A.
The standards, requirements, and procedures contained in this article
shall govern the filing and processing of all applications for a minor
plan in the Township.
B.
Minor plans may be submitted and processed only for lot line adjustments
and minor subdivisions, in accordance with the standards and requirements
in this section.
All applications for minor plans shall be classified as sketch
plans or minor subdivision plans, as further regulated herein.
B.
Minor plan. Applications which qualify as minor plans may be submitted for concurrent preliminary and final processing and approval in accordance with the standards and requirements of §§ 312-22, Minor plan: preliminary/final submission procedure and 312-23, Minor plan: submission and drawing requirements.
A.
Submission. The sketch plan stage is designed to offer the applicant an opportunity to informally discuss his plans for a proposed minor plan with the Township Planning Commission and Township Engineer. The plan will be reviewed for general scope and layout, for conformity with applicable Township requirements and the Township Comprehensive Plan, and for conditions which might affect the implementation of the subdivision. An applicant seeking a sketch plan review shall submit the required number of prints of the sketch plan and all required supporting documents as specified in § 312-20 to the Department of Community Development.
B.
Department of Community Development action.
(1)
The Department of Community Development shall issue a receipt for
the sketch plan submission.
(2)
After issuing a submission receipt, the Department of Community Development
shall:
(a)
Transmit one print of the plan to each municipality in which
the subdivision is located or is adjoining for review and comment.
(b)
Transmit three prints of the plan and one copy of all supporting
documents to the Township Engineer for review and comment.
(c)
Transmit one print of the plan to the Township Zoning Officer
for review and comment.
(d)
Transmit one print of the plan to the Township Fire Inspector
for review and comment.
(e)
Transmit one print of the plan to the Public Works Department
for review and comment.
(3)
The Department of Community Development shall refer the sketch plan,
the supporting documents, and any review comments of the reviewing
bodies to the Township Planning Commission and shall place the sketch
plan review request on the agenda of the next regularly scheduled
meeting of the Planning Commission, provided that the applicant has
submitted a complete application prior to the submission deadline
for the next Planning Commission meeting.
(4)
The Department of Community Development shall notify the applicant
of the scheduled Township Planning Commission meeting and the need
for said applicant to be represented at said meeting in order to present
his plans to the Planning Commission and to discuss the plan with
the Commission members.
C.
Public notification by Township.
(1)
The Township shall make every reasonable attempt to publish a public
notice in a newspaper of general circulation in the Township once
each week for two successive weeks. The first publication shall not
be more than 30 days and the second publication shall not be less
than seven days from the date of the Planning Commission hearing.
Such notice shall state:
(a)
The time, location, and date of the scheduled Township Planning
Commission meeting.
(b)
The location of the subdivision.
(c)
The proposed land use of the subdivision.
(d)
The total acreage of the subdivision and the number and range
in size of the individual lots, if applicable.
(e)
That a copy of the plan may be inspected in the Department of
Community Development office.
(2)
Not less than 10 days prior to the scheduled Township Planning Commission meeting, the Township shall make every reasonable attempt to give notice by first-class mail to all property owners as shown on the most recent tax records to be holding title to property within 300 feet of any boundary of the subdivision. The notice shall include the information required by § 312-19C(1) to be included in the published public notice.
D.
Nature of opinion. The providing of an opinion regarding a sketch
plan by the Township Planning Commission shall not constitute approval
of a plan but rather an expression of the Planning Commission's opinion
of the layout submitted to be used as a guide to the preparation of
the minor plan. Such an opinion does not authorize the installation
of any improvements nor the selling or transfer of any lots nor the
leasing or renting of any space.
A.
Submission requirements. Sketch plan submission of a minor plan shall
comprise the following:
(1)
Plan: 10 clear and legible white paper prints of the sketch plan
and two copies of the required supporting documents.
(2)
Application form: one copy of "Application for Review of a Subdivision
Plan." (Application forms may be obtained from the Department of Community
Development.)
(3)
Appropriate fees. A review fee and escrow shall be submitted in an
amount established by resolution by the Township Board of Commissioners.
(4)
The applicant shall submit, concurrently with the paper copies of
the above, digital copies of all documents, including plans, reports,
letters, applications, agreements, deeds and other supporting documents
in Portable Document Format (PDF). This may be accomplished via electronic
mail, compact disc or a download service, as prearranged with the
Department of Community Development.
(5)
The applicant shall submit a project narrative that describes the
proposal. This written statement shall identify the zoning district
within which the subject property is located, the names and ownership
(Township, PennDOT, or private) of the frontage streets, the parcel
owner name, the applicant name, the existing and proposed uses of
the tract, the area of the existing lot, the number of proposed lots,
the proposed areas of the lots, the size of the proposed building,
the number of proposed parking spaces, the existing and proposed types
of water service and sanitary sewage disposal, the proposed types
of stormwater best management practices and any nearby historic sites.
B.
Drawing guidelines. A sketch plan for a minor plan shall be in accordance
with and show, at a minimum, the following:
(1)
The plan shall be drawn at one of the following scales: one inch
equals 20 feet; one inch equals 30 feet; one inch equals 40 feet;
one inch equals 50 feet; one inch equals 60 feet; one inch equals
80 feet; one inch equals 100 feet.
(2)
The plan sheet size shall be 24 inches by 36 inches, 30 inches by
42 inches, or other size preapproved by the Township Engineer and
permitted by the Lehigh County Recorder of Deeds.
(3)
A title block at the bottom center or at the bottom right of the
plan showing:
(4)
A signed statement that the applicant is the owner, or authorized
by the owner to make application for the land proposed to be subdivided.
(5)
(6)
A location map showing the general location of the subdivision tract
in relation to surrounding properties, streets, streams and other
significant physical features.
(7)
North point near the upper right-hand corner when practicable.
(8)
Topographic contours from available data (may be obtained from United
States Geological Surveys).
(9)
Proposed lot and street layout with dimensions of lots and street
rights-of-way to nearest foot.
(10)
Property boundaries within the site and within 200 feet of the
site (may be obtained from County Tax Map or similar source).
(11)
Significant topographical and physical features such as floodplains,
wetlands, water conservation areas, bodies of water, steep slopes,
woodlands and structures.
(12)
Approximate locations of proposed stormwater BMPs.
(13)
Any other information that the Township or applicant deems necessary
to explain the proposal.
A.
No more than one minor plan may be approved on the original tract
in the same ownership over a period of six years.
(1)
If ownership of the original tract has been transferred since approval
of the first minor plan, submission of a second or subsequent minor
plan of the original tract must be accompanied by a notarized statement
that the original owner of the original tract has no further interest
in the tract.
A.
Submission. The applicant shall submit 10 prints of the minor plan
and all required supporting documents to the Department of Community
Development.
B.
Department of Community Development action.
(1)
The Department of Community Development shall issue a receipt for the minor plan submission after the Department has determined that the submission includes the required plans and documents as specified in § 312-23. An application for minor plan review shall be rejected if the required materials have not been submitted.
(2)
After issuing a submission receipt, the Department of Community Development
shall:
(a)
Transmit one print of the plan to each municipality in which
the subdivision is located or is adjoining for review and comment.
(b)
Transmit three prints of the plan and one copy of all supporting
documents to the Township Engineer for review and comment.
(c)
Transmit one print of the plan to the Township Zoning Officer
for review and comment.
(d)
Transmit one print of the plan to the Township Fire Inspector
for review and comment.
(e)
Transmit one print to the Public Works Department for review
and comment.
(f)
Transmit one print of the plan and one copy of all supporting
documents to the South Whitehall Township Authority for review and
comment.
(3)
The Department of Community Development shall refer the minor plan,
the supporting documents, and any review comments of the reviewing
bodies to the Township Planning Commission and shall place the preliminary
plan approval request on the agenda of the next regularly scheduled
meeting of the Planning Commission, provided that the applicant has
submitted a complete application prior to the submission deadline
for the next Planning Commission meeting.
(4)
The Department of Community Development shall notify the applicant
of the scheduled Township Planning Commission meeting and the need
for said applicant to be represented at said meeting in order to formally
present his plans to the Planning Commission and to answer any questions
raised by the Commission members.
C.
Public notification by Township.
(1)
The Township shall make every reasonable attempt to publish a public
notice in a newspaper of general circulation in the Township once
each week for two successive weeks. The first publication shall not
be more than 30 days and the second publication shall not be less
than seven days from the date of the Planning Commission hearing.
Such notice shall state:
(a)
The time, location, and date of the scheduled Township Planning
Commission meeting.
(b)
The location of the subdivision.
(c)
The proposed land use of the subdivision.
(d)
The total acreage of the subdivision and the number and range
in size of the individual lots, if applicable.
(e)
That a copy of the plan may be inspected in the Department of
Community Development office.
(2)
Not less than 10 days prior to the scheduled Township Planning Commission meeting, the Township shall make every reasonable attempt to give notice by first-class mail to all property owners as shown on the most recent tax records to be holding title to property within 300 feet of any boundary of the subdivision. The notice shall include the information required by § 312-22C to be included in the published public notice.
D.
Township Planning Commission action. The Township Planning Commission
shall review the minor plan and shall report on the plan in writing
to the Township Board of Commissioners and to the applicant, recommending
approval, conditional approval, or disapproval, and specifying the
section of these regulations applicable in the event of conditional
approval or disapproval. The Planning Commission shall consider the
provisions of this chapter and any other applicable ordinances, resolutions,
regulations, and policies, with any conditions of approval contained
in any applicable order or approval for any conditional use, special
exception or zoning variance, when reviewing subdivision and land
developments. The Planning Commission shall also consider the comments
submitted by the Township Engineer and any other Township consultants,
agencies, bodies, commissions, boards, committees, etc., where applicable.
The Planning Commission shall make recommendations to the Board of
Commissioners concerning the application, effect, modification or
waiver of the provisions of this chapter and any other applicable
ordinances, resolutions, regulations, and policies on subdivision
and land development applications. The Township Planning Commission
shall endorse an approved minor plan as follows:
|
Recommended for Approval
|
____________
Date
|
by the South Whitehall Township Planning Commission.
|
|
________________________
|
___________________________
| |
|
Chairman's Signature
|
Secretary's Signature
| |
(1)
Except where an extension of time is granted to the Township in writing
by the applicant, on a form provided by the Township, the Planning
Commission shall communicate its comments and recommendations to the
Board of Commissioners in advance of the last scheduled meeting of
the Board prior to the expiration of the review period set by applicable
law for decisionmaking. Failure of the Planning Commission to communicate
its recommendations to the Board of Commissioners within the prescribed
time frame shall not affect the status of the minor plan application
nor cause any extension of the applicable review period.
E.
Township Board of Commissioners action. The Township Board of Commissioners
shall review the recommendation of the Township Planning Commission
and shall act on the minor plan, stating its approval, conditional
approval, or disapproval, giving reasons for each within the time
period set by applicable law for decisionmaking. This time may be
extended if the applicant grants an extension of time to the Township.
(1)
The decision of the Board of Commissioners shall be in writing and
shall be communicated to the applicant personally or mailed to him
at his last known address not later than 15 days following the date
of the decision.
(a)
When the application is not approved in terms as filed, the
decision shall specify the defect found in the application and describe
the requirements which have not been met and shall, in each case,
cite to the provisions of the statute, ordinance, resolution, regulation
and/or policy relied upon.
(b)
When the application is proposed to be approved with conditions,
prior to the meeting at which the Board of Commissioners will take
action on the minor plan application, the Township shall advise the
applicant of the proposed conditions to such approval. Before the
Board of Commissioners takes action on the minor plan application,
the applicant shall either a) execute the acceptance of conditions
form as presented by the Township indicating the applicant's acceptance
of all proposed conditions or b) indicate in writing that the conditions
are not acceptable and specifically identify which conditions are
not acceptable to the applicant.
F.
Nature of approval by Board of Commissioners.
(1)
The Township Board of Commissioners shall endorse said approval under
such conditions as follows:
[Amended 3-20-2019 by Ord. No. 1043]
|
Approved
|
__________
Date
|
by the Board of Commissioners of the Township of South Whitehall.
|
|
__________________
|
______________________
| |
|
President
|
Secretary
| |
|
_________________
| ||
|
Township Engineer
| ||
G.
Recording approved plan. The approved minor plan, bearing the signatures
of the applicant and his technical staff, the Township Engineer, the
Township Planning Commission, the Township Board of Commissioners,
and the Lehigh Valley Planning Commission, shall be filed by the property
owner in the office of the Lehigh County Recorder of Deeds within
90 days of the later of the date of approval by the Board of Commissioners
if the plan is approved without conditions or the date of delivery
of an approved plan bearing the signatures of the applicant and his
technical staff following satisfaction of all conditions imposed on
the approval. Notwithstanding the foregoing, where the minor plan
is approved with conditions, the applicant shall satisfy all such
conditions of the minor plan approval, and the minor plan shall be
recorded within 12 months of date of the conditional minor plan approval
by the Board of Commissioners, and if such conditions are not so satisfied,
the conditional minor plan approval shall be considered void without
further action of the Township, and the application for minor plan
approval shall be considered void and withdrawn unless an extension
is approved by the Township Board of Commissioners.
(1)
Once recorded, the applicant shall submit to the Department of Community
Development:
(a)
A receipt indicating that the plan has been properly recorded.
(b)
Three clear and legible white paper prints of the plan as recorded.
(c)
One Mylar reproducible tracing of the minor plan as recorded.
(d)
Copies of all plans in Environmental Systems Research Institute
(Esri) ArcGIS format and Portable Document Format (PDF).
(2)
Failure of the property owner to file the approved plan within this time period will automatically revoke any and all approvals of the plan, and the applicant shall resubmit the plan pursuant to § 312-22A.
(3)
Building permits shall not be issued until such plan is recorded
and the receipt from the Office of the Lehigh County Recorder of Deeds
has been submitted to Department of Community Development.
A.
Submission requirements. Plan submission of a minor plan shall comprise
the following:
(1)
Plan: 10 clear and legible white paper prints of the minor plan and
three copies of the required supporting documents.
(2)
Application form: one copy of "Subdivision and Land Development Review
Application." (Application forms may be obtained from the Department
of Community Development.)
(3)
Appropriate fees. A review fee and an escrow fund shall be submitted
in an amount established by resolution by the Township Board of Commissioners.
(4)
Two copies of the deed(s) for the subject property, any easements,
a reference to the recorded subdivision plan (by Township file number
or plan name) that created the lot(s), and any zoning decisions or
other recorded documents that might affect the proposed subdivision.
(5)
The applicant shall submit, concurrently with the paper copies of
the above, digital copies of all documents, including plans, reports,
letters, applications, agreements, deeds and other supporting documents
in Portable Document Format (PDF). This may be accomplished via electronic
mail, compact disc or a download service, as prearranged with the
Department of Community Development.
(6)
Certification of central water supply system.
(a)
Extension of system. When the subdivision is to be served with
water by an extension of an existing water company or authority, the
applicant shall submit one copy of a letter from the water company
or authority which states that the company or authority can and will
adequately serve the subdivision.
(b)
New system. In the absence of a public water system, or if the
extension of existing municipal systems to the proposed site is deemed
to be economically impractical by the Board of Commissioners, the
applicant shall be required to construct a water supply and/or distribution
system to Township standards and offer to dedicate said system to
the Township or its designee, without cost, as a central public water
supply and/or distribution system. When a subdivision is to be served
by a new central water supply system, the applicant shall apply for
and obtain a permit from the Pennsylvania Department of Environmental
Protection and shall supply a letter from the applicant which states
that he will comply with the Pennsylvania Department of Environmental
Protection requirements.
(c)
Plans and specifications for the extension of an existing water
system or a creation of a new water system shall be submitted to the
Township Engineer for his review and approval.
(7)
Certification of central sanitary sewerage system.
(a)
Extension of system. When the subdivision is to be served by
an extension of an existing sewer company or authority, the applicant
shall submit one copy of a letter from the company or municipal agency
which states that the company or municipal agency can and will adequately
serve the subdivision.
(b)
New system. In the absence of a public sanitary sewer collection
and/or disposal system, or if the extension of existing municipal
collection and/or disposal systems to the proposed site is deemed
to be economically impractical by the Board of Commissioners, the
applicant shall be required to construct a sanitary sewage collector
system and treatment plant to Township or its designee's standards,
for connection to the municipal system if and when constructed to
serve the development, and offer to dedicate said system to the Township
without cost, as a central public sanitary sewer collection system.
If a sanitary sewage disposal system is required, the Township, at
its discretion, may require that the applicant construct the disposal
system, or that said system be constructed by the Township and/or
the South Whitehall Township Authority.[1] When the subdivision requires a new central sewage collection
and/or disposal system, the applicant shall, if required, apply for
and obtain a permit from the Pennsylvania Department of Environmental
Protection and a letter from the applicant which states that he will
comply with the Department of Environmental Protection requirements.
[1]
Editor's Note: The Township Authority was dissolved 5-3-2017
by Ord. No. 1021.
(c)
Plans and specifications for the extension of an existing sewage
system or a creation of a new sewage system shall be submitted to
the Township Engineer for his review and approval.
(8)
Certification of on-lot sewer and water systems.
(a)
On-lot sewage disposal systems. When the subdivision is to be
served by individual on-lot sewage disposal systems, the applicant
shall submit the application for sewage disposal system report (Copies
of the sewage disposal report can be obtained from the Department
of Community Development.), certified by the Township Sewage Enforcement
Officer, that he will approve a properly designed on-lot sewage disposal
system for the proposed size of lots on the subdivision. No new on-lot
systems shall be permitted in areas designated in the Comprehensive
Plan as areas to be served by public sewers unless it is anticipated
that the public sanitary sewer service will not be available within
one year of plan approval.
(b)
On-lot water supply system. When the subdivision is to be served
by individual on-lot water supply systems, the applicant shall submit
one copy of certification by the Pennsylvania Department of Environmental
Protection that the Department will approve a properly designed on-lot
water system for the proposed size of lots on the subdivision. No
new on-lot supply system shall be permitted in areas designated by
the Comprehensive Plan to be served by municipal water unless it is
anticipated that the public water service will not be available within
one year of plan approval.
(c)
Plans and specifications for the extension of an existing on-lot
sewage system and on-lot water system shall be submitted to the Township
Engineer and Sewage Enforcement Officer for their comment and approval.
(9)
The applicant shall transmit one print of the plan to the Lehigh
Valley Planning Commission for its review and comment and submit proof
of transmittal to the Township.
(10)
The applicant shall transmit one print of the plan to the district
office of the Pennsylvania Department of Transportation for its review
and comments if the proposed subdivision abuts or is traversed by
a state highway or affects the storm drainage of a state highway and
submit proof of transmittal to the Township.
(11)
The applicant shall transmit one print of the plan and one copy
of all appropriate supporting documents to the Pennsylvania Department
of Environmental Protection for its review and comments and submit
proof of transmittal to the Township.
(12)
The applicant shall transmit one print of the plan and one copy
of the soil erosion and sedimentation control plan, if applicable,
to the representative for the Lehigh County Conservation District
and submit proof of transmittal to the Township.
(13)
The applicant shall transmit one copy to Lehigh and Northampton
Transportation Authority (LANTA) and submit proof of transmittal to
the Township.
(14)
Additional data shall be submitted if requested by the Township
Engineer or Township Planning Commission pursuant to this chapter
or other applicable laws or regulations.
B.
Drawing requirements. A minor plan shall be in accordance with and
show the following:
[Amended 3-20-2019 by Ord. No. 1043]
(1)
The plan shall be drawn at one of the following scales: one inch
equals 20 feet; one inch equals 30 feet; one inch equals 40 feet;
one inch equals 50 feet; one inch equals 60 feet; one inch equals
80 feet; one inch equals 100 feet.
(2)
The plan sheet size shall be 24 inches by 36 inches, 30 inches by
42 inches, or other size preapproved by the Township Engineer and
permitted by the Lehigh County Recorder of Deeds.
(3)
All sheets shall be the same size, and be numbered relative to the
total number of sheets (e.g., 1 of 5, etc.).
(4)
The
plan(s)to be recorded shall include an index referencing each plan
sheet in the plan set bearing the date and last revision date of each
plan sheet. Each plan proposed to be recorded shall be identified
in the index.
(5)
A title block at the bottom center or at the bottom right of the
plan showing:
(a)
Name under which the subdivision is to be recorded.
(b)
Scale.
(c)
Date of plan and dates of all revisions.
(d)
Name and address of the owner and of the applicant, if different.
(e)
Name and address of registered engineer or surveyor who prepared
the plan.
(f)
Name of municipality in which subdivision is located.
(6)
The registered professional engineer and surveyor responsible for
the plan and qualified to do such work according to Pennsylvania Act
No. 367 of 1945,[2] as amended, shall certify that the plan is correct as
described and shall affix his/her name, address, license number, and
seal. The statement of the plan should be worded, "I hereby certify
the above plan and survey to be correct in all its details."
[2]
Editor's Note: See 63 P.S. § 148 et seq.
(7)
The following statements should be signed and notarized by the applicant:
(a)
The applicant is the owner, equitable owner or has an option
or conditional contract of sale on the land proposed to be subdivided
or developed, that no litigation or liens exist on or are pending
against the site, that the plan has been processed with the applicant's
free consent and that the applicant desires to record the plan.
(b)
The applicant certifies that he/she will properly grade all
individual lots to provide adequate surface drainage so that no low
spots or water pockets create a public nuisance and that he/she will
place permanent concrete reference monuments to grade as noted on
the plan upon completion of grading.
(c)
The applicant acknowledges that following approval of this plan,
plan changes may be required to address the comments and regulations
of outside agencies responsible to review any aspect of the project
reflected on this plan, including but not limited to post-construction
stormwater management and NPDES permit regulations. In the event of
changes to the plan following approval (whether or not the plan has
been recorded), the applicant shall submit the revised plan to the
Township for review before the applicant may move forward with construction
activities pursuant to the revised plan (whether or not the plan has
been recorded).
(8)
North point, graphic scale, date of plan, and revision dates.
(9)
Legend sufficient to clearly distinguish existing and proposed features.
(10)
Site data, including:
(a)
Total acreage of tract.
(b)
Number of lots proposed and the area in square feet or acres
for each lot.
(c)
Type of water supply system.
(d)
Type of sewage disposal system.
(e)
Zoning district and dimensional requirements compared to the
applicant's proposal.
(f)
Parcel identification numbers from county records.
(11)
A location map at a scale not more than 1,000 feet to the inch;
this map must show:
(a)
Relation of tract to adjoining property.
(b)
Related road and highway system within 1,000 feet of the subdivision
tract
(c)
Municipal boundaries within 1,000 feet of the subdivision tract.
(d)
Zoning district boundaries within 1,000 feet of the subdivision
tract.
(e)
Watercourses and any other areas subject to flooding (flood
zones).
(12)
Boundaries of the tract showing bearings and distances and having
an error of closure not to exceed one foot in 10,000 feet. All bearings
and distances shall be indicated outside the boundary line not inside
with the lot dimensions. When a plan is bounded with an irregular
shoreline of a body of water, the bearings and distances of a closing
intermediate traverse should be given and a notation made that the
plot includes all land to the water's edge or otherwise. The survey
should tie into the nearest United States Geological Survey monument
or other established benchmark, if feasible.
(13)
Proposed lot layout with dimensions to the nearest foot and
net lot areas to nearest square foot.
(14)
Building setback lines.
(15)
Topographic contours at vertical intervals of two feet.
(16)
The datum to which contour elevations refer shall be tied to
an established vertical datum preferably the North American Vertical
Datum of 1988 (NAVD88) and/or provide applicable conversions to this
datum. The benchmark should be shown on all applicable plans.
(17)
The names of owners of immediately adjacent land, and the names
of existing or proposed subdivisions immediately adjacent.
(18)
All existing watercourses, wetlands, bodies of water, floodplain,
significant tree masses and other significant features such as rock
outcrops, slag piles, quarry holes, springs, and swampy areas. All
trees over six inches in diameter at a height of 4.5 feet above adjacent
grade.
(19)
The locations, size and owners of existing buildings, sewer
mains, water lines, storm sewers, culverts, petroleum or petroleum
products lines, gas lines, transmission lines, fire hydrants, underground
tanks, wells, septic systems within 100 feet of the tract, and other
significant man-made features.
(20)
The location, character and elevation of any building within
100 feet of the tract.
(21)
The locations and widths of all sidewalks, trails, driveways,
streets, easements, and rights-of-way platted or existing in the subdivision
and within 400 feet of any part of the subdivision tract. If the tract
is bisected by a municipal boundary, the boundary to be shown on the
plans shall be as depicted on the tax maps unless another boundary
has been accepted by both municipalities.
(22)
Soil types and mapped limits.
(23)
Location of proposed water and sanitary sewer services.
(24)
Evidence that safe sight distance measurement in accordance
with the PennDOT requirements can be met at a potential nonresidential
driveway location.
(25)
Location and dimensions of all easements and lots proposed to
be dedicated or reserved for public use with dimensions in feet and
tenths of a foot.
(28)
The applicant shall submit a project narrative that describes
the proposal. This written statement shall identify the zoning district
within which the subject property is located, the names and ownership
(Township, PennDOT, or private) of the frontage streets, the parcel
owner name, the applicant name, the existing and proposed uses of
the tract, the area of the existing lot, the number of proposed lots,
the proposed areas of the lots, the size of the proposed building,
the number of proposed parking spaces, the existing and proposed types
of water service and sanitary sewage disposal, the proposed types
of stormwater best management practices and any nearby historic sites.
(29)
Historical zoning relief and any other applicable zoning information
shall be provided.
(30)
Officially established house numbers for street addresses as
assigned by the Department of Community Development.
(31)
Landscape plan: The plan will show clear sight triangles, overhead and underground utilities, street lights, fire hydrants, existing vegetative cover intended to remain after development and proposed new vegetative cover. The plan will address the requirements of § 312-40 of these regulations and of the South Whitehall Township Zoning Ordinance.[3] Significant tree masses and all trees over six inches
in diameter and 4.5 feet in height above grade, if sparsely scattered,
should be shown.
(32)
Other information which maybe required by the Township Engineer or
Township Planning Commission in accordance with this ordinance or
other applicable laws or regulations.
(33)
A note shall be provided on each plan to be recorded which indicates
that: "This plan has been reviewed by the Township Staff and Township
Engineer for consistency with municipal regulations and ordinances
relating to land usage and dimensional requirements of zoning. Investigations
regarding peripheral land and plan issues which are not required as
part of a review process such as clarity of title, subsurface conditions
including, but not limited to, soil and water quality, karst geological
activity, and historic and archeological issues, or such other issues
(as appropriate) that may affect the merchantability of the land,
have not been investigated or reviewed by the Township or the Township
Engineer. The Township and Township Engineer make no representation
or warranty concerning these issues, which should be addressed by
qualified professionals, commissioned by the applicant and/or land
owner(s), as appropriate, and engaged in the appropriate field of
practice. Dimensions and geometry of the property boundary and any
internal lots and streets have been overviewed with respect to applicable
ordinance standards for mathematical completeness, clarity of depiction,
consistency, closure, and area (only). The research for and determination
and location of property lines, street rights-of-way, and other easements,
etc., are the responsibility of the Surveyor of Record whose seal
appears on this plan, and have not been independently confirmed or
verified by the Township, the Township Engineer, or the Township Solicitor."
A.
Submission requirements. Simultaneous with the conveyance of the
required subdivision improvements, the applicant shall be required
to provide one Mylar reproducible plan and three white background
prints and digital copies of all documents in in Environmental Systems
Research Institute (Esri) ArcGIS format and Portable Document Format
(PDF) of the as-built final plan.
(1)
Prior to submitting these plans, one print of the record plan(s)
shall be submitted to the Township Engineer for review and approval.
(2)
The location of improvements and other data on the as-built final plan shall be in conformity with the requirements of § 312-23B et seq. of these regulations. All construction changes shall be noted by drawing a line through the design data and showing the record data adjacent thereto. The following specific information shall also be noted:
(a)
Water distribution system: stationing of each gate valve, bend,
tee, cross, plug, and lateral. Each curb stop and valve box shall
be stationed and defined with a reference tie when necessary. The
location of the water main with respect to the street center line
or utility easement line shall be shown and dimensioned.
(b)
Sanitary sewerage system: depth, length, and station of each
lateral. In the case of skewed laterals an additional reference tie
shall be provided. Stationing shall be based on the commonly accepted
practice of using Station 0+00 for the nearest downstream manhole.
(c)
Storm sewerage system: invert elevations, sewer lengths, slopes,
pipe diameters, and types. The final approved post-construction stormwater
management plan shall be submitted to the Community Development Department,
the Public Works Department and Township Engineer's Office.
(d)
Roads: as-built curb and/or pavement grades for intersections.
Any significant deviations in the center line profile shall be noted
on the plan.
Any minor plan for which all the required subdivision improvements
have not been substantially completed within five years from the date
the minor plans were given preliminary/final plan approval by the
Board of Commissioners shall be subject to all amendments to Township
ordinances, resolutions, regulations and/or policies. The Board of
Commissioners shall require the applicant to amend the final minor
plans to conform to the standards and the required improvements of
the amended ordinances, resolutions, regulations and/or policies which
govern development in the Township, including but not limited to the
Subdivision Regulations and the Zoning and PRD Ordinances.
