A.
Applicability of this chapter. The applicant shall follow all requirements for application and approval of a preliminary and final subdivision pursuant to Article 200 of this chapter, in addition to the requirements of this article.
B.
Plan and map requirements. The following plans and maps shall bear the name, signature, address, and telephone number of the professional engineer, professional land surveyor, or landscape architect responsible for preparing the plan or map.
C.
Existing resources and site analysis map. For all subdivisions, the developer shall prepare an existing Resources and Site Analysis Map to provide a comprehensive analysis of existing conditions both on the proposed development site and within 500 feet of the site. Conditions beyond the parcel boundaries may be described on the basis of existing published data available from governmental agencies and from aerial photographs. The Township shall review the map to assess its accuracy, conformance with municipal ordinances, and likely impact upon the natural and cultural resources on the property. Such maps shall generally be prepared at the scale of 1 inch equals 100 feet or 1 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 on this map:
1.
Topography, the contour lines of which shall generally be at two-foot intervals, determined by photogrammetry (although 10-foot intervals are permissible beyond the parcel boundaries, interpolated from United States Geological Service published maps). Slopes between 15% and 25% and those exceeding 25% shall be clearly indicated.
2.
The location and delineation of ponds, streams, ditches, drains, and natural drainage swales, as well as the 100-year floodplains and wetlands.
3.
Vegetative cover conditions on the property according to general cover type, including cultivated land, permanent grassland, meadow, pasture, hedgerow, woodlands and wetlands, trees with a caliper in excess of 15 inches, the actual canopy line of existing trees and woodlands. Additional areas of wetlands on the proposed development parcel shall also be indicated, as evident from testing, visual inspection, or from the presence of wetlands vegetation.
4.
Soil series and types for the subject tract as mapped by the USDA, Natural Resources Conservation Service, and accompanying data published for each soil relating to its suitability for construction (and, in unsewered areas, for septic suitability).
5.
Ridge lines and watershed boundaries shall be identified.
6.
A viewshed analysis showing the location and extent of views into the property from public roadways and streets and from public parks, public forests, and state game lands.
7.
Geologic formations on the proposed development parcel, including rock outcroppings, cliffs, and areas of slide-prone soils, such as Pennsylvania Red Beds, based on available published information or more detailed data obtained by the applicant.
8.
All existing man-made features, including, but not limited to, streets, driveways, buildings, foundations, walls, wells, drainage fields, dumps, utilities, fire hydrants, and storm and sanitary sewers.
9.
Locations of all historically significant sites or structures on the tract, including, but not limited to, cellar holes, stone walls, earthworks, and graves.
10.
Locations of trails that have been in public use (pedestrian, equestrian, bicycle).
11.
All easements and other encumbrances of property which are or have been filed of record with the County Recorder of Deeds or Department or Real Estate shall be shown on the plan.
D.
Four-Step Design Process for conservation subdivisions the application for preliminary approval for a conservation subdivision shall include documentation of a four-step design process, as described below, in determining the layout of proposed greenway lands, house sites, and streets and lot lines.
1.
Step 1, Delineation of greenway lands:
(b)
Greenway land shall include all primary conservation areas and those secondary conservation areas with the highest resource significance.
(c)
The Townships Natural Resource Composite Map in the comprehensive plan shall also be referenced and considered. The applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability for inclusion in the proposed common open space, in consultation with the Planning Commission.
(d)
On the basis of those priorities and practical considerations given to the tract's configuration, 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 land and in a manner clearly indicating their boundaries as well as the types of resources included within them.
2.
Step 2, Alignment of streets and trails: A street plan shall be designed to provide vehicular access to each house, complying with the standards within this article 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 cul-de-sacs to be maintained by the Township and to facilitate access to and from homes in different parts of the tract (and adjoining parcels).
3.
Step 3, Location of house sites: Potential house sites shall be tentatively located along the proposed streets 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.
4.
Step 4, Drawing in the lot lines: Upon completion of the preceding three steps, lot lines shall be drawn as required to delineate the boundaries of individual residential lots.
E.
Preliminary improvements plan. This plan shall include the following items:
1.
Existing and approximate proposed lot lines, lot areas, any existing easements and rights-of-way.
2.
The boundaries of greenway lands shall be indicated.
3.
Delineation of the proposed phases and a schedule of deadlines within which applications for final approval of each phase are intended to be filed.
4.
Typical street cross-section drawing(s) for all proposed streets shall be shown, including details relating to thickness, crowning, and construction materials.
5.
Exact locations of existing utility easements and approximate locations of proposed utility easements.
6.
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.)
7.
Approximate location of proposed shade trees, plus locations of existing vegetation to be retained.
F.
Homeowners association document. A homeowner association document or a condominium association document, shall be provided for all subdivision and land development applications that 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 Township. 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 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 association, including the services to be provided.
3.
A Declaration of Covenants, Conditions, and Restrictions, granting perpetual easement(S) to the lands and facilities owned by the association. The Declaration shall be a legal document that 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 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 association. Statements setting cross covenants or contractual terms binding each owner to all other owners for mutual benefit and enforcement.
6.
Requirements for all owners to provide a pro rata share of the cost of the operations of the association.
7.
A process of collection and enforcement to obtain funds from owners who fail to comply.
8.
A process for transition of control of the association from the developer to the unit owners.
9.
Statements describing how the lands and facilities of the association will be insured, including limit of liability.
G.
Greenway land ownership and management plan. Using the conceptual preliminary plan as a base map, the boundaries, acreage, and proposed ownership of all proposed greenway land areas shall be shown. In addition, the applicant shall also submit a greenway land ownership and management plan detailing the entities responsible for maintaining various elements of the property and describing management objectives and techniques for each part of the property.