Article IV Application and Plan Requirements

Name of subdivision or land development.

Name and address of the owner/applicant.

Name and address of the individual licensed in the Commonwealth of Pennsylvania and competent in preparation of subdivisions and land developments who will be responsible for the plan.

Zoning requirements, including:

Applicable district.

Lot size and yard requirements.

Any variances or special exceptions granted.

Names of owners or developers of all adjoining properties.

Location map showing relation of site to adjoining properties, subdivisions, and streets within 1,000 feet.

North point.

Written and graphic scale (including scale of location map).

Total acreage of the site.

Site boundaries.

Streets on and adjacent to the site.

Significant topographic and physical features.

Proposed general street layout.

Proposed general lot layout.

§ 475-15 Preliminary plan requirements.

Landowner's authorization for Planning Commission's representatives to enter land.

A letter of intent explaining the concept of development.

Advice from the Berks County Conservation District on soil erosion and sedimentation control where deemed necessary by the Township.

Application for the subdivision or land development shall be made on a standard application form furnished by the Township and must be accompanied by the application fee and all required supporting data, including 14 copies of the preliminary plan. In addition, Applicant shall include one 11 inches by 17 inches plan which will show the following items in a legible manner which the Township may duplicate and distribute to members of the Township Planning Commission for review.

Tract boundaries;

Interior roadways and surrounding roads with names;

Lot layout;

Open space areas;

Stormwater management basin areas;

Easements;

Zoning districts and boundaries;

Wetlands and floodplains;

North arrow;

Scale;

Reduced title block; and

Municipal boundaries.

Application requirements:

The applicant shall firmly establish means of disposing wastewater and transmit that information to the Township with the applicable, completed land planning modules.

The applicant shall have contacted and discussed his proposals with PennDOT for encroachments onto state roads, the Pennsylvania Department of Environmental Protection for dams or encroachments on waterways draining an area of 1/2 square mile or larger, and other similar county or state agencies which may have jurisdiction over any phase of the project.

Drafting standards:

The plan shall be drawn at a scale of one inch equals 50 feet or larger on sheet sizes either 18 inches by 24 inches or 24 inches by 36 inches or 30 inches by 42 inches or 36 inches by 48 inches.

Dimensions shall be set in feet and decimal parts thereof, and bearings in degrees, minutes, and seconds.

Each sheet shall be numbered and shall show its relationship to the total number of sheets.

Where any revision is made, notations of such revisions shall be made and dated.

The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.

The boundary line of the subdivision shall be shown as a solid heavy line.

General plan information:

Name of subdivision or land development.

Name, address, and telephone number of owner/applicant. General plan information shall also include the complete source of title which provides either the deed book and page number or the instrument number associated with each parcel associated with the project.

Name and address of the individual licensed in the Commonwealth of Pennsylvania and competent in the preparation of subdivisions and land developments. A signature and seal of the licensed individual responsible for the plan shall also be on the plan.

Zoning requirements, including:

Applicable district.

Lot size and yard requirements.

Any variances or special exceptions granted, noted on the plan or a separate sheet.

Context/location map showing relation of site to adjoining properties, subdivisions, and streets within 1,000 feet. Such map shall also show any of the following features within 1,000 feet of the boundaries of the project: proposed streets, waterways, trails, preserved open spaces, parks, and municipal borders.

North point.

Written and graphic scales (including scale of location map).

Total acreage of the site.

A complete outline survey of the property to be subdivided or developed, showing all courses, distances, tie-ins to all adjacent intersections and areas. This outline survey shall be determined by accurate survey in the field, to an error of closure not to exceed one foot in 10,000 feet. The tract boundary shall be subsequently closed and balanced.

Location of all existing monumentation.

Boundaries of all adjoining properties (with names of landowners in the case of unplatted land).

Streets on and adjacent to the site with ultimate rights-of-way.

Buildings (and their uses), driveways, sewer lines, storm drains, culverts, bridges, utility easements, quarries, railroads, and other significant man-made features within 500 feet of and within the site (this includes properties across roadways). If significant features exist further than 500 feet, the Planning Commission may require their inclusion.

Forest areas, large trees over six inch caliper standing alone, and other significant vegetation.

Streams, swales, lakes, ponds, and wetlands.

(16)

The proposed layout:

The layout of streets, including widths of cartways and rights-of-way, and proposed street names subject to approval of the Township.

The layout and approximate dimensions, areas, and uses of lots; building setback lines, and rear and side yard lines.

The arrangement and use of buildings and parking areas in nonresidential developments with all necessary dimensions and number of parking spaces. Elevations and perspective sketches of proposed buildings are encouraged.

Open space areas.

Recreational facilities.

Rights-of-way and/or easements for all drainage, utilities, or other purposes.

Sidewalks and pedestrian paths.

(h)

Public (street) and private (on-site) lighting.

(i)

Fire hydrants.

(j)

Monumentation.

(k)

For on-site sewage disposal systems, minimum isolation distances pursuant to Section 73.12, Standards for On-Lot Sewage Treatment Facilities, Pennsylvania Department of Environmental Protection, Title 25, P.L. 1535, Act 537 as amended.

(l)

Where a proposed subdivision creates lots which can be further subdivided into more than two lots, a sketch shall be submitted indicating the possible future layout of roads and lots so that the traffic circulation and general disposition of the proposed development can be evaluated in relation to the future development.

(17)

The applicant shall provide to the Township at the time of submission of the application, the 1999 or more recent DOQQ (Digital Orthophoto Quarter Quadrant) aerial color photograph of the site, available either from Berks County or the PASDA (Pennsylvania Spatial Data Access) website (www.pasda.psu.edu). The applicant shall superimpose upon the aerial photograph of the site the outline of the plan of subdivision or land development showing all of the proposed lots and streets of the subdivision, and/or the proposed building(s), roads, and parking areas of the land development plan.

Existing resources and site analysis map:

Locations of soil types based upon the latest available mapping from the U.S. Natural Resource Conservation Service. Soils that are alluvial, hydric, have a depth to bedrock of less than three feet or a seasonally high water table of less than three feet shall be identified.

Existing contour lines shown at the same scale as the layout plan.

The contours shall be based on a field surveyor photogrammetric procedure, with an established bench mark.

A two-foot contour interval shall be required, except five feet may be allowed for slopes of 25% or greater.

(Note - Contours are not required to be shown within areas of lots of 10 acres or more that are clearly not intended to be altered as a result of this proposed subdivision or land development, unless needed to determine adequacy of stormwater management).

Identification of any slopes of 15% to 25%, and greater than 25%.

The locations and names (if any) of watercourses, natural springs, ponds, lakes and wetlands. Detailed delineations by a qualified professional of wetlands are required with the preliminary plan submission, with the locations accurately shown on the plan.

Rock outcrops, stone fields, sinkholes and topical depressions.

Location of any areas within the 100-year floodplain (with differentiation between floodway and flood fringe if available from official federal floodplain maps).

Ridgelines and watershed boundaries.

Area and location of any existing or proposed common/preserved open space.

If any common open space is proposed: method of ownership and entity proposed to be responsible for maintenance.

If any common open space is proposed: description of intended purposes, proposed improvements (such as rough grading) and any proposed recreation facilities.

Any proposed recreation trails, existing trails and trail easements.

Principal buildings estimated to be 60 years or older that could be impacted by the project, with name and description, and intended disposition.

Existing and proposed utility easements and restrictive covenants and easements for purposes which affect development (stating which easements and rights-of-ways are proposed for dedication to the Township).

Locations of treelines and existing forested areas, with a description of the approximate average trunk diameter of the older trees on the parcel (such as "less than 12 inches").

Areas of existing mature woods that are proposed to be protected and preserved or removed.

Sedimentation and erosion control plan pursuant to the Clean Streams Law, P.L. 1987[1] and this chapter, and in accordance with standards and specifications acceptable to the Berks County Conservation District.

Editor's Note: See 35 P.S. 691.1 et seq.

Sewer and water plan, showing existing and/or proposed layout of:

Public sanitary sewer facilities, if applicable;

Stormwater management facilities and supporting calculations, if applicable;

Public water supply facilities with narrative detailing information on water supply and source, if applicable;

Well location, if applicable;

On-lot septic system, if applicable.

Landscaping and grading plan, showing:

Existing and proposed grades for the entire site.

Proposed planting schedule, indicating the location, species, genus, size, and caliper of plantings.

Typical cross sections and center-line profiles for each proposed street shown on the site plan.

Environmental impact statement:

General provisions. The impact on the environment generated by land development projects necessitates a comprehensive analysis of the variety of problems that may result and the actions that can be taken to minimize these problems. It is further recognized that the level of detail required for various types of applications will vary depending on the size of the proposal, the nature of the site, and the location of the project. Therefore, having determined that some flexibility is needed in preparing the environmental impact statement, the requirements for such a document pertaining to different types of development applications are listed below.

Environmental impact statement may be required for all subdivisions or land developments that meet one of the following criteria:

Criteria:

Residential: 50 or more dwelling units.

Commercial: a commercial building or buildings consisting of 50,000 square feet or more of gross leasable floor space.

Office: a development consisting of 25,000 square feet or more of gross leasable floor space.

Industrial: a development consisting of 100,000 square feet or more of gross leasable floor space.

Institutional: all developments.

Any variance applications to the Zoning Board of Adjustment not involving a site plan or subdivision application shall not require an environmental impact statement unless specifically requested by the Board. The Zoning Board of Adjustment shall inform the applicant regarding any information that may be required.

Any minor subdivision and/or minor site plan applications to the Planning Board or Zoning Board of Adjustment, as the case may be, shall not require an environmental impact statement unless specifically requested by the appropriate board. The Planning Board or Zoning Board of Adjustment, as the case may be, shall inform the applicant regarding any information that may be required.

Submission format. When an environmental impact statement is required, the applicant shall retain competent professionals to perform the necessary work. All environmental impact statements shall consist of written and graphic materials which clearly present the required information utilizing the following format:

Project description. Indicate the purpose and scope of the proposed project. Enumerate the benefits to the public which will result from the proposed project and describe the suitability of the site for the intended use. A description of the proposed project shall be presented to indicate the extent to which the site must be altered, the kinds of facilities to be constructed, how they are to be considered, and the uses intended. The resident population, working population, and visitor population shall be estimated. The compatibility or incompatibility of the proposed project shall be described in relation to the following:

Township Comprehensive Plan, especially the land use and open space elements.

Comprehensive Plan of adjacent municipalities.

Berks County Comprehensive Plan.

Regional and state planning guides.

Other pertinent planning documents.

Site description and inventory. Provide a description of environmental conditions on the site which shall include, but not be limited to, the following items:

Types of soils. List and describe each soil type located on the site. If applicable, provide percolation data. Where the proposed area of land disturbance will involve soils with moderate or severe limitations, (as per the Soil Survey of Berks County - Soil Conservation Service) relative to the type of project proposed, a complete mapping of all soil types on the site shall be required, indicating where those moderate and severe limitations exist.

Topography. Describe the topographic conditions of the site.

Geology. Describe the geologic formations and features associated with the site as well as depth to bedrock conditions. Delineate those areas where bedrock is in close proximity to the surface (within two feet of the surface as well as major rock outcroppings.)

Vegetation. Describe the existing vegetation on the site. When required, prepare a map showing the location of major vegetative groupings such as woodland, open field, and wetland. Where woodlands are delineated, indicate the forest type.

Wildlife. Identify unique habitats. Where applicable, other data assembled regarding wildlife activity on the site shall also be mapped and/or described.

[6]

Surface water. Describe existing watercourses and water bodies that are partially or totally on the site and their relationship to the area of land disturbance. Calculate existing surface runoff from the site. When the natural drainage pattern will be significantly altered, an analysis shall be conducted which will investigate flow, depth, capacity, and water quality of the receiving waters. When required, floodplain areas will be mapped in consultation with the Department of Environmental Protection. Existing drainage structures shall be mapped and the capacity of the drainage network shall be determined.

[7]

Subsurface water. Describe the subsurface water conditions on the site both in terms of depth to groundwater and water supply capabilities of the site. Where existing conditions warrant, provide detailed information regarding existing wells within 500 feet of the site relative to depth, capacity, and water quality. Discuss the water supply capabilities of the adjacent areas and the recharge capabilities of the site.

[8]

Unique, scenic, and/or historic features. Describe and map those portions of the site that can be considered to have unique, scenic, and/or historic qualities.

[9]

Existing development features. Describe any existing features on the site that are not considered to be part of the natural environment. This may include, but not necessarily be limited to, roads, housing units, accessory structures, utility lines, etc.

[10]

Miscellaneous. When warranted, an analysis shall be conducted of existing air quality and noise levels, as prescribed by the Department of Environmental Protection.

Area and regional description. Provide a description of surrounding environs. Describe the existing land use pattern. When required, describe in detail the existing infrastructure with respect to the drainage and transportation network as well as any central sewerage and water supply facilities. Include an appropriate regional analysis relative to the proposed project.

Environmental performance controls. Describe in detail what measures will be employed during the planning, construction, and operation phases which will minimize or eliminate negative impacts on- and off-site that could result from the proposed project. Of specific interest are:

Drainage plans which shall include but not be limited to soil erosion and sedimentation controls. Every effort should be made to limit off-site surface runoff to predevelopment levels.

Sewage disposal techniques.

Water supply and water conservation proposals.

Site design techniques sensitive to the natural environment which should include innovative landscape, building, and circulation design.

Energy conservation measures.

[6]

Noise reduction techniques.

[7]

Miscellaneous on-site and off-site public improvements.

Impact. Discuss both the negative and positive and off-tract impacts. Indicate those negative impacts that are unavoidable. The specific concerns that shall be considered include, but are not limited to, the following:

Soil erosion and sedimentation resulting from surface runoff.

Flooding and floodplain disruption.

Degradation of surface water quality.

Groundwater pollution.

Reduction of groundwater capabilities.

[6]

Sewage disposal.

[7]

Solid waste disposal.

[8]

Vegetation destruction.

[9]

Disruption of wildlife habitats.

[10]

Destruction of scenic and historic features.

[11]

Air quality degradation.

[12]

Noise levels.

[13]

Energy utilization.

[14]

Neighborhood deterioration.

[15]

Effect on public services (i.e. schools, fire, police, etc.).

[16]

Traffic congestion.

[17]

Health, safety, and welfare of existing residents.

[18]

Regional development policies.

Alternatives. Discuss what alternatives were considered both in terms of site design and project location. Indicate why an alternative was rejected if it would have resulted in less of a negative impact than the subject proposal.

Licenses, permits, and other approvals required by law. The applicant shall list all known licenses, permits, and other forms of approval required by law for the construction and operation of the proposed project. This list shall include, but will not be limited to, approvals required by the Township, as well as agencies of the county, state, and federal governments. Where approvals have been granted, copies of said approvals shall be attached. Where approvals are pending, a note shall be made to that effect.

(h)

Documentation. All publications, file reports, manuscripts, or other written sources of information related to the project, the project site, and the Township which were consulted and employed in compilation of the environmental impact statement shall be listed. A list of all agencies and individuals from whom pertinent information was obtained orally or by letter shall be listed separately. Dates and locations of all meetings shall be specified.

(i)

Disposition. The Board shall not approve any submission unless it determines and finds that the proposed development:

Will not result in appreciable harmful effects to the environment.

Has been designed and conceived with a view toward the protection of regional sources.

Will not place a disproportionate or excessive demand upon the total resources available for such proposal and for any future proposals.

The Township Board of Commissioners may, at its discretion, waive this requirement or may require any other subdivision or land development to be accompanied by an environmental impact statement.

Community impact statement:

A community impact statement may be required for all subdivisions or land developments that meet one of the following criteria:

Residential: 50 or more dwelling units.

Commercial: a commercial building or buildings consisting of 50,000 square feet or more of gross leasable floor space.

Office: a development consisting of 25,000 square feet or more of gross leasable floor space.

Industrial: a development consisting of 100,000 square feet or more of gross leasable floor space.

Institutional: all developments.

The community impact statement shall indicate why, in the applicant's opinion, the proposed development is in the public interest as well as provide data and opinions concerning the following specific items.

Population impact. An analysis of the number of people expected to be added to the municipal population as a result of the proposed development according to the following age cohorts: pre-school aged children, school aged children, parents of family bearing age, middle-aged adults, and retired people.

School impact. An analysis of the anticipated number of pupils who will be added to the student population in the Municipality and the ability of the existing public school facilities to absorb the expected student population during a ten-year time period. Should expanded or new school facilities and/or increased teaching staff be required, the expected cost for such additions shall be specified.

Facilities impact. An analysis of the existing facilities available to serve the proposed development and the impact of the development upon the facilities, including the adequacy of existing public water facilities, public sewerage facilities, recreational facilities, and library facilities. Should such facilities be determined inadequate to serve the proposed development, the remedies, either expected or proposed by the applicant, shall be indicated along with the estimated costs for such additional facilities and who, in the opinion of the applicant, should pay for them.

Services impact. An analysis of the existing services provided by the Township to serve the proposed development and the impact of the development upon the services, including police protection, fire protection, solid waste disposal, and street maintenance services.

Traffic impact. An analysis of the existing road network available to serve the proposed development as well as the proposed road network within the development itself and the surrounding road network which will be affected by the proposed development, including the capacity of the existing and proposed roadways; the anticipated traffic volumes as a result of the proposed development, as well as the increase in traffic volumes expected from other developments within the area; and any problem spots in the overall road network including unsafe intersections, turns, or grades.

Financial impact:

An analysis of the revenues expected to be generated from the development compared to the anticipated costs which the proposed development is expected to generate. Revenues and costs shall be shown for the Municipality and the municipal school system.

§ 475-16 Final plan requirements, major subdivision or land development.

The Township Board of Commissioners may, at its discretion, waive this requirement or may require any other subdivision or land development to be accompanied by a community impact statement.

Application requirements:

Submission of 11 copies of the final plan prepared in compliance with requirements and standards established in this section and as may be set forth elsewhere in this chapter.

The applicant shall furnish copies of approved land planning modules.

The applicant shall furnish written verification of approval of PennDOT for encroachments onto state roads, the Pennsylvania Department of Environmental Protection for dams or encroachments on waterways draining on area of 1/2 square mile or larger, and similar county or state agencies which may have jurisdiction over any phase of the project.

Drafting standards.

The plan shall be drawn at a scale of one inch equals 50 feet or larger.

Dimensions shall be set in feet and decimal parts thereof; and bearing in degrees, minutes and seconds.

Each sheet shall be numbered and shall show its relationship to the total number of sheets.

Where any revision is made, notations of such revisions shall be made and dated.

The boundary line of the subdivision or land development shall be shown as a solid heavy line.

Final plans shall be on sheets either 18 inches by 24 inches or 24 inches by 36 inches or 30 inches by 42 inches or 36 inches by 48 inches, and all lettering shall be so drawn as to be legible if the plan should be reduced to half size.

Final plan information:

Name of subdivision or land development.

Name and address of the individual licensed in the Commonwealth of Pennsylvania and competent in the preparation of subdivisions and land developments who will be responsible for the plan. A signature and seal of the licensed individual responsible for the plan shall also be on the plan.

Zoning requirements, including:

Applicant district.

Lot size and yard requirements.

Any variances or special exceptions granted.

Location map showing relation of site to adjoining properties and streets within 1,000 feet.

North point.

Written and graphic scales (including scale of location map).

Total acreage of the site.

A complete outline and lot survey of the property to be subdivided or developed, showing all courses, which shall be accurate to an error not to exceed one foot in 10,000 feet, distances, and tie-ins to all adjacent intersections and areas.

Location of all existing monuments.

Boundaries of all adjoining properties (with names of landowners in the case of unplatted land).

Streets on and adjacent to the site with future rights-of-way.

Buildings (and their uses), driveways, sewer lines, storm drains, culverts, bridges, utility easements, quarries, railroads, and other significant man-made features within 500 feet of, and within the site (this includes properties across roadways). If significant features exist further than 500 feet, the Township may require their inclusion.

The proposed layout:

The layout of streets, including widths of cartways and rights-of-way, delineated by dimensions in feet and decimal parts thereof; and bearings in degrees, minutes, and seconds.

The layout and approximate dimensions, areas, and uses of lots; building setback lines and rear and side yard lines.

The arrangement and use of buildings and parking areas in nonresidential developments and performance subdivisions with all necessary dimensions and number of parking spaces. Elevations and perspective sketches of proposed buildings are encouraged.

Open space areas.

Recreational facilities.

Rights-of-way and/or easements for all drainage, utilities, or other purposes.

Sidewalks and pedestrian, paths.

(h)

Public (street) and private (on-site) lighting.

(i)

Fire hydrants.

(j)

Monumentation.

Where the final plan covers only a part of the applicant's entire holding, a sketch plan shall be submitted of the prospective street layout for the remainder of the site.

(16)

For any subdivision for which on-site sewage disposal is proposed, the final plan shall contain a title block as follows, signed by the Township Sewage Enforcement Officer.

OBSERVATIONS OF DEEP TEST HOLES AND PERCOLATION TESTS ON ALL LOTS HAVE BEEN CONDUCTED BY ____________ AND APPROVED BY ____________, IT HAS BEEN DETERMINED THAT LOTS ____________ ARE SUITABLE FOR __________ TYPE SEWAGE DISPOSAL, . . . SYSTEM(S) UNDER CURRENT RULES AND REGULATIONS. PERMITS FOR THE CONSTRUCTION OF EACH INDIVIDUAL SEWAGE DISPOSAL SYSTEM ON EACH LOT MUST BE OBTAINED PRIOR TO THE COMMENCEMENT OF CONSTRUCTION OF THE SYSTEM AND/OR BUILDINGS.
	(Date)
	(Signature of Township Sewage Enforcement Officer)

Sedimentation and erosion control plan pursuant to the Clean Streams Law, P.L. 1987[1] and in accordance with standards and specifications acceptable to the Berks County Conservation District.

Editor's Note: See 35 P.S. 691.1 et seq.

Sewer and water plan, showing:

Public sanitary sewer facilities, if applicable.

Stormwater management facilities and supporting calculations, if applicable.

Public water supply facilities and distribution system, if applicable.

Well location, if applicable.

On-lot septic system, if applicable.

Landscaping and grading plan, showing:

Existing and proposed grades.

Proposed planting schedule, indicating the locations, species; genus, size and caliper of plantings.

Construction improvement plan:

The construction improvement plan shall be at any of the following scales:

Horizontal	Vertical
20 feet/inch	2 feet/inch
50 feet/inch	5 feet/inch
100 feet/inch	10 feet/inch

Horizontal plan (streets). The horizontal plan shall show details of the horizontal layout including:

Center line with bearings, distances, curve data and stations corresponding to the profile.

Right-of-way and curblines with radii at intersections.

Beginning and end (physical location) of proposed construction.

Tie-ins by courses and distances to intersection of all public roads, with their names and widths.

Location of all proposed monuments with reference to them.

Property line and ownership of abutting properties.

Location and size of all drainage structures, sidewalks, public utilities, light standards, street name signs, and traffic control signs.

Horizontal plan (storm drains and sanitary sewers):

Location and size of line with stations corresponding to the profile.

Location of manhole or inlets with grade between and elevation of flow line and top of each manhole or inlet.

Property lines and ownership, with details of easements where required.

Beginning and end (physical location) of proposed construction.

Location of laterals.

Location of all other drainage facilities and public utilities in the vicinity of storm and/or sanitary sewer lines.

Hydraulic design data for culverts and/or bridge structures.

Profile (streets):

Profile of existing ground surface along center line of street.

Proposed center-line grade with percent on tangents and elevations at 50 feet intervals, grade intersection, and either end of curb radii.

Vertical curve data including length, elevations, and minimum sight distance as required by § 475-24.

Cross section (streets):

Right-of-way width and location and width of paving.

Type, thickness, crown of paving.

Type and size of curb.

Grading of sidewalk area.

Location, width, type, and thickness of sidewalks.

Typical location of sewers and utilities with sizes.

Profile (storm drains and sanitary sewers):

Profile of existing ground surface with elevations at top of manholes or inlets.

Profile of storm drain or sewer showing type and size of pipe, grade, cradle, manhole, and inlet locations, and elevations along flow line at fifty-foot intervals.

Open space management information. Proposal for maintenance of open space and method of management. A formal contract may be required at this point.

Planning modules for land development as required by Chapter 71 of the Pennsylvania Sewage Facilities Act.

Acknowledgements:

All offers of dedication and covenants governing the reservation and maintenance of undedicated open space, bearing certificate of approval of the Township Solicitor.

Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed which may affect the title to the land being subdivided.

A written agreement, pursuant to § 475-67.

Required plan notations. The following wording shall be required to be placed on any final subdivision or land development plan, as applicable:

If access will be provided onto a state highway and a required PennDOT highway occupancy permit has not been granted then the following or closely similar wording shall be stated:

"NOTICE - A PennDOT Highway Occupancy Permit for Lot No(s). _ is required pursuant to § 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State Highway Law," before driveway access to a state highway is permitted. Access to the state highway shall be only as authorized by a PennDOT Highway Occupancy Permit. No Building Permits, Zoning Permits or Certificates of Occupancy shall be issued for said lot until such time as a PennDOT Highway Occupancy Permit has been secured and filed with the Township. Township shall not be held liable for damages to persons or property arising out of issuance or denial of a Highway Occupancy Permit by the PA Department of Transportation, pursuant to § 508 of the PA. Municipalities Planning Code."

"Any Well and sewage disposal systems shall be constructed in accordance with standards of the Pennsylvania Department of Environmental Protection."

"Individual owners of lots must receive approval from the Township Sewage Enforcement Officer for a sewage permit prior to undertaking the construction of an on-lot sewage disposal system or building that will need to be served by such a system."

"The Board of Commissioners and Township Staff have not made any determination about the feasibility of any individual lot or location within a lot being able to sustain any type of well or sewage disposal system, except for a sewage system if a permit has been issued by the Sewage Enforcement Officer."

Water certification. If water service is proposed by means other than by private individual wells owned by the owner of each lot, the applicant shall present evidence to the Township that the service will be provided by a certified public utility, a bona fide cooperative association of property owners or by a municipal corporation, authority or utility, as permitted by the Township.

This evidence shall include a copy of one or more of the following, as appropriate:

The certificate of public convenience from the PA Public Utility Commission;

A copy of an application submitted for such certificate or a cooperative agreement; or

§ 475-17 Minor subdivision final plan requirements.

A commitment or agreement to serve the area in question.

Application requirements:

Application for the subdivision or land development shall be made on a standard application form furnished by the Township and must be accompanied by the application fee and supporting data.

The applicant shall firmly establish means of disposing wastewater and transmit that information to the Township with copies of the applicable, completed land planning module.

The applicant shall firmly establish written approval of PennDOT encroachments onto state roads, the Pennsylvania Department of Environmental Protection for dams or encroachments on waterways draining an area of 1/2 square mile or larger, and other similar county or state agencies which may have jurisdiction over any phase of the project.

Drafting standards:

The plan shall be drawn at a scale of one inch equals 50 feet or larger on sheet sizes either 18 inches by 24 inches or 24 inches by 36 inches or 30 inches by 42 inches or 36 inches by 48 inches.

Dimensions shall be set in feet and decimal parts thereof, and bearings in degrees, minutes, and seconds.

Each sheet shall be numbered and shall show its relationship to the total number of sheets.

Where any revision is made, notations of such revisions shall be made and dated.

The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.

The boundary line of the subdivision shall be shown as a solid heavy line.

General information:

Name of subdivision.

Name, address, and telephone number of owner/applicant. General plan Information shall also include the complete source of title which provides either the deed book and page number or the instrument number associated with each parcel associated with the project.

Zoning classification and requirements.

Date, north point, and scale.

Location map showing relation of site to adjoining properties and streets within 1,000 feet.

Existing features:

Existing contour lines, locations of soil types, existing vegetation and all physical features.

The location, names and widths of streets, the location of property lines and names of adjacent owners, the location of watercourses, sanitary sewers, storm drains, easements or right-of-way, and similar features.

The location and character of existing buildings, wooded areas and other features.

Proposed layout:

Proposed lot layout.

Lots numbered.

Building setback lines.

Total area of the tract; lot size for each lot.

Required plan notations. The following wording shall be required to be placed on any final subdivision or land development plan, as applicable:

If access will be provided onto a state highway and a required PennDOT Highway Occupancy Permit has not been granted then the following or closely similar wording shall be stated:

"Any Well and sewage disposal systems shall be constructed in accordance with standards of the Pennsylvania Department of Environmental Protection."

This evidence shall include a copy of one or more of the following, as appropriate:

The certificate of public convenience from the PA Public Utility Commission;

A copy of an application submitted for such certificate or a cooperative agreement; or

A commitment or agreement to serve the area in question.

§ 475-18 Site design process.

Site design process. As part of the submittal of a sketch plan or preliminary plan, whichever comes first, for a major subdivision or land development that involves over 10 acres of land for a nonresidential project or 20 or more dwelling units for a residential project, the applicant shall provide the following mapping and prove to the Planning Commission that the following process was followed in designing the proposed development.

Applicants are strongly encouraged to submit these maps as part of the sketch plan process, to avoid delays to the applicant in preliminary plan approval. Submittal at the sketch plan stage will greatly increase the likelihood that all issues will be able to be resolved in time to meet the standard ninety-day time clock for approval of a preliminary plan, without needing time extensions.

This process is intended to show how the special features of the property relate to resource areas on adjacent lands, and how the development will properly relate to the features of the land that are most worthy of conservation. See the "Existing Resources and Site Analysis Map" provisions in § 475-15. Existing conditions shall be accurately mapped.

Delineation of open space. Using the map of Existing Resources and Site Analysis Map, the applicant shall delineate areas that are proposed to be preserved as Common Open Space (if required in an open space development by other sections of the Joint Zoning Ordinance) and/or otherwise through conservation easements. If common open space in a development is proposed, then the applicant shall show compliance with the applicable requirements of Chapter 540, Zoning, including but not limited to the following:

Providing calculations of the minimum percent and acreage of required common open space, which shall be submitted at the sketch plan stage or the preliminary plan stage, whichever submission occurs first.

Proposed common open space shall be designated using the existing resources and site analysis map as a base map. The applicant shall prove compliance with applicable provisions of Chapter 540, Zoning. The following areas shall be shown: 100-year floodplains, wetlands and slopes over 25%.

The proposed common open space shall maximize opportunities to interconnect open spaces with important natural features and common open space on neighboring properties (see the "context map").

The applicant shall then prioritize natural and historic resources on the parcel in terms of their highest to least suitabilities for inclusion in the proposed common open space in consultation with the Planning Commission and in accordance with applicable sections of Chapter 540, Zoning.

On the basis of those priorities and practical considerations given to the parcel's configuration, its context in relation to resource areas on adjoining and neighboring properties, and the applicant's subdivision objectives, priority areas for conservation shall be delineated to meet at least the minimum area percentage requirements for common open space and in a manner clearly indicating their boundaries as well as the types of resources included within them.

If open space in a development is not proposed, the applicant shall show measures that will be used to minimize impacts upon important natural features. The applicant shall show that every reasonable effort has been made to locate development to: a) avoid the over 25% slopes, 100-year floodplain and wetlands, and b) minimize impact upon other natural and historic resources. In addition to meeting any requirement for common open space, important natural features should also be protected as part of individual lots (such as large rear yards and/or through conservation easements).

Potential development areas concept map. Based upon consideration of the existing features map and the process described above, the potential development areas shall be mapped. These potential development areas are areas that are best-suited for the majority of the development on the parcel.

Location of home sites. In respect of the process described above, the approximate proposed locations of new homes/principal buildings shall then be selected. It is recognized that on-lot septic system suitability needs to influence these choices, when septic systems are used. It is also recognized that some intrusions into the natural and historic resources may be necessary to allow reasonable uses of the land, provided that such development is carefully located and designed to minimize impacts upon valuable resources and features.

While the mapping of existing features required by this section is required to be accurate and to scale, the locations of proposed home sites, lot lines, roads and trails may be at a sketch plan level of detail for the purposes of complying with this section.