The purposes of this article are to list the information that is required as part of an application for subdivision and land development plan approval. The provisions of this article shall apply to all subdivision and land development applications in Newlin Township. (Proposals for development shall follow the procedures specified in § 185-16B.)
A.
Optional sketch plan. An optional sketch plan may be submitted by the applicant as a basis for informal discussions with the Board, the Planning Commission, and the County Planning Commission regarding the design of a proposed subdivision or land development. Sketch plan submission is strongly encouraged as a way of helping applicants and officials develop a better understanding of the property and to help establish an overall design approach that respects its special or noteworthy features, while providing for the density and land uses permitted under Chapter 240, Zoning.
B.
Information on sketch plan. To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission, the sketch plan should include the information listed below. Many of these items can be taken from the existing resources and site analysis plan, which shall be prepared and submitted no later than the date of the site inspection, which precedes the preliminary plan (see § 185-13D). The sketch plan may be prepared as an overlay sheet on the existing resources and site analysis plan.
(1)
Name and address of owner/applicant;
(2)
Name and address of the professional engineer, surveyor, planner,
architect, landscape architect, or site designer responsible for preparing
the plan;
(3)
Graphic scale (generally not greater than one inch equals 200 feet;
however, dimensions on the plan need not be exact at this stage) and
North arrow;
(4)
Approximate tract boundaries, sufficient to locate the tract on a
map of the Township, and tax parcel numbers;
(5)
Location map;
(6)
Streets on and adjacent to the tract (both existing and proposed);
(7)
One-hundred-year floodplain limits, and approximate location of wetlands;
(8)
Topographic, physical and cultural features, including fields, pastures,
meadows, wooded areas, trees with a diameter of 15 inches or more,
hedgerows and other significant vegetation, slopes over 25%, rock
outcrops, soil types, wetlands, ponds, ditches, drains, dumps, storage
tanks, streams within 200 feet of the tract, existing rights-of-way
and easements, and cultural features, such as all structures, foundations,
walls, wells, trails, and abandoned roads;
(9)
Schematic layout indicating a general concept for land conservation
and development; and
(10)
Proposed general layout, including streets, building locations,
parking lots, and open spaces.
A.
Preliminary plan elements. The submission requirements for a preliminary
plan shall consist of the following four elements, and shall be prepared
in accordance with the drafting standards described herein:
B.
Drafting standards. Plans shall be drawn to the following standards:
(1)
The plan shall be drawn to a scale of either one inch equals 100
feet or one inch equals 200 feet, whichever would fit best on sheets
not less than 17 inches by 22 inches and not larger than 34 inches
by 44 inches, unless otherwise approved by the Township Planning Commission.
(2)
Each sheet shall be numbered, and the plan shall provide a legend
indicating existing and proposed features.
C.
Site context map. A map showing the location of the proposed subdivision
within its neighborhood context shall be submitted. For sites under
100 acres in area, such maps shall be at a scale not less than one
inch equals 500 feet, and shall show the relationship of the site
to natural and man-made features existing within 1,000 feet. For sites
of 100 acres or more, the scale shall be one inch equals 1,000 feet,
and shall show the above relationships within 2,000 feet of the site.
The features that shall be shown on site context maps include topography
(from U.S.G.S. maps), stream valleys, wetland complexes (from maps
published by the U.S. Fish & Wildlife Service or the USDA Natural
Resources Conservation Service), woodlands over one-half acre in area
(from aerial photographs), ridge lines, public roads and trails, utility
easements and rights-of-way, public land, and land protected under
conservation easements.
D.
Existing resources and site analysis plan. For all subdivisions (except
those in which all proposed lots are to be 10 or more acres in area),
an existing resources and site analysis plan shall be prepared to
provide the applicant and the Township with a comprehensive analysis
of existing conditions, both on the site and within 500 feet. Conditions
beyond the site's boundaries may be described on the basis of existing
published data and from aerial photographs. The following information
shall be included in this plan:
(1)
Topography, the contour lines of which shall generally be at two-foot
intervals, determined by photogrammetry (although ten-foot intervals
are permissible beyond the parcel boundaries, interpolated from published
United States Geological Survey maps). The determination of appropriate
contour intervals shall be made by the Planning Commission, which
may specify greater or lesser intervals on exceptionally steep or
flat sites. Slopes between 15% and 25% and exceeding 25% shall be
indicated by shading. Topography for subdivisions shall be prepared
by a professional land surveyor or professional engineer from an actual
field survey of the site or from stereoscopic aerial photography and
shall be coordinated with official U.S.G.S. benchmarks.
(a)
Applications that are subject to the provisions of the Steep Slope Conservation Overlay District in § 240-63 of Chapter 240, Zoning, of the Code of the Township of Newlin, may identify such steep slope areas in approximate terms and without meeting the provisions of§ 185-13D(1) of this chapter, provided that no disturbance shall occur within the steep slope areas as defined in Chapter 240, Zoning, as well as a thirty-five-foot-wide buffer surrounding such areas.
(b)
Notwithstanding the provisions of § 185-13D(1)(a) above, the Township Engineer may require applicants to comply with the provisions of § 185-13D(1) where the Township Engineer determines that such information is necessary due to unusual geological, topographic or other physical circumstances.
(2)
The location and delineation of ponds, streams, ditches, drains, and natural drainage swales, as well as the one-hundred-year floodplains and wetlands, as defined in Chapter 240, Zoning. Additional areas of wetlands on the proposed development parcel shall also be indicated, as evident from testing, visual inspection, or from the presence of wetland vegetation.
(3)
Vegetative cover conditions on the property according to general
cover type, including cultivated land, permanent grass land, meadow,
pasture, old field, hedgerow, woodland and wetland, trees with a diameter
in excess of 15 inches, the actual canopy line of existing trees and
woodlands. Vegetative types shall be described by plant community,
relative age and condition.
(4)
Soil series, types and phases, as mapped by the United States Department
of Agriculture Natural Resources Conservation Service in the published
soil survey for Chester County, and accompanying data published for
each soil relating to its suitability for construction and for septic
suitability.
(5)
Ridge lines, high points, elevations and watershed boundaries.
(6)
A viewshed analysis showing the location and extent of views into
the property from public roads and from public parks.
(7)
Geologic formations on the site, including rock outcroppings, cliffs,
sinkholes, and fault lines.
(8)
The location and dimensions of all man-made improvements, including,
but not limited to, streets, driveways, farm roads, woodland roads,
buildings, foundations, walls, wells, drainage fields, dumps, and
utilities.
(9)
Locations of all historically significant sites or structures on
the tract, including but not limited to cellar holes, stone walls,
earthworks and graves, and historic sites listed on the Township Open
Space, Recreation and Environmental Resources Plan.
(10)
Existing trails that have been in public use (pedestrian, equestrian,
bicycle, etc.).
(11)
All easements and other encumbrances of property that are or
have been filed of record with the Recorder of Deeds of Chester County
shall be shown on the plan.
E.
Four-step design process for subdivisions. All preliminary plans shall include documentation of a four-step design process in determining the layout of proposed greenway lands, house sites, streets and lot lines, as described in § 185-29.
F.
Preliminary improvements plan. This plan shall generally show areas
of improvements, including the following items:
(1)
Historic resources, trails and significant natural features, including,
but not limited to, topography, areas of steep slope, wetlands, one-hundred-year
floodplains, swales, rock outcroppings, vegetation, existing utilities,
and other site features, as indicated on the existing resources and
site analysis plan.
(2)
Existing and approximate proposed lot lines, existing easements and
rights-of-way.
(3)
Approximate location, alignment, width and tentative names of all
proposed streets and street rights-of-way, including all street extensions
or spurs that are necessary to provide adequate street connections
and facilities to adjoining development or undeveloped areas; preliminarily-engineered
profiles for proposed streets.
(4)
Approximate location of proposed swales, drainage easements, and
stormwater management facilities.
(5)
Where community wastewater treatment systems are to be provided,
the conceptual layout of proposed sewage systems, including, but not
limited to, the tentative locations of conveyance lines and sewage
treatment plants, showing the type and degree of treatment and the
size and capacity of treatment facilities.
(6)
Where central water service is to be provided, the conceptual layout
of proposed water distribution facilities, including water mains,
fire hydrants, storage tanks and, where appropriate, wells or other
water sources.
(7)
Location of all percolation tests as may be required under this chapter,
including all failed test sites or pits as well as those that were
approved and including an approved alternate site for each lot requiring
an in-ground septic system. All approved sites shall be clearly distinguished
from unapproved sites.
(8)
Limit-of-disturbance line (must be exact in relation to the retention
of existing trees to be preserved).
(9)
Approximate location and dimensions of proposed playgrounds, public
buildings, public areas and parcels to be dedicated or reserved for
public use.
(10)
If land to be subdivided lies partly in or abuts another municipality,
the applicant shall submit information concerning the location and
conceptual design of streets, layout and size of lots and provisions
of public improvements on land subject to the applicant's control
within the adjoining municipalities. The design of public improvements
shall provide for a smooth transition where specifications vary between
municipalities. Evidence of approval of this information by appropriate
officials of the adjoining municipalities also shall be submitted.
(11)
Where the applicant proposes to install the improvements in
phases, he shall submit with the preliminary plan, pursuant to the
Pennsylvania Municipalities Planning Code Section 508,[2] a delineation of the proposed sections and a schedule
of deadlines within which applications for final approval of each
section are intended to be filed.
[2]
Editor's Note: See 53 P.S. § 10508
(12)
Typical street cross-section drawing(s) for all proposed streets
shall be shown, including details relating to thickness, crowning
and construction materials.
(13)
Utilities and easements.
(a)
Exact locations of existing utility easements and approximate
locations of proposed utility easements.
(b)
Approximate layout of all proposed sanitary and storm sewers
and location of all inlets and culverts, and any proposed connections
with existing facilities. (These data may be on a separate plan.)
(c)
The tentative location of proposed on-site sewage and water
facilities.
(14)
Approximate location of proposed shade trees, plus locations
of existing vegetation to be retained.
(15)
Signature blocks for the Planning Commission, Board of Supervisors,
and the County Planning Commission shall be provided on the right-hand
side of the preliminary improvements plan.
G.
Preliminary studies and reports. When required by the Board of Supervisors,
typically in cases involving large subdivisions of more than 25 lots
or smaller development plans where the Township believes that potential
impacts could be significant, the preliminary plan submission shall
include one or more of the following studies to assist in determination
of the impact of the application upon municipal services and facilities:
(1)
Sewer feasibility report, which evaluates the ability of the tract
to accommodate on-site sewage disposal facilities (if so proposed)
without causing adverse effects on nearby properties.
(2)
Groundwater protection and replenishment study, which evaluates the
ability of the tract to accommodate on-site water supply facilities
(if so proposed) without causing adverse effects on nearby properties.
(3)
Erosion and sedimentation control plan, which evaluates measures
to limit and control erosion and sedimentation.
(5)
Community association document:
(a)
A community association document, (homeowners' association or
a condominium association document) shall be provided for all subdivision
and land development applications which propose lands or facilities
to be used or owned in common by all the residents of that subdivision
or land development and not deeded to the Township.
(b)
The elements of the community association document shall include,
but shall not necessarily be limited to the following:
[1]
A description and the precise location of all lands and facilities
to be owned by the community association.
[2]
Statements setting forth the powers, duties, and responsibilities
of the community association, including the services to be provided.
[3]
A declaration of covenants, conditions, and restrictions, giving
perpetual easement to the lands and facilities owned by the community
association. The declaration shall be a legal document which also
provides for automatic association membership for all owners in the
subdivision or land development and shall describe the mechanism by
which owners participate in the association, including voting, elections,
and meetings. Furthermore, it shall give power to the association
to own and maintain the common property and to make and enforce rules.
[4]
Statements prescribing the process by which community association
decisions are made and establishing the authority to act.
[5]
Statements requiring each owner within the subdivision or land
development to become a member of the community association.
[6]
Statements setting cross covenants or contractual terms binding
each owner to all other owners for mutual benefit and enforcement.
[7]
Requirements for all owners to provide a pro rata share of the
cost of the operations of the community association.
[8]
A process of collection and enforcement to obtain funds from
owners who fail to comply.
[9]
A process for transition of control of the Community association
from the developer to the unit owners.
[10]
Statements describing how the lands and facilities
of the community association will be insured, including limit of liability.
[11]
Provisions for the dissolution of the community
association in the event the association should become not viable.
H.
Preliminary greenway ownership and management plan. Using the preliminary
plan as a base map, the boundaries, acreage and proposed ownership
of all proposed greenway areas shall be shown.
I.
Preliminary engineering certification. Prior to approval of the preliminary
plan, the applicant shall submit to the Planning Commission a preliminary
engineering certification that the approximate layout of proposed
streets, housetops, and greenway lands complies with the Township's
zoning and subdivision ordinances, particularly sections governing
the design of subdivision streets and stormwater management facilities.
This certification requirement shall provide the Planning Commission
with assurance that the proposed plan shall be completed according
to the Township's regulations. The certification shall also note any
waivers needed to implement the plan as drawn.
J.
Environmental impact assessment. An environmental impact assessment
(EIA) shall be provided, according to the following requirements:
(1)
Purpose. In order to more effectively evaluate subdivision and/or land development proposals, the applicant shall disclose the environmental consequences of such proposals through the submission of an Environmental Impact Assessment (EIA). The EIA is intended to provide the Township with information adequate to evaluate potential adverse impacts of the proposal and the proposed mitigation of adverse impacts. The EIA will help determine whether the overall objectives of Chapter 240, Zoning, the Newlin Township Comprehensive Plan and the Newlin Open Space, Recreation and Environmental Resources Plans are met. The EIA is also intended to address the environmental protection objectives set forth in the Pennsylvania Municipalities Planning Code (MPC) and Article I, § 27, of the Constitution of the Commonwealth of Pennsylvania.
(2)
Applicability. An EIA shall be prepared for:
(a)
Any subdivision of more than 10 lots;
(b)
Any land development that would result in more than 10,000 square
feet of nonresidential floor space or more than five residential units;
(d)
Any subdivision or land development that, in the opinion of
the Township Engineer and Board of Supervisors, may have a significant
adverse impact on the project site or immediately surrounding area.
(3)
Contents and scope of the EIA. The EIA shall contain text, tables, maps and analyses that document the existing resources of the subject site and the predicted impacts associated with the proposed subdivision and/or land development. The EIA shall be based on the site analysis plan as required in § 185-13D. It is recommended that information contained in the Newlin Township Comprehensive Plan and the Open Space, Recreation, and Environmental Resources Plan be utilized. Additionally, because the information presented in those plans was developed for Township-wide rather than site-specific purposes, the applicant is encouraged to supplement or update that information as appropriate with any published reports, studies or natural resource data as may be available, or with original, site-specific investigations. Prior to preparing the EIA, the applicant is strongly encouraged to meet informally with the Planning Commission to discuss the appropriate level of detail for the EIA for a particular project. The contents of the EIA shall also include the information specified below:
(a)
Visual resources and aesthetics. The visual resources and scenic
roads on or adjacent to the property shall be presented on a map and
described. Such characteristics shall include areas that have a particular
amenity value and areas that offer interest in viewing the property.
(b)
Land use. The land use conditions and characteristics of the
site and adjacent parcels shall be presented on a map and described.
Categories of land use shall include: paved or other impervious surfaces,
lawns and other landscaped areas, croplands, pastures, woodlands,
old fields, barren areas, easements, rights-of-way, and trails. The
land use map may be combined with the vegetation map if appropriate.
The generalized land uses on areas immediately adjacent to the subject
property also shall be identified.
(c)
Description of proposal and assessment of impacts. The nature
and purpose of the proposed subdivision or land development shall
be described. An impact assessment of all potential adverse effects
of the proposal on on-site and off-site (e.g., downstream) natural
resources shall be prepared. The proposal shall be described in terms
of the scale and/or magnitude of effects that it will have on each
of the natural resources and features identified above. At a minimum,
the EIA shall identify the following:
[1]
The location and acreage of each natural resource and feature
that will be disturbed directly by the proposal, and a description
of the nature of the disturbance.
[2]
The location and acreage of each natural resource to be disturbed
indirectly by the proposal, and a description of the nature of the
disturbance.
[3]
The nature of any effects on each resource and feature as to
whether it is beneficial, adverse, or neutral.
[4]
The magnitude, degree, or significance of any adverse effects
identified, relative both to the resources of the site and to the
resources of the Township.
[5]
The nature of each adverse effect as to whether it is temporary
or permanent, short-term or long-term.
[6]
The extent to which the subject proposal, in conjunction with
other existing or proposed projects, may result in cumulative adverse
effects on the natural resources and features of the property or in
the Township.
(d)
Alternatives. Alternatives that would preclude, reduce or lessen
potential adverse impacts or produce beneficial effects shall be discussed.
Alternatives to the proposed subdivision and/or land development that
were considered but rejected shall be discussed, and the reasons for
their being rejected shall be given. The discussion shall address
alternatives such as: revised location; redesign, layout, or siting
of buildings, roads, and other structures; alternate methods for sewage
disposal, water supply, and stormwater management; reduction in the
number or size of proposed lots or structures.
(e)
Measures to mitigate adverse effects. For adverse effects which
cannot be avoided by alternative design or method, the types of remedial,
protective, or mitigation measures that will be implemented shall
be identified and discussed. Such mitigation measures include those
required through existing procedures, regulations, and standards,
and those unique to a specific proposal.
[1]
Mitigation measures that pertain to existing procedures, regulations,
and standards are those related to current requirements of federal,
state, county, and/or Township agencies for remedial or protective
action, such as: sedimentation and erosion control, stormwater runoff
control, water quality control, creation of compensatory wetlands,
air quality control, and the like.
[2]
Mitigation measures that may be unique to a specific subdivision
and/or land development proposal include additional efforts to minimize
adverse effects, such as revegetation; screening; fencing; emission
control; traffic control; noise control; reduction in number or size
of lots, buildings, or other structures; land acquisitions or donations;
and the like.
(f)
List and qualifications of authors. The names, addresses, telephone
numbers, and qualifications of persons directly responsible for the
preparation of the EIA.
K.
Transportation impact assessment. A transportation impact assessment
(TIA) shall be provided according to the following:
(1)
Applicability. A TIA shall be prepared for any subdivision or land
development proposal that will result in the development generating
100 new peak hour vehicle trips, according to the most recent trip
generation standards of the Institute of Transportation Engineers.
In addition, a TIA may be required if the Township Engineer and Board
of Supervisors find that current transportation conditions exist in
the area, such as a high-accident location, inadequate intersection
geometry, or a congested intersection, which directly affect the proposed
development and which would be further exacerbated by the development
in the absence of improvements.
(2)
Requirements. The TIA shall include the following elements and be
prepared to the following requirements:
(a)
Preparation requirements. All transportation analyses shall
be prepared by or under the supervision of qualified transportation
engineers with specific training and experience in the preparation
of transportation analyses for proposed developments.
(b)
Study area. The TIA study area shall be determined by the characteristics
of the surrounding area. The intersections to be studied shall be
mutually agreed upon between the Township Engineer and the transportation
engineer preparing the analysis. Generally, intersections to be included
in the analysis shall be adjacent to the site or shall directly affect
access to the site, and shall include such intersections within one-quarter
mile of the site.
(c)
Horizon year. Traffic forecasts shall be prepared for the anticipated
year ("horizon year") of the development's completion, under conditions
of expected occupancy and buildout.
(d)
Background traffic. Background traffic volumes shall be established
for roads and intersections within the TIA study area for the horizon
year, based on current traffic counts and an annual growth factor
to be agreed upon between the Township Engineer, the transportation
engineer preparing the analysis, and the PennDOT District Traffic
Engineer.
(e)
Non-site-generated traffic estimates. Horizon year traffic estimates
shall be made of all non-site-generated traffic and traffic generated
by all other developments within the study area for which preliminary
or final approvals have been issued. This traffic is incremental to
the background growth in traffic.
(f)
Trip generation calculation. The TIA shall identify the categories
and quantities of land uses that are proposed in the development,
together with their corresponding trip generation rates and the resulting
number of trips that are to be generated. Trip generation rates shall
be referenced from the latest edition of the Institute of Transportation
Engineers (ITE) Trip Generation Manual, from a local analysis of actual
conditions at a similar development, or from another source acceptable
to the Township Engineer. All sources shall be cited in the analysis.
Unusual or special trip rates generated by uncommon land uses shall
be explained in the analysis.
(g)
Consideration of pass-by and shared-use trips. Pass-by trips
or shared trips (i.e., when vehicles which are already using the roadway
are attracted to the site) shall be calculated and accounted for using
ITE standards, or studies and interviews at similar land uses may
be required to substantiate the anticipated effects, as acceptable
to the Township Engineer.
(h)
Determination of influence area. Prior to the distribution of
site-generated trips for nonresidential developments, an influence
area shall be defined which contains not less than 80% of the trip
ends that will be attracted to the development. The influence area
can be determined by the use of usual and customary studies or documented
material, and which are acceptable to the Township Engineer. The influence
area may also be based on a reasonable maximum convenient travel time
to the site, or by delineating area boundaries based on locations
of competing developments.
(i)
Estimates of trip distribution. Trip distribution may be estimated
by an ITE-endorsed method acceptable to the Township Engineer. A multiuse
development may require more than one distribution and coinciding
assignments for each phase of completion. Consideration shall also
be given to whether inbound and outbound trips will have similar distributions.
(j)
Trip assignments. Assignments shall be made considering logical
routings, available roadway capacities, left turns at critical intersections,
and projected travel times. Multiple paths between origins and destinations
may be necessary to reflect realistic estimates, rather than assigning
the routes with the shortest travel times. Multiple pathways shall
be assigned to projects with multiple access points or with internal
roads. Pass-by trip assignment shall consider the rerouting of existing
traffic.
(k)
Capacity analysis. A capacity analysis shall be performed at
each of the major street and project site intersections within the
analysis area. In addition, capacity analyses shall be completed for
those roadway segments within the study area that are determined by
the Township Engineer to be sensitive to site traffic. These may include
such segments as internal site roadways, parking facility access points,
and for vehicles queuing off and on site. Studies of other locations
may be required by the Township Engineer. The recommended level-of-service
analyses procedures in the most recent edition of the Institute of
Transportation Engineers Highway Capacity Manual shall be followed.
For purposes of the analysis, the overall level-of-service ratings
of A, B, C and D shall be considered acceptable for signalized intersections,
and levels E and F considered unacceptable.
(l)
Level of service calculations. The recommendations of the traffic
study shall be oriented towards the provision of safe and efficient
movement of traffic to, from, within and past the proposed development,
while minimizing the impact on non-site trips. Levels of service should
not degrade below D if they are D or better prior to development and
should not be allowed to degrade further if they are already at E
or F prior to development.
(m)
Safety. The traffic study shall include an analysis of existing
accident data in the study area, an identification of potentially
hazardous road or intersection configurations, and an explanation
of the anticipated impact from the proposed development on these locations.
(n)
Documentation required. The TIA shall document the purpose,
procedures, findings, conclusions, and recommendations of the study.
[1]
Required documentation. The following documentation shall be
provided at a minimum:
[a]
Study purpose and objectives.
[b]
Description of the site and the study area.
[c]
Existing conditions in the study area.
[d]
Recorded or approved nearby developments.
[e]
Trip generation, distribution, and modal split.
[f]
Horizon year trip volumes on roadways in the study
area.
[g]
Assessment of any change in roadway operating conditions
resulting from the development traffic.
[h]
Recommendations for site access and transportation
improvements needed to maintain traffic flow to, from, within, and
past the site at an acceptable and safe level of service.
[2]
Sequence of analysis. The analysis shall be presented in a logical
sequence. It shall follow a step-by-step process through the study's
various stages and its conclusions and recommendations.
[3]
Time frame for improvements. The recommendations shall specify
the period within which the improvements should be made, in relation
to the various stages of the development's construction, and any monitoring
of operating conditions and improvements that may be required.
[4]
Data presentation. Data shall be presented in the form of tables,
graphs, maps, and diagrams whenever possible for clarity and ease
of understanding and review.
[5]
Executive summary. An executive summary of one or two pages
shall be provided, which concisely reviews the basic purpose, conclusions,
and recommendations.
[6]
Unusual situations. Unusual or complicated situations may require
the use of expanded studies or reviews that involve analyses that
extend beyond the minimal requirements in this section.
Final plans shall conform to the preliminary plan, including
any conditions specified by the Township. A final plan shall consist
of and be prepared in accordance with the following:
A.
Drafting standards. All drafting standards as required in § 185-13B shall apply. Final plans shall be prepared at the scale of one inch equals 100 feet. However, final plans for low-density Option 4 subdivisions shall generally not be required to be prepared at scales finer than one inch equals 200 feet, unless special conditions exist on the site.
B.
Information to be shown. The final plan shall show all items as required
for a preliminary plan; and
(1)
Courses and distances. Courses and distances sufficient for the legal
description of all the lines shown on the plan. The error of closure
shall not be greater than one part in 10,000.
(2)
Names of owners. Names of abutting owners; names, locations, widths,
and other dimensions of streets, including center-line courses, distances,
and curve data; descriptive data of ultimate right-of-way lines not
parallel with or concentric with a center line; and location tie-ins
by courses and distances to the nearest intersections of all existing,
planned and approved streets, alleys, easements, recreational areas
and other public improvements within the land to be subdivided or
developed.
(3)
Conformance with regulations. Evidence that the plans are in conformity
with zoning, building, sanitation and other applicable Newlin Township
ordinances and regulations. In any instance where such plans do not
conform, evidence shall be presented that an exception or variance
has been officially authorized.
(4)
Monument locations. Location, material, and size of all monuments
with reference to them.
(5)
Setback lines. Building setback lines with distances from the ultimate
right-of-way lines.
(6)
Deed restrictions. Restrictions in the deed affecting the subdivision
of the property or development of the property.
(7)
Tree locations. Location, size and species of all existing individual trees, tree clusters, noteworthy trees, and trees to be planted as per Article V of this chapter, unless provided on a separate landscaping plan. Noteworthy trees that are proposed to be removed shall be so designated on the plan.
(8)
Improvement construction plan.
(a)
Drafting requirements. The same requirements shall apply for
an improvement construction plan as for a preliminary plan, except
that the horizontal scale of the plan and profile shall be 40 feet
or 50 feet to the inch, and the vertical scale of the profile shall
be four, five, or 10 feet to the inch, whichever is most convenient.
(b)
Information to be shown. The plan shall contain sufficient information
to provide working plans for the construction of the proposed streets,
or any portion thereof, including all appurtenances, sewers, and utilities,
shown on the approved preliminary plan, from one existing or approved
street to another, or in the case of a cul-de-sac, to its turnaround
and shall include:
[1]
Horizontal plan. The horizontal plan shall show details of the
horizontal layout as follows:
[a]
Information shown on the preliminary plan pertaining
to the street to be constructed.
[b]
Limits of areas of construction or disturbance.
[c]
Stations corresponding to those shown on the profile.
[d]
Elevation of the curb at tangent points of horizontal
curves at street or alley intersections and at points approximately
10 feet apart on the curved curb.
[e]
Location and size of sanitary sewers and lateral
connections with distances between manholes, of water, gas, electric
and other utility pipes or conduits, and of storm drains, inlets,
and manholes.
[f]
Location, types and size of curbs, and widths of
paving.
[g]
Location and species of street shade trees to be
planted and location and type of fire hydrants and streetlights.
[2]
Profile. The profile shall be a vertical section of the streets
and utilities with details of vertical alignment as follows:
[a]
Profiles and elevations of the existing and proposed
grades along the center lines of proposed streets.
[b]
Profiles of sanitary sewers including present and
finished ground surfaces showing manhole locations with stations beginning
at the lowest manhole.
[c]
Profiles of storm drains showing manhole and inlet
locations.
[3]
Cross-section. The cross section shall comply with Newlin Township
requirements and specifications as minimum requirements. It shall
show a typical cross section across the street or alley with details
of grading and constructions as follows:
[a]
Ultimate right-of-way width and the location and
width of paving within the ultimate right-of-way.
[b]
Type, depth and crown of paving.
[c]
Type and size of curb.
[d]
When sidewalks are required, grading of sidewalk
area shall be carried to the full width of the ultimate right-of-way
and slopes of cut or fill extended beyond the ultimate right-of-way.
[e]
Location, width, type and depth of sidewalks, when
required.
[f]
Typical location, size and depths of sewers and
utilities.
(c)
Final stormwater management plan. The stormwater management
plan shall include the following:
[1]
All stormwater management requirements as set forth for the preliminary plan and in compliance with Chapter 170, Stormwater Management;
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
[2]
Plans and profiles of erosion and sedimentation controls, both temporary and permanent, including those contained in the required soil erosion, sediment control and grading plan according to the requirements of § 185-76 of this chapter.
[4]
Detailed rainfall runoff calculations;
[5]
Final ownership and maintenance provisions for all stormwater-related
facilities and a schedule of maintenance and inspection responsibilities;
and
[6]
Where the maintenance of stormwater management facilities and
systems is the responsibility of an individual lot owner or of a homeowners'
association, the terms of the maintenance agreement and a description
of the facilities and systems on the lot shall be set forth in perpetual
covenants or deed restrictions that are binding on the landowner's
successors in interest and shall be noted on the final plan.
(9)
Sewage disposal authorization. The final plan shall be accompanied
with planning modules, on-site sewage disposal system permits, or
commitments from public utilities regarding the allocation of sewage
treatment capacity, as necessary.
(10)
As-built plan. An as-built plan shall be submitted and prepared
to the same requirements as the improvement construction plan. The
as-built plan may be an improvement construction plan, which is annotated
to reflect the actual dimensions and locations of the improvements,
and should include the locations of survey monuments.
C.
Lot deeds. All lots shall be deeded to the edge of public ultimate
rights-of-way so that a single deed may be drawn for the dedication
of streets to the Township by the applicant.
D.
Submission information requirements for Option 4 subdivisions (Country Properties and Farmettes), lot add-on plans, incremental (periodic) subdivisions. Subdivisions that are submitted according to the provisions of § 240-15D, Dimensional standards for Option 4 subdivisions: country properties and farmettes; § 240-23, Lot add-on plans, and § 240-24, Incremental (periodic) subdivisions, of Chapter 240, Zoning, of the Code of the Township of Newlin, may be submitted as final plans according to the provisions of § 185-14 of this chapter and shall not be required to comply with § 185-13A through J of this chapter.
E.
When approved, the final plan shall show:
(1)
The signature and seal of the licensed professional engineer, landscape
architect or surveyor, certifying the survey, that the monuments shown
thereon exist as located, and that all dimensional and geodetic data
details are correct.
(2)
The signature of the applicant certifying his or her proffer of the
plan.
(3)
The signatures of a majority of the Board of Supervisors certifying
approval of the plan on the date shown.
F.
Resource assessment report.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
G.
Final improvements construction plan. Where public or private improvements
other than monuments and street traffic signs are to be required for
any subdivision or land development, an improvements construction
plan and specifications, prepared by a registered professional engineer,
shall be filed, setting forth the exact location of the work and all
engineering data necessary for completion of the work. The improvements
construction plan and specifications shall be subject to approval
of the Township Engineer and Board of Supervisors as a prerequisite
to approval of the final plan. The improvements construction plan
shall conform to the following standards and contain the following
information:
(2)
Detailed profile sheets for all proposed streets within the tract.
(3)
If required, a plan, details and specifications of streetlights to
be installed, together with the agreement for maintenance for approval
by the Township.
(4)
Detailed design of any stormwater management facilities that may
be required.
(5)
Where off-site or community sewer service is to be provided, the
final detailed design of all facilities, including, but not limited
to, sewer mains, manholes, pumping stations, and sewage treatment
facilities.
(6)
Where off-site or central water service or water supply is to be
provided, the final detailed design, including location and size of
water service facilities within the subdivision, shall be shown, including
wells, storage tanks, pumps, mains, valves, and hydrants.
(7)
Detailed designs for all other improvements as required by this chapter.
H.
Final stormwater management and erosion and sedimentation control plan. A final stormwater management and erosion and sedimentation control plan shall be submitted in accordance with §§ 185-76 and 185-77 of this chapter and Chapter 170, Stormwater Management, of this Code.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
I.
Final greenway ownership and management plan. Using the final plan as a base map, the boundaries, acreage, and proposed ownership of all proposed greenway areas shall be shown. A narrative report shall also be prepared indicating how and by whom such greenway areas will be managed, and demonstrating compliance with the requirements of Article III, Flexible Rural Development Regulations, of Chapter 240, Zoning.
J.
Final landscape plan. A final landscaping plan shall be provided as required in this chapter in accordance with § 185-24 of this chapter.
K.
Additional approvals, certificates and documents. The following items
shall be provided:
(1)
All offers of dedication of realty or structures and all declarations,
easements and covenants governing the reservation and maintenance
of undedicated open space for the final plan shall be in such form
as shall be satisfactory to the Township.
(2)
A copy of such deed restrictions, easements, covenants and declarations
that are to be imposed upon the property to comply with the final
plan as approved by the Township. All such documents shall be in such
form as is satisfactory to the Township.
