The provisions of this article shall apply to all subdivision
and land development applications in Straban Township. A complimentary
Plan Requirements Checklist, listing documents that this chapter requires
to be submitted at each step of the review process, is available from
the Township office. The checklist shall be used as a guide, and does
not relieve the developer from adhering to all Straban Township ordinances,
whether specifically outlined in the checklist or not.
A.
A sketch plan may be submitted by the applicant as a diagrammatic
basis for informal discussion with the Board of Supervisors, the Planning
Commission, and the Adams County Planning Agency regarding the design
of a proposed subdivision or land development. Sketch plan submission
is strongly encouraged by the Township to help establish an overall
design approach that respects the site's special or noteworthy features,
while providing for the density permitted under the Zoning Ordinance.[1]
B.
A sketch plan is encouraged for all residential developments over
25 dwelling units as well as all nonresidential developments containing
over 50,000 square feet of building and impervious surfaces.
C.
If, in any case, engineering comments are requested for a sketch
plan review, a deposit must be made to cover anticipated engineering
review fees.
D.
A sketch plan can be a diagrammatic overlay sheet overtop of the existing resources and site analysis plan in accordance with § 117-21C.
E.
A conceptual sketch plan should include the following:
(1)
Name and address of the legal owner, the equitable owner, and/or
the applicant;
(2)
Name and address of the of the professional engineer, licensed professional
land surveyor, planner, architect, landscape architect, or site designer
responsible for the plan;
(3)
Graphic scale (not greater than one inch equals 200 feet; however,
dimensions on the plan need not be exact at this stage) and North
arrow;
(4)
Approximate tract boundaries, sufficient to locate the tract on a
map of the Township;
(5)
Location map;
(6)
Applicable zoning districts;
(7)
Streets on and adjacent to the tract (both existing and proposed);
(8)
One-hundred-year floodplain limits, and approximate location of wetlands,
if any;
(9)
Topographic, physical, and cultural features including fields, pastures,
meadows, wooded areas, trees with a diameter of 15 inches or more,
steep slopes (over 25%), rock outcrops, soil types, ponds, streams
within 200 feet of the tract, existing rights-of-ways and easements,
and cultural features such as all structures, foundations, walls,
wells, trails, and abandoned roads.
(10)
Hazardous or domestic waste areas on the property including
ditches, drains, dumps, above- or underground storage tanks;
(11)
Schematic layout indicating a general concept for land conservation
and development ("bubble" format is acceptable);
(12)
Proposed general street and lot layout;
(13)
In the case of land development plans, proposed location of
buildings and major structures, parking areas and other improvements;
and
(14)
General description of the proposed method of water supply,
sewage disposal, and stormwater management.
The application for a preliminary plan shall provide the following
elements listed below:
A.
Preliminary plans and all required accompanying documentation shall
be submitted by a developer or his or her authorized representative
to the Township Secretary or such other official as may be designated
by the Supervisors.
B.
Application and review procedure.
(1)
Filing. Preliminary plan application is required for the following:
(2)
Submission of a preliminary plan, to be accepted by Straban Township,
must include:
Additional copies of the preliminary plan and accompanying documentation
shall be immediately forwarded by the applicant as follows:
A.
One copy of the application, plan and accompanying documentation
to the Township Engineer.
B.
One copy of the application, plan and accompanying documentation
to the Township Sewage Enforcement Officer.
C.
One copy of the application, plan and accompanying documentation
to the Adams County Planning Agency.
D.
One copy of the soil erosion and sedimentation control plan to the
Adams County Conservation District Office.
E.
One copy of the plan to the District Office of the Pennsylvania Department
of Transportation when a proposed subdivision abuts or is traversed
by a state road.
A.
The preliminary plan shall be submitted with an application for consideration
of a subdivision and land development plan (See Appendix 1[1]).
[1]
Editor's Note: Appendix 1 is included at the end of this chapter.
B.
The preliminary plan shall be drawn at a scale of 10 feet, 20 feet,
30 feet, 40 feet, or 50 feet to one inch. Sheet size shall be no larger
than 24 inches by 36 inches. The plan signature sheet shall be the
first sheet of the plans. The preliminary plan shall show the following
information:
(1)
Proposed land development name or identifying title.
(2)
All subdivision and/or land development plan pages shall be numbered
sequentially with reference to the total number of pages (i.e., Sheet
1 of 10, Sheet 2 of 10, etc.).
(3)
The municipality(s) in which the land development is located. If
the project is located in the vicinity of a municipal boundary, the
location of said boundary shall be shown on the plan.
(4)
North point.
(5)
Graphic and written scale.
(6)
Date of preliminary plan and subsequent revision dates.
(7)
A key map, for the purpose of locating the property being subdivided,
drawn at a scale of one inch equals 2,000 feet and showing the relation
of the property to adjoining property and to all streets, roads, municipal
boundaries and recorded subdivision plans existing within 1,000 feet
of any part of the property. In addition, a title, scale and North
point shall be indicated.
(8)
The boundary lines of the area being subdivided with accuracy to
hundredths of a foot and bearings to 1/4 of a minute. These boundaries
shall be determined by an accurate survey in the field, which shall
be balanced and close with an error of closure not to exceed one foot
in 10,000 feet.
(9)
Boundaries of adjacent properties and recorded name and deed references.
When adjacent properties are part of a recorded plan, only the lot
number and subdivision name needs to be shown, if the plan was prepared
in accordance with the standards of this chapter.
(10)
Contour lines at vertical intervals of at least two feet for
land with average natural slope of 4% or less; at intervals of at
least five feet for land with average slope exceeding 4%. Adams County
contours may be used on the plans for subdivision of land which does
not propose any improvements at the time of plan submission.
(11)
Location and elevation of the datum to which contour elevations
refer; this datum shall be referenced to United States Geological
Survey ("USGS") when public water and/or sewers are proposed.
(12)
Name and address of the owner of the property or authorized
agent, and the identity and address of who shall receive notices from
the Township concerning the plan (such as review comments and decisions).
(13)
A note on the plan stating who is the legal or equitable owner
of the land to be subdivided or developed shall be shown.
(14)
Name, seal, and signature of the registered engineer and/or
licensed professional land surveyor responsible for the plan and a
statement that the plan is accurate and correct to the best of the
professional's knowledge and belief.
(15)
Total acreage of the tract, subdivision, and/or land development.
(16)
Maximum building height, number of lots, proposed density and
minimum lot size.
(17)
Signature blocks for approval by the Township Board of Supervisors
and for signatures indicating a review by the Township Planning Commission,
and County Planning Agency.
(18)
Space for the landowner's or developer's signature and for an
acknowledgement taken before a notary public.
(19)
Length and width of new streets proposed, names of proposed
streets, and the names and locations of all other roads within the
property.
(20)
Location of existing streets, sidewalks and alleys adjoining
the tract, including the names, width, and width of cartways of any
such streets and alleys.
(21)
Clear-sight triangles shall be shown at all street intersections
measured along the center line 100 feet from the intersection of street
center lines, at all driveway locations measured 100 feet along the
street center line and 35 feet from its intersection with the driveway,
and at all nonresidential intersections measured 100 feet along the
street center line and 50 feet from its intersection with the nonresidential
intersection.
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(22)
Location of existing and proposed rights-of-way and easements
whether public, private or quasi-public.
(23)
Location and size of existing and proposed utility structures
and/or transmission lines, including water, gas, electric, petroleum,
etc., and all easements or rights-of-way connected with such structures
and/or lines.
(24)
The location of any existing bodies of water or watercourses, tree masses, buildings or structures (including the location of wells at or within 100 feet of the proposed subdivision) and the location of wetlands or a statement that no wetlands are involved. A statement shall be added to the plan in compliance with § 117-36.
(25)
Where the development lies partially or completely in any flood
area or where the development borders on any flood area, the preliminary
plan map shall include detailed information giving the location and
elevation of proposed roads, public utilities and building sites.
All such maps shall identify accurately the boundaries of the flood
area.
(26)
General location, size and invert elevation of all existing
and proposed storm sewers (and other drainage facilities), with the
size and material of each indicated, and any proposed connections
with existing facilities.
(27)
Location of drainage areas or structures, including marshes,
ponds, streams or similar conditions.
(28)
Location of parks, playground and other areas to be dedicated
or reserved for public or private use, with any conditions governing
such use.
(29)
Historic/archeological resources.
(30)
Location of existing buildings, railroads, public lands, and
any other features, and monuments.
(31)
Lot numbers and statement of total number of lots and parcels.
(32)
Lot lines with approximate dimensions and approximate area of
each lot.
(33)
Building setback lines for each lot.
(34)
Type and locations of water supply and sewage disposal facilities
proposed (i.e., on-lot or public). For individual on-lot disposal
systems, the location of percolation tests must be shown by bearing
and distance to an established property pin or marker.
(35)
A feasibility study, if on-site water supply is required, showing
proof that there is sufficient on-site supply of groundwater to meet
the needs of the planned area without depleting the supply of other
existing uses within a one-mile radius of the site area.
(36)
Proposed use of land, existing zoning classification for the
property and all surrounding properties and proof of any variances
or special exceptions which may have been granted or for which an
application to the Township Zoning Hearing Board has been submitted.
(37)
Detailed listing of permits and their authorizing agencies required
as part of the final submission.
(38)
A statement of the intended use of all nonresidential lots,
with reference to restrictions of any type which exist or will exist
as covenants in the deed or other document for the lots contained
in the subdivision and, if recorded, including the book and page number.
(39)
A note prohibiting further subdivision of the lands dedicated
to the preservation of open space.
(40)
A statement that certifies that the plan is accurate to the
best of the information, knowledge and belief of the preparer, signed
by the preparer.
The preliminary plan shall be accompanied by the following supplementary
data, where applicable:
A.
Submission of a planning module for land development or such other
applications, depending on the proposed sewage disposal, as required
by the PADEP.
C.
Preliminary designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of PADEP and PennDOT.
D.
Typical street cross-section drawings for all proposed streets.
E.
Tentative profiles along the center line of the cartway (pavement)
or along the top of the curb for both sides of each proposed street
shown on the preliminary plan. Such profiles shall show natural and
finished grades.
F.
The applicant, if proposing over 10 residential units, or 50,000
square feet of buildings (including associated impervious surfaces)
for nonresidential use, shall submit a feasibility report concerning
the availability and adequacy of sewer facilities in or near a proposed
land development. Said report shall be prepared by an engineer and
be submitted in conjunction with the preliminary plan for review and
recommendations by PADEP.
G.
Where the preliminary plan covers only a part of the entire land
holdings, a sketch of the future street system, lot layout, and, if
applicable, estimated number of residential units in the unsubmitted
part shall be submitted. The street system of the submitted part will
be considered in light of adjustments and connections with future
streets in the part not submitted.
H.
Where the land included in the subject application has an electric
transmission line, a gas pipeline or a petroleum (or petroleum products)
transmission line located within the tract, the application shall
be accompanied by a letter from the owner or lessee of such right-of-way
stating any conditions on the use of the land and the minimum building
setback and/or right-of-way lines. This requirement may also be satisfied
by submitting a copy of an easement or right-of-way agreement for
the subject right-of-way as recorded in the office of the Recorder
of Deeds of Adams County, Pennsylvania.
I.
Water supply.
(1)
If water is to be provided by means other than private wells owned
and maintained by the individual owners of lots within the subdivision
or development, applicants shall present evidence to the Board of
Supervisors that the subdivision is to be supplied by a certified
public utility, a bona fide cooperative association of lot owners
or by a municipal corporation, authority or utility. A copy of a certificate
of public convenience from the Pennsylvania Public Utility Commission
(PUC) or an application for such certificate, a cooperative agreement
or a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable.
(2)
If water is to be supplied by private wells owned and maintained
by the individual owners or possessors of lots within the subdivision
or development, then the applicant must prove that there is sufficient
groundwater resources to meet the needs of the planning area without
depleting the supply of other existing uses in the site area. This
can be accomplished by following:
(a)
Where individual wells are proposed, the developer/subdivider
shall provide at least one test well per every five to 10 residential
lots or equivalent dwelling units (EDUs), or fraction thereof. The
test wells must be a minimum of 50 feet in depth, grouted into bedrock,
and have at least a production capacity of five gallons per minute
for each EDU. Alternately, wells may be installed on every anticipated
lot and demonstrate a production capacity of three gallons per minute.
(b)
Where individual wells are proposed, each lot must be of size
and shape to allow for installation of wells upslope from any sewage
disposal system. Wells must be at least 100 feet from any sewage absorption
field and at least 50 feet from any surface waters.
(3)
If connection to a public water supply system is not possible and
depending on a development's water needs, a groundwater resource study
reporting the region's water supply and feasibility of constructing
a separate water supply system is required by the Township. The report
shall set forth the findings and shall include, among other factors,
a hydrogeologic study of groundwater occurrence and movement, aquifer
characteristics, available drawdown, yield, well efficiency, groundwater
volumes and recharge rates, location of existing wells, water demands,
quality of water and similar relevant factors.
J.
Water facilities feasibility/hydrogeologic report.
(1)
The purpose of a hydrogeologic study is to provide information regarding
the geology and hydrogeology of the area in the immediate vicinity
of the proposed development and to furnish professional analysis of
the information. A hydrogeologic study generally requires the compilation
and analysis of existing information but not development of new data,
except as may be required below. Study findings, maps, and conclusions
shall be presented in a clear and understandable report.
(2)
Hydrogeologic studies shall be required for subdivisions or land
developments that propose the use of on-lot sewage disposal systems
for any on-site system that will serve nonresidential uses, community
systems serving more than one residential lot, residential subdivisions
of 10 or more lots, and in all areas as designated by the Township's
Sewage Facilities Plan or Township designation as either having high
and/or excess background levels (exceeding five ppm) of nitrate-nitrogen
(or those sites located within 1/4 mile of such an area). A map designating
known high and/or excess background levels of nitrate-nitrogen and
1/4 mile surroundings can be found in the Township's Sewage Facilities
Plan located at the municipal office. The study shall be subject to
the review of the Straban Township Engineer and shall be submitted
with the Sewage Planning Module for review by the PADEP on the prescribed
forms. In addition to other hydrogeologic study criteria as may be
required by the Township, the following items (at a minimum) shall
be reviewed in the hydrogeologic study:
(a)
Hydrogeologic studies shall at a minimum contain delineations
of the following:
[1]
Dispersion plume: volume of effluent and groundwater flowing
away from treatment disposal site towards receiving waters.
[2]
Mixing zone: portion of dispersion plume in which groundwater
quality does not meet federal drinking water standards.
[3]
Buffer zone: the groundwater surrounding the mixing zone, provided
for containment and restoration activities should groundwater (which
exceeds federal drinking water standards) leave the mixing zone.
(b)
An evaluation of the existing and proposed nitrate loading of
the groundwater.
(c)
An estimate of the velocity and direction of groundwater movement.
(d)
A map showing all lots and parcels within at least 1/4 mile
of the proposed development.
(e)
The location of all wells and parcels within 1/4 mile of the
proposed development.
(f)
An estimate of the area of potential contamination (above 10
ppm) that can be anticipated in the local aquifer.
(g)
An examination of impacts on water uses in the local area. This
shall include both existing and potential water uses.
(h)
A review of specific geologic characteristics of the area proposed
for subsurface disposal systems.
(i)
An identification of existing and potential water supplies that
will be affected by excessive nitrate-nitrogen levels. In addition,
the study shall contain an evaluation of methods of preventing use
of affected water for drinking purposes (exceeding 10 ppm).
(j)
A determination of the minimum land area required, without consideration
of any specialty treatment (i.e., denitrofication), to provide for
adequate dilution/dispersion of nitrate-nitrogen within the groundwater
system. This shall be used to determine the minimum lot size for the
proposed subdivision or land development.
(3)
The final content of hydrogeologic studies shall be determined following
initial review by the Straban Township Engineer.
K.
A traffic impact study (TIS) which addresses the traffic impact of a proposed development on the existing public streets; traffic circulation; public safety; traffic control; street improvements; and construction and pedestrian movement. Traffic impact studies shall be required, as established in § 117-52, for all preliminary and/or final subdivision and land development applications under the Subdivision and Land Development Ordinance when land development is projected to generate 200 new ADT (average daily trips), or 20 or more new peak-hour trips, as established in the most recent edition of the Institute of Transportation Engineers (ITE) publication, “Trip Generation.” Prior to the start of the study, limits of the study must be established and a traffic engineer selected who will perform the study, both of which must meet the approval of the applicant and the Township.
A.
Applicants proposing subdivisions utilizing cluster residential design (See Zoning Ordinance, § 140-15B.) shall provide the following maps and plans at the time of preliminary plan submission (see subsections below for requirements for the following):
B.
Drafting standards.
(1)
The preliminary plan shall be drawn to scale of either one inch equals
100 feet or one inch equals 200 feet, whichever would fit best on
a standard size sheet (24 inches by 36 inches), unless otherwise approved
by the Planning Commission.
(2)
Dimensions shall be set in feet.
(3)
Each sheet shall be numbered, and the plan shall provide an adequate
legend indicating all existing features and proposed features.
(4)
All plans submitted shall be made on sheets no larger than 24 inches
by 36 inches nor smaller than 18 inches by 24 inches.
C.
Plan requirements. The following plans and maps shall bear the name,
signature, address, and telephone number of the engineer, licensed
professional land surveyor, or landscape architect responsible for
preparing the plan or map.
(1)
Site context map. A site context map, drawn from aerial photograph,
shall be submitted showing the location of the proposed subdivision
within its neighborhood context. For sites under 100 acres in area,
such maps shall be at a scale not less than one inch equals 200 feet,
and for sites of 100 acres or more, the scale shall be one inch equals
400 feet, and shall show the relationships within 2,000 feet of the
site. The features that shall be shown on site context maps include
topography (from USGS maps), stream valleys, wetland complexes (from
maps published by the U.S. Fish and Wildlife Service or the United
States Department of Agriculture Natural Resources Conservation Service),
woodlands, ridgelines, public roads and trails, utility easements
rights-of-way, public land, and land protected under conservation
easements.
(2)
Existing resources and site analysis plan.
(a)
For all subdivisions (except those in which all proposed lots
are to be 10 or more acres in area), an existing resources and site
analysis plan shall be prepared to provide the developer and the municipality
with 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.
(b)
The municipality shall review the plan to assess its accuracy,
conformance with municipal ordinances, and likely impact upon the
natural and cultural resources on the property. Unless otherwise specified
by the Planning Commission, such plans shall generally be prepared
at the scale of one inch equals 100 feet or one 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 in this
plan:
[1]
An enlarged vertical aerial photograph clearly marking the site
boundaries.
[2]
Topography, the contour lines of which shall generally be at
two-foot intervals, determined by photogrammetry (although ten-foot
intervals are permissible beyond the parcel boundaries, interpolated
from USGS published maps). The determination of appropriate contour
intervals shall be made by the Planning Commission, which may specify
greater or lesser intervals on exceptionally steep or flat sites.
Slopes between 15% and 25% and exceeding 25% shall be clearly indicated.
Topography shall be prepared by a licensed professional land surveyor
or professional engineer from an actual field survey of the site or
from stereoscopic aerial photography and shall be coordinated with
official USGS benchmarks.
[3]
The location and delineation of ponds, streams, ditches, drains,
and natural drainage swales, as well as the one-hundred-year floodplains
and wetlands as defined in the Zoning Ordinance.[1] Additional areas of wetlands on the proposed development
parcel shall also be indicated, as evident from testing, visual inspection,
or from the presence of wetland vegetation.
[4]
Vegetative cover conditions on the property according to general
cover type, including cultivated land, permanent grass land, meadow,
pasture, old field, hedgerow, woodland and wetland, trees with a caliper
in excess of 15 inches, the actual canopy line of existing trees and
woodlands. Vegetative types shall be described by plant community,
relative age and condition.
[5]
Soil series, types and phases, as mapped by the U.S. Department
of Agriculture, Natural Resources Conservation Service, in the published
soil survey for the county, and accompanying data published for each
soil relating to its suitability for construction (and, in unsewered
areas, for septic suitability).
[6]
Ridgelines and watershed boundaries shall be identified.
[7]
Pictures depicting the project area showing the location and
extent of views into the property from public roads and from public
parks, public forests, and state game lands.
[8]
Geologic formations on the proposed development parcel, including
rock outcroppings, cliffs, sinkholes, and fault lines, based on available
published information or more detailed data obtained by the applicant.
[9]
All existing man-made features including but not limited to
streets, driveways, farm roads, woods roads, buildings, foundations,
walls, wells, drainage fields, dumps, utilities, fire hydrants, and
storm and sanitary sewers.
[10]
Locations of all historically significant sites
or structures on the tract, including but not limited to cellar holes,
stone walls, earthworks, and graves.
[11]
Locations of trails that have been in public use
(pedestrian, equestrian, bicycle, etc.).
[12]
All easements and other encumbrances of property
which are or have been filed of record with the Recorder of Deeds
of Adams County shall be shown on the plan.
[13]
Total acreage of the tract and the constrained
land area with detailed supporting calculations.
[14]
Four-step design process for subdivisions utilizing cluster residential design (See Zoning Ordinance, § 140-15B.). All preliminary plans shall include documentation of a four-step design process in determining the layout of proposed open space preservation lands, house sites, streets and lot lines, as described below.
[a]
Step 1: Delineation of open space preservation
lands.
[i]
The minimum percentage and acreage of required open space preservation
land shall be calculated by the applicant and submitted as part of
the sketch plan or preliminary plan in accordance with the provisions
of this chapter and of the Zoning Ordinance.[2] Open space preservation lands shall include all lands with the highest resource significance, as described below and in Article X, § 117-56A and B.
[ii]
Proposed open space preservation lands shall be designated using the existing resources and site analysis plan as a base map and complying with Article X, §§ 117-55 and 56. The Environmental Features Map (Map 2) included as part of the Straban Township Comprehensive Plan shall also be referenced and considered. Floodplains, wetlands and slopes over 25% shall be delineated.
[iii]
The applicant shall delineate any other lands and/or areas deemed to be environmentally sensitive for development including natural and cultural resources located on the tract which shall be delineated in consultation with the Planning Commission and in accordance with Article X, § 117-56A and B herein.
[iv]
Given to the tract's configuration, its context in relation
to resource areas on adjoining and neighboring properties, and the
applicant's subdivision objectives, conservation areas shall be delineated
to meet at least the minimum area percentage requirements for open
space lands and in a manner clearly indicating their boundaries as
well as the types of resources included within them.
[b]
Step 2: Location of dwelling unit sites. Potential
dwelling unit sites shall be tentatively located, using the proposed
open space preservation lands as a base map as well as other relevant
data on the existing resources and site analysis plan such as topography
and soils.
[c]
Step 3: Alignment of streets and trails.
[i]
Upon designating the dwelling unit sites, a street plan shall be designed to provide vehicular access to each house, complying with standards in § 117-30 herein and bearing a logical relationship to topographic conditions. Impacts of the street plan on proposed open space preservation shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and slopes exceeding 15%. Street connections shall generally be encouraged to minimize the number of new cul-de-sac roads and to facilitate access to and from dwelling unit sites in different parts of the tract (and adjoining parcels).
[ii]
Preferred locations for stormwater and wastewater management
facilities shall be identified using the existing resources and site
analysis plan and proposed greenway lands as the base maps. Opportunities
to use these facilities as an additional buffer between the proposed
greenway lands and development areas are encouraged. These facilities
should generally be designed to improve the quality of stormwater
runoff and wastewater effluent with emphasis placed on achieving maximum
groundwater recharge. The facilities should be located in areas identified
as groundwater recharge areas as indicated on the existing resources
and site analysis plan. The design of the facilities should strive
to use the natural capacity and features of the site to facilitate
the management of stormwater and wastewater generated by the development.
[d]
Step 4: Drawing in the lot lines. Upon completion
of the preceding three steps, lot lines are drawn as required to delineate
the boundaries of individual residential lots.
(3)
Preliminary resource impact and conservation plan.
(a)
A preliminary resource impact and conservation plan shall be prepared for all major subdivision and land development applications to categorize the impacts of the proposed activities and physical changes to those resources shown on the existing resources and site analysis plan [as required by § 117-21C(2) above]. All proposed improvements, including but not necessarily limited to grading, fill, streets, buildings, utilities and stormwater detention facilities, as proposed in the preliminary plan documents, shall be taken into account in preparing the preliminary resource impact and conservation plan, which shall clearly demonstrate that the applicant has minimized site disturbance to the greatest extent practicable.
(4)
Preliminary improvements plan. This plan shall include the following
items:
(a)
Historic resources, trails and significant natural features,
including topography, areas of steep slope, wetlands, one-hundred-year
floodplains, swales, rock outcroppings, vegetation, existing utilities,
and other site features, as indicated on the existing resources and
site analysis plan.
(b)
Existing and approximate proposed lot lines, lot areas, any
existing easements and rights-of-way. For properties subject to conservation
by design, the boundaries of open space area lands shall be indicated.
(c)
Approximate location, alignment, width and tentative names of
all proposed streets and street rights-of-way, including all street
extensions or spurs that are reasonably necessary to provide adequate
street connections and facilities to adjoining development or undeveloped
area; preliminary-engineered profiles for proposed street.
(d)
Approximate location of proposed swales, drainage easements,
stormwater and other management facilities.
(e)
Where community sewage service is to be permitted, the conceptual
layout of proposed sewage systems, including but not limited to the
tentative locations of sewer mains and sewage treatment plants, showing
the type and degree of treatment intended and the size and capacity
of treatment facilities.
(f)
Where central water service is to be permitted, the conceptual
layout of proposed water distribution facilities, including water
mains, fire hydrants, storage tanks and, where appropriate, wells
or other water sources.
(g)
Location of all approved percolation test sites, as may be required
under this chapter.
(h)
Limit-of-disturbance line (must be exact in relation to the
retention of existing trees proposed to be saved).
(i)
Approximate location and dimensions of proposed playgrounds,
public buildings, public areas and parcels of land proposed to be
dedicated or reserved for public or private use.
(j)
If land in the overall project lies partly in or abuts another
municipality, the applicant shall submit information concerning the
location and conceptual design of streets, layout and size of lots
and provisions of public improvements on land that is part of the
overall project but within an adjoining municipality. The design of
public improvements shall provide for a smooth, practical transition
where specifications vary between municipalities. The applicant shall
provide evidence that the appropriate officials of the adjoining municipalities
were notified of the subdivision.
(k)
Where the applicant proposes to install the improvements in
phases, he or she shall delineate the proposed phases and provide
an estimated schedule within which applications for final approval
of each section are intended to be filed.
(l)
Typical street cross-section drawing(s) for all proposed streets
shall be provided.
(m)
Approximate locations of proposed utility easements.
(n)
Approximate layout of all proposed sanitary and storm sewer
and location of all inlets and culverts, and any proposed connections
with existing facilities.
(o)
The tentative location of proposed on-site sewage and water
facilities.
(p)
Approximate location of proposed shade trees, plus locations
of existing vegetation to be retained.
(5)
Detailed final plan.
(a)
Existing resources and site analysis plan.
[1]
A plan as stipulated in § 117-21C(2) consistent with the terms of preliminary plan approval and modified as necessary to reflect the proposal for final approval.
(b)
Final resource impact and conservation plan.
[1]
This plan shall comply with all the requirements for the preliminary resource impact and conservation plan, as set forth in § 117-21C(3), to reflect all proposed improvements described in the detailed final plan documents as required under § 117-27 herein.
[2]
In addition to the requirements of § 117-27, the applicant shall submit an accompanying resource assessment report divided into the following sections:
[b]
Impacts of the proposed subdivision on existing
resources, correlated to the areas depicted in the final resource
impact conservation plan; and
[c]
Measures taken to minimize and control such impacts
both during and following the period of site disturbance and construction.
The qualifications and experience of the preparer of this report shall
be provided.
(c)
Final improvements construction plan.
[2]
Detailed profile sheets for all proposed streets within the
tract.
[3]
If required, a plan, details and specifications of streetlights
to be installed, together with the necessary contract for streetlight
installation for approval by the municipality. All lighting shall
be the responsibility of the developer and/or lot owner, including
ownership, operation, maintenance, and repair of any such lighting.
[4]
Detailed design of the stormwater management facilities that
may be required.
[5]
Where off-site or community sewer service is to be provided,
the final detailed design of all facilities, including but not limited
to sewer service, sewer mains, manholes, pumping stations, and sewage
treatment facilities, is to be provided.
[6]
Where off-site or central water service or water supply is to
be provided, the final detailed design, including location and size
of water service facilities within the subdivision, shall be shown,
including wells, storage tanks, pumps, mains, valves, and hydrants.
[7]
Detailed designs for all other improvements as required by the
SALDO.
(d)
Final open space ownership and management plan.
[1]
Using the final plan as a base map, the precise boundaries, exact acreage, and proposed ownership of all proposed open space areas shall be shown. A narrative report shall also be prepared indicating how and by whom such open space areas will be managed, and demonstrating consistency with § 140-15B of the Zoning Ordinance.
(e)
Final landscape plan.
(f)
Additional approvals, certificates and documents.
[1]
All offers of dedication of realty and/or structures (if permitted
by the Board of Supervisors) and all declarations, easements and covenants
governing the reservation and maintenance of undedicated open space
for the detailed final plan shall be in such form as is satisfactory
to the Board.
[2]
A copy of such deed restrictions, easements, covenants and declarations
which are to be imposed upon the property to comply with the detailed
final plan as approved by the Board. All such documents shall be in
such form as is satisfactory to the Board.
(g)
Community association document.
[1]
A community association document (homeowners' association) or
a condominium association document shall be provided for all subdivision
and land development applications which propose lands or facilities
to be used or owned in common by all the residents of that subdivision
or land development and not accepted by the municipality.
[2]
The elements of the community association document shall include,
but shall not be limited to, the following:
[a]
A description of all the lands and facilities to
be owned by the community association. This description shall include
a map of the proposal highlighting the precise location of those lands
and facilities.
[b]
A statement setting forth the powers, duties, and
responsibilities of the community association, including the services
to be provided.
[c]
A declaration of covenants, conditions, and restrictions,
giving perpetual easements to the lands and facilities owned by the
community association. The declaration shall be a legal document which
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.
[d]
Statements prescribing the process by which community
association decisions are reached and setting forth the authority
to act.
[e]
Statements requiring each owner within the subdivision
or land development to become a member of the community association.
[f]
Statements setting cross covenants or contractual
terms binding each owner to all other owners for mutual benefit and
enforcement.
[g]
Requirements for all owners to provide a pro rata
share of the costs of the operations of the community association.
[h]
A process of collection and enforcement to obtain
funds from owners who fail to comply.
[i]
A process for transition of control of the community
association from developer to the unit owners.
[j]
Statements describing how the lands and facilities
of the community association will be insured, including limit of liability.
[k]
Provisions for the dissolution of the community
association in the event the association should become unviable.
