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.
