[Ord. 96-266, 5/2/1996]
In a subdivision for residential use of less than five lots
and where the lots abut existing public streets, and/or utilities,
and in a land development of less than 5,000 square feet of gross
floor area and additions of less than 5,000 square feet of gross floor
area to previously approved land development, the Supervisors may
waive certain requirements, such as topographic, street and utility
specifications, or environmental impact assessment, where such information
is available from previously recorded plats or other sources acceptable
to the Supervisors.
[Ord. 96-266, 5/2/1996; as amended by Ord. 2002-333, 9/5/2002,
§ 1; by Ord. 2010-403, 10/7/2010; and by Ord. 2014-445,
6/5/2014]
1.
The written
request for a preapplication conference with the Planning Advisory
Commission shall include the following:
A.
One copy of a letter identifying the site, the name of the property
owner, and the nature of the proposed project.
B.
The general layout of the proposed development and interrelationship
of uses, including, but not limited to, common open space, buildings
and other structures, residential building types, off-street parking,
and lot and street configuration.
(1)
Architectural renderings, elevations, and/or any other illustrative
materials are optional but highly recommended.
C.
Any other information available to the applicant which may be of
benefit to the Township in providing its assistance.
2.
Submissions shall be submitted electronically in a high-quality digital
format, preferably .PDF or .BMP files.
[Ord. 96-266, 5/2/1996; as amended by Ord. 97-283, 11/6/1997,
§§ 4, 6; by Ord. 2002-333, 9/5/2002, § 2;
by Ord. 2005-362, 12/15/2005; by Ord. 2010-403, 10/7/2010; and by
Ord. 2014-445, 6/5/2014]
A preliminary application for preliminary approval shall consist
of the following items. Maps and data may be on separate sheets or
combined on one sheet depending on the size and complexity of the
proposed development.
1.
One copy of the application form, provided by the Township, and completed
by the developer.
2.
Preliminary application fee and deposit.
3.
One copy: if the developer is other than the landowner, the landowner's
authorization for the developer to apply and nature of developer's
interest in the site.
4.
Eight copies of the preliminary plan, which shall meet the following
specifications and include the following:
A.
Sheet size: 24 inches by 36 inches, with index for multiple sheets.
B.
Preparation by a professional engineer, surveyor, landscape architect
or architect registered in the Commonwealth of Pennsylvania, evidenced
by the name, address, seal and signature of the professional on the
plans and drawings.
C.
Name and address of developer and landowner.
D.
The file or project number assigned by the firm that prepared the
plan, the plan date, and the dates of all plan revisions.
E.
Location map at a scale of one inch equals 2,000 feet, showing the
relationship of the site to be subdivided or developed to adjoining
property, to major streets, municipal boundaries and streams within
1,000 feet of any part of the property proposed to be developed, and
including a title and graphic scale.
F.
Scale of one inch equals 100 feet or smaller (i.e., one inch equals
50 feet).
G.
North arrow, written scale and graphic scale.
H.
A boundary and topographic survey of all lots, which include the
site of the proposed subdivision or land development, with bearings
and distances, identification of all corner markers, lot area, municipal
boundaries, easements, and public and private rights-of-way, within
200 feet of the proposed subdivision or land development, prepared
by a surveyor. The linear closure accuracy shall be 1:10,000.
I.
Existing and proposed contours at vertical intervals of two feet
if the general slope is less than 10% and at intervals of five feet
if the general slope is greater than 10%. The accuracy of the contour
lines shall be within 50% of the required contour interval.
J.
Utilizing existing records and data, show existing adjacent land
uses and lot lines within 200 feet of the proposed development, including
existing platting of adjacent land, names of owners of any adjoining
properties not in recorded plats, existing zoning, the location of
all public and private streets, drives, or lanes, railroads, utilities,
towers, easements, embankments, walls, streams and watercourses, buildings
and other structures, fences and walls, fire hydrants, storm drainage
structures, and other significant natural or man-made features.
K.
Existing and proposed streets and rights-of-way, including dedicated
widths, roadway widths, approximate gradient, types and widths of
pavement, curbs, sidewalks and other pertinent data, including jurisdiction
of ownership and maintenance responsibility and proposed street names.
L.
Horizontal center line, cross sections, and vertical profiles of
proposed streets within the plan and at a distance of 200 feet beyond
the plan, with geometric data. The geometric data shall be based on
graphical scales and is not required to be coordinated with base survey
lines.
M.
Existing and proposed easements, including widths, ownership, and
purposes.
N.
Existing and proposed public and private improvements; utilities,
including water, gas, electric, telephone, and cable television; fire
hydrants; oil and gas wells; and streetlights. Identify type and ownership.
Show approximate location. Proposed utilities may be shown by means
of a typical street cross-section with a note that the proposed utilities
will be extended within the street to serve all lots.
O.
Location of unique landforms or natural features (such as hills,
berms, knolls, mounds, swales, bowls, depressions, rock outcroppings
or scenic views, plant and wildlife habitat areas for rare or endangered
species, woodlands and mature woodlands as defined in the Zoning Ordinance)
or any other environmentally sensitive features.
P.
All areas within identified floodplain areas.
[Amended by Ord. 2015-454, 5/6/2015]
Q.
Existing watercourses, wetlands and other significant natural features
or hydrologic conditions affecting the site (proof of the nonexistence
of such conditions shall be provided by the applicant).
R.
A stormwater management plan prepared in accordance with Township
policy and including the following: the name of the watershed (drainage
basin) in which the proposed development is located and the approximate
layout of any proposed detention basins, storage tanks, sumps, outlet
structures, inlets, manholes, piping, swales, or riprap.
S.
Potentially hazardous features, including quarry sites, surface and
subsurface mines, undermined areas, underground fires, solid waste
disposal sites, contaminated areas, and landslide-prone areas. Show
approximate location and cite source information.
T.
Significant cultural features, including cemeteries; burial sites;
archaeological sites; and historic buildings, structures, plaques,
markers, or monuments. Show approximate location and cite source information.
U.
For subdivisions, the proposed layout of lots (showing scaled dimensions),
lot numbers, lot area, front yard, and perimeter yard.
V.
For land development, proposed building locations, dimensions, approximate
finished floor elevations, and gross floor area, proposed parking
lots and parking lot layout, curbs, wheel stops, driveways, internal
circulation, sidewalks, walkways, pedestrian and bicycle paths, buffer
areas, landscaped areas, proposed structures, and required yards and
indications of compliance with the requirements of this chapter.
W.
Schedule of zoning district requirements, including area and bulk
regulations, density, lot coverage, impervious surface, building and
yard requirements.
X.
Tabulation of site data, including, but not limited to, the following:
(1)
Total site area.
(2)
Proposed use of land and area for residential and nonresidential
uses.
(3)
Proposed residential density and number of dwelling units and
building types.
(4)
Area of land proposed to be dedicated for street rights-of-way,
recreation open space, common area, and common open space.
(5)
Phasing plan.
(6)
Total existing and proposed parking spaces and accessible parking
spaces and basis for parking requirement calculations.
(7)
Lot coverage and impervious surface coverage.
(8)
Typical lot size.
(9)
Building heights in feet and stories.
Y.
If the development is to be phased, all phase numbers and phase boundary
lines, delineating which proposed improvements are proposed for each
phase.
5.
Three copies of a preliminary stormwater management report, prepared
in accordance with Township policy and including the following:
A.
Name of the watershed (drainage basin) in which the proposed development
is located.
B.
Map taken from the USGS quadrangle sheet showing watershed draining
to the project site. The map shall be at scale. Show the name of the
quadrangle sheet and North point. Show area of the watershed in acres.
Highlight any potential Pennsylvania Department of Environmental Protection
regulated encroachments.
C.
Method and standards used in design of stormwater management facilities
(i.e., Rational, TR-55, other).
D.
Preliminary calculations, including pre- and post-development runoff,
release rate percentage, basin storage volumes and stormwater routing,
pipe and inlet capacities.
E.
Approximate layout of any proposed detention basins, storage tanks,
sumps, outlet structures, inlets, manholes, piping, swales, or riprap.
6.
One copy of other required information, unless otherwise specified:
A.
A written report on the feasibility of connection to an existing
sewage system, including distances to the nearest public sewer, service
load of the subdivision or land development.
B.
If connection to a public sewerage system is not feasible, a report
on the feasibility of a separate sewerage system and treatment works,
including the design, population, type and location of treatment and
receiving stream.
C.
If connection to a public or a private sewerage system is not feasible,
a report on the feasibility of on-lot sewage disposal, prepared in
accordance with the required procedures of the Pennsylvania Department
of Environmental Protection.
D.
For subdivisions of 10 lots or more and for land development of 5,000
square feet of gross building area or more, three copies of an environmental
impact assessment.
E.
Any additional information as required by either the Planning Advisory
Commission or the Supervisors necessary to evaluate the character
and impact of the proposed subdivision or land development.
F.
A CD containing digital copies of the plan set, architectural elevations/renderings,
and design manual, if applicable, in .PDF format, as well as drawings
in either .DWG or .DXT formats. All drawings must be in PA State Plane
Projection, PA South Zone, NAD83 datum. Units shall be in US feet.
G.
All subdivision proposals and development proposals containing at
least 50 lots or at least five acres, whichever is the lesser, in
identified floodplain areas where base flood elevation data are not
available shall be supported by hydrologic and hydraulic engineering
analyses that determine base flood elevations and floodway information.
The analyses shall be prepared by a licensed professional engineer
in a format required by FEMA for a conditional letter of map revision
and letter of map revision.
[Added by Ord. 2014-454, 5/6/2015]
[Ord. 96-266, 5/2/1996; as amended by Ord. 2002-333, 9/5/2002,
§ 3; by Ord. 2005-362, 12/15/2005; by Ord. 2010-403, 10/7/2010;
and by Ord. 2014-445, 6/5/2014]
1.
One copy of the application form, provided by the Township, and completed
by the developer. The developer shall indicate on the form whether
approval is requested for construction of required improvements with
consent to delay processing the final application for approval for
recording until the developer submits a written request for such approval.
2.
Final application fee and deposit.
3.
Eight copies of final plans (24 inches by 36 inches in size), in
accurate and final form for recording, meeting the specifications
of the Office of the County Recorder of Deeds. The final plans shall
be drawn at a scale no greater than 100 feet equals one inch (i.e.,
one inch equals 150 feet is not acceptable). The final plans shall
show the entire plan or that phase of the plan granted preliminary
approval for which final approval is sought. The final plan shall
include the following:
A.
Basic plan information:
(1)
Title block, placed in the lower right-hand corner and containing
the following information:
(a)
The name and location of the subdivision or land development.
(b)
The name and plan book volume and page numbers of any previously
recorded plans.
(c)
The name, address, and phone number of the owner of record and
the developer.
(d)
Source of title of the land as shown by the books of the County
Recorder.
(e)
The name, address, and phone number of the firm that prepared
the plans and the name, seal, and registration number of the surveyor
or engineer who prepared the plan.
(f)
Sheet number, North arrow, and graphic scale.
(2)
Tract boundaries, right-of-way lines of streets, easements,
and other right-of-way lines. Tract boundaries shall be determined
by field survey only and shall be balanced and closed. Surveys shall
be prepared in accordance with the standards in Appendix 1.[1]
[1]
Editor's Note: Appendix 1 is included as an attachment to this chapter.
(3)
Complete curve data for all curves included in the final plan,
including radius, arc length, chord bearing and chord distance.
(4)
Location, elevation, type, and size of all monuments and lot
line markers. State whether found, set or proposed.
(5)
Approved street names and street right-of-way widths.
(6)
Lot numbers, lot dimensions, lot areas in square feet, and building
setback lines.
(7)
Tabulation of area data, including lots, parcels, units, areas
dedicated for rights-of-way, etc., and total plan area.
(8)
Tax Map identification numbers.
(9)
Easements and rights-of-way for all public and private improvements,
including widths, purposes, and limitations, if any.
(10)
Accurate dimensions, acreage, and purpose of any property to
be reserved as public or common open space or recreation open space.
(11)
Adjacent property lines and the names of the adjacent property
owners.
(12)
Site location map, prepared in accordance with § 22-403.D(5)
of this chapter.
(13)
Lowest floor elevation, including basement, on all lots in any
identified floodplain area as established in the Zoning Ordinance
or Building Code and based upon National Geodetic Vertical Datum of
1929.
(14)
Notation on the plan of any modifications to the Zoning Ordinance
or waivers granted to the requirements of this chapter and of any
variances or previously granted.
(15)
Other notations on the plan as required by this chapter or the
preliminary approval.
(16)
Delineation of all public improvements being dedicated by the
plan.
(17)
Plans which require access to a street under the jurisdiction
of PennDOT contain a notice in conformity with Appendix 2[2] that, before driveway access is permitted, a highway occupancy
permit is required pursuant to Section 420 of the Act of June 1, 1945,
known as the "State Highway Law," 36 P.S. § 670-420.
[2]
Editor's Note: Appendix 2 is included as an attachment to this chapter.
(18)
Certification, in conformity with Appendix 2, by a surveyor
that the plat represents an actual survey and that all monuments shown
thereon exist and their location, size, and material are correctly
shown.
(19)
A statement, in conformity with Appendix 2, duly acknowledged
before an officer (notary public) authorized to take acknowledgment
of deeds and signed by the landowner of the property, to the effect
that the subdivision or land development shown on the final plan is
the act and deed of the landowner, that he is the owner or beneficial
owner of the property shown on the survey and plans, and that he desires
the same to be recorded as such.
(20)
Certification, in conformity with Appendix 2, of the offer of
dedication of applicable required improvements and other property.
(21)
A certificate, in conformity with Appendix 2, for approval by
the Supervisors.
(22)
A certificate, in conformity with Appendix 2, for certification
of the conditions of final approval by the Township Manager.
(23)
A certificate, in conformity with Appendix 2, for review by
the County Planning Commission.
(24)
A certificate, in conformity with Appendix 2, for review by
the Township Engineer.
B.
Site layout:
(1)
Building location, floor elevations, and height.
(2)
Parking areas, parking lot striping, roads and access drives,
vehicular and pedestrian circulation features (directional flow by
arrows), loading areas, sidewalks, walkways, walking and pedestrian
paths, landscaping and buffer yards.
(3)
Stormwater management facilities.
C.
Construction drawings:
(1)
Plan and center-line profile drawings of each street in the
plan and extending at least 200 feet beyond the plan. Street profiles
shall include complete vertical curve information.
(2)
At least three cross sections at intervals no greater than 100
feet, extending at least 50 feet from the street center line to each
side, or extending 25 feet from the right-of-way line to each side,
whichever is greater.
(3)
The location of all existing and proposed sanitary sewers, storm
sewers, manholes catch basins, and end walls within the site, and
all necessary extensions thereof beyond the site.
(4)
By plan, all pipe sizes, materials, distances, and grades; and
top and invert elevations of all manholes, catch basins, and end walls.
Show existing and proposed ground.
(5)
All construction details for stormwater detention facilities,
including any intake control structures, discharge control structures,
underground storage tanks, sumps, and stormwater detention basins.
(6)
The locations of all other existing and proposed utilities,
including gas, water, fire hydrants, electric, telephone, and cable
TV.
(7)
The locations of proposed streetlights and construction details.
(8)
All easements and rights-of-way for public improvements.
D.
Landscaping plans:
(1)
All pertinent information regarding the general site layout,
existing man-made and natural features on the site, proposed grading,
existing vegetation to be retained and other conditions affecting
proposed landscaping.
(2)
Names, sizes at time of planting, quantities, and approximate
location of all proposed plant materials. Proposed planting shall
be designated on the plan by symbols appropriately scaled to represent
the sizes of such at time of planting. Planting beds shall be shown
by a clearly delineated border outline. Identification of all proposed
plantings shall be numerically quantified and keyed to the planting
schedule by the first letters of each plant's botanical name.
(3)
Planting schedule shall be provided for all proposed plantings,
including both botanical and common plant names, identification key,
total quantity, size (height, width and caliper) at the time of planting
based on American Association of Nurserymen increments, and minimum
size after a three-year growth period.
(4)
Proposed buffering, screening, walls and fences, and elevations.
(5)
Proposed courtyards, plazas, lanes, walkways, paths, common
open space and recreation areas and facilities, street or site furniture,
ponds, fountains, trellises, pergolas, gazebos, accessory structures,
art and sculpture, common mail boxes, solid waste and recycling storage
facilities, to be located at or above grade, construction details,
cross sections, elevations, manufacturers' specifications, and materials
for all of the above items, where applicable.
(6)
Notes regarding special maintenance requirements to be temporarily
used during the period of establishment, or permanently, and the limits
of any such special maintenance areas.
E.
Lighting plan showing the location and size of all site lighting
fixtures, whether freestanding or affixed to buildings, including
the delineation of isolux lighting lines at increments of 0.2, 0.5
and 1.0 footcandle for each fixture, as applicable, and construction
details, manufacturers' specifications, elevations, materials and
colors for each type of lighting fixture proposed.
F.
Final grading plan and final soil erosion and sedimentation control
plan, with a narrative consistent with the Pennsylvania Erosion and
Sedimentation Pollution Control Program Manual, as amended.
G.
A proposed traffic warning and regulatory control signage plan, prepared
in accordance with PennDOT Publications 212 and 236.
4.
Three copies of a stormwater management report, including final calculations for design and location of storm drainage facilities in accordance with Chapter 17, Public and Private Improvements Code.
5.
A CD containing digital copies of the plan set, architectural elevations/renderings,
and design manual, if applicable, in .PDF format, as well as drawings
in either .DWG or .DXT formats. All drawings must be in PA State Plane
Projection, PA South Zone, NAD83 datum. Units shall be in US feet.
6.
One copy of permits and approvals. The developer shall submit certified
copies of all permits and approvals required by applicable federal
and state laws and county codes and regulations, including, without
limitation, the following:
A.
County Conservation District approvals and permits.
B.
Federal Aviation Administration and PennDOT Bureau of Aviation approvals,
where required.
C.
Pennsylvania Department of Environmental Protection approved planning
module, sewage facilities permits, general permit, wetland encroachment
permits, stream encroachment/obstruction permits, etc.
D.
County and Commonwealth of Pennsylvania permits for any proposed
streets or driveways.
E.
Appropriate sewer authority: an executed sewer service agreement
if sewer service is to be provided by someone other than Cranberry
Township.
F.
Appropriate water authority or company: an executed water service
agreement if water service is to be provided by someone other than
Cranberry Township.
G.
Appropriate utility and transmission companies: approval of development
around rights-of-way and easements.
H.
Appropriate railroad company: approval of any proposed grade crossings,
rail extensions or alterations.
I.
Any other necessary approvals.
7.
Butler County Planning Commission application and application fee
made out to the Butler County Treasurer.
