The purpose of this article is to set forth the information
to be submitted in a sketch, preliminary, or final plan.
The submission of a sketch plan is voluntary and is meant as
an informational matter, not as a formal submission of a preliminary
or final plan.
A.
A subdivision sketch plan may be submitted by the developer or property
owner as a basis for informal discussion with the Planning Commission,
subdivision administrator and/or Board of Supervisors.
B.
Though the sketch plan need not be to scale and precise dimensions
are not required, it should be accurate enough for a reasonable review.
It is suggested that the following items be included in the sketch
plan presentation:
(1)
Subdivision boundary.
(2)
North arrow.
(3)
Streets on and adjacent to the tract.
(4)
General topographical and physical features (as required) - USGS
maps are sufficient.
(5)
Proposed general street layout.
(6)
Proposed general lot layout.
(7)
Proposed easements.
(8)
Surrounding property and the names of owners.
(9)
Name, address and telephone number of the surveyor and, if needed,
engineer.
(10)
Existing zoning district, zoning district boundary lines or
nearby zoning district boundary lines in the subdivision.
(11)
Information relative to sanitary sewage, potable water, and
storm drainage.
B.
The preliminary plan shall be drawn at a scale of one inch equals
100 feet. If the preliminary plan is drawn in two or more sections,
it shall be accompanied by a key map showing the location of the various
sections. The size of the preliminary plans shall be 24 inches by
36 inches (24" x 36") in size for all subdivisions.
D.
The following certificates, where applicable, shall appear on the
preliminary plan:
(1)
Certificate for the approval of the Board of Supervisors of the Township
of Potter.
(2)
Certificate of review of the Potter Township Planning Commission.
(3)
Certificate of review of the Beaver County Planning Commission, in
such form as it may require.
(4)
When the proposed development extends into another municipality,
county, or state, any needed additional certification(s) shall be
included.
(5)
Certificate of the surveyor as to the accuracy of the survey and
the engineer (if required) as to the accuracy of the design.
(6)
Proof of ownership certification.
E.
Phased development. Developments may be submitted in phases. If the
developer decides to submit in phases, then, with the initial submission,
an overall sketch or preliminary plan is required showing the overall
development plan and the location of streets, water, sanitary sewers
storm drains, and other improvements. The submission shall delineate
the number of phases and their estimated submission date. Phased submissions
shall comply with Section 503(4)(vi) of the Pennsylvania Municipalities
Planning Code.
F.
Please note the graphic scale shall be one inch equals 100 feet.
G.
The size of the development, the lots, and the residual lot shall
be given in acres to the hundredths (example: 4.12 acres) or in square
feet to the hundredth of a square foot (example: 22,507.52 square
feet).
H.
Tract boundaries shall be set forth in feet to the hundredths, and
bearings to the second.
I.
Floodplain delineation shall be from the most recent FEMA maps available.
J.
Features: the locations and dimensions of all existing streets, easements,
roads, railroads, public sewers, aqueducts, water mains, and feeder
lines, fire hydrants, gas, electric, communication and oil transmission
lines, streams, intermittent drainageways, swales, and other significant
natural features within the property proposed to be subdivided and,
where available, in the public domain within 200 feet of said property.
K.
Full development plan: a full plan of the development, showing the
location of all proposed streets, roads, utility easements, parks,
playgrounds, pedestrianways, and other public areas; sewer and water
facilities; proposed lot lines and dimensions of lots, including lot
area; lot numbers; and all streets and other areas designed for ancillary
facilities, public use, or future public use, together with the conditions
of such dedications or reservations.
L.
Planning module components for the Pennsylvania Sewer Facilities
Act 537 on-lot sewage disposal system, if applicable, and the current
status of the processing of same; the location of test pits; status
of any required DEP sewer system permits (as applicable), including
permits or approvals for sanitary sewage system line extension, as
well as any needed approval of the appropriate agency engineer.
M.
In addition to compliance with any authority, agency, or Township
standards (as appropriate), any water system shall show compliance
with DEP standards. A letter from any water supplier stating there
is an adequate water supply will be required.
N.
In addition to compliance with any authority, agency, or Township
standards (as appropriate), any sanitary sewer system shall show compliance
with DEP standards. Also, a letter stating the sewer system has adequate
capacity for the proposed development will be required.
O.
Street design shall be on separate pages.
P.
Curbs and sidewalks. Potter is a rural community, and most developments
will have neither curbs nor sidewalks. Where curbs are installed,
they shall be wedge curbs. Maintenance of any sidewalks constructed
shall not be the responsibility of the Township. All such improvements
shall comply with the Township's Public and Private Improvements
Code.[2]
Q.
Drainage plan — culverts and swales. See the Township Public
and Private Improvements Code.
R.
Design of bridge culverts. See the Township Public and Private Improvements
Code.
S.
E & S plan. See the Beaver County Conservation District and plan
endorsement, as needed.
T.
Easements. All utility easements shall be centered on the utility,
stream, or drainage. Easements may need to be increased, depending
on site conditions.
U.
Street names. The developer shall consult with the Postmaster and/or
Fire Marshal to avoid confusion or duplication of street names and
locations, in the interest of public safety.
V.
State Plane Coordinate System reference. All subdivision plans must
contain a minimum of two points along a common line that are referenced
to the State Plane Coordinate System using appropriate surveying techniques.
The location information for the two points must be clearly labeled
on the plan.
B.
The final plan original for all subdivisions shall be drawn on stable
plastic film.
C.
Sheet size for final plans shall be 24 by 36 inches in size for all
subdivisions.
D.
If the final plan is drawn in two or more sections, it shall be accompanied
by a key map showing the location of the several sections.
E.
The final plan shall be drawn at the scale of one inch equals 100
feet.
G.
The following certificates, where applicable, shall be shown on the
final plan:
(1)
Certification, with seal, by a registered land surveyor and/or engineer,
as appropriate, to the effect that the survey and engineering plans
are correct.
(2)
Certificate for approval by the Board of Supervisors of the Township
of Potter.
(3)
Certificate of review of the Potter Township Planning Commission.
(4)
Certificate of review of the Beaver County Planning Commission, in
such form as it may require.
(5)
When the proposed development extends into another municipality,
county or state, any needed additional certification(s) shall be included.
(6)
A statement, duly acknowledged before a notary public, with seal,
and signed by the owner or owners of the property, to the effect that
the subdivision or development shown on the final plan is the act
and deed of the owner, that he/she is the owner of the property shown
on the survey and plan, and that he/she desires the same to be subdivided
or developed and recorded as shown. Said statement is to include an
offer of dedication of public roads, easements or other public improvements
as needed, including all projected costs to the Township of acceptance
of same.
(7)
A certificate to provide for the recording of the subdivision or
other plan.
(8)
A highway occupancy permit notice when so required. See also Section
508(6) of the Pennsylvania Municipalities Planning Code.
H.
The following information, in addition to that shown on the final
plan, shall be submitted to the Township for final plan review, when
applicable. Four copies shall be submitted unless noted otherwise.
(1)
Application stamped for approval.
(2)
Approval of the Township Engineer for public water, streets and storm drain systems, or required assurances of completion (see § 185-64 (one copy).
(3)
Approval by appropriate agencies of sanitary sewer systems (one copy).
(4)
Approval by appropriate agencies of public water systems (one copy).
(5)
Draft of any proposed covenants, easements, and/or rights-of-way
to run with the land.
(6)
Tentative timetable for the proposed sequence of development for
the subdivision, if required.
(7)
Certificate of dedication of streets and other public property constituting
the offer of dedication.
(8)
Final profiles, cross sections, and specifications for street improvements, and sanitary and storm sewerage, and water distribution systems shall be shown on one or more separate sheets (number of copies the same as § 185-25A). Street design cross sections shall be provided at intervals of not less than 50 feet for most roads. If a road's grade is in excess of 6%, the Township may require cross sections at closer intervals (two copies).
(9)
Other requirements of this chapter, as applicable.
As-built drawings shall be submitted for any improvements to
be accepted by the Township or any Township authority.
Note: All fees and costs shall be paid prior to final approval.
