Township shall be avoided.) And, where required by the standards set forth in § 22-503, Subsection 10, the location of all proposed driveways with sight distance noted for each direction of approach.
(7)
Location and width of all existing or proposed utility rights-of-way
or easements (including telephone, electric, gas, fiber optics, etc.)
on or adjacent to the tract.
(8)
Location and size of existing and proposed sewers, water mains,
drainage and/or stormwater management facilities and/or culverts,
buildings, transmission lines, fire hydrants, streetlights, and other
significant man-made features on or adjacent to the tract.
(9)
Soil percolation test sites and/or deep test pit locations,
and soils mapping or soil type information, as applicable, except
where public sewers are provided.
(10)
Existing watercourses, floodplains, wetlands, wooded areas and
other significant natural features. The boundary of the one-hundred-year
floodplain shall be shown utilizing the Flood Insurance Study (FIS)
and accompanying flood maps for the municipality. If detailed information
is not obtainable, the floodplain shall be generally located utilizing
the best available data such as Corps of Engineers floodplain studies,
or mapping of previous floods. The one-hundred-year flood elevation
shall be provided wherever the FIS is available, wherever feasible,
or where new developments of more than 50 lots or five acres, whichever
is less, are involved.
(11)
For subdivision proposals, topographic contours at vertical
intervals of 10 feet and datum and benchmark to which contour elevations
refer. Topographic contours of two-foot intervals may be required
for sites with a slope of less than or equal to 4%; for plans with
average lot sizes less than 1/2 acre; and for all plans located within
the one-hundred-year floodplain. (The Township Planning Commission
may however waive the requirements for topographic contours for subdivision
plans with average lot sizes greater than one acre involving no public
water or sewer systems and where a site investigation provides sufficient
information for plan evaluation.)
For land development proposals, topographic contours of one
foot shall be provided for all area within the limit of disturbance;
two-foot contour intervals shall be provided for all area of the development
located outside of the limit of disturbance.
[Amended by Ord. No. 12-12-2017, 12/12/2017]
(12)
An indication of those areas intended for private use, including
streets, roads, easements, open space areas, etc.
(13)
Final plan review/approval signature blocks for the Hemlock
Township Planning Commission, the Board of Supervisors, and the Columbia
County Planning Commission.
(14)
Plan acknowledgement statement, with applicable deed book and
page number reference and signature of the property owner certifying
record ownership of the tract, and indicating that the proposal accurately
reflects his/her intentions for the site. (Where a valid sales agreement
or contract is provided, the plan acknowledgement statement may be
signed by the person or corporation having equitable title in the
property.)
(15)
Location and material of all permanent monuments and markers.
(16)
Plan acknowledgement statement, with the signature of the Pennsylvania-registered
professional land surveyor having prepared the subdivision plan, certifying
that the monuments and/or markers shown on the plan have been set
and indicating the date such markings were set.
(17)
Certification, with seal and original ink signature, by the
Pennsylvania-registered professional land surveyor having prepared
the subdivision plan and/or the registered professional engineer having
prepared the land development plan, indicating that the survey and
site plans are correct and accurate.
2.
Data to be Submitted with the Final Plan.
A.
The following information, data, and documents shall be submitted
with all final subdivision or land development plans:
(1)
Corrected and updated material from the preliminary plan.
(2)
Completed subdivision or land development application form,
where applicable.
(3)
Applicable plan processing, improvement design review, and inspection fees, and, where appropriate, escrow agreement and escrow account contribution. (See also § 22-907.)
(4)
Copies of proposed deed restrictions, right-of-way use and maintenance
agreements, and deeds proposing dedication of improvements to the
Township, where applicable. In addition, where improvements are offered
to the Township, the developer shall furnish a written guarantee (release
of liens) that all indebtedness incurred for supplies, material, labor,
or engineering and professional services for construction of the improvement(s)
shall have been paid in full and that there are no claims for damage
or suits against the contractor involving such improvements.
(5)
Final cross-sections and center line profiles for each street,
and final designs of bridges and culverts prepared by a registered
professional engineer or other individual of demonstrated qualifications,
where applicable. (Cross-sectional drawings shall show street right-of-way
and cartway widths, and the location of all stormwater control devices,
sidewalks, parking lots, driveway entrances, and other similar improvements,
where applicable.)
(6)
Documentation, in accordance with § 22-505 of this chapter, that the subdivider has adequately planned for sewage disposal, including final designs and profiles of sewerage systems and appropriate local sewer authority approvals or permits from the Pennsylvania Department of Environmental Protection where public or community systems are to be utilized or soils test results for each proposed lot where public or community systems are not to be utilized.
(7)
Where appropriate, approval letters or permits issued by local water authorities or the Pennsylvania Department of Environmental Protection, as required by § 22-506 of this chapter, regarding proposed water supply systems, and final designs and profiles of such systems.
(8)
Documentation, in accordance with § 22-507 of this chapter, which shows that the subdivider has adequately provided for the location and installation of all utilities, including letters from utility companies indicating their intent and ability to serve the proposed development. Where the land included in the proposed subdivision has a gas pipeline, a petroleum or petroleum products transmission line, or electricity or fiber optics transmission line located thereon, a copy of the recorded document for such pipeline or transmission line may be required to be submitted to verify the location and width of said right-of-way.
(9)
Such evidence as may be necessary or required by § 22-508 of this chapter to show that effective soil conservation measures have been planned and are to be implemented in accordance with 25 Pa. Code, Chapter 102, of the rules and regulations of the Pennsylvania Department of Environmental Protection or as may hereafter be amended, including a final grading plan.
(10)
Final designs and profiles of any stormwater control improvements, and related documentation required in accordance with § 22-509 of this chapter.
(11)
Where appropriate, wetland determinations and/or delineations as per the requirements of § 22-510 of this chapter.
(12)
If any portion of the proposed development is located within an identified floodplain area, additional information concerning protection and use of this area shall be submitted as required by § 22-511 of this chapter. Such information shall include assurances that all utilities and facilities, such as streets and sewer, gas, electrical and water systems are located and constructed to minimize flood damage and that adequate drainage is provided so as to reduce exposure to flood hazards.
(14)
Where appropriate, a developer's agreement prepared in accordance with the requirements of § 22-602 of this chapter or a copy of the arrangements made regarding ownership and maintenance of all dedicated and undedicated recreation or open space areas in the development, streets, parking lots, stormwater management facilities, and/or other site improvements.
(15)
Where appropriate, an improvement guarantee (financial security) assuring the satisfactory installation of all required improvements as set forth in § 22-603 of this chapter or a certificate from the Township Engineer indicating that all improvements have been inspected and found to be installed in accordance with specifications approved as part of the preliminary plan and copies of "as-built" plans for the improvement(s).
(17)
Where appropriate, proof of insurance.
[Ord. No. 12-12-2006,
12/12/2006, § 304]
1.
All proposed land development proposals shall conform to the requirements for sketch, preliminary and final plan submissions contained in §§ 22-302, 22-303 and 22-304 of this chapter in addition to the standards outlined below.
A.
Land Development Plan Requirements. In addition to meeting the requirements
of the above-referenced sections, all preliminary and final land development
plans shall also show the following information:
(1)
Location and size of all existing and/or proposed principal
and accessory buildings and structures, including solid waste storage
sites, signs, lighting facilities, fences, walls, and similar features.
(2)
Location of accessways, and parking, loading/unloading areas.
(3)
Location of all proposed on-site pedestrian and vehicular circulation
routes and controls, including sidewalks, cross-walks, traffic signals,
etc.
(4)
Location and width of all buffer yards and screen plantings.
(5)
Spot elevations at the corners of all paving, sidewalks or walkways,
and at all changes in grade.
B.
Data to be Submitted with Land Development Plans. The following additional
documentation or data shall also be submitted with all preliminary
and final land development plans:
(1)
A description of the proposed development in sufficient detail
for the Township to evaluate the submission, including anticipated
traffic volumes and traffic flows, and numbers of expected employees,
tenants, customers, or inhabitants. (The Township Supervisors may,
upon recommendation of the Township Planning Commission, require the
developer to submit a detailed traffic study which describes the expected
impact of the development on the roads and highway system in the vicinity
of the development site where they deem that such study should be
required based on the proposal's location or the roads that will be
accessed. Such study shall be prepared by a registered professional
engineer or other transportation specialist acceptable to the Township.)
(2)
Cross-sections, showing the design details of proposed accessways,
parking, and loading/unloading areas.
(3)
Plans addressing proposed landscaping, lighting and signage,
where applicable.
