[Ord. 2014-01, 1/6/2014]
Subdivision and/or land development plans shall be prepared by an architect, land planner, landscape architect, engineer, or surveyor, as defined in § 22-202 herein, provided that all plans, documents and other submissions comprising such plans shall be certified as being correct by an engineer.
[Ord. 2014-01, 1/6/2014]
1.
The submission of a sketch plan, is recommended but not required.
A sketch plan is considered as an unofficial submission to the Township
for the purpose of informal review and discussion between the applicant
and the Township. Sketch plan submissions are highly recommended for
the purpose of conceptual review and to consult with the Township
prior to formal application.
2.
If an applicant selects to submit a sketch plan, the preparation
of a plan which would include the following conceptual information
would be suggested.
A.
Tract boundaries.
B.
Total acreage of the tract.
C.
North arrow.
D.
Written and graphic scale.
E.
Significant topographic, natural and physical features.
F.
Identification of zoning district.
G.
Proposed general lot, street or land development layout.
H.
Proposed method of sewage disposal and water supply.
[Ord. 2014-01, 1/6/2014]
1.
A preliminary plan application will not be considered complete unless all provisions specified in § 22-304. A have been completed. In addition, the preliminary plan shall be prepared in accordance with the standards and requirements specified within this section, and all required supplemental data is submitted at the same time.
A.
Drafting Standards.
(1)
The preliminary plan shall be clearly and legibly drawn to a
scale of one inch equals 50 feet, except that, if the average size
of the proposed lots in the subdivision is five acres or larger, the
plan may be drawn to a scale of one inch equals 100 feet.
(2)
The original drawing, and all submitted prints thereof, shall
be made on sheets no smaller than 24 inches by 36 inches and no larger
than 36 inches by 48 inches.
(3)
If the preliminary plan is divided in sections and requires
more than one sheet, a key diagram showing the relative location of
the several plan sections shall be drawn on each plan sheet.
B.
General Information. The following general information shall be required
on all preliminary plans:
(1)
A location map which highlights the location of the tract within
the Township and depicts properties or abutting owners and adjoining
and nearby roads. The location map shall be drawn at the sale of one
inch equals 2,000 feet.
(2)
Proposed subdivision or land development name or identifying
title.
(3)
North arrow, scale, and date.
(4)
Name, address, and telephone number of the applicant, landowner,
developer, and the authorized agent, if any.
(5)
Source of title for the property being subdivided or developed
should provide on the plan. The note should include grantor/grantee
information accompanied by the corresponding date, deed book volume
and page number or instrument number.
(6)
Name and signature of engineer, surveyor, landscape architect,
land planner, or architect responsible for having prepared the plans
forming a part of the preliminary plan and any other documents or
submissions forming a part of the preliminary plan.
(7)
Tract boundaries, with dimensions, bearings and distances; and
a statement of total tract acreage, and the area being subdivided
or developed.
(8)
When the preliminary plan includes only a portion of a landowner
or developer's entire, contiguous tract or such portion is contiguous
to another tract of the landowner or developer, the dimensions, bearings
and distances of the balance of such entire tract or other tract,
shall also be shown.
(9)
Names and addresses of abutting owners with the deed book and
page number, or instrument number if the deed does not provide a deed
book and page number.
(10)
Zoning data, including all of the following which are applicable:
(a)
Existing zoning district designations, requirements, use and
bulk regulations, and any zoning district boundary lines traversing
the proposed subdivision. The zoning note on the title sheet should
include both the specific area and bulk requirements as well as what
is being proposed in order to document compliance.
(b)
Any changes in the existing zoning including any variances,
conditional uses, or special exceptions that have been granted. Applicant
should submit copies of documentation of any granted zoning changes.
(c)
Any changes in the existing zoning proposed to be requested
by the subdivider. It is noted that any requested zoning changes will
need to be secured prior to any action to approve the preliminary
plan by the Township. Upon securing any zoning changes a note should
be added to the plan listing the changes and meeting date the changes
were granted.
C.
Existing Features. The following existing features shall be depicted
on the preliminary plan:
(1)
Contour lines determined by acceptable surveying practices at
vertical intervals of at least two feet.
(2)
Location and elevation of the datum to which contour elevations
refer; where reasonably practicable, datum uses shall be a known,
established benchmark.
(3)
All existing streets, including streets of record (recorded
by not constructed), on or abutting the tract, including names, rights-of-way
widths, cartway (pavement) widths, and approximate road grades.
(4)
All existing buildings or other structures located within the
proposed development.
(5)
All existing man-made features within the proposed development
and within 50 feet of the property limits. This may include, but is
not limited to, sanitary sewer facilities, on-lot sewage facilities,
water supply facilities, wells, fire hydrants, utility transmission
lines, stormwater management facilities, culverts, bridges and railroad
lines. Where applicable, the size, type, material and invert elevations
shall also be identified on the plan.
(6)
All existing natural features within the proposed development
and within 50 feet of the property. This may include, but not limited
to, watercourses, floodplain areas, natural drainage patterns, soil
types and descriptions, delineated wetlands, hydric soils, high water
table soils, tree masses, steep slopes, sinkholes and rock outcrops.
(7)
The location, size and ownership of all existing utilities and
utility rights-of-way within the proposed development. A statement
of any conditions governing their ownership and use shall be included
on the plan.
(8)
The location, dimensions and ownership of all access rights-of-way
or easements within the proposed development. A statement of any conditions
governing their ownership and use shall be included on the plan.
(9)
Areas of very steep slope (greater than 25%) and areas of steep
slope (15% to 25%) shall be accurately and conspicuously delineated,
depicted, and otherwise noted. Such delineation and notation shall
include: graphic symbolism to distinguish the very steep slope and
the steep slope.
(10)
Existing wooded areas, hedgerows and free standing trees generally
indicating which are to be removed and which are to remain.
(11)
Soil types as identified in the Soil Survey of Berks County
including a listing of the soil characteristics pertaining to slope,
depth to seasonal high water table and depth to bedrock.
(12)
All existing property lines, easements, and rights-of-way, and
dimensions for same, and the purpose for which such easements or rights-of-way
have been established.
(13)
All existing trails.
(14)
When a preliminary plan contains more than one sheet, a plan
index should be included on the title sheet.
D.
Proposed Layout. The following design information shall be identified
on the preliminary plan for the full plan of development:
(1)
Proposed lot lines with dimensions, proposed minimum setback
areas, the proposed buildable area (using a dashed line to reflect
the minimum yard and setback requirements), and lot numbers in consecutive
order.
(2)
Proposed contours at vertical intervals of two feet.
(3)
The first floor elevation of each proposed building.
(4)
Location, alignment, functional classification, and width of
all proposed streets, alleys, driveways, rights-of-way, and easements
and, the identification of street names, and the purpose for which
private rights-of-way or other easements are proposed.
(5)
Location, size, and invert elevation of all sanitary and storm
sewers and location of all manholes, inlets, and culverts.
(6)
Building locations and parking areas in relation to industrial,
commercial, or institutional land development and, when applicable,
provisions for traffic control, loading areas and docks, lighting,
screening, and landscaping.
(7)
Proposed public building, public areas, playgrounds, and parcels
of land proposed to be offered for dedication or reserved for public
use.
(8)
Any proposed structures, improvements and/or construction in
addition to the above.
(9)
Proposed location and method of water supply and sanitary sewage
disposal on each lot. When public or community facilities are proposed,
notes on the plan of any conditions governing the ownership, operation
and maintenance of the proposed facilities and their relations hip
to existing facilities should be included.
(10)
Location and arrangement of proposed stormwater management facilities,
with notes on the plan of any conditions governing the ownership,
operational and maintenance of the proposed facilities and their relationship
to existing facilities.
(11)
A statement of the intended use of all lots within the development.
(12)
The location and elevation of all existing and the location
of the proposed property markers.
(13)
The location and elevation of all existing property monuments
and the location of those proposed.
(14)
Parks, playgrounds and other areas dedicated or reserved for
public use, with notes on the plan of any conditions governing their
ownership, operation, maintenance and use.
(15)
Where on-lot sewage disposal is proposed, the location of the
probe and percolation test sites (for both primary and replacement
absorption area sites) shall be shown on the plan. The results of
such tests shall be submitted to the Township for review as part of
the sewage facilities planning module review process. Approval of
the planning module by the Pennsylvania Department of Environmental
Protection (PADEP) will be required prior to approval of the preliminary
plan.
(16)
The location of test pits and a listing of absorption rates
where stormwater is to be disposed and a listing of absorption rates
in support of the designs for the stormwater management facilities
proposed for the development.
(17)
Proposed on-site water supply well locations for each lot with
the appropriate isolation distance shown on the plan. In the case
where on-site well testing is required, the well locations for the
testing should be identified on the plan.
(18)
In the case of new residential building lots for which development
is not proposed at this time by the subdivider, a tentative house
and driveway location should be indicated on the plan for each lot.
In this manner issues of proposed driveway location sight distances,
driveway grades, and compliance with stormwater management requirements
can be documented.
E.
The preliminary plan shall also be accompanied by the following materials:
(1)
A copy of the deed for the subject tract.
(2)
Typical street cross-section drawing(s) for all proposed streets.
(3)
Tentative profiles along the center line of each proposed street
shown on the preliminary plan. Such profiles shall show at least the
following information, properly labeled:
(a)
Existing (natural) and proposed finished grades along the center
line and at the right-of-way line for both sides of each proposed
street.
(b)
The length of vertical curves.
(c)
Existing and proposed storm sewer mains, manholes, inlets and
culverts.
(d)
Existing and proposed sanitary sewer mains and manholes.
(e)
All profiles shall show pipe crossings, storm sewer, sanitary
sewers, water mains, and any other underground utility crossings.
(f)
Profiles shall extend to points of connection with existing
lines.
(g)
Proposed water distribution system and all appurtenances (if
applicable).
(4)
The profile sheets shall be drawn at one of the following sets
of scales:
(a)
One inch equals 10 feet horizontal, and one inch equals one-foot
vertical.
(b)
One inch equals 20 feet horizontal, and one inch equals two
feet vertical.
(c)
One inch equals 40 feet horizontal, and one inch equals four
feet vertical.
(d)
One inch equals 50 feet horizontal, and one inch equals five
feet vertical.
(5)
A stormwater management plan shall be prepared in accordance
with the requirements of this chapter.
(6)
Preliminary designs of any bridges or culverts which may be
required. Such designs shall meet all applicable requirements of this
chapter, the PADEP and/or PennDOT.
(7)
When access to the development (new road or driveway) is proposed
from a state road or an encroachment proposed within a state right-of-way,
a highway occupancy permit (HOP) will be required from PennDOT. When
a HOP is required, the permit shall be obtained prior to final plan
approval and the permit number shall be noted on the plan.
(8)
A grading plan should be prepared for the tract addressing general
lot and street grading.
(9)
A landscape plan should be prepared for the tract in accordance with the requirements of this chapter and the Zoning Ordinance [Chapter 27].
(10)
Where common open space areas are being proposed/required, the
submittal shall include drafts of ownership and maintenance documents
for Township review.
(11)
When required, a lighting plan shall be prepared and shall be submitted in accordance with the requirements of this chapter and the Zoning Ordinance [Chapter 27]. Additionally, the lighting plan should also include a photometric plotting of light values plotted to the limits of the property.
(12)
The preliminary plan shall include one or more plan sheets as
required to show appropriate details of all proposed improvements
such as but not limited to: street cross-sections and pavement details
(roads, driveways, parking areas, sidewalks, etc.), stormwater management
facilities (basins, infiltration beds, swales, culverts, headwalls,
endwalls, etc.), landscape planting (planting schedule, planting details,
etc.), lighting fixture (lighting schedule, fixture cut sheets, etc.),
sewer facilities (pump stations, mains, laterals, service connections,
cleanouts, etc.), water facilities (water tanks, mains, service connections,
etc.) and E&SC facilities (swales, basins, silt fencing, BMP's,
etc.).
(13)
In the case of a development proposing the establishment of
a homeowners association, a trust association or condominium, a draft
declaration and by-laws shall be submitted for Township review.
(15)
A preliminary timetable for the proposed sequence of the subdivision
and/or land development. The timetable shall indicate the order in
which construction activities will occur, and may either be in letter
form or shown as an overlay to the plan.
(16)
Six completed copies of the sewage planning modules as well
as security and maintenance agreements, as applicable, to the particular
system for subdivision or land development, as required by the PADEP
for compliance with the Pennsylvania Sewage Facilities Act, 35 P.S.
§ 750.1 et seq., as amended. Approval of the sewage planning
module by PADEP is required prior to Township approval of the preliminary
plan.
(17)
The Planning Commission may require a written report indicating
the feasibility of proposals for water supply and sanitary sewage
disposal.
(a)
With regard to water supply, there shall be an objective description
of the ability of achieving a successful system for an individual
or community well, whenever such well is proposed. The description
shall reference geologic and hydrogeologic data relative to groundwater
conditions and potential yields. In addition to such, information
regarding water supply, the description shall indicate the demand
for water from the Proposed subdivision and/or land development and
its related uses and users and shall take into consideration the wells
of the abutting land owners.
(b)
With regard to sanitary sewage disposal, there shall be an objective
description of the ability of achieving a successful system for the
on-site disposal of sewage whenever such a system is proposed. The
description shall make reference soils data relative to limitations
for septic tank filter fields, and indicate various indices of suitability
for such a system, such as permeability and depth to seasonal high
water table. In addition, percolation test results shall be discussed
and exhibited.
(c)
If the analysis of the soil percolation test results reveals
that the soil is unsuitable for the intended use at the lot size proposed,
the Township Planning Commission may require that the lot size(s)
be increased in accordance with the test results or that additional
tests be made on each proposed lot at the location of the contemplated
disposal facilities, and the data submitted for review.
(18)
A draft of any proposed covenants, or restrictions upon or against
the subdivision or any lot thereof, or upon or against any land development
subject to the approval of the Township Solicitor.
(19)
When connection to public water and/or public sewer facilities
is proposed, assurance of the availability of such service shall be
provided as part of the submittal. This assurance shall be in the
form of a letter (will serve letter) signed by an officer of the company
or authority concerned, indicating their ability and willingness to
make such service available within the timetable cited under paragraph
.E(4) herein.
(20)
When the proposed tract involves a gas pipeline, petroleum products
transmission line, electric power transmission line, or any other
pipeline or cable located thereon, a letter from the owner or authorized
agent of such a facility indicating minimum setback distance requirements
or a true and correct copy of the easement or grant or record shall
be filed.
(21)
Where the preliminary plan shows the proposed subdivision of
only a part of the subdivider's total property, a sketch shall
be required showing the prospective street system in the remainder
of the property so that the street system in the submitted portion
may be considered in relation to connections with the unsubmitted
portion. To prevent undue hardship in the case of extremely large
properties, the Planning Commission may, based on existing natural
or man-made features, limit the area for which a prospective street
system shall be sketched.
(22)
A list of all permits, agreements, approvals, clearances, and
the like required to be obtained in connection with the proposed subdivision
and/or land development and the governmental agencies, authorities,
and companies from which same are to be obtained.
(23)
A draft of all other plans, documents, and submissions which
by terms of any Township ordinance, code, or regulation may be required
by the Board of Supervisors for final plan approval, shall be required
in preliminary form and shall accompany and form a part of any preliminary
plan when the application form for approval thereof is filed.
(24)
Any plans, documents, and other submissions covering any matters
not part of the preliminary plan but which represent promises, commitments,
and the like made by the applicant.
(25)
In the case of a preliminary plan calling for the submission
of final plans in phases, a phasing plan and associated time schedule
shall be part of the preliminary plan submission delineating all proposed
phases as well as deadlines within which applications for final plan
approval of each phase are intended to be filed.
[Ord. 2014-01, 1/6/2014]
1.
A final plan application will not be considered complete unless all provisions specified in § 22-305, Subsection 1, have been completed. In addition, the final plan shall be prepared in accordance with the standards and requirements specified within this section, and all required supplemental data is submitted at the same time.
A.
Drafting Standards.
(1)
The final plan shall be clearly and legibly drawn to a scale
of one inch equals 50 feet, except that, if the average size of the
proposed lots in the subdivision is five acres or larger, the plan
may be drawn to a scale of one inch equals 100 feet.
(2)
The original drawing, and all submitted prints thereof, shall
be made on sheets no smaller than 24 inches by 36 inches and no larger
than 36 inches by 48 inches.
(3)
If the final plan is divided in sections and requires more than
one sheet, a key diagram showing the relative location of the several
plan sections shall be drawn on each plan sheet.
B.
General Information. In addition to all plans, information, reports and notes required under § 22-403 required for a preliminary plan, the following information shall be required on all final plans:
(1)
All dimensions shall be shown and noted in feet and hundredths
of a foot.
(2)
Tract boundaries and individual lot boundaries with dimensions,
bearings and distances, closing with an error of not more than one
foot in 10,000 feet.
(3)
Total acreage and square feet of the tract and total square
feet of the individual lots proposed therein to the hundredths of
a foot; and, the number of lots, dwelling units, buildings, and other
structures proposed.
(4)
Lots and blocks numbered in a logical sequence.
(5)
Location of permanent reference monuments and the location of
lot corner markers.
(6)
Pedestrian ways including all sidewalks, walkways, and pedestrian
rights-of-way and other improvements to be used for general public
use.
(7)
A "Certificate of Ownership, Acknowledgment of Plan and Offer
of Dedication" shall be provided on the final plan and shall be duly
acknowledged and signed by the owner or owners of the property before
an officer authorized to take acknowledgment of deeds. A sample certification
note has been included within Appendix 22-D of this chapter. In the
case of annexation plans, both the property owner of the land being
subdivided and the owner of the property who will be receiving the
annexation parcel will need to sign an ownership certificate.
(8)
A "Certificate of Accuracy" shall be provided on the final plan
and shall be duly acknowledged, signed and sealed by the professional
engineer, surveyor, or architect or landscape architect responsible
for preparing the final plan. A sample certification note has been
included within Appendix 22-D of this chapter.
(9)
"Certificates for Municipal Endorsement" of the plan by the
Township Planning Commission and the Board of Supervisors. Sample
endorsement notes have been included within Appendix 22-D of this
chapter.
(10)
A "blank space" measuring 3 1/2 inches by six inches shall
be left, preferably adjacent to the Township certifications, in which
the endorsement stamp of the Berks County Planning Commission may
be applied.
(11)
A "Conditions Completed Statement" shall be added to the title
sheet of the final plan to be located under the signature block for
the Board of Supervisors. A sample conditions completed note has been
included within Appendix 22-D of this chapter.
(12)
Source of title for the property being subdivided or developed
should provide on the plan. The note should include grantor/grantee
information accompanied by the corresponding date, deed book volume
and page number or instrument number.
(13)
The following additional notes shall be included on the final
plan:
(a)
A note indicating the intent to make an offer of dedication
of the streets and other improvements.
(b)
A note indicating any area, street, and other improvement not
to be offered for dedication or not to be accepted.
(c)
A note indicating that the Township is not responsible for construction
or maintenance of any area not duly accepted by the Board of Supervisors
as dedicated for public use and identifying the party responsible
for such construction and maintenance.
C.
In addition to all materials required under § 22-403 to supplement a preliminary plan, the following shall be submitted for the final plan:
(1)
A final timetable for the proposed sequence of the subdivision
and/or land development. The timetable shall indicate the order in
which construction activities will occur.
(2)
Suggested street names. In accordance with the United States
Postal Service (USPS) guidelines released December, 2004, proposed
street names will need to have the approval of both the municipality
as well as the USPS. The proposed street names shall be submitted
by the applicant to the USPS after approval by the municipality. Prior
to submission to the Township, the proposed street names should be
submitted to the Berks County Department of Emergency Services, 9-1-1
Coordinator, for review and comment. Final approval of street names
will be required prior to Township approval of the final plan.
(3)
Finalized location and dimensions of all proposed easements
and rights-of-way, with a plan note of any conditions governing their
ownership and use.
(4)
Finalized street and utility profiles.
(6)
An erosion and sediment control (E&S) plan shall be prepared
and submitted to the Township. The E&S plan must be approved by
the Berks County Conservation District prior to Township approval
of the final plan.
(7)
A final grading plan shall be prepared for the tract.
(8)
When common open space areas are being proposed/required, the
submittal shall include final drafts of ownership and maintenance
documents for Township review.
(9)
A final landscape plan shall be prepared for the tract in accordance with § 22-513 of this chapter.
(10)
When required, a final lighting plan shall be prepared and shall be submitted in accordance with § 22-516 of this chapter.
(11)
Final designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of this chapter,
the Pennsylvania Department of Environmental Protection and/or the
Pennsylvania Department of Transportation. All such designs shall
be approved by the appropriate agency or authority prior to Township
approval.
(12)
When access is proposed onto a state road or when an encroachment
is proposed within a state right-of-way, a highway occupancy permit
(HOP) shall be required from PennDOT. When a HOP is required, the
permit shall be obtained prior to final plan approval and the permit
number shall be noted on the final plan.
(13)
Final documents for any proposed covenants or restrictions upon
on against the subdivision or any lot thereof, or upon or against
the land development subject to the approval of the Township Solicitor
and the final deed forms for all lots.
(14)
For those plans under § 22-306, plans exempt from standard procedures, being reviewed as a final plan, where a sewage facilities land planning module as is required by the Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1 et seq., six completed copies of said planning module shall be submitted to the Township for review and approval. PADEP approval of the planning module is required prior to Township approval of the final plan.
(16)
All other plans, documents and submissions which were filed in preliminary form as required in § 22-403 herein shall be filed in final form to accompany and form part of any final plan.
(17)
All conditions, standards and provisions pertaining to the guarantee
and/or the installation of all required improvements that have been
proposed in accordance with this chapter. If required, an improvements
agreement shall be properly executed between the Township and the
developer prior to Township approval.
(18)
All conditions and provisions pertaining to developer contributions
that have been proposed under this chapter. All pertinent agreements
shall be properly executed between the Township and the developer
prior to Township approval.
(19)
The proposed plan shall include a plan note by the owner, dedicating
streets, public rights-of-way and any other sites for public use.
All offers of dedication, and covenants governing the reservation
and maintenance of undedicated open space, shall be acceptable to
the Township.
(20)
The legal description for each proposed lot as well as a description
of all easements and restrictions shall be submitted with the final
plans. The legal descriptions shall contain an accurate description
of the property boundaries, any development restrictions, covenants,
maintenance agreements, and/or any items that the Township determines
is necessary for recording of the deed(s). After approval of the legal
descriptions, covenants and restrictions by the Township, the developer
or applicant shall be responsible for properly recording each deed.
[Ord. 2014-01, 1/6/2014]
1.
Upon completion of all improvements required under Part 5, "Design
Standards," the applicant or developer shall supply the Township with
a set of plans for the entire tract showing all lot lines, all surface
improvements and subsurface improvements as actually constructed.
The as-built plan shall be drawn to the same scale as the final plan,
and shall be certified to by the engineer of the landowner or developer
and approved by the Township Engineer.
A.
Said plan shall indicate the actual location, dimensions, and/or
elevations of all completed improvements including, but not limited
to:
(1)
Concrete monuments.
(2)
The edge of the cartway and top of the curb, for both sides
of each street.
(3)
Sanitary sewer main, manholes, and laterals.
(4)
Storm sewers, inlets, and culverts.
(5)
Water mains and fire hydrants.
(6)
Street lights.
(7)
Landscaping and screen planting.
(8)
Permanent sedimentation, erosion control, and stormwater management
structures.
(9)
All easements.
