An applicant desiring approval of a plot of a subdivision or
land development of any land lying within the jurisdiction of the
Township shall submit a written application therefor to the Township
Secretary. Such application shall be accompanied by the information,
requirements and plan set forth below, all in accordance with the
requirements set forth in this chapter. Applications and plats for
subdivision and land development shall be forwarded by the applicant
to the Township and to the Lehigh Valley Planning Commission for review
and report, provided that the Township shall not approve any application
until the Lehigh Valley Planning Commission report is received or
until the expiration of 30 days from the date an administratively
complete application was forwarded to and accepted for review by the
Lehigh Valley Planning Commission.
A.
A tentative sketch plan shall be permitted (but not required) only
when the proposed development is:
(1)
A major subdivision and will require new road(s); or
(2)
When the development includes nonresidential development; or
(3)
When a significant natural feature (as identified in the Natural
Features Component of the Upper Mount Bethel Township Comprehensive
Plan, April 2001), is present on the proposed site or within a 1/2
mile of the site.
B.
Prior to formal application for preliminary approval of a plan, a
developer may, at his/her option, submit a tentative sketch or alternate
tentative sketches showing streets and lots or other proposed improvements
for informal discussion with the Township staff, and for review by
the Township Planning Commission and the Lehigh Valley Planning Commission.
The Planning Commissions will make advisory recommendations.
C.
However, the submission of a sketch plan shall not be considered
the formal submission of a plan upon which the Township is required
to act. Only an administratively complete minor, major or land development
plan requires the Township to take action within the designated time
limits.
D.
The tentative sketch shall be based upon Tax Map information or other
suitable information at a scale not more than 100 feet to the inch
and shall show the entire tract on one sheet. Twelve copies of any
tentative sketch shall be submitted 21 days before the Planning Commission
meeting upon which a review is requested. Such plans shall contain
the following:
[Amended 1-26-2009 by Ord. No. 2009-01]
(1)
The name of the owner.
(2)
The number of lots in the proposed subdivision or land development.
(3)
The zoning district and requirements.
(4)
Existing structures in the portion to be subdivided or developed.
(5)
Existing structures within 200 feet of the tract.
(6)
The name and address of all adjoining owners.
(7)
The portion of the tract to be subdivided or developed.
(8)
Existing utility easements, floodplain easements, conservation easements,
and rights-of-way.
(9)
A key map at a scale of one inch equals 2,000 feet, clearly showing
the location of the proposed subdivision or land development within
the Township and in relation to major streets. Scale may be changed
if such change is both reasonable and approved by the Township Planning
Commission.
(10)
Existing and proposed streets and other proposed improvements.
(11)
Area(s) to be set aside for stormwater management.
(12)
Existing natural features to be included on a separate map:
(a)
Geologic formations, hydrogeologic units, "bedrock aquifers"
and approximate drinking water well yield based upon available published
information or more detailed data obtained by the applicant for his
property.
(b)
Topography, or degree of slope, as measured at five-foot contour
intervals on the applicant's property and within 200 feet of
such. Location and elevation to which contour elevations refer shall
be identified; where reasonably feasible, this shall be a known, established
bench mark as approved by the Township Engineer.
(c)
The location and delineation of ponds, streams, springs and
natural drainage swales, both perennial and seasonal, on the applicant's
property and within 200 feet of such.
(d)
Areas on the applicant's property and within 200 feet of
such within the General Floodplain District.
(e)
Wetlands, where indicated by any one or more of the following:
[1]
The National Wetlands Inventory Maps, as prepared by the United
States Fish and Wildlife Service or any other governmental agency
having jurisdiction;
[2]
Hydric soils, as depicted in the Northampton County Soils survey;
and
[3]
The existence of hydrophilic vegetation or hydrologic conditions
as determined by a wetland scientist and/or licensed professional
by on-site investigations.
(f)
Soil series, types and phases, as mapped by the Natural Resource
Conservation Service for the Northampton County Soil Survey, and accompanying
data tabulated for each soil, including its name, depth to seasonal
high-water table, depth to bedrock, agricultural capability class,
erodibility (if data are available), limitations of soil type (including
load-bearing capacity, drainage and plant growth), and hydrologic
group.
(g)
Vegetative cover conditions on the property according to general
cover type, e.g., cultivated land, permanent grassland, old field,
hedgerow, woodland, individual freestanding trees over six inches
caliper diameter, specimen trees over 20 inches, wetland vegetation,
etc. For all woodlands, the applicant shall indicate the principal
species of dominant and codominant trees and the shrub understory.
Driplines for trees shall be shown on the plan.
(h)
Historic resources, including structures, ruins, sites, traces
and relationship to the bounds of any National Historic Register structure
or district.
(i)
Existing paths and trails, pedestrian or equestrian, or other
scenic and/or conservation easements on the applicant's property
and within 200 feet of such.
(j)
Identify significant natural resources (as identified in the
Natural Features Component of the Upper Mount Bethel Township Comprehensive
Plan, April 2001), existing on the site or within a 1/2 mile of the
site.
A.
Prior to the recording of a proposed minor subdivision, as defined
in this chapter, the applicant shall submit to the Township Secretary
(at least 30 days prior to the regular meeting of the Planning Commission)
20 copies of the minor subdivision plat for transmittal to the Planning
Commission, together with application and filing fee. (Subsequent
submissions shall be filed 21 days prior to the regular monthly meeting
of the Planning Commission.) If the Township Secretary does not receive
the initial submission 30 days prior to the first meeting, the plan
will wait until the next Planning Commission meeting for a determination
as to whether it will be accepted for review. Minor subdivision plans
are considered to be both "preliminary" and "final plans." The submission
will be reviewed for administrative completeness as follows:
[Amended 1-26-2009 by Ord. No. 2009-01]
(1)
Based upon the initial review of the Township staff and/or the Township
Engineer, the Planning Commission shall have authority, at its first
regularly scheduled meeting after the submission is filed in a timely
fashion, to determine if the submission is administratively complete.
If the submission is incomplete, the Planning Commission may either:
(a)
Table the acceptance of the submission until the next Planning
Commission meeting after the applicant has met all of the submittal
requirements within the required time period prior to the meeting.
(b)
Recommend that the submission be rejected by the Board of Supervisors
for just cause, such as the submission being administratively incomplete.
(2)
If the Planning Commission determines that the submission is administratively
complete as filed and as required, the Commission shall accept the
plans and may begin its review.
(3)
Zoning compliance and variances.
(a)
No application for a proposed subdivision or land development shall be approved unless it is in full compliance with Chapter 350, Zoning, of the Code of the Township of Upper Mount Bethel.
(b)
An application or submission under this chapter shall not be
considered to be administratively complete for the purposes of the
90 day time limit for review if one or more zoning variances will
be required for the subdivision or land development to legally occur
as submitted. The 90 day time limit for review shall begin to run
once the needed zoning variance(s) have been granted.
(c)
A subdivision or land development review shall not be delayed because of a court appeal of a zoning variance that was granted by the Zoning Hearing Board to the applicant, instead, satisfactory resolution of such appeal may be made a condition for approval under this chapter. If an applicant appeals a zoning variance that was denied to him/her, then Subsection A(3)(a) above shall still apply.
(d)
The applicant always has the option to redesign the plan so
that a zoning variance is not required. If such redesign occurs, then
the 90 day time limit to review shall run upon the submission of the
redesigned plan (assuring the plan is administratively complete for
all other purposes).
B.
The Township Secretary, within five days after the plan has been
accepted for review, shall refer the prints to the following: one
copy for the Township Secretary, one copy for the Township Manager,
five copies to the Township Supervisors, one copy to the Township
Engineer, five copies to the Township Planning Commission, one copy
to the Environmental Advisory Council, one copy to the Township Road
Foreperson, one copy to the Township Solicitor, one copy to the Zoning
Officer, one copy to the Sewage Enforcement Officer, one copy for
the Township files and one copy for public review.
[Amended 1-26-2009 by Ord. No. 2009-01]
(1)
Applicant is responsible to send one copy to the Lehigh Valley Planning
Commission; one copy for the Northampton County Conservation District.
Additional copies may be required to be sent to the utility companies
and the Pennsylvania Department of Transportation.
C.
The entire tract shall be plotted from deeds at a scale of not more
than 100 feet to the inch.
D.
Except when the Township Board of Supervisors (upon recommendation of the Township Planning Commission and the Township Engineer) has granted a modification or waiver of one or more requirements pursuant to the § 298-38B of this chapter, the minor subdivision plat shall be in conformance with this chapter and shall show the following information:
(1)
Draft standards.
(a)
Plans shall be prepared on standard sheet of 18 inches by 24
inches; 24 inches by 36 inches or 48 inches, except when the Commission
approved of other size plans.
(b)
All information shall be legibly and accurately presented.
(c)
Plans shall be drawn at a scale of one inch equals 50 feet or
one inch equals 100 feet. The Planning Commission has the authority
to grant a waiver of the scale if the scale is reasonable and all
information can be easily read and reviewed.
(2)
General information.
(a)
Name and location of subdivision.
(c)
Owners statement of acknowledgment.
[1]
The owner shall acknowledge the statement contained in Appendix
A, A.2,[1]before an officer authorized to take acknowledgments.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
[2]
The seal of the notary public or other qualified officer acknowledging
the owner's statement shall be impressed on at least the original
and five copies of the plan.
(d)
Name, address, signature and seal of the licensed engineer or
surveyor responsible for the preparation of the plan to engineer's
statement. A licensed engineer or surveyor shall certify the engineering
aspects of all final and plot plans. (See Appendix A, A.1.)[2] This provision shall also apply to any other design professional
that is permitted to design and submit plans pursuant to the MPC,
as amended.[3]
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
[3]
Editor's Note: See 53 P.S. § 10101 et seq.
(f)
Location map at a scale of one inch equals 800 feet showing
the relation of the site to adjoining properties, streets with street
names, zoning districts boundaries, and municipal boundaries within
1,000 feet. Scale may be changed if such change is both reasonable
and approved by the Township Planning Commission.
(g)
North arrow.
(h)
Graphic and written scales.
(i)
Date (day, month and year) of the plan and any subsequent revision
dates.
(j)
Boundaries of all adjoining properties with names of landowners.
(k)
The Deed Book volume and page number as entered by the County
Recorder, referencing the latest source of title to the land being
subdivided.
(l)
Uniform Parcel Identifier (Tax Map sheet, block and lot number
for the tract being subdivided).
(m)
A letter of intent describing in detail the intended use of
each parcel shall be required.
(3)
Location of natural features on the site and within 100 Feet of the
site and significant natural resources (as identified in the Natural
Features Component of the Township Comprehensive Plan, April 2001),
on the site or within 1/2 mile of the site.
(b)
Permanent and seasonal high-water table acres.
(c)
Watercourses, lakes and wetlands (together with names, if any).
If more than 200 feet from any earth disturbance, general identifying
information shall be sufficient. If within 200 feet of any earth disturbance,
such watercourses, lakes and wetlands shall be defined by distances,
courses and bearings and shall be tied to a corner. These boundaries
shall be determined by a wetlands specialist and certified by a licensed
professional by on-site investigation.
(d)
One-hundred-year floodplain, flood-prone and alluvial soil areas
(such soils include those listed in the Northampton County Soil Survey).
(e)
Location and extent of various soils types with NRCS definitions
and PADEP classification for each.
(f)
Rock outcrops and stone fields.
(4)
(5)
Location of existing man-made features on the site within 100 feet
of the site.
(a)
Sufficient bearings, lengths of lines, radii, arch lengths,
street widths, right-of-way and easements 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.
(b)
Existing lot layout on the site.
(c)
Historic sites or structures, including name and description.
(d)
Sewer lines, storm drains and culverts.
(e)
Utility easements, restrictive covenants, and easements for
the purpose which might affect development.
(f)
Bridges.
(g)
Rock outcrops, stone fields and stone rows.
(h)
Wells and sewage disposal facilities.
(7)
Proposed layout.
(a)
Total acreage of site.
(b)
Proposed lot layout with identification number and total number
of lots.
(c)
Lot widths, depth, and area.
(d)
Right-of-way, restrictive covenants, and easements for all drainage,
utilities, or other purposes which might affect development, with
designation of area to be dedicated to the Township.
(e)
Open space areas, significant natural resources as listed in the Township Comprehensive Plan, April 2001, Chapter 350, Zoning, of the Code of the Township of Upper Mount Bethel, and recreation areas.
(f)
The following items shall be shown on the plan:
[1]
Dwelling or structure.
[2]
Well.
[3]
Primary leach field site with ties to lot corners.
[4]
Reserve leach field site with ties to lot corners.
[5]
Soil probe location (suitable and unsuitable); depth to limiting
zone and average percolation rate shall be noted for each site and
field located.
[6]
Percolation test location (suitable and unsuitable).
(g)
Any storm drainage facilities or structures.
(h)
All legal descriptions of roadways and easements to be dedicated
to the Township.
(i)
Driveway location for each lot. Driveways must be built in accordance with Township or Pennsylvania Department of Transportation standards, whichever is appropriate, as per § 298-20F(2) hereof (and its subsections). Further, a covenant to this effect is to be placed on the plan.
(j)
House numbers of existing and proposed dwellings.
(8)
Covenants.
(a)
All private deed restrictions already imposed or to be imposed
as a condition to sale referenced to the drawing.
(b)
The Board of Supervisors may require the inclusion of any specific restrictive covenants, which will carry out the purpose of this chapter, including, but not limited to, those outlined in § 298-16D(5) and the subsections thereunder.
(9)
Concrete monuments. Not less than two concrete monuments shall be
noted on the plan and placed in the field at locations determined
by the Township Engineer and this must be done prior to final plan
approval by the Board of Supervisors.
(10)
Additional information. The Board of Supervisors may require the submission of any additional information required for the final plan of a major subdivision or land development plan under this chapter if there are defined and specific reasons and standards therefor which further the purposes of this chapter as is outlined in § 298-4 hereof.
(11)
Supportive documents and information.
(a)
Residual lands sketch. A sketch to an appropriate scale, on
one sheet, covering the entire tract showing the location of the area
to be subdivided together with a sketch of any proposed roads to demonstrate
that the proposed subdivision provides for the orderly development
of any residual lands and/or does not adversely affect the potential
development of the residual land.
A.
After the plan has been accepted for review and recommendations received
from the Township Planning Commission, the LVPC and any other agencies,
the application for approval of a subdivision or land development
plan shall be placed on the next meeting agenda of the Township Board
of Supervisors.
B.
Recommendations of the LVPC, the Township Planning Commission, the
Township Engineer and others shall be submitted to the Board of Supervisors.
C.
Assuming the plan is administratively complete when it is filed,
the Supervisors shall act on the plan no later than 90 days following
the date of the regular meeting of the Planning Commission next following
the date the application is filed (the date stamped on the plan),
provided that, should said next regular meeting occur more than 30
days following the filing of the application, said ninety-day period
shall be measured from the 30th day following the day the application
has been filed.
D.
The action of the Supervisors shall be by resolution (unless applicant
has agreed, in writing, to a change in the prescribed manner of presentation
of communication of the decision) duly seconded and carried at a public
meeting. If approved the Chairman and Secretary of the Supervisors
shall affix their signatures to the minor subdivision plat.
E.
The Supervisors shall also be entitled to grant conditional approvals provided the conditions are accepted by the applicant. [MPC, 53 P.S. § 10503(9) and § 298-38B(5) of this chapter.]
F.
One copy of the minor subdivision plat shall be returned to the applicant
within a reasonable time after the Supervisors' action. In the
event the minor subdivision plat is disapproved, the Board of Supervisors
shall comply with the MPC, 53 P.S. § 10508 and as may be
amended in the future.
G.
One copy of the approved minor subdivision Mylar plat shall be returned
to the Lehigh Valley Planning Commission.
[Amended 1-26-2009 by Ord. No. 2009-01]
H.
One copy of the approved minor subdivision Mylar plat shall be returned
to the Township Secretary.
[Amended 1-26-2009 by Ord. No. 2009-01]
I.
The final plat, approval by the Board of Supervisors, shall be filed
with the County Recorder of Deeds Office by the developer within 90
days. Lehigh Valley Planning Commission review attestation must be
stamped upon the plan before it can be recorded. A copy of the recorded
plat to be provided to the Township by the developer.
[Amended 1-26-2009 by Ord. No. 2009-01]
A.
Prior to the recording of a major subdivision or any land development
plan, as defined in this chapter, the applicant shall submit to the
Township (at least 30 days prior to the regular meeting of the Planning
Commission meeting) 20 prints of the preliminary plat, together with
application and filing fee. (Subsequent submissions shall be filed
21 days prior to the regular meeting of the Township Planning Commission.)
If the Township Secretary does not receive the initial submission
30 days prior to the first meeting, the plan will wait until the next
Planning Commission meeting for a determination as to whether it will
be accepted for review. The submission will be reviewed for administrative
completeness as follows:
[Amended 1-26-2009 by Ord. No. 2009-01]
(1)
Based upon the initial review of the Township Staff and/or the Township
Engineer, the Planning Commission shall have authority, at its first
regularly scheduled meeting after the submission is filed in a timely
fashion, to determine if the submission is administratively complete.
If the submission is incomplete the Planning Commission may either:
(a)
Table the acceptance of the submission until the next Planning
Commission meeting after the applicant has met all of the submittal
requirements within the required time period prior to the meeting.
(b)
Recommend that the submission be rejected by the Board of Supervisors
for just cause, such as the submission being administratively incomplete.
(2)
If the Planning Commission determines that the submission is administratively
complete as filed and as required, the Commission shall accept the
plans and may begin its review.
(3)
Zoning compliance and variances.
(a)
No application for a proposed subdivision or land development shall be approved unless it is in full compliance with Chapter 350, Zoning, of the Code of the Township of Upper Mount Bethel.
(b)
An application or submission under this Chapter 298, Subdivision and Land Development, shall not be considered to be administratively complete for the purposes of the ninety-day time limit for review if one or more zoning variances will be required for the subdivision or land development to legally occur as submitted. The ninety-day time limit for review shall begin to run once the needed zoning variance(s) have been granted.
(c)
A subdivision or land development review shall not be delayed because of a court appeal of a zoning variance that was granted by the Zoning Hearing Board to the applicant. Instead, satisfactory resolution of such appeal may be made a condition for approval under this chapter. If an applicant appeals a zoning variance that was denied to him/her, then Subsection A(3)(a) above shall still apply.
(d)
The applicant always has the option to redesign the plan so
that a zoning variance is not required. If such redesign occurs, then
the ninety-day time limit to review shall run upon the submission
of the redesigned plan (assuming the plan is administratively complete
for all other purposes).
B.
The Township Secretary, within five days after the plan has been
accepted for review, shall refer the prints to the following: one
copy for the Township Secretary, one copy for the Township Manager,
five copies to the Township Supervisors, one copy to the Township
Engineer, five copies to the Township Planning Commission, one copy
to the Environmental Advisory Council, one copy to the Township Road
Foreperson, one copy to the Township Solicitor, one copy to the Zoning
Officer, one copy to the Sewage Enforcement Officer, one copy for
the Township files and one copy for public review.
[Amended 1-26-2009 by Ord. No. 2009-01]
(1)
Applicant is responsible to send one copy to the Lehigh Valley Planning
Commission, one copy for the Northampton County Soil Conservation
District. Additional copies may be required to be sent to the utility
companies and the Pennsylvania Department of Transportation.
C.
Except when the Township Board of Supervisors (upon recommendation of the Township Planning Commission and Township Engineer) has granted a modification or waiver of one or more requirements pursuant to § 298-38B of this chapter, the major subdivision plat shall be in conformance with this chapter and shall show the following information:
(1)
Plans required.
(a)
The following plans shall be required for all major subdivisions
and land developments.
(b)
The plans listed may be combined if, in the discretion of the
Commission, the clarity of such plan will not be impaired and all
information required by this chapter is contained on the plans and
is legible.
(2)
Draft standards required for all plans.
(a)
Plans shall be prepared on standard sheet of 18 inches by 24
inches, 24 inches by 36 inches, or 36 inches by 48 inches, except
when the Commission approved of other size plans.
(b)
All information shall be legibly and accurately presented.
(c)
Plans shall be drawn at a scale of:
[1]
One inch equals 50 feet or one inch equals 100 feet. Other scales
may be permitted if reasonable and approved by the Township Planning
Commission.
(e)
Other scales may be permitted if approved by the Commission.
(f)
All dimensions shall be set in feet and decimal parts thereof,
and all bearing shall be set in degrees, minutes and seconds. Curve
data shall be included radius, arc length, tangent length and chord
bearing and distance. Such information may be listed in a table, using
reference numbers on the plan, provided that sufficient information
is provided along each course such that each course can be reproduced
in the field.
(g)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets. If match lines are employed, a legend
showing sheet relationship shall be provided.
(h)
Plans shall be so prepared and shall bear an adequate legend
to indicate clearly which features are existing and which are proposed.
(i)
Where revision is made, or when the plan is a revision of a
previously approved plan, dotted lines shall be used to show features
or locations to be abandoned and solid lines to show the currently
proposed features. Notations of revisions shall be dated. The developer
shall submit a detailed list of revisions and his engineer shall certify
to the revisions made.
(j)
The boundary line of the site shall be shown as a solid heavy
line.
(3)
General information.
(a)
Titled "preliminary plan".
(b)
Sheet title (e.g., "layout plan").
(c)
Name and location of subdivision or land development.
(d)
Graphic and written scales.
(e)
Date (day, month, and year) of plan and all subsequent revision
dates.
(f)
Name and address, signature and seal to engineer's statement
of the licensed engineer, surveyor, architect or landscape architect
responsible for the preparation of the plan.
(g)
General notes. By approval of this plan, the Township of Upper
Mount Bethel Township has neither confirmed nor denied the existence
and/or extent of any wetlands areas whether or nor 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 the said encroachment shall conform
to the rules and regulations of the jurisdictional agencies.
(4)
Information required on all layout plans, grading and storm drainage
plans, utility plans, and erosion and sedimentation plans.
(a)
(b)
Natural features:
[1]
Location of natural features on the site and within 100 feet
from the site being subdivided or developed and location of significant
natural resources (as identified in the Natural Features Component
of the Township Comprehensive Plan, April 2001), on the site or within
a 1/2 mile of the site.
[3]
One-hundred-year floodplain, floodway, flood-prone and alluvial
soils listed in the Northampton County Soil Survey.
[4]
Location and extent of various soils types with NRCS classification
and PADEP definitions for each.
[5]
Forested areas.
[6]
Watercourses, lakes and wetlands (together with names, if any).
If more than 200 feet from any earth disturbance, general identifying
information shall be sufficient. If within 200 feet of any earth disturbance,
such watercourses, lakes and wetlands shall be defined by distances,
courses and bearings and shall be tied to a corner. These boundaries
shall be determined by a wetlands specialist and certified by a licensed
professional by on-site investigation.
(c)
Location of existing man-made features on the site and within
100 feet from the site being subdivided or developed.
[1]
Streets and right-of-way (including name and right-of-way widths)
on the site and on immediately adjacent tracts.
[2]
Existing lot layout on the site and on immediately adjacent
tracts.
[3]
Historic sites or structures, including name and description.
[4]
Sewer lines, storm drains and culverts.
[5]
Bridges.
[6]
Utility easements, restrictive covenants, and easements for
the purposed which might affect development.
[7]
Rock outcrops, stone fields and stone rows.
[8]
Wells and sewage disposal facilities.
(d)
Proposed features.
[1]
Layout of streets with center lines, cartways and rights-of-way,
and proposed names.
[2]
Layout of lots with identification numbers. The boundaries of
the new lots being created shall be closed and balanced.
[3]
Building setback lines from all lot lines.
[4]
In nonresidential developments and planned residential developments,
the arrangement and use of buildings and parking areas, with all necessary
dimensions and number of parking spaces (elevations and perspective
sketches of proposed building are encouraged).
[5]
Right-of-way, restrictive covenants, and easements for all drainage,
utilities, or other purposes which might affect development with the
designation of area to be dedicated to the Township. These shall all
be drawn on the plan.
[6]
Sidewalks and pedestrian crossings.
[7]
Open space areas.
[8]
Recreation facilities.
[9]
Proposed monuments with reference to proposed improvements.
[10]
Proposed final contours.
[11]
Driveway location for each lot. Driveways must be built in accordance with Township or Pennsylvania Department of Transportation standards, whichever is appropriate, as per § 298-20F(2) hereof (and its subsections).
[12]
Available and adequate sight distance must be
noted for each proposed driveway.
(5)
Layout plan. The applicant shall submit a letter of intent describing
in detail the intended uses of the property, a layout plan map shall
also be required with the following information provided:
(b)
Owners statement of acknowledgement.
[1]
The owner shall acknowledge the statement contained in Appendix
A, A.2,[1]before an officer authorized to take acknowledgements.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
[2]
The seal of the notary public or other qualified officer acknowledging
the owner's statement shall be impressed on at least the original
and five copies of the plan.
[3]
A statement describing the intended use of the properties.
(d)
Location map at a scale of one inch equals 800 feet showing
the relation of the site to adjoining properties, streets with street
names, zoning districts boundaries, and municipal boundaries within
1,000 feet. The Planning Commission may, in its discretion, accept
any alternate or different scale, provided the clarity of the plan
is not impaired and all information required by this chapter is contained
on the map and is legible.
(e)
Project summary list. The following information shall be listed
on the Plan:
[1]
Total acreage of site.
[2]
Applicable zoning district(s).
[3]
Total number of lots in this development.
[4]
Density of dwelling units per acre.
[5]
Required lot size.
[6]
Proposed lot size, maximum, minimum, and average along with
lot lengths, widths and depths. All lots shall be numbered.
[7]
Open space required.
[8]
Open space proposed.
[9]
Type of water system.
[10]
Type of sanitary disposal system.
[11]
Linear feet of new road.
[12]
Deed source: volume and page.
[13]
Uniform Parcel Identifier (Tax Map, block and
lot).
[14]
Required building setbacks.
(f)
Proposed features:
[1]
Dimensions and areas of lot expressed in both square feet and
acres.
[3]
Right-of-way and curblines with horizontal curve radii at intersections.
[4]
Beginning and end of proposed construction.
[5]
Tie-ins by course and distance to intersection of all public
roads, with their names and widths of cartway and right-of-way.
(6)
Grading and storm drainage plan.
(a)
Contours.
[1]
Existing and proposed contour lines at intervals of either two
feet (if slope is 15% or less) or five feet (if slope is over 15%).
[2]
These contour intervals shall be based on a field survey or
photogrammetric procedure at a scale of one inch equals 100 feet or
larger. Extrapolation from USGS Maps shall not be acceptable.
[3]
A permanent bench mark shall be established.
(b)
Street center line data and stations corresponding to the profile.
(c)
Storm drainage.
[1]
Location and size of facilities with stations corresponding
to the profile.
[2]
Location of inlets with invert elevation of flow line and grade
at the top of each inlet.
[3]
Watershed areas and drainage paths for each structure, swale,
or point of concentration must be shown.
[4]
Property lines and ownership, with details of easements where
required.
[5]
Beginning and end of proposed construction.
[6]
Location of all other drainage facilities and public utilities
in the vicinity of storm drain lines.
[7]
Hydraulic design standards for culverts, bridge structures and/or
other storm facilities.
(d)
Location and size of proposed drainage swales
(7)
Utility plan.
(a)
If on-lot sanitary sewage disposal systems are being proposed:
[1]
Existing and proposed contour lines at intervals of two feet
(if slope is 15% or less) and five feet (if slope is over 15%). (Contour
intervals shall be based on a field survey or photogrammetric procedure.)
[2]
Proposed location of wells including separation distance between
proposed on-site drinking water well and proposed location of on-lot
sewage disposal system.
[3]
Proposed or typical location of dwelling
[4]
Proposed location of subsurface disposal field and reserved
field. All areas shall be located by at least two ties to lot corners.
Maximum slope across primary and reserved site must be shown.
[5]
Location of percolation test holes with average perk rate and
soil probe pit, including any soil test found to be unsuitable with
depth to limiting zone.
[6]
Permanent and seasonal high-water table areas.
(b)
If centralized sanitary sewers are being proposed:
[1]
Location and size of line with stations corresponding to the
profile.
[2]
Location of manholes with invert elevation of flow line and
gate at top of each manhole.
[3]
Property lines and ownership, with details of easements where
required.
[4]
Beginning and end of proposed construction
[5]
Location of laterals.
[6]
Location of all other drainage facilities and public utilities
in the vicinity of sanitary sewer lines.
(c)
If centralized water system is being proposed:
(d)
If on-lot system is being proposed, location of all wells (existing
and proposed). Wells shall be located no closer than 25 feet from
any street right-of-way line.
(e)
Streetlighting and any lighting affiliated with the plan, including
lighting for landscaping, parking lots, buildings, walkways, security
and related lighting, including the type, size and height of lighting
poles or fixtures and amount of lumens generated by said lighting.
Except for low glare ornamental streetlighting, this lighting is to
be directed downward, it must be shielded and is not to glare or spill
beyond the perimeters of the development onto adjacent roadways or
adjoining or nearby properties.
(8)
Erosion and sedimentation plan.
(a)
Shall be in accordance with the regulations of the Northampton
County Soil Conservation District (NCCD) and shall be approved by
NCCD.
(b)
All stormwater runoff calculations shall be governed by the
parameters set forth in this chapter.
(c)
Comply with all requirements for NPDES permits (if such permits
are required for the project).
(9)
Road plan profiles.
(a)
Plan and profiles shall be shown on the same sheet.
(b)
Profile of existing ground surface along center line of street.
(c)
Proposed center-line grade with percent on tangents and elevations
at 50 feet intervals.
(d)
All vertical curve data, including length, elevations and minimum
sight distance as required.
(10)
Sanitary sewer and storm sewer plan profile.
(a)
Profile of existing ground surface with elevations at top of
manhole or inlets.
(b)
Profile of storm drain or sewer showing type and size of pipe,
grade, cradle, manhole, and inlet locations, and invert elevation
along flow line.
(c)
All line crossings of other utilities.
(d)
Invert elevation along flow line at manhole, inlets, and at
line crossing of other utilities.
(e)
Stationing of proposed and offset features shall correspond
to street center line.
(11)
Construction details. These details must be in compliance with
PennDOT Form 408 (or any amendments thereto) unless otherwise provided
herein.
(a)
Typical cross section and specification for street construction
as required by Commission.
(b)
Drainage swale cross section and construction materials.
(c)
Pipe bedding details.
(d)
Storm drainage structures.
(e)
Sanitary sewer structures.
(f)
Curb and sidewalk details.
(g)
Detailed plan and cross section drawings shall be required for
detention or retention basins.
(h)
All improvements shall meet the requirements of PennDOT Form
408, unless otherwise provided in this chapter.
(12)
House numbering plan.
(a)
The final plan only shall describe the proposed house numbering
system.
(13)
Supportive documents and information.
(a)
General information.
[1]
All private deed restrictions or covenants already imposed or
to be imposed as a condition to sale.
[2]
The Board of Supervisors may require the inclusion on the plan of any specific protective covenant or other condition which will carry out the purpose of this chapter including, but not limited to, those outlined in § 298-16D(5) and the subsections thereunder.
[3]
Map of all property holdings of the owner within 1,000 feet
of the proposed subdivision, indicating the site of proposed subdivision.
A sketch plan of a proposed road system with any property holdings
contiguous to the proposed subdivision.
(b)
Certification of centralized or public water supply system.
If the subdivision or land development is to be served with water
by a centralized water system supplied by a certified public utility
or by a municipal corporation or authority, the developer shall submit
a copy of a letter from such entity which states that the entity can
adequately serve the subdivision which states any conditions required
by the entity for the provision of services. A certified copy of a
certificate of public convenience from the PA Public Utility Commission
is acceptable to meet this requirement.
(c)
Certification of a centralized sewage disposal system. If the
subdivision or land development is to be served by a public sewer
company or municipal corporation or authority, the developer shall
submit a copy of a letter from the company or authority which states
that the company or authority can adequately serve the subdivision
and which states any conditions required by the company or authority
for the provision of services. A certified copy of the certificate
issued by the PADEP is acceptable to meet this requirement.
(d)
Centralized water or centralized sewer system These centralized
systems shall be constructed, replaced, repaired and maintained, in
perpetuity, by the applicant, the utility, the municipal corporation
or authority or the lot owners. The Township will not be responsible
for any construction, replacement, repair or maintenance of said centralized
systems.
(e)
Certification of on-lot sewage system. When the subdivision
or land development is to be served by individual on-lot sewage disposal
systems the developer shall submit five copies of a completed planning
module for land development.
(f)
Storm drainage calculations. All calculations relating to facilities
appearing on the grading and storm drainage plan and the erosion and
sedimentation plan shall be submitted for review by the Township Engineer.
D.
After the plan has been accepted for review and recommendation received
from the Township Planning Commission, the LVPC and any other agencies,
the application for approval of a subdivision or land development
plan shall be placed on the next meeting agenda of the Township Board
of Supervisors.
(1)
Recommendations of the LVPC, the Township Planning Commission, the
Township Engineer and others shall be submitted to the Board of Supervisors.
(2)
Assuming the plan is administratively complete when it is filed,
the Supervisors shall act on the plan no later than 90 days following
the date of the regular meeting of the Planning Commission next following
the date the application is filed (the date stamped on the plan),
provided that, should said next regular meeting occur more than 30
days following the filing of the application, said ninety-day period
shall be measured from the 30th day following the day the application
has been filed.
(3)
The action of the Supervisors shall be by resolution (unless the
applicant has agreed, in writing, to a change in the prescribed means
of presentation of communication of the decision) duly seconded and
carried at a public meeting. If approved, the Chairman and Secretary
of the Supervisors shall affix their signatures to the major subdivision
or land development plat.
[Amended 1-26-2009 by Ord. No. 2009-01]
(4)
The Supervisors shall also be entitled to grant conditional approvals provided the conditions are accepted by the applicant. [MPC, 53 P.S. § 10503(9) and § 298-38B(5) of this chapter.]
(5)
One copy of the subdivision plat shall be returned to the applicant
within a reasonable time after the Supervisors' action. In the
event the subdivision plat is disapproved, the Board of Supervisors
shall comply with the MPC, 53 P.S. § 10508, and as may be
amended in the future.
(6)
Within five days of the approval of the plan by the Township Board
of Supervisors, one Mylar (duly signed and notarized) shall be filed
by the applicant with the Township and that Mylar shall be placed
in the Planning Commission file.
[Amended 1-26-2009 by Ord. No. 2009-01]
(a)
Concrete monuments and markers must be provided in accordance with § 298-37D(1) at the time of final plan approval. In the meantime, not less than two concrete monuments shall be placed in the field at locations determined by the Township Engineer and these must be done prior to final preliminary plan approval by the Board of Supervisors.
(7)
One copy of the subdivision plat shall be returned to the Lehigh
Valley Planning Commission.
A.
The final plat shall be submitted to the Township Secretary for forwarding
to the Planning Commission and Board of Supervisors for final approval
within three years from the date of preliminary approval.
B.
Twenty prints shall be submitted to the Township Secretary at least
30 days prior to the date of the first regular meeting of the Commission
meeting at which the plan is to be considered. Subsequent submission
shall be filed 21 days prior to the regular meeting of the Township
Planning Commission. Unless the preliminary plan is approved without
changes, the final plan shall have incorporated in it all changes
or modifications as required by the Planning Commission or Board of
Supervisors. The reproducible print (or Mylar) should not be submitted
until the plan has received final approval.
[Amended 1-26-2009 by Ord. No. 2009-01]
C.
Determination of completeness of the submission.
(1)
Based upon the initial review of the Township Staff and/or the Township
Engineer, the Planning Commission shall have authority, at its first
regularly scheduled meeting after the submission is filed in a timely
fashion, to determine if the submission is administratively complete.
If the submission is incomplete, the Planning Commission may either:
(a)
Table the acceptance of the submission until the next Planning
Commission meeting after the applicant has meet all of the submittal
requirements within the required time period prior to the meeting.
(b)
Recommend that the submission be rejected by the Board of Supervisors
for just cause, such as the submission being administratively incomplete.
(2)
If the Planning Commission determines that the submission is administratively
complete as filed and as required, the Commission shall accept the
plans and may begin its review.
(3)
Zoning variances.
(a)
No application for a proposed subdivision or land development shall be approved unless it is in full compliance with Chapter 350, Zoning, of the Code of the Township of Upper Mount Bethel.
(b)
An application or submission under this Chapter 298, Subdivision and Land Development, shall not be considered to be administratively complete for the purposes of the ninety-day time limit for review if one or more zoning variances will be required for the subdivision or land development to legally occur as submitted. The 90 day time limit for review shall begin to run once the needed zoning variance(s) have been granted.
(c)
A subdivision or land development review shall not be delayed because of a court appeal of a zoning variance that was granted by the Zoning Hearing Board to the applicant. Instead, satisfactory resolution of such appeal may be made a condition for approval under this chapter. If an applicant appeals a zoning variance that was denied to him/her, then Subsection A above shall still apply.
(d)
The applicant always has the option to redesign the plan so
that a zoning variance is not required. If such redesign occurs, then
the 90 day time limit to review shall run upon the submission of the
redesigned plan (assuming the plan is administratively complete for
all other purposes).
D.
The Township Secretary within five days after the plan has been accepted
for review, shall refer the prints to the following: one copy for
the Township Secretary, one copy for the Township Manager, five copies
to the Township Supervisors, one copy to the Township Engineer, five
copies to the Township Planning Commission, one copy to the Environmental
Advisory Council, one copy to the Township Road Foreperson, one copy
to the Township Solicitor, one copy to the Zoning Officer, one copy
to the Sewage Enforcement Officer and one copy for the Township file
and one copy for public review. The applicant shall be responsible
to submit the required number of copies of the plan and related documents
to the Lehigh Valley Planning Commission, Northampton County Soil
Conservation District and any additional copies as may be required
or requested for the utility companies and the Pennsylvania Department
of Transportation.
[Amended 1-26-2009 by Ord. No. 2009-01]
E.
The final plat shall be drawn or reproduced on sheets either 18 inches
by 24 inches or 24 inches by 36 inches or 36 inches by 42 inches at
a scale of not less that one inch equals 100 feet. The final plan
shall show or be accompanied by the following:
(1)
Date, name and location of the subdivision, name of owner, scale
and North point.
(2)
Ultimate right-of-way lines of streets, street names, locations of
easements, land to be reserved or dedicated to public use, all lots
lines and other site lines with accurate dimensions, bearings or deflection
angles, and radii, arcs and central angles of all curves.
(3)
Accurate boundary lines, with dimensions and bearings, from a survey
with an error of closure of one in 10,000 balanced and closed.
(4)
The purpose of any easement of land reserved or dedicated to public
use shall be designated and that proposed use of sites other than
residential shall be noted.
(5)
Lot numbers and dimensions.
(6)
Minimum building setback lines on all lots and other sites.
(7)
Location and description of all monuments.
(8)
Names of owners of adjoining land, including those names of owners
on the opposite side of the road.
(9)
The name, address and seal of professional engineer or registered
surveyor responsible for the plat.
(10)
A certification of ownership, acknowledgment of plan and offer
of dedication shall be lettered on the plan, using the form at the
end of this chapter Appendix A, A.2,[1] and shall by duly acknowledged and signed by the owner(s)
of the property, and notarized.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(11)
Cross sections and profiles of streets approved by the Township
Engineer shall accompany the final plat.
(12)
Contours at vertical intervals of two feet if the general slope
of the site is 15% or less and at vertical intervals of five feet
if the general slope is greater than 15%. Contours shall be established
by photogrammetry of field survey and shall refer to the nearest USGS
bench marks or bench marks approved by the Township Engineer. The
Planning Commission may waive this requirement.
(13)
Plans and profiles of storm and sanitary sewers and water mains.
(14)
Place for signature of Chairman and Secretary of Planning Commission
and Chairman and Secretary of Supervisors and Township Engineer and
date of approval.
(15)
Restrictions of all types which will run with the land and become
covenants in the deeds for lots.
(16)
A covenant stating that all driveways shall be built in accordance with Township or Pennsylvania Department of Transportation standards, whichever is appropriate, as per § 298-20F(2) hereof (and its subsections).
(17)
The exact location and elevation of all proposed buildings,
structures, roads, and public utilities to be constructed within any
designated floodplain district. All such maps shall identify accurately
the boundaries of the flood-prone areas. Submission of the final plan
shall also be accompanied by all required permits and related documentation
from the Pennsylvania Department of Environmental Protection and any
other commonwealth agency or local municipality where any alteration
or relocation of a stream or watercourse is proposed. In addition,
documentation shall be submitted indicating that all affected adjacent
municipalities have been notified of the proposed alteration of relocation.
The Department of Community and Economic Development and the Federal
Insurance Administrator shall also be notified whenever any such activity
is proposed.
(18)
Certificate of water and sewage systems. If water is to be provided
by means other than by private on-lot wells and on-lot sewage disposal
systems owned and maintained by the individual owners of lots within
the subdivision or land development, the developer shall submit evidence
that the subdivision or land development is to be connected to a certified
public utility, municipal corporation or authority. A copy of a certificate
of public convenience from the Pennsylvania Public Utility Commission,
certificate from the PADEP or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
Two copies of such evidence shall be submitted. All water and sewage
systems shall comply with all other requirements of this chapter.
A.
Drawings required.
(1)
Plot plan.
(2)
Grading and storm drainage plan.
(3)
Utility plan.
(4)
Erosion and sedimentation plan.
(5)
Road plan profiles.
(6)
Sanitary sewer plan profiles.
(7)
Storm sewer plan profiles.
(8)
Construction details.
(9)
The plans listed in this section may be combined if, in the discretion
of the Commission, clarity of such plans will not be impaired.
(10)
Landscaping and lighting plan.
(11)
Natural features/resource plan.
B.
Drafting standards required for all plans.
(1)
Plans shall be prepared on a standard sheet of 18 inches by 24 inches,
24 inches by 36 inches, or 36 inches by 48 inches, except when the
Commission approves of other size plans.
(4)
Other scales may be permitted if approved by the Township Planning
Commission. The Commission may, in its discretion, accept any alternate
or different scale(s), provided the clarity of the plan is not impaired
and all information required by this chapter is contained on the plan
and is legible.
(5)
All dimensions shall be set in feet and decimal parts thereof, and
all bearings shall be set in degrees, minutes and seconds. Curve data
shall include radius, tangent, arc length, and chord bearing and distance.
(6)
Where any revision is made, or when the plan is a revision of a previously
approved plan, dotted lines shall be used to show features or locations
to be abandoned and solid lines to show the currently proposed features.
Notations of revisions shall be dated. A detailed list of revisions
shall be submitted.
(7)
The boundary line of the site shall be shown as a solid heavy line.
C.
General information required on all plans.
(1)
Titled "final plan."
(2)
Sheet title (e.g., "layout plan").
(3)
Name and location of subdivision or land development.
(4)
Graphic and written scales.
(5)
Date (day, month, and year) of plan and all subsequent revision dates.
(6)
Name and address, signature and seal to engineer's statement
of the licensed engineer, surveyor, architect or landscape architect
responsible for the preparation of the plan. The engineering aspects
of all final and plot plans shall be certified by a licensed engineer
or surveyor.
(7)
General notes. By approval of this plan, the Township of Upper Mount
Bethel has neither confirmed nor denied the existence and/or extent
of any wetlands 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.
D.
Information required on all layout plans, grading and storm drainage
plans, and utility plans.
(2)
Natural features:
(a)
Location of natural features on the site and within 100 feet
from the site being subdivided or developed and location of significant
natural resources (as identified in the Natural Features Component
of the Township Comprehensive Plan, April 2001), on the site or within
a 1/2 mile of the site.
(c)
One-hundred-year floodplain, flood-prone and alluvial soil areas
listed in the Northampton County Soil Survey.
(d)
Location and extent of various soil types with NRCS classification
and PADEP definition for each
(e)
Forested areas.
(f)
Watercourses, lakes, and wetlands (together with names, if any).
If more than 200 feet from any earth disturbance, general identifying
information shall be sufficient. If within 200 feet of any earth disturbance,
such watercourses, lakes and wetlands shall be defined by distances,
courses and bearings and shall be tied to a corner. These boundaries
shall be determined by a wetlands specialist and certified by a licensed
professional by on-site investigation.
(3)
Location of existing man-made features on the site and within 100
feet from the site being subdivided or developed.
(a)
Streets and rights-of-way, including name and right-of-way widths,
on the site and on immediately adjacent tracts.
(b)
Existing lot layout on the site and on immediately adjacent
tracts.
(c)
Historic sites or structures, including name and description.
(d)
Sewer lines, storm drains and culverts.
(e)
Bridges.
(f)
Utility easements, restrictive covenants, and easements for
purposes which might affect development.
(g)
Rock outcrops, stone fields and stone rows.
(h)
Wells and sewage disposal facilities.
(4)
Proposed features.
(a)
Layout of streets with center lines, cartways and rights-of-way,
and proposed names.
(b)
Layout of lots with identification number.
(c)
Building setback lines from all lot lines.
(d)
In nonresidential developments and planned residential developments,
the arrangements and use of buildings and parking areas, with all
necessary dimensions and number of parking spaces (elevations and
perspective sketches of proposed buildings are encouraged).
(e)
Rights-of-way, restrictive covenants, and easements for all
drainage, utilities, or other purposes which might affect development.
(f)
Sidewalks and pedestrian paths (if proposed).
(g)
Open space areas.
(h)
Recreation facilities.
(i)
Proposed monuments with reference to proposed improvements.
(j)
Proposed final contours.
(5)
Protective covenants (where applicable) providing for:
(a)
Building setbacks.
(b)
Clear sight triangle easements.
(c)
Utility, drainage and slope easements. A sample drainage covenant is attached to this chapter as part of the Appendix A, Forms, A.5.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(d)
A wetlands covenant stating "by approval of this plan, the Township
has neither confirmed or denied the existence and/or extent of any
wetlands areas whether or not delineated on the said plan. Any encroachment
thereon for any reason whatsoever shall be the sole responsibility
of the applicant, subdivider and/or developer, his/her heirs, successors
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 jurisdicational agencies."
(e)
A covenant stating "well and sewage disposal systems shall be
constructed in accordance with recommended standards of the Pennsylvania
Department of Environmental Protection."
(f)
A covenant stating "individual owners of lots must apply to
the Township for a sewage permit prior to undertaking the construction
of an on-lot sewage disposal system."
(g)
A covenant stating "individual lot owners shall be responsible
for maintenance of drainage swales, detention basins or retention
facilities, and appurtenances on any stormwater management facility
located upon their lot."
(h)
A covenant stating "the private road, right-of-way or easement
leading from __________ [Road] shall not be dedicated to the Township
of Upper Mount Bethel and the Township shall have no responsibility
to either replace, repair, maintain or otherwise upkeep same. Moreover,
this private road, right-of-way or easement will never be so offered
for dedication to the Township unless such private road, right-of-way
or easement meets all Township road rules, regulations, requirements,
existing at the time the offer of dedication is made. These are to
be noted as general conditions on the plan. These conditions shall
be deemed restrictive covenants (running with the land) on any deed
for any lot within the subdivision that may utilize said private road,
right-of-way or easement for egress, ingress or regress."
(i)
A covenant stating "the Planning Commission and Board of 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."
(6)
Concrete monuments. Not less than two concrete monuments shall be
noted on the plan and placed in the field at locations determined
by the Township Engineer and this must be done prior to final plan
approval by the Board of Supervisors.
E.
Plot plan and layout plan additional required information.
(2)
Owner's statement of acknowledgement.
(a)
The owner shall acknowledge the statement contained in Appendix
A, A.2,[2] before an officer authorized to take acknowledgement or
oaths.
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
(b)
The seal of the notary public or other qualified officer acknowledging
the owner's statement shall be impressed to the Plan.
(4)
Location map at a scale of one inch equals 800 feet, showing the
relation of the site to adjoining properties, streets, zoning district
boundaries, and municipal boundaries within 1,000 feet.
(5)
Project summary list. The following information shall be listed on
the plan:
(a)
Total acreage of site.
(b)
Applicable zoning district(s).
(c)
Total number of lots in this development.
(d)
Density of dwelling units per acre.
(e)
Required lot size.
(f)
Proposed lot size, maximum, minimum and average.
(g)
Open space required.
(h)
Open space proposed.
(i)
Type of water systems.
(j)
Type of sanitary disposal systems.
(k)
Linear feet or new road.
(l)
Deed source: volume and page.
(m)
Uniform Parcel Identifier (Tax Map: map, block and lot).
(n)
Required building setbacks.
(o)
House numbers.
(6)
Proposed features (where all dimensions shall be to the nearest 1/100
of a foot closed and balanced, and areas of lots expressed in both
square feet and acres).
(a)
Layout of lots, with identification number.
(b)
Streets.
[1]
Proposed names.
[2]
Cartway and right-of-way width.
[3]
Center line with bearings; distances; curve data. Curve data
shall include radius, tangent, arc length, and chord bearing and distance.
Such information may be listed in a table, using reference numbers,
provided that sufficient information is noted along each course, such
that each course can be reproduced in the field.
[4]
Right-of-way and curblines with radii at intersections.
[5]
Beginning and end of proposed construction.
[6]
Tie-ins by courses and distances to intersection of all public
roads, with their names and widths of cartway and right-of-way.
(c)
Building setback lines.
(d)
Rights-of-way, restrictive covenants, and easements for all
drainage, utilities, or other purpose which might affect development.
(7)
A letter of intent on plan describing in detail the intended use
of the property shall be required.
F.
G.
Grading and storm drainage plan.
(1)
Contour intervals.
(a)
Existing and proposed contour lines at intervals of either two
feet (if slope is 15% or less) or five feet (if slope is over 15%).
(b)
These contour intervals shall be based on a field survey or
photogrammetric procedure at a scale of one inch equals 100 feet or
larger. (Topography extrapolated from USGS Maps will not be acceptable.)
A permanent bench mark shall be provided and noted on the plan.
(2)
Street center line data and stations corresponding to the profile.
(3)
Storm drainage.
(a)
Location and size of line with stations corresponding to the
profile.
(b)
Location of inlets with invert elevation of flow line and grade
at the top of each inlet.
(c)
Cross section diagram of the basin or facility.
(d)
Watershed areas and drainage paths for each drainage structure,
swale or point of concentration must be shown.
(e)
Property lines and ownership, with details of easements where
required.
(f)
Beginning and end of proposed construction.
(g)
Location of all other drainage facilities and public utilities
in the vicinity of storm drain lines.
(h)
Hydraulic design standards for culverts and/or bridge structures.
(i)
Stabilization of all drainage swales and channels.
(4)
Location and size of proposed drainage swales.
H.
Utility plan.
(1)
If on-lot sanitary sewage disposal systems are being proposed:
(a)
Existing and proposed contour lines at intervals of either two
feet (if slope is 15% or less) or five feet (if slope is over 15%).
Contour intervals shall be based on a field survey or photogrammetric
procedure.
(b)
Proposed location of wells.
(c)
Proposed or typical location of dwelling.
(d)
Proposed location of subsurface disposal field and reserved
field. All areas shall be located by at least two ties to lot corners.
(e)
Location of percolation test holes with average percolation
rate and soil probe pit, including any soil test found to be unsuitable
with depth to limiting zone.
(f)
Permanent and seasonal high-water table areas.
(2)
If centralized sanitary sewers are being proposed:
(a)
Location and size of line with stations corresponding to the
profile.
(b)
Location of manholes with invert elevation at flow line and
grade elevation at the top of each manhole.
(c)
Property lines and ownership, with details of easements where
required.
(d)
Beginning and end of proposed construction.
(e)
Location of laterals.
(f)
Location of all other drainage facilities and public utilities
in the vicinity of sanitary sewer lines.
(g)
Plans and procedures as required.
(4)
Streetlighting and any lighting affiliated with the plan, including
lighting for landscaping, parking lots, buildings, walkways, security
and related lighting including the type, size and height of lighting
poles or fixtures and amount of lumens generated by said lighting.
Except for low glare ornamental streetlighting, this lighting is to
be directed downward, it must be shielded and is not to glare or spill
beyond the perimeters of the development onto adjacent roadways or
adjoining or nearby properties.
I.
Erosion and sedimentation plan.
(1)
Shall be in accordance with the regulations of the Northampton County
Soil Conservation District (NCCD) and shall be approved by the NCCD.
(2)
All stormwater runoff calculations shall be governed by the parameters
set forth in this chapter.
(3)
Comply with all requirements for NPDES permits (if such permits are
required for the project).
J.
Road plan profiles. Plans showing right-of-way width, cartway width,
shoulders, courses and distances, stations, curve date, including
radius, tangent, arc length, and chord bearing and distance, adjacent
lot lines and lot numbers shall be required. (Plan profile shall be
drawn on the same sheet.)
K.
Sanitary sewer and storm sewer plan profiles.
(1)
Profile of existing ground surface with elevations at top of manholes
or inlets.
(2)
Profile of storm drain or sewer showing type and size of pipe, grade,
cradle, manhold, and inlet locations, and invert elevation along flow
line.
(3)
All line crossings of other utilities.
(4)
Invert elevations along flow line at manholes, inlets, and at line
crossing of other utilities.
L.
Construction details. These details must be in compliance with PennDOT
Form 408 (or any amendments thereto), unless otherwise provided herein.
(1)
Cross sections and specifications for street construction as required.
Where cuts or fills extend beyond the right-of-way, cross sections
at fifty-foot intervals shall be required.
(2)
Drainage swale cross section and construction materials.
(3)
Pipe bedding details.
(4)
Storm drainage structures.
(5)
Sanitary sewer structures.
(6)
Curb and sidewalk details.
(7)
Detention basin and retention facilities section (if applicable).
Sufficient information shall be provided such that the facilities
can be staked out in the field.
(8)
Streetlighting and lighting standards (if applicable).
A.
When the final plat is submitted to the Commission, it shall be accompanied
by a notice from the Township Secretary stating that there has been
filed with him/her the following:
(1)
A certificate from the Township Engineer stating that all improvements and installations for the subdivisions required for its approval have been made or installed in accordance with the requirements of this chapter, and a maintenance guarantee has been provided in accordance with § 298-37 of this chapter; or
(2)
A complete and executed copy of the subdivision improvements installation and/or maintenance agreement as agreed upon by the developer and the Board of Supervisors and approved by the Township Solicitor providing for financial security for completion of all improvements in accordance with § 298-37 of this chapter.
B.
Subdivisions within 500 feet of an adjoining municipality shall be
sent to said adjoining municipality for informational purposes.
C.
The application for approval of a final subdivision or land development
plan shall be placed on the next meeting agenda of the Township Planning
Commission and then the Township Board of Supervisors.
D.
Recommendations of the LVPC, the Township Planning Commission, the
Township Engineer and others shall be submitted to the Board of Supervisors
no later than 30 days from the date stamped on the plan.
E.
Assuming the plan is administratively complete when it is filed,
the Supervisors shall act on the plan no later than 90 days following
the date of the regular meeting of the Planning Commission next following
the date the application is filed (the date stamped on the plan),
provided that, should said next regular meeting occur more than 30
days following the filing of the application, said ninety-day period
shall be measured from the 30th day following the day the application
has been filed.
F.
The Supervisors, before acting on the final plat, may arrange for
a public hearing to be held thereon after giving such notice, as they
may deem desirable in each case.
G.
The action of the Supervisors shall be by resolution (unless the
applicant has agreed, in writing, to a change in the prescribed method
of presentation of communication of the decision), which resolution
in the case of plat approval shall include acceptance of the performance
guarantee if any is required. Upon approval, the action of the Supervisors
shall be noted on the original and the copies of the plat.
H.
The Supervisors shall also be entitled to grant conditional approvals provided the conditions are accepted by the applicant. [MPC, 53 P.S. § 10503(9) and § 298-38B(5) of this chapter.]
I.
Within one week of the meeting at which action was taken, the Township
Secretary shall return the original and one copy of the final plat
to the applicant. In the event the final plat is disapproved, the
reasons therefor shall be set forth in writing and returned with the
plat, and shall include the appropriate section numbers.
J.
One copy of the approved final plat Mylar shall be returned to the
Secretary of the Township.
[Amended 1-26-2009 by Ord. No. 2009-01]
K.
One copy of the final plat Mylar shall be returned to the Lehigh
Valley Planning Commission.
[Amended 1-26-2009 by Ord. No. 2009-01]
L.
The final plat, after approval by the Supervisors, shall be filed
with the County Recorder of Deeds Office by the developer within 90
days. Lehigh Valley Planning Commission review attestation must be
stamped upon the plan before it can be recorded. A copy of the recorded
plan is to be provided to the Township by the developer.
[Amended 1-26-2009 by Ord. No. 2009-01]
The applicant shall also comply with the following additional
requirements (where applicable) of land subdivision/development in
the design of each subdivision or land development plan.
A.
Plot/grading plan. Prior to the issuance of a building permit for
any newly created lot or any additional structure on an existing lot
where there is combined earth disturbance or impervious cover in excess
of 700 square feet, the applicant shall submit a final plot, grading
and erosion/sedimentation control plan drawn on a scale of one inch
equals 20 feet (or other scale if reasonable and approved by the Township
Board of Supervisors) which shall contain the following information
and any other appropriate data:
[Amended 1-26-2009 by Ord. No. 2009-01]
(1)
A grading plan to divert surface runoff away from principal buildings,
driveways, walkways and on-lot sewage disposal systems without directing
increased runoff onto sensitive neighboring parcels. In the case where
basic grading provisions have been defined during site plan or subdivision
plan approval, the lot specific grading plan shall conform to said
basic grading provisions insofar as practicable.
(2)
A required plot/grading plan shall include the following information:
(a)
Parcel identification number and lot address.
(b)
Required building setback lines from all lot lines.
(c)
All lot lines defined by bearings and distances or curve data.
(d)
Existing and proposed contour elevation lines at maximum intervals
of two feet.
(e)
Elevations for the first floor level, of any structure or garage
floor (with slope of garage floor); spot elevations adjacent to any
door, window opening to grade or Bilco®-style basement door; primary
and secondary on-lot sewage disposal systems; finished street elevations
at point of entry. Finished drive elevations at point of intersection
of center lines, intersection with gutters and at maximum of 50 feet
intervals (any other area deemed necessary by the Township Engineer).
(f)
Bench mark.
(g)
North reference, easements and rights-of-way within or adjacent
to the subject property.
(h)
Location, size and elevations of all existing or proposed storm
drainage structures or swales within or adjacent to the subject property.
(i)
Lot numbers and owner's names of all adjoining lots and
names of adjoining street(s).
(j)
Locations of all percolation test holes, soil probes and wells,
and the location and dimensions of primary and secondary on-lot sewage
disposal systems with isolation distances.
(k)
The exact location and dimensions of any proposed structure,
appurtenant structure, street, road or driveway, with tie-in dimensions
to property lines.
(l)
Building footprint with all wall dimensions necessary to lay
out the shape of the building. Street cartway and right-of-way lines
shall be shown and dimensioned. For corner lots, a dimension shall
be given from the center line of the proposed driveway to the center
line of the parallel street and clear sight triangle easement shall
be shown for street intersections and driveway intersections.
(m)
Location, size and detailed calculations of dry wells, leach
areas or other stormwater control measures, as required.
(n)
Erosion and sedimentation control measures and sequence of operations.
(o)
Engineer's or surveyor's seal.
(p)
Any type of basement pump or foundation drainage system shall
be noted on the plan. Any such system shall be designed to drain in
a way that avoids erosion of shoulders of roads, prevents increased
drainage onto public roads and that avoids drainage problems for neighboring
properties. Four copies of any calculations, designs and methods for
handling any such discharged water shall be submitted with the plot
and lot grading plan.
B.
Natural resource inventory, environmental impact assessment report
and traffic impact study.
(1)
Natural resource inventory for minor subdivisions. A natural resource inventory ("NRI"), along with a statement of anticipated development impacts and statement of mitigation methods, shall be prepared for all minor subdivision proposals in all zoning districts. Further, the NRI is required if any proposed earth disturbance is within 300 feet of any wetlands. The NRI shall be in conformance with the Upper Mt. Bethel Township Comprehensive Plan, April 2001 (Natural Features Component) and Chapter 350, Zoning, of the Code of the Township of Upper Mount Bethel. The NRI shall be prepared by the applicant at the applicant's expense and shall accompany all minor subdivision plats, preliminary or final. This natural resource inventory shall include the following items and shall follows the format outlined in Appendix C of this chapter.[1]
(a)
Summary of proposed project, including project overview, maps,
figures, and specifications.
(b)
Listing of natural and other resources. Narrative and figures
describing and illustrating topography, geology, groundwater, soils,
flora, fauna, jurisdictional wetlands, water resources, threatened/endangered
species, wildlife habitat potential, and historic/cultural features,
air quality, ambient noise, and traffic on the site to the subdivided
and/or developed.
(c)
A narrative describing the probable impact of the proposed development
upon the natural resources and a list of steps to be taken to avoid
or minimize or mitigate or compensate for adverse environmental impacts
both during and after construction and operation.
(d)
If any proposed earth disturbance is within 300 feet of any
wetlands, the NRI shall also incorporate a U.S. Fish and Wildlife
review and report along with a similar review and report by the PA
Fish and Boat Commission. The findings of these reports must indicate
that there is no impact on the wetlands or that the agencies have
favorably accepted any proposed remediation of any impact upon the
wetlands.
(e)
Notwithstanding the foregoing, the Township Board of Supervisors
may waive all or part of the natural resource inventory for good reason
and if sufficient evidence is submitted to support a conclusion that
the development will have a slight or negligible environmental impact
or that the complete report need not be prepared to evaluate the environmental
impact of the development.
[1]
Editor's Note: Appendix C is included as an attachment to this chapter.
(2)
Environmental impact assessment for major subdivisions and all land development plans. An environmental impact assessment (EIA) shall be prepared for all major subdivision and land development proposals in all zoning districts. Further, the EIA is required if any proposed earth disturbance is within 300 feet of any wetlands. The EIA shall be in conformance with the Upper Mt. Bethel Township Comprehensive Plan, April 2001 (Natural Features Component) and Chapter 350, Zoning, of the Code of the Township of Upper Mount Bethel. The EIA shall be prepared by the applicant at the applicant's expense and by a certified environmental professional. The EIA shall accompany all site plans and major subdivision plats, whether preliminary or final. This environmental impact assessment (EIA) shall include the following items and shall follow the format outlined in Appendix D of this chapter.[2]
(a)
A description of the development specifying what is to be done
during construction and operation, and how, including practical alternative
plans to achieve the objective(s). Such description should set forth
solutions to anticipated environmental problems.
(b)
An inventory of on-site environmental conditions and assessment
of the probable impact of the development upon them. The inventory
shall include the following assessment and probable impact sections:
aquatic ecology including water conditions and aquatic populations;
surface and subsurface hydrogeology; potable water supply; wetlands;
geology; soils and properties thereof, including capabilities and
limitations; sewage treatment; topography; vegetation; presence of
rare, threatened or endangered species; noise characteristics and
levels; existing land use; any particular past or present use that
might have involved toxic or hazardous materials (e.g., dump, disposal
site, manufacturing operation), aesthetics; and cultural and historic
features. Air and water quality shall be described with reference
to County Soil Conservation Service categories and characteristics.
(c)
A list and the status of the approval needed from federal, state
or county agencies including any comments from these governmental
agencies.
(d)
An evaluation of any residual adverse environmental impacts
(short- and long-term) which cannot be avoided, including water pollution,
air pollution, sedimentation, siltation, wetland and habitat disturbance.
(e)
A description of steps to be taken to avoid or minimize or mitigate
or compensate for adverse environmental impacts both during and after
construction and operation. Include maps, schedules and other explanatory
data.
(f)
At a minimum, the environmental impact assessment shall contain
the following sections:
[1]
Summary of proposed project, including project overview, maps,
figures, and specifications.
[2]
Regional and local natural resource protection planning conformance.
Narrative describing proposed project conformance with the Northampton
County Natural Areas Inventory (Lehigh Valley Planning Commission,
1999), the Natural Resource Protection Component of the Upper Mt.
Bethel Township Comprehensive Plan, April 2001, and other Township
Natural Resource Plan(s).
[3]
Narrative describing conformance with the natural resource protection provisions, stormwater design, erosion and sedimentation control, septic and wastewater, potable water supply, stream buffer, and landscaping, provisions of the Upper Mt. Bethel Comprehensive Plan, April 2001, and Chapter 350, Zoning.
[4]
Listing of natural and other resources. Narrative and figures
describing and illustrating topography, geology, groundwater, soils,
flora, fauna, jurisdictional wetlands, water resources, threatened/endangered
species, wildlife habitat potential, and historic/cultural features,
air quality, ambient noise, and traffic on the site to be subdivided
and/or developed.
[5]
Environmental impact assessment. Narrative describing anticipated
impacts to the topography, geology, groundwater, soils, flora, fauna,
wetlands, water resources, threatened/endangered species, wildlife
habitat potential, unique natural features, air quality, ambient noise,
and traffic on the site to be subdivided and/or developed.
[6]
If any proposed earth disturbance is within 300 feet of any
wetlands, the EIA shall also incorporate a U.S. Fish Wildlife review
and report along with a similar review and report by the PA Fish and
Boat Commission. The findings of these reports must indicate that
there is no impact on the wetlands or that the agencies have favorably
accepted any proposed remediation of any impact upon the wetlands.
[7]
References and the following appendixes are required for all
EIA reports. List of permit, permit approvals, threatened/endangered
species data request, PNDI response, cultural/historic preservation
data request, PA Historical and Museum Commission response, photographs
of site, professional credentials, and certifications.
[8]
Notwithstanding the foregoing, the Township Board of Supervisors
may waive all or part of the environmental impact assessment for good
reason and if sufficient evidence is submitted to support a conclusion
that the development will have a slight or negligible environmental
impact or that the complete report need not be prepared to evaluate
the environmental impact of the development.
[2]
Editor's Note: Appendix D is included as an attachment to this chapter.
(3)
Traffic impact study for certain development plans.
[Amended 1-26-2009 by Ord. No. 2009-01]
(a)
Requirement.
[1]
A traffic impact study and report shall be required for proposed
developments that meet one or more of the following criteria:
[a]
Residential: 50 or more dwelling units.
[b]
Commercial. A commercial building or buildings
consisting of 20,000 square feet or more of total floor area.
[c]
Office. A development consisting of 100,000 square
feet or more of total floor area.
[d]
Industrial. A development consisting of 200,000
square feet or more of total floor area.
[e]
Other. A use generating 500 or more average daily
trips ("ADT" defined as per Appendix E of this chapter).[3]
[3]
Editor's Note: Appendix E is included as an attachment to this chapter.
[2]
Traffic impact study shall be reviewed by the Township and found to be satisfactory before granting final plan approval. Improvements identified by the studies will be required to be constructed by the applicant at the time final plan approval is granted or, in the alternative, future construction is to be secured as other improvements are to be secured pursuant to the § 298-37B and C of this chapter.
(b)
Traffic impact studies shall contain the following: general
site description, traffic facilities description, existing traffic
conditions, traffic impact of the development, analysis of traffic
impact and conclusions and recommendations.
(c)
The applicant shall be responsible for all recommended traffic
improvements, whether on-site or off-site. The estimated cost of the
improvements shall be listed along with the projected date of completion.
(d)
Traffic studies shall not be required for major subdivisions
or land development plans if no new streets or roads (including widening
of existing streets or roads for rights-of-way or otherwise, culs-de-sac
and private lanes) are required to be constructed and no off-site
or adjacent traffic improvements of any kind are required and the
ADTs for the entire site or project are less than 500 vehicles per
day.
C.
Unification and merger deeds. Whenever there is a merger of one or
more parcels or lots (or a part of one or more parcels or lots) or
a lot line adjustment, a deed shall be prepared at the expense of
(and filed by) the applicant that unifies and merges the parcels or
lots together. This deed shall be in a form acceptable to both the
Township Engineer and Township Solicitor and shall contain any reservations,
conditions, restrictions or covenants that were made as part of plan
approval.
[Added 3-30-2009 by Ord.
No. 2009-03]
A.
General. This section must be used when an applicant chooses to implement one of the conservation design options in a Conservation Design Overlay District, as set forth in Chapter 350, Zoning, as amended.
B.
Overview of procedures. The items in Subsection B(1) through (4) and (6) through (10) below are required under this chapter when an applicant seeks to implement one of the conservation design options in a Conservation Design Overlay District. The item in Subsection B(5), tentative sketch plan submission and review, is optional but strongly encouraged as an important, valuable and highly recommended step that will speed the review process and may result in lower costs for the project. These steps shall be followed sequentially, and may be combined only at the discretion of the Township:
(1)
Preapplication meeting with Township Planning Commission.
(2)
Preparation of existing resources and site analysis plan, as described in § 298-19E of this chapter.
(3)
Site inspection by Township Planning Commission or other designated,
qualified Township representative(s) and applicant.
(4)
Presketch plan conference with Township Planning Commission.
(5)
Tentative sketch plan submission and review (diagrammatic sketch,
optional step).
(6)
Preliminary plan. Determination of completeness; preliminary resource
conservation plan and sewage planning module submission; review by
Township and County Planning Commissions and Township Engineer; and
approval by supervisors on advice of the Township Planning Commission.
(7)
Detailed final plan, preparation. Incorporation of all preliminary
plan approval conditions; documentation of all other agency approvals,
as applicable.
(8)
Detailed final plan, submission. Determination of completeness, review,
and approval.
(9)
Township Board of Supervisors signatures.
(10)
Recording of approved detailed final plan with County Recorder
of Deeds.
C.
Tentative sketch plans.
(1)
Applicability.
(a)
Submission of a diagrammatic tentative sketch plan is strongly
encouraged for a) all major or minor subdivisions or b) when the development
includes nonresidential development or c) when a significant natural
feature (as identified in the Natural Features Component of the Upper
Mount Bethel Township Comprehensive Plan, April 2001), is present
on the proposed site or within a 1/2 mile of the site.
(b)
Tentative sketch plans, as described in § 298-19C(6) and (7), below, shall be submitted to the municipality for review by the Planning Commission. Such plans are for informal discussion only. Submission of a sketch plan does not constitute formal filing of a plan with the municipality, and shall not commence the statutory review period as required by the Municipalities Planning Code.[1] Only the submission of an administratively complete minor subdivision plan, major subdivision plan, or land development plan requires the Township to take action within the designated time limits. The procedures for submission of a diagrammatic sketch plan are described in § 298-19C(6), below, and may be altered only at the discretion of the Township.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(2)
Preapplication meeting. A preapplication meeting is encouraged between
the applicant, the site designer, and the Planning Commission (and/or
the Commission's planning consultant), to introduce the applicant
to the municipality's zoning and subdivision regulations and
procedures, to discuss the applicant's objectives, and to schedule
site inspections, meetings and plan submissions as described below.
Applicants are also encouraged to present the existing resources and
site analysis plan at this meeting.
(3)
Existing resources and site analysis plan. Applicants shall submit an existing resources and site analysis plan ("ERSA plan"), in its context, prepared in accordance with the requirements contained in § 298-19E, below. The purpose of the ERSA plan is to familiarize Township officials with existing conditions on the applicant's tract and within its immediate vicinity, and to provide a complete and factual reference for the Township officials in making a site inspection. The ERSA plan shall be provided prior to or at the site inspection and shall form the basis for the development design as shown on the diagrammatic sketch plan (or on the preliminary plan, if the optional sketch plan is not submitted).
(4)
Site inspection.
(a)
After preparing the existing resources and site analysis plan,
applicants shall arrange for a site inspection of the property by
the Planning Commission or other designated, qualified Township representative(s),
and shall distribute copies of said site analysis plan at, or prior
to, that on-site meeting. Applicants, their site designers, and the
landowners of the tract are encouraged to accompany the Planning Commission
on the site inspection.
(b)
The purpose of the site inspection is to familiarize local officials
with the property's existing conditions and special features,
to identify potential site design issues, and to provide an informal
opportunity to discuss site design concepts, including the general
layout of designated greenway or open space lands (if applicable),
and potential locations for proposed buildings and street alignments.
Comments made by Township officials or their staff and consultants
shall be interpreted as being only suggestive. It shall be understood
by all parties that no formal recommendations can be offered, and
no official decisions can be made, at the site inspection.
(5)
Presketch conference. Following the site inspection and prior to the submission of a diagrammatic sketch plan, the applicant shall meet with the Planning Commission to discuss the findings of the site inspection and to develop a mutual understanding on the general approach for subdividing and/or developing the tract in accordance with the four-step design procedure described in §§ 298-19H and 290-20L of this chapter, where applicable. At the discretion of the Planning Commission, this conference may be combined with the site inspection.
(6)
Sketch plan submission and review.
(a)
Twelve copies of a diagrammatic sketch plan, meeting the requirements set forth in § 298-19C(7), below, shall be submitted to the Township Secretary during business hours for distribution to the Board of Supervisors, the Planning Commission, the Township Planning Professional, the Township Engineer and applicable Township advisory boards (such as the Environmental Advisory Council), at least seven days prior to the Planning Commission meeting at which the sketch plan is to be discussed. Alternatively, electronic copies may be substituted for paper copies when acceptable by the parties involved and with prior arrangements. The sketch plan diagrammatically illustrates initial ideas about a conceptual layout for greenway lands, house sites, and street alignments, and shall be based closely upon the information contained in the existing resources and site analysis plan. The sketch plan shall also be designed in accordance with the four-step design process described in §§ 298-19H and 290-20K, below, and with the design review standards and other standards listed in §§ 298-19C(7) and 290-20L, below.
(b)
The Planning Commission shall review the sketch plan in accordance
with the criteria contained in this chapter and with other applicable
ordinances of the Township. The review of the Planning Commission
of the sketch plan is intended to advise the applicant informally
of the extent to which the proposed subdivision or land development
conforms to the relevant standards of this chapter, and may suggest
possible plan modifications. The review of the Planning Commission
shall include, but is not limited to:
[1]
The location of all areas proposed for land disturbance (streets,
foundations, yards, septic disposal systems, stormwater management
areas, etc.), with respect to notable features of natural or cultural
significance as identified on the applicant's existing resources
and site analysis plan and on the municipality's Map of Potential
Conservation Lands;
[2]
The potential for street connections with existing streets,
other proposed streets, or potential developments on adjoining parcels;
[3]
The location of proposed access points along the existing road
network;
[4]
The proposed building density and impervious coverage;
[5]
The compatibility of the proposal with respect to the objectives
and policy recommendations of the Comprehensive Plan and the Open
Space Plan; and
(c)
The Planning Commission shall submit its written comments to
the applicant and the Board of Supervisors. The diagrammatic sketch
plan may also be submitted by the Board of Supervisors to the County
Planning Commission for review and comment.
(7)
Sketch plan contents.
(a)
The Township recommends that the applicant submit a sketch plan as a basis for informal discussion with the Planning Commission and, as appropriate, the Board of Supervisors, as to the intended use and arrangement of a proposed subdivision or land development. A sketch plan submittal is strongly recommended as a way of helping applicants and officials develop a better understanding of the property and to help establish an overall design approach that respects its special or noteworthy features, while providing for the density permitted under Chapter 350, Zoning.
(b)
The applicant may submit whatever information he deems useful.
However, to facilitate the fullest possible response from the Planning
Commission, the applicant is encouraged to submit the information
listed below. Many of these items can be taken directly from the ERSA
plan, a document that is required to be prepared and submitted no
later than the date of the site inspection, which precedes the preliminary
plan submission.
(c)
An ERSA plan as set forth in § 298-19E. For the purposes of the sketch plan, the features on the ERSA plan need not be exact. Topography may be taken from USGS Maps; wetlands may be taken from maps published by the U.S. Fish and Wildlife Service or the USDA Natural Resources Conservation Service; and woodlands may be taken from aerial photographs.
(d)
A site location and context plan as set forth in § 298-19C(7).
(e)
An aerial photograph with property lines indicated. The conceptual
layout may be imposed on the aerial photograph.
(f)
Zoning information including applicable district, lot area and
bulk regulations, adjusted tract area calculations, density and open
space requirements.
(g)
A schematic layout indicating a general concept for land conservation
and development, at the same scale as the ERSA plan. The sketch plan
may be prepared as a simple overlay on top of the ERSA plan.
(h)
Streets on and adjacent to the tract.
(i)
General description of proposed method of water supply, sewage
disposal and stormwater management.
(j)
A statement indicating that the sketch plan is a schematic drawing,
not intended for construction purposes.
(l)
In the case of land development plans, proposed location of
buildings and major structures, parking areas and other improvements.
(m)
General description of proposed method of water supply, sewage
disposal, and stormwater management.
D.
Future potential subdivision. When an application includes only a
portion of a landowner's entire tract, or when such portion is
contiguous to an adjoining tract of the landowner, a sketch layout
shall be included showing future potential subdivision of all the
contiguous lands belonging to the landowner to ensure that subdivision
may be accomplished in accordance with current codes and with appropriate
access. Submission and review of the sketch plan described in this
section shall not constitute approval of the future subdivision shown
thereon.
E.
Existing resources and site analysis plan. For all major subdivisions
and land developments (but excluding minor subdivisions), an existing
resources and site analysis plan ("ERSA plan") shall be prepared to
provide the developer and the municipality 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 municipality
shall review the plan to assess its accuracy, conformance with municipal
ordinances, and likely impact upon the natural and cultural resources
on the property. Unless otherwise specified by the Planning Commission,
such plans shall generally be prepared at the scale of one inch equals
100 feet or one inch equals 200 feet, whichever would fit best on
a single standard size sheet (24 inches by 36 inches). The following
information shall be included in this plan:
(1)
A vertical aerial photograph enlarged to a scale not less detailed
than one inch equals 400 feet, with the site boundaries clearly marked.
(2)
Topography, the contour lines of which shall generally be at two-foot
intervals, determined by photogrammetry (although ten-foot intervals
are permissible beyond the parcel boundaries, interpolated from USGS
published maps). The determination of appropriate contour intervals
shall be made by the Planning Commission, which may specify greater
or lesser intervals on exceptionally steep or flat sites. Slopes between
15% and 25% and exceeding 25% shall be 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 location and delineation of ponds, streams, ditches, drains, and natural drainage swales, as well as the 100-year floodplains and wetlands, as defined in Chapter 350, 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, woodland and wetland, trees with a caliper
in excess of 15 inches, and the actual canopy line of existing trees
and woodlands. Vegetative types shall be described by plant community,
relative age and condition.
(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 the county, and accompanying data published for each
soil relating to its suitability for construction (and, in unsewered
areas, for septic suitability).
(6)
Ridgelines and watershed boundaries shall be identified.
(7)
A viewshed analysis showing the location and extent of views into
the property from public roads and from public parks, public forests,
and state game lands.
(8)
Geologic formations on the proposed development parcel, including
but not limited to rock outcroppings, cliffs, sinkholes, and fault
lines, based on available published information or more detailed data
obtained by the applicant.
(9)
All existing man-made features including but not limited to streets,
driveways, farm roads, woods roads, buildings, foundations, walls,
wells, drainage fields, dumps, utilities, fire hydrants, and storm
and sanitary sewers.
(10)
Locations of all historically significant sites or structures
on the tract, including but not limited to cellarholes, stone walls,
earthworks, and graves.
(11)
Locations of trails that have been in public use (pedestrian,
equestrian, bicycle, etc.).
(12)
All easements and other encumbrances of property which are or
have been filed of record with the Recorder of Deeds of Northampton
County shall be shown on the plan.
(13)
Total acreage of the tract, the adjusted tract area and the
constrained land area with detailed supporting calculations.
F.
Preliminary improvements plan. A preliminary improvements plan shall
be required for preliminary major subdivision/land development plans
(but excluding minor subdivisions). 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. For properties subject to the Conservation
Design Overlay District, the boundaries of greenway lands shall be
indicated.
(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 (must be exact in relation to the retention
of existing trees proposed to be saved).
(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 municipality,
the applicant shall submit information concerning the location and
conceptual design of streets, layout and size of lots and provisions
of public improvements on land subject to his control within the adjoining
municipalities. The design of public improvements shall provide for
a smooth, practical transition where specifications vary between municipalities.
Evidence of approval of this information by appropriate officials
of the adjoining municipalities also shall be submitted.
(11)
Where the applicant proposes to install the improvements in
phases, he shall submit with the preliminary plan 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.
(a)
Exact locations of existing utility easements and approximate
locations of proposed utility easements.
(b)
Approximate layout of all proposed sanitary and storm sewers
and location of all inlets and culverts and any proposed connections
with existing facilities. (These data may be on a separate plan.)
(c)
The tentative location of proposed on-site sewage and water
facilities.
(14)
Shade trees. Approximate location of proposed shade trees, 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.
Additional plans and studies required. The following plans or studies
shall be submitted in connection with all major subdivision/land development
plans (excluding, however, sketch plans and minor subdivision plans),
unless the Planning Commission waives the requirement:
(1)
Sewer and water feasibility report.
(2)
Groundwater protection and replenishment study.
(3)
Community association document.
(a)
A community association document, also known as a "homeowner's
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
all the residents of that subdivision or land development and not
deeded to the municipality.
(b)
The elements of the community association document shall include,
but shall not necessarily be limited to, the following:
[1]
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.
[2]
Statements setting forth the powers, duties, and responsibilities
of the community association, including the services to be provided.
[3]
A declaration of covenants, conditions, and restrictions, giving
perpetual easement to the lands and facilities owned by the community
association. The declaration shall be a legal document which also
provides for automatic association membership for all owners in the
subdivision or land development and shall describe the mechanism by
which owners participate in the association, including voting, elections,
and meetings. Furthermore, it shall give power to the association
to own and maintain the common property and to make and enforce rules.
[4]
Statements prescribing the process by which community association
decisions are reached and setting forth the authority to act.
[5]
Statements requiring each owner within the subdivision or land
development to become a member of the community association.
[6]
Statements setting cross covenants or contractual terms binding
each owner to all other owners for mutual benefit and enforcement.
[7]
Requirements for all owners to provide a pro rata share of the
cost of the operations of the community association.
[8]
A process of collection and enforcement to obtain funds from
owners who fail to comply.
[9]
A process for transition of control of the community association
from the developer to the unit owners.
[10]
Statements describing how the lands and facilities
of the community association will be insured, including limit of liability.
[11]
Provisions for the dissolution of the community
association, in the event the association should become nonviable.
(4)
Preliminary greenway ownership and management plan. A plan showing the boundaries, acreage and proposed ownership of all proposed greenway areas shall be shown. In addition, this plan applicant shall describe 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 § 350-24O, Ownership and maintenance of greenway land and common facilities, of Chapter 350, Zoning.
H.
Four-step design process for major subdivisions/land development. All plans shall include documentation of a four-step design process in determining the layout of proposed greenway lands, house sites, streets and lot lines, as described in § 298-20L of this chapter.
(1)
Step 1: delineation of open space or greenway lands.
(a)
The minimum percentage and acreage of required open space or greenway lands shall be calculated by the applicant and submitted as part of the sketch plan or preliminary plan in accordance with the provisions of this chapter and of Chapter 350, Zoning. Open space or 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 § 298-28 herein.
(b)
Proposed open space or greenway lands shall be designated using the existing resources and site analysis plan as a base map and complying with § 350-21I of Chapter 350, Zoning, of the Township Code, and § 298-28 herein. The Township's Map of Potential Conservation Lands in the Comprehensive Plan shall also be referenced and considered. Primary conservation areas shall be delineated. (The determination and delineation of primary conservation areas is independent of the "density factors" applied to various categories of constrained lands to calculate adjusted tract area as set forth in § 350-24J of Chapter 350, Zoning, of the Township.)
(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 for inclusion in the proposed open
space or greenway, in consultation with the Planning Commission and
in accordance with § 290-20L herein (design process of open
space or greenway lands).
(d)
On the basis of those priorities and practical considerations
given to the configuration of the tract, its context in relation to
resource areas on adjoining and neighboring properties, and the applicant's
subdivision objectives, secondary conservation areas shall be delineated
to meet at least the minimum area percentage requirements for greenway
lands and in a manner clearly indicating their boundaries as well
as the types of resources included within them.
(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 from primary conservation areas and 50 feet
from 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. In zoning districts where
the underlying density is one dwelling unit per acre, or higher, the
setback from secondary conservation areas shall be reduced to 20 feet.
(3)
Step 3: alignment of streets, trails and stormwater management facilities. Upon designating the house sites, a street plan shall be designed to provide vehicular access to each house, complying with the standards in Article VI 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 municipality and to facilitate access to and from homes in different parts of the tract (and adjoining parcels). Preferred locations for the stormwater and wastewater management facilities shall be identified using the existing resources and site analysis plan and proposed greenway lands as base maps. Opportunities to use these facilities as an additional buffer between the proposed greenway lands and development areas are encouraged. 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.
