Township of Middle Smithfield, PA Article X Site Alteration Plans

§ 170-154 Submission procedures.

All plans for site alterations that involve total disturbance of greater than 20,000 square feet of land area and that are not classified as a subdivision or land development by this chapter shall be submitted to the Township under this article.

§ 170-155 Submission of sketch plan.

Section 170-16 shall apply. A sketch plan is not required.

§ 170-156 Discussion of sketch plan.

Section 170-17 shall apply.

§ 170-157 Submission of site alteration plan.

Submission of a site alteration plan for all site alterations that disturbs more than 20,000 square feet in land area and is not classified as a subdivision or a land development is required by these regulations, and submittal shall be as follows:

A. Plan to be filed with the Township.

(1) Copies of the site alteration plan and all required supporting data shall be submitted to the Township Secretary by the applicant.

(2) Plan submission. The site alteration plan and supporting data shall be presented to the Township Secretary at least five days prior to the meeting at which the subject plan is to be submitted to the Planning Commission.

B. Site alteration plan review fee. The Township Secretary shall collect a site alteration plan review fee as established by resolution of the Board of Supervisors for all site alteration plans.

(1) Costs covered by fees. Fees shall be charged in order to cover the costs of reviewing plans and reporting thereon and other expenses incidental to the approval, approval with specific conditions or rejection of site alteration plans.

(2) The applicant shall pay the appropriate fee at the time of submission of the application for review of the site alteration plan to the Township Secretary.

C. Number of copies to be submitted.

(1) The official submission of a site alteration plan shall be comprised of the following:

(a) Plan review application. Nine copies of a completed and signed plan review application.

(b) Site alteration plan. Nine legible paper prints of the site alteration plan which shall fully comply with the requirements of § 170-159.

(c) Modification requests. Nine copies of each request for a modification of regulations using the form in Appendix D-8.[1]

[1] Editor's Note: Appendix D-8 is included as an attachment to this chapter.

(d) Center-line profiles. Three legible paper prints of center-line profiles of all streets and access drives in conformance with § 170-161A.

(e) Stormwater management plan. Five copies of a stormwater management plan (including the county plan review fee) which shall fully comply with the requirements of the Stormwater Management Ordinance.[2]

[2] Editor's Note: See Ch. 160, Stormwater Management.

(f) Erosion and sedimentation control plan. Three legible copies of an erosion and sedimentation control plan designed using measures that shall, at a minimum, meet the standards of Chapter 102 (Erosion and Sediment Pollution Control) of Title 25, Rules and Regulations of the DEP, including three copies of a plan submittal report from the County Conservation District.

(g) Construction certification. Four copies of a completed construction certification using the form in Appendix D-14[3] (the construction certification must be signed prior to unconditional approval of the site alteration plan).

[3] Editor's Note: Appendix D-14 is included as an attachment to this chapter.

(2) If proof is presented that the application was accepted for review by the County Planning Commission, two copies of the item in Subsection C(1)(e) may be deleted.

(3) The applicant shall separate the foregoing submission into packets as set forth in Subsection E below and label each packet for distribution.

D. The Planning Commission should be provided with a minimum of 30 days to review the site alteration plan after a complete submittal is made, unless the Planning Commission provides a review in a shorter time period.

E. Distribution of the site alteration plan.

(1) The Township Secretary shall, after the official date of submission, refer the submitted items to the following:

(a) Planning Commission Chairperson: one copy of each of the items listed in Subsection C(1)(a) through (g).

(b) Planning Commission members: one copy of each of the items listed in Subsection C(1)(a), (b) and (c).

(c) Township staff: one copy of each of the items listed in Subsection C(1)(a) through (g), which shall be retained in the Planning Commission's records.

(d) Township Engineer: one copy of each of the items listed in Subsection C(1)(a) through (g).

(e) Planning Commission Solicitor: one copy of each of the items listed in Subsection C(1)(a), (b), (c) and (g).

§ 170-158 Review of site alteration plan.

A properly submitted site alteration plan should be available for review by the Planning Commission at a meeting.

A. Review by the Township staff and/or the Township Engineer. The Township staff and/or the Township Engineer shall review the site alteration plan to determine its accuracy, completeness and compliance with these regulations and all other applicable ordinances and plans.

(1) Recommendations. The Township staff and/or the Township Engineer may recommend changes or modifications to the application.

(2) Report. Any report of the Township Engineer shall be in writing and shall be provided to the Planning Commission and the applicant.

B. Comments from interested persons or parties. If any interested persons or parties desire to submit written comments on the site alteration plan, they shall submit their comments to the Planning Commission.

C. Review by the Planning Commission. The Planning Commission should review the site alteration plan and recommend to the Township staff any issues they note regarding ordinance compliance and may make recommendations to the applicant regarding the project.

§ 170-159 Township staff consideration of site alteration plan.

After any review by the Planning Commission, the Zoning Officer shall determine compliance with the Zoning Ordinance[1] and the applicable Township staff shall determine compliance with other Township ordinances.

[1] Editor's Note: See Ch. 200, Zoning.

§ 170-160 Elements of site alteration plan.

All site alteration plans submitted shall be prepared in accordance with the "Professional Engineers and Professional Land Surveyors Registration Law," as amended,[1] drawn in full conformance with the following, contain all of the applicable information listed and be accompanied by all pertaining documents, plans, data and material as follows:

A. Scale. The site alteration plan shall be clearly and legibly drawn to a standard scale sufficient to clearly show in sufficient detail all elements of the proposed project.

B. Sheet size. The site alteration plan and all plans submitted therewith shall be on standard-sized sheets that are no smaller than 11 inches by 17 inches and no larger than 36 inches by 48 inches.

C. Key diagram. If the site alteration plan requires two or more sheets, a key diagram clearly showing the relative location of the section shown shall be labeled on each sheet.

D. Plan information. The site alteration plan shall contain at least the following data and information:

(1) Name of the site alteration.

(2) Location map drawn at a scale of one inch equals 2,000 feet.

(3) Existing features: existing man-made and natural features, including, but not limited to, the following:

(a) Watercourses and lakes.

(b) Wetlands accurately shown. In all cases of wetlands containing 1/2 acre or more, a wetlands delineation shall be presented, prepared by a trained professional, which shall be performed within three years of the date of submittal of the plan.

(c) One-hundred-year floodplain areas, with flood-fringe and floodway boundaries shown if available.

(d) Contours (existing and proposed) with intervals as follows (with elevations based upon NAVD 88 datum):

[1] Slopes less than 5%: two-foot intervals.

[2] Slopes 5% to 25%: ten-foot intervals.

[3] Slopes 25% or greater: twenty-foot intervals.

(e) Steep slope areas (slopes over 25%).

(f) Location and extent of all soil types.

(g) Significant rock outcrops.

(h) Culverts, ditches and swales.

(i) Buildings, structures and all other improvements (roads, utilities, etc.).

(j) Location and description of any certified historical site or structure.

(k) All other significant man-made or natural features within or immediately adjoining the site alteration.

(4) Location, width and purpose of all existing rights-of-way and easements.

(5) The name, number and right-of-way width and location of all public or private streets within or immediately adjoining the site alteration.

(6) Plan data. The full plan of the proposed site alteration, including, but not limited to, the following data:

(a) North arrow.

(b) Graphic and written scale.

(c) A statement of the total area of alteration.

(d) Location and limits of all earth disturbance.

(e) Stormwater management facilities (culverts, ditches, ponds, etc.).

(f) Paved areas (streets, accessways, parking areas, etc.).

(g) The locations and arrangement of proposed means of access and egress, including sidewalks and driveways.

(h) Cross-sectional areas showing design details and construction material of proposed roadways, driveways, walkways and parking areas.

(i) Final surface treatments of all areas.

(j) The location and minimum surface intensity of all proposed outdoor lighting.

(k) Areas of any proposed screening.

(l) Utility, drainage and slope easements.

(m) Clear sight triangles shown at all intersections.

(n) Sufficient description or information to determine the boundaries of the property affected by the proposed alteration.

(o) A title block on the lower right corner of all plans, which shall list the date the site alteration plan was completed and the date of each revision.

E. Plan certifications. The following certifications shall be labeled on the site alteration plan using the forms in Appendix D.[2]

(1) Certificate of ownership and acknowledgment of plan, which shall be accurately completed and signed by the owner(s) of the property with signature(s) dated and notarized.

(2) Required permit certification, which shall be accurately completed and signed by the owner(s) of the property with signatures dated and notarized (D-4).

(3) Certificate of accuracy and compliance, which shall be completed and signed by the registered professional engineer or registered professional land surveyor or registered landscape architect responsible for the plan (D-1).

(4) Certificate of review by the Planning Commission which shall be located on the right or bottom edge of the plan.

[2] Editor's Note: Appendix D is included as an attachment to this chapter.

F. Required general notes for all site alteration plan. The following general notes shall be labeled on all site alteration plans:

(1) By review of this plan, the Township of Middle Smithfield has neither confirmed nor denied the existence and/or extent of any wetland areas, whether or not delineated on the plan, and any encroachment thereon for any reason whatsoever shall be the sole responsibility of the developer, his/her heirs and assigns and shall be subject to the jurisdiction of the Army Corps of Engineers and/or the DEP, and the encroachment shall conform to the rules and regulations of the jurisdictional agencies.

(2) In the event that the plan will require access to a highway under the jurisdiction of PennDOT, the following: "An approved and completed highway occupancy permit shall be required prior to occupancy and/or use."

(3) In the event that the plan will require access to a roadway under the jurisdiction of Middle Smithfield Township, the following: "An approved and completed Township driveway permit shall be required prior to occupancy and or use."

[1] Editor's Note: See 63 P.S. § 148 et seq.

§ 170-161 Supporting documents, plans and information.

The following supporting documents, plans and information shall be with all site alteration plans:

A. Center-line profiles.

(1) Profiles along center line of any proposed street or driveway, drawn at a scale or combination of scales (outlandish or extreme combination of scales shall be avoided) that will clearly and accurately show the following:

(a) Existing ground line.

(b) Proposed grade line with percentages.

(c) Printed elevations of the proposed grade line at fifty-foot stations.

(d) Vertical curve locations and data.

(e) Calculated safe stopping distances (SSDs) for all crest vertical curves.

(f) Typical cross section for each proposed street showing the following:

[1] Cut sections.

[2] Fill sections.

[3] Parallel drainage.

[4] Construction materials.

[5] Dimensions.

(2) The Township Engineer may, when he/she deems it necessary, require actual cross sections setting forth both existing ground and the proposed roadway cross section, drawn to a scale of one inch equals 10 feet, both vertical and horizontal, for any portion or all of the proposed streets.

B. A stormwater management plan shall be submitted if required by the Township Stormwater Management Ordinance.[1]

[1] Editor's Note: See Ch. 160, Stormwater Management.

C. Soil erosion and sedimentation control plan. A soil erosion and sedimentation control plan designed using measures that shall, at a minimum, meet the standards of Chapter 102 (Erosion and Sediment Pollution Control) of Title 25, Rules and Regulations of the DEP.

D. Construction certification. A completed construction certification using the form in Appendix D-14[2] (the construction certification must be signed prior to unconditional approval of the site alteration plan).

[2] Editor's Note: Appendix D-14 is included as an attachment to this chapter.

E. Plan review application. A completed and signed application for review of a site alteration plan and supporting data.