The preliminary plan shall be prepared by an engineer, land
surveyor and/or landscape architect licensed and registered in the
Commonwealth of Pennsylvania to perform such duties. Metes and bounds
descriptions shall be prepared by a licensed and registered land surveyor
in the Commonwealth of Pennsylvania to perform such duties, and designs
which entail engineering shall be prepared by an engineer in the Commonwealth
of Pennsylvania licensed and registered to perform such duties. The
preliminary plan shall show, be accompanied by, and be prepared in
accordance with the following:
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 or 100 feet to the inch. Profile
plans shall maintain a ratio of 1:10 vertical to horizontal.
(2) Dimensions for the entire tract boundary shall be in feet and decimals;
bearings shall be in degrees, minutes and seconds. Lot line descriptions
shall read in a clockwise direction. The description shall be based
upon a survey and not have an error of closure greater than one foot
in 10,000 feet.
(3) The sheet size shall be no smaller than 18 inches by 24 inches and
no larger than 24 inches 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 numbered to show the relationship to the total
number of sheets in the plan (e.g., Sheet 1 of 5).
(4) Plans shall be legible in every detail to the satisfaction of the
Borough.
(5) All profile sheets shall include the corresponding horizontal alignment;
utilities and stormwater facilities located in a given area shall
be provided on the same sheet to show their interrelationship. All
plan information shall be provided in an easy-to-read format. (Applicants
are encouraged to follow the standard plan format provided in Appendix
No. 9.)
B. Location and identification.
(1) The proposed project name or identifying title.
(2) The municipality in which the project is to be located. If the tract
of land is located in the vicinity of a municipal boundary line, the
location of the boundary shall be shown.
(3) A location map, drawn to scale, relating the property to at least
two intersections of existing road center lines, and showing the street
names of all streets adjoining the proposed subdivision and/or land
development.
(4) The name, address and telephone number of the owner of the tract,
or authorized agent of the owner, the developer, and the firm that
prepared the plans.
(5) Source of title to the land included within the subject application,
as shown in the office of the Dauphin County Recorder of Deeds. If
equitable owner, the name, address and reference to the instrument
creating the equitable interest.
(6) The map, parcel and lot number assigned to the property by the Dauphin
County Tax Assessment Office.
(7) The file or project number assigned by the firm that prepared the
plan, the plan date, and the date(s) of all plan revisions.
(8) A North arrow, a graphic scale and a written scale.
(9) The total acreage of the entire existing tract.
(10)
A statement on the plan identifying the applicable zoning district for the subject property and surrounding land. Additionally, the lot area and/or density, lot coverage, building coverage, setback and yard requirements of Chapter
425 of this Code, relating to zoning, shall be identified for the subject property.
(11)
A statement on the plan identifying any existing waivers and/or
modifications, variances, special exceptions, conditional uses and
existing nonconforming structures/uses.
(12)
The location and description of all buildings and structures
on the tract as well as the proposed disposition of each.
C. Existing conditions.
(1) Existing contours shall be shown at a two-foot interval across the
subject property and 50 feet beyond the subject property. Contours
shall be accompanied by the location of the benchmark within or immediately
adjacent to the subject tract and a notation indicating the datum
used. Contours plotted from the United States Geodetic Survey may
only be used for subdivision plans which require no new streets or
other public improvement. Unless required by the Borough for site
evaluation, contour data is not necessary beyond the property of the
applicant. All survey plan data shall be referenced to the North American
Datum of 1983 (NAD 83), Pennsylvania South Zone Coordinate System.
All vertical data shown on the plan shall be referenced to the North
American Vertical Datum of 1988 (NAVD 88).
(2) The names of all adjoining landowners, and the names and plan book
record numbers of the most recent version of all previously recorded
plans for adjacent projects.
(3) The location and description of existing lot line markers and monuments
along the perimeter of the entire existing tract.
(4) The following items when located: a) on the subject tract; b) within
50 feet of the subject tract; or c) beyond 50 feet of the subject
tract when the item affects the tract:
(a)
The location, size and name of existing rights-of-way and cartways
for streets, access drives and driveways.
(b)
The location and size of the following existing features (e.g.,
public sanitary sewer facilities, public water supply facilities,
fire hydrants, buildings, rock outcroppings, sinkholes, swales, watercourses,
bodies of water, floodplain, wetland and stormwater management facilities
which affect stormwater runoff on the subject tract) and any related
rights-of-way.
(c)
The location and size of existing rights-of-way for electric,
telephone, cable television, gas and oil transmission lines, and railroads.
(5) The location and size of the existing individual on-lot sanitary
sewer disposal facility and water supply facility when located on
the subject tract or within 50 feet of the subject tract.
(6) The location and identification by species of existing healthy trees
with a caliper of six inches or more as measured at a height of 4 1/2
feet above existing grade. In the case of healthy trees with a caliper
of 12 inches or more, an outline of the existing dripline must be
included as well.
(7) The location of other existing established landscape materials.
D. Proposed features.
(1) Complete description of the center line for all new streets. This
description shall include distances and bearings with curve segments
comprised of radius, tangent, arc and chord. The description shall
not have an error of closure greater than one foot in 10,000 feet.
(2) Approximate lot line dimensions and lot areas for all proposed parcels.
Along existing street rights-of-way, the description shall utilize
the existing deed lines.
(3) Lot numbers in consecutive order.
(4) In the case of land development plans, the location and configuration
of proposed buildings, parking compounds, streets, access drives,
driveways and all other significant facilities.
(5) A statement on the plan indicating the proposed total number of lots, units of occupancy, density, minimum lot area, lot coverage, building coverage, types of sanitary sewage disposal, type of water supply, name of entity providing sanitary sewage disposal and water supply (if applicable), and proposed land use. The location of each land use if several types of uses are proposed. This statement shall also include the criteria needed to calculate off-street parking, lot coverage and other requirements of Chapter
425 of this Code, relating to zoning.
(6) Easements for utilities, access, stormwater facilities, etc.
(7) Building setback lines, with distances from the property and street
right-of-way.
(8) Identification of buildings and other structures proposed for demolition.
Additionally, the reason(s), in the developer's view, why the
proposed demolition(s) is (are) necessary should be stated. The timeline
for the proposed development project should include the proposed demolition(s).
(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. Cross sections for improvements to existing streets shall be
provided for each fifty-foot station location.
(10)
Vertical and horizontal alignment on the same sheet for each
proposed street, stormwater management facility, sanitary sewer (including
manhole numbers), and water distribution system. All street profiles
shall show at least the existing (natural) profile along the center
line, proposed grade at the center line, and the length of all proposed
vertical curves for streets. All water distribution and sanitary sewer
systems shall provide manhole locations, size and type of material.
This information is not subject to recording with the Dauphin County
Recorder of Deeds.
(11)
Proposed names for new streets, pavement markings and traffic
control devices.
(12)
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.
(13)
In the case of land development plans, a grading plan. The grading
plan shall include finished grades and ground-floor elevations. This
information may be provided on separate sheets and is not subject
to recording with the Dauphin County Recorder of Deeds.
(14)
A statement on the plan indicating any proposed waivers and/or
modifications, special exceptions, conditional uses or variances.
This statement must be revised, upon action on the request, to acknowledge
the date of approval and outcome of the requested waiver and/or modifications
special exception, conditional use and/or variance prior to recordation
of the plan.
(15)
Identification of any lands to be dedicated or reserved for
public, semipublic, recreational or open space or community use.
E. Reports.
(1) Concept plan. A plan drawn to the standards of a concept plan for
the entire landholding when, in the opinion of the Borough, the application
significantly impacts the undeveloped portion of the landholding.
The application will be considered in light of its relationship to
the entire landholdings.
(2) Sanitary sewer. A sewer facilities plan revision (plan revision module
for land development) or supplement, when required by the Pennsylvania
Sewage Facilities Act, Act No. 537 of 1966, as amended.
(3) Stormwater. A stormwater management plan in accordance Chapter
360 of this Code, relating to stormwater management.
(4) Traffic impact study.
(a)
Studies required. There are two types of required traffic impact
studies.
[1]
Abbreviated traffic impact study. Whenever a proposed development
project will generate 50 to 99 new vehicle trips in the peak direction
(inbound or outbound) during the site peak traffic hour, the applicant
shall perform an abbreviated traffic impact study. Based on this study,
certain improvements may be identified as necessary to provide safe
and efficient access to the development. The abbreviated traffic impact
study shall include:
[a] A capacity analysis report prepared under the supervision
of a qualified and experienced professional transportation engineer
licensed and registered to practice in the Commonwealth of Pennsylvania
or a professional or certified transportation planner.
[b] The study area for the capacity analysis report
shall only include all proposed site access intersections.
[2]
Comprehensive traffic impact study. Whenever a proposed development
project will generate 100 or more new vehicle trips in the peak direction
(inbound or outbound) during the site peak traffic hour or generate
an average daily traffic (ADT) of greater than 3,000, the applicant
shall perform a comprehensive traffic impact study. Based on this
study, certain improvements may be identified as necessary to provide
safe and efficient access to the development.
[a] Transportation demand management measures such
as staggered start and end work times, telecommuting, utilization
of transit, greenway or trail linkages, park and ride lots, etc.,
may be used to reduce trip generation for the proposed development.
If such measures will reduce the new vehicle trips in the peak direction
during the peak traffic hour to less than 100, then an abbreviated
traffic impact study may be performed in lieu of a comprehensive study.
When such trip reduction measures are used to justify performance
of an abbreviated study as permitted by this section, a developer
and successors shall be bound by a recorded agreement to implement
such measures. The terms and form of agreement shall be as mutually
agreed upon by the Borough and the developer(s).
[3]
In addition, a comprehensive traffic impact study shall be prepared
at the discretion of the Borough whenever either of the following
conditions exists within the impact study area:
[a] Current traffic problems exist in the local area
or neighborhood, including but not limited to a high crash location,
confusing intersection, or a congested intersection that directly
affects access to the development.
[b] The ability of the existing roadway system to handle
increased traffic or the feasibility of improving the roadway system
to handle increased traffic is limited.
[c] If access is proposed to a state highway, the traffic
impact study shall be prepared in accordance with and shall conform
to the most recent version of PennDOT Publications and Procedures
for Transportation Impact Studies, Publication 46, relating to the
Traffic Engineering Manual.
(b)
Traffic impact study requirements.
[1]
Area of traffic impact study. The traffic impact study area
shall be based on the characteristics of the surrounding area. The
intersections to be included in the study shall be adjacent to the
site or have direct impact upon the access to the site. The intersections
shall be mutually agreed upon by the Borough and the transportation
engineer preparing the study. If a highway occupancy permit (HOP)
is involved, include all intersections from any PennDOT scoping meeting.
[2]
Preparation by transportation engineer required. Traffic impact
studies shall be prepared by or under the supervision of qualified
and experienced transportation engineers licensed and registered to
practice in the Commonwealth of Pennsylvania, with specific training
in traffic and transportation engineering and at least two years of
experience related to preparing traffic studies for existing or proposed
developments.
[3]
Horizon year. The traffic forecasts shall be prepared for the
anticipated opening year of the development, assuming full build-out
and occupancy. This year shall be referred to as the "horizon year."
The design-year analysis should also be included in the forecast which
is the horizon year plus five years.
[4]
Non-site traffic estimates. Estimates of non-site traffic shall
be made and will consist of through motorized and nonmotorized traffic
and motorized and nonmotorized traffic generated by all other developments
within the study area for which preliminary or final plans have been
approved. Non-site traffic may be estimated using any one of the following
three methods: "Build-up" technique, area transportation plan data
or modeled volumes, and trends or growth rates.
[5]
Trip generation rates required. The traffic impact study shall
include a table showing the land use categories and quantities, with
the corresponding trip generation rates or equations (with justification
for selection of one or the other), and resulting number of trips.
The trip generation rates used must be either from the latest edition
of Trip Generation by ITE or from a local study of corresponding land
uses and quantities. All sources must be referenced in the study.
[6]
Consideration of pass-by trips. If pass-by trips or shared trips
are a major consideration for the land use in question, ITE studies
should be referenced and interviews should be conducted and documented
at similar land uses.
[7]
Rate sums. Any significant difference between the sums of single-use
rates and proposed mixed-use estimates must be justified and explained
in the study.
[8]
Explanations required. The reasoning and data used in developing
a trip generation rate for special/unusual generators must be discussed
and agreed upon with the Borough prior to using.
[9]
Definition of influence area.
[a] Prior to trip distribution of site-generated trips,
an influence area must be defined which contains 80% or more of the
trip ends that will be attracted to the development. A market study
can be used to establish the limits of an influence area, if available.
If no market study is available, an influence area should be estimated
based on a reasonable documented estimate. The influence area can
also be based on a reasonable maximum convenient travel time to the
site or delineating area boundaries based on locations of competing
developments.
[b] Other methods, such as using trip data from an
existing development with similar characteristics or using an existing
origin-destination survey of trips within the area, can be used in
place of the influence area to delineate the boundaries of the impact.
[10] Estimates of trip distribution required. Trip
distribution can be estimated using any one of the following three
methods:
[c] Surrogate data.
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Whichever method is used, trip distribution must be estimated
and analyzed for the horizon year. A mixed-use development may require
more than one distribution and coinciding assignment for each phase
(for example, residential and retail phases on the same site). Consideration
must also be given to whether inbound and outbound trips will have
similar distributions.
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[11] Trip assignments.
[a] Assignments must be made considering logical routings,
available roadway capacities, left turns at critical intersections,
and projected (and perceived) minimum travel times. In addition, multiple
paths should often be assigned between origins and destinations to
achieve realistic estimates rather than assigning all of the trips
to the route with the shortest travel time. The assignments must be
carried through the external site access points and in large projects
(those producing 500 or more additional peak direction trips to or
from the site during the developments peak hour) through the internal
roadways. When the site has more than one access drive or driveway,
logical routing and possible multiple paths should be used to obtain
realistic access drive or driveway volumes. The assignment should
reflect conditions at the time of the analysis. Assignments can be
accomplished either manually or with applicable computer models.
[b] If a thorough analysis is required to account for
pass-by trips, the following procedure should be used:
[i] Determine the percentage of pass-by trips in the
total trips generated.
[ii] Estimate a trip distribution for the pass-by trips.
[iii] Perform two separate trip assignments, based
on the new and pass-by trip distributions.
[iv] Combine the pass-by and new trip assignments.
Upon completion of the initial site traffic assignment, the results
should be reviewed to see if the volumes appear logical given characteristics
of the road system and trip distribution. Adjustments should be made
if the initial results do not appear to be logical or reasonable.
[12] Total traffic impacts. Motorized and nonmotorized
traffic estimates for any site with current traffic activity must
reflect not only new traffic associated with the site's redevelopment,
but also the trips subtracted from the traffic stream because of the
removal of a land use. The traffic impact study should clearly depict
the total traffic estimate and its components.
[13] Capacity analysis.
[a] Capacity analysis must be performed at each of
the major street and project site access intersection locations (signalized
and unsignalized) within the study area. In addition, analyses must
be completed for roadway segments deemed sensitive to site traffic
within the study area as determined by the Borough. These may include
such segments as weaving sections, ramps, internal site roadways,
parking facility access points, and reservoirs for vehicles queuing
on- and off-site. Other locations may be deemed appropriate, depending
on the situation.
[b] The recommended level-of-service analysis procedures
detailed in the most recent edition of the Highway Capacity Manual
must be followed.
[c] The operational analyses in the Highway Capacity
Manual should be used for analyzing existing conditions, traffic impacts,
access requirements, or other future conditions for which traffic,
geometric and control parameters can be established.
[14] Turn lane warrant analysis. Conduct turn lane
warrant analysis at all unsignalized intersections in accordance with
current PennDOT methodology.
[15] Perform an auxiliary lane analysis at any proposed
intersection.
[16] Perform a crash analysis at all studied intersections
for a five-year period.
[17] Perform a sight distance analysis at any proposed
intersection.
[18] Perform a queue analysis at a signalized intersection
studied. The methodology set forth in the most recent version of PennDOT
Publication 46, relating to the Traffic Engineering Manual, shall
be used.
[19] Required levels-of-service. The recommendations
of the traffic impact study shall provide safe and efficient movement
of traffic to and from and within and past the proposed development,
while minimizing the impact to non-site trips. The current levels-of-service
must be maintained if they are level "C" or "D," not allowed to deteriorate
to worse than level "C" if they are currently level "A" or "B," and
improved to level "D" if they are level "E" or "F."
[20] Documentation required. A traffic impact study
report shall be prepared to document the purpose, procedures, findings,
conclusions and recommendations of the study.
[a] The documentation for a traffic impact study shall
include, at a minimum:
[i] Study purpose and objectives.
[ii] Description of the site and study area.
[iii] Existing roadway conditions in the area of the
development.
[iv] Recorded or approved development(s) within the
traffic impact study area.
[v] Trip generation, trip distribution and modal split.
[vi] Projected future motorized and nonmotorized traffic
volumes.
[vii] An assessment of the change in roadway operating
conditions resulting from the development traffic.
[viii] Recommendations for site access and transportation
improvements needed to maintain and/or improve motorized and nonmotorized
traffic flow to, from, within and past the site at an acceptable and
safe level-of-service.
[ix] Transit location, availability of bike routes,
connection to a park and/or trail system.
[b] The analysis shall be presented in a straight forward
and logical sequence. It shall lead the reader step by step through
the various stages of the process and resulting conclusions and recommendations.
[c] The recommendations shall specify the time period
within which the improvements should be made (particularly if the
improvements are associated with various phases of the development
construction), and any monitoring of operating conditions and improvements
that may be required. The recommendations shall also identify who
will be responsible for making the improvements.
[d] Data shall be presented in tables, graphs, maps
and diagrams wherever possible for clarity and ease of review.
[e] To facilitate examination by the Borough, an executive
summary of one or two pages shall be provided, concisely summarizing
the purpose, conclusions and recommendations.
[f] The study documentation outlined above provides
a framework for site traffic access/impact study reports. Some studies
will be easily documented using this outline. However, the specific
issues to be addressed, local study requirements, and the study results
may warrant additional sections.
[21] A traffic impact study shall include all of the
aforementioned components, unless the applicant can demonstrate by
credible evidence, and it is agreed upon by the Borough, that certain
components are not necessary for certain projects.
(c)
Improvements.
[1]
Responsibility for improvements. The applicant shall be responsible
for the improvements required to provide safe and convenient ingress
and egress to the development site.
[2]
Coordination with Borough requirements. The applicant shall be responsible for other improvements related to the results of the traffic impact study as may be agreed to with the Borough to be installed or paid for by the applicant, consistent with provisions of Articles
V and V-A of the most recent version of the MPC.
(5) Important natural features. All applications for lands that possess
an important natural features, as defined below, shall plot the location
of the natural resources. Important natural features shall include,
but not be limited to, the following:
(a)
Floodplains as set forth in Chapter
220 of this Code, relating to floodplain management;
(d)
Pennsylvania Natural Diversity Inventory (PNDI) confirmed extant
plant and animal species and communities that are listed as "Pennsylvania
Threatened" or "Pennsylvania Endangered"; or
(e)
PNDI-confirmed extant plant and animal species and communities
that have a state rank of S1 or S2; and
(f)
Tree stands, wood lots and native plant materials.
(6) Erosion and sediment control plan. All applications that propose
disturbance of 5,000 square feet or greater shall submit an erosion
and sediment control plan to the Borough and the DCCD to show compliance
with 25 Pa. Code § 102 et seq., or any future corresponding
law or regulation. If an application states that an erosion and sediment
control plan is not required, the applicant shall set forth the basis
for such statement. If an erosion and sediment control plan is required,
applicant shall provide proof of submission of such a plan to the
DCCD or other applicable agency and shall provide proof of approval
of the erosion and sediment control plan prior to unconditional final
plan approval.
F. Certifications and notifications.
(1) Where the land included in the subject application has an electric,
telecommunications or telephone transmission line, a gas pipeline,
or a petroleum or petroleum products transmission line located within
the tract, the application shall be accompanied by a copy of the right-of-way
agreement or 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 and/or right-of-way lines. This requirement may also be satisfied
by submitting a copy of the recorded agreement.
(2) A statement by the individual responsible for the data, to the effect
that the survey, plan and/or other general data are correct (see Appendix
No. 1). This statement must be placed on both plans and reports.
(3) A statement acknowledging that the subdivision or land development
shown on the plan is presented with the consent of the landowner.
(4) A statement that a highway occupancy permit is required pursuant
to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), as amended, before any improvements are initiated within
a state highway, or a street, access drive, or driveway intersection
to a state highway is permitted.
(5) For all plan sheets to be recorded, each sheet shall be labeled as
"Sheet # _____ of # _____ for Recording."
(6) An application (see Appendix No. 6).
(7) (Optional) A statement acknowledging Borough action (see Appendix
No. 4).
(8) An application requesting review by the DCPC.
G. Filing fees. The preliminary plan shall be accompanied by a check
or money order drawn to:
(1) Paxtang Borough, in an amount specified on the fee schedule adopted by resolution of the Borough Council; and
(2) DCPC, in an amount specified on the fee schedule of the DCPC.
The final plan shall be prepared by an engineer, land surveyor
and/or landscape architect licensed and registered in the Commonwealth
of Pennsylvania to perform such duties. Metes and bounds descriptions
shall be prepared by a land surveyor licensed and registered in the
Commonwealth of Pennsylvania to perform such duties, and designs which
entail engineering shall be prepared by an engineer licensed and registered
in the Commonwealth of Pennsylvania to perform such duties. The final
plan shall show, be accompanied by, and be prepared in accordance
with the following:
A. Drafting standards. The same standards are required for a final plan
as specified for a preliminary plan.
B. Location and identification. The same standards are required for
a final plan as specified for a preliminary plan.
C. Existing features. The same standards are required for a final plan
as specified for a preliminary plan.
D. Proposed features. In addition to the following data, the same standards
are required for a final plan as specified for a preliminary plan.
(1) Complete description of the center line and right-of-way line for
all new and existing streets. This description shall include distances
and bearings with curve segments comprised of radius, tangent, arc
and chord. The description shall not have an error of closure greater
than one foot in 10,000 feet.
(2) Complete description of all lot lines, with accurate bearings and
distances, and lot areas for all parcels. Curve segments shall be
comprised of arc, chord, bearing and distance. Along existing street
rights-of-way, the description may utilize the existing deed lines
or road center lines. Along all proposed street rights-of-way, the
description shall be prepared to the right-of-way lines. The description
shall not have an error of closure greater than one foot in 10,000
feet.
(3) Locational dimensions for easements with sufficient detail to provide
easy on-site location. Easements which do not follow property lines
shall be located by a center-line metes and bounds description.
(4) Street addresses assigned for all proposed lots.
E. Reports. The same standards are required for a final plan as specified
for preliminary plan. If the reports were submitted with the preliminary
plan and the contents are unchanged, they may be submitted by reference
as opposed to full text submission.
F. Certifications and notifications. In addition to the following data,
the same standards are required for a final plan as specified for
a preliminary plan.
(1) A statement on the plan acknowledging final plan approval (see Appendix
No. 5). This statement must be placed on the first sheet of
plans which are subject to recording with the Dauphin County Recorder
of Deeds.
(2) A notice from PADEP that a sewer facilities plan revision (plan revision
module for land development) or supplement has been approved, or notice
that a plan revision or supplement is not necessary.
(3) A notarized statement on the plan signed by the landowner, duly acknowledged
before an officer authorized to take acknowledgement of deeds, to
the effect that the subdivision or land development shown on the plan
is the act and the deed of the owner, that all those signing are all
the owners of the property shown on the survey and plan, and that
they desire the same to be recorded (see Appendix No. 2). This must be dated following the last change or revision
to said plan.
(4) A statement on the plan of dedication of streets and other public
property as well as area that is not to be offered for dedication
(see Appendix No. 2).
(5) Such written notices of approval as required by this chapter, including
written notices approving the street name, encroachments along state
routes, water supply systems, sanitary sewage systems, and stormwater
runoff to adjacent properties.
(6) A statement on the plan to accommodate the DCPC certificate of review
(see Appendix No. 5).
(7) A statement on the plan to accommodate the Dauphin County Recorder
of Deeds information (see Appendix No. 5).
(8) An improvements guarantee in accordance with Article
V of this chapter.
(9) A statement on the plan that all public improvements will comply
with the Borough's construction specifications.
(10)
For all plan sheets to be recorded, each sheet shall be labeled
as "Sheet # _____ of # _____ for Recording."
(11)
An application (see Appendix No. 6).
(12)
A properly executed land development agreement for any nonresidential
development and any residential development involving more than 10
lots or a properly executed developer's letter-agreement for
all other development, as applicable, in the form and content required
by the Borough, setting forth, among other things, the responsibilities
for the development of the property and listing required improvements,
lands to be dedicated, and contributions to be made to the Borough
(see Appendix Nos. 10 and 11).
(13)
An application requesting review by the DCPC.
(14)
A statement on the plan to accommodate the Dauphin County Recorder
of Deeds Office plan recording certification (see Appendix No. 3).
(15)
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. After
the lot add-on plan is recorded, the applicant shall prepare and record
a deed containing a consolidated legal description for the new lot.
G. Filing fees. The final plan shall be accompanied by a check or money
order drawn to:
(1) Paxtang Borough, in an amount specified on the fee schedule adopted by resolution of the Borough Council; and
(2) DCPC, in an amount specified on the fee schedule of the DCPC.
Lot consolidation, revised subdivision, and lot add-on plans
shall be prepared by an engineer, land surveyor and/or landscape architect
licensed and registered in the Commonwealth of Pennsylvania to perform
such duties. Metes and bounds descriptions shall be prepared by a
land surveyor licensed and registered in the Commonwealth of Pennsylvania
to perform such duties, and designs which entail engineering shall
be prepared by an engineer licensed and registered in the Commonwealth
of Pennsylvania to perform such duties.
A. Drafting standards. The same standards are required for lot consolidation,
revised subdivision, and lot add-on plans as specified for a final
plan.
B. Location and identification.
(1) The proposed project name or identifying title, including "Final
Plan - Lot Add-On Plan," "Final Plan - Revised Subdivision Plan Final
Plat," or "Final Plan - Lot Consolidation Plan," as applicable.
(2) The municipality in which the project is to be located. If the tract
of land is located in the vicinity of a municipal boundary line, the
location of the boundary shall be shown.
(3) A location map, drawn to scale, relating the property to at least
two intersections of existing road center lines and showing the street
names of all adjoining streets to the proposed subdivision.
(4) The name, address and telephone number of the owner, authorized agent
of the tract, the developer and the firm that prepared the plans.
(5) Source of title to the land included within the subject application,
as shown in the office of the Dauphin County Recorder of Deeds. If
equitable owner, the name, address and reference to the equity agreement.
(6) The map, parcel and lot number assigned to the property by the Dauphin
County Tax Assessment Office.
(7) The file or project number assigned by the firm that prepared the
plan, the plan date, and the date(s) of all plan revisions.
(8) A North arrow, a graphic scale, and a written scale.
(9) The total acreage of the entire existing tract.
(10)
A statement on the plan identifying the zoning district for the subject property and surrounding land. Additionally, the lot size and/or density, lot coverage, building coverage and yard requirements of Chapter
425 of this Code, relating to zoning, shall be identified for the subject property.
C. Existing and proposed features.
(1) The names of all adjoining landowners, and the names and plan book
record numbers of the most recent version of previously recorded plans
for all adjacent projects.
(2) The location and description of existing and proposed lot line markers
and monuments along the perimeter of the entire tract, including a
note that all monuments and lot line markers are set or indicating
when they will be set.
(3) The following items when located on the subject tract.
(a)
The location, size and name of existing rights-of-way and cartways
for streets, access drives and driveways.
(b)
The location and size of the following existing features (e.g.,
public sanitary sewer facilities, public water supply facilities,
fire hydrants, buildings, swales, watercourses, bodies of water, floodplain,
wetland and stormwater management facilities which affect stormwater
runoff on the subject tract) and any related rights-of-way.
(c)
The location and size of existing rights-of-way for electric,
telephone, cable television, gas and oil transmission lines, stormwater
management and railroads.
(4) Lot numbers in consecutive order.
(5) A statement on the plan indicating any existing and/or proposed waivers,
special exceptions, conditional uses, variances and existing nonconformities.
This statement must be revised, upon action on the request, to acknowledge
the outcome of the requested waiver or variance prior to recordation
of the final plan.
D. Certifications and notifications.
(1) A statement on the plan acknowledging final plan approval (see Appendix
No. 5). This statement must be placed on the first sheet of plans
which are subject to recording in the office of the Dauphin County
Recorder of Deeds.
(2) A notice from the PADEP that a sewer facilities plan revision (plan
revision module for land development) or supplement has been approved,
or notice that a plan revision or supplement is not necessary.
(3) A notarized statement on the plan signed by the landowner, duly acknowledged
before an officer authorized to take acknowledgement of deeds, to
the effect that the subdivision or land development shown on the plan
is the act and the deed of the owner, that all those signing are all
the owners of the property shown on the survey and plan, and that
they desire the same to be recorded (see Appendix No. 2). This must be dated following the last change or revision
to said plan.
(4) A statement on the plan to accommodate the Dauphin County Recorder
of Deeds information (see Appendix No. 5).
(5) A statement on the plan to accommodate the DCPC Certificate of Review.
(6) For all plan sheets to be recorded, each sheet shall be labeled as
"Sheet # _____ of # _____ for Recording."
(7) An application (see Appendix No. 6).
(8) An application requesting review by the DCPC.
E. Filing fees. The final plan shall be accompanied by a check or money
order drawn to:
(1) Paxtang Borough, in an amount specified on the fee schedule adopted
by resolution of the Borough Council; and
(2) DCPC, in an amount specified on the fee schedule of the DCPC.