Part 2
Plan Requirements

§22-201 General Requirements.

All subdivision and land developments plans, whether intended as sketch, preliminary or final submissions, shall meet the requirements outlined in the following Sections.

(Ord. 96-01-02, 1/2/1996, Article 2, §200)

§22-202 Sketch Plans (Optional).

1.    Sketch Plan Content. When utilized, sketch plans need not be prepared by a registered professional land surveyor, but should be legibly drawn at a reasonable scale and should include or show the following data to ensure the greatest usefulness:

A.    Title block, containing the name of the owner of the tract, municipality, date, approximate scale of the drawing, and north arrow.

B.    Tract boundary sketch, showing the location of the proposed subdivision or development in relation to the entire tract and zoning district boundary lines.

C.    Location map, showing the relationship of the proposed subdivision or land development to all adjoining properties and the road and highway system in the area.

D.    Proposed street and lot layout, including the approximate dimensions and acreage of the area to be developed.

E.    The location of all significant topographic and physical or natural features, including watercourses, wetlands, forests, or floodplains on or adjacent to the subdivision or development site.

F.    The location of all existing buildings or structures on the site.

G.    The location of all existing streets, rights-of-way, and utilities on or adjacent to the site.

H.    The probable location of any proposed community sewer and water facilities and stormwater management facilities.

2.    Data to Be Submitted with a Sketch Plan. The following data, information, or documents should be submitted with the sketch plan:

A.    A description of the ultimate character, degree and type of development proposed or the extent of subdivision intended.

B.    An approximate timetable or staging sequence for the proposed subdivision or land development.

C.    Topographic contour information relative to the site of the proposed development, i.e., a copy of the USGS Quadrangle for the area.

D.    Copies of proposed deed restrictions, where applicable.

(Ord. 96-01-02, 1/2/1996, Article 2, §201)

§22-203 Preliminary Plans.

1.    Preliminary Plan Requirements.

A.    Preliminary plans shall be either black and white or blue and white prints, drawn on 24" x 36" or 18" x 24" sheets, and shall be prepared at a scale not to exceed 100 feet to the inch. If the preliminary plan is drawn in two or more sections, it shall be accompanied by a key map showing the exact location of the sections.

B.    Preliminary plans shall show the following data:

(1)    Title block containing the name of the owner of the tract, name of the development, municipality, date, graphic scale, and the name and profession of the individual preparing the plan.

(2)    North arrow; perimeter boundaries showing bearings and distances of the area to be developed; proposed lot lines; dimensions of areas to be dedicated to public use; building setback lines; total number of parcels or dwelling units, including a numbering system to identify each lot; approximate area of each lot; total acreage; and existing zoning classification and applicable district dimensional requirements.

(3)    Tract boundary sketch, showing the location of the proposed development in relation to the entire tract and showing the names of owners of all adjoining property and of all abutting subdivisions.

(4)    Location map, showing the relation of the tract to adjoining properties, the road and highway system and municipal boundaries, including an area extending at least ½ mile from the subdivision boundaries.

(5)    Location and width of all existing or proposed streets, rights-of-way, parking areas, and easements on or adjacent to the tract, including right-of-way and pavement widths and street names. (Duplication of existing street names within the Township shall not be permitted.)

(6)    Location and size of existing and proposed sewers, water mains, stormwater management facilities and/or culverts, buildings, transmission lines, fire hydrants, and other significant man-made features on or adjacent to the tract.

(7)    Soil percolation test sites and/or deep test pit locations, and soils mapping or soil type information, as appropriate, except where public sewers are provided.

(8)    Existing watercourses, floodplains, wetlands, wooded areas and other significant natural features. The boundary of the floodplain shall be shown utilizing the Flood Insurance Study (FIS) and accompanying flood maps for the Township. If detailed information is not obtainable, the floodplain shall be generally located utilizing the best available data such as Corps of Engineers Floodplain Studies or mapping of previous floods. The 100-year flood elevation shall be provided wherever the FIS is available, wherever feasible, or where new developments of more than 50 lots or 5 acres, whichever is less, are involved.

(9)    Topographic contours at vertical intervals of a minimum of 10 feet and datum and benchmark to which contour elevations refer. Topographic contours of less than 10-foot intervals may be required for flat sites and development plans for intensive development. The Township Planning Commission may waive the requirements for topographic contours in low density subdivisions involving no public water or sewer systems and where a site investigation provides sufficient information for approval.

(10)    Plan approval/signature blocks for Township Planning Commission and Board of Supervisors.

(11)    Plan acknowledgment statement, with signature of developer and/or property owner of record if other than the developer, to the effect that the proposal accurately reflects his/her intentions for the site.

(12)    Certification, with seal and original ink signature by a registered professional land surveyor, to the effect that the survey and map are correct.

(13)    Plans shall show location of one qualified access drive per building lot. [Ord. 2011-01]

2.    Data to Be Submitted with the Preliminary Plan. The following information, data, and documents shall be submitted with the preliminary plan:

A.    Completed subdivision or land development application form.

B.    Applicable plan processing and improvement design review fees.

C.    Proof of record ownership.

D.    Copies of proposed deed restrictions and preliminary right-of-way use and maintenance agreements to be utilized, where applicable.

E.    Typical cross-sections and centerline profiles for each proposed street, and preliminary designs of proposed bridges and culverts, where applicable.

F.    If the developer plans to proceed with his project in phases using only part of his holdings, a sketch of the proposed street and lot layout for the entire affected parcel is required to become part of the Township’s permanent file. [Ord. 2013-01]

G.    Documentation, in accordance with §22-405 of this Chapter, that the subdivider has adequately planned for sewage disposal, including preliminary designs of proposed sewerage systems and appropriate approvals or permits from the Pennsylvania Department of Environmental Protection where public or community systems are to be utilized, and, if required, feasibility studies.

H.    Where appropriate, approval letters or permits issued by local water authorities or the Pennsylvania Department of Environmental Protection, in accordance with §22-406 of this Chapter, regarding proposed water supply systems, preliminary designs of such systems and, if required, feasibility studies.

I.    Such evidence as may be necessary or required by §22-408 of this Chapter to show that effective soil conservation measures have been planned and are to be implemented in accordance with Pa.Code, Title 25, Chapter 102 of the Rules and Regulations of the Department of Environmental Protection, or as hereafter amended, including a preliminary grading plan. (For further information concerning proper soil erosion and sedimentation control procedures, the subdivider or developer is referred to the Lycoming County Conservation District.)

J.    A stormwater management plan for the proposed subdivision in accordance with the requirements of §22-409 of this Chapter.

K.    Where appropriate, wetlands determinations and/or delineations as per the requirements of §22-410 of this Chapter.

L.    If any portion of the proposed development is in a flood prone area, additional information concerning protection and use of this area shall be submitted as required by law or §22-411 of this Chapter. Such information shall include assurances that all utilities and facilities, such as streets and sewer, gas, electrical and water systems are located and constructed to minimize flood damage, and that adequate drainage is provided so as to reduce exposure to flood hazards.

M.    Where the land included in the proposed subdivision has a gas pipeline, a petroleum or petroleum products transmission line, or power or fiber optics transmission line located thereon a copy of the recorded document for such pipeline or transmission line may be required to be submitted to verify the location and width of said right-of-way.

N.    Other documentation and certificates of approval from the proper authorities as may be required by the Township including, but not limited to, PennDOT highway occupancy permits or letters from utility companies indicating their intent and ability to serve the proposed development.

O.    An approximate timetable or staging sequence for the proposed subdivision or land development.

P.    Contractor prepared estimates of the cost of all proposed or required improvements, when applicable. (See also §22-305 of this Chapter.)

(Ord. 96-01-02, 1/2/1996, Article 2, §202; as amended by Ord. 2011-01, 1/3/2011, §1; and by Ord. 2013-01, 6/10/2013)

§22-204 Final Plans.

1.    Final Plan Requirements.

A.    Final plans shall be either black and white or blue and white prints, drawn on sheets measuring at least 18" x 24", and shall be prepared at a scale not to exceed 100 feet to the inch. When necessary, the plan may be placed on several sheets, accompanied by an index sheet showing the entire subdivision. [Ord. 2011-01]

B.    Final plans shall show the following data:

(1)    Title block, containing the name of the owner of the tract, name of the development, municipality, date, graphic scale, name and profession of the individual preparing the plan.

(2)    North arrow; and perimeter boundary lines by bearings and distances which provide a survey of the area to be developed, closing with an error of not more than 1 foot in 5,000 feet.

(3)    Proposed lot lines by their courses and distances showing bearings to the nearest second and distances to nearest 1/100 of a foot (circular lines shall be defined by their radius, arc distances and the long chord bearing and distance); acreage and dimensions of areas to be dedicated to public use; building setback lines; total number of parcels or dwelling units, including a numbering system to identify each lot; acreage of each lot; total acreage; and existing zoning classification and applicable district dimensional requirements.

(4)    Tract boundary sketch, showing the location of the proposed development in relation to the entire tract and showing the names of owners of all adjoining property and all adjacent subdivisions.

(5)    Location map, showing the relation of the tract to adjoining properties, the road and highway system and municipal boundaries, including an area extending at least ½ mile from the subdivision boundaries.

(6)    Location and width of all existing or proposed streets, rights-of-way, parking areas, driveways (as determined appropriate), and utility or drainage easements on or adjacent to the tract, including bearings and distances of rights-of-way and easements, right-of-way and pavement widths, and street names. (Duplication of existing street names within the Township shall not be permitted.)

(7)    Location and size of existing and proposed sewers, water mains, stormwater management facilities and/or culverts, buildings, transmission lines, fire hydrants, street lights, and other significant man-made features on or adjacent to the tract.

(8)    An indication of those areas not intended to be dedicated for public use.

(9)    Soil percolation test sites and/or deep test pit locations, and soils mapping or soil type information, as applicable, except where public sewers are provided.

(10)    Existing watercourses, floodplains, wetlands, wooded areas and other significant natural features. The boundary of the floodplain shall be shown utilizing the Flood Insurance Study (FIS) and accompanying flood maps for the Township. If detailed information is not obtainable, the floodplain shall be generally located utilizing the best available data such as Corps of Engineers Floodplain Studies, or mapping of previous floods. The 100-year flood elevation shall be provided wherever the FIS is available, wherever feasible, or where new developments of more than 50 lots or 5 acres, whichever is less, are involved.

(11)    Topographic contours at vertical intervals of a minimum of 10 feet and datum and benchmark to which contour elevations refer. Topographic contours of less than 10 foot intervals may be required for flat sites and development plans for intensive development. The Township Planning Commission may waive the requirements for topographic contours in low density subdivisions involving no public water or sewer systems and where a site investigation provides sufficient information for approval.

(12)    Location and material of all permanent monuments and markers.

(13)    Plan acknowledgment statement, with signature of a registered professional land surveyor, certifying that the monuments and/or markers shown on the plan have been set and indicating the date such markings were set.

(14)    Plan approval/signature blocks for Township Planning Commission and Board of Supervisors.

(15)    Plan acknowledgment statement, with applicable deed book and page number reference and signature of the property owner certifying record ownership of the tract, and indicating that the proposal accurately reflects his/her intentions for the site. (Where a valid sales agreement or contract is provided to the Township, the plan acknowledgment statement may be signed by the person or corporation having equitable title in the property.)

(16)    Certification, with seal and original ink signature, by a registered professional land surveyor, to the effect that the survey and map are correct.

2.    Data to be Submitted with the Final Plan. The following information, data, and documents shall be submitted with the final plan:

A.    Corrected and updated material from the preliminary plan.

B.    Completed subdivision or land development application form.

C.    Applicable plan processing, improvement design review and inspection fees.

D.    Copies of proposed deed restrictions, right-of-way use and maintenance agreements, and deeds proposing dedication of improvements to the Township, where applicable.

E.    Final cross-sections and centerline profiles for each street, and final designs of bridges and culverts.

F.    Documentation, in accordance with §22-405 of this Chapter, that the subdivider has adequately planned for sewage disposal, including final designs of sewerage systems and appropriate approvals or permits from the Pennsylvania Department of Environmental Protection where public or community systems are to be utilized.

G.    Where appropriate, approval letters or permits issued by local water authorities or the Pennsylvania Department of Environmental Protection, as required by §22-406 of this Chapter, regarding proposed water supply systems, and final designs of such systems.

H.    Such evidence as may be necessary or required by §22-408 of this Chapter to show that effective soil conservation measures have been planned and are to be implemented in accordance with Pa.Code, Title 25, Chapter 102 of the Rules and Regulations of the Department of Environmental Protection or as hereafter amended, including a final grading plan. (For further informa tion concerning proper soil erosion and sedimentation control procedures, the subdivider or developer is referred to the Lycoming County Conservation District.)

I.    Final designs of any stormwater control improvements, and related documentation required in accordance with §22-409 of this Chapter.

J.    Where appropriate, wetland determinations and/or delineations as per the requirements of §22-410 of this Chapter.

K.    If any portion of the proposed development is in a flood hazard area, additional information concerning protection and use of this area shall be submitted as required by law or §22-411 of this Chapter. Such information shall include assurances that all utilities and facilities, such as streets and sewer, gas, electrical and water systems are located and constructed to minimize flood damage and that adequate drainage is provided so as to reduce exposure to flood hazards.

L.    Where the land included in the proposed subdivision has a gas pipeline, a petroleum or petroleum products transmission line, or power or fiber optics transmission line located thereon, a copy of the recorded document for such pipeline or transmission line may be required to be submitted to verify the location and width of said right-of-way.

M.    Other documentation and certificates of approval from the proper authorities as may be required by the Township including, but not limited to, PennDOT highway occupancy permits or letters from utility companies indicating their ability to serve and the requirements for providing service to the proposed development.

N.    A copy of the arrangements made regarding ownership and maintenance of all dedicated and undedicated recreation or open space areas in the development, streets, parking lots, and stormwater management facilities.

O.    Where appropriate, one of the following financial assurances for guaranteeing improvements. (See also §22-305 regarding improvement guarantees.)

(1)    A bond, certified check or other security satisfactory to the Township Supervisors and an executed improvement agreement.

(2)    A certificate from the Township Engineer indicating that the improvements have been inspected and found to be installed in accordance with specifications approved as part of the preliminary plan.

(Ord. 96-01-02, 1/2/1996, Article 2, §203; as amended by Ord. 2011-01, 1/3/2011, §1)

§22-205 Land Development Plans.

All proposed land development proposals shall conform to the requirements for preliminary and final plan submissions contained in §§22-203 and 22-204 of this Chapter.

A.    Land Development Plan Requirements. In addition to meeting the requirements of the above-referenced Sections, such plans shall also show the following information.

(1)    Location and size of all existing and/or proposed principal and accessory buildings and structures, including solid waste storage sites, signs, lighting facilities, and similar features.

(2)    Location of accessways, and parking, loading/unloading areas.

(3)    Location of all proposed on-site pedestrian and vehicular circulation facilities and controls, including sidewalks, cross-walks, traffic signals, etc.

B.    Data to be Submitted with Land Development Plans. The following additional documentation or data shall also be submitted with land development plans.

(1)    A description of the proposed development in sufficient detail for the Township to evaluate the submission, including anticipated traffic volumes and traffic flows, and numbers of expected employees, tenants, customers, or inhabitants. (For all residential subdivisions in excess of 50 lots and all nonresidential proposals exceeding 50,000 square feet, the developer shall submit a detailed transportation study to the Township which describes the expected impact of the development on the roads and highway system in the vicinity of the development site. Such study shall be prepared by a registered professional engineer or other transportation specialist acceptable to the Township.)

(2)    Cross-sections, showing the design details of proposed accessways, parking, and loading/unloading areas.

(3)    Plans addressing proposed landscaping, lighting and signage, where applicable.

(Ord. 96-01-02, 1/2/1996, Article 2, §204)