[Amended 5-4-2005 by Ord.
No. 137]
A.
The provisions of this article shall apply to all subdivision and
land development applications in this Township. For the convenience
of applicants, the Township provides a complimentary plan requirements
checklist listing all the documents that this chapter requires to
be submitted at each step of the review process. Copies of this checklist
are available from the Township office. The checklist also facilitates
review by staff and officials as they review each application for
completeness and conformance with relevant ordinance provisions.
B.
All sketch plans, preliminary plans, and final plans for major subdivisions, minor subdivisions and land developments, other than conservation subdivisions, shall comply with the provisions of §§ 450-32 through 450-38 of this chapter. Conservation subdivisions shall comply with § 450-39 of this chapter
A.
All plans submitted shall conform to the following:
(1)
Plans shall be clear, legible, white prints.
(2)
Plans shall be prepared on one of the following sheet sizes: 8.5
inches by 14 inches, 12 inches by 18 inches, 18 inches by 24 inches,
or 24 inches by 36 inches.
(3)
If necessary, the subdivision shall be shown on two or more sheets
or sections.
(4)
Plans shall have a one-inch margin along all borders.
(5)
Plans shall be drawn in conformity with the following schedule, provided
all courses, metes and bounds and other information can be legibly
and accurately presented on the plan.
B.
All plans shall contain the following:
(1)
Name of proposed subdivision.
(2)
Name and address of record owner.
(3)
Name and address of subdivider or developer if different than owner.
When the owner or developer is a corporation, corporation officers
and major stockholders shall also be listed. When the owner or developer
is a partnership, the names of the partners shall be listed, and if
it is a joint venture or other legal entity, the names of the individuals
involved shall also be listed.
(4)
Name of municipality(ies) in which the subdivision is located.
(5)
Municipal boundary lines, if applicable.
(6)
Date of submission.
(7)
North arrow - magnetic or true.
(8)
Scale and graphic scale.
(9)
Name, address, license number and seal of the engineer or surveyor
responsible for the plan.
(10)
Tract boundaries.
(11)
Proposed and existing street and lot layout.
(12)
Names of adjoining property owners, including those across adjacent
roads. If an existing subdivision is adjoining, include the book and
page where recorded.
(13)
All existing wetland watercourses, streams, ponds, lakes or
other bodies of water.
(14)
Any proposed deed restrictions and protective or restrictive
covenants.
(15)
Zoning district.
(16)
Deed book volume and page number of tract recording.
(17)
Tax Map number.
A.
The sketch plan shall show or be accompanied by the following information, in addition to that required by § 450-32B:
(1)
Site data: acreage subdivided, number of new lots and length of new
road.
(2)
The use to which the various areas will be put; residential, commercial,
industrial, recreational.
(3)
Lot width, depth and area (typical).
(4)
Topography, soils mapping and classifications, and other significant
physical features.
(5)
Swampy areas, springs, wetlands and areas subject to flooding.
(6)
Areas of rock outcropping.
(7)
A sketch to an appropriate scale, on one sheet, covering the entire
contiguous holdings of the owner or developer showing that road extensions
can be provided throughout the remainder of the tracts considering
the factors listed above.
(8)
A portion of the latest USGS quadrangle with the perimeter of the
subdivision accurately plotted thereon.
B.
The sketch plan must be to scale but precise dimensions are not required.
Copies of the preliminary plan shall be submitted as described in § 450-17 of this chapter.
A.
The preliminary plan shall show or be accompanied by the following information, in addition to that required by § 450-32B:
(1)
Site data: acreage subdivided, number of new lots and length of new
road.
(2)
A location map for the purpose of locating the site to be subdivided.
It shall be at a scale of one inch equals 2,000 feet and shall show
the relationship of the tract to adjoining property and to all streets
and municipal boundaries within 4,000 feet of any part of the proposed
subdivision.
(3)
Location of all existing buildings, sewer systems, water systems,
bridges, petroleum and gas lines, utility lines and other significant
man-made features of the tract.
(4)
Locations of all existing property lines, easements and rights-of-way,
with recording date, if any, and the purpose for which the easements
or rights-of-way have been established.
(5)
Locations of all exiting streets on or adjacent to any part of the
tract, including names, right-of-way widths and pavement widths.
(6)
Locations and widths of any proposed streets or other public ways
shown upon an adopted Township or county development plan, if such
exists for the area to be subdivided.
(7)
Tract boundaries with bearings in degrees, minutes and seconds, and
the distances in feet and hundredths.
(8)
Locations and widths of all proposed streets, suggested street names,
and proposed driveway access points on corner lots.
(9)
Proposed lot layout, lot numbers in consecutive order, approximate
dimensions of lots, approximate lot areas, and proposed building setback
lines.
(10)
Locations, widths and purposes of all proposed rights-of-way and easements, including those required by § 450-43H.
(11)
Locations and approximate dimensions of parks, playgrounds,
lakes, ponds or other bodies of water, and other community buildings,
facilities and areas, together with any conditions on such dedications.
(12)
Locations of all significant natural features, such as swampy
areas, wetlands, springs, and rock outcroppings.
(13)
Location of any annual high-water flow line and 100-year floodplain.
(14)
Contour lines at vertical intervals of not more than 20 feet
as accurately superimposed from the latest USGS quadrangle or at a
closer interval as may be available or required to provide adequate
design of improvements. All contours and elevation points within the
subdivision shall be established and run direct from USGS bench marks.
In the event USGS bench marks are not readily available, a beginning
bench mark will be established from the USGS quadrangle and noted
on the plan.
(15)
Location and extent of various soil types, and, in the case
of on-site sewage disposal systems, the location of soil test pits
and the DEP classification for each soil type.
(16)
Preliminary road profiles, including grades, points of vertical
intersection and lengths of vertical curve; typical street cross sections
and specifications.
(17)
Evidence that a PennDOT or Township highway occupancy permit
application has been submitted for all classes of streets which enter
into a street under the jurisdiction of PennDOT or the Township.
(18)
Preliminary designs of any bridges or culverts which may be
required.
(19)
Preliminary drainage plan consisting of the locations, types
and character of all storm sewers, culverts, natural watercourses,
drainage easements, impoundment areas, and existing and proposed topographic
contours.
(20)
Proposed locations of all required monuments.
(21)
Type of water supply and sewage disposal facilities proposed;
central or on-lot.
(22)
Preliminary designs of any sewage disposal or water supply systems
which may be proposed; letter from a public company or authority guaranteeing
adequacy (if appropriate); and copies of any correspondence relating
to said systems.
(23)
Proposed areas for the locations of wells and subsurface disposal
fields and the DEP land planning module (if appropriate).
(24)
A sketch to an appropriate scale, on one sheet, covering the
entire contiguous holdings of the owner or developer showing the proposed
road system for any area not included in the preliminary plan.
(25)
Final contours may be required in the event of a question regarding
the suitability of the topography for any intended use.
(26)
A portion of the latest USGS quadrangle with the perimeter of
the subdivision accurately plotted thereon.
(27)
A place on the plan for approval signatures and plan revisions.
Copies of the final plan shall be submitted as described in § 450-19 of this chapter.
A.
The final plan shall show or be accompanied by the following information, in addition to that required by §§ 450-32B and 450-34:
(1)
Boundary lines of the area for which approval is being sought. These
boundaries shall be determined by accurate field survey, closed with
an error not to exceed one in 5,000 and balanced.
(2)
Street lines and names, lot lines, rights-of-way, easements, community
or public areas, and any limitations associated herewith.
(3)
Excepted parcels or sections shall be marked "not included in this
plat" and their boundaries completely indicated by bearings and distances.
(4)
Sufficient bearings, lengths of lines, radii, arc lengths, street
widths, right-of-way and easement widths, of all lots, streets, rights-of-way,
easements, and community or public areas, to accurately and completely
reproduce each and every course on the ground. All dimensions shall
be shown in feet and hundredths of a foot and all bearing shall be
shown to one second of arc.
(5)
Lots shall be numbered consecutively and lot areas shall be shown
in square feet or acres.
(6)
Locations of all required monuments and markers as approved by the
Township Engineer.
(7)
Proposed area for the location of wells and subsurface disposal fields
(if appropriate).
(8)
A place on the plan for recommendation by the Planning Commission
and for approval by the Board of Supervisors, including a space for
the date of approval.
(9)
The following items shall be on all plans in the form of protective
covenants:
(a)
Building setbacks.
(b)
Corner lot sight easements.
(c)
Utility, drainage and slope easements.
(d)
Well and sewage disposal systems shall be constructed in accordance
with recommended standards of the Pennsylvania Department of Environmental
Protection (if appropriate).
(e)
Individual owners of lots must apply to the Township for a sewage
or a well permit prior to undertaking the construction of an on-lot
system (if appropriate).
(f)
The Planning Commission and the Supervisors have not passed
upon the feasibility of any individual lot or location within a lot
being able to sustain any type of well or sewage disposal system (if
appropriate).
(g)
By approval of this plan, the Township of Barrett has neither
confirmed nor denied the existence and/or extent of any wetland areas
whether or not delineated on the said plan and any encroachment thereon
for any reason whatsoever shall be the sole responsibility of the
subdivider and/or developer, his heirs and assigns and shall be subject
to the jurisdiction of the Army Corps of Engineers and/or the Pennsylvania
Department of Environmental Protection and the said encroachment shall
conform to the rules and regulations of the jurisdictional agencies.
(10)
The following general note shall be on all final plans, if appropriate:
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"All roads shall remain private, not open to public travel,
and shall not in the future be offered for dedication to Barrett Township
by the subdivider, heirs, successors or assigns, unless all requirements
of Township Ordinance No. 100, or any amendment thereto, shall have
been installed."
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The developer must set forth a method, satisfactory to the Township,
to be instituted to insure the perpetual maintenance of private roads
and related features.
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(11)
A highway occupancy permit is required pursuant to Section 420
of act of June 1, 1945 (P.L. 1242, No. 428) known as the "State Highway
Law"[1] before driveway or street access to a state highway is permitted. A highway occupancy permit is required pursuant to Chapter 440, Streets and Sidewalks, Article II, Driveway and Road Occupancy Permits, before driveway or street access to a municipal street is permitted. Access to a state highway or municipal street shall be only as authorized by a highway occupancy permit.
[1]
Editor's Note: See 36 P.S. § 670-420.
(12)
Existing and final profiles along the center line of roads plotted
accurately to scale; typical street cross sections and specifications.
Final road profiles shall include tangent grades, stations and final
elevations of points of vertical curve, points of vertical intersection,
points of vertical tangency, and the lengths of all vertical curves.
(13)
Final plans or drainage, storm sewer, sanitary sewer, and water
distribution systems and their associated construction improvement
standards, such as typical channel sections, erosion control measures,
water and sewer connections, and any other special designs.
(14)
Final designs of any bridges or culverts which may be required.
(15)
Approval by the appropriate agencies for the stormwater runoff,
soil and erosion control, sewage disposal, water supply, highway occupancy,
and wetland encroachment.
(16)
Final contours may be required in the event of a question regarding
the suitability of the topography for any intended use.
B.
All plan sheets comprising the set of final plans shall be consecutively
numbered as "sheet _____ of _____."
C.
The set of plans shall be neatly bound on the left or top to make
a book of drawings.
D.
After all signatures have been affixed to the reproducible print
of the final plan, the subdivider shall supply four black line or
blue line prints to the Township.
A.
The minor subdivision plans shall show or be accompanied by the following information, in addition to that required by § 450-32B:
(1)
A plan of the area proposed to be subdivided, including tract boundaries,
if appropriate, street lines and names, lot lines, rights of-way or
easements (existing or proposed, if any).
(2)
Sufficient data, acceptable to the Township Engineer, to determine
readily the location baring and length of every boundary, street and
lot line (based upon an accurate field survey, closed with an error
not to exceed one in 5,000 and balanced). All dimensions shall be
shown in feet and hundredths of a foot and all bearings shall be shown
to one second of arc.
(3)
Lots shall be numbered consecutively and lot areas shall be shown
in square feet or acres.
(4)
Monuments and/or markers shall be shown on the plan and shall be placed in accordance with § 450-25.
(5)
Any existing buildings located on the tract being subdivided shall
be plotted, to determine compliance with setback requirements.
(6)
A place on the plan for recommendation by the Planning Commission
and for approval by the Board of Supervisor, including a space for
the date of approval.
(7)
Minor subdivisions qualifying under Subsections A and B of the definition of "minor subdivision" in this chapter[1] shall prepare and submit a completed minor subdivision
planning module and the plan shall show:
(a)
Contour lines at an interval of not greater than 20 feet as
transposed from the USGS quadrangle or from survey.
(b)
The location and extent of various soil types together with
the DEP classification for each type.
(c)
The location of any soil test pits. The log of the test pit
evaluation shall accompany the plan.
(d)
The location of any percolation test holes. The results of the
percolation tests shall accompany the plan.
(e)
The recommended areas for well locations (if any) and for subsurface
disposal fields (if any).
(8)
The location and width of any streets or other public ways or parcels
shown upon an adopted Township or county development plan, if such
exists for the area being subdivided.
(9)
The latest USGS quadrangle or portion thereof with the perimeter
of the subdivision plotted thereon to scale.
(10)
A sketch to an appropriate scale, on one sheet, covering the
entire contiguous holdings of the owner or subdivider showing that
the proposed subdivision provides for the orderly development of any
residual lands and/or does not adversely affect the residual lands.
(11)
The following shall be on the plan in the form of protective
covenants:
(a)
"This plan is under and subject to all requirements and restrictions as set forth in both this chapter and Chapter 525, Zoning, as amended.
(b)
In the event the subdivision incorporates a private access as
defined in this chapter, the following: "The improvement and maintenance
of the private access shall be the sole responsibility of those persons
benefiting by the use thereof."
(c)
In the event the subdivision qualifies under Subsection C of the definition of "minor subdivision" in this chapter,[2] the following: "Lot Number _____ shall be merged into
and become an inseparable part of lands of (grantee) as recorded in
Deed Book Volume _____, Page _____ and cannot be subdivided or sold
separately or apart therefrom without Township approval."
(d)
Specific restrictions and covenants which the Commission deems
fit and appropriate.
(e)
A highway occupancy permit is required pursuant to Section 420
of act of June 1, 1945 (P.L. 1242, No. 428), known as the "State Highway
Law,"[3] before driveway or street access to a State Highway is permitted. A highway occupancy permit is required pursuant to Chapter 440, Streets and Sidewalks, Article II, Driveway and Road Occupancy Permits, before driveway or street access to a municipal street is permitted. Access to a state highway or municipal street shall be only as authorized by a highway occupancy permit.
[3]
Editor's Note: See 36 P.S. § 670-420.
B.
In the event the subdivision incorporates a private access, as defined
in this chapter, the design of such street shall conform to the requirements
set forth in Table 7-1. Typical cross sections shall be submitted
for a private access, the design of which shall be adequate for the
anticipated traffic. The Commission may require that center line profiles,
together with all vertical curve data, be submitted.
C.
Following the initial review and site inspection of the area to be
subdivided, the Commission may require the subdivider to submit any
additional information as may be required for a major subdivision
as the Commission deems fit and appropriate.
D.
After all signatures have been affixed to the final plan, the subdivider
shall supply four prints to the Township.
E.
Approved minor subdivision plans prepared on a sheet size of 8 1/2
inches by 14 inches shall be attached to the deed and be recorded
therewith; all other minor subdivision plans shall be recorded in
the map book volumes.
[Added 5-14-2014 by Ord.
No. 179]
Minor subdivision plans to combine adjacent lots in a recorded
subdivision shall be processed as follows:
A.
Plan to be filed with the Township. Copies of the combination plan,
along with all required supporting documentation and fees, shall be
submitted by certified mail or delivered in person to the Administrator
at least 10 calendar days prior to the Board of Supervisors meeting
at which it will be proposed. The Administrator shall make a preliminary
check that the submission is complete in all aspects. The official
submittal date shall be the regularly scheduled meeting of the Board
of Supervisors at which the application is accepted for review, not
the date of submittal to the Administrator.
(1)
The Administrator shall refer the combination plan and appropriate
supporting data to the Township Engineer, Sewer Enforcement Officer
and Solicitor.
(2)
Lot combination plans submitted under this section shall be subject
to Planning Commission review only if directed by the Board of Supervisors.
B.
Documents to be filed. The filing of the combination plan shall include
the following:
(1)
Two copies of the complete subdivision plan application.
(2)
A copy of the original subdivision plan which is filed with the Monroe
County Recorder of Deeds with the lots proposed to be joined highlighted.
(3)
A copy of the deed to each property involved.
(5)
Proof of notification to the appropriate property owners association
and/or community association.
(6)
Tax certification for each property proposed to be joined showing
that all taxes have been paid.
(7)
A copy of the deed prepared for recording joining the lots which
shall include the following joinder language:
These lots shall be merged into one parcel and become inseparable
and cannot be subdivided or sold separately or apart therefrom without
Township approval.
(8)
The combination plan filing fee as established by resolution of the
Board of Supervisors.
C.
Plan information. Plans for combination of adjacent lots in a recorded
subdivision shall be prepared by a qualified professional as applicable
and required by state law and shall include the following:
(1)
Combination plan information shall be drawn at a scale not to exceed
one inch equals 100 feet, provided all bearings and distances can
be legibly and accurately presented on the plan. Plans shall be prepared
on a standard sheet of 12 inches by 18 inches, 18 inches by 24 inches
or 24 inches by 36 inches paper, except when the Board of Supervisors
approves other size plans.
(2)
Name and address of owners of record.
(3)
Name address seal and signature of the registered professional land
surveyor responsible for the plan.
(4)
Date of the plan and each revision.
(5)
North arrow.
(6)
Graphic and written scale.
(7)
Deed reference and tax assessment parcel identification number for
each lot.
(8)
All original lot tract or boundary information acceptable to the
Township sufficient to establish the location bearing and length of
every boundary street or lot line. If this information is from the
original subdivision plan it shall be so noted and the precision shall
conform to that of the original subdivision plan. If the information
is established by survey, lengths shall be indicated to the hundredth
of a foot and bearings shall be indicated to the nearest second.
(9)
The original lot numbers indicated on the appropriate lots as well
as the proposed lot number.
(10)
Building setback lines.
(11)
Any existing buildings located on the lots.
(12)
Reference monuments and/or lot markers, as appropriate.
(13)
Lot lines to be eliminated shown with a broken line and labeled
"Lot line to be eliminated."
(14)
Name and or number and right-of-way width of any street or road
abutting the property.
(15)
Names of owners and or lot numbers of adjacent properties.
(16)
Watercourses, lakes, streams, ponds, wetlands, etc.
(17)
Flood hazard areas and steep slope areas.
(18)
The area of each lot, existing and proposed.
(19)
Reference to the recorded subdivision plan where the lots were
originally subdivided, including the record reference.
(20)
The zoning district.
(21)
A location map utilizing a portion of the latest USGS quadrangle
with the location of the proposed combination accurately shown.
(22)
A signature block for the Board of Supervisors with the following
format.
At a public meeting held on __________, 20_____, the Board of
Supervisors of Barrett Township reviewed and, by a motion duly enacted,
approved the joining of lots _____ and _____ as originally shown on
the plan titled __________ and recorded in the Monroe County courthouse
in _____, Volume _____. (provide five signature lines and area for
the Township seal).
(23)
Combination plan general notes. The following general notes
shall be on all combination plans if applicable:
(a)
When easements are not delineated specifically, the approval
of this plan by the Board of Supervisors of Barrett Township does
not have the effect of altering, redefining or extinguishing any easements
of record existing on or over subject property.
(b)
Lot number _____ shall be merged into and become an inseparable
part of lands of (grantee) as recorded in deed book volume _____,
page _____ and cannot be subdivided or sold separately or apart therefrom
without Township approval.
(c)
By approval of this plan, the Township has not confirmed the
presence, absence and/or extent of wetlands whether or not delineated
on this plan.
(d)
The property shown on this plan is under and subject to both Chapter 525, Zoning, and this chapter of the Code of Barrett Township, as both may be amended.
(e)
In the event the subdivision incorporates a private access as
defined in this chapter, the following: The improvement and maintenance
of the private access shall be the sole responsibility of those persons
benefiting by the use thereof.
(f)
If the property requires access to a state highway, a highway
occupancy permit is required pursuant to Section 420 of the Act of
June 1, 1945 (PL 1242, No. 428), known as the "State Highway Law,"[1] before any driveway or street access to a state highway is permitted. A highway occupancy permit is required pursuant to Chapter 440, Streets and Sidewalks, Article II, Driveway and Road Occupancy Permits, before driveway or street access to a municipal street is permitted. Access to a state highway or municipal street shall be only as authorized by a highway occupancy permit.
The Board of Supervisors has not passed upon the feasibility
of any individual lot or location within a lot being able to sustain
any type of well or sewage disposal system.
[1]
Editor's Note: See 36 P.S. § 670-420.
(24)
The Township shall request any other necessary information based
on the specific characteristics of the project.
D.
Board of Supervisors review and action. The Board of Supervisors
shall review the application and required items and take action within
90 days of the official submission date to the Board of Supervisors.
The decision of the Board shall be in writing and shall be communicated
to the applicant personally or mailed to him at his last known address
not later than 15 days following the decision.
E.
Plan and deed recording. After approval of an application under this section by the Board of Supervisors, the applicant shall record the plan in accordance with § 450-20C Additionally, after approval of an application under this section, the applicant shall record the deed with the necessary joinder language within 90 days and provide a copy of the recorded deed to the Township.
All land development plans submitted shall be drawn in full
conformance with the following, contain all of the applicable information
listed and be accompanied by all pertaining documents, plans, date
and material.
A.
Scale. The land development plan shall be clearly and legibly drawn
to a scale of one inch equals 50 feet or larger. A smaller scale can
be used if it can be demonstrated that the smaller scale is capable
of showing in sufficient detail all elements of the proposed use.
B.
Sheet size. An size capable of setting forth clearly all details
of the proposed use, not to exceed 24 inches by 36 inches.
C.
Key diagram. If the land development plan requires more than one
sheet, a key diagram showing the relative location of the several
sections shall be drawn on each sheet.
D.
Plan information. The land development plan shall contain at least the following information in addition to § 450-32B:
(1)
Locations, name and number, and pavement and right-of-way widths
of all interior and adjacent roads.
(2)
Locations, widths and purposes of all existing and proposed easements,
building setbacks, reservations and areas dedicated to the public
use within or adjoining the property.
(3)
Complete outlines of any existing and/or proposed deed restrictions
or covenants applying to the property.
(4)
Natural features, including but not limited to:
(a)
Existing and proposed contours with intervals of two feet or
less, based on an actual or approximate USGS datum.
(b)
Approximate boundaries of any areas subject to flooding or stormwater
overflows.
(c)
Locations of existing watercourses, wetlands and marshes, steep
slope and wooded areas, rock outcrops, isolated trees with a diameter
of eight inches or more, measured four feet above the average ground
level and other significant existing features.
(d)
Soils as identified from Natural Resources Conservation Service
soils maps.
(5)
Existing structures and utilities on or within 50 feet of property,
including:
(a)
Locations of uses and outlines of structures accurately drawn
to scale.
(b)
Locations and designs of all uses not requiring structures,
such as off-street parking and loading areas.
(c)
Locations, directions, descriptions and times of use of any
proposed outdoor lighting or public address systems.
(d)
Locations and designs of any proposed or existing outdoor signs.
(e)
Locations and arrangements of proposed means of access or egress,
including sidewalks, driveways or other paved areas.
[1]
Profiles and/or contours indicating grading areas and cross
sections showing widths and proposed construction designs of roadways,
sidewalks, driveways and other paved areas.
(f)
Proposed screening or landscaping, including types and locations
of proposed trees.
(g)
Locations of all proposed water lines with valves and hydrants.
[1]
Profiles indicating depths, grades and elevations of proposed
water and sewer lines.
(h)
Parcel use plans shall give attention to specialized requirements
of wetland, floodplain and steep slope areas.
(i)
If the development plan only indicates a first stage, a supplement
plan shall indicate ultimate development.
(6)
Any and all other information deemed by the Planning Commission,
the Zoning Hearing Board or the Board of Supervisors as necessary
to determine conformity of the development plan with the intent and
provisions of this chapter and any other applicable ordinance.
(7)
A place on the plan for recommendation by the Planning Commission
and for approval by the Board of Supervisors, including a space for
the date of approval.
[Added 5-4-2005 by Ord.
No. 137]
A.
A sketch plan may be submitted by the applicant as a diagrammatic
basis for informal discussion with the Board, the Planning Commission,
and the County Planning Commission regarding the design of a proposed
subdivision or land development.
B.
To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission, the sketch plan shall include the information listed below. Many of these items can be taken from the existing resources and site analysis plan, a document that must in any case be prepared and submitted no later than the date of the site inspection, which precedes the conceptual preliminary plan (see § 450-40C). In fact, the diagrammatic sketch plan may be prepared as a simple overlay sheet placed on top of the existing resources and site analysis plan.
C.
The sketch plan shall comply with the requirements of § 450-32 of this chapter. In addition, the sketch plan shall show the following information:
(1)
One-hundred-year floodplain limits, and approximate locations of
wetlands, if any.
(2)
Topographic, physical, and cultural features, including fields, pastures,
meadows, wooded areas, individual trees with a diameter of 21 inches
or greater, hedgerows, steep slopes (15% to 25%, and 25% or greater),
rock outcroppings, soil types, ponds, ditches, drains, dumps, storage
tanks, streams within 200 feet of the tract, existing rights-of-way
and easements, and all structures and wells.
(3)
Schematic layout indicating a general concept for land conservation and development. This is acceptable for Step One of the four-step design process described in § 450-40D of this chapter.
(4)
General description of the proposed method of water supply, sewage
disposal, and stormwater management.
[Added 5-4-2005 by Ord.
No. 137]
The application for a conceptual preliminary plan shall provide
the name and address of the legal owner or equitable owner of the
subject property, and the name and address of the applicant, if not
the same party, plus the following elements listed below. A deed or
agreement of sale shall be submitted which shows that the applicant
is the legal or equitable owner of the land to be subdivided or developed.
A.
Conceptual preliminary plan application submission requirements. The submission requirements for a conceptual preliminary plan shall consist of the following elements. Drafting standards and plan requirements shall comply with § 450-32 of this chapter.
B.
Site context map. A map shall be submitted showing the location of
the proposed subdivision within its neighborhood context.
(1)
For sites under 100 acres in area, such map shall be at a scale not
less than one inch equals 200 feet and shall show the relationship
of the subject property to natural and man-made features existing
within 1,000 feet of the site. For sites of 100 acres or more, the
scale shall be one inch equals 400 feet, and shall show the above
relationships within 2,000 feet of the site.
(2)
Features to be shown on site context maps include the following:
(a)
Topography and ridge lines (from USGS maps).
(b)
Stream valleys and wetland complexes (from maps) published by
the U.S. Fish and Wildlife Service or the USDA Natural Resources Conservation
Service.
(c)
Woodlands over 1/2 acre in area (from aerial photographs).
(d)
Public roads and trails, utility easements and rights-of-way,
public land, and land protected under conservation easements.
(3)
An aerial photograph (or photographs, if the site extends into more
than one photograph) shall be submitted, showing the site and its
context. The aerial photograph shall include some or all of the features
to be shown above.
C.
Existing resources and site analysis plan. For all conservation 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 developer and the Township with a comprehensive analysis
of existing conditions, both on the proposed development site and
within 500 feet of the site. Conditions beyond the parcel boundaries
may be described on the basis of existing published data available
from governmental agencies, and from aerial photographs. The Township
shall review the plan to assess its accuracy, conformance with Township
ordinances, and likely impact upon the natural and cultural resources
on the property. The following information shall be included in this
plan:
(1)
An aerial photograph enlarged to a scale not less detailed than one
inch equals 400 feet, with the site boundaries clearly marked. The
aerial photograph may be a separate sheet as part of the existing
features and site analysis plan.
(2)
Topography, the contour lines of which shall generally be at two-foot
intervals, (although ten-foot intervals are permissible beyond the
parcel boundaries, interpolated from USGS published maps). The determination
of appropriate contour intervals shall be made by the Township, which
may specify greater or lesser intervals on exceptionally steep or
flat sites. Slopes between 15% and 25% and exceeding 25% shall be
clearly indicated. Topography for major 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 USGS bench marks.
(3)
The locations and delineations of ponds, streams, ditches, drains, and natural drainage swales, as well as the 100-year floodplains and wetlands, as defined in Chapter 525, 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.
(4)
Vegetative cover conditions on the property according to general
cover type, including cultivated land, permanent grass land, meadow,
pasture, old field, hedgerow, woodlands, and individual trees with
diameter of 21 inches or greater.
(5)
Soil series, types and phases, as mapped by the U.S. Department of
Agriculture Natural Resources Conservation Service in the published
soil survey for Monroe County, and accompanying data published for
each soil relating to its suitability for construction (and, in unsewered
areas, for septic suitability).
(6)
Watershed boundaries and ridgelines shall be identified.
(7)
Geologic formations on the proposed development parcel, including
rock outcroppings and cliffs, based on available published information
or more detailed data obtained by the applicant.
(8)
All existing man-made features, including but not limited to streets,
driveways, farm roads, woods roads, trails in public use, buildings,
foundations, walls, wells, drainage fields, dumps, utilities, fire
hydrants, and storm and sanitary sewers.
(9)
All easements and other encumbrances of property which are or have
been filed of record with the Recorder of Deeds of Monroe County shall
be shown on the plan.
(10)
Total acreage of the tract, the adjusted tract area, and the
constrained land area with detailed supporting calculations.
D.
Four-step design process for conservation subdivisions. This process
shall be used in all conservation subdivisions in the R-1, T-1, and
S-1, Districts. All conceptual preliminary plans in the Conservation
Design Overlay District 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 below. Graphics
illustrating the four-step design process can be found in the appendix
of this chapter.[1]
(1)
Step 1: delineation of greenway lands.
(a)
The minimum percentage and acreage of required greenway lands shall be calculated by the applicant and submitted as part of the sketch plan or conceptual preliminary plan in accordance with the provisions of this chapter and of Chapter 525, Zoning. Greenway lands shall include all primary conservation areas and those parts of the remaining buildable lands with the highest resource significance, as described below and in §§ 450-50 and 450-51.
(b)
Proposed greenway lands shall be designated using the existing resources and site analysis plan as a base map and complying with the applicable provisions of Chapter 525, Zoning and §§ 450-50 and 450-51 herein, dealing with resource conservation and greenway delineation standards. The Township's Map of Potential Conservation Lands in the Comprehensive Plan shall also be referenced and considered. Primary conservation areas shall be delineated comprising floodplains, wetlands and slopes over 25%. (The definition of "primary conservation areas" is independent of the density factors applied to various categories of constrained lands to calculate adjusted tract area in § 525-34C of Chapter 525, Zoning.)
(c)
In delineating secondary conservation areas, the applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability's for inclusion in the proposed greenway, in consultation with the Planning Commission and in accordance with § 450-51 herein (Subsection A, Prioritized list of resources to be conserved, and Subsection B, Other design considerations).
(d)
Secondary conservation areas shall be delineated to meet at
least the minimum area percentage requirements for greenway lands.
SCAs shall be shown with their boundaries as well as the types of
resources included within them. SCAs shall take into account those
priorities and practical considerations given to the tract's configuration,
its context in relation to resources areas on adjoining and neighboring
properties, and the applicant's subdivision objectives.
(2)
Step 2: location of house sites. Potential house sites shall be tentatively
located, using the proposed greenway lands as a base map as well as
other relevant data on the existing resources and site analysis plan,
such as topography and soils. House sites should generally be located
not closer than 100 feet to primary conservation areas and 50 feet
to secondary conservation areas, taking into consideration the potential
negative impacts of residential development on such areas as well
as the potential positive benefits of such locations to provide attractive
views and visual settings for residences.
(3)
Step 3: location of infrastructure.
(a)
Upon designating the house sites, a street plan shall be designed to provide vehicular access to each house, complying with the standards in Article VII herein and bearing a logical relationship to topographic conditions. Impacts of the street plan on proposed greenway lands shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and traversing slopes exceeding 15%. Street connections shall generally be encouraged to minimize the number of new culs-de-sac to be maintained by the Township and to facilitate access to and from homes in different parts of the tract (and adjoining parcels).
(b)
Preferred locations for stormwater and wastewater management
facilities shall be identified using the existing resource and site
analysis plan and the proposed greenway lands as the base maps. The
applicant is encouraged to use these facilities as additional buffers
between the proposed greenway lands and development areas. These facilities
should generally be designed to improve the quality of stormwater
runoff and wastewater effluent with emphasis placed on achieving maximum
groundwater recharge. The facilities should be located in areas identified
as groundwater recharge areas as indicated on the existing resources
and site analysis plan. The design of the facilities should strive
to use the natural capacity and features of the site to facilitate
the management of stormwater and wastewater generated by the development.
(4)
Step 4: drawing in the lot lines: Upon completion of the preceding
three steps, lot lines are drawn as required to delineate the boundaries
of individual residential lots.
(5)
Applicants shall be prepared to submit four separate sketch maps
indicating the findings of each step of the design process, if so
requested by the Planning Commission or the Board.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
E.
Preliminary resource impact and conservation plan.
(1)
A preliminary resource impact and conservation plan shall be prepared for all major subdivision and land development applications to categorize the impacts of the proposed activities and physical alterations on those resources shown on the existing resources and site analysis plan (as required under § 450-40C). All proposed improvements, including but not necessarily limited to grading, fill, streets, buildings, utilities, and stormwater detention facilities, as proposed in the other conceptual preliminary plan documents, shall be taken into account in preparing the preliminary resource impact and conservation plan which shall clearly demonstrate that the applicant has minimized site disturbance to the greatest extent practicable.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(2)
Using the existing resources and site analysis plan as a base map,
impact areas shall be mapped according to the following categories:
(a)
Primary impact areas, i.e., areas directly impacted by the proposed
subdivision,
(b)
Secondary impact areas, i.e., areas in proximity to primary
areas which may be impacted; and
(c)
Designated protected areas, either to be included in a proposed
Greenway or an equivalent designation, such as dedication of a neighborhood
park site.
(3)
This requirement for a preliminary resource impact and conservation
plan may be waived by the Board of Supervisors upon recommendation
of the Planning Commission if, in the Board's judgment, the proposed
development areas as laid out in the sketch plan or in the conceptual
preliminary plan would likely to cause no more than an insignificant
impact upon the site's resources.
F.
Preliminary improvements plan. This plan shall include the following
items:
(1)
Historic resources, trails and significant natural features, including
topography, areas of steep slope, wetlands, 100-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, lot areas, any existing
easements and rights-of-way, including all street extensions or spurs
that are reasonable necessary to provide adequate street connections
and facilities to adjoining development or undeveloped areas; preliminarily
engineered profiles for proposed streets.
(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 reasonably 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, stormwater,
and other management facilities.
(5)
Where community sewage service is to be permitted, the conceptual
layout of proposed sewage systems, including but not limited to the
tentative locations of sewer mains and sewage treatment plants showing
the type and degree of treatment intended and the size and capacity
of treatment facilities.
(6)
Where central water service is to be permitted, 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 approved,
and including an approved alternate site for each lot requiring a
sand mound system. All approved sites shall be clearly distinguished
from unapproved sites.
(8)
Limit-of-disturbance line.
(9)
Approximate location and dimensions of proposed playgrounds, public
buildings, public areas and parcels of land proposed to be dedicated
or reserved for public use.
(10)
If land to be subdivided lies partly in or abuts another Township,
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 his or her control within
the adjoining municipalities. The design of public improvement shall
provide for a smooth, practical transition where specifications vary
between townships. Evidence of approval of this information by appropriate
officials of the adjoining Townships also shall be submitted.
(11)
Where the applicant proposes to install the improvements in
phases, he or she shall submit with the conceptual preliminary plan
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.
(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. The plan shall show the exact locations
of existing utility easements and approximate locations of proposed
utility easements, the approximate layout of all proposed sanitary
and storm sewers and locations of all inlets and culverts, and any
proposed connections with existing facilities (this data may be on
a separate plan); and the tentative location of proposed on-site sewage
and water facilities.
(14)
Approximate location of proposed landscaping, plus locations
of existing vegetation to be retained.
(15)
Signature blocks for the Planning Commission, Board, 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, typically
in cases involving large subdivision and land development proposals
(those with more than 25 lots) or smaller development plans where
the Board believes that potential impacts could be significant, the
conceptual preliminary plan submission shall include one or more of
the following studies to assist in determination of the impact of
the application upon Township services and facilities:
(1)
Sewer and water feasibility report.
(2)
Groundwater protection and replenishment study.
(3)
Erosion and sedimentation control plan.
(4)
Traffic impact study. A traffic impact study shall be required for
all proposed uses that will create 750 or more vehicle trips per day,
according to the standards of the Institute of Transportation Engineers,
Trip Generation, latest edition.
(5)
Preliminary community association document. A community association
document, also known as a "homeowners' association document" 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 al the residents of that subdivision
or land development and not deeded to the Township. The elements of
the community association document shall include, but shall not be
limited to the following:
(a)
A description of all lands and facilities to be owned by the
community association. This description shall include a map of the
proposal highlighting the precise location of those lands and facilities.
(b)
Statements setting forth the powers, duties, and responsibilities
of the community association, including the services to be provided.
(c)
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.
(d)
Statements prescribing the process by which community association
decisions are reached and setting forth the authority to act.
(e)
Statements requiring each owner within the subdivision or land
development to become a member of the community association.
(f)
Statements setting cross covenants or contractual terms binding
each owner to all other owners for mutual benefit and enforcement.
(g)
Requirements for all owners to provide a pro rata share of the
cost of the operations of the community association.
(h)
A process of collection and enforcement to obtain funds from
owners who fail to comply.
(i)
A process for transition of control of the community association
from the developer to the unit owners.
(j)
Statements describing how the lands and facilities of the community
association will be insured, including limit of liability.
(k)
Provisions for the dissolution of the community association,
in the event the association should become no longer viable.
H.
Preliminary greenway ownership and management plan. Using the conceptual preliminary plan as a base map, the boundaries, acreage and proposed ownership of all proposed greenway areas shall be shown. In addition, the applicant shall also submit a preliminary greenway ownership and management plan detailing the entities responsible for maintaining various elements of the property, and describing management objectives and techniques for each part of the property. Such management plans shall be consistent with the requirements of § 525-39 of Chapter 525, Zoning ("Ownership and management of greenway land and common facilities.")
I.
Preliminary engineering certification. prior to approval of the conceptual preliminary plan, the applicant shall submit to the Planning Commission a "preliminary engineering certification" stating that the approximate layout of proposed streets, house lots and greenway lands complies with Chapter 525, Zoning, and this chapter, particularly those sections governing the design of subdivision streets and stormwater management facilities. This certification requirement is meant to provide the Planning Commission with assurance that the proposed plan can be accomplished within the Township's current regulations. The certification shall also note any waivers needed to implement the plan as drawn.
[Added 5-4-2005 by Ord.
No. 137]
Final plans shall conform to the conceptual preliminary plan,
including any conditions specified by the Board. A detailed final
plan shall consist of and be prepared in accordance with the following:
A.
Drafting standards. All drafting standards as required in § 450-32 shall apply. Also, final plans shall be prepared at the scale of one inch equals 100 feet.
B.
Existing resources and site analysis plan. A plan as stipulated in § 450-40C consistent with the terms of conceptual preliminary plan approval and modified as necessary to reflect the proposal for final approval.
C.
Final resource impact and conservation plan.
(2)
In addition to the requirements of § 450-40E, the applicant shall submit an accompanying resource assessment report divided into the following sections: 1) description of existing resources (as documented in § 450-40), 2) impacts of the proposed subdivision on existing resources, correlated to the areas depicted in the final resource impact and conservation plan, and 3) measures taken to minimize and control such impacts both during and following the period of site disturbance and construction. The qualifications and experience of the preparer of this report shall be provided.
D.
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 precise nature and exact location
of the work and all engineering date necessary for completion of the
work. the improvements construction plan and specifications shall
be subject to approval of the Township Engineer and the Board as a
prerequisite to approval of the detailed 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, plans, details and specifications of streetlights to
be installed, together with the necessary contract for streetlight
installation 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 shall be shown, including location
and size of water service facilities within the subdivision, wells,
storage tanks, pumps, mains, valves, and hydrants.
(7)
Detailed designs for all other improvements as required by this chapter.
(8)
All other applicable Township, county, state and federal permits.
E.
Final stormwater management and erosion and sedimentation control
plan.
F.
Final greenway ownership and management plan. Using the detailed final plan as a base map, the precise boundaries, exact 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 Article X, Use Regulations, of Chapter 525, Zoning.
G.
Additional approvals, certificates and documents.
(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 detailed final plan shall be in
such form as shall be satisfactory to the Board.
(2)
A copy of such deed restrictions, easements, covenants and declarations
which are to be imposed upon the property to comply with the detailed
final plan as approved by the Board. All such documents shall be in
such form as is satisfactory to the Board.
