A.
Official submission of the preliminary plan shall consist of, but
not be limited to, the following:
(1)
One copy of the application for review of preliminary subdivision
or land development plan and of the information sheet.
(2)
A minimum of 16 copies of the preliminary plan and of all other
required plans.
[Amended 7-22-2002 by Ord. No. 2002-5]
(3)
Two copies of the stormwater management calculations.
[Amended 7-22-2002 by Ord. No. 2002-5]
(4)
Copies of supplementary studies as determined by the Township.
(5)
Required fees.
(6)
Site visit. Applicants are strongly encouraged to grant permission
for Township officials to conduct an on-site walk of the property
early in the process.
[Added 7-22-2002 by Ord. No. 2002-5]
B.
All parts of the preliminary submission shall conform to the most
recent administrative regulations adopted by the Board of Supervisors.
B.1.
An electronic submission is required
in either .DXF or .DWG format for all land development applications
and for subdivisions applications of five lots or greater. This submission
may be on a compact disc (CD).
[Added 7-22-2002 by Ord. No. 2002-5]
(1)
The electronic submission shall be prepared using standard fonts
to meet commonly accepted drafting and engineering industry standards
for layers, but shall, as a minimum, include descriptive information
layers containing the following:
(a)
Lot lines (no text).
(b)
Right-of-way lines (no text).
(c)
Street center lines (no text).
(d)
Edge of pavement lines/curblines.
(e)
Easements; separate layers for water, sanitary sewer and stormwater,
which must be further separated for dedicated vs. private deed restricted
areas. All easement areas must be clearly labeled.
(f)
Floodplains; separate layers for FEMA and calculated floodplains.
(g)
Utilities; separate layers for water and sanitary sewer.
(h)
Stormwater facilities; separate layer for dedicated facilities
and privately owned easement facilities, i.e., swales, basins, etc.
(2)
The electronic submission shall not include external references.
C.
If the preliminary plan and all supporting data comply in all respects with the requirements for final plans (see Article VII), the Township may, in the case of small subdivisions involving no new streets or limited development of land, proceed to final action at the first consideration of the plan if a written request for final approval is made by the applicant and agreed to by the Board of Supervisors.
D.
Copies of the preliminary plan and all required supplementary data,
application and fees shall be initially and officially submitted to
the Subdivision Administrator who shall determine if the submission
is complete. If the submission is complete it will be presented at
the next meeting of the Board of Supervisors. The plans shall then
be transmitted to the Township Planning Commission which shall then
transmit the plan to the County Planning Commission, the Township
Engineer and such other persons or agencies as appropriate.
E.
Within 10 days of receipt of the application, the Subdivision Administrator
shall notify the applicant in writing that the submission is complete
and that the ninety-day review period will begin on the date of the
next formal Planning Commission meeting or that the plan is incomplete
and cannot be accepted.
In order to ensure a thorough review, the Township reserves the right to require the applicant to supply one or more applicable supplementary studies (outlined in Article VIII of this chapter). As required, the supplementary studies shall become a part of the official submission and review of the plan.
A.
Planning Commission.
(1)
The Planning Commission shall review the plan and recommendations
of the County Planning Commission, Township Engineer and all other
persons or agencies as appropriate.
(2)
At least 10 days prior to the last regular meeting of the Board
of Supervisors occurring within the specified review period for the
plan, the Secretary of the Planning Commission shall send written
notice of action along with the written recommendations of all other
reviewing agencies and persons and the reasons therefor to the Board
and the applicant.
B.
Board of Supervisors.
(1)
When recommendations regarding a preliminary plan have been
officially submitted to the Board of Supervisors, such plan shall
be placed on its agenda for review and action.
(2)
The Board shall review the preliminary plan and the written
reports of the Township Planning Commission, Township Engineer and
County Planning Commission, and shall require or recommend such changes
and modifications as it shall deem necessary or advisable in the public
interest or it may deny approval. The Board shall communicate its
decision, in writing, to the applicant, with a copy to the Planning
Commission and any other person(s) requesting such notice, within
15 days of the making of such decision. The Board shall act upon all
applications within 90 days as computed in the Municipalities Planning
Code (Act 247),[1] as amended, unless a request for extension has been received
from the applicant and approved by the Board of Supervisors.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(3)
The Board shall designate a copy of the preliminary plan as
the official copy. This copy shall include all necessary corrections
and additions as required by the Board and shall be retained in the
Township files.
A.
The preliminary plans shall be presented as follows:
(1)
The preliminary plans of a proposed subdivision and/or land
development shall be clearly and legibly drawn to a scale of one inch
equals 50 feet or larger.
(2)
The original drawing, and all submitted prints thereof, shall
be made on sheets no larger than 30 inches by 42 inches. If the entire
proposed development cannot be shown on a single sheet, an overall
key plan shall be submitted at an appropriate scale. The key plan
shall show by number each plan sheet and its relationship to other
plan sheets.
B.
The preliminary plans shall include, but not be limited to, the following
identification information:
(1)
Name of the proposed subdivision, Township, county and state.
(2)
North point, graphic scale, written scale, the date the original
drawing was completed, and the date of each revision with the location
and a clear and concise description of the changes made in each revision.
(3)
Name and address of record owner and applicant and source(s)
of title to the land being developed, as shown by the records of the
County Recorder of Deeds.
(4)
Name, address, Pennsylvania license number, signature and seal
of the registered engineer or surveyor responsible for the plan. No
engineer or surveyor shall sign or seal plans that contain information
that they are not qualified to design or produce.
(5)
The names of all abutting or adjacent property owners, if any,
with the deed book and page numbers and unified parcel index number.
[Amended 7-22-2002 by Ord. No. 2002-5]
(6)
A key map, for the purpose of locating the property being subdivided,
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 1,000 feet of any part
of the property. In addition, the approximate distance to the nearest
existing street shall be shown, and a title, scale and North point
shall be indicated. The key map shall also show approximate locations
of important natural features on the subject property and adjoining
lots, such as creeks, one-hundred-year floodplain and very steeply
sloped areas.
[Amended 7-22-2002 by Ord. No. 2002-5]
(7)
The total tract boundary lines of the property being developed,
with accurate distances to hundredths of a foot and bearings to the
nearest second. These boundaries shall be balanced and closed with
an error closure not less than one foot in 10,000 feet; provided,
however, that the boundary(ies) of adjoining additional unplatted
land of the subdivider (i.e., between separately submitted plan sections)
are not required to be based upon field survey, and may be calculated.
Existing and proposed 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 and
that the drawn plan is in conformance with all Township chapters.
[Amended 7-22-2002 by Ord. No. 2002-5]
(8)
Location and elevation of the bench mark to which contour elevations
refer. Where reasonable and practical, datum used shall be USGS (United
States Geodetic Survey) from a known, established bench mark. All
subdivisions and/or land developments shall have an actual field run
or aerial topography.
(9)
Precautionary and prohibitive slope areas and floodplain shall be noted as defined by Chapter 170, Zoning.
(10)
Location and ownership of all existing sewer lines, water lines,
fire hydrants, utility transmission lines, culverts, bridges, railroads,
watercourses, trees, wetlands (or certification that none are present),
soils, easements, rights-of-way and other significant man-made or
natural features within the proposed subdivision and within 50 feet
from the boundaries of the proposed subdivision.
(11)
All existing buildings, structures and other significant structures
including parking areas, recreational areas, open space, etc.
(12)
All existing streets, including streets of record (recorded
but not constructed), on or abutting the tract, including names, right-of-way
widths, cartway (pavement) widths and approximate grades.
(13)
A statement of the intended use of all nonresidential lots.
A statement of restriction of any type which exists or will exist
as covenants in the deed(s) for all lots contained wholly or in part
in the development and, if covenants are recorded, including the deed
book and page number.
(14)
A legend indicating existing features and proposed features.
C.
The preliminary plan shall show the full plan of the proposed development
including, but not limited to:
(1)
Streets.
(a)
Location and width of all streets and rights-of-way, with a
statement of any conditions governing their use.
(b)
Suggested street names.
(c)
Conceptual designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of the Department
of Environmental Protection and/or the Pennsylvania Department of
Transportation and shall be subject to the approval of the Township
Engineer.
(d)
Typical street cross-section drawings(s) for all proposed streets
shall be shown.
(e)
Preliminary profile sheets for all proposed streets within the
tract. Such profiles shall show at least the following information,
properly labeled:
[1]
Existing (natural) profile along both right-of-way edges and
along the center line of each street.
[2]
Proposed finished grade of the center line, or proposed finished
grade at the top of both curbs.
[3]
The length of all vertical curves.
[4]
Existing and proposed sanitary sewer mains and manholes.
[5]
Existing and proposed storm sewer facilities and drainage improvements.
[6]
The profile sheets shall be legibly drawn at one of the following
scales:
|
1 inch = 10 feet horizontal and 1 inch = 1 foot vertical; or
| |
|
1 inch = 20 feet horizontal and 1 inch = 2 feet vertical; or
| |
|
1 inch = 40 feet horizontal and 1 inch = 4 feet vertical; or
| |
|
1 inch = 50 feet horizontal and 1 inch = 5 feet vertical.
|
(f)
The following data for the cartway edges (curblines) and right-of-way
lines of all recorded (except those which are to be vacated) and/or
proposed streets, within or abutting the property.
[1]
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).
[2]
The width (in feet) of the cartway, existing right-of-way and
of the ultimate right-of-way, and (in degrees, minutes and quarters
of a minute) of the delta angle of all curved lines, including curved
lot lines.
(g)
A note shall be added to the drawings indicating the need for
a PennDOT highway occupancy permit (if applicable). A state highway
occupancy permit is required pursuant to Section 420 of the Act of
June 1, 1945 (P.L. 1242, No. 428) known as the "State Highway Law,"[1] before access to a state highway is permitted.
[Amended 7-22-2002 by Ord. No. 2002-5]
[1]
Editor's Note: See 36 P.S. § 670-101 et seq.
(3)
Utilities and easements.
(a)
Utility easement locations.
(b)
Conceptual location, size and invert elevation of all sanitary
and storm sewers and location of all manholes, inlets and culverts
with the material of each indicated, and any proposed connections
with existing facilities. (These data may be on a separate plan.)
(NOTE: All construction of sanitary sewers shall be in accordance
with the standards and specifications adopted by Westtown Township
and the plan shall be so noted.)
(c)
The location of on-site sewage and water facilities.
(d)
Size and location of water mains and fire hydrants.
(e)
All easements or rights-of-way, public or private, and any limitations
on such easement or rights-of-way shall be shown and accurately identified
on the plan.
(4)
Supplementary data.
(a)
A statement noting current and expected traffic conditions.
(b)
A statement noting water and sewer needs and verification of
the availability of both.
(c)
A statement noting method and ownership of sewage disposal,
water supply, streets and other utilities.
(d)
A statement noting use(s) for each section of the development.
(e)
A statement of the intended use of all nonresidential lots and
parcels.
(f)
Parks, playgrounds, open space and other areas dedicated or
reserved for public use, with any conditions governing such use and
notation of ownership.
(g)
Where applicable, the location and width of all buffer areas.
(h)
A statement noting proposed signage and lighting for the development.
(i)
Full documentation of any proposed homeowners' association,
covenants or other such proposed association and/or restrictions governing
the subdivision and/or land development.
(j)
Full documentation of required existing and proposed zoning
data. Where applicable, a statement listing variances, special exceptions
or conditional use approvals and any qualifying conditions shall be
included.
(k)
Where applicable, a statement listing waivers requested and/or
approved shall be included.
(l)
If the plan involves the splitting off of one or more lots from
a larger tract, a sketch plan showing a possible subdivision of the
entire tract, for informational purposes only, shall be provided.
Said plan will not be binding upon either the Township or the applicant,
but is to show how the proposed "splitting off" affects future subdivision
of the tract.
