[Ord. No. 135, 11/18/1992]
When a sketch plan is submitted to the Township, the scale and
sheet size shall conform to the requirements for preliminary plans.
The sketch plan shall contain at least the following data, legibly
drawn to scale, but not necessarily showing precise dimensions:
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 208, 1/18/2005;
and by Ord. No. 217, 9/6/2005]
A preliminary plan application will not be considered complete unless all provisions specified under § 27-304(a) have been completed. In addition, the preliminary plan shall be prepared in accordance with the standards and requirements specified within this section.
(a)
Drafting Standards. Preliminary plans shall be prepared as follows:
(1)
The preliminary plan shall be clearly and legibly drawn to a
scale of one inch equals 50 feet, except that if the average size
of the proposed lots in the subdivision is five acres or larger, the
plan may be drawn to a scale of one inch equals 100 feet.
(2)
The original drawing, and all submitted prints thereof, shall
be made on sheets no smaller than 24 inches by 36 inches and no larger
than 36 inches by 48 inches.
(3)
If the preliminary plan requires more than one sheet, a key
diagram showing relative location of the several sections shall be
drawn on each sheet.
(4)
Where the preliminary plan shows the proposed subdivision of
only a part of the subdivider's total property, a sketch shall
be required, showing the prospective street system in the remainder
of the property so that the street system in the submitted portion
may be considered in relation to connections with the unsubmitted
portion. To prevent undue hardship in the case of extremely large
properties, the Planning Commission may, based on existing natural
or man-made features, limit the area for which a prospective street
system shall be sketched.
(b)
General Information. The following general information shall be required
on all preliminary plans:
(1)
Name or identifying title of the proposed subdivision or land
development.
(2)
North point, graphic scale, written scale, and date, including
the month, day and year that the original drawing was completed, and
the month, day and year that the original drawing was revised, for
each revision.
(3)
A key map, for the purpose of locating the property being subdivided,
drawn at a scale of one inch equals 800 feet and showing the relations
of the property, differentiated by tone or pattern, to adjoining properties
and to all streets, roads, municipal boundaries and recorded subdivision
plans existing within 1,000 feet of any part of the property. In addition,
the name and approximate distance to the closest recognized city,
town or village, or the approximate distance to the nearest existing
street, shall be shown and a title, scale and north point shall be
indicated.
(4)
Name and address of record owner, equitable owner and subdivider.
(5)
Name and address of the registered engineer, surveyor, architect
or planner responsible for the plan.
(6)
Names of all adjoining record owners, with the deed book volume
and page number.
(7)
Names of all adjoining subdivisions, if any, with the plan book
and page numbers where recorded.
(8)
Total tract boundaries of the property being subdivided or developed,
showing bearings and distances.
(9)
A statement of total acreage of the property and the area being
subdivided or developed.
(10)
Zoning data, including all of the following which are applicable:
(i)
Existing zoning district designations, requirements, use and
bulk regulations, and any zoning district boundary lines traversing
the proposed subdivision.
(ii)
Any changes in the existing zoning including any
variances, conditional uses or special exceptions that have been granted.
(iii)
Any changes in the existing zoning proposed to
be requested by the subdivider.
(c)
Existing Features. The following existing features shall be depicted
on the preliminary plan:
(1)
Contour lines determined by acceptable surveying practices at
vertical intervals of at least two feet for land with average natural
slope of 4%, or less, and at intervals of at least five feet for land
with average natural slope exceeding 4%.
(2)
Location and elevations of the datum to which contour elevations
refer; where reasonably practicable, datum used shall be a known,
established bench mark.
(3)
All existing streets, including streets of record (recorded
but not constructed), on or abutting the tract, including names, right-of-way
widths, cartway (pavement) widths, and approximate road grades.
(4)
All existing buildings or other structures located within the
proposed development.
(5)
All existing man-made features within the proposed development
and within 50 feet of the proposed development. This may include,
but not be limited to, sanitary sewer facilities, on-lot sewage facilities,
water supply facilities, wells, fire hydrants, utility transmission
lines, storm water management facilities, culverts, bridges and railroad
lines. Where applicable, the size, type, material and invert elevations
shall also be identified on the plan.
(6)
All existing natural features within the proposed development
and within 50 feet of the proposed development. This may include,
but not be limited to, water courses, flood plain areas, natural drainage
patterns, soil types and descriptions, delineated wetlands, hydric
soils, high water table soils, tree masses, steep slopes, sinkholes
and rock out-crops.
(7)
The location, size and ownership of all existing utilities and
utility rights-of-way within the proposed development. A statement
of any conditions governing their ownership and use shall be included
on the plan.
(8)
The location, dimensions and ownership of all access rights-of-way
or easements within the proposed development. A statement of any conditions
governing their ownership and use shall be included on the plan.
(d)
Proposed Layout. The following design information shall be identified
on the preliminary plan:
(1)
Location, dimensions and functional classification of all proposed
streets and rights-of-way, with a statement of any conditions governing
their ownership and use.
(2)
Suggested street names.
(3)
Location and dimensions of all proposed easements and rights-of-way,
with a statement of any conditions governing their ownership and use.
(4)
Locations, layout, dimensions and areas of all existing and
proposed lots within the development.
(5)
The minimum building setback lines for each lot within the development.
This shall include the front, side, rear and reverse setbacks.
(6)
A statement of the intended use of all lots and parcels within
the development.
(7)
Lot numbers and a statement of the total number of lots and
parcels being developed. The residue parcel shall be included as a
separate lot, not intended for development.
(8)
The location and elevation of all existing and proposed street
monuments.
(9)
The location of all existing and proposed property markers.
(10)
The location of proposed sanitary sewage facilities, with a
statement of any conditions governing the ownership, operation and
maintenance of the proposed facilities and their relationship to existing
facilities.
(11)
The location of proposed water supply facilities, with a statement
of any conditions governing the ownership, operation and maintenance
of the proposed facilities and their relationship to existing facilities.
(12)
The location and arrangement of proposed storm water management
facilities, with a statement of any conditions governing the ownership,
operation and maintenance of the proposed facilities and their relationship
to existing facilities.
(13)
Parks, playgrounds and other areas dedicated or reserved for
public use, with a statement of any conditions governing their ownership,
operation, maintenance and use.
(14)
Where on-lot sewage disposal is proposed, the location of the
probe and percolation test sites shall be shown on the plan. The results
of such tests shall be submitted to the Township for review.
(e)
Supporting Information. The preliminary plan shall be accompanied
by the following supplementary data:
(1)
Typical street cross-section drawing(s) for all proposed streets.
(2)
Tentative profiles along the center line of each proposed street
shown on the preliminary plan. Such profiles shall show at least the
following information, properly labeled:
(i)
Existing (natural) and proposed finished grades along the center
line and at the right-of-way line for both sides of each proposed
street.
(ii)
The length of all vertical curves.
(iii)
Existing and proposed storm sewer mains, manholes,
inlets and culverts.
(iv)
Existing and proposed sanitary sewer mains and manholes.
(v)
All profiles shall show pipe crossings, storm sewers, sanitary
sewers, water mains and any other underground utility crossings.
(vi)
Profiles shall extend to points of connection with existing
lines.
(vii)
Proposed water distribution system and all appurtenances
(if applicable).
(3)
The profile sheets shall be drawn at one of the following sets
of scales:
|
One inch equals 10 feet horizontal, and one inch equals one
foot vertical; or
|
|
One inch equals 20 feet horizontal, and one inch equals two
feet vertical; or
|
|
One inch equals 40 feet horizontal, and one inch equals four
feet vertical; or
|
|
One inch equals 50 feet horizontal, and one inch equals five
feet vertical.
|
(5)
A sediment and erosion control plan shall be prepared in accordance with § 27-512 of this chapter.
(6)
Preliminary designs of any bridges or culverts which may be
required. Such designs shall meet all applicable requirements of this
chapter, the Pennsylvania Department of Environmental Protection and/or
the Pennsylvania Department of Transportation.
(7)
The Pennsylvania Department of Transportation shall review all
plans when access is proposed onto a state road or when encroachment
is proposed within a state right-of-way. All applicable permits shall
be approved by the Pennsylvania Department of Transportation prior
to preliminary plan approval. The highway occupancy permit number
shall be noted on the plan.
(8)
Eight completed copies of planning modules for land development,
as required by the Pennsylvania Department of Environmental Protection.
(9)
Schematic exterior architectural drawings of proposed townhouses,
apartment buildings and non-residential buildings.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 208, 1/18/2005;
by Ord. No. 217, 9/6/2005; and by Ord. No. 235, 4/17/2007]
A final plan application will not be considered complete unless all provisions specified under § 27-305(a) have been completed. In addition, the final plan shall be prepared in accordance with the standards and requirements specified within this section.
(a)
Drafting Standards. Final plans shall be prepared as follows:
(1)
The final plan shall be clearly and legibly drawn to a scale
of one inch equals 50 feet, except that, if the average size of the
proposed lots in the subdivision is five acres or larger, the plan
may be drawn to a scale of one inch equals 100 feet.
(2)
The original drawing, and all submitted prints thereof, shall
be made on sheets no smaller than 24 inches by 36 inches and no larger
than 36 inches by 48 inches.
(3)
If the final plan requires more than one sheet, a key diagram
showing relative location of the several sections shall be drawn on
each sheet.
(4)
Where the final plan shows the proposed subdivision of only
a part of the subdivider's total property, a sketch shall be
required, showing the prospective street system in the remainder of
the property so that the street system in the submitted potion may
be considered in relation to connections with the unsubmitted portion.
To prevent undue hardship in the case of extremely large properties,
the Planning Commission may, based on existing natural or man-made
features, limit the area for which a prospective street system shall
be sketched.
(5)
Upon final plan approval by the Township and recording of the
plan by the developer, three sets of plans in a digital form satisfactory
to the Township shall be distributed to the Township for its records,
its Engineer's records and its Solicitor's records.
(b)
General Information. The following general information shall be required
on all final plans:
(1)
Name or identifying title of the proposed subdivision or land
development.
(2)
North point, graphic scale, written scale and date, including
the month, day and year that the original drawing was completed, and
the month, day and year that the original drawing was revised, for
each revision.
(3)
A key map, for the purpose of locating the property being subdivided,
drawn at a scale of one inch equals 800 feet and showing the relation
of the property, differentiated by tone or pattern, to adjoining properties
and to all streets, roads, municipal boundaries and recorded subdivision
plans existing within 1,000 feet of any part of the property. In addition,
the name and approximate distance to the closest recognized city,
town or village, or the approximate distance to the nearest existing
street, shall be shown and a title, scale and north point shall be
indicated.
(4)
Name and address of record owner, equitable owner and subdivider.
(5)
Name and address of the registered engineer, surveyor, architect
or planner responsible for the plan.
(6)
Names of all adjoining record owners, with the deed book volume
and page number.
(7)
Names of all adjoining subdivisions, if any, with the plan book
and page numbers where recorded.
(8)
Total tract boundaries of the property being subdivided or developed
with accurate distance to hundredths of a foot and bearings to 1/4
of a minute. These boundaries shall be determined by accurate survey
in the field, which shall be balanced and close with an error of closure
not to exceed one foot in 10,000 feet; provided, however, that the
boundary adjoining additional unplatted land of the subdivider (for
example, between separately submitted final plan sections) is not
required to be based upon field survey, and may be calculated. The
location and elevation of all boundary line (perimeter) monuments
shall be indicated, along with a statement of the total area of the
property being subdivided. In addition, the engineer or surveyor shall
certify to the accuracy of the survey, the drawn plan and the placement
of the monuments.
(9)
A statement of total acreage of the property and the area being
subdivided or developed.
(10)
Zoning data including all of the following which are applicable:
(i)
Existing zoning district designations, requirements, use and
bulk regulations, and any zoning district boundary lines traversing
the proposed subdivision.
(ii)
Any changes in the existing zoning including any
variances, conditional uses or special exceptions that have been granted.
(iii)
Any changes in the existing zoning proposed to
be requested by the subdivider.
(11)
A "certification of ownership, acknowledgment of plan and offer
of dedication" shall be provided on the plan and shall be duly acknowledged
and signed by the owner or owners of the property before an officer
authorized to take acknowledgment of deeds. A sample certification
note has been included within § 27-802 (Appendix B) of this
chapter.
(12)
A "certification of accuracy" shall be provided on the plan
and shall be duly acknowledged, signed and sealed by the professional
engineer, surveyor, architect or landscape architect responsible for
preparing the plan. A sample certification note has been included
within § 27-802 (Appendix B) of this chapter.
(13)
Certificates for municipal endorsement of the plan by the Township
Planning Commission and the Board of Supervisors. Sample endorsement
notes have been included within § 27-802 (Appendix B) of
this chapter.
(14)
A blank space measuring 3 1/2 inches by five inches shall
be left, preferably adjacent to the Township certification, in which
the endorsement stamp of the Berks County Planning Commission may
be applied.
(15)
A blank space measuring three inches square shall be left along
the lower edge of the plan, in order that the Berks County Recorder
of Deeds may acknowledge receipt and recording of the plan when it
is presented.
(c)
Existing Features. The following existing features shall be depicted
on the final plan:
(1)
Contour lines determined by acceptable surveying practices at
vertical intervals of at least two feet for land with average natural
slope of 4% or less, and at intervals of at least five feet for land
with average natural slope exceeding 4%.
(2)
Location and elevation of the datum to which contour elevations
refer; where reasonably practicable, datum used shall be a known established
bench mark.
(3)
All existing streets, including streets of record (recorded
but not constructed), on or abutting the tract, including names, rights-of-way
widths, cartway (pavement) widths, and approximate road grades.
(4)
All existing buildings or other structures located within the
proposed development.
(5)
All existing man-made features within the proposed development
and within 50 feet of the proposed development. This may include,
but not be limited to, sanitary sewer facilities, on-lot sewage facilities,
water supply facilities, wells, fire hydrants, utility transmission
lines, storm water management facilities, culverts, bridges and railroad
lines. Where applicable, the size, type, material and invert elevations
shall also be identified on the plan.
(6)
All existing natural features within the proposed development
and within 50 feet of the proposed development. This may include,
but not be limited to, water courses, flood plain areas, natural drainage
patterns, soil types and descriptions, delineated wetlands, hydric
soils, high water table soils, tree masses, steep slopes, sinkholes
and rock out-crops.
(7)
The location, size and ownership of all existing utilities and
utility rights-of-way within the proposed development. A statement
of any conditions governing their ownership and use shall be included
on the plan.
(8)
The precise location, dimensions and ownership of all access
rights-of-way or easements within the proposed development. A statement
of any conditions governing their ownership and use shall be included
on the plan.
(d)
Proposed Layout. The following design information shall be identified
on the final plan:
(1)
Location, dimensions, and functional classification of all proposed
streets and rights-of-way, with a statement of any conditions governing
their ownership and use.
(2)
Suggested street names.
(3)
Location and dimensions of all proposed easements and rights-of-way,
with a statement of any conditions governing their ownership and use.
(4)
Location, layout, dimensions and areas of all existing and proposed
lots within the development. All dimensions, arc length and curve
radii shall be shown and defined to the nearest 0.01 foot. Bearings
or deflection angles at changes in direction of line as well as central
angles of all curves shall be shown to the nearest 15 seconds.
(5)
The minimum building setback lines for each lot within the development.
This shall include the front, side, rear and reverse setbacks.
(6)
A statement of the intended use of all lots and parcels within
the development.
(7)
Lot numbers and a statement of the total number of lots and
parcels being developed. The residue parcel shall be included as a
separate lot, not intended for development.
(8)
The location and elevation of all existing and proposed street
monuments.
(9)
The location of all existing and proposed property markers.
(10)
The location of proposed sanitary sewage facilities, with a
statement of any conditions governing the ownership, operation and
maintenance of the proposed facilities and their relationship to existing
facilities.
(11)
The location of proposed water supply facilities, with a statement
of any conditions governing the ownership, operation and maintenance
of the proposed facilities and their relationship to existing facilities.
(12)
The location and arrangement of proposed storm water management
facilities, with a statement of any conditions governing the ownership,
operation and maintenance of the proposed facilities and their relationship
to existing facilities.
(13)
Parks, playgrounds and other areas dedicated or reserved for
public use, with a statement of any conditions governing their ownership,
operation, maintenance and use.
(14)
Where on-lot sewage disposal is proposed, the location of the
probe and percolation test sites shall be shown on the plan. The results
of such tests shall be submitted to the Township for review.
(e)
Supplemental Information. The final plan shall be accompanied by
the following supplementary data:
(1)
Typical street cross-section drawing(s) for all proposed streets.
(2)
Profiles along the center line of each proposed street shown
on the final plan. Such profiles shall show at least the following
information, properly labeled:
(i)
Existing (natural) and proposed finished grades along the center
line and at the right-of-way line for both sides of each proposed
street.
(ii)
The length of all vertical curves.
(iii)
Existing and proposed storm sewer mains, manholes,
inlets and culverts.
(iv)
Existing and proposed sanitary sewer mains and manholes.
(v)
All profiles shall show pipe crossings, storm sewers, sanitary
sewers, water mains, and any other underground utility crossings.
(vi)
Profiles shall extend to points of connection with existing
lines.
(vii)
Proposed water distribution system and all appurtenances
(if applicable).
(3)
The profile sheets shall be drawn at one of the following sets
of scales:
|
One inch equals 10 feet horizontal, and one inch equals one
foot vertical; or
|
|
One inch equals 20 feet horizontal, and one inch equals two
feet vertical; or
|
|
One inch equals 40 feet horizontal, and one inch equals four
feet vertical; or
|
|
One inch equals 50 feet horizontal, and one inch equals five
feet vertical.
|
(5)
A sediment and erosion control plan shall be prepared in accordance with § 27-512 of this chapter. The sediment and erosion control plan must be approved by the Berks County Conservation District prior to municipal approval.
(6)
Final designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of this chapter,
the Pennsylvania Department of Environmental Protection and/or the
Pennsylvania Department of Transportation. All such designs shall
be approved by the appropriate agency or authority prior to municipal
approval.
(7)
The Pennsylvania Department of Transportation shall review all
plans when access is proposed onto a state road or when encroachment
is proposed within a state right-of-way. All applicable permits shall
be approved by the Pennsylvania Department of Transportation prior
to preliminary plan approval. The highway occupancy permit number
shall be noted on the plan.
(8)
All conditions, standards and provisions pertaining to the guarantee and/or the installation of all required improvements has been included under Part 6 of this chapter. If required, an improvements agreement shall be properly executed between the Township and the developer prior to municipal approval.
(9)
All conditions and provisions pertaining to developer contributions has been included under Part 7 of this chapter. All pertinent agreements shall be properly executed between the Township and the developer prior to municipal approval.
(10)
When required, the Pennsylvania Department of Environmental
Protection shall review the appropriate Planning Modules for Land
Development. The appropriate Planning Modules must be approved by
the Pennsylvania Department of Environmental Protection prior to municipal
approval.
(11)
The proposed plan shall include a statement by the owner dedicating
streets, public rights-of-way, and any other sites for public use.
All offers of dedication, and covenants governing the reservation
and maintenance of undedicated open space, shall be acceptable to
the Township.
(12)
Schematic exterior architectural drawings of proposed townhouses,
apartment buildings and non-residential buildings.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999;
and by Ord. No. 274, 10/5/2011]
Upon the completion of all improvements required under Part 5 (Design Standards and Required Improvements) of this chapter, the applicant or developer shall supply the Township with a set of plans for the entire tract showing all lot lines as deeded and all surface improvements and subsurface improvements as actually constructed. The plans shall be prepared at the same scale as the approved final plan. The plans will also be submitted on a CD in an electronic format compatible with Township's GIS software. Sanitary sewer facilities shall be mapped using GPS/GIS with this information being submitted to the Township.
The as-built/improvements plan shall contain the information
and requirements specified under § 27-805 (Appendix E) of
this chapter. The applicant/developer shall submit the as-built/improvements
plan to the Township for review and approval prior to the acceptance
of any municipal improvements within the development.
