[Amended 11-10-1998 by Ord. No. 1346]
A.
Land development plans shall be prepared by an architect, landscape
architect, engineer or surveyor, who shall prepare all plans, documents
and other submissions comprising such plans, which shall be certified
and bear the seal of said professional.
B.
A subdivision plat shall be prepared by a registered land surveyor,
which shall be certified and bear the seal of said surveyor.
As a sketch plan is not required under the terms of this chapter,
the submission thereof shall not be construed to mean or imply the
submission or filing of a subdivision and/or land development plan
for approval. Landowners or developers are urged, for their own benefit,
to prepare a sketch plan and to review the same with the Planning
Commission prior to the preparation of the preliminary subdivision
and/or land development plan. Such a review may be conducted for the
purpose of engaging in a discussion of the proposed use(s) and the
location and arrangement of lots, streets, improvements and other
construction with regard to such items as: existing Township ordinances,
codes, regulations, plans and maps, the Comprehensive Plan, the site
and its natural features and adjoining areas and facilities. When
submitted, the sketch plan shall reflect the following:
B.
Information such as the following, in order to engage in a meaningful
review and discussion:
(1)
A location map which highlights the location of the tract within
the Township and depicts adjoining and nearby roads.
(2)
Tract boundaries, with dimensions, and names of abutting owners.
(3)
North arrow, scale and date.
(4)
Streets on and adjacent to or near the tract, properly named or identified.
(5)
Natural features of the site related to existing topography, soils,
vegetation and watercourses, including such features as steep slopes,
very steep slopes, flood hazard areas, flood fringe areas and other
sensitive natural areas.
(6)
Man-made features of the site, including existing buildings and major
structures.
(7)
Proposed general street and lot layout.
(8)
In the case of a land development plan, the proposed location of
all buildings and major structures, parking areas and other construction
and/or improvements.
(9)
Proposed method(s) of water supply and sewage disposal.
(10)
Proof of ownership of the subject tract, or that the applicant
is an authorized agent of the owner.
The preliminary subdivision and/or land development plan and
all accompanying maps and plans required by this chapter shall be
drawn to a scale of not more than one inch equals 50 feet and shall
be submitted on black line or blue line paper prints and one sepia
print If two or more sheets are required, a key shall be shown on
each sheet, and an overall index sheet shall be submitted. (Please
note that the Recorder of Deeds of Delaware County will not accept
prints larger than 24 by 36 inches for recording purposes.) The preliminary
plan shall reflect the following:
A.
(2)
The submission of 16 copies of the plans forming a part of the preliminary
plan and one copy of a sepia print thereof, as well as 16 copies of
all other required documents and submissions.
(3)
Evidence of notification of the plan submission to the abutting owners.
(4)
The filing of at least 21 days prior to the regularly scheduled public
meeting of the Planning Commission.
[Amended 11-10-1998 by Ord. No. 1346]
B.
Illustrations and notes, including the following:
(1)
A location map which highlights the location of the tract within
the Township and depicts properties of abutting owners and adjoining
and nearby roads. The location map shall be drawn at the scale of
not smaller than one inch equals 2,000 feet.
(2)
Proposed subdivision or land development name or identifying title.
(3)
North arrow, scale and date.
(4)
Name, address and telephone number of the applicant, landowner, developer
and the authorized agent, if any.
(5)
Name and signature of engineer, surveyor, landscape architect, land
planner or architect responsible for having prepared the plans forming
a part of the preliminary plan and any other documents or submissions
forming a part of the preliminary plan.
(6)
Tract boundaries, with dimensions, bearings and distances.
(7)
When the preliminary plan includes only a portion of a landowner
or developer's entire tract or such portion is contiguous to
another tract of the landowner or developer, the dimensions, bearings
and distances of the balance of such entire tract or other tract shall
also be shown.
(8)
Names and addresses of abutting owners.
(9)
Zoning on and adjacent to the tract, including notes regarding the
relevant area and bulk regulations for each zoning district that pertains
to the tract, with an indication of conformance with the same, such
as the percent of any lot area covered by impervious surfaces and
the percent of any lot covered by buildings. In addition, should the
Flood Hazard District and/or the Steep Slope Conservation District
overlay the tract, the following shall apply:
(a)
Within the Flood Hazard District, flood hazard areas and flood fringe areas shall be accurately and conspicuously delineated, depicted and noted in accordance with same described in Chapter 143, Zoning, of the Code of the Township of Springfield and shown on the Flood Hazard District Map.[2] Such delineation and notation shall include graphic symbolism
to distinguish the flood hazard area and the flood fringe area; and
a brief but accurate summary of the regulations pertaining to such
areas.
[2]
Editor's Note: The Flood Hazard District Map is on file
in the Township offices.
(b)
Within the Steep Slope Conservation District, areas of steep slope and very steep slope shall be accurately and conspicuously delineated, depicted and noted in accordance with § 123-41.1, Steep Slope Conservation District, and shown on the Steep Slope Conservation District Map.[3]
[Amended 11-10-1998 by Ord. No. 1346]
[3]
Editor's Note: The Steep Slope Conservation District
Map is on file in the Township offices.
(10)
The use(s) proposed in the Springfield Township Comprehensive
Plan which pertain to the tract.
(11)
Existing contours at vertical intervals of two feet based on
contour information derived from an actual topographic survey for
the property, consistent with National Mapping Accuracy Standards,
due evidence of which may be required by the Planning Commission.
However, the United States Geological Survey (USGS) Quadrangle for
Lansdowne, Pennsylvania, may be used as the source for topographic
data whenever four or fewer lots are proposed within the A or B Residence
District, if there are no steep or very steep slopes on the subject
tract, as shown on the Steep Slope Conservation District Map.[4] Slopes shall be accurately and conspicuously depicted
as follows:
(a)
Very steep slopes 25% and steep slopes 15% to 25% shall be shown
for all portions of the tract.
(b)
Slopes from 0% to 4%, 4% to 6% and 6% to 15% shall be shown
for all portions of the tract that are proposed for streets and individual
driveways.
[Amended 9-12-1989 by Ord. No. 1211]
[4]
Editor's Note: The Steep Slope Conservation District
Map is on file in the Township offices.
(12)
Data to which contour elevations refer and reference to known,
established benchmarks and elevations.
(13)
All existing surface water resources, such as watercourses,
ponds and springs; and other natural drainage features.
(14)
Existing tree masses, hedgerows and freestanding trees, generally
indicating which are to be removed and which are to remain.
(15)
Soil types as identified in the Soil Survey of Chester and Delaware
Counties, including a listing of the soil characteristics pertaining
to slope, depth to seasonal high water table and depth to bedrock.
(16)
All existing man-made features such as buildings, storm and
sanitary sewers, water mains, culverts, utility lines and pipe lines,
fire hydrants and the like.
(17)
All existing streets, on or adjacent to the tract, including
name, right-of-way width and cartway width.
(18)
All existing property lines, easements and rights-of-way, and
dimensions, bearings and distances for same, and the purpose for which
such easements or rights-of-way have been established.
(19)
Total acreage of the tract and the acreage and square footage
of the individual lots proposed therein; and the number of lots, dwelling
units, buildings, other structures and all uses proposed.
(20)
Proposed lot lines with dimensions, proposed minimum setback
areas, the proposed buildable area (using a dashed line to reflect
the minimum yard and setback requirements) and lot numbers in consecutive
order.
(21)
A full plan of land development, including the following:
(a)
Proposed contours at vertical intervals of two feet.
(b)
The first floor elevation of each proposed building.
(c)
Location, alignment and width of all proposed streets, alleys, driveways, rights-of-way and easements, the identification of street names, as provided in § 123-28A(10), and the purpose for which private rights-of-way or other easements are proposed.
(d)
The location, size and invert elevation of all sanitary and
storm sewers and location of all manholes, inlets and culverts.
(e)
Building locations and parking areas in relation to industrial,
commercial or institutional land development and, when applicable,
preliminary provisions for traffic control, loading areas and docks,
lighting, signage, curbing and other proposed site structures.
(f)
A preliminary landscaping plan depicting proposed street trees, buffer area plantings and other plantings as required, in accordance with the landscaping design standards of Article V.
(g)
Proposed public buildings, public areas, playgrounds and parcels
of land proposed to be offered for dedication or reserved for public
use.
(h)
Any proposed structures, improvements and/or construction in
addition to the above.
(22)
Proposed location and method of water supply and sanitary sewage
disposal on each lot.
C.
The preliminary plan shall also be accompanied by the following materials:
(1)
A copy of the deed for the subject tract.
(2)
A statement on the plan of the types of buildings, other structures
and/or dwelling units proposed to be constructed, indicating whether
the same will be of uniform construction or different in design, and
whether the same will be custom or production styled.
(4)
A preliminary timetable for the proposed sequence of the subdivision
and/or land development. The timetable shall indicate the order in
which construction activities will occur and may either be in letter
form or shown as an overlay to the plan.
(6)
A written report indicating the feasibility of proposals for public
sanitary sewage disposal. Whenever an on-lot system is proposed, the
feasibility report shall reflect the following:
(a)
With regard to sanitary sewage disposal, there shall be an objective
description of the ability of achieving a successful system for the
disposal of sewage. The description shall make reference to soils
data relative to limitations for septic tank filter fields and indicate
various indices of suitability for such a system, such as permeability
and depth to seasonal high water table. In addition, percolation test
results shall be discussed and exhibited.
(8)
Whenever improvements are to be constructed or installed, a preliminary improvements construction plan in accordance with § 123-22.
(9)
A draft of any proposed covenants or restrictions upon or against
the subdivision or any lot thereof, or upon or against any land development,
subject to the approval of the Township Solicitor.
(10)
When connection to public water and/or public sewer facilities is proposed, assurance of the availability of such service. This assurance shall be in the form of a letter signed by an officer of the company or authority concerned, indicating their ability and willingness to make such service available within the timetable cited under Subsection C(4).
(11)
When the proposed tract involves a gas pipeline, petroleum products
transmission line, electric power transmission line or any other pipeline
or cable located thereon, a letter from the owner or authorized agent
of such a facility indicating minimum setback distance requirements
or a true and correct copy of the easement or grant of record shall
be filed.
(12)
When the preliminary plan includes only a portion of the entire
or contiguous tract, a sketch plan which shows the prospective future
street system and other improvements of the remaining land shall be
submitted.
(13)
A list of all permits, agreements, approvals, clearances and
the like required to be obtained in connection with the proposed subdivision
and/or land development and the governmental agencies, authorities
and companies from which the same are to be obtained.
(14)
A draft of all other plans, documents and submissions which,
by terms of any Township ordinance, code or regulation, may be required
by the Board of Commissioners for final plan approval shall be required
in preliminary form and shall accompany and form a part of any preliminary
plan when the application form for approval thereof is filed.
(15)
A notarized statement indicating that the applicant has the
approval of the owner for submitting the subdivision and/or land development
which shall be signed by the landowner.
(17)
If the proposed lot(s) abuts on a street under the jurisdiction
of the state, a note shall be added to the preliminary plan to indicate
that a highway occupancy permit is required before a driveway or street
can access a state highway.
[Added 9-12-1989 by Ord. No. 1211]
A conservation plan, which shall accompany and become a part of the preliminary and final subdivision and/or land development plan, shall be drawn at the same scale as that of other plans forming a part of the preliminary plan and the final plan. The conservation plan shall be filed as a separate sheet or drawing in addition to that submitted in accordance with §§ 123-20 and 123-23. However, the information contained in said plan shall be added so as to overlay with that delineated in conformance with the requirements of §§ 123-20 and 123-21, whereby the attributes of the proposal such as tract boundaries, existing and proposed contours, existing natural features, proposed subdivision and land development layout and the like are reflected. In addition to the foregoing, the conservation plan shall reflect the following:
A.
The conservation plan shall be in complete conformance with the design standards of Article V, in particular §§ 123-35 and 123-36. The conservation plan shall indicate measures to be taken to protect surface and groundwater resources, topography, vegetation and other natural features through the control of grading, soil erosion and sedimentation and stormwater management.
B.
The plan, map, report, calculation and computation requirements for
the control of grading, soil erosion and sedimentation and stormwater
management shall be as follows:
(1)
A map depicting the total watershed. A USGS Quadrangle Map is suitable
as the source for such a map. However, the watershed area must be
highlighted or otherwise distinguished from other areas outside the
watershed.
(2)
Maps and drawings showing all existing and proposed drainage facilities
affecting the subject property.
(3)
A plan of the site at a scale of no less than one inch equals 50
feet, prepared by a registered engineer, including the following:
(a)
All existing topographic features with a contour interval of at least two feet, as per § 123-20B(11).
(b)
Boundary survey information, as per § 123-20B(18).
(c)
Location and description of all vegetative characteristics as per § 123-20B(14), plus all other land cover characteristics.
(d)
All existing utilities, as per § 123-20B(16).
(e)
Soil types, as per § 123-20B(15).
(f)
All proposed improvements, such as proposed buildings, driveways,
stormwater management facilities, grading, soil erosion and sedimentation
controls and procedures and the like.
(g)
Profiles of all proposed sewers, including elevation, sizes, slopes and materials, at a scale of no less than one inch equals 50 feet horizontal and one inch equals five feet vertical, as per § 123-22.
(h)
Staging of earthmoving activities and program of operation.
(i)
Locations, dimensions and design details required for the construction of all such facilities, as per § 123-22G.
(j)
All soil erosion and sedimentation control measures, temporary
as well as permanent, and sufficient detail in order to clearly indicate
effectiveness of the plan.
(k)
Project specifications relative to stormwater control, soil
erosion and sedimentation.
(l)
When major control facilities, such as detention/retention basins,
are planned, soil structures and characteristics shall be investigated.
Plans and data shall be prepared and submitted by a licensed professional
engineer with experience and education in soil mechanics. These submissions
should consider and offer design solutions for frost heave potential,
shrink-well potential, soil-bearing strength, water infiltration,
soil settling characteristics, fill and backfilling procedures and
soil treatment techniques as required to protect the improvements
or structures.
(4)
The design computations for the stormwater drainage systems, including
storm drain pipes and inlets, runoff control measures and culverts
and drainage channels.
(5)
A narrative report of the project stating the purpose and engineering
assumptions and calculations for control measures and facilities.
The following information shall be included:
(a)
A general description of the project.
(b)
A general description of the accelerated runoff control plan.
(c)
A general description of the soil erosion and sedimentation
control plan.
(d)
The expected project time schedule, including anticipated start
and completion dates.
(e)
The project's stormwater characteristics as related to
its location within the watershed(s).
(f)
On-site detention methods.
(g)
The methodology and basis of design computations.
(h)
A brief description of soils and their characteristics.
(6)
Stormwater drainage plan. A complete plan of the stormwater drainage
system showing all pipes, swales, channels, structures and detention
basins shall be submitted as part of the stormwater management plan.
The drainage areas and the design flow into each inlet or structure
shall be delineated on a copy of the stormwater management plan.
Whenever improvements are proposed, the improvements construction
plan shall accompany and become a part of the preliminary and final
subdivision and/or land development plans. Said plan shall be drawn
at a 10:1 ratio of horizontal to vertical scale, whereby the horizontal
scale shall be at least 50 feet to the inch and the vertical scale
shall be five feet to the inch. However, the horizontal scale may
be 40 feet to the inch with a vertical scale of four feet to the inch;
or 20 feet to the inch and two feet, respectively, when directed by
the Township Engineer. Said plan shall be prepared by an engineer,
and shall show thereon or be accompanied by the following:
A.
On all plans, profiles and other sheets which depict the information
required in this section, the following shall be provided:
(1)
The proposed subdivision and/or land development name or identifying
title.
(2)
The North arrow, scale and date.
(3)
The name of the landowner, developer and the authorized agent, if
any.
(4)
The name of the engineer responsible for having prepared the plan(s),
profile(s), cross section(s), documents and/or other submissions forming
the improvement construction plan.
B.
The horizontal plan shall show details of the horizontal layout of
streets, including:
(1)
The center line with bearings, distances, curve data and stations
corresponding to the profile.
(2)
Right-of-way and curblines, with radii at intersections.
(3)
The beginning and end of proposed construction.
(4)
Tie-ins, by bearing and distances, to intersections of all public
streets, with the names and widths thereof.
(5)
The location of all proposed monuments, with references thereto.
(6)
Property lines and ownership of abutting properties.
(7)
The location and size of all drainage structures, public utilities,
sidewalks, lighting standards, street name signs and other improvements.
C.
The profile shall be a vertical section of streets, with details
of vertical alignment, including:
(1)
Profiles and elevations at fifty-foot stations along the center line
of the existing ground surface and along both right-of-way lines,
as well as the profile of the nearest connecting streets for a distance
of 100 feet beyond the boundary of the subdivision and/or land development.
(2)
Profiles and percentage of grade along the proposed center line;
and elevations at fifty-foot intervals at tangent points, at grade
intersections and at either end of curb radii.
(3)
The length of vertical curves and elevations at twenty-five-foot
intervals.
D.
The cross section of streets prepared in accordance with the design standards in Article V, including:
(1)
The right-of-way width and location and width of paving within the
right-of-way.
(2)
The type, thickness and crown of paving.
(3)
The type and size of curb, with detail of concrete chair.
(4)
Grading of sidewalk areas.
(5)
The location, width, type and thickness of sidewalks.
(6)
The location of sewers and underground utilities, with sizes.
E.
Horizontal plan of storm drains and sanitary sewers, which may be
shown on a separate drainage plan, including:
(1)
The location and size of line with stations corresponding to the
profile.
(2)
The locations of manholes or inlets with grade between and elevation
of flow line and top of each manhole or inlet.
(3)
The property lines and properties of abutting owners, with details
of easements.
(4)
The beginning and end of proposed construction.
(5)
The location of laterals.
(6)
The location of all other drainage facilities and utilities in the
vicinity of storm and/or sanitary sewer lines.
(7)
Hydraulic design data for culverts and/or bridge structures and details
of proposed handling of surface and/or subsurface drainage problems.
F.
Profile of storm drains and sanitary sewers, which may be shown on
a separate drainage plan, including:
(1)
The profile of existing and proposed ground surface with elevations
at the top of manholes or inlets.
(2)
The profile of storm drains or sewers, showing the type and size
of pipe, grade, cradle (if any), manhole or inlet locations, with
the length and slope of the pipe between structures shown, and elevations
at the flow line.
G.
Plans and details of bridges, street trees, stormwater management
structures, erosion and sedimentation control structures and all other
proposed improvements, containing sufficient information which would
customarily be included in working drawings and specifications for
the proposed construction and which would enable the Township Engineer
to perform an effective evaluation of the proposed improvements. Such
information shall be provided as typical cross sections and details,
unless the Township Engineer determines that typical cross sections
and details would not be appropriate to communicate the specific measures
needed to perform construction under steep slope, extreme soil moisture
or other varying site conditions where special construction practices
may be necessary. Such information shall also be provided whenever
any proposed improvement is not depicted on any of the aforementioned
plans, profiles, cross sections, documents or other submissions forming
the improvements construction plan.
The final subdivision and/or land development plan and all plans
forming a part thereof required by this chapter shall be drawn to
a scale of not more than one inch equals 50 feet. Said plans shall
be submitted on black line or blue line paper prints and one sepia
print If the final plan is drawn in two or more sections, a key map
showing the location of the sections shall be depicted on each sheet
and an overall index sheet shall be submitted. The final plan shall
reflect the following:
A.
(1)
The completion of the application form and checklist.
(2)
The submission of 16 copies of the plans forming a part of the final
plan, as well as 16 copies of all other required documents and submissions.
(3)
Evidence of notification of the plan submission to the abutting owners.
(4)
The filing at least 21 days prior to the regularly scheduled public
meeting of the Planning Commission.
[Amended 11-10-1998 by Ord. No. 1346]
B.
In addition to all illustrations and notes required under § 123-20B to accompany the preliminary plan, the following shall be submitted:
(1)
All dimensions shall be shown and noted in feet and hundredths of
a foot.
(2)
Tract boundaries and individual lot boundaries with dimensions, bearings
and distances, closing with an error of not more than one foot in
10,000 feet.
(3)
The total acreage and square feet of the tract and total square feet
of the individual lots proposed therein to the hundredth of a foot;
and the number of lots, dwelling units, buildings and other structures
proposed.
(4)
Lots and blocks numbered in logical sequence and, in addition, the
Township's numerical designation for buildings shown as obtained
from the Township Engineer.
[Amended 9-12-1989 by Ord. No. 1211]
(5)
The location of permanent reference monuments indicated by an "X"
and the location of lot corner markers indicated by an "O."
(6)
Pedestrianways, including all sidewalks, walkways, and pedestrian
rights-of-way and other improvements to be used for general public
use.
(7)
A final landscaping plan indicating precise types, quantities and size of proposed trees, shrubs and ground covers and other landscaping elements, in accordance with the design standards in Article V.
(9)
The location of percolation test pits, whenever on-site sewage disposal
is proposed.
(10)
The location of test pits where stormwater is to be disposed
and a listing of absorption rates, whenever seepage pits are proposed.
(11)
The following certifications, which shall be noted on the final
plan:
(a)
Certification of adequacy, by an engineer or other design professional,
of the proposed site for the type of sewage disposal system which
is proposed.
(b)
The seal of the engineer or other design professional responsible
for having prepared the plans forming a part of the final plan.
(c)
A note indicating the intent to make an offer of dedication
of the streets and other improvements.
(d)
A note indicating that the Township is not responsible for construction
or maintenance of any area not duly accepted by the Board of Commissioners
as dedicated for public use and identifying the party responsible
for such construction and maintenance.
C.
In addition to all materials required under § 123-20C to supplement the preliminary plan, the following shall be submitted for the final plan:
(1)
A final timetable for the proposed sequence of the subdivision and/or
land development. The timetable shall indicate the order in which
construction activities will occur.
(3)
Whenever improvements are to be constructed or installed, a final improvements construction plan reflecting, in final form, the information required under § 123-22.
(4)
Final documents for any proposed covenants or restrictions upon or
against the subdivision or any lot thereof, or upon or against the
land development subject to the approval of the Township Solicitor
and the final deed forms for all lots.
(6)
An engineer's report describing percolation test results and
the ability to create a successful system for on-site sewage disposal,
whenever such a system is proposed.
(8)
A bond, certified check or other security to guarantee the completion and maintenance of improvements in accordance with the provisions of Article VI, which shall:
(9)
If the proposed lot(s) abuts on a street under the jurisdiction of
the state, a note shall be added to the final plan to indicate that
a highway occupancy permit is required before driveway access to a
state highway is permitted. No plan which will require access onto
a road under the jurisdiction of the Pennsylvania Department of Transportation
(PennDOT) shall be finally approved unless the plan contains a notice
that a highway occupancy permit is required and has received preliminary
approval from PennDOT pursuant to Section 420 of Act 428, known as
the "State Highway Law,"[3] before access to a state road is permitted. The Department
shall, within 60 days of the date of receipt of an application for
a highway occupancy permit:
[Amended 9-12-1989 by Ord. No. 1211]
(a)
Approve the permit, which shall be valid thereafter unless,
prior to commencement of construction thereunder, the geographic,
physical or other conditions under which the permit is approved change,
requiring modification or denial of the permit, in which event, the
Department shall give notice thereof in accordance with regulations;
(b)
Deny the permit;
(c)
Return the application for additional information or correction
to conform to Department regulations; or
(d)
Determine that no permit is required, in which case, the Department
shall notify the Township and the applicant in writing. If the Department
shall fail to take any action within the sixty-day period, the permit
will be deemed to be issued. The plan shall be marked to indicate
that access to the state road shall be only as authorized by a highway
occupancy permit. The Department shall not be liable to damages for
any injury to persons or property arising out of the issuance or denial
of a permit or for failure to regulate any access. Furthermore, the
Township shall not be held liable for damages to persons or property
arising out of the issuance or denial of a permit by the Department.
[3]
Editor's Note: See 36 P.S. § 670-101 et seq.
The as-built plan shall be reproducible and drawn to the same
scale as the final plan, conservation plan and improvements construction
plan certified to by the engineer of the landowner or developer and
approved by the Township Engineer.
A.
Said plan shall indicate the actual location, dimensions and/or elevations
of all completed improvements, including but not limited to:
(1)
Concrete monuments.
(2)
The edge of the cartway and top of the curb, for both sides of each
street.
(3)
Sanitary sewer main, manholes and laterals.
(4)
Storm sewers, inlets and culverts.
(5)
Water mains and fire hydrants.
(6)
Streetlights.
(7)
Landscaping and screen planting.
(8)
Permanent sedimentation, erosion control and stormwater management
structures.
(9)
All easements.
