All applications. The application for preliminary approval of a major land development shall be submitted in accordance with §
270-51 of this chapter and shall include the following information:
A. Ten copies of the completed application form supplied by the Township.
B. Application filing fee, as required by §
270-99A of this chapter.
C. Proof of proprietary interest.
D. Written evidence of compliance with all other Township, county, state
or federal permits required for the plan, if any.
E. If the proposed use is a conditional use or use by special exception,
an application for approval of the conditional use or use by special
exception shall accompany the application for preliminary approval
of the major land development. preliminary approval of the major land
development shall not be granted unless the conditional use or use
by special exception is approved prior to or concurrent with the preliminary
major land development plan.
F. For all applications which propose 25 or more dwelling units or any
nonresidential building or buildings (existing and proposed) that
generate 100 or more vehicle trips per day, a traffic report prepared
by a qualified traffic engineer shall be submitted detailing the nature
and extent of trip generation expected to result from the proposed
development based on the ratios and methodology contained in the current
edition of the Manuals of the Institute of Transportation Engineers.
The report shall include current and projected capacities and levels
of service of all streets and intersections within 1,000 feet of the
site proposed for development or the next nearest intersection and
recommendations for improvements to streets and/or traffic control
devices within the site or immediately adjacent to the site. The traffic
report shall be signed and sealed by a registered professional traffic
engineer.
G. Wherever any public improvements are proposed or where evidence exists
of deep mining, strip mining, landslide-prone soils or other geologic
hazards on the site, a geologic report by a qualified registered professional
engineer acceptable to the Township regarding soil and subsurface
conditions and the probable measures needed to be considered in the
design of the development, the location of structures and the design
of foundations, if any.
H. A wetlands determination report for all sites which have hydric soils
or soils with hydric inclusions and, if applicable, a wetlands delineation
report for all jurisdictional wetlands on the site and the design
techniques proposed to accommodate them.
I. Ten copies of a preliminary plat, accurately drawn to a scale of
not less than one inch equals 50 feet on a survey prepared and sealed
by a Pennsylvania registered land surveyor. The preliminary plat shall
include or be accompanied by the following information and shall be
prepared and sealed by a registered professional engineer or registered
professional land surveyor:
(1) Date of preparation. All revisions shall be noted and dated.
(2) A location map showing the location of the tract with reference to
the surrounding properties, existing streets and streams within 1,000
feet of the land development.
(3) Name of the development, including the words "Preliminary Land Development
Plan;" North arrow; graphic scale; County Assessment map and parcel
number; the name and address of the record owner; the name and address
of the applicant; the name and address, signature, license number
and seal of the Pennsylvania registered land surveyor preparing the
survey. If the owner of the premises is a corporation, the name and
address of the Chairman and Secretary shall be submitted on the application.
(4) All distances shall be in feet and 0.01 of a foot and all bearings
shall be given to the nearest one second.
(5) The zoning district in which the parcel is located, together with
the zoning classification of properties within 200 feet of the boundaries
of the property for which the application is made.
(6) Property survey showing survey data, including boundaries of the
property, building or setback lines and lines of existing and proposed
streets, lots, reservations, easements and areas dedicated to public
use, including grants, restrictions and rights-of-way, to be prepared
by a licensed land surveyor. The name, address, signature and seal
of the surveyor shall be indicated.
(7) A copy of any existing or proposed covenants, deed restrictions,
which are applicable to the property.
(8) A written statement requesting any waivers or modifications to this chapter in accordance with Article
X, if applicable.
(9) A written statement identifying any zoning variances which will be
needed or which have been granted to the property by the Zoning Hearing
Board.
(10)
The distance, measured along the right-of-way lines of existing
streets abutting the property, to the nearest intersections with other
public streets within 200 feet of the site boundaries.
(11)
The location and dimensions of proposed buildings and structures,
all accessory structures and fences, if any, including front, side
and rear yard setbacks, height of buildings, first floor elevations
of all structures and floor plans and elevation plans of each building.
(12)
If applicable, flood hazard zone boundaries, as identified on
the current Official Map for the Township issued by the Federal Insurance
Administration.
(13)
Existing and proposed contours, referred to United States Coast
and Geodetic Survey datum, with a contour interval of two feet. Existing
contours are to be indicated by dashed lines and proposed contours
are to be indicated by solid lines.
(14)
Written or graphic evidence that all earthmoving activities
shall comply with the Township grading and excavating regulations.
(15)
Location of existing rock outcrops, high points, watercourses,
depressions, ponds, marshes, wooded areas and other significant existing
features, including previous flood elevations of watercourses, ponds
and marsh areas as determined by field survey.
(16)
A slope map showing the location and the area (in square feet)
of land which has a slope of 25% or greater and certification by a
registered professional geotechnical engineer regarding the feasibility
of any proposed grading on slopes greater than 25%, the stability
of the finished slopes, measures to mitigate landslides, soil erosion,
sedimentation, stormwater runoff and potential impacts on adjacent
properties.
(17)
A soils map identifying soils which are landslide-prone, if
any.
(18)
Any and all existing streets related to the proposed development;
including the names, cartway widths, approximate gradients and sidewalk
widths.
(19)
If any new streets are proposed, profiles, indicating grading;
cross sections showing the width and design of roadways and sidewalks.
(20)
Area, to the nearest thousandth of an acre, of the site to be
developed for nonresidential purposes and/or the area, in square feet,
of each lot to be developed for residential purposes.
(21)
Plans of proposed stormwater systems showing feasible connections
to existing or any proposed utility systems. All stormwater facility
plans shall be accompanied by a separate sketch showing all existing
drainage within 500 feet of any boundary, and all areas and any other
surface area contributing to the calculations, and showing methods
to be used in the drainage calculations.
(22)
Stormwater management plans, as required by §
270-89 of this chapter.
(23)
The location and size of all existing sanitary sewers and the
location and size of all proposed sanitary sewers, including a copy
of the application for a sewage planning module filed with the Pennsylvania
Department of Environmental Protection.
(24)
The location and size of all existing and proposed water lines,
valves and hydrants.
(25)
The location, width and purpose of all existing and proposed
easements and rights-of-way.
(26)
The location, type and approximate size of existing utilities
to serve the development and written verification from each utility
that service will be provided to the development.
(28)
A soil erosion and sedimentation control plan prepared by a
person trained and experienced in control methods and techniques which
conforms to the requirements of the Pennsylvania Clean Streams Law and Ordinance 102 of the rules and regulations of the
Pennsylvania Department of Environmental Protection governing erosion
control and documentation that the County Soil Conservation Service
has issued an NPDES permit if required.
(29)
The number and density of dwelling units (if residential).
(30)
All means of vehicular access for ingress and egress to and
from the site onto public streets, showing the size and location of
internal streets or driveways and curb cuts including the organization
of traffic channels, acceleration and deceleration lanes, additional
width and any other improvements on the site or along the site's street
frontage necessary to prevent a difficult traffic situation. All pedestrian
walkways and provisions for handicapped facilities in compliance with
the requirements of the Americans with Disabilities Act (ADA) for an accessible site shall also be shown.
(31)
Computation of the number of parking spaces to be provided,
the location and design of off-street parking areas and loading areas
showing size and location of bays, aisles and barriers and the proposed
direction of movement.
(32)
Tabulation of site data, indicating zoning requirements applicable
to the site and whether the proposed site development features comply.
(33)
Proposed screening and landscaping, including a preliminary
planting plan.
(34)
The methods, placement and screening of solid waste disposal
and storage facilities.
(35)
If applicable, a detailed proposal, including covenants, agreements,
or other specific documents showing the ownership and method of assuring
perpetual maintenance to be applied to those areas which are to be
used for recreational or other common purposes.
(36)
Written or graphic evidence that all public and/or private improvements
will comply with the design standards of this chapter and the Infrastructure
Improvement and Development Specifications.
(37)
If the plan is to be completed in phases, the proposed sequence
of development with projected time schedule for completion of each
of the several phases.
(38)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under Section 420
of the State Highway Law (P.L. 1242, No. 428, of June 1, 1945) and that the approvals of the Cross Creek Township Planning
Commission and Township Supervisors are conditional, subject to action
by the Pennsylvania Department of Transportation pursuant to application
for a highway occupancy permit.
(39)
Spaces for the signature of the Chairman and Secretary of the
Planning Commission; the Chairman and Secretary of Township Supervisors;
and dates of approval in accordance with the certification clauses
in Appendix 1 of this chapter.
(40)
Plan monumentations, as required by §
270-76 of this chapter.
All applications for final approval of a major land development
shall include the following:
A. Ten copies of the completed application form supplied by the Township.
B. Application filing fee, as required by §
270-99A of this chapter.
C. One copy of the approved preliminary plat.
D. Ten copies of a final plat drawn at a scale of not less than one
inch equals 100 feet. The final plat shall show or be accompanied
by the following information and shall be prepared and sealed by a
Pennsylvania registered land survey or engineer:
(1) Date, name and location of the land development, the name of the
owner, graphic scale and the words "Final Major Land Development Plan."
(2) Tract boundary lines, right-of-way lines of streets, street names,
easements and other rights-of-way, land reserved or dedicated to public
use, all lot lines and other boundary lines; with accurate dimensions,
bearing or deflection angles, and radii, arcs and central angles of
curves; and the area of each lot.
(3) The names, exact location and widths of all existing and recorded
streets intersecting or paralleling the plot boundaries within a distance
of 200 feet or the next nearest intersection.
(4) The purpose, location and dimensions of any easement or land reserved
for or dedicated to public use shall be designated.
(5) Lot and block numbers assigned to the property by the County Assessment
Office, including lot and block numbers of immediately abutting property.
(6) Certification by the applicant's surveyor as to accuracy of details
of plat. The error of closure shall not be less than one in 15,000.
(7) Dates of preparation and dates of all revisions to the plan.
(8) Name, address, signature and seal of the professional or professionals
who prepared the plans, including the following mandatory requirements:
(a)
Registered engineer for stormwater management plans and construction
drawings for public and private improvements.
(b)
Registered land surveyor shall prepare property survey.
(9) The name, address, signature and seal of the professional or professionals
who prepared the plans, including the following optional requirements:
(a)
In lieu of a registered engineer or registered land surveyor,
a registered architect may prepare building drawings, only.
(b)
In lieu of a registered engineer or registered land surveyor,
a registered landscape architect may prepare grading or landscaping
plans, only.
(10)
Evidence of required permits from applicable federal, state
and county agencies.
(11)
Certification of service from all applicable utility companies
and approval for a sewage planning module from the Pennsylvania Department
of Environmental Protection.
(12)
A design view of the front, side and rear elevations of the
proposed structures.
(13)
Location, height and use of all existing and proposed structures
on the property, indicating structures to be removed, if any, and
the distances between proposed structures or additions to existing
structures and adjacent property lines.
(14)
A site lighting plan showing details of all exterior lighting
fixtures and supports, the location of exterior lighting fixtures
proposed to light the buildings, parking areas, sidewalks and any
other areas proposed for public use; documentation that proposed lighting
will be shielded and reflect away from adjacent streets and residential
properties; a photometric plan which indicates a grid of spot lighting
levels to the nearest 0.1 of a footcandle.
(15)
Layout and design of proposed parking and loading areas, including
the gradient of proposed driveways and parking facilities and the
proposed pattern of traffic circulation on the site, including pavement
markings, islands, curbs, bumper guards and similar facilities.
(16)
Sidewalks or walkways, if any, proposed for pedestrian circulation
on the site.
(17)
The type of paving material to be used for all sidewalks, walkways,
driveways and parking facilities.
(18)
A final landscaping plan showing the type, size and location
of any plant material proposed and all areas proposed to be seeded
and the parties responsible for future maintenance.
(19)
Construction materials of all fences, walls or screens.
(20)
A final grading plan, demonstrating compliance with the Township
grading and excavating, including erosion and sedimentation control measures.
(21)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under Section 420
of the State Highway Law (P.L. 1242, No. 428, of June 1, 1945) and that the approvals by the Cross Creek Township Planning
Commission and Township Supervisors are conditional, subject to action
of the Pennsylvania Department of Transportation pursuant to an application
for a highway occupancy permit.
(22)
If applicable, an NPDES Permit obtained from the Washington
County Conservation District or the Pennsylvania Department of Environmental
Protection.
(23)
Final stormwater management calculations and construction drawings for stormwater management facilities as required by §
270-89 of this chapter.
(24)
Storm drainage plan, including location, pipe size, grade, direction
of flow, capacity and material of all storm sewers and connections
to existing systems; location and invert and other elevations of all
catch basins, manholes, culverts and other appurtenances; location
and width of all storm drainage easements; and location of surface
swales, if any.
(25)
Plans showing compliance with recommendations of soils report,
wetlands delineation report or geotechnical engineer's report, if
applicable.
(26)
Written evidence that an amenities bond for private improvements, as required by §
270-31 of this chapter, will be submitted at the time of execution of the development agreement.
(27)
If any public improvements are proposed, written evidence that a performance bond, as required by §
270-30 of this chapter, will be submitted at the time of execution of the development agreement.
(28)
Spaces for signatures of the Chairman and Secretary of Township
Supervisors; the Chairman and Secretary of the Planning Commission;
and dates of approval, in accordance with the certification clauses
in Appendix 1 of this chapter.
(29)
Plan monumentations, as required by §
270-76 of this chapter.
(30)
Documentation indicating Washington County has reviewed the
plan and any comments the county has regarding that plan.
The Township may offer the mediation option as an aid in completing the proceedings authorized by this article in accordance with the requirements of §
270-28 of this chapter.
All land developments shall be further subject to the requirements for a development agreement as specified in §
270-32 of this chapter.
All land developments shall be further subject to the requirement for an amenities bond as specified in §
270-31 of this chapter.
Land developments which propose the extension or installation of any public improvements, as defined by this chapter, shall be further subject to §§
270-30 and
270-32 of this chapter governing posting of a performance bond to guarantee their proper installation and execution of a development agreement.
Within 90 days of the date of recording of the final plat in
the office of the Washington County Recorder of Deeds, the applicant
shall deliver to the Township Secretary one paper print and one scanned
copy stored as an image file of CD of the final plat as recorded,
containing all required signatures and dates of approval.