§ 154.092 FINAL PLAN REQUIREMENTS.

   (A)   (1)   All of the information and materials listed in this section are required as part of all final plans for:

         (a)   A major subdivision; or

         (b)   A land development.

      (2)   This list of requirements shall serve as both a list of requirements, and as a checklist for the applicant and the township to ensure completion of submissions. The applicant shall submit completed photocopies of this section as part of the application.

   (B)   The required information listed in this section may be combined or separated onto different sheets, provided that the plans will be clearly readable. If a particular plan or item was submitted at the preliminary plan stage, and is still complete and accurate, then the applicant may reference that submittal in the final plan submission instead of providing additional copies.

   (C)   Final plan for major subdivisions and certain land developments.

 

Upper Milford Township Final Plan for Major Subdivision or Land Development

Checklist and List of Submittal Requirements

Applicant’s Name: _________________________________________________

Applicant’s Address: _______________________________________________

Applicant’s Daytime Phone No(s).: _____________________________________

Applicant’s Signature: _____________________ Date of Submittal: __________

* Place a checkmark in the applicable column below, except: a) insert “NA” in the “Not Submitted” column if not applicable and b) insert “W” in the “Not Submitted” column if a waiver is requested from the requirement. A written request for a waiver or modification is also required under § 154.007.
Submitted	Not Submitted*
		A. GENERAL SUBMISSION ITEMS: (The township may require the applicant to file additional copies)
_________	_________	1. 3 copies of completed township application (see Appendix A)
_________	_________	2. Required township review fee(s)
_________	_________	3. Required township escrow funds (to fund reviews)
_________	_________	4. 2 copies of the preliminary plan checklist (using the photocopies of the pages in this section)
_________	_________	5. 11 print copies of the complete final plans, with original signatures and seals of plan preparers on 1 “File Copy”
_________	_________	6. 1 print copies of only the layout plans, black and white, at a maximum size of 11 in. x 17 in.
_________	_________	7. 2 sets of supportive documents
_________	_________	8. Notification that a copy of the plans were delivered by applicant to the Lehigh Valley Planning Commission for review
_________	_________	9. If a sewage facility planning module is required by DEP, the applicant shall submit 3 complete copies for township use, plus shall prove that all copies have been sent as required to review agencies
_________	_________	10. A digital copy of the plans in PDF format, or other format acceptable to the township
		B. DRAFTING REQUIREMENTS: All information shall be legibly and accurately presented
_________	_________	1. Plans prepared on a standard sized sheet (such as 18 in. x 24 in., 24 in. x 36 in., 30 in. x 42 in. or 36 in. x 48 in.). A plan shall not be smaller than 18 in. by 24 in. in size. All copies of plans should be folded to approximately 9 in. x 12 in. size in such a manner that the title of the sheet faces out, except exceptionally large and thick sets of plans may be rolled
_________	_________	2. Plans drawn to scale of 1 inch = 50 feet or other scale pre-approved by the Township Engineer
_________	_________	3. All dimensions set in feet and decimal parts thereof, and bearings in degrees, minutes and seconds
_________	_________	4. Differentiation between existing and proposed features
_________	_________	5. Boundary line of the parcel, shown as a heavy boundary line
_________	_________	6. If layout plans involve more than 1 sheet, a map of the layout of the entire project at an appropriate scale on 1 sheet, and a key map showing how the sheets connect
_________	_________	7. If the parcel(s) crosses a municipal boundary, a map showing both the portions in the township and the other municipality(ies), in sufficient detail for the township to determine how the parts will interrelate
_________	_________	8. Required profiles shown at a scale of 1 in. = 50 ft. horizontal and 1 in. = 5 ft. vertical, or other scale pre-approved by the Township Engineer
_________	_________	9. All sheets numbered and listed on one page
_________	_________	10. Words “Final Plan” and sheet title (such as “Layout Plan”) on each sheet
		C. GENERAL INFORMATION:
_________	_________	1. Name of project on each sheet
_________	_________	2. Name of landowner and developer (with addresses)
_________	_________	3. Names and addresses of abutting property owners
_________	_________	4. Lot lines of adjacent lots, and approximate locations of any buildings, common open spaces, detention basins or drainage channels existing or approved within 150 feet of the boundaries of the proposed project
_________	_________	5. Notarized owners statement - see Appendix B
_________	_________	6. Surveyor and plan preparer’s statement - see Appendix B
_________	_________	7. Approval/review signature blocks for Township Board of Supervisors, Township Planning Commission and Lehigh Valley Planning Commission (see Appendix B)
_________	_________	8. Location map at a standard scale (such as 1 in. = 2,000 ft.) showing the boundaries of the project in relation to the approximate location of the following features within 500 feet from the boundaries of the parcel: existing and proposed streets; waterways; trails; preserved open spaces; parks; and municipal borders
_________	_________	9. North arrow, graphic scale, written scale
_________	_________	10. Date of plan and all subsequent revision dates (especially noting if this is a revision of a previously approved plan) with space for noting future revision dates and general type of revisions
_________	_________	11. Deed Book volume and page number from Lehigh County records
_________	_________	12. Existing tax map number and block and lot and property identification number for the parcel being subdivided
_________	_________	13. A statement on the plan of proposed principal uses that are intended for each lot
		D. EXISTING RESOURCES AND SITE ANALYSIS MAP:
_________	_________	1. Existing contour lines shown at the same scale as the layout plan as follows:
		a. Shall be based on a field survey or photogrammetric procedure, with an established bench mark
		b. The contour interval shall be sufficient to determine compliance with township ordinances. An interval of 2 feet for slopes of less than 15% and 5 feet for slopes of 15% or greater is generally recommended
		c. Note: contours are not required to be shown within areas of lots of 10 acres or more that the plan states are clearly not intended to be altered as a result of this proposed approval, unless needed for stormwater management.
_________	_________	2. Identification of any slopes of 15 to 25%, and greater than 25%
_________	_________	3. Watercourses (with any name), natural springs, lakes
_________	_________	4. Wetlands: detailed delineations by a qualified professional of wetlands are required with a metes and bounds description and shall be dimensioned from lot lines
		a. The applicant may be granted final plan approval conditioned upon receipt of all required federal and state wetland permits
		b. See the “supporting documentation” portion in division (P) below of this table regarding wetland studies
_________	_________	5. Location of any areas within the 100-year floodplain (with differentiation between floodway and floodfringe if available from official federal floodplain maps)
_________	_________	6. Approximate locations and names of soil types based upon the most current county soil survey or more detailed professional study, with identification of the following types of soils: alluvial; hydric; depth to bedrock of less than 3 feet; or a seasonally high water table of less than 3 feet
_________	_________	7. Area and location of any proposed common open space (if none proposed, place “W” in Not Submitted Column)
_________	_________	8. If any common open space is proposed: method of ownership and entity proposed to be responsible for maintenance
_________	_________	9. If any common open space is proposed: description of intended purposes; proposed improvements (such as rough grading); and any proposed recreation facilities
_________	_________	10. Principal buildings estimated to be 80 years or older that are proposed to be impacted by the project, with name and description
_________	_________	11. Existing and proposed utility easements and restrictive covenants and easements for purposes which might affect development (stating which easements and rights-of-way are proposed for dedication to the township)
_________	_________	12. Locations of individual mature trees of greater than 18 inches trunk diameter measured at a height of 4.5 feet above the surrounding average ground level, in addition to outlines of existing wooded areas and treelines
_________	_________	13. Any proposed evergreen screening, buffer yards or earth berming (if required by township zoning ordinance)
_________	_________	14. Areas of existing mature woods that are proposed to be protected and preserved or removed
_________	_________	15. General types, sizes and locations of any required street trees (see § 154.178), paved area landscaping and any other major proposed landscaping
_________	_________	16. Any proposed fencing (including height and type) and/or landscaping around any stormwater basin (see § 154.167)
		E. HUMAN-MADE FEATURES:
_________	_________	1. Existing and proposed lot lines. The boundaries of lots (other than a residual lot of at least 10 acres) shall be determined by accurate field survey, closed with an error not to exceed 1 in 10,000 and balanced. The boundaries of any residual parcel which is 10 acres or more may be determined by deed. Any residual lot of less than 10 acres shall fully comply with this chapter
_________	_________	2. Location of existing monuments
_________	_________	3. Sufficient measurements of all lots, streets, rights-of-way, easements and community or public areas to accurately and completely reproduce each and every course on the ground
_________	_________	4. Existing and proposed (if known) building locations and land uses
_________	_________	5. Overhead electrical high-voltage lines and rights-of-way/easements
		F. ZONING REQUIREMENTS:
_________	_________	1. Applicable zoning district and required minimum lot area
_________	_________	2. Minimum setback requirements shown for each lot
_________	_________	3. Statement of type of water and sewer service proposed (such as “well and on-lot septic”)
_________	_________	4. Required and proposed building coverage and impervious coverage (may be stated as “typical proposed” for single-family detached homes)
		G. PROPOSED LAYOUT:
_________	_________	1. Total acreage of site and total proposed number of lots and dwelling units
_________	_________	2. Identification number for each lot (and for each building if more than 1 principal building per lot)
_________	_________	3. Lot width (at minimum building setback line) and lot area for each lot
_________	_________	4. Dimensions of each lot in feet
_________	_________	5. Existing rights-of-way and cartway widths and locations of existing streets, including existing street/roads within 200 feet of boundaries of parcel
_________	_________	6. Proposed rights-of-way and cartway widths and locations of existing and proposed streets, including streets proposed as part of other projects within 200 feet of the boundaries of parcel
_________	_________	7. Street centerline information, including bearings and distances
_________	_________	8. Horizontal curve data including radius, tangent, or length and delta, cord bearing and distance. Such information may be listed in a table, using reference numbers on a plan, provided that sufficient information is provided along each course (such as radius and arc length) such that each course can be reproduced in the field
_________	_________	9. Right-of-way and curb lines
_________	_________	10. Beginning and end of proposed street/road construction
_________	_________	11. Street/road improvements proposed by the applicant (such as including any acceleration/deceleration lanes, traffic signal, street re-alignment or construction improvement)
_________	_________	12. Any proposed curbing (place W in Not Submitted column if not proposed)
_________	_________	13. Any proposed sidewalks or walkways (place NA in Not Submitted column if not proposed), with any proposed handicapped ramps at intersections
_________	_________	14. Any proposed bicycle paths (place NA in Not Submitted column if not proposed)
_________	_________	15. Names of existing streets and initial proposed names of new streets
_________	_________	16. Designation of streets proposed to be dedicated to the township or to remain private
_________	_________	17. Evidence that a proposed new street or driveway entrance to a state road will meet PennDOT sight distance requirements, unless a valid highway occupancy permit has already been issued, or an entrance to a township road where sight distance requirements are established by §§ 154.160 through 154.179
		H. UTILITY PLAN:
_________	_________	1. Symbols: as applicable, the following existing and proposed items shall be shown for each lot, using standard symbols that are identified in a legend on the plan
		a. Well (if not connected to central water system) - with required separation distance shown from septic drain fields, and with dimensions from lot lines
		b. Primary drain field (with dimensions from lot lines)
		c. Secondary drain field - shall be perc tested, and dimensioned from lot lines
		d. Suitable soil probe location
		e. Suitable percolation test locations (2 sites required meeting DEP requirements)
		2. If on-lot sewage disposal service are proposed: (see also “supporting documentation” in division (P) below in this table)
_________	_________	a. Proposed contour lines on same sheet as utility layout
_________	_________	b. Location of existing and proposed wells within 100 feet of the boundaries of the project
_________	_________	c. Proposed or typical location of dwelling/building
_________	_________	d. Locations of soils with a seasonally high water table averaging less than 3 feet (see soil survey of the county)
_________	_________	e. Exact slope across primary and secondary septic sites
		3. If public or centralized sewage service is proposed:
_________	_________	a. Proposed contour lines on same sheet as utility layout
_________	_________	b. Location and size of lines and laterals, with locations corresponding to stations on the profile
_________	_________	c. Locations of manholes, with invert elevation of flow line and grade at top of each manhole
_________	_________	d. Proposed lot lines and any proposed easements or rights-of-way needed for the utilities
_________	_________	e. Location of all other drainage facilities and public utilities in the vicinity of sanitary sewer lines
_________	_________	f. Type, size, length and grade of sewer lines
		4. If public or centralized water service is proposed:
_________	_________	a. Location and size of existing and proposed waterlines
_________	_________	b. Existing and proposed fire hydrant locations
_________	_________	c. Distance noted that water lines will have to be extended to reach existing lines (if not already abutting the parcel)
_________	_________	5. As applicable, existing and proposed underground natural gas, electrical, telephone, cable TV and any other utility lines, with any easements shown that will affect development
_________	_________	6. List of contacts for underground utilities in the area, with phone numbers stated on the grading plans, as required by State Act 172
		I. GRADING AND STORMWATER MANAGEMENT PLAN:
_________	_________	1. Locations of existing and proposed storm drainage facilities or structures, including detention basins (with capacity), swales, pipes (with sizes), culverts and inlets
_________	_________	2. Capacity, depth, dimensions and locations of detention basins
_________	_________	3. Watershed areas for each drainage structure or swale (for pre- and post- development) or point of concentration
_________	_________	4. Locations of any proposed or existing stormwater easements
_________	_________	5. Intended design year standards for culverts, bridge structures and/or other stormwater facilities
_________	_________	6. Schematic location of all underground utilities
_________	_________	7. Entity responsible to maintain/own any detention basin
_________	_________	8. See requirements of the township stormwater management ordinance
_________	_________	9. Existing and proposed contour lines (see description under natural features)
_________	_________	10. Where cuts or fills extend beyond the right-of-way, cross-sections at 50 feet intervals shall be required unless waived by the Township Engineer
		J. FOR USES OTHER THAN SINGLE-FAMILY DETACHED OR TWO-FAMILY DWELLINGS:
_________	_________	1. Evidence that the project meets the density requirements of the zoning ordinance, stating maximum and proposed densities
_________	_________	2. Evidence that the project will meet the off-street parking requirements of the zoning ordinance, including existing, minimum and proposed numbers of spaces
_________	_________	3. Arrangement of off-street parking spaces, parking aisles, paved areas and off-street loading areas
_________	_________	4. For single-family attached dwellings, any proposed methods to ensure privacy between outdoor semi-private areas (such as fences between rear yard)
_________	_________	5. Illustrative sketches of proposed buildings (encouraged not required)
_________	_________	6. Number, sign area, height and location of proposed signs (may be addressed in future zoning application)
_________	_________	7. Major types and locations of outdoor lighting (may be addressed in future zoning application)
_________	_________	8. Location of any proposed outdoor storage areas
_________	_________	9. Square feet of paved area, including areas covered by stone
		K. EROSION AND SEDIMENTATION PLAN: (Unless approved at preliminary plan stage and will be unchanged)
_________	_________	1. Drawings showing locations and types of proposed measures, complying with the regulations and standards of the Lehigh County Conservation District and DEP
_________	_________	2. Narrative describing proposed soil erosion and sedimentation control methods
		L. ROAD PLAN-PROFILES: (With profile drawings on same sheet as plan drawings)
_________	_________	1. Profile of existing and proposed ground surface along centerline of street
_________	_________	2. Proposed centerline grade with percent on tangents and elevations at 50 feet intervals
_________	_________	3. All vertical curve data including length, elevations and minimum sight distance as required by §§ 154.160 through 154.179
_________	_________	4. Cross-sections as required by the Township Engineer to be necessary to determine compliance with the chapter
		M. SANITARY SEWER AND STORM DRAIN PLAN-PROFILES: (With profile drawings on same sheet as plan drawings)
_________	_________	1. Profile of proposed ground surface with elevations at top of manholes or inlets
_________	_________	2. Profile of storm sewer and sanitary sewer lines, corresponding to stations
_________	_________	3. All line crossings of other utilities
_________	_________	4. Slope and length of pipes
_________	_________	5. Invert elevation and top of grate or manhole elevation
		N. ADDITIONAL FINAL PLAN REQUIREMENTS:
		1. Protective covenants shall be placed on the land providing for:
_________	_________	a. Clear sight triangle easements (see §§ 154.163(H) and 154.171(D)
_________	_________	b. All needed utility, drainage, maintenance, pedestrian, open space or other easements
		2. Required plan notations. The following wording shall be required to be placed on any final subdivision or land development plan, as applicable:
_________	_________	a. If access will be provided onto a state highway and a required PennDOT highway occupancy permit has not been granted then the following or closely similar wording shall be stated:
		“NOTICE - A PennDOT highway occupancy permit for Lot No(s).___ is required pursuant to 36 P.S. § 670-420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the State Highway Law, being 36 P.S. §§ 670-101 et seq. before driveway access to a state highway is permitted. Access to the state highway shall be only as authorized by a PennDOT highway occupancy permit. No building permits, zoning permits or certificates of occupancy shall be issued for said lot until such time as a PennDOT highway occupancy permit has been secured and filed with the township. The township shall not be held liable for damages to persons or property arising out of issuance or denial of a highway occupancy permit by the Pennsylvania Department of Transportation, pursuant to § 508 of the Pennsylvania Municipalities Planning Code, being 53 P.S. § 10508.”
_________	_________	b. “Well and sewage disposal systems shall be constructed in accordance with standards of the Pennsylvania Department of Environmental Protection.”
_________	_________	c. “Individual owners of lots must receive approval from the Township Sewage Enforcement Officer for a sewage permit prior to undertaking the construction of an on-lot sewage disposal system or building that will need to be served by such a system. Additional, no development shall occur in the alternative drain field location without the prior written approval of the Zoning Officer and Sewage Enforcement Officer.”
_________	_________	d. “Upper Milford Township does not guarantee that any individual lot or location within a lot will be able to sustain any type of well or sewage disposal system.”
_________	_________	e. Notations stating that the property owner is responsible for maintenance of drainage swales
_________	_________	f. Notations stating that wetland permits may be required from the Army Corps of Engineers or Pennsylvania DEP
_________	_________	g. Notations recognizing and stating that Upper Milford Township is not liable and is not providing any guarantee regarding any stormwater, wetland, erosion control or any other review
		3. Street lighting
_________	_________	a. Existing street lighting
		b. Any proposed street lighting (or notation stating none is proposed), including types of poles, spacing of poles and intensity of lamps
_________	_________	4. Proposed monument and marker locations
		O. CONSTRUCTION DETAILS: (following any applicable township improvement standards)
_________	_________	1. Typical cross-section and specifications for street construction as required by § 154.163
_________	_________	2. Drainage swale cross-section and materials
_________	_________	3. Pipe bedding details
_________	_________	4. Storm drainage structures details, including cross-sectional drawings, any detention basin outfall structure and spillway
_________	_________	5. Sanitary sewer structures
_________	_________	6. Curb and sidewalk details
_________	_________	7. Street tree details
_________	_________	8. Erosion and sedimentation details
_________	_________	9. Centralized water details
_________	_________	10. Design calculations prepared by a professional engineer for any retaining wall with a wall height exceeding 4 feet
		P. SUPPORTING DOCUMENTS AND ADDITIONAL INFORMATION: Supporting written and data reports submitted at the time of the preliminary plan are not required to be resubmitted unless they need to be revised to reflect changes between the preliminary and the final plans.
_________	_________	1. A copy of any “Supporting Documentation and Additional Information” that was required for the preliminary plan and that needed to be adjusted or revised to reflect changes between the preliminary and the final plan
_________	_________	2. If the subdivision or land development was not required to submit a preliminary plan, a copy of any supporting information listed in § 154.077 that is applicable to this project
_________	_________	3. List of modifications or waivers requested to this chapter that are needed but have not yet been granted
_________	_________	4. Deed restrictions: all private deed restrictions, homeowner or condominium association agreements or covenants already imposed or to be imposed as a condition to sale that may affect the subdivision or land development plan. Any homeowner or condominium association agreement regarding maintenance of utilities and common facilities may be subject to review by the Township Solicitor and acceptance by the Board of Supervisors
_________	_________	5. Dedicated improvements: the developer shall provide a deed of dedication together with an 8-1/2 in. x 11 in. plan of each such improvement
_________	_________	6. Nondedicated streets agreement: agreement for any street not offered for dedication stating who is responsible for the improvement and maintenance of such streets. The developer shall be responsible for such maintenance until the condominium or homeowners association is established and operational
_________	_________	7. Open space agreement: a formal contract providing for the maintenance of open space and the method of management, together with all offers of dedication and covenants governing the reservation and maintenance of undedicated open space. This agreement is subject to the review of the Township Solicitor and acceptance by the Board of Supervisors
_________	_________	8. Storm drainage calculations: all calculations relating to facilities appearing on the grading and storm drainage plan and the erosion and sedimentation plan shall be submitted for review by the Township Engineer (see § 154.167)
_________	_________	9. Development schedule: A statement indicating the approximate date when construction can be expected to begin and be completed
_________	_________	10. State highway reviews: the applicant shall submit to the township a copy of the application to PennDOT for any needed occupancy permit to have access onto a state highway, and shall also submit any review comments received from PennDOT within 5 days of receiving such comments. If a needed permit is not issued prior to final approval, such permit shall automatically be a condition of final plan approval
_________	_________	11. Water certification: if water service is proposed by means other than by private individual wells owned by the owner of each lot, the applicant shall present evidence to the township that the service will be provided by a certified public utility, a bona fide cooperative association of property owners or by a municipal corporation, authority or utility, as permitted by the township
		a. This evidence shall include a copy of 1 or more of the following, as appropriate: a) the certificate of public convenience from the Pennsylvania Public Utility Commission; b) a copy of an application submitted for such certificate or a cooperative agreement; or c) a commitment or agreement to serve the area in question.
_________	_________	12. Wetland statement: the applicant shall provide a signed statement of whether areas of the parcel proposed to be altered, disturbed or developed includes “wetlands” under the applicable federal and/or state definitions.
_________	_________	13. If applicable, copy of the wetland study, and qualifications of person who prepared the study
_________	_________	14. Addresses: plan showing existing street address numbers of adjacent lots and proposed street address numbers of proposed lots, as issued by the township
_________	_________	15. With each revision of a previously submitted plan, the plan preparer shall either:
		a. Certify in writing that no changes were made to the plan, other than changes requested by the township; or
		b. List the changes that were made, other than those requested by the township (not including typographic corrections)
		Q. MATERIALS REQUIRED PRIOR TO RECORDING: The following are not required at the time of final plan submission, but are required prior to recording of the final plan and prior to the construction of any buildings.
		1. Utilities agreements and permits
_________	_________	a. All signed agreements or contracts with utility companies, water companies or authorities or sewage companies or authorities for the provision of services to the project
_________	_________	b. Approval letters from all appropriate federal and state agencies of any private central water supply system or private central sewage disposal system
_________	_________	c. Approved DEP sewage planning module, if applicable
_________	_________	d. DEP water quality management permit, if applicable
_________	_________	2. See record plan requirements in § 154.146

 

(Ord. 127, passed 3-18-2010)