[Ord. No. 70, 7/16/1990; Ord. No. 70-E, 9/2/1999; Ord. No. 70-J, 6/5/2001; Ord. No. 87, 11/12/2003; Ord. No. 106, 4/13/2005; Ord. No. 163, 12/1/2010; Ord. No. 167, 4/6/2011]
1. Preliminary plans must be submitted in the form of paper prints made from original drawings on reproducible mylar and shall show the property boundaries of the entire tract being subdivided or developed.
2. For major subdivision, the applicant shall supply an 8 1/2 inch by eleven-inch version of the preliminary plan drawn on a transparency and suitable for use by a standard overhead projector. Information to be featured shall include existing roads which abut the proposal, existing and proposed roads within the proposal, existing and proposed lot lines, and location and extent of the surface waters. This transparency shall be supplied in the interest of reducing confusion and misunderstanding during the discussion and to ensure that the applicant will receive comments which are useful and agreed upon by the planning commission.
3. Prints shall be on sheets not smaller than 17 inches by 22 inches, nor larger than 34 inches by 44 inches. Where necessary to avoid sheets larger than 34 inches by 44 inches, plans shall be drawn in two or more sections accompanied by a key diagram showing relative location of the sections. Match lines must be shown on such drawings.
4. Drafting shall not be freehand.
5. The preliminary plan for subdivision or land development shall feature the following information on a map or series of maps drawn to a scale of one inch equals not more than 100 feet:
A. A location map, preferably from USGS (one inch equals 2,000 feet scale) map, showing the proposed subdivision or land development (highlighted) in relation to adjacent properties and existing streets.
B. The limits, dimensions, and acreage of the tract to be subdivided or developed and the proposed name or identifying title.
C. Date of drafting, scale, and north point.
D. The name, address, and telephone number of the owner of the property, his authorized agent, the developer, and the applicant. If one person is fulfilling all or some of these functions, such information need not be repeated. The function fulfilled by each person named shall be noted.
E. The name, address, telephone number, seal, and signature of the engineer, landscape architect, or surveyor bearing responsibility for the drafting of the plan.
F. Calculated lengths and bearings of all tract boundaries and straight lines, all radii, length of curves and arcs, tangents, with sufficient monuments to be set to allow a perfect stranger, as a qualified surveyor, to be able to lay the subdivision out on the ground. Any omission of data necessary for closure may be sufficient cause for rejecting the entire subdivision plan.
G. Contours at a vertical interval of two feet. Contours shall be established by survey of the tract and shall not be enlarged from USGS Quadrangle maps or any other similar source.
H. Datum to which contour elevations refer. Where practicable, data shall refer to known established elevations.
I. All existing bodies of water, watercourses, tree masses, soil types, floodplain limits (100-year) and other significant natural features.
J. Areas of proposed excavation and areas of proposed fill.
K. Delineation of freshwater wetlands as determined by the criteria of the U.S. Army Corps of Engineers. If no such wetlands exist on the tract for which subdivision or land development is proposed, the plan must include a statement so indicating.
L. Any proposed improvements requiring a permit from the U.S. Army Corps of Engineers or the Pennsylvania Department of Environmental Protection shall be so indicated.
M. The zoning district applicable to the proposed subdivision or land development.
N. All zoning boundaries, if any, that traverse or are within 300 feet of the area covered by the plan.
O. The location and dimensions, where applicable, of existing buildings with accurate dimensions and distances of such buildings from all proposed new lot lines; the location of easements, rights-of-way, public lands and monuments shall be shown.
P. All existing streets on or adjacent to the tract, including street name, right-of-way width, and cartway width.
Q. All existing property lines, monuments, easements, and rights-of-way. Also, the purpose for which any easement or right-of-way has been established shall be noted.
R. Notes regarding ownership, maintenance responsibilities, and any use restrictions for all rights-of-way and easements within or adjacent to the subdivision or land development, except those rights-of-way for existing streets.
T. Location and width of all proposed streets, alleys, rights-of-way, easements, and minimum building setback lines. The location of any existing trail and the proposed route of a new or extended trail (including but not limited to trails providing linkage within the development to the comprehensive trail system or connecting existing or proposed sections of the system) shall be shown in full on a plan sheet displaying the entire tract and, where applicable, in segments on the relevant detail sheets showing sections of the overall proposal.
U. Location and width of all private driveways.
V. Location, type, size, and invert elevation of all proposed storm sewers and location of all manholes, inlets, and culverts.
W. Playgrounds, public buildings, public areas, and parcels of land proposed to be dedicated or reserved for public use.
X. Proposed building locations, location and size of parking areas, provisions for access and traffic control, locations of loading docks, and provisions for landscaping and lighting the site. The design shall conform to the requirements of the township zoning ordinance [chapter
27] with regard to use and all other regulations for the district within which the proposal is located.
Y. Names of owners of all abutting unplotted land and the names of all abutting subdivisions.
Z. Where the plan affects only a portion of a tract, or where the applicant is the owner of or has interest in an adjoining tract or tracts, a sketch shall be submitted of the proposed street layout for such remaining lands.
AA. All street extensions or spurs as are reasonably necessary to provide adequate street connections and facilities to adjoining or contiguous developed or undeveloped areas. The determination of the necessity of such spurs shall be made at the time of plan review.
BB. Where streets are proposed, a diagram of street profiles and cross-sections incorporating the following data:
(1) The profile plan shall show the vertical section of the existing grade and proposed grade along the centerline of the proposed street. Road elevations shall be shown at fifty-foot stations (twenty-five-foot stations on vertical curves). Where storm drainage, water lines, or sanitary sewer lines are to be installed, they shall also be indicated on the profile plan.
(2) The horizontal scale on the profile plan shall be one inch equal to not more than 50 feet, and the vertical scale shall be one inch equal to not more than five feet. Where larger scales are used, the ratio shall be 1:10 vertical to horizontal.
(3) A typical cross-section of street construction shall be shown on the profile plan and shall show:
(a) Right-of-way width and the location and width of paving within the right-of-way:
1) Type and thickness of subbase preparation and stabilization.
2) Type and thickness of base material.
3) Type, thickness and crown of paving.
4) Prime, tack and seal coatings.
(b) The location, width, type, and thickness of sidewalks to be installed, if any.
(c) Typical location, size, and depth of any underground utilities that are to be installed in the right-of-way where such information is available.
(4) If required, a plan for location and type of street lights to be installed together with the necessary contract for street light installation for approval by the township.
CC. Where public or community sewage system is anticipated, the design of the proposed sewage system shall be shown. Elements to be shown include, but are not necessarily limited to:
(1) Location, size, type and grade of sewer mains, including force mains.
(2) Location and design of pumping stations, where applicable.
(3) Location and design of sewage treatment plant, where applicable, showing the type and degree of treatment intended and the size, capacity, and location of treatment facilities.
(4) Location and design of sewage disposal facilities, where applicable.
DD. Where a central water supply is proposed, the design of the proposed water distribution system shall be shown. Elements to be shown include, but are not necessarily limited to:
(1) Design of, size, type, and location for water mains, fittings, fire hydrants, and water tanks.
(2) Where appropriate, location of well(s) and other water source(s).
EE. Provisions for adequate surface and storm drainage and effective protection against erosion during construction and after completion of construction activity. Elements to be shown shall include all present and proposed grades and facilities for stormwater drainage, including, but not necessarily limited to:
(1) Location, types, sizes, and slopes of all drain pipes.
(2) Location, types, details, and inverts of man-holes or inlets.
(3) Designs of any bridges and culverts which may be required.
(4) Details of the methods to be used to prevent erosion and discharge of sediments from the property including, but not limited to the surface grading, limitation on slopes, and sedimentation basins.
FF. All existing and proposed utilities are to be shown on the plan and shall comply with PA Act 172. A note on the plan shall require that the contractor have all underground utilities located prior to excavation.
6. A statement describing proposed public improvements, including streets and gutters, including a typical cross-sectional diagram of proposed street construction, and including the means of water supply and sanitary drainage to be provided.
7. Plan for erosion and sedimentation control must meet the requirements of the county conservation district and the township engineer.
A. This plan shall be required when any developer shall express intent to change the natural state of any land proposed to be subdivided, developed, or changed in use by grading, excavating, removing, or destroying the natural topsoil, trees, or other vegetative covering under a site plan or subdivision plan submitted to the township.
B. The plan shall demonstrate adherence to section
22-611.
C. The designer or engineer responsible for preparation of the plan shall include in the plans adequate measures for control of erosion and siltation, following the guidelines and policies of the county conservation district office.
D. Plans for control of erosion and sedimentation shall be submitted by the applicant to the county conservation district office for review by the soil conservation service at the time the preliminary plan is submitted.
E. The following control measures are typical of the type required in an effective plan for erosion and sedimentation control:
(1) Only the smallest practical area of land should be exposed at any given time during development. To be reviewed by township engineer as needed.
(2) When land is exposed during development vegetation must be reestablished per section
22-611.
(3) Where necessary, temporary vegetation and/or mulching shall be used to protect areas exposed during development.
(4) Sediment traps (debris basins, desilting basins, or silt traps) shall be installed and maintained to remove sediment from runoff waters from land in the process of development.
(5) Provisions shall be made to accommodate the increased run-off caused by changed soil and surface conditions during and after development.
(6) The permanent final vegetation and structures shall be installed as soon as practical after development.
(7) The development plan shall be fitted to the topography and soils so as to create the least erosion potential.
(8) Indiscriminate cutting of trees shall be prohibited.
(9) Data on various practices and methods of controlling erosion and sedimentation are available at the county conservation district office, Pennsylvania Department of Environmental Resources, Soil Conservation Service, and the county planning commission.
8. Conservation plan.
A. Existing tree and bush masses, trees with a diameter greater than six inches, natural features, and existing trails and man-made structures shall be shown on this plan. Where the proposed development will cause alteration of the existing vegetation, natural features, and/or trails, these areas shall be indicated on the plan.
B. All trees with a diameter of six inches or greater shall be tagged prior to final approval. Said tree(s) shall not be removed or damaged without approval by the board. If said trees are removed or damaged, the board may require replacement or fees replacement in kind.
9. Landscaping plan.
A. Landscaping, buffering, and screening shall be provided in conformance with section
27-1806, "Landscaping and Buffering," of the township zoning ordinance [chapter
27], or latest amendment thereof.
B. Buffers may be required along the rear of reverse frontage lots.
C. The plant material used to create the buffer shall be of a minimum of six feet in height at the time of planting and shall be planted in a staggered arrangement in order to provide an immediate effect. Deciduous and semi-deciduous shrubs may be used with evergreens to provide an immediate effect and to provide accent and color.
D. A landscape architect licensed by the Commonwealth of Pennsylvania shall prepare and seal the landscape plan. The landscape architect shall be responsible for installation to ensure the proper use and arrangement of plant materials and to provide an esthetically pleasing effect.
E. All living landscape elements shall be indigenous to the area or compatible with the climate and character of the area.
F. Evergreen species approved for buffers include, but not necessarily limited to, the following:
(1) | Norway Spruce | Picea abies |
(2) | White Pine | Pinus strobus |
(3) | Austrian Pine | Pinus nigra |
(4) | Oriental Arborvitae | Thuja orientalis |
(5) | Canadian Hemlock | Tsuga canadensis |
(6) | Carolina Hemlock | Tsuga caroliniana |
G. Earthen berms may be incorporated into the landscaping plan along public road frontage and along property lines abutting existing dwellings.
H. Street trees.
(1) Within all land developments, street trees shall be planted where suitable street trees do not exist. Within all subdivisions street trees shall be planted when a public or private street is constructed where suitable street trees do not exist.
(2) Street trees shall be planted at intervals of not more than 45 feet apart, or an equivalent number shall be planted in an informal arrangement.
(3) Street trees shall not be planted opposite each other but shall alternate.
(4) Street trees shall not obstruct the clear sight triangle required by subsection 22-611.5.C.
(5) If the planting strip between a curb and the adjacent sidewalk is less than eight feet wide, the street trees shall be planted on the lots.
(6) Street trees and other required plants shall conform to the American Standards for Nursery Stock as sponsored by the American Association of Nursery Men.
(7) The trunk diameter measured at a height of six inches above the finished grade level shall be a minimum of 2 1/2 inches.
(8) Suitable species of street trees include, but are not limited to:
(a) | American Maple | Acer ginnala |
(b) | Sugar Maple | Acer saccharum |
(c) | White Ash | Fraxinus americana |
(d) | Green Ash | F. Pennsylvania lanceolata |
(e) | Ginkgo (male) | Ginkgo biloba |
(f) | Tulip tree | Liriodendron tulipfera |
(g) | Amur Cork Tree | Phellodendron amurense |
(h) | London Plane Tree (Sycamore, Butonwood) | Phellodendron amurense |
(i) | White Oak | Quercus alba |
(j) | Red Oak | Quercus borealis |
(k) | Scarlet Oak | Quercus coccinea |
(l) | Willow Oak | Quercus phellos |
(m) | Linden | Tiliaz cordata Tilia euchlora |
(n) | Japanese Zelkova | Zelkova serrata |
(o) | Honey Locust | Gleditsia triacanthos inermis |
10. When applicable as indicated hereunder, the following additional studies may also be required by the township at the preliminary stage:
A. Sewer and Water Feasibility Report.
(1) The report shall identify the availability and adaptability of any sewer and water facilities in or near the proposed subdivision or land development and the conformity of such to the township's Act 537 plan.
(3) The report shall be prepared by a registered professional engineer and be submitted with the preliminary plan for review and recommendation by the local office of the Pennsylvania Department of Environmental Protection.
(4) The report shall contain engineering and cost data, evaluations, and recommendations sufficient to enable the board to evaluate the reasons for or against providing the subdivision with various means of waste disposal and water supply.
(5) The following items, when incorporated in the report, shall constitute adequate fulfillment of this requirement:
(a) A map of the area to be subdivided or of the land to be developed locating elements of existing community sewer and water systems including fire hydrants, water mains, water towers, collector, interceptor, and trunk sewers, and pumping stations.
(b) An evaluation of costs and public interest factors in providing waste disposal and water supply by three different means:
1) Connection to an existing public sewer and/or public water system.
2) Reliance upon a private community sewer and/or public water system.
3) Reliance upon on-lot sewer and/or water systems, complying with sections
22-607 and
22-608.
(c) The results of deep-hole percolation tests, as performed in accordance with the then current standards of the Department of Environmental Protection.
(d) Recommendations stating the engineer's professional opinion as to the means of disposal and water supply that will be preferable in the short and long-term interest of the community in which the subdivision or land development is located.
B. Traffic Impact Study.
(1) The board shall require a traffic impact study as part of the application for subdivision and land development under any one of the following conditions:
(a) The plan proposes a development of single-family homes in which a single access will serve 20 or more units, or 32 or more units when served by multiple accesses.
(b) A proposed development of multi-family units in which a single access will serve 25 or more units, or 40 or more units when served by multiple accesses.
(c) Any proposal which will generate a potential of 1,000 or more trips per day, based on the standards of the Institute of Transportation Engineers.
(d) A project has potential for increasing existing average daily trips (ADTs) by more than 10% on abutting roads.
(2) Traffic impact studies shall comply with the Rules and Regulations for Traffic Study by PennDOT, Title 67, Pa. Code, Chapter 610. The cost of such studies shall be the responsibility of the applicant.
(3) The traffic impact study shall include a section analyzing the impact of the proposed development upon the safety of the road network. This section shall:
(a) Identify all site distances at the access points of proposed roads onto the existing road network, intersections of proposed roads, and intersections of nearby existing roads which will be significantly impacted by the proposed development. This portion shall identify all deficiencies which are noted and shall recommend corrective measures.
(b) Analyze vehicular accidents by pattern and cause along roads adjacent to the proposed development and at critical existing intersections adjacent to or near the proposed development.
(c) Project the impact that the proposed development will have upon the conditions identified in clause (b) above.
(d) Propose measures to alleviate all negative impacts identified in clause (3) above.
(4) The traffic impact study shall be submitted by the applicant for review by the township engineer. Said study shall meet with the satisfaction of the board prior to preliminary plan approval.
(5) The traffic impact study shall conclude with a list if required improvements, including estimated costs, timing and responsibility for installation, subject to review by the township engineer.
(6) A fee in lieu of the traffic impact study may be required by the township. This fee shall be used toward the preparation of an area traffic study.
C. Community Association Document.
(1) A draft of the community association document, which may also be known as a homeowners association document or a condominium association document, shall be included with all preliminary plan applications where the plan proposes lands or facilities to be used or owned in common by all the residents of a subdivision or land development and not deeded to the township.
(2) The elements of the community association document shall include, but shall not necessarily be limited to the following:
(a) A description of all lands and facilities to be owned by the community association. This description shall include a map of the proposal highlighting the precise location of those lands and facilities.
(b) Statements setting forth the powers, duties, and responsibilities of the community association, including the services to be provided.
(c) A declaration of covenants, conditions, and restrictions giving perpetual easement to community association. The declaration shall be a legal document which shall also provide for automatic association membership for all owners in the subdivision or land development and shall describe the mechanism by which owners participate in the association including voting, elections and meetings. Furthermore, it shall give power to the association to own and maintain the common property and to make and enforce rules.
(d) Statements prescribing the process by which community association decisions are reached and setting forth the authority to act.
(e) Statements requiring each owner within the subdivision or land development to become a member of the community association.
(f) Statements setting cross-covenents or contractual terms binding each owner to all other owners for mutual benefit and enforcement.
(g) Requirements for all owners to provide a pro rata share of the cost of the operations of the community association.
(h) A process of collection and enforcement to obtain funds from owners who fail to comply.
(i) A process for transition of control of the community association from the developer to the unit owners.
(j) Statements describing how the lands and facilities of the community association will be insured, including the limit of liability.
(k) Provisions for the dissolution of the community association in the event the association should become unviable.
11. A written statement by the applicant indicating that the preliminary plan is in conformance with engineering, zoning, building, sanitation and all other applicable township codes, ordinances and regulations. If such is not the case points of nonconformance shall be indicated and reasons for request of variance shall be provided.
12. The preliminary plan shall conform to the four-step design process outlined in section
22-403A.