Article IV Plan Requirements

§ 155-19 Sketch plan.

The sketch plan of a proposed subdivision or land development shall be drawn to a scale of 50 or 100 feet to the inch, except that, if the development contains more than 200 acres, the plan may be drawn to a scale of one inch equals 200 feet.

If the sketch plan requires more than one sheet, a key diagram showing the relative location of the several sections shall be drawn on each sheet.

The sketch plan shall contain at least the following information but shall not show precise dimensions:

(1)

The tract boundary.

(2)

The name of the municipality in which the development is located.

(3)

The North point.

(4)

Graphic and written scales.

(5)

The date of the plan.

(6)

The name of the proposed development or other identifying title.

(7)

Significant topographical and physical features.

(8)

The proposed general street layout.

(9)

The proposed general lot layout.

(10)

In the case of a land development plan, the proposed location of all buildings, parking compounds and other planned features.

§ 155-20 Preliminary plan.

The preliminary plan shall be either black and white or blue and white prints. The sheet size shall be no smaller than eighteen by twenty-two (18 x 22) inches and no larger than thirty by forty-two (30 x 42) inches.

The preliminary plan shall be at a scale of 50 or 100 feet to the inch, except that, for semidetached, attached or multistoried structures, the plan may be drawn at a scale of 20 feet to the inch.

The preliminary plan shall show the following information:

(1)

The name of the proposed development or other identifying title.

(2)

The name of the municipality in which the development is located.

(3)

The name and address of the recorded landowner and the developer (if not the owner) of the tract.

(4)

The source(s) of the landowner's title to the land being developed, as shown by the records of the Lancaster County Recorder of Deeds.

(5)

The name, address, license number and seal of the registered engineer, surveyor or landscape architect responsible for the plan.

(6)

The date of the plan, North point and graphic and written scales.

(7)

A key map, for the purpose of locating the property being developed, drawn at a scale not less than one inch equals 2,000 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, municipal boundaries, zoning districts and watercourses existing within 1,000 feet of any part of the property.

(8)

Total tract boundaries of the property being developed showing bearings and distances.

(9)

The names of all owners of all abutting unplatted land and the names of all abutting developments, if any, with the book and page number where recorded.

(10)

A list of site data, including the minimum lot size or average area per dwelling unit, total number of lots or dwelling units, total acreage of the whole development, density in units per acre or lots per acre and proposed use of the land.

(11)

A list of zoning data, including, where applicable, existing township zoning regulations, including district designations, requirements for lot sizes and yards and any zoning district boundary lines traversing the property; any changes in the existing zoning to be requested by the developer; and any township regulations other than zoning governing lot size and/or yard requirements.

(12)

Contour lines at vertical intervals of not more than two feet for land with an average natural slope of 4% or less and at vertical intervals of five feet for more steeply sloping land.

(13)

The locations and elevation of the datum to which contour elevations refer; where reasonably practicable, the datum used shall be a known and established benchmark. It is suggested that United States Coast and Geodetic Survey datum be used where possible.

(14)

All existing buildings or other structures and the approximate location of all existing tree masses, rock outcrops and other significant features within the development.

(15)

All existing sewer lines, waterlines, fire hydrants, utility transmission lines, culverts, bridges, railroads, quarries, strip mines, watercourses, floodplain areas and other significant features within the proposed development and within 50 feet from the boundaries of the proposed development.

(16)

All existing rights-of-way, easements and streets, including streets of record (recorded but not constructed), street names, right-of-way widths, cartway widths and approximate street grades within the development or within 150 feet of any part of the tract.

(17)

The full plan of the proposed development, including:

(a)

The location and width of all streets, easements and rights-of-way, with a statement of any conditions governing their use.

(b)

Suggested street names and utility easement locations.

(c)

Building setback lines along each street.

(d)

Lot lines and approximate dimensions of lots.

(e)

Lot numbers and block numbers in consecutive order.

(f)

A statement of the intended use of all nonresidential lots and parcels.

(g)

Sanitary sewer facilities, with the size and material of each indicated, and any proposed connections with existing facilities.

(h)

Storm sewers (and other drainage facilities), with the size and material of each indicated, and any proposed connections with existing facilities.

(i)

Water mains and fire hydrants, with the size and material of each indicated, and any proposed connections with existing facilities.

(j)

Parks, playgrounds and all areas and streets designed for appurtenant facilities or public use or proposed to be dedicated or reserved for future public use, together with the conditions of such dedications or reservations.

(k)

Building locations and parking compounds within land developments.

The preliminary plan shall be accompanied by the following supplementary data when applicable:

(1)

A completed application for approval of a preliminary plan as shown in the Appendix.[1]

[1]

Editor's Note: This material is on file and available for inspection in the office of the Township Secretary.

(2)

Typical street cross-section drawings for all proposed streets. Cross-section drawings may be shown on either the preliminary plan or on separate profile sheets.

(3)

Tentative profiles along the street center line or along the top of the curb for both sides of each proposed street. Such profiles shall show existing grades along with proposed grades and vertical curves at one of the following sets of scales:

(a)

One inch equals 20 feet horizontal, and one inch equals five feet vertical.

(b)

One inch equals 50 feet horizontal, and one inch equals 10 feet vertical.

(4)

Where required by Chapter 149, Stormwater Management, a plan for the surface drainage of the tract prepared in accordance with the requirements of Chapter 149, Stormwater Management. All supporting data and calculations required by Chapter 149, Stormwater Management, shall also be provided.

[Amended 12-19-1989 by Ord. No. 80]

(5)

Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Pennsylvania Department of Environmental Resources and/or the Pennsylvania Department of Transportation. Calculations for waterway openings shall be included. All designs shall be subject to approval by the township.

[Amended 12-19-1989 by Ord. No. 80]

(6)

A sketch plan of the remaining lands of the developer, including the prospective future street system. The street system of the preliminary plan will be considered in the light of adjustments and connections with the future streets as shown in the sketch plan of the remaining lands. To prevent undue hardship in the case of extremely large properties, the Township Planning Commission may, based on existing natural or man-made features, delimit the area for which a prospective street system may be sketched.

(7)

A plan for erosion and sediment control as required by Title 25, Chapter 102, Section 102.41, of the Pennsylvania Code may be shown on the preliminary plan or submitted as a separate sheet.

(8)

A completed planning module for land development with all components and plans required by the applicable regulations of the Pennsylvania Department of Environmental Resources as codified at Title 25, Chapters 71 through 73, of the Pennsylvania Code.

[Amended 5-26-1992 by Ord. No. 93]

(9)

A letter from the postmaster of the area in which the development is located stating that the proposed street names are acceptable.

(10)

A completed subdivision and land development site survey and sewage disposal report of the West Earl Township Planning Commission when on-lot sewage is required.

(11)

Where the plan indicates that water will be supplied through a means other than private wells owned and maintained by the individual owners of lots, a copy of a certificate of public convenience or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, from the entity which will provide the public water supply.

[Added 12-19-1989 by Ord. No. 80]

§ 155-21 Final plan.

The final plan shall be made of the material described in § 155-11E(2). The sheet size shall be no smaller than eighteen by twenty-two (18 x 22) inches and no larger than thirty by forty-two (30 x 42) inches.

The final plan shall be at a scale of 50 or 100 feet to the inch, except that, for semidetached, attached or multistoried structures, the plan may be drawn at a scale of 20 feet to the inch. If the final plan is drawn in two or more sections, a key map showing the location of the several sections shall be placed on each sheet.

The final plan shall show the following information:

(1)

The name of the proposed development or other identifying title.

(2)

The name of the municipality in which the development is located.

(3)

The name and address of the recorded landowner and the developer (if not the landowner of record) of the tract.

(4)

The source(s) of the landowner's title to the land being developed as shown by the records of the Lancaster County Recorder of Deeds.

(5)

The name, address, license number and seal of the registered engineer, surveyor or landscape architect responsible for the plan.

(6)

The date of the plan, North point and graphic and written scale.

(7)

(8)

Total tract boundaries which shall conform to the following criteria:

(a)

Boundary lines shall have accurate distances to hundredths of a foot and bearings to one-fourth (1/4) of a minute.

(b)

Boundary lines shall be determined by accurate survey in the field, which shall be balanced and close with an error of closure not to exceed one foot in 10,000 feet.

(c)

Boundary lines adjoining additional unplotted land of the developer (for example, between separately submitted final plan sections) are not required to be based upon field survey and may be calculated.

(9)

The names of all owners of all abutting unplatted land and the names of all abutting developments, if any, with the book and page number where recorded.

(10)

(11)

(12)

All existing buildings or other structures and the approximate location of all existing tree masses, rock outcrops and other significant features within the development.

(13)

(14)

All existing rights-of-way, easements and streets, including streets of record, street names or route numbers, right-of-way widths and cartway widths within the development or within 150 feet of any part of the tract.

(15)

The following data, which shall be shown for the center line, right-of-way and ultimate right-of-way (when applicable) for all existing, recorded (except those to be vacated) and proposed streets within or abutting the property to be developed:

(a)

The distance (in feet to the nearest hundredth of a foot) and bearing of all straight lines.

(b)

The arc length, radius, tangent and chord (with distances in feet to the nearest hundredth of a foot) and the central angle (in degrees, minutes and seconds.)

(c)

Widths of street lines (in feet to the nearest hundredth of a foot.)

(16)

Street names and/or route numbers.

(17)

All straight lot lines with bearings and distances (in feet to the nearest hundredth of a foot). Curved lot lines shall be shown with the length of the arc, radius and tangent, the bearing and distance of the chord and the central angle in degrees, minutes and seconds.

(18)

A statement of the intended use of all nonresidential lots, with reference to restrictions of any type which exist or will exist as covenants in the deed for the lots contained in the development and, if covenants are recorded, including the book and page number.

(19)

The proposed building setback line for each lot or the proposed placement of each building and also clear sight triangles at all street intersections.

(20)

The location and material of all permanent monuments and lot markers.

(21)

All easements or rights-of-way where provided for or owned by public services and any limitations on such easements or rights-of-way. Rights-of-way shall be shown and accurately identified on the plan, and easements shall be either shown or specifically described on the plan. Easements should be located in cooperation with the appropriate public utilities.

(22)

Block and lot numbers in consecutive order.

(23)

(24)

Building locations and parking compounds within land developments.

(25)

If the development proposes a new street intersection with a state legislative route, the occupancy permit number(s) for all intersections or vehicular accessways connecting with the state legislative route.

(26)

Typical street cross sections for each proposed street shown on the final plan.

The final plan shall contain the following certificates and spaces on each sheet that is to be recorded (see Appendix[1] for correct forms):

(1)

Certification, with a seal, by a registered professional engineer or registered surveyor to the effect that the survey and plan are correct.

(2)

An ownership certificate which shall be a statement, duly acknowledged before an officer authorized to take acknowledgment of deeds and signed by the landowner of the property, to the effect that the development shown on the final plan is the act and deed of the landowner, that he is the owner of the property shown on the survey and plan and that he desires the same to be recorded as such.

(3)

An offer of dedication of any proposed public streets and improvements and other public property.

(4)

Certificates of approval of the plan by the Township Engineer (when applicable), the Township Planning Commission and the Township Supervisors.

(5)

A certificate of review of the plan by the Lancaster County Planning Commission.

(6)

A blank space measuring one and three-fourths by four and one-fourth (13/4 x 41/4) inches, which shall be left along the lower edge of the sheet in order that the Recorder of Deeds may acknowledge receipt of the plan when it is presented.

[1]

Editor's Note: This material is on file and available for inspection in the office of the Township Secretary.

The final plan shall be accompanied by the following supplementary data when applicable:

(1)

A completed application for approval of a final plan as shown in the Appendix.[2]

[2]

Editor's Note: This material is on file and available for inspection in the office of the Township Secretary.

(2)

Final profile sheets for all proposed streets within the tract. Such profiles shall show at least the following information, properly labeled:

(a)

Existing (natural) profiles along both cartway edges or along the center line of each street.

(b)

The proposed finished grade of the center line, proposed finished grade at the top of both curbs or proposed finished grade at both cartway edges.

(c)

The length of all vertical curves.

(d)

The location and elevation of all points of vertical inflection (PVI).

(3)

A plan showing the location, size and invert elevations of existing and proposed sanitary sewer mains and manholes, storm sewer mains, manholes, inlets and culverts and existing or proposed water mains and fire hydrants (this data may be shown on the final plan) and also center-line profiles of all proposed sanitary sewer mains and manholes and storm sewer mains, manholes, inlets and culverts.

(4)

When required, a copy of the approved erosion- and sediment-control plan and/or permits.

(5)

When required, a letter from the Pennsylvania Department of Environmental Resources approving the plan revision module for land development.

(6)

All offers of dedication and covenants governing the reservation and maintenance of undedicated open space, which shall bear the certificate of approval of the Township Solicitor as to their legal sufficiency.

(7)

Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition of sale, together with a statement of any restrictions previously imposed which may affect the title to the land being developed.

(8)

For proposed streets not to be dedicated to public use, a copy of an agreement between the developer and the township, to be approved by the Township Solicitor, establishing the following:

(a)

That the street shall conform to township specifications or that the owners of the abutting lots shall include with the offer of dedication sufficient money, as estimated by the Township Engineer, to restore the street to conformance with the township specifications.

(b)

That an offer to dedicate the street shall be made only for the street as a whole.

(c)

That the method of assessing repair costs be stipulated.

(d)

That agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.

(9)

Where lot sizes or the number of dwelling units are based on public water and/or public sewer facilities, assurance from the local public water and/or sewer authority that such facilities are available.

(10)

When applicable, a certificate of approval for a sanitary sewage disposal system and/or a water supply system from the Pennsylvania Department of Environmental Resources.[3]

[3]

Editor's Note: Original Subsection k, which immediately followed this subsection and dealt with obtaining an occupancy permit from the Pennsylvania Department of Transportation, was deleted 5-26-1992 by Ord. No. 93.

(11)

A grading plan, in the case of land development, showing existing grades and proposed finished grades on the site.

(12)

An executed agreement setting forth the improvements to be completed by the developer in a form acceptable to the Township Solicitor.

[Amended 12-19-1989 by Ord. No. 80]

(13)

In the case of a plan which requires access to a highway under the jurisdiction of the Pennsylvania Department of Transportation, the inclusion of the following plan note:

[Amended 12-19-1989 by Ord. No. 80]

"A highway occupancy permit is required pursuant to Section 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 Planning Commission's approval of this plan in no way implies that such permit can be acquired."

(14)

An executed declaration of easements and stormwater management agreement, in a form acceptable to the Township Solicitor, setting forth rights to and maintenance responsibility concerning the stormwater management facilities.

[Added 12-19-1989 by Ord. No. 80]

(15)

For all stormwater management facilities that affect an existing watercourse or have an upland drainage area greater than one-half (1/2) square mile, notification from the Department of Environmental Resources of approval or that no approval is required.

[Added 12-19-1989 by Ord. No. 80]

(16)

Any other certificates of approval by the proper authorities as deemed necessary for a final approval by the Township Supervisors.

[Added 12-19-1989 by Ord. No. 80]