The purpose of the preliminary plan is to achieve formal approval
of the preliminary plan in order to minimize the need for revisions
when final plans are submitted.
A.
Submission deadline. The applicant shall submit a proper application for a preliminary plan. Such plan shall be submitted and reviewed in accordance with § 175-28 of this chapter.
B.
Requirements. The preliminary plan submitted shall provide the information required by § 175-26 and should conform to any changes recommended during the sketch plan procedure if a sketch plan was submitted.
C.
Revised/resubmitted plans. Revisions to submitted plans shall be
coordinated with the Township Engineer's comment letter. Revisions
shall be "bubbled" and "highlighted" and denoted with the comment
letter's itemized comment number.
[1]
Editor's Note: See also the Applications for Review of Plans and the Article VI Preliminary Plan Checklist, included as attachments to this chapter.
A.
B.
Drafting standards required for all plans.
(1)
Plans shall be prepared, signed and sealed by a professional engineer,
professional land surveyor or landscape architect (operating within
their jurisdiction pursuant to the requirements of their licensing
boards) on a standard sheet of 24 inches by 36 inches or 30 inches
by 42 inches, except when the Planning Commission approves of other
size plans. Standard sheet size shall be consistent throughout the
entire plan set of the application.
(2)
All information shall be legibly and accurately presented.
(3)
Plans shall be drawn at a scale acceptable to the Township Engineer.
(4)
All dimensions shall be set in feet and decimal parts thereof and
bearings in degrees, minutes and seconds.
(5)
Each sheet shall be numbered and shall show its relationship to the
total number of sheets. If match lines are employed, a legend showing
sheet relationship shall be provided.
(6)
Plans shall be so prepared and shall bear an adequate legend to indicate
clearly which features are existing and which are proposed.
(7)
Where any revision is made or when the plan is a revision of a previously
approved plan, dotted lines shall be used to show features or locations
to be abandoned and solid lines to show the currently proposed features.
Notations of revisions shall be dated.
(8)
The boundary line of the subdivision shall be shown as a heavy line.
C.
General information required on all plans.
(1)
Titled: "Preliminary Plan - Major Subdivision."
(2)
Sheet title.
(3)
The name and location of subdivision or land development.
(4)
Both graphic scales and written scales, one inch equals 100 feet
preferred.
(5)
The date of plan and all subsequent revision dates.
(6)
Name, address, signature and seal to the professional's statement
(See Appendix A.[1]) of any licensed engineer, surveyor or landscape architect
(functioning pursuant to the restrictions as set forth by their licensing
boards) responsible for the preparation of the plan.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
D.
Information required on all layout, grading and storm drainage, utility
plans and erosion and sedimentation plans.
(3)
Location of existing man-made features on the site and within 100
feet from the site being subdivided or developed.
(a)
Streets and rights-of-way, including name and right-of-way widths,
on the site and on immediately adjacent tracts.
(b)
Existing lot layout on the site and on immediately adjacent
tracts.
(c)
Historic sites or structures, including name and description.
(d)
Sewer lines, storm drains and culverts.
(e)
Bridges.
(f)
Utility easements, restrictive covenants and any other easements.
All easements shall be defined by bearings and distances.
(4)
Proposed features.
(a)
Layout of streets with center lines, cartways and rights-of-way
and proposed names.
(b)
Layout of lots with identification number.
(c)
Building setback lines from all lot lines.
(d)
In nonresidential developments and planned residential developments,
the arrangement and use of buildings and parking areas, with all necessary
dimensions and number of parking spaces. Elevations and perspective
sketches of proposed buildings are encouraged.
(e)
Rights-of-way, restrictive covenants and easements for all drainage,
utilities or other purposes. Easements shall be defined by bearings
and distances.
(f)
Sidewalks and pedestrian paths.
(g)
Open space areas (if applicable).
(h)
Recreation facilities (if applicable).
(i)
Proposed monuments with reference to proposed improvements.
(j)
Sight distances shall be shown at the intersection of any proposed
street with existing streets. Sight distances shall be measured pursuant
to PennDOT requirements.
E.
Layout plan.
(2)
Owner's statement of acknowledgment.
(a)
The owner shall acknowledge the statement contained in Appendix
A[2] before an officer authorized to take acknowledgments.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
(b)
The seal of the notary public or other qualified officer acknowledging
the owner's statement shall be impressed onto the plan.
(3)
Approval/review signature blocks (See Appendix A.[3]) for:
(a)
Township Supervisors.
(b)
The Township Planning Commission.
(c)
A three-inch-by-five-inch space for the Township's approval
stamp located in lower right-hand corner.
(d)
Review by the Lehigh Valley Planning Commission.
(e)
Location map shall show roads and parcels and zoning district
lines. The required scale of the map is not to be specified. The map
shall encompass an area of eight inches by eight inches centered around
the site. USAS maps shall not be used.
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
(4)
Project summary list. The following information shall be listed on
the plan:
(a)
Total acreage of site.
(b)
Applicable zoning district(s) with requirements.
(c)
Total number of lots in the development.
(d)
Density of dwelling units per acre.
(e)
Required lot size.
(f)
Proposed lot size (maximum, minimum and average).
(g)
Open space required (if applicable).
(h)
Open space proposed (if applicable).
(i)
Type of water systems.
(j)
Type of sanitary disposal systems.
(k)
Linear feet of new road.
(l)
Deed source (volume and page).
(m)
Tax Map (block and lot).
(n)
Yard setbacks.
(5)
Proposed features.
(a)
Accurate dimensions and areas of lots expressed in both square
feet and acres.
(b)
Streets.
[1]
Cartway and right-of-way width.
[2]
Center line with bearings, distances, horizontal curve data
and stations corresponding to the profile.
[3]
Rights-of-way and curblines with horizontal curve radii at intersections.
[4]
Beginning and end of proposed construction.
[5]
Tie-ins by courses and distances to intersection of all public
roads, with their names and widths of cartway and right-of-way.
(c)
Map of entire contiguous holdings and all other holdings of
the owner within 1,000 feet, indicating area of proposed subdivision.
A sketch plan of proposed road systems will be required for area not
included in the preliminary plan.
F.
Grading and storm drainage plan.
(1)
Existing and proposed contour lines at intervals of two feet if the
slope is 15% or less, five feet if the slope is over 15% and up to
20% and 20 feet if the slope exceeds 20% shall be shown. Contour intervals
shall be based on a field survey or photogrammetric procedure.
(2)
Street center-line data and stations corresponding to the profile.
(3)
Storm drainage.
(a)
Location and size of facilities with stations corresponding
to the profile.
(b)
Location of inlets with invert elevation of flow line and grade
at the top of each inlet.
(c)
Watershed areas for each drainage structure or swale.
(d)
Property lines and ownership with details of easements where
required.
(e)
Beginning and end of proposed construction.
(f)
Location of all other drainage facilities and public utilities
in the vicinity of storm drain lines.
(g)
Hydraulic design standards for culverts, bridge structures and/or
other storm facilities.
(h)
If any detention or retention structures are used, the plans
shall include a detailed plan view and profile views drawn at least
to a horizontal scale of one inch equals 50 feet.
(4)
Location and size of proposed drainage swales.
G.
Utility plan.
(1)
If on-lot sanitary disposal systems are being proposed:
(a)
Existing and proposed contour lines at intervals of two feet
if the slope is 15% or less, five feet if the slope is over 15% and
up to 20% and 20 feet if the slope exceeds 20% shall be shown. Contour
intervals shall be based on a field survey or photogrammetric procedure.
(b)
Proposed location of wells.
(c)
Proposed or typical location of dwelling.
(d)
Proposed location of subsurface disposal field and alternate
field.
(e)
Location of percolation test holes and soil probe pit.
(f)
Location and extent of various soil types within the site, with
the DEP definition for each.
(g)
Permanent and seasonal high-water table areas.
(2)
If centralized sanitary sewers are being proposed:
(a)
Location and size of line with stations corresponding to the
profile.
(b)
Location of manholes with invert elevation of flow line and
grade at the top of each manhole.
(c)
Property lines and ownership with details of easements where
required.
(d)
Beginning and end of proposed construction.
(e)
Location of laterals.
(f)
Location of all other drainage facilities and public utilities
in the vicinity of sanitary sewer lines.
(g)
If municipal facilities are used, approval shall be required
from that governing body.
(4)
Streetlighting.
I.
Road profiles.
(1)
Profile of existing ground surface along center line of street.
(2)
Proposed center-line grade with percent on tangents and elevations
at fifty-foot intervals.
(3)
All vertical curve data, including length, elevations and minimum sight distance as required by Article X, Design Standards.
(4)
A plan view shall be placed on every profile sheet.
J.
Sanitary sewer and storm drain profiles.
(1)
Profile of existing ground surface with elevations at top of manholes
or inlets.
(2)
Profile of storm drain or sewer showing type and size of pipe, grade,
cradle, manhole and inlet locations and invert elevations along flow
line.
(3)
All line crossings of other utilities.
(4)
Invert elevations along flow line at manholes, inlets and at line
crossing of other utilities.
K.
Details.
L.
Supportive documents and information.
(1)
Copies of all restrictions or covenants under which lots are to be
sold.
(2)
Map of all property holdings of the owner within 2,000 feet of the
proposed subdivision, indicating the site of proposed subdivision.
A sketch plan of a proposed road system with any property holdings
contiguous to the proposed subdivision.
(3)
Certification of central water supply system.
(a)
Public. When the subdivision is to be served with water by an
existing water company or authority, the developer shall submit two
copies of a letter from the water company or authority which states
that the company or authority can adequately serve the subdivision
and which states any conditions required by the company or authority
for the provision of services.
(b)
Private. When the subdivision is to be served by a private central
water supply system:
[1]
The developer shall submit a preliminary plan of the proposed
system showing all pertinent features.
[2]
The approval of the subdivision shall be conditioned upon the
receipt by the Township of the approval of the system by the appropriate
agencies prior to final plan submission.
[3]
Failure to submit the approval of the system by the appropriate
agencies shall render any conditional preliminary plan approval null
and void.
[4]
The Planning Commission and Supervisors shall have the right
to review any such preliminary and final plans to determine the overall
adequacy of the proposed system in accordance with Appendix C[5] and/or DEP regulations.
[5]
Editor's Note: Said appendix is included as an attachment to this chapter.
(4)
Certification of a central sewage disposal system.
(a)
Public. When the subdivision is to be served by an existing
sewer company or authority:
[1]
The developer shall submit a preliminary plan of the proposed
sewerage system showing all pertinent features.
[2]
The developer shall submit two copies of a letter from the company
or authority which states that the company or authority can adequately
serve the subdivision and which states any conditions required by
the company or authority for the provision of services.
[3]
The developer shall submit four copies of a completed planning
module for land development concurrent with the preliminary plan.
[4]
The Planning Commission and Supervisors shall have the right
to review any such preliminary and final plans to determine compliance
and compatibility of the same with any Township plans or studies and
the overall adequacy of the proposed system.
(b)
Private. When the subdivision is to be served by a private central
sewage disposal system:
[1]
The developer shall submit a preliminary plan of the sewerage
and treatment systems showing all pertinent features.
[2]
The developer shall submit four copies of a completed planning
module for land development concurrent with the preliminary plan.
[3]
The approval of the subdivision shall be conditioned upon the
receipt by the Township of the approval of the sewerage and treatment
system by the appropriate state and federal agencies.
[4]
The approval of the subdivision shall be conditioned upon the
receipt by the Township of the approval of the land planning modules
by the appropriate state and federal agencies.
[5]
The Planning Commission and Supervisors shall have the right
to review any such preliminary and final plans to determine compliance
and compatibility of the same with any Township plans or studies and
the overall adequacy of the proposed system in accordance with Appendix
B[6] and/or DEP regulations.
[6]
Editor's Note: Said appendix is included as an attachment to this chapter.
(5)
Certification of on-lot sewage system. When the subdivision is to
be served by individual on-lot sewage disposal systems:
(6)
A statement setting forth, in detail, the character of the improvements
the applicant proposes to make on the property to be developed and
a development schedule indicating the approximate date when construction
can be expected to begin and be completed.
(7)
Impact analysis.
(a)
In areas where there are problems concerning groundwater availability
or quality, the Planning Commission or the Board of Supervisors shall
require the developer to submit for review a hydrogeological report.
Said report shall be prepared by a qualified and certified professional
engineer, geologist or hydrologist who is approved by the Township,
and shall contain the following information:
[2]
Groundwater hydrology.
[a]
Survey and compile flow data for existing wells
and proposed wells.
[b]
Identify aquifer characteristics such as storage
coefficient, transmissibility, well yields and recharge rates.
[c]
Determine capacities of major production wells
and general groundwater use in area of the proposed subdivision, including
identification of overpumped areas and critical recharge areas, if
any.
[d]
Characterize groundwater quality in site area.
[e]
Identify long-term safe yield of aquifers.
[3]
Environmental impacts to groundwater.
[a]
Evaluate effects of on-lot sewage systems on groundwater
system, including recharge capability and water quality implications.
[b]
Determine availability of groundwater and dewatering
effects, including impacts of impervious surfaces and stormwater management
facilities on groundwater recharge capacity.
[c]
Assess effects of the development on nearby wells.
[d]
Confirm the availability of groundwater for all
existing and proposed uses.
(b)
Developers of subdivisions or land developments generating in
excess of 100 round trips per day shall be required by the Planning
Commission or the Board of Supervisors to submit for review a traffic
impact study. The study shall indicate increases projected in vehicular
traffic and the ability of the existing road system to accommodate
traffic increases and should be prepared in accordance with standards
set forth by the American Association of State Highway and Transportation
Officials, Pennsylvania Department of Transportation and any other
recognized institute of authority.
(8)
Storm drainage calculations. All calculations relating to facilities appearing on the grading and storm drainage plan and the erosion and sedimentation plan shall be submitted for review by the Township Engineer. See Chapter 163, Stormwater Management.
(9)
Other utilities. The applicant shall submit letters of commitment
from the proposed utilities (i.e., water, sewer, electric, telephone,
CATV, gas, etc.)
(10)
Sinkhole occurrences. Whenever a subdivision or land development
or part thereof is in an area of carbonate geology as mapped in the
attachment,[7] the following provisions shall apply.
(a)
A recognized professional with competence in the field shall
review aerial photographs, soils and other related data available
to him or her, as the data relates to the subject property. The professional
shall also conduct a site inspection of the property.
(b)
Based on the work required in Subsection L(10)(a), the professional shall prepare a map of the site showing all karst features or feature indicators. The mapping shall indicate, but shall not be limited to, the following features:
(c)
(d)
The applicant shall cause the additional testing established in Subsection L(10)(c) to be done. The test results shall be included with the submission and shall be referred to the Municipal Engineer.
(e)
The Township Engineer shall report to the Planning Commission,
with a copy to the landowner, his or her opinion as to the adequacy
of the study and as to the capability of the site to support the proposed
development in a manner in which the risks attendant to development
in carbonate areas are either eliminated or minimized. Recommendations
for site development, including stormwater management, the layout
of utility lines and building location may be included. Additional
studies or testing as deemed necessary by the Township Engineer in
order to produce an adequate study, given the scale of the proposed
development and the hazards revealed, may be required of the applicant.
[7]
Editor's Note: Map 1, Carbonate Geology, is included as an attachment to this chapter.
M.
Architectural drawings.
