No approval of any subdivision or land development plans that contain regulated activities, or issuance of any building or occupancy permit, or the commencement of any earth disturbance, involving earth disturbance 5,000 square feet or greater at a project site within the Township, shall proceed until a written approval of a project plan is issued by the Township.
The following general project plan requirements apply:
Stormwater management designs shall permit unimpeded flow along natural watercourses, except as modified by stormwater BMPs consistent with this chapter.
The existing points of concentrated drainage that discharge onto adjacent property shall not be altered without permission of the adjacent property owner(s).
Areas of existing diffused drainage discharge shall be subject to any applicable criteria in the general direction of existing discharge, whether proposed to be concentrated or maintained as diffused drainage areas, except as otherwise provided by this chapter. If diffused flow is proposed to be concentrated and discharged onto adjacent property, the applicant must demonstrate that the resulting flows will not result in any increased flooding or risk to human health and safety.
Where a development site is traversed by watercourses, drainage easements shall be provided conforming to the line of such watercourses. The terms of the easement shall prohibit excavation, the placing of fill or structures, and any alterations that may adversely affect the flow of stormwater within any portion of the easement. In addition, maintenance, including mowing of vegetation within the easement, shall be required. All such easements shall be recorded in the County Recorder's office.
When it can be shown that, due to topographic conditions, natural drainageways on the site cannot adequately provide for stormwater surface drainage, open channels may be constructed conforming substantially to the line and grade of such natural drainageways.
The following items shall be included in the project plan:
Map(s) of the project area shall be submitted on twenty-four-inch by thirty-six-inch or thirty-inch by forty-two-inch sheets and shall be prepared in a form that meets the requirements for recording in the offices of the Recorder of Deeds of Westmoreland County. The contents of the map(s) shall include, but not be limited to:
The location of the project relative to highways, municipalities or other identifiable landmarks.
Existing contours at intervals of two feet. In areas of slopes (greater than 10%), five-foot contour intervals may be used.
Existing streams, lakes, ponds, or other bodies of water within the project area. The applicant shall be responsible for determining the existence and limits of any watersheds, wetlands and floodplains.
Other physical features including flood hazard boundaries, sinkholes, streams, existing drainage courses, areas of natural vegetation to be preserved, and the total extent of the upstream area draining through the site.
The locations of all existing and proposed utilities, sanitary sewers, and water lines within 50 feet of property lines.
An overlay showing soil names and boundaries.
Proposed changes to the land surface and vegetative cover, including the type and amount of impervious area that would be added.
Proposed structures, roads, paved areas, and buildings.
Final contours at intervals of two feet. In areas of slopes (greater than 10%), five-foot contour intervals may be used.
The name of the development, the name and address of the owner of the property, and the name of the individual or firm preparing the plan.
The date of submission.
A graphic and written scale of one inch equals no more than 50 feet; for tracts of 20 acres or more, the scale shall be one inch equals no more than 100 feet.
A North arrow.
The total tract boundary and size, all distances shall be in feet, to the nearest 0.01 of a foot and all bearings to the nearest one second.
Existing and proposed land use(s).
A key map showing all existing man-made features beyond the property boundary that would be affected by the project.
Horizontal and vertical profiles of all open channels, including hydraulic capacity.
Overland drainage paths.
A twenty-foot wide, minimum, access easement around all stormwater BMPs that would provide ingress to and egress from a public right-of-way.
The location and responsibility for maintenance of stormwater management BMPs that would be located off-site. All off-site facilities shall meet the performance standards and design criteria specified in this chapter.
Identification of landslide susceptible soils. Soils found in landslide susceptible areas are shown in Table III-2 (above).
Statement, signed by the landowner, acknowledging the stormwater BMPs to be fixtures that can be altered or removed only after approval of a revised plan by the Township.
The location of all erosion and sedimentation control BMPs.
Spaces for the signature of the Chairman and Secretary of the Planning Commission; the Chairman and Secretary of the Board of Supervisors; and dates of approval.
Signature and seal of registered professional in the Commonwealth of Pennsylvania, who is qualified to perform the work required by this chapter.
A written description of the following information shall be submitted.
A geologic assessment of the effects of runoff on landslide susceptible soils as specified in this chapter.
The effect of the project (in terms of runoff volumes and peak flows) on adjacent properties and on any existing Township stormwater collection system that may receive runoff from the project site.
A declaration of adequacy and highway occupancy permit from the PennDOT District Office when utilization of a PennDOT storm drainage system is proposed.
Stormwater management BMPs.
All stormwater BMPs must be located on a plan and described in detail.
When infiltration methods such as seepage pits, beds or trenches are used, the locations of existing and proposed septic tanks, infiltration areas and wells must be shown.
All calculations, assumptions, and criteria used in the design of the stormwater BMPs must be shown.
Application for small developments shall include a plan which describes the type and location of on-site stormwater management BMPs or the proposed connection to a stormwater collection system, where applicable. Map(s) of the project area may be submitted on 8 1/2-inch by eleven-inch or 8 1/2-inch by fourteen-inch sheets. The contents of the map(s) shall include, but not be limited to:
Existing and proposed contours at intervals of two feet. In areas of slopes (greater than 10%), five-feet contour intervals may be used.
Locations of watershed and/or subarea boundaries on the site (if applicable).
The location of any watercourses, floodplains, wetlands, or existing drainage facilities within 50 feet of site.
The locations and descriptions of all proposed improvements.
The location and responsibility for maintenance of all stormwater management BMPs. All stormwater management BMPs shall meet the performance and design criteria specified in this chapter.
The location of all erosion and sedimentation control BMPs.
Stormwater management BMP design criteria for small developments is included herein in Appendix C. Application for small developments shall be subject to review and approval by the Westmoreland County Conservation District for stormwater management in accordance with the standards and regulations of this chapter. The Township reserves the right to require that a small development project plan is prepared by a qualified registered professional.
Editor's Note: Appendix C is included at the end of this chapter.
For any activities that require a PADEP permit under Chapter 102 (Erosion and Sediment Control), Chapter 105 (Dam Safety and Waterway Management) or Chapter 106 (Floodplain Management) of PADEP regulations; a PennDOT Highway Occupancy Permit; or any other permit under applicable state or federal regulations, the permit(s) or permit application(s) (or confirmation of application by relevant governmental unit) shall be part of the plan submittal. All required permits must be obtained prior to approval of the project plan by the Township.
The Westmoreland County Conservation District shall review the project plan for consistency with this chapter. The Township shall require receipt of a complete plan, as specified in this chapter.
The Westmoreland County Conservation District shall consider Chapter 292, Subdivision and Land Development, provisions not superseded by this chapter when reviewing the project plan.
For activities governed by this chapter, the Westmoreland County Conservation District shall notify the applicant in writing whether the project plan is consistent with this chapter. Should the project plan be determined to be consistent with this chapter, the Westmoreland County Conservation District will forward an approval letter to the applicant with a copy to the Township Secretary.
Should the project plan be determined to be inconsistent with this chapter, the Westmoreland County Conservation District will forward a disapproval letter to the applicant with a copy to the Township Secretary citing the reason(s) for the disapproval. Any disapproved project plans may be revised by the applicant and resubmitted consistent with this chapter.
All required permits from PADEP must be obtained prior to final approval of the project plan by the Township.
The Township shall not approve any subdivision or land development plans that contain regulated activities, or issue a building or occupancy permit, unless the project plan complies with the requirements of this chapter, as determined by the Township Engineer.
The applicant shall be responsible for completing an "as-built survey" of all stormwater BMPs included in the approved project plan. The as-built survey, and an explanation of any discrepancies with the project plan, shall be submitted to the Westmoreland County Conservation District for final approval.
In no case shall the Township approve the as-built survey until all requisite fees have been paid, including final inspection fee.
The Township's approval of a project plan shall be valid for a period not to exceed two years. This two-year time period shall commence on the date that the Township signs the approved project plan. If stormwater BMPs included in the approved project plan have not been constructed, or if an as-built survey of these BMPs has not been approved within this two-year time period, then the Township may consider the project plan disapproved and may revoke any and all Township permits and approvals. Project plans that are considered disapproved by the Township shall be resubmitted in accordance with § 280-19 of this chapter.
A modification of an approved project plan that involves a change in stormwater management facilities or techniques, or that involves the relocation or redesign of stormwater management facilities, or that is necessary because soil or other conditions are not as stated on the approved project plan, as determined by the Westmoreland County Conservation District, shall require a resubmission of the modified project plan consistent with Article IV and be subject to review as specified in § 280-17 of this chapter.
A disapproved project plan may be resubmitted, with the revisions addressing the Westmoreland County Conservation District's comments documented in writing, to the Westmoreland County Conservation District in accordance with Article IV and be subject to review as specified in § 280-17 of this chapter. The applicant shall be responsible for all additional fees incurred as a result of plan resubmission.
A set of design plans approved by the Township shall be on file at the site throughout the duration of the development activity. Periodic inspections may be made by the Township or designee during development activities.
It shall be unlawful for any person to undertake any development activity on any property except as provided for in the approved project plan and pursuant to the requirements of this chapter. It shall be unlawful to alter or remove any BMP required by the project plan pursuant to this chapter or to allow the property to remain in a condition which does not conform to the approved project plan.
At the completion of the project, and as a prerequisite for the release of the performance guarantee under § 280-27, the owner or his representatives shall:
After receipt of the certification by the Township, a final inspection shall be conducted by the Township or its designee to determine compliance with this chapter.