[Ord. 2011-03, 6/27/2011, § 22-401]
1. Sketch plans are encouraged but not required. If submitted, the sketch
plan shall show or be accompanied by the following data, legible in
every detail and drawn to approximate scale (±10%), but not
necessarily containing precise dimensions:
A. Name and address of the developer, if applicable, and landowner.
B. Name of the firm that prepared the plan.
C. Location map with sufficient information to enable the Township to
locate the property.
E. Approximate (±10%) written and graphic scales.
F. Existing boundary of the subject tract accurately labeled with the
names of adjacent landowners and adjacent plans of record.
G. Name of the municipality or municipalities in which the subject tract
is located, including the location of any municipal boundary lines
if located within the vicinity of the subject tract.
H. Significant topographical and man-made features (e.g., bodies of
water, quarries, floodplains, tree masses, structures).
I. Proposed street, parking, building, and lot layout.
J. Proposed land use; if several land uses are proposed, the location
of each land use shall be indicated.
K. Statement explaining the methods of water supply and sewage disposal
to be used.
[Ord. 2011-03, 6/27/2011, § 22-402]
1. Preliminary plans shall be prepared by a licensed design professional. The preliminary plan shall show, be accompanied by, or be prepared in accordance with the following and shall provide sufficient design information to demonstrate conformance with the requirements of Part
6 of this chapter:
A. Drafting Standards.
(1)
The plan shall be clearly and legibly drawn at a scale of 10
feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet or 100 feet to the
inch.
(2)
Dimensions shall be in feet and decimals; bearings shall be
in degrees, minutes and seconds. Lot line descriptions shall read
in a clockwise direction.
(3)
The survey shall not have an error of closure greater than one
foot in 10,000 feet.
(4)
The sheet size shall be no smaller than 18 by 22 inches and
no larger than 24 by 36 inches. If the plan is prepared in two or
more sections, a key map showing the location of the sections shall
be placed on each sheet. If more than one sheet is necessary, each
sheet shall be the same size and numbered to show the relationship
to the total number of sheets in the plan (e.g., Sheet 1 of 5). As
required by the Lancaster County Recorder of Deeds, each plan sheet
shall have a 1 1/4-inch top margin.
(5)
Plans shall be legible in every detail.
B. Location and Identification.
(1)
The proposed project name or identifying title.
(2)
The municipality in which the subject tract is located. If the
subject tract of land is located in the vicinity of a municipal boundary
line, the location of the boundary shall be shown.
(3)
The name and address of the landowner or an authorized agent
of the subject tract, the developer, and the firm that prepared the
plans.
(4)
The file or project number assigned by the firm that prepared
the plan, the plan date and the dates of all plan revisions.
(5)
A north arrow, a graphic scale and a written scale.
(6)
The entire existing boundary of the subject tract with bearings
and distances. If a landowner is to retain a single lot with a lot
area in excess of 10 acres, the boundary of that lot may be identified
as a deed plotting and may be drawn at any legible scale. If the remaining
lot has a lot area of 10 or less acres, it shall be described to the
accuracy requirements of this chapter.
(7)
The total acreage of the subject tract.
(8)
The district, lot size and density requirements of the Township Zoning Ordinance [Chapter
27].
(9)
The location of existing lot line markers along the perimeter
of the subject tract.
(10)
A location map, drawn to a scale of a minimum of one inch equal
to 2,000 feet relating the development to at least two intersections
of street centerlines. The approximate distance to the intersection
of the centerlines of the nearest improved street intersection shall
be identified.
(11)
A note indicating the types of sewer or water facilities to
be provided.
C. Existing Features.
(1)
Existing contours at a minimum vertical interval of two feet
for land with average natural slope of 4% or less and at a minimum
vertical interval of five feet for more steeply sloping land. Contours
shall be accompanied by the location of the bench mark and notation
indicating the datum used. Contours plotted from the United States
Geodetic Survey shall not be accepted.
(2)
The names of all immediately adjacent landowners and the names
and plan book record numbers of all previously recorded plans for
adjacent developments.
(3)
The following items when located within 200 feet of the subject
tract:
(a)
The location and name of existing rights-of-way and cartways
for streets, access drives and driveways.
(b)
The location of the following features and any related rights-of-way:
sanitary sewer mains, water supply mains, fire hydrants, buildings
and stormwater management facilities.
(c)
The location of existing railroads and rights-of-way for electric,
telecommunications, gas and oil transmission lines.
(d)
The size, capacity and condition of the existing stormwater
management system and any other facility that may be used to convey
storm flows from the proposed development.
(e)
Significant environmental or topographic features including,
but not limited to, floodplains, wetlands, quarry sites, solid waste
disposal areas, historic features, cemetery or burial sites, archaeological
sites, highly erosive soils or wooded areas. Additionally, the preliminary
plan shall indicate any proposed disturbance, encroachment or alteration
to such features when located within the area of the proposed development.
(4)
The following items when located within the subject tract:
(a)
The location, name and dimensions of existing rights-of-way
and cartways for streets, access drives and driveways.
(b)
The location and size of the following features and any related
rights-of-way: sanitary sewer mains, water supply mains, on-lot water
and sewer (if applicable), fire hydrants, buildings and stormwater
management facilities.
(c)
The location of existing railroads and rights-of-way for electric,
telecommunications, gas and oil transmission lines.
(d)
The size, capacity and condition of the existing stormwater
management system and any other facility that may be used to convey
storm flows.
(e)
The diameter, species, and location of all trees of six inches
DBH or greater.
D. Plan Information.
(1)
The layout of streets, alleys and sidewalks, including cartway
and right-of-way widths.
(2)
The layout of lots, with approximate dimensions.
(3)
Block and lot numbers in consecutive order (e.g., Block "A,"
Lots 1 through 10; Block "B," Lots 11 through 22).
(4)
In the case of land developments, the location and configuration
of proposed buildings, parking compounds, streets, access drives,
driveways and all other significant planned facilities.
(5)
Total number of lots, units of occupancy, density, and proposed
land use (if a multiple land use is proposed, an indication of the
location of each land use).
(6)
Existing and proposed easements along with the dimensions and
purpose of the easements with references for all existing easements.
(7)
Setback lines, with distances from the street centerline or street right-of-way line, whichever requirement is applicable under the Township Zoning Ordinance [Chapter
27].
(8)
Identification of buildings and historic features proposed to
be demolished.
(9)
Typical street cross section for each proposed street and typical
cross section for any existing street, which will be improved as part
of the application. Each cross section shall include the entire right-of-way
width.
(10)
Street centerline profile for each proposed street shown on
the preliminary plan.
(11)
The preliminary design of the proposed sanitary sewer mains
and water supply mains. The information shall include the approximate
size, material, and vertical and horizontal location, when applicable.
(12)
The following stormwater management data: The information may
be provided on a sheet with other data or on separate sheets.
(a)
All calculations, assumptions, criteria, and references used
in the design of the stormwater management facilities, the establishment
of existing facilities capacities and the pre- and post-development
discharges.
(b)
All plans and profiles of the proposed stormwater management
facilities, including the horizontal and vertical location, size and
type of material.
(c)
For all basins, a plotting or tabulation of the storage volumes
and discharge curves with corresponding water surface elevations,
inflow hydrography and outflow hydrography.
(d)
Proposed grading within land developments and the guidelines
for lot grading within subdivisions. This information shall identify
the direction of stormwater runoff flow within the development and
the areas where stormwater runoff flows will be concentrated. This
information shall be shown by flow arrows or topographical data.
(13)
A statement on the plan indicating that all zoning approvals
and all zoning variances have been obtained and identifying all conditions
on such approvals.
(14)
A statement on the plan indicating any waivers granted by the
Board of Supervisors.
(16)
The current tax map parcel numbers for the subject tract.
(17)
Where applicable, a statement indicating that transfer of development rights (TDRs) are required for the proposed development, the number of TDRs required, the purpose of such TDRs and the section or sections of the Zoning Ordinance [Chapter
27] authorizing the use of such TDRs.
E. Certificates, Notifications and Reports.
(1)
Where the preliminary plan covers only a part of the entire
landholding, a sketch of the future street system of the unsubmitted
part shall be furnished. The street system of the submitted part shall
be considered in light of adjustments and connections with future
streets in the part not submitted.
(2)
Where an electric transmission line, telecommunications line,
gas pipeline, or petroleum or petroleum products transmission line
is located within the subject tract, the application shall be accompanied
by a letter from the owner or lessee of such right-of-way stating
any conditions on the use of the land and the minimum setback lines
within or near the right-of-way for such facilities. This requirement
may also be satisfied by submitting a copy of the recorded agreement.
(3)
Certificate, signature, and seal of the licensed design professional
to the effect that the survey is correct and that all other information
shown on the plan is accurate (see Appendix 22-2).
(4)
(Optional) Certificate for Approval by the Board of Supervisors.
(See Appendix 22-5).
(5)
In the case of a preliminary plan calling for the phased installation
of improvements, a schedule shall be filed delineating all proposed
sections as well as deadlines within which applications for final
plan approval of each section are intended to be filed. Each section
in any residential subdivision or land development, except for the
last section, shall contain a minimum of 25% of the total number of
dwelling units as depicted on the preliminary plan unless the Board
of Supervisors specifically approves a lesser percentage for one or
more of the sections.
(6)
Where the proposed development involves a site meeting any of
the following criteria, a statement from the Lancaster County Conservation
District that an acceptable soil erosion and sedimentation control
plan has been submitted to that agency:
(a)
Sites where earth disturbance will occur that requires the submission of a stormwater management plan in accordance with the provisions of the Penn Township Stormwater Management Ordinance [Chapter
23].
(b)
Sites where piping of stormwater or the alteration of natural
or man-made watercourses occurs.
(c)
Sites with slopes greater than 10%.
(d)
Sites that contain or border a watercourse.
(e)
Sites that offer the potential for sedimentation to nearby watercourses.
(7)
A traffic impact study when required by this chapter.
(8)
Where the land included in the subject tract has an agricultural,
woodland or other natural resource easement located within the tract,
the plan application shall be accompanied by a letter from the party
holding the easement stating any conditions on the use of the land.
This requirement may be satisfied by submitting a copy of the recorded
agreement.
(9)
Where connection to an existing sanitary sewer system is proposed,
the plan application shall be accompanied by a statement from the
sewer authority providing such service that sufficient capacity to
service the proposed development is available. Such notice shall:
(a)
Be dated within six months of the plan application.
(b)
Identify the term of the reservation.
(c)
Provide capacity for the entire development (partial capacity
based on phases of development shall not be acceptable).
(10)
Where connection to an existing water system is proposed, the
plan application shall be accompanied by a statement from the relevant
water authority or organization providing such service that sufficient
capacity to service the proposed development is available. Such notice
shall:
(a)
Be dated within six months of the plan application.
(b)
Identify the term of the reservation.
(c)
Provide capacity for the entire development (partial capacity
based on phases of development shall not be acceptable).
(11)
Identification of all prior recorded plans for the subject tract,
identifying all notes and/or restrictions on such prior recorded plans
affecting the current development together with a verification signed
by the design professional that such list is complete and correct.
F. A preliminary soil erosion and sediment control plan, in accordance with §
22-405.
G. Stormwater Management Plan. A preliminary stormwater management facilities plan shall be submitted in accordance with the Penn Township Stormwater Management Ordinance [Chapter
23].
H. A preliminary improvements construction plan in accordance with §
22-406.
I. Landscaping Plan. When applicable, a preliminary landscaping plan consistent with the requirements of §
22-610 of this chapter shall be provided.
J. Lighting Plan. When applicable, a preliminary lighting plan, consistent with the requirements of §
22-611 of this chapter shall be provided.
K. A preliminary environmental impact assessment report, consistent with the requirements of §
22-614.
L. A preliminary green design assessment, consistent with the requirements of §
22-615.
M. A preliminary public impact study, consistent with the requirements of §
22-616.
N. Filing Fee. The preliminary plan shall be accompanied by a filing
fee in the form of a check or money order drawn to Township (see schedule
available at the Township Office). A separate filing fee shall be
submitted for each plan application.
[Ord. 2011-03, 6/27/2011, § 22-403; as amended
by Ord. 2013-02, 7/22/2013, § 1; and by Ord. 2014-03, 4/14/2014,
§ 2]
1. Final plans shall be prepared by a licensed design professional. The final plan shall show, be accompanied by, or be prepared in accordance with the following and shall provide sufficient design information to demonstrate conformance with the requirements of Part
6 of this chapter:
A. Drafting Standards.
(1)
The plan shall be clearly and legibly drawn at a scale of 10
feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet or 100 feet to the
inch.
(2)
Dimensions shall be in feet and decimals; bearings shall be
in degrees, minutes and seconds. Lot line descriptions shall read
in a clockwise direction.
(3)
The survey shall not have an error of closure greater than one
foot in 10,000 feet.
(4)
The sheet size shall be no smaller than 18 by 22 inches and
no larger than 24 by 36 inches. If the plan is prepared in two or
more sections, a key map showing the location of the sections shall
be placed on each sheet. If more than one sheet is necessary, each
sheet shall be the same size and numbered to show the relationship
to the total number of sheets in the plan (e.g., Sheet 1 of 5). As
required by the Lancaster County Recorder of Deeds, each plan sheet
shall have a 1 1/4-inch top margin.
(5)
Plans shall be legible in every detail.
B. Location and Identification.
(1)
The proposed project name or identifying title.
(2)
The municipality in which the subject tract is located. If the
subject tract of land is located in the vicinity of a municipal boundary
line, the location of the boundary shall be shown.
(3)
The name and address of the landowner or an authorized agent
of the subject tract, the developer, and the firm that prepared the
plans.
(4)
The file or project number assigned by the firm that prepared
the plan, the plan date and the dates of all plan revisions.
(5)
A north arrow, a graphic scale and a written scale.
(6)
The entire existing boundary of the subject tract with bearings
and distances. If a landowner is to retain a single lot with a lot
area in excess of 10 acres, the boundary of that lot may be identified
as a deed plotting and may be drawn at any legible scale. If the remaining
lot has a lot area of 10 or less acres, it shall be described to the
accuracy requirements of this chapter.
(7)
The total acreage of the subject tract.
(8)
The district, lot size and density requirements of the Township Zoning Ordinance [Chapter
27].
(9)
The location of existing lot line markers along the perimeter
of the subject tract.
(10)
Monuments shall be shown on the final plan. All existing and
proposed monuments, lot line markers, property corners and drill holes
shall be shown on the final plan. Those that are proposed shall be
labeled as such. Drilled holes in curbing shall be referenced mathematically
to a point on the street right-of-way line.
(11)
A location map, drawn to a scale of a minimum of one inch equal
to 2,000 feet relating the development to at least two intersections
of street centerlines. The approximate distance to the intersection
of the centerlines of the nearest improved street intersection shall
be identified.
(12)
A note indicating the types of sewer or water facilities to
be provided.
C. Existing Features.
(1)
Contour lines representing the topography of the site if a preliminary
plan was not required or the contours identified with the preliminary
plan were altered. Such contours shall show elevations at a minimum
vertical interval of two feet for land with average natural slope
of 4% or less and at a minimum vertical interval of five feet for
more steeply sloping land. Contours shall be accompanied by the location
of the bench mark and a notation indicating the datum used. Contours
plotted from the United States Geodetic Survey shall not be accepted.
This information may be provided on separate sheets and is not subject
to recording with the final plan.
(2)
The names of all immediately adjacent landowners and the names
and plan book record numbers of all previously recorded plans for
adjacent developments.
(3)
The following items when located within 200 feet of the subject
tract:
(a)
The location and name of existing rights-of-way and cartways
for streets, access drives and driveways.
(b)
The location of the following features and any related rights-of-way:
sanitary sewer mains, water supply mains, fire hydrants, buildings
and stormwater management facilities.
(c)
The location of existing railroads and rights-of-way for electric,
telecommunications, gas and oil transmission lines.
(d)
The size, capacity and condition of the existing stormwater
management system and any other facility that may be used to convey
storm flows from the proposed development.
(e)
Significant environmental and topographic features, including,
but not limited to, floodplains, wetlands, quarry sites and woodlands.
When available, information regarding solid waste disposal areas,
historic features, cemetery or burial sites, archaeological sites
or areas with highly erosive soils, may be shown as inventoried in
the Lancaster County Geographic Information System. The location of
such features not inventoried by the GIS shall be field verified.
The final plan shall indicate any proposed disturbance, encroachment,
or alteration to such features as a result of the proposed development.
(4)
The following items when located within the subject tract:
(a)
The location, name and dimensions of existing rights-of-way
and cartways for streets, access drives and driveways.
(b)
The location and size of the following features and any related
rights-of-way: on-lot sewage disposal systems, on-lot water supplies,
sanitary sewer mains, water supply mains, on-lot water and sewer (if
applicable), fire hydrants, buildings and stormwater management facilities.
This information may be provided on separate sheets and need not be
recorded with the final plan.
(c)
The location of existing railroads and rights-of-way for electric,
telecommunications, gas and oil transmission lines.
(d)
The size, capacity and condition of the existing stormwater
management system and any other facility that may be used to convey
storm flows.
D. Plan Information.
(1)
Complete description of the centerline and the right-of-way
line for all new streets. This description shall include distances
and bearings with curve segments comprised of radius, tangent, arc,
delta and chord bearing and distance.
(2)
Lot lines, with accurate bearings and distances, and lot areas
for all lots. Curve segments shall be comprised of radius, arc and
chord bearing and distance. Along existing street rights-of-way, the
description may utilize the existing deed lines or street centerlines;
along all proposed street rights-of-way, the description shall be
prepared to the right-of-way lines.
(3)
Block and lot numbers in consecutive order (e.g., Block "A,"
Lots 1 through 10; Block "B," Lots 11 through 22).
(4)
The location and configuration of proposed buildings, parking
compounds, streets, access drives, driveways, landscaping and all
other significant facilities.
(5)
Total number of lots, units of occupancy, density, and proposed
land use (if a multiple land use is proposed, an indication of the
location of each land use).
(6)
Existing and proposed easements along with the dimensions and
purpose of the easements with recording references for all existing
easements.
(7)
Setback lines, with distances from the street centerline or street right-of-way line, whichever requirement is applicable under the Township Zoning Ordinance [Chapter
27].
(8)
Identification of buildings and historic features proposed to
be demolished.
(9)
Typical street cross section for each proposed street and a
typical cross section for any existing street, which will be improved
as part of the application. Each cross section shall include the entire
right-of-way width.
(10)
Final vertical and horizontal alignment for each proposed street,
sanitary sewer and water distribution system. All street profiles
shall show at least the existing (natural) profile along the centerline,
proposed grade at the centerline, and the length of all proposed vertical
curves for streets. All water distribution and sanitary sewer systems
shall provide manhole locations and size and type of material. This
information may be provided on separate sheets and is not subject
to recording with the final plan.
(11)
Source of title to the subject tract, as shown by the books
of the Lancaster County Recorder of Deeds.
(12)
Table with the final street names and addresses and parcel numbers
for all existing and proposed lots.
(13)
Location and material of all permanent monuments and lot line
markers, including a note that all monuments and lot line markers
are set or indicating when they will be set.
(14)
A Grading Plan. The grading plan shall include finished land
contours and grades, directions of water movement, types of soils,
location of water bars or silt fences and ground floor elevations.
This information may be provided on separate sheets and is not subject
to recording with the final plan.
(15)
A statement on the plan indicating any waivers granted by the
Board of Supervisors.
(16)
Identification of any lands to be dedicated or reserved for
public, semi-public, or community use.
(17)
The following stormwater management data: The information may
be provided on a sheet with other data or on separate sheets and need
not necessarily be recorded with the final plan.
(a)
All calculations, assumptions, criteria, and references used
in the design of the stormwater management facilities, the establishment
of existing facilities capacities and the pre- and post-development
peak discharges.
(b)
All plans and profiles of the proposed stormwater management
facilities, including the horizontal and vertical location, size,
and type of material. This information shall be to a detail required
for the construction of the facilities.
(c)
For all basins, a plotting or tabulation of the storage volumes
and discharge curves with corresponding water surface elevations,
inflow hydrography, and outflow hydrography.
(d)
For all basins that hold two acre feet or more of water and
have an embankment that is six feet or more in height, soil structure
and characteristics shall be provided. These submissions shall provide
design solutions for frost-heave potential, spring-swell potential,
soil bearing strength, water infiltration, soil settling characteristics,
fill and back-filling procedures and soil treatment techniques as
required to protect the improvements for adjacent structures.
(e)
All erosion and sediment control measures, temporary as well
as permanent, including the staging of the earth moving activities,
in sufficient detail to clearly indicate their function.
(f)
The guidelines for lot grading within subdivisions. This information
shall identify the direction of stormwater runoff flow within each
lot and the areas where stormwater runoff flows will be concentrated.
This information shall be shown by flow arrows or topographical data.
In areas where the Board of Supervisors feels additional lot grading
information is needed to assure proper function of the stormwater
management facilities, specific grading information shall be required
as part of the final plan submittal.
(g)
The post construction maintenance requirements for all BMP facilities.
(18)
Whenever a floodplain is located within or along a lot, the
plan shall include the boundary of the floodplain along with the elevation
or locational dimensions from the centerline of the watercourse, a
plan note that the floodplain shall be kept free of structures, fill
and other encroachments, and a plan note that floor elevations for
all structures adjacent to the floodplain shall be at least two feet
above the one-hundred-year flood elevation.
(19)
When the subject tract is located within the T-2 Agricultural
District, a statement of the remaining, if any, subdivision rights
and an identification of the lot which will retain such right to subdivide.
(20)
Where applicable, a statement indicating that transfer of development rights (TDRs) are required for the proposed development, the number of TDRs required, the purpose of such TDRs, the section/sections of the Zoning Ordinance [Chapter
27] authorizing the use of such TDRs, and the source of title of the TDRs.
E. Certificates, Notifications and Reports.
(1)
When applicable, notification from the DEP that either approval of the sewage facilities plan revision module for land development, or a supplement thereto, or an exemption therefrom, has been granted or that such approval is not required. If the final plan is conditionally approved pursuant to §
22-609, notification that the plan is subject to a pending sewage facilities plan revision module and that approval shall be obtained prior to the sale of any lots or the commencement of construction.
(2)
Where an electric transmission line, telecommunications line,
gas pipeline or petroleum or petroleum products transmission line
is located within the subject tract, the application shall be accompanied
by a letter from the owner or lessee of such right-of-way stating
any conditions on the use of the land and the minimum setback lines
within or near the right-of-way for such facilities. This requirement
may also be satisfied by submitting a copy of the recorded agreement.
(3)
Signed notice from the Lancaster County-Wide Communications
stating that the proposed street names are acceptable with address
table provided (see Appendix 22-10).
(4)
Certificate, signature and seal of a licensed design professional
to the effect that the survey is correct and that all other information
shown on the plan is accurate (see Appendix 22-2).
(5)
Certificate for approval by the Board of Supervisors (see Appendix
22-7).
(6)
A statement, duly acknowledged before an officer authorized
to take acknowledgment of deeds and signed by the landowner, to the
effect that the subdivision or land development shown on the plan
is the act and the deed of the landowner, that all those signing are
all the landowners of the property shown on the survey and plan, and
that they desire the same to be recorded as such (see Appendix 22-4).
This statement shall be dated following the last change or revision
to said plan.
(7)
A certificate of dedication of streets and other public property
(see Appendix 22-4).
(8)
Certificate of notification to be signed by the County Planning
Commission (see Appendix 22-8 or other form of certificate as promulgated
by the County Planning Commission).
(9)
A note to be placed on the plan indicating any area that is
not to be offered for dedication, if applicable.
(10)
An appropriately executed land development agreement for any
nonresidential development and any residential development involving
more than five lots or developer's letter-agreement for all other
development, as applicable, which sets forth the responsibilities
of all parties regarding the installation and inspection of the required
improvements (see Appendix 22-14).
(11)
Written notice from the Township Engineer that all improvements have been made to the standards of this chapter (see Appendix 22-12) or submission of an appropriately executed land development agreement (see Appendix 22-14), an itemized cost opinion for the installation of all required improvements, and a performance guarantee as set forth in Part
5 of this chapter.
(12)
Such written notices of approval as required by this chapter,
including written notices approving the water supply systems, sanitary
sewage systems, and stormwater runoff to adjacent lots. Where connection
to an existing sanitary sewer system or to an existing water supply
system is proposed, the plan application shall be accompanied by a
statement from the sewer authority or the relevant water authority
indicating approval of the plans for design, installation and financial
guarantees as well as indicating the reservation of sufficient capacity
to accommodate the project.
(13)
The submission of a controlling agreement in accordance with
§ 22-602.2 when an application proposes to establish a street
that is not offered for dedication to public use.
(14)
In the case of a plan that requires access to a highway under
the jurisdiction of PennDOT, the inclusion of the following plan note:
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"A Highway Occupancy Permit is required pursuant to § 420
of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the 'State
Highway Law,' before driveway access to a state highway is permitted.
Access to the state highway shall only be as authorized by a Highway
Occupancy Permit, and the Board of Supervisors' approval of this
plan in no way implies that such permit can be acquired."
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(15)
For all stormwater management facilities that affect an existing
watercourse or have an upland drainage area greater than 1/2 square
miles, notification from the DEP of approval or that no approval is
required.
(16)
Where the proposed development involves a site meeting any of
the following criteria, a statement from the Lancaster County Conservation
District that an acceptable erosion and sedimentation control plan
has been submitted to that agency:
(a)
Sites where earth disturbance will occur that requires the submission of a stormwater management plan in accordance with the provisions of the Penn Township Stormwater Management Ordinance [Chapter
23].
(b)
Sites where piping of stormwater or the alteration of natural
or man-made watercourses occurs.
(c)
Sites with slopes greater than 10%.
(d)
Sites that contain or border a watercourse.
(e)
Sites that offer the potential for sedimentation to nearby watercourses.
(17)
Where the land included in the subject tract has an agricultural,
woodland or other natural resource easement located within the tract,
the plan application shall be accompanied by a letter from the party
holding the easement stating any conditions on the use of the land.
This requirement may be satisfied by submitting a copy of the recorded
agreement.
(18)
Any parcel or portion thereof that is regulated by federal or
state jurisdictions (e.g., wetland areas) shall acquire the necessary
permits from the appropriate regulating agency or agencies prior to
plan recordation.
(19)
Certificate, signature and seal of a licensed design professional
to the effect that all stormwater management facilities are designed
in conformance with the provisions of this chapter (see Appendix 22-3).
(20)
Certification that the design professional has reviewed all
prior recorded plans relating to the property at issue and that the
subject plan is in full compliance with all notes and restrictions
set forth on such recorded plans.
(21)
A note to be placed on the plan indicating that, prior to the
use and occupancy of a lot, the street number for the lot shall be
required to be displayed in a location clearly visible and readable
from all streets abutting the lot. Where a lot contains multiple buildings
or dwelling units, the applicant shall also document on the plan how
each building and dwelling unit will be identified prior to its use
and occupancy in a manner acceptable to the Board of Supervisors so
that emergency services can easily identify the location of every
building and dwelling unit in a time of emergency.
(22)
If the plan proposes an addition to an existing lot, an accurate
description of the parcel to be added to the existing lot and an accurate
description of the new lot to be created after the addition.
F. A final erosion and sediment control plan, in accordance with §
22-405.
G. Stormwater Management Plan.
(1)
A final stormwater management facilities plan shall be submitted in accordance with the Penn Township Stormwater Management Ordinance [Chapter
23].
(2)
A final stormwater management agreement and declaration of easement,
which includes maintenance requirements for all BMP facilities and
is consistent with the DEP [25 Pa.Code,] Chapter 102 requirements.
H. A final improvements construction plan in accordance with §
22-406.
I. Landscaping Plan. When applicable, a final landscaping plan consistent with the requirements of §
22-610 of this chapter shall be provided.
J. Lighting Plan. When applicable, a final lighting plan, consistent with the requirements of §
22-611 of this chapter shall be provided.
K. A final environmental impact assessment report, consistent with the requirements of §
22-614.
L. A final green design assessment, consistent with the requirements of §
22-615.
M. A final public impact study, consistent with the requirements of §
22-616.
N. Filing Fee. The final plan shall be accompanied by a filing fee in
the form of a check or money order drawn to the Township (see schedule
available at the Township office). A separate filing fee shall be
submitted for each plan application.
[Ord. 2011-03, 6/27/2011, § 22-404]
1. Lot add-on plans shall be prepared by a licensed design professional
and shall be subject to the following requirements:
A. Drafting Standards.
(1)
The plan shall be clearly and legibly drawn at a scale of 10
feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet or 100 feet to the
inch.
(2)
Dimensions shall be in feet and decimals; bearings shall be
in degrees, minutes and seconds. Lot line descriptions shall read
in a clockwise direction.
(3)
The survey shall not have an error of closure greater than one
foot in 10,000 feet.
(4)
The sheet size shall be no smaller than 18 by 22 inches and
no larger than 24 by 36 inches.
(5)
Plans shall be legible in every detail.
B. Location and Identification.
(1)
The proposed project name or identifying title.
(2)
The municipality in which the lot add-on plan is located. If
the lots are located in the vicinity of a municipal boundary line,
the location of the boundary shall be shown.
(3)
The name and address of the landowners or their authorized agents
of all affected lots, and the firm that prepared the plan.
(4)
The file or project number assigned by the firm that prepared
the plan, the plan date and the dates of all plan revisions.
(5)
A north arrow, a graphic scale and a written scale.
(6)
The existing lot lines of each affected lot defined by bearings
and distances. If a landowner is to retain a single lot with a lot
area in excess of 10 acres, the boundary of that lot may be identified
as a deed plotting and may be drawn at any legible scale. If the remaining
lot has a lot area of 10 or less acres, it shall be described to the
accuracy requirements of this chapter.
(7)
The total acreage of all lots affected by the lot add-on plan.
(8)
The district, lot size and density requirements of the Township Zoning Ordinance [Chapter
27].
(9)
The location of existing lot line markers along the perimeter
of each affected lot.
(10)
A location map, drawn to a scale of a minimum of one inch equal
to 2,000 feet relating the development to at least two intersections
of street centerlines. The approximate distance to the intersection
of the centerlines of the nearest improved street intersection shall
be identified.
(11)
A note indicating the types of sewer or water facilities currently
serving each affected lot.
C. Existing Features.
(1)
The names of all immediately adjacent landowners and the names
and plan book record numbers of all previously recorded plans for
adjacent developments.
(2)
The following items when located within any of the affected
lots:
(a)
The location, name and dimensions of existing rights-of-way
and cartways for streets, access drives and driveways.
(b)
The location and size of the following features and any related
rights-of-way: on-lot sewage disposal systems, on-lot water supplies,
sanitary sewer mains, water supply mains, fire hydrants, buildings
and stormwater management facilities.
(c)
The location of existing railroads and rights-of-way for electric,
telecommunications, gas and oil transmission lines.
D. Plan Information.
(1)
Lot lines, with accurate bearings and distances, and lot areas
for all lots and for all parcels of lots being conveyed to another
lot. Curve segments shall be comprised of radius, arc and chord bearing
and distance. Along existing street rights-of-way, the description
may utilize the existing deed lines or street centerlines.
(2)
Block and lot numbers in consecutive order (e.g., Block "A,"
Lots 1 through 10; Block "B," Lots 11 through 22).
(3)
Total number of lots, units of occupancy, density, and proposed
land use (if a multiple land use is proposed, an indication of the
location of each land use).
(4)
Setback lines, with distances from the street centerline or street right-of-way line, whichever requirement is applicable under the Township Zoning Ordinance [Chapter
27].
(5)
Source of title to each of the affected lots, as shown by the
books of the Lancaster County Recorder of Deeds.
(6)
Location and material of all permanent monuments and lot line
markers, including a note that all monuments and lot line markers
are set or indicating when they will be set.
(7)
A statement on the plan indicating any waivers granted by the
Board of Supervisors.
E. Certificates, Notifications and Reports.
(1)
Certificate, signature and seal of a licensed design professional
to the effect that the survey is correct and that all other information
shown on the plan is accurate (see Appendix 22-2).
(2)
Certificate for approval by the Board of Supervisors (see Appendix
22-7).
(3)
A statement, duly acknowledged before an officer authorized
to take acknowledgment of deeds and signed by the landowner of each
affected lot, to the effect that the subdivision shown on the lot
add-on plan is the act and the deed of the landowners of each affected
lot, that all those signing are all the landowners of the lots shown
on the survey and plan, and that they desire the same to be recorded
as such (see Appendix 22-4). This statement shall be dated following
the last change or revision to said plan.
(4)
Certificate of notification to be signed by the County Planning
Commission (see Appendix 22-8 or other form of certificate promulgated
by the County Planning Commission).
(5)
Where the land within any of the affected lots has an agricultural,
woodland or other natural resource easement located within the lots,
the plan application shall be accompanied by a letter from the party
holding the easement stating any conditions on the use of the land.
This requirement may be satisfied by submitting a copy of the recorded
agreement.
(6)
Any parcel or portion thereof that is regulated by federal or
state jurisdictions (e.g., wetland areas) shall acquire the necessary
permits from the appropriate regulating agency or agencies prior to
plan recordation.
(7)
If the plan proposes an addition to an existing lot, an accurate
description of the parcel to be added to the existing lot and an accurate
description of the new lot to be created after the addition.
F. Filing Fee. The lot add-on plan shall be accompanied by a filing
fee in the form of a check or money order drawn to the Township (see
schedule available at the Township Office). A separate filing fee
shall be submitted for each plan application.
[Ord. 2011-03, 6/27/2011, § 22-405]
1. A soil erosion and sediment control plan shall be required to accompany
the preliminary and the final subdivision or land development plan.
It shall be clearly and legibly drawn to the same scale as that of
the preliminary and final plans.
2. Purpose. The purpose of the soil erosion and sediment control plan
is to identify plans and techniques to be incorporated into the development
proposal that regulate the modification of natural terrain during
the site development process to ensure that:
A. The disturbance of the site does not result in damaging erosion and
sedimentation control problems in order to protect the health, safety
and welfare of the Township presidents. These objectives will be pursued
at the Township level in conjunction with state requirements for erosion
and sedimentation control, as defined in the DEP [25 Pa.Code,] Chapter
102 regulations, as amended, and defined in the Erosion and Sediment
Pollution Control Program Manual.
B. The site design and preparation incorporates necessary steps to ensure
the successful installation and long-term operation of soil erosion
and sedimentation control and stormwater management facilities.
C. The disturbance and removal of topsoil is reduced and avoided.
3. General Provisions.
A. The applicant shall prepare a soil erosion and sediment control plan
in accordance with the provisions of this section. The plan shall
consist of a Phase 1 Plan and a Phase 2 Plan provided on separate
sheets as described further under plan content. All land disturbance
activities shall be conducted in such a way as to minimize erosion
on adjoining and down-slope properties.
B. A grading, excavation, erosion and sediment control plan shall be
submitted with the preliminary and final plan applications. Such plan
shall be submitted in accordance with the DEP Erosion and Sediment
Pollution Control Manual, as amended, and the Special Protection Waters
Implementation Handbook, as amended, and in compliance with the most
current review requirements of the Lancaster County Conservation District.
C. Upon recommendation from the Township Engineer, the Township may
require the submission of plans, regardless of their size or other
outside review requirements, to the Lancaster County Conservation
District for review and approval. In such a case, approval by the
Lancaster County Conservation District shall be required before final
approval of a subdivision or land development, or the issuance of
a building permit in the case of a minor subdivision.
4. The soil erosion and sediment control plan shall consist of two phases
on the base plan for preliminary and final plans as follows:
A. The Phase 1 soil erosion and sediment control plan shall be prepared
on a separate sheet showing all existing features on the site, including
the perimeter boundaries. The Phase 1 plan shall show only the minimum
earthmoving necessary to install the soil erosion and sediment control
measures. Wholesale topsoil stripping or complete earthmoving necessary
to build the project shall not be shown. That is, this plan must show
the erosion and sediment control items that are required to be in
place prior to the start of any large-scale earth disturbance.
B. The Phase 2 erosion and sediment control plan shall be prepared on
a separate sheet. It shall show the complete and final earth disturbance
elements of a preliminary or final plan relating to grading, storm
drainage, impervious coverage and the like which may affect the design
of erosion control and stormwater management facilities. Phase 2 plans
shall show the complete and final E & S BMPs proposed to control
erosion and stormwater runoff related to construction of these elements.
Depending on the complexity of the proposal and the time expected
to complete all improvements, more than just a phase two plan may
be required, at the discretion of the Township Engineer, in order
to demonstrate and assure the control of erosion, sediment and stormwater
based on intermediate/partially completed stages of construction.
If a preliminary or final plan is itself proposed in phases, a separate
soil erosion and sediment control plan shall be prepared for each
phase.
5. Plan Content.
A. Locations of all soil types, along with a tabulation including special
notation of seasonally high water table soils, hydric soils, shallow
depth to bedrock or other limiting factors. The tabulation of the
soils present on site shall include their hydrologic soil group.
B. Location and results of all soil percolation tests and deep probes
whenever on-site disposal of sewage is planned.
C. Location and results of all soil infiltration testing where stormwater
best management practices incorporate groundwater recharge.
D. Notations including: all trees or portions of tree masses proposed
to be cleared as part of the proposed subdivision or land development
plan, together with reasons for such clearing; all proposed alterations
of the natural grade, whether by cut or by fill, exceeding two feet,
together with reasons for such alteration; compliance with all applicable
erosion and sedimentation control standards.
E. Limit of disturbance lines and any protective fencing which may be proposed, such as, but not limited to, that area around on-lot sewage disposal areas, stormwater infiltration areas, and around individual trees or tree masses (per the requirements of §
22-609).
F. Required element of any soil erosion and sediment control plan shall be a plan for the control of erosion and sedimentation and for stormwater management. Any preliminary and final soil erosion and sediment control plan for subdivision or land development shall be accompanied by a stormwater management plan in accordance with the provisions of the Penn Township Stormwater Management Ordinance [Chapter
23]. Contents of the submitted plan shall reflect discussion by the applicant with the Township Engineer.
G. The minimum components of the erosion and sediment control plan are
as follows:
(1)
A narrative summary of the project, including:
(a)
General description of the project.
(b)
General description of accelerated erosion control.
(c)
General description of sedimentation control.
(d)
General description of stormwater management, both during and
after construction.
(e)
Date project is to begin and expected date final stabilization
will be completed.
(2)
Proposed alterations to the project area, including:
(a)
Structures, roads, paved areas and buildings.
(b)
Proposed stormwater control facilities.
(c)
Finished contours including areas of cuts and fills.
(d)
Changes to vegetative cover.
(3)
Calculations and description of the amount of runoff from the
project area to swales, pipe discharge points, temporary and permanent
basins, sediment traps, etc. Calculations shall be performed for both
during and after development. Such calculations shall demonstrate
that the capacity of the system to control erosion and to prevent
sediment discharges is sufficient to control velocity and quantity
of discharge to acceptable limits.
(4)
The staging of earthmoving activities, described in the narrative,
including:
(a)
Installation of erosion and sediment control facilities and
practices.
(b)
Installation of tree protection fencing per Appendix 22-19.
(c)
Cover removal, including all cuts and fills.
(d)
Installation of improvements, including streets, storm sewers,
underground utilities, sewer and water lines, buildings, driveways,
parking areas, recreational facilities and other structures.
(5)
Program of operations to convert erosion and sedimentation controls
to permanent stormwater management facilities, including a chart of
the relative time sequence of activities.
6. Compliance with Regulations and Procedures.
A. The Township, in considering preliminary subdivision and land development
plans shall condition its approval upon the execution of soil erosion
and sediment control measures as required by this chapter.
B. Each application shall contain a commitment to submit for approval,
a modified soil erosion and sediment control plan should the proposed
plan prove to be inadequate prior to final release of escrow and dedication
of improvements.
[Ord. 2011-03, 6/27/2011, § 22-406]
1. The improvements construction plan shall contain sufficient information
to provide working plans for the layout and construction of proposed
streets, utilities, stormwater retention structures, and other improvements.
Information shall include, but not be limited to the following:
A. A statement describing proposed public improvements, including streets,
curbs, sidewalks, and the means of water supply and sewage disposal
to be provided.
B. Water Supply and Sewage Facilities. All plans shall be accompanied
by planning modules for land development provided by the DEP, including
information with regard to the means of sewage disposal and provision
of water supply.
(1)
Water Supply.
(a)
Where off-site or central water service is proposed, 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.
(b)
Where individual on-site water service is proposed, approximate
location of well sites.
(2)
Sewage Facilities.
(a)
Where public sewer service is determined to be feasible and
consistent with the sewage service area of the Act 537 Wastewater
Facilities Plan, the preliminary or final design of sewage systems,
including, but not limited to, the location of sewers, pumping stations,
sewer mains, and where applicable, sewage treatment plants, showing
the size, capacity, and location of treatment facilities.
(b)
Where a community sewage system is proposed, plan information
shall include the evaluation of alternative technologies in order
of preference as outlined in Township Act 537 Wastewater Facilities
Plan and the most preferred feasible alternative as agreed to by the
Township, the DEP, and the applicant. The preliminary or final design
of the proposed system shall also be included, showing the size, capacity,
and location of treatment facilities, and where applicable, wastewater
reclamation/land application sites.
(c)
Where individual on-site sewage facilities are proposed, the
applicant shall submit a statement with regard to the suitability
of the soil to absorb sewage wastes. Test pit and percolation test
information shall be provided and the approximate location of the
system shall be indicated. Horizontal isolation distances for treatment
tanks and sewage absorption areas shall be provided as required by
PADEP [25 Pa.Code,] Chapter 73.
C. Horizontal plan for streets showing details of the horizontal layout
including:
(1)
Centerline with bearings, distances, curve data, and stations
corresponding to the profile.
(2)
Right-of-way and curb lines with radii at intersections.
(3)
Tie-ins by courses and distances to intersections of all public
roads, with their names and widths.
(4)
Location of all monuments and other boundary markers by bearing
and distances.
(5)
Location and size of all drainage facilities, sidewalks, public
utilities, fire hydrants, lighting standards, and street name signs.
D. Horizontal Plan for Stormwater Management and Sanitary Sewer Facilities.
(1)
Location and size of line with stations corresponding to the
profile.
(2)
Location of manholes or inlets with grade between and elevation
of flow line and top of each manhole or inlet.
(4)
Location of other drainage facilities and public utilities in
the vicinity of storm and/or sanitary sewer lines.
(5)
Hydraulic design data and calculations for storm sewers, inlets,
culverts, and bridge structures.
E. A profile plan indicating final grades of streets, sanitary sewers,
water supply pipes, stormwater management facilities, other underground
utilities, the location of crossing pipes, and the extent of cut and
fill operations.
(1)
The profile plan shall show the vertical section of the existing
grade and proposed grade along the centerline of the proposed street.
Where storm drainage, sanitary sewer lines, water supply lines or
other utilities are to be installed, they shall also be indicated
on the profile plan. Locations where utilities cross one-another shall
be noted with a separate distance.
(2)
The horizontal scale on the profile plan shall not be less than
one inch equals 100 feet and the vertical scale shall not be less
than one inch equals 10 feet or in cases where larger scales are used,
the ratio shall be 1:10 vertical to horizontal.
(3)
A typical cross-section of street construction shall be shown
on the profile plan and shall indicate the following:
(a)
Right-of-way width and the location and width of paving within
the right-of-way.
(b)
Type, thickness and crown of paving.
(c)
The location, width, type, and thickness of curbs and sidewalks
to be installed if any.
(d)
Grading of sidewalk area.
(e)
Typical location, size, and depth of any underground utilities
that are to be installed in the right-of-way where such information
is available.
(4)
Profile plans shall be provided for any utility, whether located
within the street right-of-way or outside of the street right-of-way.
F. Detail sheet(s) providing sufficient details and notes to define
the construction methods and materials of proposed improvements. Details
shall include but not be limited to:
(1)
Details of all public sewer improvements as required and approved
by the sewer authority.
(2)
Details of all public water improvements as required and approved
by the relevant water authority.
(3)
A cross-section of each utility trench, showing proposed bedding
and backfill material as well as the required compaction methods.
(4)
Soil erosion and sediment control methods and materials.
(5)
Stormwater management facilities.
(6)
Details of all improvements required by PennDOT.
G. An executed stormwater management agreement and declaration of easement.