Source: https://ecode360.com/11700405
Timestamp: 2020-05-29 08:12:18
Document Index: 194441439

Matched Legal Cases: ['§ 281', '§ 281', '§ 281', '§ 281', '§ 281', '§ 281', '§ 281', '§ 325', '§ 325', '§ 325', '§ 325', '§ 325', '§ 151']

Township of West Whiteland, PA Plan Requirements
Ch 281 Art III Plan Requirements
§ 281-15 Sketch plan.
§ 281-16 Preliminary plan.
§ 281-17 Final plan.
§ 281-18 Modification of requirements.
§ 281-19 Additional studies.
§ 281-20 PennDOT approved plan.
Township of West Whiteland, PA / Part II: General Legislation / Subdivision and Land Development
The sketch plan shall be submitted by the applicant as a basis for information discussion with the Planning Commission and the Board as to the intended use and arrangement of a proposed subdivision or land development.
Data furnished in a sketch plan shall be at the discretion of the applicant; however, to obtain maximum benefit, it is suggested that a sketch plan include the following information:
Date of the plan.
Sketch or map showing the location of the tract in relation to adjacent properties and existing streets.
Approximate plan scale.
Streets, easements, rights-of-way and public lands on and adjacent to the tract, properly named and identified.
Soil types, at plan scale, with source of data.
Portions of the tract underlain by carbonate geology, as delineated on the Carbonate Area District Map within Chapter 325, Zoning.[1]
Editor's Note: Exhibit 1, Environmental Features, of the Zoning Map includes the Carbonate Area District and is included at the end of Ch. 325, Zoning.
Contour lines, at plan scale, with source of data.
Approximate areas of prohibitive and precautionary slopes, as defined in Chapter 325, Zoning.
Approximate location of one-hundred-year floodplains and wetlands.
Buildings, tree masses, quarries, and other physical and topographical features on the tract. With respect to wooded lands, the outer perimeter of the canopy and any internal interruptions to the canopy with an area greater than or equal to 1/4 acre shall be depicted in plan review.
[Amended 3-21-1995 by Ord. No. 234]
In the case of land development plans, proposed general layout including building locations, parking lots (with number of spaces provided), loading areas, access drives, and open spaces.
Tract area.
Number, type and density of dwelling units.
Size and intended use of open spaces.
The intended type of water and sanitary sewer systems.
A sketch plan need not be to exact scale nor precise dimensions.
Where the sketch plans show the subdivision or development of only a portion of the subdivider's or record holder's entire property, the Planning Commission may request a drawing showing the remainder of that property and a proposed street system for the remainder of the property proposed for ultimate subdivision.
The following materials shall be submitted for consideration as the preliminary plan for subdivision or land development:
Sketch or map, drawn to scale, showing the location of the proposed subdivision or land development and streets therein in relation to adjacent properties and existing streets. The scale shall be indicated.
Plan size. All preliminary plans shall be drawn on twenty-two-inch by thirty-four-inch or twenty-four-inch by thirty-six-inch sheets. Where necessary, preliminary plans shall be drawn in two or more sheets, accompanied by a key diagram showing relative location of the sheets. Sheets reduced in size to meet the above sheet size will not be accepted.
A map or series of maps drawn to a scale, not smaller than 100 feet to the inch, such that the plans are legible, and showing the following:
Project identification information, including:
Name, address, seal, and signature of the engineer, architect, landscape architect, or surveyor who prepared the plan.
Name and address of the landowner.
Tract boundaries, showing bearing and distances and source of data.
Number and size of parking spaces.
All existing streets on or immediately adjacent to the tract, including name, route number, right-of-way width and cartway width.
The location and dimensions of existing easements, rights-of-way, public lands, monuments and other similar features.
The location of trails which have been in public use shall be indicated, as well as how their continued use is to be provided for.
All existing buildings, towers, sewers, water mains, culverts, petroleum products or gas mains, fire hydrants, railroad tracks, wells, underground tanks, on-site sewage disposal systems and other significant man-made features on the tract.
Actual contours established by field survey at vertical intervals of two feet. This requirement may be waived by the Board of Supervisors for a small subdivision or where no new utilities or roads are contemplated.
Datum to which elevations refer. Where reasonably practicable, datum shall refer to known, established elevations (e.g., mean sea level).
The zoning applicable to the tract to be subdivided or developed along with all zoning boundaries that traverse the tract. Required and proposed area and bulk regulations shall be provided in tabular form.
The names of owners of all abutting unplatted land and the names of all abutting subdivisions or developments.
Existing natural features of the tract including, but not limited to:
Tree masses in areas not to be disturbed.
Individual mature trees of six-inch and greater DBH within 50 feet of areas to be disturbed, by species and size.
[Amended 3-21-1995 by Ord. No. 234; 3-10-2004 by Ord. No. 309]
Areas of carbonate geology.
Areas of prohibitive and precautionary slopes.
Habitats of threatened and endangered species of special concern in Pennsylvania within the tract as established by the Pennsylvania Natural Diversity Inventory and/or Pennsylvania Biological Survey or other habitat determined by the Township or other governmental agencies to be of concern. If such habitats exist on the tract, the measures proposed to protect the habitats shall be indicated.
Floodplains, including the floodway, floodway-fringe, base flood elevation(s), and approximate one-hundred-year floodplain established by FEMA.
For watercourses for which FEMA has not established through study the one-hundred-year floodplain and base flood elevations, the applicant shall determine the existing and proposed floodplain in accordance with § 281-34F of this chapter.
[Amended 3-10-2004 by Ord. No. 309]
Proposed lot layout with approximate dimensions of lot lines and lot sizes.
Information on proposed streets and street extensions or spurs as are reasonably necessary to provide access to adjoining developed or underdeveloped areas, including:
Right-of-way and cartway width.
Centerline radii of horizontal curves.
Preliminary profiles, including existing and proposed center line grades, and lengths of vertical curves. For roadways which have an existing elevation difference of five feet or more across the right-of-way, profiles of both existing right-of-way grades shall also be shown.
Where off-site sewer service is anticipated, the preliminary design of sewerage systems including, but not limited to, the location and grade of sewers, pumping stations, force mains, and, where applicable, sewage treatment plants, showing the type and degree of treatment intended and the size, capacity and the location of treatment facilities.
Where off-site water service is anticipated, the preliminary design of water distribution facilities including the size and location of water mains, fire hydrants, storage tanks, and, where appropriate, wells or other water sources.
Where on-site water service is anticipated other than by private wells owned and maintained by the individual lot owners within the development, satisfactory evidence that the water supplier is or will be a certificated public utility, a bona fide cooperative association of lot owners, or a municipal corporation, authority or utility.
Plans for the design and location of adequate surface and storm drainage accompanied by stormwater runoff calculations. Such plans shall incorporate the following:[1]
All existing facilities and natural systems for stormwater runoff, including the existing capacities of existing downstream facilities and the effect of postdevelopment stormwater flows to downstream properties.
All proposed earthmoving and grading, including proposed contours for the entire subdivision or land development, and approximate home and driveway locations for residential subdivisions.
All proposed facilities and natural systems for stormwater runoff, including:
The location of drainage swales, detention or retention basins, nonimpervious surfaces, etc.
The size, elevations, and location of manholes, pipes, inlets and endwalls.
Preliminary designs of any bridges and culverts that may be required.
The associated drainage areas used in the design of all drainage features described in Subsection C(14)(c)[1], [2] and [3] above.
Profiles of all storm sewers, including existing and proposed grades along the storm sewer.
All proposed site stabilization, restoration, and erosion and sedimentation control measures.
Editor's Note: See Ch. 270, Stormwater Management.
If land to be subdivided lies partly in another municipality, the applicant shall submit information concerning the location and provision of public utilities on lands subject to his control within the adjoining municipalities.
The design of public improvements shall provide for a smooth, practical transition where specifications vary between municipalities. Evidence of approval of this information by appropriate officials of the adjoining municipalities shall also be submitted.
Where the preliminary plan covers only a part of the applicant's entire holding, a sketch shall be submitted of the prospective street and lot layout for the remainder.
Easements, rights-of-way, and any covenants applicable and/or references thereto, including easements to extend utilities to adjoining properties as necessary.
A preliminary land development plan in addition to the aforementioned Subsections C(1) through (17), as applicable, shall show proposed:
Building locations.
Location, size, and grades of parking lots and access drives.
Provisions for access and traffic control.
Locations and size of loading areas.
Provisions for landscaping of the site, including berms, plant material and retaining walls and including the location(s), size and species of all required replacement trees.
[Amended 5-21-1995 by Ord. No. 234]
Provisions for lighting of the site.
Where the subdivision and/or development lies partially or completely in a flood-prone area or borders a flood-prone area, the preliminary plan shall include detailed information giving the location and elevation of proposed roads, public utilities and building sites.
Historical or archaeological features.
All class 1, class II and class III historic resources shown on the Historic Resources Map and/or inventory of the West Whiteland Historical Commission and other significant historical or archaeological features which are located within the tract or within 100 feet of the tract shall be drawn and identified on the preliminary plan.
To determine if significant historical or archaeologic features are located within the tract or within 100 feet of the tract, the Township shall compare the tract location to the archaeological features sensitivity maps prepared by the Bureau for Historic Preservation and to the Historic Resources Map in Chapter 325, Zoning. If the tract is located in an area of high or medium probability for the presence of archaeological features or sites or if a historic resource is present, the applicant must contact the Bureau for Historic Preservation. The applicant must comply with the Bureau's recommendations. Written documentation of the Bureau's recommendations shall be provided to the Township and to the Historical Commission.
An historic resources impact study shall accompany the preliminary plan when required by the Board of Supervisors pursuant to § 325-92 of Chapter 325, Zoning.
Nonvehicular access and circulation plan with consideration of § 325-37 of Chapter 325, Zoning, the Township's Comprehensive Plan and any other plans which may be adopted by the Township.
Impact statements as required by § 325-42 of Chapter 325, Zoning.
Playgrounds, public buildings, public areas and parcels of land proposed to be dedicated or reserved for public use, and provisions for ownership and maintenance of streets and open spaces not proposed for dedication.
Provisions for ownership and maintenance of stormwater management facilities.
A statement describing and construction details of proposed public, private and quasi-public improvements, including streets, curbs, storm drainage facilities, parking areas, sidewalks, sanitary sewers, water supply, etc., including, without limitation, such easements or covenants requiring repair and maintenance of sidewalks by the property owner abutting thereon.
[Amended 8-23-1994 by Ord. 226]
Where on-site sewage disposal facilities are anticipated, the applicant shall submit a statement with regard to the suitability of the soil to absorb sewage wastes. Where in the opinion of the Township doubt exists about the ability of the oil to absorb such waste, the Board may require that a feasibility report be prepared by a registered professional engineer certifying that the proposed quantities of waste generated within the subdivision or land development can be adequately and properly disposed of with an on-site sewage disposal facility. This requirement is for both subdivision and land development submissions.
A statement or certificate by the applicant indicating that the subdivision or land development plans are or are not in conformity with engineering, zoning,[2] building,[3] sanitation, land, other applicable Township ordinances and regulations, and if they are not so conforming, the reason for requesting an exception.
Where subdivision of land is proposed as a part of land development because of the creation of mortgages encumbering less than the entire tract, a plan shall be submitted showing the proposed division of property including rights-of-way for access to all parcels not fronting on public roads. Such rights-of-way shall be a minimum of 25 feet wide.
Where the subdivider proposes to locate a street, driveway, or other improvement within a portion of a utility right-of-way, or to relocate an existing utility line, a letter from the appropriate utility company giving permission to locate within the right-of-way or relocate the existing line.
In the case of subdivision or land development plans proposed to be submitted in stages at final plan, a drawing delineating the proposed stages and indicating the order of submittal and schedule of submittal of the stages. Staging of sanitary sewer, water, storm drainage, and erosion and sediment control facilities shall also be indicated.
When required by the Board, the plans for subdivisions or land developments proposing the use of an on-site well(s) shall be accompanied by a hydrogeologic study prepared by a qualified hydrogeologist and consisting, as a minimum, of a map showing the location of the proposed well(s); a description of the geologic conditions on and around the site, including factors which would affect the groundwater recharge rate and the degree of groundwater renovation; an analysis of site geology, including stratigraphy, structure, and soils; an analysis of hydrogeology, including aquifer characteristics, groundwater movement, local water use, aquifer yield, and water quality; and an analysis of groundwater impacts, availability of groundwater, well interference, water quality, and yield availability. Should it be determined that the proposed use(s) would result in a degradation of groundwater quality, or eliminate the potential groundwater use at nearby properties, measures that will be employed to prevent these adverse impacts shall be indicated.
When the applicant is required to submit a DEP Planning Module Component 2 or 3 to DEP, he must submit an information form to the Pennsylvania Historical and Museum Commission (PHMC). A copy of the information form and the response of the PHMC shall be submitted to the Township. A copy of any site survey investigation prepared shall also be submitted along with the PHMC review of the survey report. Any plan the applicant prepares to avoid the impact on the area or, if the site cannot be avoided, mitigated impacts to the resource through data collection or information recovery at the site shall be submitted. The PHMC's comments and decision regarding the mitigation/avoidance plan shall also be submitted. All such material shall also be submitted to the Township Historical Commission for review.
If there is evidence of dumping of waste on the site, a preacquisition site assessment and detailed environmental screening and site investigation as required by the Board shall be submitted by the applicant.
Final plans for the subdivision of land and land development shall conform in all important details with preliminary plans as reviewed by the Board, including any conditions specified as a result of review of preliminary plans.
The subdivision or land development plans submitted for review for final approval shall be clear and legible black on white or blue line prints of the drawings. Upon completion of review, and for signature by the Board, clear reproducible copies of the full set of plans shall be submitted.
Final plans shall be drawn on twenty-two-inch by thirty-four-inch or twenty-four-inch by thirty-six-inch sheets. Where necessary, final plans shall be drawn in two or more sheets, accompanied by a key diagram showing relative location of the sheets. The scale shall be such that the plans are legible. Sheets reduced in size to meet the above sheet size will not be accepted.
Name, address, seal and signature of the engineer, architect, landscape architect or surveyor who prepared the plan.
Tract boundaries from field survey, showing bearings and distances.
Number, type, and density of dwelling units.
Location map drawn to scale, with the scale indicated.
The net and gross area of each lot and the area of each area proposed to be dedicated to public use.
Space for signatures of the Board of Supervisors.
Space for signature of the Planning Commission.
Space for endorsement of the County Planning Commission.
Space for acknowledgment by the County Recorder of Deeds.
All existing streets on or adjacent to the tract, including name, state route or Township number, right-of-way width and cartway width.
The location and dimensions of existing easements, rights-of-way, public lands, monuments, and other similar features.
All existing buildings, towers, sewers, water mains, culverts, petroleum products or gas mains, fire hydrants, wells, underground tanks, on-site sewage disposal systems and other significant man-made features on the tract.
The zoning applicable to the tract being subdivided along with all zoning boundaries that traverse the tract. All conditions of conditional use and Zoning Hearing Board approvals and other conditions of approval.
Sufficient data to determine readily the location, bearing and length of every lot and boundary line and to produce such lines upon the ground indicating the bearing and length of all straight lines and radii, length of curve, and central angle for curved lines.
A building envelope shall be delineated by drawing required front, side, and rear setback lines.
The plan for lots within a subdivision shall show house numbers. House numbers shall be assigned by the Township in coordination with the Postal Department.
Individual mature trees of six-inch and greater DBH within 50 feet of areas to be disturbed, by species and size in areas to be disturbed and, by plan note, the projected number and proportion of mature trees to be destroyed as a consequence of the proposed development.
Area of carbonate geology.
Boundaries of the one-hundred-year floodplain and base flood elevations.
Where off-site sewer service is to be provided, the final design of all facilities including, but not limited to, sewers, manholes, pumping stations and sewage treatment facilities.
Plans for the design and location of adequate surface and storm drainage accompanied by complete stormwater runoff calculations. Such plans shall incorporate the following:
All proposed earthmoving and grading, including existing and proposed contours for the entire subdivision or land development, and approximate home and driveway locations for residential subdivisions.
The location and design of drainage swales, basins (including berms, outlet structures and emergency spillways), nonimpervious surfaces, etc.
The size, elevations and location of manholes, pipes, inlets and endwalls.
Final design of any bridges and culverts that may be required.
The associated drainage areas used in the design of all drainage facilities described in Subsection D(11)(b)[1], [2], and [3] above.
The rock size (NSA or PennDOT rock lining designation), depth, length and width of rip-rap aprons, with design calculations and a typical cross-section detail.
Proposed terms and arrangements for the ownership and maintenance of storm drainage facilities.
Where off-site water service is to be provided the final design, location and size of all proposed water service facilities shall be shown including wells, storage tanks, pumps, mains, valves, and hydrants. A review shall be secured from West Whiteland Township, the West Whiteland Township Fire Marshal and the water purveyors for the location and number of fire hydrants.
Location of all retaining walls. When retaining walls are proposed, design calculations shall be provided, and construction details shown on the plan, indicating wall heights, construction materials and specifications, and where deemed necessary by the Township, railings, fences, guide rail, etc.
Location of permanent street and boundary reference monuments and markers.
Final plans shall show sufficient information so that conformity to zoning and subdivision design standards is demonstrated.
Nonvehicular access and circulation plans, with consideration of § 325-37 of Chapter 325, Zoning, the Township Comprehensive Plan and any other plans adopted by the Township.
Historical and archaeological features.
All class 1, class II and class III historic resources shown on the Historic Map and/or Inventory of the West Whiteland Historical Commission and other significant historical or archaeological features which are located within the tract or within 100 feet of the tract shall be drawn and identified on the final plan.
To determine if significant historical or archaeologic features are located within the tract or within 100 feet of the tract, the Township shall compare the tract location to the archaeological features sensitivity maps prepared by the Bureau for Historic Preservation and to the Historic Resources Map in Chapter 325, Zoning.[1] If the tract is located in an area of high or medium probability for the presence of archaeological features or sites or if a historic resource is present, the applicant must contact the Bureau for Historic Preservation. The applicant must comply with the Bureau's recommendations. Written documentation of the Bureau's recommendations shall be provided to the Township and to the Historical Commission.
Editor's Note: The Historic Resources Map is included at the end of Ch. 325, Zoning.
An historic resources impact study shall accompany the final plan when not previously submitted to the Township and required by the Board of Supervisors pursuant to § 325-92 of Chapter 325, Zoning.
Easements, rights-of-way, and any covenants applicable and/or references thereto, including easements to extend utilities to adjoining properties as necessary and such easements or covenants requiring maintenance and repair of sidewalks by the property owners abutting thereon. All such easements, rights-of-way and covenants shall be in form capable of recordation and in form and substance satisfactory to the Township Solicitor.
[Amended 8-23-1999 by Ord. No. 226]
Information on proposed streets, including:
Right-of-way and cartway widths.
Center line radii of horizontal curves.
Sufficient data to determine readily the location, bearing, and length of every street right-of-way and cartway line and to produce such lines upon the ground indicating the bearing and length of all straight lines and radii, length of curve, and central angle for each curved line.
Clear sight triangles at each street and driveway intersection.
Traffic-control devices, including regulatory and street name signs, located in accordance with Township requirements.
Guide rail locations.
Sight distances at entrances to public streets.
Where streets or parking areas are proposed, profiles and cross sections incorporating the following information:
The profile plan shall show the vertical section of the existing grade and proposed grade along the center line of the proposed street. Where storm drainage and/or sanitary sewer lines, water lines, manholes, and inlets are proposed, they shall also be indicated on the profile plan. For roadways which have an existing elevation difference of five feet or more across the right-of-way, profiles of both existing right-of-way grades shall also be shown.
The horizontal scale on the profile plan shall be not less than one inch equals 100 feet and the vertical scale shall be not less than one inch equals 10 feet or in cases where larger scales are used, the ratio shall be 1:10 vertical to horizontal.
A typical cross section of proposed street or parking lot construction shall be shown on the profile plan and shall indicate the following:
Right-of-way width and the location and width of cartway within the proposed right-of-way.
Type and thickness of materials and crown proposed.
Type and size of curbing to be installed.
The location, width, type and thickness of sidewalk to be installed.
The location and width of planting strips to be provided.
If required, a plan for location and type of streetlights to be installed, together with the necessary contract for streetlight installation for approval by the Township.
Certification by the engineer or land surveyor who prepared the plan that the plans are in conformity with zoning,[2] building,[3] sanitation and other applicable Township ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception has been officially authorized. Plans and surveys shall be prepared in accordance with the Professional Engineers Registration Law.[4]
Editor's Note: See 63 P.S. § 151.
Final land development plan.
A final land development plan shall show in addition to the aforementioned six items as applicable, proposed:
First floor elevations and, where applicable, basement elevations.
Location, size and grades of parking lots and access drives, with data to support number of parking spaces provided.
Provisions for landscaping, including berms, plant materials, retaining walls, lighting fixtures and walkways. All rights-of-way and easements shall be shown on this sheet. The location(s), size and species of all required replacement trees and plan notes and construction detail plans as to their installation, guarantee and maintenance.
Provisions for lighting and an illuminance grid indicating footcandle levels throughout the site. On the lighting plan, the type of fixture to be placed at each location shall be noted. The type and height of poles and the type and brightness of fixtures shall be specified.
Table of compliance with Chapter 325, Zoning, requirements, all conditions of conditional use and Zoning Hearing Board approvals and other conditions of approval.
The use and plan shall be in conformance with the requirements of Chapter 325, Zoning, with regard to use, area and bulk regulations and design standards for the district in which the proposed land development is located.
Where subdivision of land is proposed as a part of land development because of the creation of mortgages encumbering less than the entire tract, the final plan shall be submitted showing the proposed division of property including easements and/or rights-of-way for access to all parcels not fronting on public roads.
The final subdivision and/or land development plan shall include thereon or be accompanied by:
An affidavit of ownership by the landowner(s) of the land proposed to be subdivided.
Copies of approvals, plans and permits required by any other governmental regulatory agencies concerning matters under their jurisdiction (e.g., PA DEP, County Conservation District, Army Corps of Engineers, etc.).
Copies of any agreement(s) incident to the construction, operation, maintenance and/or dedication of facilities for public use.
All offers of dedication of streets.
Highway occupancy permits required for access to state highways.
Engineering and traffic study for regulatory signage and controls.
Data required by Article XV, Carbonate Area District, of Chapter 325, Zoning.
Electronic final plan submission.
An electronic submission is required in either a .DXF of .DWG format. This submission may be on a compact disc (CD) or a ZIP disc (standard compression format only). The electronic submission shall be prepared to meet commonly accepted drafting and engineering industry standards for layers, but shall, as a minimum, include descriptive information layers containing the following:
Lot lines (no text).
Right-of-way lines (no text).
Street center lines (no text).
Edge of pavement lines/curb lines.
Easements; separate layers for water, sanitary sewer and stormwater, which must be further separated for dedicated versus private deed-restricted areas. All easement areas must be clearly labeled.
Floodplains; separate layers for FEMA and calculated floodplains.
Utilities; separate layers for water and sanitary sewer.
Stormwater facilities; separate layer for dedicated facilities and privately owned easement facilities, i.e., swales, basins, etc.
Along with the standard submission criteria, the applicant shall provide a computer-aided drafting (CAD) file containing, as a minimum, the horizontal (or plan view) sheets of the project. Along with the CAD file the applicant must supply all special font and linetype files. This file shall be in the industry standard .DXF (digital exchange file) format or other format approved by the Township, i.e., .DWG, .PRO, etc. The file may be delivered on standard three-and-one-half-inch floppy disk, ZIP disk (standard compression only), or compact disc (CD) (file must be readable). The file shall be prepared to meet commonly accepted drafting standards. Care should be taken, for layering structure, to differentiate title line work, utilities by type, and existing versus proposed information.
It is the intent of this subsection of the chapter to provide easy access to information used through the approval process and to further the community's overall understanding of infrastructure development. The computer file will be kept at the Township and may, upon written request, be viewed at the Township; at no time or under any circumstances will copies of the computer file be made available to parties other than the original applicant. Paper copies of these public records will be made available on request and for a fee to cover administrative and reproduction costs.
The Board of Supervisors may require studies or other special analyses, such as traffic, hydrogeologic, stormwater, etc., for certain subdivisions or land developments where deemed necessary. Such studies shall be reviewed by Township consultants, and the cost of such studies, including consultant review, shall be borne by the applicants.
When PennDOT highway occupancy permits for driveways or streets are issued, those approved plans shall become part of West Whiteland Township's approved plans.