[Ord. No. 1050, 11/18/2019]
1.
All plans submitted for preliminary review shall be drawn to a scale of one inch equals 50 feet or larger (one inch equals 50 feet) and contain the following information:
A.
Requirements for Subdivision and Land Development Plans.
(1)
General Data.
(a)
Graphic scale.
(b)
Day, month, year plan prepared and revised.
(c)
Names of abutting property owners and their deed book and page numbers.
(d)
Key map, at a scale of one inch equals 400 feet, showing streets, roads, buildings and motor vehicle access within 1000 feet from the exterior boundary of the lot.
(e)
The name of the proposed development, the identification by Centre County Tax Map Parcel Number and the name and address of the legal owner of the property (and equitable owner, if any), proof of ownership and the individual or firm preparing the site plan. To the extent that the owner is not an individual or a group of individuals, but rather is an entity, the entity shall be required to disclose the name of all individuals possessing an ownership interest in the entity. The aforesaid disclosure requirement shall not apply to publicly traded corporations nor to entities owned by more than 10 individuals.
(f)
North point (specified as "true" or "magnetic").
(g)
Total size of the property, and each lot and/or area(s) to be leased.
(h)
The proposed use of the property.
(i)
Location of the existing and proposed front, side and rear yard setback area(s) as required by the applicable zoning district.
(j)
A stormwater management site plan as required by Chapter 26, Stormwater Management, of the Code of Ferguson Township.
(k)
Soil erosion and sedimentation control plan in accordance with 25 Pa. Code § 102, Erosion Control.
(2)
Existing Features.
(a)
Perimeter boundaries of the total property, showing bearings to the nearest minute and distances to the nearest hundredth of a foot, except that tract boundaries are not required for residual parcels of more than 10 acres when used for agricultural purposes and not involving any new street or easement of access, provided the general location of the perimeter boundary of such land is shown on the key map.
(c)
Natural Features.
1)
Sinkholes, watercourses, and trees six inches or larger in diameter.
3)
A statement of existing soil types.
4)
Topographic contour lines at vertical intervals of two feet for land with average undisturbed slope of 4% or less, and at intervals of five feet for land with average natural slopes exceeding 4%, including source of topographic data. Areas to be dedicated as public park lands shall have topographic contour lines at vertical intervals of one foot.
(d)
Man-made features in or within 50 feet of the property, including but not limited to 1) sewer lines; 2) all existing and proposed water lines within and adjacent to the proposed subdivision or land development; 3) electrical lines and poles; 4) culverts and bridges; 5) railroads; 6) buildings; and 7) streets, including right-of-way and cartway widths, and approximate grades.
(3)
Proposed Development.
(a)
Locations and widths of rights-of-way and cartways.
(b)
Proposed street names.
(c)
Typical street cross section, showing materials for base and surfacing and method of construction.
(d)
Profiles along center line of each proposed street, showing finished grade at scale of one inch equal 50 feet horizontal and one inch equals five feet vertical.
(e)
Radius of horizontal curves.
(f)
Length of tangents between reverse curves.
(g)
Curb radii at intersections.
(h)
Vegetation to be planted between curb or shoulder and right-of-way line.
(i)
Curbs and gutters, location, cross section and typical design.
1)
Topographic contour lines for proposed finished grades within rights-of-way at specified intervals.
(j)
Perimeter boundaries of each lot with distances to hundredths of a foot and bearing to one minute, determined by accurate survey in the field, balanced and closed with an error of closure not to exceed one foot in 2,000 and dimensions and bearings of right-of-way lines and easements including radii of curves and areas and delta angles of all curves.
(k)
For plans with access onto a state highway, the following note shall be placed on the plan: A highway occupancy permit is required pursuant to § 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State Highway Law,"[2] before driveway access to a state highway is permitted.
[2]
Editor's Note: See 36 P.S. § 670-101 et seq.
(l)
Sidewalks, including location, width, grades and ramps for handicapped.
(m)
Bikeways, including location, width, and grades.
(n)
Midblock walkways, as required.
(o)
Location of streetlights.
(p)
Proposed lot numbers.
(q)
Proposed street address and address for each unit, if applicable.
(r)
Utility, drainage and other easements.
(s)
Location and species of street trees within street rights-of-way.
(t)
Location and pipe diameter (ID) of sewer and water mains and laterals to each lot; location of soil log holes or on-site sewage systems, plus a statement indicating the type of on-site systems permitted for each soil log hole as specified in the approved plan module.
(u)
Subdivision plans of four parcels or fewer and changes to existing subdivisions which impact four parcels or fewer are exempt from the following requirements:
1)
The applicant shall contact the applicable community water system to obtain fire flow rates for the water system serving the proposed subdivision or land development. These flow rates shall be provided as a note on the plan submitted to the municipality.
2)
The location, construction detail and ownership information of any water storage system shall be provided in the plan detail sheets. (Approved design specifications for underground storage tanks may be obtained from the Centre Region Fire Administrator.)
3)
Details for all existing and proposed fire apparatus access routes.
4)
Details for all existing and proposed fire department connections.
5)
The plan shall provide a note indicating if any structure within the proposed development will have a built-in fire suppression system, including but not limited to automatic fire sprinkler systems.
6)
Questions relating to fire protection issues and meetings with fire chiefs shall be coordinated through the Centre Region Fire Administrator.
(v)
Land to be reserved or dedicated for public use, including the required notes.
(w)
Phasing schedule.
(4)
Signature.
(a)
Space for approval signatures by the Chairman and Secretary of the Planning Commission, including date of such approval.
(b)
Space for approval signatures by the Chairman and Secretary of the Board of Supervisors, including date of such approval.
(c)
Zoning Administrator, if applicable.
(d)
Township Engineer; engineering certification:
I,_____, have reviewed and hereby certify that the plan meets all engineering design standards and criteria of the Ferguson Township Code of Ordinances. |
(5)
Property Owners Association. In any subdivision or land development in which there is property, being a fee simple interest, easement interest, or license interest, which will not be owned exclusively by an owner of one lot, and which is also not dedicated to and accepted by the Township, including, but not limited to, stormwater detention basins, stormwater easements, easements and rights-of-way for access (other than those dedicated to the Township, or those private streets for which an agreement exists pursuant to this chapter, lot frontage and access), planting mounds, open space or parkland, (other than those dedicated to the Township), common area improvements and other amenities and improvements which benefit the subdivision, then the following requirements must be fulfilled:
(a)
A property owners' (or homeowners') association must be created, which association shall be obligated to maintain the common area improvements.
(b)
The property owners' (or homeowners') association must have, as a minimum requirement:
(c)
Each subdivider shall submit to the Township, along with the proposed subdivision plan, the following items:
1)
Proposed Articles of Incorporation and registry statement for the property owners' (or homeowners') association.
2)
Proposed declaration of protective covenants describing the common area improvements and membership and voting rights in the association, property rights in the common areas and covenants for maintenance assessments.
3)
Proposed bylaws of the property owners' (or homeowners') association.
4)
Proposed language to be included in the deeds of conveyance of lots in the subdivision requiring each lot owner to become a member of the association and to be subject to the obligations of membership in the association.
(d)
The subdivider shall provide an affidavit setting forth the subdivider's obligation to create the corporation, to record the declaration of protective covenants prior to conveyance of the first lot out of the subdivision, to include in the deed of each purchaser a requirement that the purchaser join the association and be obligated to contribute towards the maintenance of the common area improvements through the association.
B.
Requirements for Subdivision Plans Only.
(1)
General Data.
(a)
If a plan shows or intends a single-family detached dwelling in the Rural Agricultural Zoning District as a primary use, then there shall be a note on the plan in the following context:
"Owner recognizes and acknowledges that one single-family detached dwelling is permitted on a lot of a minimum size of one acre in the Rural Agricultural Zoning District as a primary use for every 50 acres of land which is in use other than as a single-family detached dwelling. The land which is the subject of this plan constitutes acres. There are(is) a total of __ single-family detached dwelling lots shown. Therefore, upon any further subdivision of any lands contained in this plan, there may be no more than ___ additional single family detached dwelling lots created." |
(2)
Signature.
(a)
Signature of a licensed land surveyor certifying the accuracy of the plan.
(b)
Signed, notarized statement by the owner certifying ownership of the property and acknowledging all offers of dedication of lands and/or facilities to the Township and acknowledging that the owner will be responsible for maintenance of lands and/or facilities until they are completed and accepted for dedication by the Township.
(3)
Offer of Dedication.
I/We, the owner(s) of the real estate shown and described herein, certify that I/we have laid off, plotted and subdivided, and that all proposed streets, rights-of-way and easements not heretofore dedicated are hereby approved for public use. |
(4)
Certification of Ownership. A certification of ownership, acknowledgment of plan and offer of dedication shall be lettered on the plan and shall be duly acknowledged and approved by the owner(s) of the property before an officer authorized to take acknowledgment of deeds.
C.
Requirements for Land Development Plans Only.
(1)
Proposed Development.
(a)
Date of the application for a zoning permit.
(b)
All existing and proposed structures, showing location and a statement of the ground floor area, any retail and service floor areas and the height of each. A floor plan showing all floors in all buildings must also be provided.
(c)
A list of the square footage of each use in a building and/or the number of each type of unit and the number of bedrooms for each unit.
(d)
All existing and proposed points of motor vehicle access to the property.
(e)
All existing and proposed parking, loading spaces and parking lots. A statement of the surfacing material to be used and the calculations used to determine the number of required parking spaces.
(g)
The location, intensity and light pattern produced of all outdoor light fixtures. When new or proposed lighting is to be provided on site, a lighting plan must be submitted in accordance with Chapter 4, Part 1, Outdoor Lighting Regulations. When a land development plan requires the installation of landscaping subject to the requirements of this chapter, a landscaping plan shall be submitted along with the site or land development plan. It shall include identification of all trees six inches or larger in diameter to remain and to be removed.
(i)
A statement of the existing building coverages, proposed building coverages and maximum building coverages (as allowed by the applicable zoning district), and a statement of the existing impervious coverages, proposed impervious coverages and maximum impervious coverages (as allowed by the applicable zoning district).
(j)
Two sections through the site showing buildings, light fixtures and standards; one section to be from side yard to side yard, and the other section to be from front yard to rear yard.
(k)
(l)
Signed, notarized statement by the owner certifying ownership of the property.