A.
The preliminary plan submission shall be drawn by
a professional land surveyor or a professional engineer in accordance
with the standard set forth in the "Professional Engineers Registration
Law" (P.L. 913, No. 367).[1]
(1)
Plan size and scale.
[Amended 11-10-2009 by Ord. No. 2009-3]
(a)
The preliminary subdivision or land development
plan shall be in the form of a map or series of maps on sheet sizes
either 18 inches by 24 inches or 24 inches by 36 inches drawn to one
of the following scales:
[1]
Tracts of one acre or less shall be drawn at
a scale of no less than one inch equals 50 feet.
[2]
Tracts of one to 10 acres shall be drawn at
a scale of no less than one inch equals 100 feet.
[3]
Tracts in excess of 10 acres shall be drawn
at a scale of no less than one inch equals 200 feet.
[4]
Tracts to be used for commercial, industrial
or high-density housing development shall be at a scale of no less
than one inch equals 50 feet.
(b)
The applicant shall submit the required number of plans to the Township
and agencies concerned as provided in submission procedures as adopted
by the Township from time to time and available at the Township office.
(2)
Preliminary plan information.
(a)
The preliminary plan shall show:
[1]
The proposed name or identifying title of the
project, date of the original submission and of each subsequent revision,
written and graphic scale and north point.
[2]
The name and address of the subdivider or developer.
The name, address, license number, seal, and signature of the registered
engineer or registered surveyor who shall have prepared the plan.
[3]
The name, address and signature of the owner
and the date of the owner's approval of the plan.
[4]
A location map showing the proposed project
in relation to adjacent properties and existing streets, municipal
boundaries, and recorded subdivision plans existing within 1,000 feet
of any part of the tract being subdivided. The location map may be
at a scale no less than one inch equals 2,000 feet and shall show
a title, scale and north point.
[5]
The limits and dimensions of the tract to be
subdivided or developed. The proposed location and elevation of all
boundary line (perimeter) monuments shall be indicated. The total
area being subdivided or developed shall be indicated.
[6]
Existing contour lines at vertical intervals
of two feet for land with average natural slope 4% or less, and at
intervals of five feet for land with average slope exceeding 4%. The
Planning Commission may also require supplemental plans showing final
proposed contours.
[7]
Location and elevation of the datum to which
contour elevations refer; where practicable, datum used shall be an
established U.S.G.S. benchmark.
[8]
Certification by the professional engineer or
surveyor that the topography shown resulted from an actual survey
and the date of that survey.
[9]
All existing watercourses, wetlands, floodplains,
tree masses or other significant natural features.
[10]
All existing buildings, sewers,
water mains, culverts, petroleum or petroleum products lines, underground
electric and telephone lines, fire hydrants and other significant
man-made features.
[11]
All existing streets on or adjacent
to the tract, including name, right-of-way width and cartway width.
[12]
All existing property lines, easements
and rights-of-way, and the purpose for which the easements or rights-of-way
have been established.
[13]
Location and width of all proposed
streets, alleys, rights-of-way and easements; proposed lot lines with
approximate dimensions and areas of all lots; proposed playgrounds,
public buildings, public areas and parcels of land proposed to be
dedicated or reserved for public use; proposed street names; proposed
watercourses and detention ponds; proposed phasing of land development.
However, no final plan will be considered for approval by the Board
of Supervisors at the same meeting that the preliminary plan is considered
for approval. Any final plan may be submitted for approval to the
Board of Supervisors for consideration and approval no earlier than
the next available meeting of the Board of Supervisors after the preliminary
approval is granted.
[14]
Total number of lots, average
lot size, density, open space and existing zoning classification.
[15]
Names of owners of all adjoining
properties and the names of all abutting subdivisions. When adjacent
properties are part of a recorded subdivision plan, only the lot number
and subdivision name need be shown.
[16]
When on-lot sewage systems are
proposed, the locations of all soil percolation test sites and probe
sites shall be shown.
[17]
When on-lot water supply is proposed,
the location of all well sites shall be shown.
[18]
Location, size and invert elevation
of all existing and proposed sanitary sewers, including any and all
existing or proposed capped sewer lines and location of all manholes,
inlets and culverts.
[19]
Location, size and invert elevation
of all existing and proposed storm sewers and material of each indicated,
and any proposed connections with existing facilities.
[20]
Location and size of all existing
and proposed water mains.
[21]
Where the preliminary plan covers
only a part of the subdivider's entire holding, a sketch shall be
submitted of the prospective street layout for the remainder.
[22]
Block for signatures of the Planning
Commission and date of recommendation.
[23]
Block for signatures of the Board
of Supervisors and date of approval.
[24]
Land development plans shall show
building locations and parking areas in addition to the above information.
[25]
Copies of proposed deed restrictions
shall be included with the preliminary plan.
[26]
Tax Map and parcel information
for the original tract being subdivided or developed.
[27]
The existing uniform parcel identifier
number for each existing tract or separate lot which is not being
created by the plan, including but not limited to the parent tract
which is being subdivided.
[28]
On the first page of the plan,
or, in the event of a plan creating or identifying a large number
of lots, at such place on the plan as can be readily located, a table
identifying each lot number being created or identified by lot number,
with a column identified for the placement of the uniform parcel identifier
number for each lot, to be assigned by the Tax Map Office, and a column
identified as the street address for each lot, to be assigned by the
Township.
[29]
Required and achievable sight distance for each
proposed driveway or access drive.
[Added 12-9-2014 by Ord. No. 2014-6]
[30]
Final topographic contours at vertical intervals
of two feet for land with average natural slope of 20% or less, and
at intervals of five feet for land with average slope exceeding 20%.
[Added 12-9-2014 by Ord. No. 2014-6]
(3)
Required supplemental data.
(a)
The preliminary plan shall be accompanied by
the following supplemental data where applicable:
[1]
Whenever a tract or other parcel of land, or
part thereof, proposed for subdivision or land development is located
adjacent to a designated floodplain district, a map showing the location
of the proposed subdivision or land development with respect to any
designated floodplain district including information on the one-hundred-year
flood elevations.
[2]
Where the subdivision or land development lies
partially or completely within any designated floodplain district
or where such activities border on any designated floodplain district,
the preliminary plan map shall include the following information:
[a]
The location and elevation of proposed
roads, utilities, and building sites, fills, flood or erosion protection
facilities.
[b]
The one-hundred-year flood elevations.
[c]
Areas subject to special deed restrictions.
[d]
Contours at intervals of two feet.
[e]
Accurate boundaries of the designated
floodplain districts.
[3]
Copies of cross-section drawings for all proposed
streets showing rights-of-way, cartway widths, location of sidewalks,
and planting strips. Copies of profile drawings of all proposed streets
showing existing and proposed grade.
[Amended 11-10-2009 by Ord. No. 2009-3]
[4]
Copies of plans and profiles of existing and
proposed sanitary and storm sewer systems, water distribution systems,
and any other pertinent utilities. Such plans shall include grades,
pipe sizes and the location of valves and fire hydrants.
[Amended 11-10-2009 by Ord. No. 2009-3]
[5]
Results of preliminary percolation tests which
shall be conducted in accordance with the rules and regulations of
the Department of Environmental Protection and inspected by the Township's
Sewage Enforcement Officer.
[6]
Whenever a single tract or other parcel of land,
or part thereof, is subdivided or developed such that the subdivision
or development is subject to the rules and regulations of the Department
of Environmental Protection pursuant to the Pennsylvania Sewage Facilities
Act, as amended, the subdivider or land developer shall prepare, for
the use of the Township, copies of a formal revision to the municipality’s
official sewage facilities plan (Act 537 Plan) and copies of any required
supporting data. A plan revision module established by the Department
of Environmental Protection and available at the office of the Township
shall be used as the format for the formal revision.
[Amended 11-10-2009 by Ord. No. 2009-3]
[a]
A preliminary plot plan indicating
within the site the location of existing and proposed buildings, lot
lines, sewage or sewerage systems, all sources of water supply, such
as wells and springs, ponds, streams, and other bodies of water, rights-of-way,
streets, roadways, highways, and access routes.
[b]
Information relating to the type
of water supply and sewage supply provided or to be provided, including
soil conditions and limitations for on-lot sewage disposal if applicable.
[c]
Information relating to adjacent
property, building, sources of water supply, ponds, streams, sewage
or sewerage systems, rights-of-way, streets that may have a significant
effect on the environmental and sanitary aspects of the proposed subdivision.
[d]
Direction to north, direction of
slopes, and degree of slope.
[e]
Direction and distance of the nearest
sewage treatment plant and information as to its present or future
accessibility in terms of time, finances and load capacity as well
as the sources of this information.
[7]
Whenever a single tract or other parcel of land,
or part thereof, is subdivided or developed and the subdivision or
land development involves a new street, activity in any designated
floodplain district, a required stormwater drainage or management
plan, earthmoving activity, subdivision consisting of three or more
residential lots (this is not to be construed to include large residual
lots), any land development on a lot or site in excess of one acre,
an erosion and sedimentation plan shall be required.
[8]
Preliminary designs of any bridges or culverts
which may be required. Such designs shall meet all applicable requirements
of the Pennsylvania Department of Environmental Protection and the
Pennsylvania Department of Transportation.
[9]
Where the land included in the subject application
has an electric transmission line, a gas pipeline, or a petroleum
or petroleum products transmission line located within the 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 building setback or right-of-way lines. This
requirement may be satisfied by submitting a copy of any recorded
agreement containing such information.
[10]
Whenever a single tract or other
parcel of land, or part thereof, proposed for subdivision or land
development requires stormwater drainage facilities which receive
water from drainage areas in excess of 1/2 square mile (320 acres),
the subdivider or developer shall prepare a stormwater drainage plan.
[11]
In the event that the plans propose
extension of service into the project by any authority or jurisdiction
other than the Township, a statement from the applicable authority
or jurisdiction regarding the adequacy of such extension shall be
submitted.
[12]
If water is to be supplied by
means other than on-site wells, maintained and operated by individual
lot owners, a copy of a certificate of public convenience from the
Pennsylvania Public Utility Commission or an application for such,
a cooperative agreement or commitment must accompany the plan as evidence
that the proposed development will be supplied with an adequate, reliable
and safe water supply.
[13]
Traffic impact study which identifies the projected
impacts of the proposed development on the transportation network
and identifies essential transportation improvements or enhancements
required on both on-site and off-site. A traffic impact study shall
be submitted with preliminary plan for subdivisions and land developments
which meet the following criteria:
[Added 12-9-2014 by Ord. No. 2014-6]
[a]
Any use involving 20 or more peak hour trips as
determined from ITE trip generation:
[b]
Whenever the Planning Commission or Township Board
of Supervisors shall find that there are reasonable grounds to believe
that the existing transportation network may be inadequate to handle
the volume of or character of traffic likely to result from the proposed
subdivision or land development.
[1]
Editor's Note: See now "Engineer, Land Surveyor and Geologist
Registration Law, " 63 P.S. § 148 et seq.
B.
No sooner than 30 days nor later than 60 days after
the applicant submits the preliminary plan, the applicant shall submit
to PennDOT, where required for final approval of the plan, a highway
occupancy permit application, and shall at the same time provide the
Township and the York County Planning Commission with a complete copy
of that application, together with proof satisfactory to the Township
that the applicant has filed that application with PennDOT.
A.
Number of copies.
(1)
On or before the last business day of the calendar
month prior to the next month's regularly scheduled meeting of the
Planning Commission at which initial consideration is desired, the
applicant shall submit the required number of preliminary plans and
accompanying documentation to the Township and agencies concerned
as provided in submission procedures as adopted by the Township from
time to time and available at the Township office. The applicant shall
submit additional copies of plans and supplemental data as provided
in the submission procedures.
[Amended 11-10-2009 by Ord. No. 2009-3]
(2)
Additionally, preliminary plans shall be submitted
to adjacent municipalities and governmental agencies or authorities
that may be affected by the plan.
B.
At a regular or special Planning Commission meeting
following receipt of reports from agencies listed above, but in no
case later than 60 days from the time of preliminary plan submission,
the Planning Commission shall:
(1)
Review the applicant's submission.
(2)
Review all reports received.
(3)
Discuss submission with applicant or applicant's agent.
(4)
Evaluate the plan, reports, and discussion.
(5)
Determine whether the preliminary plan meets the objectives
and requirements of this chapter and other ordinances of the Township.
(6)
Determine any required supplemental plans and/or studies,
such as traffic impact studies, environmental impact assessment reports,
etc.
(7)
Either recommend approval, disapproval or conditional
approval of the preliminary plan.
(8)
Submit its reports to the Board of Township Supervisors.
When the Planning Commission recommends disapproval in terms as filed,
the decision shall specify the defects found in the application and
describe the requirements which have not been met and shall, in each
case, cite to the provisions of the ordinance relied upon.
(9)
The Township Planning Commission shall transmit the
plans and report its decision, comments and/or recommendations in
writing to the Board of Township Supervisors.
C.
During the course of the Planning Commission’s
review of the preliminary plan and prior to any action by the Board
of Township Supervisors within the required 90 day review period,
the preliminary plan may be revised by the applicant. The required
number of copies of the revised plan shall be submitted which shall
note the dates of any and all revisions and a summary of the nature
thereof. One of the copies submitted shall be color coded to identify
the revisions. Upon submission of a revised preliminary plan, a new
ninety-day time period shall commence from the date of the Planning
Commission’s meeting next following the filing of the revised
preliminary plan; provided, however, should the date of the Planning
Commission’s next meeting be more than 30 days from the submission
date of the revised preliminary plan, the ninety-day review period
shall commence on the 30th day after submission of the revised preliminary
plan. If it is determined that the revision(s) are of a substantial
nature, the applicant shall resubmit the plan as a new submission
subject to all submission procedures and applicable fees for a new
submission.
[Amended 11-10-2009 by Ord. No. 2009-3]
D.
Upon review of a subdivision or land development plan,
the Township Engineer shall make comments and recommendations, in
writing, to the Township Planning Commission and the Board of Township
Supervisors.
E.
The Township Engineer shall review the highway occupancy
permit application, and shall, within 30 days of its receipt, submit
comments to the Township and PennDOT regarding the highway occupancy
permit application.
A.
The Board of Township Supervisors shall render its decision and communicate it to the applicant in accordance with the requirements of § 208-20 of this chapter.
B.
The preliminary plan shall not be approved by the Board of Township Supervisors unless and until the applicant has provided the Township with evidence of the filing of a highway occupancy permit application as required in § 208-31B. Any preliminary plan approval by the Board of Township Supervisors which is granted prior to the issuance of a highway occupancy permit by PennDOT shall be conditioned on such approval being given by PennDOT. Any changes which become necessary to the final plan after preliminary plan approval which are as a direct result of modifications caused by the highway occupancy permit application process shall be capable of being implemented in the final plan, notwithstanding the fact that they may cause a variation in the final plan from that of the approved preliminary plan.
