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Township of Muhlenberg, PA
Berks County
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Table of Contents
Table of Contents
A. 
Article IV of this Part 1 of this chapter of the Code provides the basic plan requirements for all proposed subdivision plans or land development plans within Muhlenberg Township.
B. 
The provisions established for plan requirements under this chapter of the Muhlenberg Township Code shall be subject to the interpretation of the Muhlenberg Township Board of Commissioners, Planning Commission and/or Engineer. Should a dispute arise concerning the interpretation of these regulations, the person aggrieved by the interpretation may file an appeal with the Board of Commissioners. In all cases, the burden of proof and submission of technical evidence shall be the responsibility of the applicant or person appealing the interpretation of the Muhlenberg Township Board of Commissioners, Planning Commission and/or Engineer.
A. 
A sketch plan shall be considered as an unofficial submission to Muhlenberg Township for the purposes of informal review and discussion between the applicant and the Planning Commission.
B. 
When a sketch plan application is submitted to Muhlenberg Township, the sketch plan shall contain at least the following data, legibly drawn to scale, but not necessarily showing precise dimensions:
(1) 
Tract boundaries, accurately labeled.
(2) 
Total acreage of the tract and total acreage being considered for development.
(3) 
North arrow.
(4) 
Written and graphic scales.
(5) 
Significant topographical, physical and environmental features.
(6) 
Proposed general street and lot layout of the development.
(7) 
Proposed sewer and water facilities that will service the development.
(8) 
Other information or documentation that may be considered essential for the subdivision or land development, as determined by the Muhlenberg Township Planning Commission.
C. 
If requested by Muhlenberg Township, the applicant shall provide additional information or other documentation to understand the conceptual plan and/or to provide direction to the applicant.
A. 
A preliminary plan shall be considered as an official submission to Muhlenberg Township for the purposes of formal review and discussion between the applicant and the Muhlenberg Township Planning Commission.
B. 
Unless otherwise exempted from the standard application procedures of this Part 1 of this chapter of the Code, all preliminary subdivision plans or preliminary land development plans shall contain the plan requirements specified in this section. Any modifications to these plan requirements shall be subject to the provisions of § 310-19 of this chapter.
C. 
Unless otherwise permitted by Muhlenberg Township, all preliminary plan applications shall be subject to the following drafting or general layout standards.
(1) 
The preliminary plan shall be clearly and legibly drawn to a scale of one inch equals 50 feet, except under the following conditions:
(a) 
The plan may be drawn at a scale of one inch equaling 100 feet if the average size of the proposed lots within the subdivision is five acres or larger;
(b) 
The plan may be drawn at a scale of one inch equaling 20 feet if the average frontage or lot width is less than 50 feet; or
(c) 
The plan shall be prepared at a scale ranging between one inch equaling 20 feet and one inch equaling 50 feet if the applicant can sufficiently demonstrate that the scale is necessary to depict the amount of detail required by this part of this chapter of the Code while conforming with the provisions for permitted sheet sizes.
(2) 
The plan and all submitted prints thereof shall be made on sheets no smaller than 24 inches by 36 inches and no greater than 32 inches by 48 inches.
(3) 
If the preliminary plan requires more than one sheet, a key diagram showing relative location of the several sections shall be drawn on each sheet.
(4) 
Where the preliminary plan shows the proposed subdivision or land development of only a part of the applicant's total property, a sketch shall be required showing the prospective street system and tentative lot layout of the remainder of the property so that the total site improvements may be considered in relation to existing conditions. To prevent undue hardship in the case of extremely large properties, the Planning Commission may, based upon existing natural or man-made features, limit the area for which the prospective street system and tentative lot layout shall be sketched.
D. 
Unless otherwise permitted by Muhlenberg Township, all preliminary plan applications shall include the following general information:
(1) 
Name or identifying title of the proposed subdivision or land development.
(2) 
North point, graphic scale, written scale, and date, including the month, day and year that the original drawing was completed and the month, day and year on which the original plan has been revised.
(3) 
A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 800 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, the name and approximate distance to the closest recognized city, town or village, or the approximate distance to the nearest existing street, shall be shown, and a title, scale and North point shall be indicated.
(4) 
Name and address of the record owner, equitable owner and applicant or developer. Where requested by Muhlenberg Township, the relationship between all parties seeking subdivision or land development plan approval shall be confidentially disclosed to Muhlenberg Township.
(5) 
Name and address of the registered engineer, surveyor, architect or planner responsible for the plan.
(6) 
Names of all adjoining record owners, with the appropriate deed reference, as recorded with the Berks County Recorder of Deeds.
(7) 
Names of all adjoining subdivision or land development plans, if any, with the appropriate plan book reference, as recorded with the Berks County Recorder of Deeds.
(8) 
Total tract boundaries of the property being subdivided or developed, showing bearings and distances.
(9) 
A statement of total acreage of the property and the total area being subdivided or developed.
(10) 
Zoning data, including all of the following which are applicable:
(a) 
Existing zoning district designations, requirements, use and bulk regulations;
(b) 
Any zoning district boundary lines traversing the land area proposed for the subdivision or land development;
(c) 
Any changes in the existing zoning, including any variances, conditional uses, or special exceptions that have been granted; and/or
(d) 
Any changes in the existing zoning proposed to be requested by the applicant or developer.
(11) 
Other general information that may be considered essential for the subdivision or land development, as determined by the Muhlenberg Township Planning Commission.
E. 
Unless otherwise permitted by Muhlenberg Township, all preliminary plan applications shall include the following existing and natural features:
(1) 
Contour lines determined by acceptable surveying practices at vertical intervals of at least two feet for land with average natural slope of 5% or less and at intervals of at least five feet for land with average natural slope exceeding 5%.
(2) 
Location and elevation of the datum to which contour elevations refer; where reasonably practicable, datum used shall be a known, established bench mark.
(3) 
All existing streets, including streets of record (recorded but not constructed) on or abutting the tract, including names, right-of-way widths, cartway (pavement) widths, and center-line 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 proposed development. 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 preliminary plan.
(6) 
All existing natural features within the proposed development and within 50 feet of the proposed development. This may include, but is not limited to, watercourses, floodplain areas, natural drainage patterns, soil types with 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 preliminary 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 preliminary plan.
(9) 
Other existing or natural features that may be considered essential for the subdivision or land development, as determined by the Muhlenberg Township Planning Commission.
F. 
Unless otherwise permitted by Muhlenberg Township, all preliminary plan applications shall be accurately designed considering the following requirements:
(1) 
Location, dimensions and functional classification of all proposed streets and rights-of-way, with a statement of any conditions governing their ownership, maintenance and use.
(2) 
Suggested street names.
(3) 
Location and dimensions of all proposed easements and rights-of-way, with a statement of any conditions governing their ownership and use.
(4) 
Location, layout, dimensions and areas of all existing and proposed lots within the development.
(5) 
The minimum building setback lines for each lot within the development. This shall include the front, side, rear and reverse setbacks, as determined acceptable by the Zoning Officer.
(6) 
A statement of the intended use of all lots and parcels within the development.
(7) 
Lot numbers and a statement of the total number of lots and parcels being developed. The residue parcel shall be included as a separate lot not intended for development.
(8) 
The location of all existing and proposed street monuments.
(9) 
The location of all existing and proposed property markers.
(10) 
The location of proposed sanitary sewage disposal facilities, with a statement of any conditions governing the ownership, operation and maintenance of the proposed sanitary sewage disposal facilities and their relationship to existing sanitary sewage disposal facilities.
(11) 
Location of proposed water supply facilities, with a statement of any conditions governing the ownership, operation and maintenance of the proposed water supply facilities and their relationship to existing water supply facilities.
(12) 
Location and arrangement of proposed stormwater management facilities, with a statement of any conditions governing the ownership, operation and maintenance of the proposed stormwater management facilities and their relationship to existing stormwater management facilities.
(13) 
Parks, playgrounds and other areas dedicated or reserved for public use, with a statement of any conditions governing their ownership, operation, maintenance and use.
(14) 
Where on-lot sewage disposal is proposed, the location of the probe and percolation test sites shall be shown on the preliminary plan. The results of such tests shall be submitted to Muhlenberg Township for review and consideration.
(15) 
Other design elements relating to zoning, land use, community facilities, emergency management, utilities, stormwater management and transportation, as determined by the Planning Commission.
G. 
Unless otherwise permitted by Muhlenberg Township, all preliminary plan applications shall be accompanied with the following supplemental or supporting information:
(1) 
Typical street cross-section drawing(s) for all proposed streets.
(2) 
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 all vertical curves.
(c) 
Existing and proposed storm sewer mains, manholes, inlets and culverts.
(d) 
Existing and proposed sanitary sewer main and manholes.
(e) 
All profiles shall show pipe crossings, storm sewers, 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).
(3) 
Upon consulting with the Muhlenberg Township Engineer, 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; or
(d) 
One inch equals 50 feet horizontal, and one inch equals five feet vertical.
(4) 
A stormwater management plan shall be prepared in accordance with § 310-43 of this part of this chapter of the Code.
(5) 
A sediment and erosion control plan shall be prepared in accordance with § 310-44 of this part of this chapter of the Code.
(6) 
Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Muhlenberg Township Code as well as all other local, county, state or federal laws and/or permitting procedures.
(7) 
The Pennsylvania Department of Transportation shall review all plans when access is proposed onto a state road or when encroachment is proposed within a state right-of-way. All applicable permits shall be approved by the Pennsylvania Department of Transportation prior to municipal approval. The highway occupancy permit number shall be noted on the plan.
(8) 
Where considered appropriate by the Muhlenberg Township Planning Commission and Engineer, the preliminary plan application shall be accompanied with the following supplemental reports:
(a) 
An environmental impact assessment to comply with the provisions of § 310-27 of this part of this chapter of the Code.
(b) 
A community facilities impact assessment to comply with the provisions of § 310-28 of this part of this chapter of the Code.
(c) 
A traffic impact assessment to comply with the provisions of § 310-29 of this part of this chapter of the Code.
(d) 
A utility impact assessment to comply with the provisions of § 310-30 of this part of this chapter of the Code.
(e) 
A landscaping and lighting plan to comply with the applicable provisions of the Muhlenberg Township Code.
(9) 
Where considered necessary to meet the community development objectives specified by this Part 1 of this chapter of the Code, the Muhlenberg Township Planning Commission may require additional studies to address concerns relative to zoning, land use, environmental features, natural habitats, community facilities, emergency management, utilities, stormwater management and transportation.
A. 
A final plan shall be considered as an official submission to Muhlenberg Township for the purposes of formal review and discussion between the applicant and the Muhlenberg Township Planning Commission.
B. 
Unless otherwise exempted from the standard application procedures of this part of this chapter of the Code, all final subdivision plans or final land development plans shall contain the plan requirements specified in this section. Any modifications to these plan requirements shall be subject to the provisions of § 310-19 of this part of this chapter of the Code.
C. 
Unless otherwise permitted by Muhlenberg Township, all final plan applications shall be subject to the following drafting or general layout standards:
(1) 
The final plan shall be clearly and legibly drawn to a scale of one inch equals 50 feet, except under the following conditions:
(a) 
The plan may be drawn at a scale of one inch equaling 100 feet if the average size of the proposed lots within the subdivision is five acres or larger;
(b) 
The plan may be drawn at a scale of one inch equaling 20 feet if the average frontage or lot width is less than 50 feet; or
(c) 
The plan shall be prepared at a scale ranging between one inch equaling 20 feet and one inch equaling 50 feet if the applicant can sufficiently demonstrate that the scale is necessary to depict the amount of detail required by this part of this chapter of the Code while conforming with the provisions for permitted sheet sizes.
(2) 
The plan and all submitted prints thereof shall be made on sheets no smaller than 24 inches by 36 inches and no greater than 32 inches by 48 inches.
(3) 
If the final plan requires more than one sheet, a key diagram showing relative location of the several sections shall be drawn on each sheet.
(4) 
Where the final plan shows the proposed subdivision or land development of only a part of the applicant's total property, a sketch shall be required showing the prospective street system and tentative lot layout of the remainder of the property so that the total site improvements may be considered in relation to existing conditions. To prevent undue hardship in the case of extremely large properties, the Planning Commission may, based upon existing natural or man-made features, limit the area for which the prospective street system and tentative lot layout shall be sketched.
(5) 
All final plans shall be prepared by the applicant and submitted to Muhlenberg Township with the anticipation that such plan may be approved by Muhlenberg Township and released for recording with the Berks County Recorder of Deeds.
D. 
Unless otherwise permitted by Muhlenberg Township, all final plan applications shall include the following general information:
(1) 
Name or identifying title of the proposed subdivision or land development.
(2) 
North point, graphic scale, written scale, and date, including the month, day and year that the original drawing was completed and the month, day and year in which the original plan has been revised.
(3) 
A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 800 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries, and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, the name and approximate distance to the closest recognized city, town or village, or the approximate distance to the nearest existing street, shall be shown, and a title, scale and North point shall be indicated.
(4) 
Name and address of the record owner, equitable owner and applicant or developer. Where requested by Muhlenberg Township, the relationship between all parties seeking subdivision or land development plan approval shall be confidentially disclosed to Muhlenberg Township.
(5) 
Name and address of the registered engineer, surveyor, architect or planner responsible for the plan.
(6) 
Names of all adjoining record owners, with the appropriate deed reference, as recorded with the Berks County Recorder of Deeds.
(7) 
Names of all adjoining subdivision or land development plans, if any, with the appropriate plan book reference, as recorded with the Berks County Recorder of Deeds.
(8) 
Total tract boundaries of the property being subdivided or developed, with accurate distances to hundredths of a foot and bearings to 1/4 of a minute. These boundaries shall be determined by accurate field survey, which shall be balanced and close with an error of closure not to exceed one foot in 10,000 feet; provided, however, that the boundary adjoining additional unplatted land of the applicant (for example, between separately submitted final plan sections) is not required to be based upon field survey and may be calculated. The location and elevation of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided. In addition, the engineer or surveyor shall certify to the accuracy of the survey, the drawn plan, and the placement of the monuments.
(9) 
A statement of total acreage of the property and the total area being subdivided or developed.
(10) 
Zoning data, including all of the following which are applicable:
(a) 
Existing zoning district designations, requirements, use and bulk regulations;
(b) 
Any zoning district boundary lines traversing the land area proposed for the subdivision or land development;
(c) 
Any changes in the existing zoning, including any variances, conditional uses, or special exceptions that have been granted; and/or
(d) 
Any changes in the existing zoning proposed to be requested by the applicant or developer.
(11) 
A note relative to the "certification of ownership, acknowledgement 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 acknowledgement of deeds. A sample certification note has been included within Appendix B of this part of this chapter of the Code.[1]
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
(12) 
A note relative to the "certification of accuracy" shall be provided on the final plan and shall be duly acknowledged, signed and sealed by the professional engineer, surveyor, architect, landscape architect, or land planner responsible for preparing the final plan. A sample certification note has been included within Appendix B of this part of this chapter of the Code.[2]
[2]
Editor's Note: Appendix B is included as an attachment to this chapter.
(13) 
A note relative to the certification of any supplemental studies, plans, reports and/or assessments conducted to support the final plan shall be duly acknowledged, signed and sealed by the professional responsible for preparing the supplemental studies, plans, reports and/or assessments. All such certification notes shall be subject to the approval of the Muhlenberg Township Engineer and Solicitor.
(14) 
Certificates for municipal endorsement of the final plan by the Muhlenberg Township Planning Commission and Board of Commissioners. Sample endorsement notes have been included within Appendix B of this part of this chapter of the Code.
(15) 
A blank space measuring 3 1/2 inches by five inches shall be provided on the final plan, preferably adjacent to the certificates of municipal endorsement, in which the endorsement stamp of the Berks County Planning Commission may be applied.
(16) 
A blank space measuring three inches square shall be left along the lower edge of the final plan, preferably adjacent to the certificates of municipal endorsement, in which the Berks County Recorder of Deeds may acknowledge receipt and recording of the final plan when it is presented.
(17) 
Other general information that may be considered essential for the subdivision or land development, as determined by the Muhlenberg Township Planning Commission.
E. 
Unless otherwise permitted by Muhlenberg Township, all final plan applications shall include the following existing and natural features:
(1) 
Contour lines determined by acceptable surveying practices at vertical intervals of at least two feet for land with average natural slope of 5% or less and at intervals of at least five feet for land with average natural slope exceeding 5%.
(2) 
Location and elevation of the datum to which contour elevations refer; where reasonably practicable, datum used shall be a known, established bench mark.
(3) 
All existing streets, including streets of record (recorded but not constructed), on or abutting the tract, including names, right-of-way widths, cartway (pavement) widths, and center-line 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 proposed development. 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 final plan.
(6) 
All existing natural features within the proposed development and within 50 feet of the proposed development. This may include, but is not limited to, watercourses, floodplain areas, natural drainage patterns, soil types with descriptions, delineated wetlands, hydric soils, high water table soils, tree masses, steep slopes, sinkholes and rock outcrops.
(7) 
The precise 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 final plan.
(8) 
The precise 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 final plan.
(9) 
Other existing or natural features that may be considered essential for the subdivision or land development, as determined by the Muhlenberg Township Planning Commission.
F. 
Unless otherwise permitted by Muhlenberg Township, all final plan applications shall be accurately designed, considering the following requirements:
(1) 
Location, dimensions and functional classification of all proposed streets and rights-of-way, with a statement of any conditions governing their ownership, maintenance and use.
(2) 
The names of all existing and proposed streets, as approved by Muhlenberg Township, Berks County Emergency Management Agency (Berks County 911) and the post office having jurisdiction.
(3) 
The precise location and dimensions of all proposed easements and rights-of-way, with a statement of any conditions governing their ownership and use.
(4) 
The precise location, layout, dimensions and areas of all existing and proposed lots within the development. All such dimensions, arc lengths and curve radii shall be shown and defined to the nearest 0.01 foot. Bearings or deflection angles at changes in direction of line as well as central angles of all curves shall be shown to the nearest 15 seconds.
(5) 
The minimum building setback lines for each lot within the development. This shall include the front, side, rear and reverse setbacks, as determined acceptable by the Zoning Officer.
(6) 
A statement of the intended use of all lots and parcels within the development.
(7) 
Lot numbers and a statement of the total number of lots and parcels being developed. The residue parcel shall be included as a separate lot not intended for development.
(8) 
The location and elevation of all existing street monuments and/or the proposed street monuments to be set as a condition of municipal approval.
(9) 
The location and type of all existing property markers and/or the proposed property markers to be set as a condition of municipal approval.
(10) 
The location of proposed sanitary sewage disposal facilities, with a statement of any conditions governing the ownership, operation and maintenance of the proposed sanitary sewage disposal facilities and their relationship to existing sanitary sewage disposal facilities.
(11) 
Location of proposed water supply facilities, with a statement of any conditions governing the ownership, operation and maintenance of the proposed water supply facilities and their relationship to existing water supply facilities.
(12) 
Location and arrangement of proposed stormwater management facilities, with a statement of any conditions governing the ownership, operation and maintenance of the proposed stormwater management facilities and their relationship to existing stormwater management facilities.
(13) 
Parks, playgrounds and other areas dedicated or reserved for public use, with a statement of any conditions governing their ownership, operation, maintenance and use.
(14) 
Where on-lot sewage disposal is proposed, the location of the probe and percolation test sites shall be shown on the final plan. The results of such tests shall be submitted to Muhlenberg Township for review and consideration.
(15) 
Other design elements relating to zoning, land use, community facilities, emergency management, utilities, stormwater management and transportation, as determined by the Muhlenberg Township Planning Commission.
G. 
Unless otherwise permitted by Muhlenberg Township, all final plan applications shall be accompanied with the following supplemental or supporting information:
(1) 
Typical street cross-section drawing(s) for all proposed streets.
(2) 
Tentative profiles along the center line of each proposed street shown on the final 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 all vertical curves.
(c) 
Existing and proposed storm sewer mains, manholes, inlets and culverts.
(d) 
Existing and proposed sanitary sewer main and manholes.
(e) 
All profiles shall show pipe crossings, storm sewers, 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).
(3) 
Upon consulting with the Muhlenberg Township Engineer, 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; or
(d) 
One inch equals 50 feet horizontal, and one inch equals five feet vertical.
(4) 
A stormwater management plan shall be prepared in accordance with § 310-43 of this part of this chapter of the Code.
(5) 
A sediment and erosion control plan shall be prepared in accordance with § 310-44 of this part of this chapter of the Code.
(6) 
Final designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Muhlenberg Township Code as well as all other local, county, state or federal laws and/or permitting procedures.
(7) 
The Pennsylvania Department of Transportation shall review all plans when access is proposed onto a state road or when encroachment is proposed within a state right-of-way. All applicable permits shall be approved by the Pennsylvania Department of Transportation prior to municipal approval. The highway occupancy permit number shall be noted on the plan.
(8) 
Where considered appropriate by the Muhlenberg Township Planning Commission and Engineer, the final plan application shall be accompanied with the following supplemental reports:
(a) 
An environmental impact assessment to comply with the provisions of § 310-27 of this part of this chapter of the Code.
(b) 
A community facilities impact assessment to comply with the provisions of § 310-28 of this part of this chapter of the Code.
(c) 
A traffic impact assessment to comply with the provisions of § 310-29 of this part of this chapter of the Code.
(d) 
A utility impact assessment to comply with the provisions of § 310-30 of this part of this chapter of the Code.
(e) 
A landscaping and lighting plan to comply with the applicable provisions of the Muhlenberg Township Code.
(f) 
The appropriate planning modules for the planned sewage disposal facilities for the subdivision or land development plan, as may be required by Muhlenberg Township and the Pennsylvania Department of Environmental Protection.
(9) 
Where considered necessary to meet the community development objectives specified by this Part 1 of this chapter of the Code, the Muhlenberg Township Planning Commission may require additional studies to address concerns relative to zoning, land use, environmental features, natural habitats, community facilities, emergency management, utilities, stormwater management and transportation.
(10) 
Where required by the Muhlenberg Township Planning Commission or Engineer, the supplemental or supporting information submitted with the final plan shall be recorded as part of the approved final plan.
(11) 
All conditions, standards and provisions pertaining to the guarantee and/or the installation of all required improvements have been included within this Part 1 of this chapter of the Code. Where required by Muhlenberg Township, a municipal improvements agreement shall be properly executed between Muhlenberg Township and the developer prior to municipal approval.
(12) 
All conditions and provisions pertaining to contributions and fees have been included within this part of this chapter of the Code. All pertinent agreements shall be properly executed between the Muhlenberg Township and the applicant prior to municipal approval.
A. 
An environmental impact assessment (EIA) shall be performed for all subdivision and land development applications. Where required by the Muhlenberg Township Planning Commission or Engineer, a formal report shall be submitted with the subdivision or land development application.
B. 
The EIA shall consider potential impacts relating to environmental, ecological and other natural features. Specific attention shall be provided to floodplains, wetlands, hydric soils, high water table soils, steep slopes, woodlands, carbonate geological formations, endangered habitats, biodiversity corridors and other natural features identified by the Muhlenberg Township Planning Commission or Engineer.
C. 
When a formal EIA report is not required by the Muhlenberg Township Planning Commission or Engineer, all such potential impacts, mitigation measures or other issues relating to the EIA shall be adequately addressed as part of the subdivision plan or land development plan.
D. 
When a formal EIA report is required by the Muhlenberg Township Planning Commission or Engineer, the format and contents of the EIA report should be as follows:
(1) 
Statement of purpose. This section shall indicate the design standards specified by the Code have been addressed and whether the applicant is attempting to demonstrate compliance or justify noncompliance with those design standards.
(2) 
Description of existing conditions. This section shall present a description of existing characteristics of the property, including geology, topography, ground and surface water, soils, vegetation, ecology, and the existing improvements and uses.
(3) 
Description of the proposed action. This section shall describe the proposed action, including types, locations and phasing of proposed site disturbances and construction, together with proposed future ownership and maintenance of the property and the proposed improvements. A description of the proposed action must either be included within or accompany the EIA report.
(4) 
Proposed mitigation measures. This section shall describe all measures proposed by the applicant to control potential and adverse environmental impacts which may occur as a result of the proposed action and as identified by the Muhlenberg Township Engineer in his report on the application.
(5) 
List of professional and qualifications. The names, addresses, telephone numbers, resumes and qualifications of the persons directly responsible for preparing the EIA report shall be provided.
E. 
All maps that are utilized as part of an EIA or are contained within the EIA report shall be prepared at an appreciable scale utilizing information obtained from reliable sources. All such maps should accurately depict the location of the property and all proposed site improvements for the subdivision or land development plan.
F. 
The documentation presented as part of an EIA or included within an EIA report shall be subject to the review and consideration of the Muhlenberg Township Planning Commission as part of the proposed application for subdivision or land development.
A. 
A community facilities impact assessment (CFIA) shall be performed for all subdivision and land development applications. Where required by the Muhlenberg Township Planning Commission or Engineer, a formal report shall be submitted with the subdivision or land development application.
B. 
The CFIA shall consider potential impacts relating to community facilities and municipal services. Specific attention shall be provided to parks, recreation, open space, emergency management services, historical and cultural resources, educational facilities, and municipal services.
C. 
When a formal CFIA report is not required by the Muhlenberg Township Planning Commission or Engineer, all such potential impacts, mitigation measures or other issues relating to the CFIA shall be adequately addressed with the appropriate agency, board, organization or authority.
D. 
When a formal CFIA report is required by the Muhlenberg Township Planning Commission or Engineer, the format and contents of the CFIA should contain a detailed description of the proposed uses and activities, the potential impacts, and the recommended mitigation measures to be considered. The CFIA report shall be submitted to the appropriate agency, board, organization or authority for review and consideration.
E. 
The documentation presented as part of a CFIA or included within a CFIA report shall be subject to the review and consideration of the Muhlenberg Township Planning Commission as part of the proposed application for subdivision or land development.
A. 
When a proposed subdivision or land development generates 500 or more trips per day, the applicant shall prepare and submit a traffic impact study (TIS) to Muhlenberg Township for review and comment. The applicant shall utilize the transportation data and criteria that are specified within the Trip Generation Manual (latest edition), published by the Institute of Transportation Engineers (ITE).
B. 
The TIS will enable Muhlenberg Township as well as other reviewing agencies to assess the impact of a proposed development on the transportation system. The purpose of the TIS is to ensure that proposed development does not adversely affect the transportation system and to identify any problems associated with access from the site onto the existing roads. The TIS shall also identify solutions to potential traffic problems and present improvements that are to be incorporated into the proposed development.
C. 
Prior to the commencement of work on the TIS, the applicant shall consult with the Muhlenberg Township Engineer and/or his authorized representative regarding the overall content of the TIS as well as the area to be studied as part of the TIS.
D. 
The applicant shall provide advanced notification to the Muhlenberg Township Engineer and/or his authorized representative regarding any meetings that may be scheduled with the Pennsylvania Department of Transportation.
E. 
The TIS shall contain a complete description of the proposed internal and external transportation system. The TIS shall describe the external roadway system within 2,000 feet of the development along the adjacent roadway in both directions from all access points or to a major intersection along these roadways. Major intersections in the TIS area shall be identified and delineated after consulting with the Muhlenberg Township Engineer and/or his authorized representative(s). All future transportation improvements which are part of proposed roadway improvements and are part of proposed surrounding developments shall be identified and included in the calculations.
F. 
Unless otherwise permitted by Muhlenberg Township, all background documentation and traffic counts should not be older than two years from the time the initial application or TIS has been submitted to Muhlenberg Township.
G. 
Calculations for existing traffic conditions shall be measured and documented for all roadways and intersections within the TIS area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development-generated hour(s) traffic shall be recorded. Traffic counts at major intersections in the TIS area shall be conducted, encompassing the peak highway and development-generated hour(s), said documentation shall be included within the TIS report. These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements. These generated volumes shall be distributed to the TIS area and assigned to the existing roadways and intersections throughout the TIS area. A volume-capacity and delay analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections within the TIS area. Levels of service shall be determined for each location.
H. 
Access to the site shall be on roadways which have adequate capacity to accommodate the additional traffic generated by the development. The Muhlenberg Township Planning Commission may require mitigation when the proposed development is anticipated to result in a decline in service, below level of service C, of nearby roadways or intersections. Levels of service are defined by the Highway Capacity Manual, Special Report No. 209, published by the Research Board, National Research Council, Washington, D.C., latest edition.
I. 
If an existing intersection is functioning at a level of service of D or lower prior to the development, the project shall not reduce the current level of service nor increase time delay. A copy of the application shall be provided to the appropriate municipal authority(ies), and to the Pennsylvania Department of Transportation if on a state-maintained road, for timely review and comment. The Planning Commission may approve a development not meeting this requirement if the applicant demonstrates that:
(1) 
A public agency has committed funds to construct the improvements necessary to bring the level of access to this standard; or
(2) 
The applicant will assume financial responsibility for the improvements necessary to bring the level of service to this standard and will guarantee the completion of the improvements within one year of project approval.
J. 
The analysis will determine the adequacy of the existing roadway system to serve the current and projected traffic demand. Roadways and/or intersections experiencing level of service D, E or F, as described in Highway Capacity Manual, Special Report 209, as amended, shall be noted as congested locations.
K. 
All anticipated turning movements shall be calculated. Documentation of all assumptions and methodology used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. Any characteristics of the site that will cause particular trip-generation problems shall be noted.
L. 
The total future traffic demand shall be calculated and included within the TIS. The total traffic demand shall consist of the combination of existing traffic expanded to the completion year, which shall include background growth rate per year, the traffic generated by the proposed use or development, and the traffic generated by other proposed developments within the TIS area. A second volume/capacity and delay analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculation for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections within the TIS area. Volume/capacity and delay calculations shall be completed for all major intersections. The procedures described in the Highway Capacity Manual, Special Report 209, as amended, and as outlined in the PennDOT Design Manual, Volume 2, or as amended, shall be followed.
M. 
The levels of service for all roadways and intersections shall be listed. All roadways and/or intersections showing a level of service D, E or F and volume/capacity ratios equal to or greater than 1.0 shall be considered deficient. The TIS shall conclude with a list of specific recommendations for the elimination of these traffic problems. This listing of recommended improvements shall include, but not be limited to, internal circulation design, site access location and design, external roadway and intersection design and improvements, traffic signal installation and operation (including timing), and transit design improvements. All physical roadway improvements shall be depicted within the TIS. Signal timing should be evaluated for any intersection with a level of service D, E or F, but a volume/capacity ratio of greater than 1.0. Warrants for signalization shall be examined for any unsignalized intersections with level of service D, E or F.
N. 
The TIS should provide an overall assessment of existing and proposed pedestrian traffic within the interior road system of the development, along existing roads adjacent to the development, and all modes of transportation within 1,000 feet of the proposed development. The assessment should evaluate the existing and proposed infrastructure (sidewalks and bicycle lanes) that could accommodate nonmotorized modes of transportation. Recommendations shall be provided to provide safe and convenient pedestrian modes of transportation.
O. 
On-site traffic improvements may be required by Muhlenberg Township in order to control traffic patterns, to lessen traffic congestion, to facilitate the adequate provision for future community or transportation improvements, and/or when clearly in the interest of the public health, safety, or general welfare. On-site traffic improvements may include, but are not limited to, cartway widening, right-of-way dedication, shoulder stabilization, vertical or horizontal curve realignment, grading and/or traffic control devices. The TIS shall include a list of recommendations for on-site traffic improvements and shall assure safe interior circulation patterns by separating vehicular and pedestrian traffic within the site whenever possible.
P. 
On-site pedestrian improvements may be required by Muhlenberg Township in order to improve nonmotorized modes of transportation and/or when clearly in the interest of the public health, safety or general welfare. On-site traffic improvements may include, but are not limited to, sidewalks, crosswalks, bicycle lanes, walking trails and handicapped ramps. The TIS shall include a list of recommendations for pedestrian improvements.
Q. 
The applicant shall consult with the Muhlenberg Township Engineer and/or his authorized representative regarding on-site traffic and pedestrian improvements which may be required as a result of the proposed subdivision or land development.
R. 
The applicant shall incur the cost of all required TIS as well as all on-site traffic and pedestrian improvements that may be required by Muhlenberg Township or the Pennsylvania Department of Transportation.
S. 
The documentation, analysis and recommendations contained within the TIS shall be subject to the review and consideration of the Muhlenberg Township Planning Commission and Engineer as part of the proposed application for subdivision or land development.
A. 
A utility impact assessment (UIA) shall be performed for all subdivision and land development applications. Where required by the Muhlenberg Township Planning Commission or Engineer, a formal report shall be submitted with the subdivision or land development application.
B. 
The UIA shall consider potential impacts relating to sewage disposal, water supply and other utility services. Specific attention shall be provided to the capacities and condition of the existing utility infrastructure as well as the ability to accommodate the additional utility demands of the subdivision or land development.
C. 
When a formal UIA report is not required by the Muhlenberg Township Planning Commission or Engineer, all such potential impacts, mitigation measures or other issues relating to the UIA shall be adequately addressed with the appropriate agency, board, organization or authority.
D. 
When a formal UIA report is required by the Muhlenberg Township Planning Commission or Engineer, the format and contents of the UIA should contain a detailed description of the proposed uses and activities, the potential impacts and the recommended mitigation measures to be considered.
E. 
The documentation presented as part of a UIA or included within a UIA report shall be subject to the review and consideration of the Muhlenberg Township Planning Commission as part of the proposed application for subdivision or land development.
F. 
Where considered appropriate by the Muhlenberg Township Planning Commission or Engineer, the UIA report shall be submitted to the appropriate agency, board, organization or authority for review and consideration.
A. 
Upon the completion of all site improvements required by the approved final plan and subsequent improvements agreement, the applicant or any successor of interest to the applicant shall supply Muhlenberg Township with a complete set of as-built plans or improvement plans for the entire tract, showing all lot lines as deeded and all surface and subsurface improvements as actually constructed.
B. 
The as-built plans or improvement plans shall be prepared at the same scale as the approved final plan.
C. 
The applicant or any successor of interest to the applicant shall submit the as-built plans or improvement plans to Muhlenberg Township for review and consideration prior to the acceptance of any municipal improvements within the development. The as-built plans or improvement plan shall contain the following information:
(1) 
Street cartway and right-of-way, including the width, horizontal curves, vertical curves, curb radius, transitions for the cartway and curb and center-line road grades.
(2) 
Sidewalk and handicapped ramps, including the location, width and alignment.
(3) 
Driveways and curb cuts, including the locations and widths.
(4) 
Curbs, including elevations along all transitions involving horizontal curves and intersections.
(5) 
Street monuments with elevations.
(6) 
Public utilities, including gas, electric, cable and telephone.
(7) 
Stormwater management facilities, including all detention basins, retention basins, infiltration trenches, pipes, catch basins, manholes, outlet structures, emergency spillways, berms and all other structures, with locations, elevations, dimensions, widths, lengths, slopes, inverts, volume and material.
(8) 
Erosion and sedimentation control facilities, including location, type and specifications for permanent facilities.
(9) 
Sanitary sewer facilities, including treatment facilities, pump stations, collection and conveyance facilities, manholes, cleanouts and laterals, with locations, dimensions, widths, lengths, slopes, inverts and material.
(10) 
Water supply facilities, including treatment facilities, booster pump stations, mains, valves, fire hydrants, service lines, and connections, with locations, dimensions, widths, lengths, slopes, inverts and material.
(11) 
Streetlights, including location, type, size and intensity.
(12) 
Street and traffic control signs, including location, type and size.
(13) 
Street addresses for each lot or building.
(14) 
Landscaping and planting materials, including location, diameter and size.
(15) 
Easements and rights-of-way, including location, width, description and purpose.
(16) 
Tract boundaries and lot lines, including locations and descriptions.
(17) 
Any additional information required by the Muhlenberg Township Engineer.
D. 
The Muhlenberg Township Engineer or his authorized representative shall review the as-built plans to determine if they are complete and acceptable. Upon determining if the as-built plans are acceptable, the applicant or developer shall provide Muhlenberg Township with the following:
(1) 
One complete Mylar set of as-built plans or improvement plans;
(2) 
Three complete paper copies of the as-built plans or improvement plans, of which one complete set shall be recorded with the Berks County Recorder of Deeds; and
(3) 
One complete copy of the as-built plans or improvement plans in an electronic format acceptable to the Muhlenberg Township Engineer or his authorized representative.