§ 155.045 APPROVAL REQUIRED.

   After the effective date of this chapter, no person, firm or corporation proposing to make or having made a subdivision or land development, within the area of jurisdiction of this chapter, shall proceed with any development, such as grading of roads or alleys or any other action, before obtaining approval of the proposed subdivision or land development by the Township Board of Supervisors. The provisions and requirements of this chapter shall apply to and control all land subdivision and development which has not been recorded in the office of the Recorder of Deeds in and for the county, prior to the effective date of this chapter.

(Ord. 2-2011, passed 10-6-2011)

§ 155.046 DISCUSSION OF REQUIREMENTS.

   Before preparing a sketch plan or preliminary plan for a subdivision or land development, the applicant should discuss with the township the procedure for adoption of a subdivision or land development plan and the requirements as to the general layout of streets and for the reservation of land, street improvements, drainage, sewerage, fire protection and similar matters, as well as the availability of existing services. The township shall also advise the applicant, where appropriate, to discuss the proposed subdivision or land development with those officials (such as the Soil Conservationist, Township Engineer and Sewage Enforcement Officer) who must eventually approve these aspects of the subdivision or land development plan coming within their jurisdiction.

(Ord. 2-2011, passed 10-6-2011)

§ 155.047 CONFORMITY WITH MASTER PLAN.

   The layout of the proposed subdivision or land development shall be in conformity with the Comprehensive Plan for the county, the Township Comprehensive Development Plan as periodically updated and any local level plan which may exist within the area of the proposed subdivision.

(Ord. 2-2011, passed 10-6-2011)

§ 155.048 SITE CONSIDERATIONS.

   No land shall be subdivided or developed:

   (A)   Unless access to the land over adequate streets or roads exists or will be provided by the applicant; or

   (B)   If such land is considered by the township as unsuitable for residential use by reason of floodplain and floodway location or improper drainage, unacceptable underlying geologic structure, insufficient depth of the seasonal water table, unsuitable soil conditions, wetlands, unfavorable topographic features or the presence of any other features harmful to the health and safety of possible residents and the community as a whole.

(Ord. 2-2011, passed 10-6-2011)

§ 155.049 SKETCH PLAN.

   (A)   Prior to the official submission of the preliminary plan, a subdivision or land development sketch plan may be submitted by the applicant or property owner to facilitate an informal discussion with the township officials concerning the proposed subdivision or land development. This informal discussion may be extremely valuable in guiding the applicant on the proper course in the development of a subdivision or land development, thereby reducing the possibility for any costly mistakes. Submission of the sketch plan will not constitute formal filing of the plan with the township. The sketch plan need not be drawn to scale or contain precise dimensions.

   (B)   The following items are suggested for inclusion in the sketch plan presentation:

      (1)   The name of the owner;

      (2)   The general location within the township;

      (3)   The proposed name of subdivision or land development;

      (4)   Tract boundary, including all land which the applicant intends to subdivide;

      (5)   General topographical and physical features along with watercourses, streams, ponds, floodplains and wetlands;

      (6)   The names of surrounding property owners;

      (7)   The north point; approximate scale and date of original drawing;

      (8)   Streets on and adjacent to the tract;

      (9)   The proposed general street layout;

      (10)   The proposed general lot layout or development;

      (11)   The proposed use of the lots or development;

      (12)   Any other information which would be helpful in the preliminary discussion of what the applicant intends to do; and

      (13)   A statement of general availability of utilities of water and sewer and the like.

(Ord. 2-2011, passed 10-6-2011)

§ 155.050 PRELIMINARY PLAN.

   (A)   The preliminary plan shall be accurately drawn to a scale of one inch equals 60 feet or larger (i.e., one inch equals 20 feet, 50 feet and the like) unless otherwise approved by the Township Engineer. The preliminary plan shall be submitted on the following sheet sizes: 18 by 24 inches; 24 by 36 inches; or 36 by 42 inches. The sheets comprising a submission shall be on one common size and shall contain the information noted in division (B) below. Reduced size eight and one-half inches by 14 inches or 11 inches by 17 inches) plans shall also be submitted.

   (B)   The preliminary plan shall contain the following information:

      (1)   Notes and data:

         (a)   The name of the proposed subdivision or land development with identification as a preliminary plan and the name of the municipality in which it is located;

         (b)   The date of application for subdivision or land development approval;

         (c)   The name and address of record owner of the tract along with deed book and page (instrument) number of the deeds conveying the property to the owner;

         (d)   The name(s) and address of developer, applicant or authorized agent if different from owner;

         (e)   The name, address and seal of registered professional engineer, architect, surveyor or landscape architect responsible for the plan;

         (f)   The tax parcel number(s) of subject tracts;

         (g)   The type of sewage disposal and water supply to be utilized. If on-lot groundwater is proposed to be used, a hydrogeological analysis must be submitted for all major subdivisions and for other subdivisions and land developments at the discretion of the township. The hydrogeologic report shall include the following:

            1.   Recharge rates for the area of development that are based on published or open files information (available from the State Bureau of Topographic and Geologic Survey or the U.S. Geological Survey) or provided by a developer’s consulting engineer or geologist;

            2.   Proposed withdrawal rates as contained in the development plan;

            3.   Information about local and regional geology that will help local officials determine whether conditions exist that would affect groundwater recharge;

            4.   Information about existing groundwater use in the vicinity to determine potential impacts on existing wells or on the proposed development;

            5.   Potential impacts to surface waters;

            6.   Determination of a housing density consistent with recharge capacity; and

            7.   Well construction specifications that will provide for adequate and safe water storage.

         (h)   The total acreage of the subject tracts, and total number of proposed lots or units (if applicable) and total gross square footage of proposed buildings (if applicable);

         (i)   The north point, graphic scale, date of original plan along with date and description of revisions to the plan;

         (j)   The base of benchmark for elevations on the plan;

         (k)   The proposed use of property;

         (l)   The number of required parking spaces (if applicable);

         (m)   A list of utility companies in accordance with Act 172, if project involves excavation;

         (n)   A legend describing symbols used on plan;

         (o)   A location map showing the proposed subdivision or land development in relation to municipal boundaries, public roads, streams and adjoining areas;

         (p)   A signed, notarized statement by the owner certifying ownership of the property, acknowledging their intention to develop the property as depicted on the plans and authorizing recording of said plan;

         (q)   A signed statement by the owner listing land or facilities to be offered for dedication to the municipality and acknowledging that the owner will be responsible for maintenance of lands or facilities until they are completed and accepted by the municipality;

         (r)   A place for the signatures of the Chairperson and Secretary-Treasurer of the Township Board of Supervisors and space to fill in date of approval;

         (s)   This following checklist box for the County 9-1-1 approval:

911-E CENTER

ADDRESSING APPROVED BY BLAIR COUNTY 911-E

CENTER ON THE _____ DAY OF ____________, ______.

BY__________________________________________
911-E DIRECTOR

         (t)   A sewage facility planning module, sewage facilities planning exemption request, or request for planning waiver and non-building declaration, as applicable; and

         (u)   A project narrative shall be submitted; the narrative shall include at least the following:

            1.   Statement of the ownership of all the land included within the development;

            2.   Explanation of the purpose/use of the subdivision or land development;

            3.   Describe sewer and water methods to be used;

            4.   Description of covenants, grants of easements or other restrictions to be placed on the use of the land;

            5.   Waivers to be requested and proposed alternatives;

            6.   Statement describing stormwater management methods; and

            7.   Statement describing any facilities to be dedicated to or maintained by the township.

      (2)   Topographic mapping of the subject tract showing the following information:

         (a)   The exterior boundary line of tract;

         (b)   Ground elevations indicated by contours at intervals of two feet for land with an average natural slope of 8% or less and at five-foot intervals for land with an average natural slope greater than 8% and the location of benchmark and datum used;

         (c)   The name and deed references of all owners of immediately adjacent land;

         (d)   Existing streets on and adjacent to the tract; name; location of right-of-way; right-of-way widths; cartway widths; type of surfacing; elevation of surfacing; driveway cuts; and approximate grades;

         (e)   Existing easements, including location, width and purpose;

         (f)   Existing utilities on and adjacent to the tract, including location, type, size and invert elevation of sanitary and storm sewers, location and size of water mains and valves, fire hydrants, streetlights, gas lines, oil and similar transmission lines and power lines with utility poles, transformers and related appurtenances. If any of the foregoing are not available at the site, indicate the distance to the nearest available utility and furnish a statement of availability;

         (g)   Watercourses, floodplains, wetlands, geologic features, tree masses and other significant natural features;

         (h)   Existing human-made features, including structures, railroads, bridges and driveways; and

         (i)   Buffer areas required by this chapter or other relevant ordinance.

      (3)   If the preliminary plan is proposed to proceed to a final plan with the posting of financial security, the following shall be shown on plans:

         (a)   A statement that approval of the preliminary plans does not authorize construction of facilities or the sales of lots depicted on plans;

         (b)   The location of proposed streets, including rights-of-way, right-of-way widths, cartway widths, approximate grades and the type and elevation of surfaces, sidewalks, gutters and the like;

         (c)   A schematic design of proposed sanitary sewage system (if applicable), showing approximate location of manholes, pump stations, treatment facilities, force mains and sizes of mains. If the subdivision or land development is to be served by a sewer authority or agency, verification of the capacity to serve the proposed subdivision or land development must accompany the submission;

         (d)   If on-site sewage disposal is to be utilized, the soil types, location of soil probes and percolation test sites and a listing of the test areas, with a summary of the general suitability of each test area;

         (e)   A schematic design of proposed water distribution system (if applicable) showing approximate location of fire hydrants, pumping facilities, treatment facilities, storage tanks and sizes of mains. If the subdivision or land development is to be served by a water authority or agency, verification of the capacity to serve the proposed subdivision or land development must accompany the submission. In cases when an on-lot water supply is to be utilized, the location of areas for proposed well sites shall be identified;

         (f)   A schematic design of proposed stormwater management system, including inlets, culverts, swales, channels and detention/retention facilities;

         (g)   Proposed lot lines, lot numbers, approximate area of each lot and proposed minimum front, side and rear building setback lines;

         (h)   Areas to be reserved for parks, playgrounds or other public uses with a statement of who will eventually assume ownership of such areas;

         (i)   Proposed buildings with ground floor area, gross square footage and height of each building, vehicular and pedestrian circulation systems and outdoor storage facilities, including bulk trash containers and material storage;

         (j)   Proposed parking areas with handicap stalls, loading areas, driveways and driveway location at the street line accessing a proposed street for each lot, buffer and other landscape areas and fire lanes;

         (k)   Phasing of project and tentative timetable with proposed sequence of the project (if applicable);

         (l)   Proposed easements, including location, width, purpose and information related to maintenance arrangements;

         (m)   If a preliminary plan is proposed to proceed to construction, with a final plan submitted for approval after completion of required improvements, the following shall be shown on plans:

            1.   A statement that approval of the preliminary plan authorizes construction of facilities depicted on plans, but does not authorize sales of lots or use of facilities; and

            2.   That information required by § 155.051(B)(7) and (C).

         (o)   Additional information when required by the township in the case of special conditions may include the following:

            1.   Profiles showing existing ground surface and proposed street grades and typical cross-sections of the roadways and sidewalks;

            2.   Areas to be reserved for schools, shopping, churches, industries, multi-family dwellings or any other known public use exclusive of single-family dwellings;

            3.   A draft of protective covenants in cases where the applicant wishes to regulate land use within the subdivision or land development and otherwise regulate and protect the proposed development; and

            4.   A water and sewerage feasibility report prepared by a registered professional engineer.

(Ord. 2-2011, passed 10-6-2011)

§ 155.051 FINAL PLAN.

   (A)   The final plan shall be accurately drawn to a scale of one inch equals 60 feet or larger (i.e., one inch equals 20 feet, 50 feet and the like) unless otherwise approved by the Township Engineer. The final plan shall be submitted on the following sheet sizes: 18 by 24 inches; 24 by 36 inches; or 36 by 42 inches.

      (1)   The sheets comprising a submission shall be on one common size and shall contain the information noted in division (B) below. Reduced size (eight and one-half inches by 14 inches or 11 inches by 17 inches) plans shall also be submitted.

      (2)   Subsequent to final plan approval after the plans have been signed, subdivision and land development plans shall also be submitted in digital format, utilizing the Adobe Acrobat PDF file system. Digital files will be accepted in single page or multi-page format. All documents submitted in digital formal will be accepted on CD-rom using the following file-naming format. Single-page files shall contain the plan order number followed by a description of the plan type. Example: “01-Cover.pdf,” “02-Site Plan.pdf” and so forth. Multipage files are to be created in the order of the plan set. Each page within the Multipage file shall contain a bookmark that describes the plan type. Example: cover sheet, site plan and so forth. Financial security shall be posted for the submission of the signed digital plans.

   (B)   The final plan shall contain the following information:

      (1)   That information required by § 155.050(B)(1), except that plan shall be identified as a final plan, and § 155.050(B)(2);

      (2)   Boundary lines of each lot or area to be dedicated or reserved for public or community use completely dimensioned in feet and hundredth of feet and bearing with degrees, minutes and seconds, with an error of closure of not more than one foot in 2,000. All curves shall show radii, lengths of arcs, tangents and chord bearings with distances;

      (3)   The location and material of all permanent monuments and lot markers;

      (4)   Lot numbers, area and setback lines on each lot;

      (5)   All proposed easements with dimensional information and purpose;

      (6)   Space on lower edge of final plan for acknowledgment of receipt and recording of plan by the County Recorder of Deeds’ office;

      (7)   The following information regarding proposed improvements:

         (a)   Design of proposed streets, including a plan showing geometry and proposed contours, typical cross-section and profiles; details of curbing, inlets or other facilities involved in street construction;

         (b)   Design of stormwater management controls in accordance with the approval of the Township Engineer and the township stormwater management ordinance (Chapter 53);

         (c)   Design of sewage collection and treatment facilities (if applicable), including plan showing location of facilities, profiles and details and other information required by the municipal authority or utility company that will assume responsibility for the system upon completion;

         (d)   If on-lot sewage is to be utilized, show soil types, location of soil probes and percolation tests, suitable primary and replacement absorption bed areas on each lot with provisions for their protection and reservation and a summary of the general suitability of each test area. The following statement shall be placed on plan: “This is not a guaranty that a sewage permit will or will not be issued for any lot or parcel. The Municipal Sewage Enforcement Officer (SEO) must be contacted to conduct any further tests, as necessary, to determine permit issuance”;

         (e)   Design of water supply facilities (if applicable), including plans and details showing location sizing and installation of mains, valves, fittings, fire hydrants and other appurtenances;

         (f)   Proposed buildings with finished ground floor elevations, ground floor area, gross floor area and height listed;

         (g)   Proposed pedestrian circulation systems, including details of construction;

         (h)   Outdoor storage facilities, including bulk trash containers and material storage;

         (i)   Proposed parking areas showing parking stalls, handicap stalls, signage, loading areas, fire lanes and driveways, with dimensional information and details of pavement construction;

         (j)   Outdoor lighting showing type of fixtures and mountings;

         (k)   Landscaping plan when required by § 155.136, or when buffer plantings are required;

         (l)   Grading plans with proposed contours and spot elevations to depict accurately all changes to the topography within the site;

         (m)   Location and details of soil erosion and sedimentation controls; and

         (n)   Profile and detail of typical driveway showing materials, cross pipes, profile, elevation and connection with public street. Driveway crosspipe sizes must be provided for each lot.

   (C)   Supporting documentation: if relevant to the proposed subdivision or land development, the following documentation shall be required and submitted prior to final plan approval.

      (1)   A soil erosion and sedimentation control plan as required by Chapter 102 of the rules and regulations of the Department of Environmental Protection along with a letter from the County Conservation District approving said plan, or the appropriate NPDES permit for stormwater discharges from construction activities for sites involving more than one acre.

      (2)   Applicable permits issued by the Department of Environmental Protection for waterway obstructions, stream or wetland encroachments and community water systems.

      (3)   A sewage planning module or request for planning exemption and a letter of approval for such from the Department of Environmental Protection.

      (4)   A water quality management permit, national pollutant discharge elimination system (NPDES) permit or other permits that may be required for sewage systems.

      (5)   Documents pertaining to homeowner associations, condominium declarations and/or restrictive covenants.

      (6)   Approval by the United States Postal Service and County 9-1-1 Center of street names.

      (7)   A highway occupancy permit issued by the State Department of Transportation, if the subdivision or land development proposes access to a state road, construction activities in a state road right-of-way, increased traffic to a state road right-of-way, or changes drainage to a state road right-of-way. If a permit is determined to not be necessary, then the developer’s consultant shall submit a written statement that they have contacted PennDOT and no permit is necessary.

      (8)   At the discretion of the township, a developer’s agreement outlining the terms and conditions of the township plan approval and defining delayed construction performance and maintenance bonding requirements. Preparation of this agreement shall be in a form acceptable to the township solicitor.

   (D)   Minor subdivision exclusions: the following may be omitted from plans for subdivisions meeting the definition as minor subdivisions:

      (1)   Ground elevation information as otherwise required in § 155.050(B)(2)(b). Topographic mapping on a base using USGS 7.5 minute mapping or better, may be substituted;

      (2)   Information on proposed streets as delineated in division (B)(7)(a) above; and

      (3)   Information on proposed sewage collection and treatment facilities, other than on-lot, as delineated in division (B)(7)(c) above, except when located within the future service area of a sanitary sewer system as per an approved Act 537 plan.

   (E)   Non-building subdivisions: in subdivisions where no new construction is proposed, the plan requirements specified in the following sections may be waived: § 155.050(B)(1)(g), (B)(1)(j), (B)(1)(l), (B)(1)(m), (B)(1)(q), (B)(1)(s), (B)(2)(b), (B)(2)(f), (B)(2)(g), (B)(2)(i), (B)(3), division (B)(5) above and division (B)(7) above. A request for planning waiver and non-building declaration (to sewage planning requirements) must be completed and approved by the township prior to subdivision approval.

   (F)   Side lot additions: in subdivisions where side lot additions are proposed, this acreage shall be merged into the tract to which it is being added. In these cases, the plan requirements specified to be waived in this division (E) above may be waived here as well. Also, the submission of a request for planning waiver and non-building declaration is not necessary.

(Ord. 2-2011, passed 10-6-2011)