When a sketch plan is submitted in accordance with § 169-9, it is suggested that it contain the following data:
A.
Tract boundaries, accurately labelled;
B.
A location map showing where the development is located;
C.
North point;
D.
Approximate written or graphic scales;
E.
Significant topographical (five-foot contour intervals)
and physical features; stream and floodplain location;
F.
Existing and proposed general street and lot layout;
and
G.
Date and name of developer and subdivision.
A.
Plan details; reference to control network.
[Amended 4-13-2005 by Ord. No. 293]
(1)
The preliminary plan of a proposed subdivision or land
development shall be clearly and legibly drawn to a scale of one inch equals
100 feet. The preliminary plan shall contain all of the information required
in this subsection. Sheet sizes for plans shall not exceed 24 inches by 36
inches in size.
(2)
Skippack Township has established a horizontal and vertical control network throughout the Township. Each application filed for land development and subdivision must base the outbound survey and vertical topography on this monument network. The applicant's surveyor shall contact the Township Engineer's office to secure information regarding the closest monumentation point and control information. Applicants should also see § 169-79E for fees associated with the funding of this effort.
B.
The preliminary plan shall show:
(1)
Name or identified title of the proposed subdivision
and of the Township, county and state.
(2)
North point, graphic scale, written scale and date, including
the month, day and year that the original drawing was completed, the month,
day and year that the original was revised, for each revision, and a clear
and concise description and location of the changes made in each revision.
(3)
Name of record owner (and developer) with certification
of approval of the plan.
(4)
Name and address of registered engineer, or surveyor,
responsible for the plan and signature blocks for approvals.
(5)
The current names of all abutting landowners or subdivisions,
and the names of the owners of all adjacent unplotted land.
(6)
A key map, for the purpose of locating the property being
subdivided, drawn at reasonable scale and showing the relation of the property,
differentiated by tone or pattern, to adjoining property and to all streets,
roads, municipal boundaries, and recorded subdivision plans existing within
500 feet of any part of the property. Also, the approximate distance to all
nearby existing streets shall be shown, and a title, scale and north point
shall be indicated.
(7)
Total tract boundaries of the property being developed,
showing bearings and distances, and a statement of total acreage of the property.
(8)
Contour lines at vertical intervals of not more than
two feet for land with average natural slope of 10% or less, and at intervals
of not more than five feet for land with average natural slope exceeding 10%.
The datum shall be U.S. Coast and Geodetic Survey.
(9)
Location and elevation of the datum used shall be a known,
established U.S.C. & G. benchmark.
(10)
All existing water lines, fire hydrants, utility transmission
lines, culverts, bridges, railroads, watercourses, easements, rights-of-way
and other significant man-made or natural features within the proposed subdivision
and within 50 feet outside of the boundaries of the proposed subdivision.
(11)
The location and present use of existing buildings and
structures, mature trees standing alone, outer limits of tree masses, woodlands
and other existing vegetation, and the location of floodplain, wetlands and
other natural features which may affect the location of proposed streets or
buildings.
[Amended 9-23-1998 by Ord. No. 229]
(12)
All existing streets, including streets of record (recorded,
but not constructed), on or abutting the tract, including names, rights-of-way,
cartway (pavement) widths and approximate grades with tie-ins.
(13)
The full plan of proposed development, including:
(a)
Location and width of all streets and rights-of-way,
with a statement of any conditions governing their use.
(b)
Suggested street names and utility easement locations.
(c)
Building setback lines along each street, side and rear
yard lines.
(d)
Lot lines with approximate dimensions.
(e)
Lot numbers and a statement of the total number of lots
and parcels.
(f)
A statement of the intended use of all nonresidential
lots and parcels and acreage of such lots or parcels.
(g)
Sanitary and storm sewers (and other drainage facilities),
with the grades, size and material of each indicated, and any proposed connections
with existing facilities.
(h)
Parks, playgrounds and other areas dedicated or reserved
for public use, with any conditions governing such use: the stormwater management
plan and erosion and sedimentation control plan.
(i)
Approximate location of all proposed landscaping required
under this chapter.
[Added 9-23-1998 by Ord. No. 229]
(j)
Demarcation of existing vegetation "to remain" or "to
be removed" and the means of protecting existing vegetation during construction.
[Added 9-23-1998 by Ord. No. 229]
C.
The preliminary plan shall be accompanied by the following
supplementary data:
(1)
A preliminary improvement construction plan, containing:
(a)
Typical street cross-sections for all proposed streets.
Cross-section drawings may be shown on either the preliminary plan or on profile
sheets.
(b)
Tentative profiles along the center line of cartway (pavement)
for each proposed street shown on the preliminary plan.
(c)
A preliminary plan for the surface drainage facilities
of the tract to be developed, including stormwater runoff calculations for
the watershed and entire property being developed, and showing the proposed
method of accommodating the anticipated runoff; all soils mapping and soil
data.
(d)
Preliminary designs of any bridges or culverts which
may be required. Such designs shall meet all applicable standards of the Department
of Environmental Resources and/or the Pennsylvania Department of Transportation
and shall be subject to the approval of the Township Engineer.
(2)
Preliminary conservation plan if required by § 169-18. Such plan shall be subject to the review of the Montgomery County Conservation District.
(3)
All subdivision applications shall include a title search
of the pertinent property, and such title search shall include but not be
limited to the following information: ownership of the property, easements,
deed restrictions and other similar information.
[Added 7-26-1995 by Ord. No. 190]
[Added 5-10-2000 by Ord. No. 252]
For any subdivision involving more than 10 dwelling units, or any land
development plan involving nonresidential uses, a traffic impact study shall
be prepared and submitted simultaneously with the preliminary plan.
A.
Conduct of traffic impact study. The traffic impact study
shall be prepared by a qualified traffic engineer to be approved by the Board
of Supervisors. The cost of such study is approved by the Board of Supervisors.
The cost of such study is to be borne by the applicant.
B.
LEVEL OF SERVICE
MAJOR INTERSECTION
STUDY AREA
TRIP GENERATION RATES
VOLUME/CAPACITY ANALYSIS
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Definitions. As used in this chapter, the following terms
shall have the meanings indicated:
As described in the most recent edition of Highway Capacity Manual,
indicates how well traffic moves on a particular highway facility or through
a specific intersection. There are six levels of servicing ranging from A
through F. Level of service A indicates generally free movement. Level of
service E represents maximum capacity of facility. Level F indicates congestion.
Any intersection where traffic generated by the proposal will have
a significant impact on the operation of the intersection. Where doubt exists,
the transportation engineer shall seek guidance from the Township Engineer
and/or the Township Traffic Engineer prior to the submission of the traffic
impact study.
This area will at least extend approximately 1/2 mile along the adjacent
roadway in all directions from all access points or to a major intersection
along these roadways. Where doubt exists, the transportation engineer shall
seek guidance from the Township Engineer and/or Township Traffic Engineer
prior to the submission of the traffic impact study.
The total count of trips to and from a study site per unit of land
use as measured by parameters such as dwelling units, acres, etc. The most
recent edition of the Institute of Transportation Engineer's publication
Trip Generation should be utilized. If alternate methods of calculation are
utilized, justification must be provided.
This procedure compares the volume of roadway or intersection approach
to its capacity (maximum number of vehicles that can pass a given point during
a given time period). The procedures described in the most recent edition
of the Highway Capacity Manual shall be followed.
This is a series of warrants which detail the minimum traffic or
pedestrian volumes or other criteria necessary for the installation of a traffic
signal. These warrants are contained in the most recent edition of the Manual
On Uniform Traffic Control Devices for Streets and Highways, United States
Department of Transportation, Federal Highway Administration.
C.
General requirements and standards. A transportation
impact study shall contain the following information:
(1)
General site description. The site description shall
include the size, location, proposed land uses, construction staging and completion
date of the proposed land development.
(2)
Transportation facilities description.
(a)
The description shall contain a full documentation of
the proposed internal and existing external transportation system within the
study area. This description shall include proposed internal vehicular bicycle
and pedestrian circulation, all proposed ingress and egress locations, all
internal roadway widths and rights-of-way, parking conditions, traffic channelizations
and any traffic signals or other intersection control devices at all intersections
within the site.
(b)
The report shall describe the entire external roadway
system within the study area with the major intersections identified. All
future highway improvements, including proposed construction and traffic signalization,
shall be noted. Any proposed roadway improvement due to proposed surrounding
developments shall be recorded.
(3)
Existing traffic conditions. Existing traffic conditions
shall be measured and documented for all roadways and intersections in the
study area. Existing traffic volumes for average daily traffic, peak highway
hour(s) traffic and peak development-generated hour(s) traffic shall be recorded.
Manual traffic counts at major intersections in the study area shall be conducted,
encompassing the peak highway and development-generated hour(s), and this
documentation shall be included in the report. A volume capacity analysis
based upon existing volumes shall be performed during the peak highway hour(s)
and the peak development-generated hour(s) for all roadways and major intersections
in the study area. Levels of service shall be determined for each location.
(4)
Transportation impact of the development application.
Estimation of vehicular trips to result from the proposal shall be completed
from the peak highway hour(s) and peak development-generated hour(s). These
development-generated traffic volumes shall be provided for the inbound and
outbound traffic movements as estimated, and the reference source(s) and methodology
followed shall be documented. All turning movements shall be calculated. These
generated volumes shall be distributed to the study area and assigned to the
existing roadways and intersections throughout the study area. Documentation
of all assumptions used in the distribution and assignment phase shall be
provided. Traffic volumes shall be assigned to individual access points. Pedestrian
volumes shall also be calculated, if applicable. If school crossings are to
be used, pedestrian volumes shall be assigned to each crossing. Any characteristics
of the site that will cause particular trip generation problems shall be noted.
(5)
Analysis of transportation impact.
(a)
The total future traffic demand shall be calculated.
This demand shall consist of the combination of the existing traffic expanded
to the completion year (using an annual traffic growth rate), the development-generated
traffic and the traffic generated by other proposed developments in the study
area. A volume capacity analysis shall be conducted using the total future
demand and the future roadway capacity. If staging of the proposed development
is anticipated, calculations for each stage of completion shall be made. This
analysis shall be performed during the peak highway hour(s) for all roadways
and major intersections in the study area.
(b)
All access points and pedestrian crossings shall be examined
as to the feasibility of installing traffic signals. This evaluation shall
compare the projected traffic and pedestrian volumes to the warrants for traffic
signal installation.
(c)
All access points must be shown to achieve desirable
sign distance in accordance with PennDOT criteria.
(6)
Conclusions and recommended improvements.
(a)
Levels of service for all roadways and intersections
shall be listed. All roadways showing a level of service below C shall be
considered deficient. All unsignalized intersections showing any movement
below level of service C shall be considered deficient. All signalized intersections
showing an overall level of service below C or any movement below C shall
be considered deficient. Specific recommendations for the elimination of these
deficiencies shall be listed. The listing of recommended improvements shall
include, but not be limited to, the following elements: internal circulation
design, site access locations and design, external roadway and intersection
design and improvements and traffic installation and operation, including
signal timing.
(b)
The recommended improvements shall be effected. The applicant
shall be responsible for implementation of the improvement and funding of
the improvement.
D.
Time of submission. The traffic impact study shall be
submitted to the Township Planning Commission with the preliminary plan submittal.
A.
The final plan of a proposed subdivision land development
shall be clearly and legibly drawn to a scale of one inch equals 50 feet,
except that if the average size of the proposed lots in the subdivision is
three acres or larger, or if the tract contains more than 100 acres, the plan
may be drawn to a scale of one inch equals 100 feet. If the final plan requires
more than one sheet, a key diagram showing the relative location of the several
sections shall be drawn on each sheet.
B.
The final plan shall include:
(1)
The final name of proposed subdivision, and the name
of the Township, county and state.
(2)
North point, graphic scale, written scale and date, including
the month, day and year, that the original drawing of the final plan was completed,
the month, day and year that the original drawing was revised, for each revision,
and a clear and concise description and location of the change made for each
revision.
(3)
Name of the record owner (and developer) of the tract,
and the source(s) of title to the land being developed as shown by the records
of the Montgomery County Recorder of Deeds.
(4)
The name, address, license number and seal of the registered
professional engineer or surveyor responsible for the plan.
(5)
The names of all abutting subdivisions, if any, with
the book and page numbers, where recorded, and the current names of the owners
of all adjacent unplotted land.
(6)
A key map, for the purpose of locating the property being
subdivided, and showing the relation of the property to adjoining property
and to all streets, roads, municipal boundaries and recorded subdivision plans
existing within 500 feet of any part of the property. In addition, the distance
to the nearest street shall be shown, and a title, scale and north point shall
be indicated.
(7)
The total tract boundary lines of the area being developed
with accurate distances to hundredths of a foot and bearings in degrees, minutes
and seconds. All monuments shall be indicated, along with a statement of the
total area of the property being developed. In addition, the engineer or surveyor
shall certify to the accuracy of the survey, the drawn plan, and the placement
of the monuments.
(8)
The name (or route number) and cartway width and lines
of all existing public streets and the name and location of all other roads
within the property.
(9)
The following data for the cartway edges (or curblines)
and right-of-way lines of all recorded and/or proposed streets, and for the
right-of-way lines of all existing streets, within the property:
(a)
The length (in feet and hundredths of a foot) of all
straight lines and of the radius and the arc (or chord) of all curved lines
(including curved lot lines); and
(b)
The width (in feet) of the cartway, right-of-way and
of the ultimate right-of-way, and (in degrees, minutes and seconds) of the
delta angle of all curved lines, including curved lot lines.
(10)
All straight lot lines and chords and radii of curved
lot lines, defined (in feet and hundredths of a foot) by distances, and (in
degrees, minutes and quarters of a minute) either by magnetic bearings or
by angles of deflection from other lot and street lines.
(11)
Lot numbers and a statement of the total number of lots
(and parcels); all soils data and soils information.
(12)
A statement of the intended use of all nonresidential
lots. A statement of restrictions of any type which exist or will exist as
covenants in the deed(s) for all lots contained wholly or in part in the development
and, if convenants are recorded, including the deed book and page number.
(13)
The proposed building setback line for each lot, or the
proposed placement of each building and, where applicable, location of on-site
sewage and water supply facilities.
(14)
Location of all existing and proposed monuments.
(15)
All easements or rights-of-way where provided for or
owned by public services or any other party who has secured them and any limitations
on such easements or rights-of-way. Rights-of-way shall be shown and accurately
identified on the plan, and easements shall either be shown or specifically
described on the plan. Utility easements should be located in cooperation
with the appropriate public utility companies (per Act 287).
(16)
Location, size and invert elevation of all sanitary (if
any) and storm sewer facilities and location of all manholes, inlets and culverts
(data may be submitted as a separate plan); the final stormwater management
and erosion and sedimentation control plan.
(17)
If the development proposes a new street intersection
with a state legislative route, the Pennsylvania Department of Transportation
occupancy permit number(s) shall be indicated for all such intersections.
(18)
A certification of ownership, acknowledgment of plan
and offer to dedicate shall be lettered on the plan, and shall be duly acknowledged
and signed by the owner(s) of the property and notarized.
(19)
A certificate requesting approval of the plan by the
Township Supervisors, Township Engineer and by the Township Planning Commission
shall be presented.
(20)
A reasonable space shall be left along the lower edge
of the sheet, in order that the Recorder of Deeds may acknowledge receipt
and recording of the plan when it is presented.
C.
The final plan shall be accompanied by the following
supplementary data:
(1)
A final improvement construction plan, containing:
(a)
Typical street cross-section drawing(s) for all proposed
streets. Cross-section drawings may be shown either on the final plan or on
the profile sheets.
(b)
Profile sheets for all proposed streets within the tract.
[1]
Such profiles shall show at least the following information,
properly labelled:
[a]
Existing (natural) profile along the cartway edges or
along the center line of each street;
[b]
Proposed finished grade of the center line, or proposed
finished grade at the top of both curbs, or proposed finished grade at both
cartway (pavement) edges.
[c]
The length of all vertical curves.
[d]
Existing and proposed sanitary sewer mains and manholes
(if any).
[e]
Existing and proposed storm sewer and drainage facilities.
[2]
The profile sheets shall be legibly drawn at the following
scale: one inch equals 40 feet horizontal and one inch equals four feet vertical.
(c)
A final plan for the surface water drainage facilities
for the tract, including stormwater runoff calculations for the entire property
being developed and showing the proposed method of accommodating anticipated
runoff.
(d)
Final designs of any bridges or culverts required.
(2)
All offers of dedication, and covenants governing the
reservation and maintenance of undedicated open space, shall bear the certificate
of approval of the Township Solicitor as to their legal sufficiency.
(3)
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 developed.
(4)
Final conservation plan, if required by § 169-21.
(5) Landscape plan.[Added 9-23-1998 by Ord.
No. 229]
(a)
When a landscape plan is required. A landscape plan must be submitted with all preliminary and final land development plan applications, except those involving two lot subdivisions for the construction of a single-family detached dwelling on each separate lot. However, such subdivisions shall comply with the requirements of § 169-39C. Additionally, the landscaping plan requirement may be waived at the discretion of the Township's Board of Supervisors.
(b)
Drafting standards. The same standards shall be required
as for a preliminary plan.
(c)
Information to be shown:
[1]
Plan scale, date, North arrow, and location map with
Zoning District designations for the site and adjacent properties.
[2]
Location of all existing and proposed buildings and structures.
[3]
Location of all existing and proposed roads, parking,
service areas and other paved areas.
[4]
Sidewalks, berms, fences, walls, freestanding signs and
site lighting.
[5]
All existing and proposed contours at two-foot intervals;
in order to determine the relationship of planting and grading, areas with
slopes in excess of 3 to 1 shall be indicated on the plan.
[6]
Existing mature trees, woodlands and tree masses to remain
as well as existing mature trees, woodlands and tree masses to be removed.
[7]
Location of all proposed landscaping, including required
street trees, stormwater basin landscaping, parking lot landscaping, property
line buffers and site element screen landscaping.
[8]
A planting schedule listing proposed plant material,
species, size, quantity and root condition.
[9]
A schedule showing all landscape requirements and plantings
proposed for each category.
[10]
Planting details, including method of protecting existing
vegetation, and landscape planting methods.
[11]
Information in the form of notes or specifications concerning
seeding, sodding, groundcover, mulching, etc.
[12]
A detailed cost estimate shall be submitted with the
public improvement escrow, showing the value of all proposed landscaping,
including all labor, materials and guarantee.
(d)
Certificates. When approved, the landscape plan must
show the signature and seal of the approved qualified person or other qualified
professional responsible for preparing the landscape plan and details.
Every applicant for final plan approval shall execute a form of agreement
to be approved by the Township Solicitor before the final plan is released
by the Board of Supervisors and filed of record. The agreement shall specify
the following, where applicable:
A.
That the owner agrees that he will lay out and construct
all roads, streets, lanes or alleys, together with all other improvements,
including grading, paving, curbs, gutters, sidewalks, street lights, fire
hydrants, water mains, street signs, shade trees, storm and sanitary sewers,
landscaping, traffic control devices, open space and restriction areas, erosion
and sediment control measures in accordance with the final plan as approved,
where any or all of these improvements are required as conditions of approval,
and that he shall complete these improvements within the time or times specified
by the Board of Supervisors.
B.
That the owner guarantees completion and maintenance
of all improvements by means of the bond or deposit of funds or securities
in escrow, with estimates of such amounts as required being provided by the
Township Engineer.
C.
That the owner agrees to tender a deed or deeds (if applicable)
of dedication to the Township for such streets and for such easements for
sanitary and storm sewers, sidewalks, manholes, inlets, pumping stations and
other appurtenances as shall be constructed as public improvements, provided
that the Township shall not accept dedication of such improvements until their
completion is certified as satisfactory by the Township Engineer.
D.
Whenever a developer proposes to establish or continue
a street which is not offered for dedication to public use, the Board of Supervisors
shall require the developer to submit, and also to record with the plan, a
copy of an agreement made with the Township Supervisors on behalf of himself
and his heirs and assigns, and signed by him and by the Township Solicitor,
and which shall establish the conditions under which the street may later
be offered for dedication, and shall stipulate, among other things:
(1)
That an offer to dedicate the street shall be made only
for the street as a whole.
(2)
That the Township shall not be responsible for snow plowing,
repairing or maintaining any undedicated streets.
(3)
That the method of assessing repair and maintenance costs
of undedicated streets be stipulated.
(4)
That if dedication be sought, the street shall conform
to the Township specifications or that the owners of the abutting lots shall,
at their own expense, restore the street to conformance with the Township
specifications.
A.
In lieu of the completion of public improvements described in § 169-49, as a condition for final approval of a subdivision or land development plan, and before any building permits are issued, the landowner or developer shall deposit with the Township Secretary financial security which shall be equal to 110% percent of the cost of the required improvements and shall secure to the public the completion of the required improvements within one year of the date designated on the subdivision or land development plan for completion of such improvements. No plan shall be approved until such date is explicitly set forth on the face of the plan.
B.
The form and type of financial security shall be approved
by the Township Solicitor, and may be either a federal or commonwealth chartered
lending institution irrevocable letter of credit, a restrictive or cash escrow
account in such lending institution or a performance bond. Such financial
security shall be posted with a bonding company or federal or commonwealth
chartered lending institution chosen by the applicant posting the financial
security, provided that the bonding company or lending institution is authorized
to conduct business within the Commonwealth of Pennsylvania.
C.
The cost of the improvements shall be established by
submission to the Board of Supervisors of a bona fide bid or bids from the
contractor or contractors chosen by the landowner posting the financial security
to complete the improvements or, in the absence of such bona fide bids, the
costs shall be established by estimate prepared by the Township's Engineer.
Before approving the amount of such security, the Township may require such
verification of contractors bids as it deems necessary. If the applicant posting
this financial security requires more than one year from the date of posting
of the security to complete the required improvements, the amount of such
security shall be increased by an additional 10% for each one-year period
beyond the first anniversary date from posting of financial security, or to
an amount not exceeding 110% of the cost of completing the required improvements
as reestablished on or about the expiration of the preceding one-year period
by utilizing the above bidding procedure, or in lieu thereof, the Township
Engineer's estimate.
D.
In the case where the development is projected over a period of years, and the final plan is approved in sections, the cost of all public improvements as specified in §§ 169-18 and 169-49 shall be determined in accordance with the procedures of Subsections A, B and C of this section, and the financial security for each approved section shall be submitted before final plan approval of the section to which the financial security applies, and in any event prior to the issuance of any building permits. No bond or other security shall be released as to any completed section of development until sufficient guaranty is deposited in accordance with the terms of this subsection for the remaining stages or sections of development, except as the same may have been partially released as permitted in § 169-49; provided, however, that final plan approval in stages shall not be granted to subdivisions or land developments of less than 50 individual lots or dwelling units.
E.
Release.
(1)
Where an ascertainable stage of work upon a public improvement
has been completed, the landowner posting the financial security may request
the Board of Supervisors to release or authorize the release of that portion
of the financial security necessary for payment to the contractor or contractors
performing and having completed such stage of work. Such request shall be
in writing and addressed to the Board, which shall have 45 days from receipt
of the written request within which to verify, through the Township Engineer,
whose certification thereof shall be in writing to the Board, that such portion
of the work upon the improvements has been completed in accordance with the
approved plan. Upon such certification the Board shall authorize release by
the bonding company or lending institution of that amount, as estimated by
the Township Engineer, which fairly represents the value of the improvements
completed.
(2)
If the Board fails to act within 45 days from receipt
of the applicant's written request for such financial security release,
the Board shall be deemed to have approved the release of funds as requested.
For this purpose, it shall be incumbent upon the applicant to prove receipt
by the Board of the written release request, and, therefore, it is recommended
that the applicant serve the request upon the Board in person or by certified
or registered mail. The Board may, prior to final release at the time of completion
and certification by its Engineer, require retention of 10% of the estimated
costs of the required public improvements.
F.
No occupancy permits for any building or buildings to
be erected shall be issued by the Township until the Township Engineer certifies
that:
(1)
The roads, streets or lanes providing access to and from
existing public roads to such building or buildings have been improved to
a permanently passable condition by application of at least a base course
thereon; and
(2)
All other improvements as depicted on the approved plan,
either upon the lot or lots or beyond the lot or lots in question and necessary
for the reasonable use of or occupancy of any such building or buildings have
been completed.
Within 90 days of the applicant's execution of the subdivision
and land development agreement and performance guaranty the final plan shall
be recorded by the applicant in the office of the Recorder of Deeds of Montgomery
County.
A.
A conservation plan is required for any subdivision or
land development exceeding 10 lots, or involving a total of more than 20 acres,
and shall accompany the preliminary and final subdivision or development plans
and shall be clearly and legibly drawn to the same scale as that of the preliminary
and final plans.
B.
The conservation plan shall show the total tract boundaries
of the property being subdivided or developed and shall show:
(1)
Contour lines at vertical intervals of not more than
two feet.
(2)
Location and elevation to which contour elevations refer;
where reasonably practicable, datum used shall be a known, established benchmark.
(3)
All existing watercourses, flood hazard areas, tree masses
and other significant natural features within the proposed subdivision and
within 50 feet from the boundaries of the proposed subdivision.
(4)
Locations of all soil classifications.
(5)
Location and results of soil percolation tests, whenever
on-site disposal of sewage is planned, shall such be required.
(6)
Location and type of all temporary and permanent stormwater
runoff and erosion and sedimentation control measures, including grassed waterways,
diversions, debris basins or ponds, structures for water control, open drains
and tile, proposed dates when such measures shall be in effect, and all proposed
storm drainage facilities, together with details of storage basins, summaries
of capacities and flows and calculations to support adequacy of facilities.
(7)
Notations indicating: all trees or portions of tree masses
proposed to be cleared as part of the proposed subdivision or development
plan, together with reasons for such clearing; all proposed alterations of
the natural grade, whether by cut or by fill, exceeding two feet, together
with reasons for such alteration; compliance with all applicable erosion and
sedimentation control standards.
When a final plan is fully approved by the Board and all other final
plan conditions have been met, the final plan shall be considered as a record
plan. Appropriate notes on the record plan shall indicate that the construction
improvement plans are recorded by reference as a part of the plan. Record
plans shall be checked and signed by the Township Engineer. Two linens and
three record plan prints with dimensions of 24 inches by 36 inches shall be
presented with all certificates.
