A.
All preliminary and final plan applications submitted to the Township
for review and action shall be prepared by a registered engineer or
surveyor and certified by him or her under seal to be true and correct.
B.
All plan applications shall:
(1)
Be drawn such that all information shown is clear and legible.
(2)
Set forth the name of the proposed subdivision or development.
(3)
Excepting only sketch plan applications, be accompanied by profiles
showing existing and proposed grades along the center lines of all
proposed streets, alleys and crosswalks in the land proposed to be
subdivided or developed and in all existing streets immediately adjacent
to the land involved in the application.
(4)
Comply in all respects with the provisions of this chapter and with
all other applicable Township ordinances and regulations.
(5)
Excepting only sketch plans, be drawn on sheets either 18 inches
by 24 inches or 24 inches by 36 inches in size and be at a scale of
either 50 feet or 100 feet to the inch.
(6)
Show location of approved septic disposal sites, if applicable.
(7)
Where required by this chapter or other applicable laws, be accompanied
by a wetlands delineation.
(8)
If the developer is other than the landowner, be accompanied by the
landowner's written authorization for the developer to apply
and stating the nature of developer's interest in the site.
(9)
Identify the name and address of the owner and the developer.
(10)
Be accompanied by all such other information as is required
by this chapter, other applicable laws or the Board of Supervisors.
(11)
Be accompanied by such filing fees and deposits as are required
by resolution adopted by the Board of Supervisors and then in effect.
C.
Four copies of plan applications and all other required documents
shall be submitted by the developer. All plans and profiles must be
in agreement in all details. All signatures upon plan applications
must be in dense black ink.
D.
Construction plans. Construction plans and profiles for all required
improvements in a development shall be prepared by the applicant and
submitted to the Township for approval, subject to these requirements.
(1)
Four copies each of plans and profiles shall be submitted to the
Township Engineer for proposed construction of water lines, fire hydrants,
sanitary sewers, storm sewers, stormwater management facilities, paving
of streets, recreation areas and all other required or proposed public
improvements, showing sewer grades, flow line elevations of manholes,
correct stationing and pluses, pipe sizes, length and kind of pipe
material, type of joints, pavement width, radii, superelevation, grades
on center lines of streets, vertical curve computations, typical cross
section(s) of pavement, materials in the base course and top course
and profile of original undisturbed ground line of the center line
of streets as apply to the proposed improvements.
(2)
All plans and profiles shall be prepared and certified by a registered
engineer, whose seal must be affixed to each plan and profile. If
the only proposed improvement is the paving of streets, this requirement
may be waived.
(3)
Whenever benchmark based on City of Erie datum is within 1/2 mile
of the proposed development, elevations shown on the profile shall
be referred to City of Erie datum. A permanent benchmark must be established
and the record shown on the profile.
(4)
All construction plans shall provide for compliance with standards
and specifications for construction of required improvements as are
set forth in the Public and Private Improvements Code[1] or in regulations of other authorities and agencies to
whom dedication has been offered or which have supervisory control.
(5)
Prior to commencement of construction of a required improvement,
the developer shall provide a list of materials to be used in constructing
improvements to the retained engineer as to stormwater management
facilities and to the Township Engineer as to other improvements.
E.
Small developments. In a residential subdivision of fewer 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 a previously approved land development, the Township may waive
certain requirements, such as topographic, street and utility specifications
or an environmental impact assessment, where such information is available
from previously recorded plats or other sources acceptable to the
Board of Supervisors.
F.
Storm drainage, erosion controls during development. Prior to commencing
any construction or excavation work on property proposed to be developed,
applicant shall deliver to the Engineering Department evidence that
applicant has obtained from the Erie County Soil and Conservation
District approval of an Erosion & Sedimentation (E&S) Control
Plan for the proposed development.
(1)
Developer shall be obligated to comply in all respects with the approved
E&S Control Plan during all stages of development, and shall be
solely responsible for the proper drainage of stormwater and protection
against erosion on the site during the opening up and construction
of all improvements and during grading work, and for repairing all
damage caused by the developer's failure to do so.
(2)
The developer shall remove existing vegetation and topsoil only from
those areas to be developed immediately, and shall establish a temporary
vegetative cover on those areas which are to be exposed for 60 or
more days. Developer must establish permanent seeding on all areas
as soon as is practicable after final grading.
G.
Attorney's certification/release of encumbrances. The attorney's
certificate of title required and release(s) of encumbrances to be
submitted in connection with final plans shall substantially conform
to documents adopted by the Board of Supervisors, shall be approved
by the Solicitor and shall be subject to these requirements, which
shall be express conditions on plan approval:
(1)
If the certificate of title indicates one or more encumbrances upon
the land being subdivided or developed, or any portion thereof, the
applicant shall submit to the Township Engineer contemporaneously
with the final plan application the written agreement of all such
encumbrance holders to the proposed development and to dedication
to the Township of those public improvements set forth on the plan.
(2)
Prior to action by the Board of Supervisors on a final plan application,
the developer shall file with the Township Engineer a release of lien
of each mortgage, judgment or other encumbrance identified on the
attorney's certificate as to the premises to be dedicated to
the Township as streets and other public improvements.
(3)
In the event the final plan application is approved by the Board
of Supervisors, such release(s) of lien shall be recorded at the applicant's
cost contemporaneously with recordation of the final plan, and the
recorded release(s) shall be returned to the Township Engineer within
30 days after recording.
A.
As set forth in § 125-31, no plat which will require access to a highway under the jurisdiction of PennDOT or a street under the jurisdiction of Millcreek Township shall be finally approved unless an access permit allowing that access proposed on the plat(s) shall have been issued.
B.
State highway access. If a preliminary plan application shows one
or more streets and/or a land development entering upon a state highway,
the applicant shall submit the plan to PennDOT. The Township Engineer
must receive a written report from PennDOT, confirming its approval
for such street(s) and/or access within the proposed development which
is/are proposed to enter onto a state highway before any preliminary
plan can be deemed conclusive and binding upon the Township.
(1)
If a developer does not obtain PennDOT approval for access as proposed
to the state-maintained highway(s) prior to submission of the preliminary
plan application, any approval of the preliminary plan by the Board
of Supervisors shall be expressly conditioned upon receipt by the
Township, not later than the date on which developer first submits
a final plan for all or any portion of the lands subject to the application,
of written approval of PennDOT for the proposed street(s) and/or land
development having such access as had been proposed on the preliminary
plan as approved subject to such condition, without deviation, limitation
or modification from that access as set forth on the preliminary plan
application.
(2)
In the event PennDOT should for any reason fail or refuse to issue
such approval or issue an approval of street or land development access
permit(s) other than as specifically proposed on the preliminary plan
approved subject to such condition, the express condition imposed
upon the Board of Supervisors' approval of the preliminary plan
shall be deemed to have failed, and the preliminary plan shall then
be deemed to have been denied retroactively to the date of the decision
upon the preliminary plan due to the failure of performance of such
condition, without further action being required by the Board of Supervisors.
C.
Township street access. Approval or denial of applications for access
to Township streets shall be determined in connection with review
of and action upon the development plan application(s):
(1)
Applications for preliminary plan approval shall include items required under this chapter and/or Chapter 145, Zoning, for action upon applications for access to Township streets.
(2)
Where a preliminary plan is not required or the preliminary plan was approved with conditions relating to street access, the final plan application shall include items required under this chapter and/or Chapter 145, Zoning, for action upon applications for access to Township streets.
(3)
The Board of Supervisors shall have the authority to deny a plan application should it determine that the application does not meet prerequisites for approval under § 125-50 or comply with any regulation in this or any other applicable ordinance, without regard to specific requirements for grant of access to state or Township highways and streets.
D.
Permits required under this section must authorize the use and volume
of traffic proposed in the development application. Existence of access
for a prior or different use does not excuse the requirement that
permits for the proposed use and traffic volume be issued and obtained.
E.
Unless a preliminary plan application as submitted to the Township
for filing and consideration is accompanied by written confirmation
of PennDOT grant of required state highway access and all documents,
information and materials required for consideration of applications
for Township street access, review and action upon the application
will be deemed expressly conditioned upon the grant of such access.
The Township will not accept or consider such documents or materials
if not submitted with the plan application.
F.
Unless the same was submitted with the preliminary plan and reflected
in approval thereof, no final development plan application for all
or any portion of lands involved in an approved preliminary plan conditioned
upon grant of state and/or Township highway and street access shall
be accepted for filing unless it is accompanied by all documents,
information and materials confirming grant of state highway access
and required for action upon requests for Township street access as
proposed in the application. No waiver, variance or modification of
this requirement shall be allowed.
A.
A sketch plan application must set forth:
(1)
A summary detail of the proposed development, including the number
of proposed lots, typical lot widths and depths proposed, proposed
residential density (if applicable), intended commercial, industrial,
open space and/or public areas and street improvements.
(2)
Identification of the streets abutting the proposed development.
(3)
Proposed access to state highways and/or Township streets.
(4)
A sketch drawn at a scale of one inch to 100 feet with basic elements
noted and detail set forth regarding proposed streets, lots, public
improvements and access to state highways and/or Township streets.
B.
A preliminary plan application must identify and set forth all of the property contemplated by the developer or owner as being encompassed within proposed development, without regard to whether the property is proposed to be developed in one phase or more than one phase. Submission of multiple preliminary plan applications for stages, phases or portions of a development is prohibited, and shall itself be grounds for denial of an application. Submission of and action upon preliminary plan applications proposing development in stages shall be in accordance with § 125-32 of this chapter.
C.
The developer shall be required to obtain and submit as a part of
the preliminary plan application a wetlands delineation, except where:
(1)
A subdivided parcel is to become an integral part of an adjacent
parcel and no land development is proposed;
(2)
A subdivision is a replot of existing recorded lots and no land development
is proposed; or
(3)
A subdivision is a "minor subdivision" as defined in this chapter,
in which event a preliminary plan application is not required and
the delineation must be provided with the final plan application.
D.
Issuance of permits allowing access by a development to a state highway and/or Township street shall be an express condition upon approval of all development plans, in accordance with § 125-31 of this chapter. A preliminary plan application approved by the Board of Supervisors without prior issuance of required highway and street access permits shall be expressly conditioned upon issuance of permits authorizing the access as proposed in the preliminary plan.
E.
A preliminary plan must address stormwater management regulations and controls for the entire development proposed, as are established in Chapter 116, Stormwater Management.
F.
A preliminary plan application must set forth:
(1)
Name and address of the property owner and developer.
(2)
North point, numerical scale and date.
(3)
All property lines included in the proposed development.
(4)
All existing landmarks.
(5)
All existing streets, alleys, easements, rights-of-way and/or dedications
in the land proposed for development and within 100 feet of any boundary
of the property.
(6)
All buildings existing on the property subject to the proposed development
and/or located within 100 feet of any boundary of the property.
(7)
All existing drainage structures and drainage courses, showing the
area in acres draining thereto.
(8)
Location of all adjoining property lines.
(9)
Names and addresses of all owners of parcels of land adjoining the
property subject to the proposed development.
(10)
Name of all subdivisions and/or land developments adjoining
the property subject to the proposed development and adjoining lot
lines.
(11)
Existing watercourses, bodies of water, floodplains and floodways.
(12)
Area, in acres, of the lands involved in the proposed development
and, if development is proposed in stages, of each stage of the development.
(13)
Existing primary and secondary conservation areas.
(14)
A wetlands delineation where required, which shall be shown on the preliminary and any final plat when and as recorded. Such delineation shall have been submitted to and approved by PaDEP with confirmation submitted with the application. See § 125-22.
(15)
Significant cultural features, including cemeteries, archeological
sites, burial sites and historic buildings, structures, plaques, markers
or monuments, showing the approximate location of each.
G.
A site map shall be included as part of a preliminary plan application
and shall show:
(1)
Contours at vertical intervals of two feet for land with average
natural slope of 4% or less, and at vertical intervals of five feet
for more steeply sloping land, with location of benchmark and datum
used. A developer, in writing, may request that the Township Engineer
relieve the developer of this requirement, the request to set forth
all reasons therefor. The Township Engineer may recommend to the Board
of Supervisors that the developer be relieved of this requirement
if, upon consideration of reasons for the developer's request,
the Township Engineer believes that contours are not necessary in
order to administer properly the regulations of this chapter in connection
with the proposed application.
(2)
Tract boundary lines showing dimensions, bearings and corners.
(3)
Terrain features, wooded areas, buildings and other natural or artificial
features which would affect the plan of the development.
(4)
Streets and rights-of-way on or adjoining the property proposed for
development, including dedicated width, roadway widths, types and
widths of pavements, curbs, sidewalks, approximate gradients and other
pertinent data.
(5)
Easements upon and adjoining the property proposed for development,
including their locations, widths and purposes.
(6)
All utilities, including but not limited to sanitary and storm sewers
and drainage facilities, upon and adjoining the property proposed
for development, the site map to show size or capacity of each and
indicate the locations of or distance to such existing utility(ies).
(7)
Proposed common facilities and controlled facilities.
(8)
All areas proposed to be dedicated for public use.
(9)
Title, scale, North point and date.
(10)
Existing plotting and other conditions of adjacent land within
500 feet of the land within the development, including:
(11)
Areas of the property subject to periodic overflow of flood
or storm waters.
H.
The following information shall be submitted with the plan application:
(1)
An application certification, completed and signed by the developer.
(2)
Zoning classification of the property proposed for development and
of all properties adjacent to it.
(3)
If on-lot sewage disposal is proposed:
(a)
Results and locations of percolation tests made in accordance
with the specifications of the Health Department, the location of
tests to be shown on the application and letter from the Department
indicating its approval of the proposed system.
(b)
Letter from the Millcreek Township Sewer Authority with its
findings as to whether a septic system should be authorized.
(4)
If public water and/or public sanitary sewer service is proposed,
written confirmation from the providing authority of its ability and
willingness to serve the development.
(5)
Data regarding feasibility of required bridges or culverts.
(6)
Profiles and other explanatory data concerning the installation of
sanitary sewers.
(7)
Environmental analysis map(s) showing, identifying and citing sources
for the following:
(a)
Location of unique land forms or natural features (such as hills,
berms, knolls, mounds, swales, bowls, depressions, rock outcroppings
or scenic views, plant and animal habitat areas for rare or endangered
species, woodlands and mature woodlands.
(b)
Topographic contours showing slope areas by the following categories
with a tabulation of the area in each slope category and the area
and percent of each category proposed to be disturbed (i.e., developed,
graded or stripped of vegetation) by the proposed development:
0% to 25.0%
| |
---|---|
25.1% or greater
|
(c)
Type of bedrock and its associated environmental characteristics
affecting the site.
(d)
Subsurface conditions, including information about past use
activity and subsidence risk assessment.
(e)
Location of existing gas and oil wells.
(f)
Type of soils and their associated environmental characteristics
(such as depth to seasonal high water table, depth to bedrock, erodibility,
permeability, landslide-prone and hydric soils).
(g)
Watercourses or bodies of water, floodplains, wetlands or other
hydrologic conditions affecting the site (proof of the nonexistence
of such conditions shall be provided by the applicant).
(h)
Any other environmentally sensitive features.
(8)
For all subdivisions not meeting the definition of a minor subdivision and for all land developments involving 5,000 square feet or more of building area, an environmental impact assessment (see § 125-6).
(9)
If the development is to be completed in stages, a written schedule
of the intended commencement and completion dates for each stage.
(10)
If the applicant proposes to conduct work within the limits
of the right-of-way of a state highway or Township street prior to
submission of a final plan application for the development, a written
report from PennDOT and/or the Township indicating approval of such
work.
(11)
If the applicant proposes to transfer ownership and/or maintenance
responsibilities of required private improvements or common or controlled
facilities, a statement of such intent, together with detail as to
the nature of the entity to which such ownership or responsibilities
would be assigned and those improvements or facilities intended to
be transferred or assigned.
B.
All information, documents and permits required of a development
which were not submitted and approved with the preliminary plan application
must be submitted with the final plan application.
C.
The final plan application shall show:
(1)
Name of the subdivision;
(2)
Name and address of the property owner(s) and developer(s);
(3)
North point, a numerical scale, a graphic scale and date.
(4)
Erie County Assessment Number(s) and Township Index Number(s) for
the property subject to the application;
(5)
Block and lot numbers in consecutive order, dimensions, minimum area
and total number of proposed lots;
(6)
Acreage of the entire development and, if applicable, of the phase
proposed for final plan approval;
(7)
Present zoning use classification and proposed use of the land;
(8)
Delineated wetlands areas;
(9)
Location of lands which are nondevelopable due to existence of wetlands,
floodplains or floodways or that having slope in excess of that allowed
for development;
(10)
Location and area of lands proposed to be designated and preserved
as open space, as applicable;
(11)
All lands designated as common or controlled facilities;
(12)
Delineation of all public improvements and/or easements being
dedicated by the plan;
(13)
Location and area of recreation areas proposed to be developed
for the benefit of residents of the subdivision;
(14)
Proposed density of development, expressed in relation to the
area of developable lands;
(15)
Lot lines with accurate bearings to the nearest 1/2 minute of
angle and distances to the nearest 1/100th of a foot;
(16)
Accurate dimensions of all property proposed to be dedicated
or reserved for public use as streets, open space, recreation areas,
drainage easements, etc.;
(17)
Accurate dimensions of all property to be reserved or conveyed
for private use of residents of the subdivision and the proposed use;
(18)
Accurate dimensions of all property proposed to be reserved
by the owner and/or developer;
(19)
Accurate boundary lines, with dimensions and bearings per the
minimum standards set forth above, which provide a survey of the tract,
closing with an error of not more than one foot per 5,000 feet;
(20)
Accurate distances and directions to the nearest established
street corners and/or official monuments, with reference corners described
accurately;
(21)
Drainage courses, drainage structures, watercourses, bodies
of water and floodplains or floodway areas, showing area in acres
draining thereto;
(22)
Pedestrian or other ways, paths and/or trails;
(23)
Existing and proposed buildings with square footage of each;
(24)
Names of owners of properties adjoining the proposed development;
(25)
Names of subdivisions or developments adjoining the lands in
the subdivision application;
(26)
Location of adjoining property lines;
(27)
Accurate locations of all existing public and/or private streets
intersecting the boundaries of the tract subject to the application;
(28)
Location of all existing and proposed monuments and lot markers;
(29)
Location of identified or registered historic or conservation
sites;
(30)
Location of lands subject to existing easements, rights-of-way
or other interests, with detail as to their nature and purpose;
(31)
Location of all proposed stormwater management facilities;
(32)
With respect to streets proposed within the development:
(a)
Street lines with accurate dimensions in feet and hundredths
of feet, with bearings of such street lines to the nearest 1/2 minute;
(b)
Proposed street names;
(c)
Right-of-way width and turn radii;
(d)
Location of extension to adjacent lands;
(e)
Location of intersection proposed with existing public streets
or highways;
(f)
Complete curve data for all curves proposed in the application,
including radius, delta angle, tangent, arc and chord;
(g)
Sight distances (not required for Township streets if trip generation
from the development will be less than 25 vehicles per day).
(33)
Setback lines not less than the minimum established in Chapter 145, Zoning, and as otherwise established in this chapter or by other applicable laws, regulation or deed restriction, whichever is greater;
(34)
Building line(s);
(35)
Location of storm sewers, proposed storm sewer inlets, sanitary
sewers, water lines and proposed hydrants;
(36)
Data establishing estimated traffic volume to be generated by
the development, as required by this chapter's provisions governing
application for and issuance of access permits to Township streets;
(37)
Location of nearest available public water and sewer lines;
(39)
If applicable, buffer areas and planting strips meeting regulations in Chapter 145, Zoning, or proposed adjacent to other developments;
(40)
As applicable, detail of proposed exterior lighting;
(42)
If applicable, location of proposed outside storage and/or collection receptacles and their screening (see Article VIII);
(43)
Accurate dimensions of existing public land, if applicable.
D.
The following certificates and forms must be shown on the plan application:
(2)
Engineer's or Surveyor's Certification (Appendix A-2).
(3)
Department of Planning Review Acknowledgment (Appendix A-3).
(4)
Planning Commission Review Acknowledgment (Appendix A-4).
(5)
Board of Supervisors Approval Form (Appendix A-5).
(6)
Recorder of Deeds Plan Recording Form (Appendix A-6).
E.
The following additional information must be submitted with the final
plan:
(1)
Approved sewer planning module or septic permit and, as applicable,
written agreements with water and sewer authorities;
(2)
Grading plan with original and final contours;
(3)
If not previously filed, wetlands identification and delineation,
with confirmation and approval of PaDEP;
(4)
Certified stormwater management plan with details and calculations, if required by Chapter 116, Stormwater Management;
(5)
If not previously submitted and access is proposed to a state highway,
a highway occupancy permit for the proposed use and development issued
by PennDOT;
(6)
If applicable, certification of identified floodplain/floodway areas;
(7)
If property is located along or adjacent to Lake Erie, certifications
as required by PaDEP, Coastal Zone Administration;
(8)
Approved erosion and sedimentation control plan;
(9)
If the applicant did not provide such information with the preliminary
application or wishes to revise information previously submitted,
a statement of intent to transfer ownership and/or maintenance responsibilities
for private improvements and/or common or controlled facilities upon
their completion, with detail as to the nature of the entity to which
such ownership or responsibilities would be assigned and those improvements
or facilities intended to be transferred or assigned.
(10)
If any variances or modifications from Township regulations are requested, a written statement, signed by the applicant, identifying all such variances and/or modifications and stating all reasons for such request(s) (see § 125-38).
(12)
Copies of all proposed restrictions, covenants, declarations
and easements proposed to be recorded and/or effected;
(13)
Certification of the estimated cost of constructing all required
development and stormwater improvements issued by a registered Pennsylvania
professional engineer;
(14)
If applicable, a copy of all declarations and other documents
by which a proposed condominium, property owners' or like association
would be established, operated and funded;
F.
In addition to other regulations and conditions, approval by the
Board of Supervisors of a final plan application shall be expressly
conditioned upon the following, all of which shall be performed or
complied with not later than the date or event set forth below:
(2)
Prior to release of approved plan for recording.
(a)
Completion of required improvements or submission to the Engineering
Department of financial security in approved form in an amount not
less than 110% of the certified estimate of costs to ensure completion
of required development and stormwater management improvements;
(b)
If elected, submission of Stormwater Facility Maintenance Agreement
and payment to the Township of all sums due;
(c)
Submission to the Township Engineer of a developer's agreement
and Financial Security Agreement signed by the developer;
(d)
If not previously submitted, the cash deposit required by resolution
of the Board of Supervisors toward plan, inspection and administration
fees;
(e)
Solicitor approval of restrictions and of any planned community
or condominium documents.
B.
All information, documents and permits required of a development
which were not submitted and approved with the preliminary plan application
must be submitted with the final plan application.
C.
The final plan application for a land development shall show:
(1)
Name of the development;
(2)
Name and address of the property owner(s) and developer(s);
(3)
North point, a numerical scale, a graphic scale and date.
(4)
Erie County Tax Assessment Number(s) and Township Index Number(s)
for the property subject to the application;
(5)
If the application includes subdivision of a parcel, block and lot
numbers in consecutive order, dimensions, minimum area and total number
of proposed lots;
(6)
Acreage of the entire development and, if applicable, of the phase
proposed for final plan approval;
(7)
Present zoning use classification and proposed use of the land;
(9)
Location of lands which are nondevelopable due to existence of wetlands,
floodplains or floodways or that having slope in excess of that allowed
for development;
(10)
Location and area of lands proposed to be designated and preserved
as open space, as applicable;
(11)
Lot lines with accurate bearings to the nearest 1/2 minute of
angle and distances to the nearest 1/100th of a foot;
(12)
Accurate dimensions of existing public land, if applicable;
(13)
Accurate dimensions of all property proposed to be dedicated
or reserved for public use as streets, drainage easements, etc.;
(14)
Accurate dimensions of any property proposed to be owned in
common by grantees;
(15)
Accurate dimensions of all property proposed to be reserved
by the owner and/or developer;
(16)
Accurate boundary lines, with dimensions and bearings per the
minimum standards set forth above, which provide a survey of the tract,
closing with an error of not more than one foot per 5,000 feet;
(17)
Accurate distances and directions to the nearest established
street corners and/or official monuments, with reference corners described
accurately;
(18)
Drainage courses, drainage structures, watercourses, bodies
of water and floodplains or floodway areas, showing area in acres
draining thereto;
(19)
Pedestrian or other ways;
(20)
Existing and proposed buildings with square footage of each;
(21)
Names of owners of properties adjoining the proposed development;
(22)
Names of subdivisions or developments adjoining the lands in
the subdivision application;
(23)
Location of adjoining property lines;
(24)
Accurate locations of all existing public and/or private streets
intersecting the boundaries of the tract subject to the application;
(25)
Location of all existing and proposed monuments and lot markers;
(26)
Location of existing primary and secondary conservation areas.
(27)
Location of lands subject to existing easements, rights-of-way
or other interests, with detail as to their nature and purpose;
(28)
Location of all proposed stormwater management facilities;
(29)
Location of storm sewers, proposed storm sewer inlets, sanitary
sewers, water lines and proposed hydrants;
(30)
Building lines and yard setbacks as established in Chapter 145, Zoning, deed or covenant, whichever is the greater;
(31)
With respect to streets proposed within the development:
(a)
Street lines with accurate dimensions in feet and hundredths
of feet, with bearings of street lines to the nearest 1/2 minute;
(b)
Proposed street names;
(c)
Right-of-way width and turn radii;
(d)
Location of extension to adjacent lands;
(e)
Location of intersection with existing streets or highways;
(f)
Complete curve data for all curves proposed, including radius,
delta angle, tangent, arc and chord;
(g)
Sight distances (not required for Township streets if trip generation
will be less than 25 vehicles per day);
(h)
Whether streets within the development are proposed to be public
or private.
(32)
Data establishing estimated traffic volume to be generated by
the development, as required by this chapter's provisions governing
application for and issuance of access permits to Township streets;
(33)
Location of nearest available public water and sewer lines;
(35)
If applicable, buffer areas and planting strips meeting regulations in Chapter 145, Zoning, or proposed adjacent to other developments;
(36)
As applicable, detail of proposed exterior lighting;
D.
The following certificates and forms must be shown on the plan application:
(2)
Engineer's or Surveyor's Certification (Appendix A-2).
(3)
Department of Planning Review Acknowledgment (Appendix A-3).
(4)
Planning Commission Review Acknowledgment (Appendix A-4).
(5)
Board of Supervisors Approval Form (Appendix A-5).
(6)
Recorder of Deeds Plan Recording Form (Appendix A-6).
E.
The following additional information must be submitted with the final
plan:
(1)
If the applicant is not the record owner of the property, the written
consent of all record owners to the application, on a form acceptable
to Millcreek Township;
(2)
Approved sewer planning module or septic permit and, as applicable,
written agreements with water and sewer authorities;
(3)
Grading plan with original and final contours;
(4)
If not previously submitted, wetlands identification and delineation;
(5)
Certified stormwater management plan with details and calculations, if required by Chapter 116, Stormwater Management;
(6)
If not previously submitted and access is proposed to a state highway,
a highway occupancy permit for the proposed use and development issued
by PennDOT;
(7)
If applicable, certification of identified floodplain/floodway areas;
(8)
If property is located along or adjacent to Lake Erie, certifications
as required by PaDEP, Coastal Zone Administration;
(9)
Approved erosion and sedimentation control plan;
(10)
For all land developments involving 5,000 square feet or more of building area, an environmental impact assessment (see § 125-6), unless previously submitted with a preliminary application.
(11)
Copies of all restrictions, covenants, declarations and easements
proposed to be recorded and/or effected;
(12)
If the applicant did not provide such information with the preliminary
application or wishes to revise information previously submitted,
a statement of intent to transfer ownership and/or maintenance responsibilities
for private improvements and/or common or controlled facilities upon
their completion, with detail as to the nature of the entity to which
such ownership or responsibilities would be assigned and those improvements
or facilities intended to be transferred or assigned;
(13)
If any variances or modifications from Township regulations are requested, a written statement, signed by the applicant, identifying all such variances and/or modifications and stating all reasons for such request(s) (see § 125-38).
(15)
Certification of the estimated cost of constructing all required
development and stormwater improvements issued by a registered Pennsylvania
professional engineer;
(16)
If applicable, a copy of all declarations and other documents
by which a proposed condominium, homeowners' or like association
would be established, operated and funded;
(17)
A certification issued by the developer's engineer or surveyor
confirming that monuments as shown on the plan have been set (Appendix
A-11) or, in lieu thereof, a cash deposit must be tendered as fixed
by the Engineer to ensure their being set.
F.
In addition to other regulations and conditions, approval by the
Board of Supervisors of a final plan application shall be expressly
conditioned upon the following, all of which shall be performed or
complied with not later than the date or event set forth below:
(2)
Prior to release of approved plan for recording.
(a)
Completion of required improvements or submission to the Engineering
Department of financial security in approved form in an amount not
less than the engineer's certified estimate of costs to ensure
completion of required development and stormwater management improvements;
(b)
If elected, submission of Stormwater Facility Maintenance Agreement
and payment to the Township of all sums due;
(c)
Submission to the Township Engineer of a developer's agreement
and Financial Security Agreement signed by the developer;
(d)
If not previously submitted, the cash deposit required by resolution
of the Board of Supervisors toward plan, inspection and administration
fees.
B.
All information, documents and permits required of a development
which were not submitted and approved with the preliminary plan application
must be submitted with the final plan application.
C.
The final plan application shall show:
(1)
Name of the subdivision;
(2)
Name and address of the property owner(s) and developer(s);
(3)
North point, a numerical scale, a graphic scale and date.
(4)
Erie County Tax Assessment Number(s) and Township Index Number(s)
for the property subject to the application;
(5)
Block and lot numbers in consecutive order, dimensions, minimum area
and total number of proposed lots;
(6)
Acreage of the entire development and, if applicable, of the phase
proposed for final plan approval;
(7)
Present zoning use classification and proposed use of the land;
(9)
Location of lands which are nondevelopable due to existence of wetlands,
floodplains or floodways or that having slope in excess of that allowed
for development;
(10)
Location and area of lands proposed to be designated and preserved
as open space, as applicable;
(11)
Location and area of recreation areas proposed to be developed
for the benefit of residents of the subdivision;
(12)
Proposed density of development, expressed in relation to area
of developable lands;
(13)
Accurate dimensions of existing public land;
(14)
Lot lines with accurate bearings to the nearest 1/2 minute of
angle and distances to the nearest 1/100th of a foot;
(15)
Accurate dimensions of all property proposed to be dedicated
or reserved for public use as streets, open space, recreation areas,
drainage easements, etc.;
(16)
Accurate dimensions of all property to be reserved or conveyed
for private use of residents of the subdivision and the proposed use;
(17)
Accurate dimensions of all property proposed to be reserved
by the owner and/or developer;
(18)
Accurate boundary lines, with dimensions and bearings per the
minimum standards set forth above, which provide a survey of the tract,
closing with an error of not more than one foot per 5,000 feet;
(19)
Accurate distances and directions to the nearest established
street corners and/or official monuments, with reference corners described
accurately;
(20)
Drainage courses, drainage structures, watercourses, bodies
of water and floodplains or floodway areas, showing area in acres
draining thereto;
(21)
Location of existing primary and secondary conservation areas;
(22)
Pedestrian or other ways, paths and/or trails;
(23)
Existing and proposed buildings with square footage of each;
(24)
Names of owners of properties adjoining the proposed development;
(25)
Names of subdivisions or developments adjoining the lands in
the subdivision application;
(26)
Location of adjoining property lines;
(27)
Accurate locations of all existing public and/or private streets
intersecting the boundaries of the tract subject to the application;
(28)
Location of all existing and proposed monuments and lot markers;
(29)
Location of lands subject to existing easements, rights-of-way
or other interests, with detail as to their nature and purpose;
(30)
Building line(s);
(31)
Setback lines not less than the minimum established in Chapter 145, Zoning, and as otherwise established in this chapter or by other applicable laws, regulation or deed restriction, whichever is greater;
(32)
Location of storm sewers, proposed storm sewer inlets, sanitary
sewers, water lines and proposed hydrants, if any;
(33)
Data establishing estimated traffic volume to be generated by
the development, as required by this chapter's provisions governing
application for and issuance of access permits to Township streets;
(34)
Location of nearest available public water and sewer lines;
D.
The following certificates and forms must be shown on the plan application:
(2)
Engineer's or Surveyor's Certification (Appendix A-2).
(3)
Department of Planning Review Acknowledgment (Appendix A-3).
(4)
Planning Commission Review Acknowledgment (Appendix A-4).
(5)
Board of Supervisors Approval Form (Appendix A-5).
(6)
Recorder of Deeds Plan Recording Form (Appendix A-6).
E.
The following additional information must be submitted with the final
plan:
(1)
If applicant is not the record owner, the written consent of all
record owners to the application, on a form acceptable to the Township;
(2)
Approved sewer planning module or septic permit and, as applicable,
written agreements with water and sewer authorities;
(3)
Grading plan with original and final contours;
(4)
If not previously submitted, wetlands identification and delineation;
(5)
If not previously submitted and access is proposed from the development
to a state highway, a highway occupancy permit for the proposed use
and development issued by PennDOT;
(6)
If applicable, certification of identified floodplain/floodway areas;
(7)
If property is located along or adjacent to Lake Erie, certifications
as required by PaDEP, Coastal Zone Administration;
(8)
Approved erosion and sedimentation control plan;
(9)
If the applicant proposes to transfer ownership and/or maintenance
responsibilities of required private improvements or common or controlled
facilities, a statement of such intent, together with detail as to
the nature of the entity to which such ownership or responsibilities
would be assigned and those improvements or facilities intended to
be transferred or assigned;
(10)
If any variances or modifications from Township regulations are requested, a written statement, signed by the applicant, identifying all such variances and/or modifications and stating all reasons for such request(s) (see § 125-38).
(12)
Copies of all restrictions, covenants, declarations and easements
proposed to be recorded and/or effected;
(13)
Certification of the estimated cost of constructing all required
improvements issued by a registered Pennsylvania professional engineer;
(14)
If applicable, a copy of all declarations and other documents
by which a proposed condominium, homeowners' or like association
would be established, operated and funded;
(15)
A certification issued by the developer's engineer or surveyor
confirming that monuments as shown on the plan have been set (Appendix
A-11) or, in lieu thereof, a cash deposit must be tendered as fixed
by the Engineer to ensure their being set.
F.
In addition to other regulations and conditions, approval by the
Board of Supervisors of a final plan application shall be expressly
conditioned upon the following, all of which shall be performed or
submitted not later than the date on which the approved final plan
is released for recording:
(1)
Submission to the Township Engineer of security in approved form
in an amount not less than the engineer's certified estimate
of costs to ensure completion of required improvements;
(2)
Submission to the Township Engineer of a developer's agreement
and a Financial Security Agreement signed by the developer;
(3)
If not previously submitted, the cash deposit required by resolution
of the Board of Supervisors toward plan, inspection and administration
fees.