Part 5 PRELIMINARY PLAN

[Ord. 1223-99, 4/12/1999, § 501]

A preliminary plan is intended to establish the overall development scheme to minimize the need for revisions of final plans.

§ 22-502 Submission and Review Procedure.

[Ord. 1223-99, 4/12/1999, § 502; as amended by Ord. 1325-06, 11/13/2006, § 2]

Preliminary Plan Submission Required.

A preliminary plan submission for a major subdivision or land development (except as provided in subsection (1)(B), below) meeting all of the requirements of this Part shall be filed by the applicant and reviewed in accordance with the provisions of this Part.

A preliminary plan submission is not required for:

(1)

A minor subdivision (as defined in Part 2).

(2)

A submission that only involves a lot line adjustment (as defined in Part 2) or minor adjustments to a previously approved plan as specified in § 22-704.

(3)

A land development that involves only one principal nonresidential building.

Required Submission.

The applicant shall file with the plans administrator at least 14 calendar days prior to a regular Planning Commission meeting (not including a workshop meeting): (i) the required fees; and (ii) the information and plans required under § 22-503.

The plans administrator shall forward applicable plans to the following agencies to seek their comments prior to preliminary plan approval:

(1)

Gettysburg Municipal Authority.

(2)

Borough Fire Chief (layout and utility plan if deemed appropriate by the Planning Commission or plans administrator).

(3)

The appropriate Borough staff (including one complete "file" copy of all materials submitted by the applicant).

(4)

Borough Engineer, with the plans provided prior to the next regular Planning Commission meeting.

(5)

The Borough Planning Commission (including copies of the application form, at least one copy of the preliminary plan checklist, seven copies of the preliminary plan and at least one copy of the supporting documents), with such information provided prior to or at the first regularly scheduled Planning Commission meeting after a proper submission.

Applicant's Distribution. The applicant is fully responsible for the following:

(1)

Contacting the appropriate utility companies, as appropriate, including the water supplier.

(2)

Encouraged to seek at least an informal review by PennDOT of any proposed access onto a State road and providing PennDOT with sufficient information for such a review.

(3)

Determining whether any permits or approvals are needed from any agency outside of the Borough, including DEP (including any obstruction to a waterway) and the Army Corps of Engineers (including determining whether any "wetland" will be disturbed).

(4)

Providing a copy of the sedimentation and erosion control plans to the County Conservation District, together with their required review fees, if any earth disturbance is proposed, unless the applicant states in writing in a signed letter to the Borough that earth disturbance will not occur until approval of the final plan (in which case the erosion control plan may be submitted at final plan stage).

(5)

Adjacent Municipalities. If any portion of a major subdivision or land development: (i) is proposed within 200 feet of the boundary of another municipality; or (ii) would clearly have a regional impact upon another municipality as determined by the Planning Commission, then the applicant shall provide a copy of the layout plan to that municipality for an advisory review.

(6)

Providing a copy of the plans to the County Planning Commission after authorization by the Borough and the appropriate application review form is completed with signature of the plans administrator.

Each preliminary plan and supporting documents should seek to incorporate any revisions recommended by the Planning Commission, the Borough Engineer and other appropriate Borough Officials during any sketch plan review.

Colored Layout Plan. It is recommended that the applicant provide one copy of the layout plan that is lightly colored to highlight major features (such as paving, trees, waterways, streets, wetlands, pedestrian walkways and sidewalks, building footprints, proposed landscaping or hedges, fencing or privacy walls and building locations, if known) to allow clear understanding by the general public at public meetings.

Revisions. A detailed list of revisions from a previously submitted plan shall be provided whenever a revised plan is submitted. The developer's plan preparer shall certify that the list of revisions is complete.

Determination of Completeness of the Submission.

Based upon the initial review of the plans administrator and/or the Borough Engineer, the Commission shall have authority, at its first regularly scheduled meeting after the submission is filed in a timely fashion, to determine that a submission is significantly incomplete and therefore to refuse to review the submission further and to do one of the following:

(1)

Not accept the submission, indicating deficiencies in writing, and return the fee (minus the costs of any Borough review) to the applicant.

(2)

Accept the submission as being filed for review on the condition that the applicant shall file such additional required materials and information to the staff or appropriate agency or person by a specific deadline.

(3)

Table the acceptance of the submission until the next Planning Commission meeting after the applicant has met all of the submittal requirements within the required time period prior to the meeting. The ninety-day time limit for action shall not begin until the plan is accepted as complete.

(4)

Reject the submission for just cause, such as the submission being significantly incomplete.

If the Commission determines that the submission is significantly complete, as filed and as required, the Commission shall accept the plans and may begin its review.

Zoning Variances.

(1)

An application under this Chapter shall not be considered to be complete for the purposes of the ninety-day time limit if one or more zoning variances will be required for the subdivision or land development to legally occur as submitted, until such time as the needed zoning variances have been granted.

(2)

A subdivision or land development review shall not be delayed because of a court appeal of a zoning variance that was granted by the Board to the developer. Instead, satisfactory resolution of such appeal may be made a condition for approval under this Chapter. If a developer appeals a zoning variance that was not granted to him/her, then subsection (3)(C)(3), above, shall still apply.

(3)

When a lot which is improved with existing single-family semidetached dwellings is the subject of a subdivision application for the purpose of enabling single-family residential development and usage on the subdivided lot or lots, the applicant shall not be required to meet the requirements of the Zoning Ordinance relative to dimensional lot requirements. All other requirements of this Part shall apply to the development of the subdivided lot or lots and shall be enforced.

(4)

When a lot which is improved with existing single-family attached dwellings is the subject of a subdivision application for the purpose of enabling single-family residential development and usage on the subdivided lot or lots, the applicant shall not be required to meet the requirements of the Zoning Ordinance relative to dimensional lot requirements. All other requirements of this Part shall apply to the development of the subdivided lot or lots and shall be enforced.

Review by Borough Engineer.

Within 30 days from the date the plans are duly submitted for review (unless granted an extension by the Commission or unless the plans are significantly incomplete), the Borough Engineer should review the engineering considerations of the preliminary plan and prepare an initial report on such considerations to the Commission.

The Borough Engineer may make additional reports and recommendations to the Commission during review of the plan. Matters that should be dealt with directly by the Commission should be listed separately from technical engineering considerations. These policy concerns should be made available to the Commission at least four days prior to each meeting, when possible.

The applicant and/or his/her engineer shall make reasonable efforts to resolve technical engineering considerations outside of and prior to Commission meetings. The Borough Engineer may require the applicant or his/her engineer to meet with him/her for this purpose.

A copy of findings of the Borough Engineer should be sent or handed in person to the applicant or his/her representative by the Borough staff.

Review by Commission. The Planning Commission shall accomplish the following within the time limitations of the Pennsylvania Municipalities Planning Code (unless the applicant grants a written time extension).

Review all applicable reports received from any official reviewing agencies.

Determine whether the preliminary plan submission meets the requirements of this Chapter and other applicable ordinances.

Require any revisions to the submission that are needed to comply with this Chapter or that would generally improve the plan.

Approve, conditionally approve or disapprove the preliminary plan submission within the time required by the Pennsylvania Municipalities Planning Code.

Decision by the Commission.

The decision of the Commission shall be in writing and shall be communicated to the applicant personally or by mail at his/her last known address not later than 15 days following the decision.

Approval of the preliminary plan submission shall constitute conditional approval of the subdivision or land development as to the character and intensity, but shall not: (i) constitute approval of the final plan; or (ii) authorize the sale of lots or construction of buildings.

If the preliminary plan submission is disapproved, the decision shall specify defects found in the submission, describe requirements which have not been met and cite the provisions of the statute or ordinance relied upon in each case.

At the discretion of the Commission, the Commission may grant combined preliminary/final plan approval if: (i) the preliminary plan submission also meets all of the requirements of a final plan submission; and (ii) the Commission determines that there are no significant outstanding matters regarding the plan.

Final Plan Submission Deadline.

An applicant shall file a final plan within five years from the date of the approval of the preliminary plan by the Commission.

Failure to comply with this requirement shall render the preliminary plan null and void and a new preliminary plan submission and approval shall be required.

Development in Stages. See § 22-602(9).

§ 22-503 Preliminary Plan Requirements.

[Ord. 1223-99, 4/12/1999, § 503]

(See § 22-502(1) regarding when a preliminary plan is required.)

All of the following information and materials listed in this Section are required as part of all preliminary plans for any land development and any major subdivision. This list of requirements shall serve both:

To establish the requirements.

As a checklist for the applicant and the Borough to use to ensure completeness of submissions.

The applicant shall submit completed photocopies of this Section as part of the application. The required information listed in this Section may be combined or separated onto different sheets; provided, that all information is clearly readable.

Gettysburg Borough Preliminary Plan for Major Subdivision or Land Development* Checklist and List of Submittal Requirements.

Applicant's Name:
Applicant's Address:
Applicant's Daytime Phone No.:
Applicant's Signature:	Date:

*	Place check marks in the appropriate columns below, except: 1) insert "NA" in the "Not Submitted" column if not applicable and 2) insert "W" in the "Not Submitted" column if a waiver is requested from the requirement.

Submitted	Not Submitted*
		A.	General Submission Items. (Note: the Borough may require the submission of additional numbers of copies).
_____	_____		1.	Borough application/review fee(s)/escrow.
_____	_____		2.	2 copies of the Completed Application (see Appendix A).
_____	_____		3.	2 copies of the preliminary plan checklist (using the photocopies of the pages in this Section).
_____	_____		4.	7 print copies of the complete preliminary plans.
_____	_____		5.	3 additional print copies of only the Layout Plans.
_____	_____		6.	7 sets of Supportive Documents (Not applicable for Lot Line Adjustments).
_____	_____		7.	Copy of plan provided by applicant to the County Planning Commission.
_____	_____		8.	A photo reduction of the proposed layout plan at a maximum size of 11 inches x 17 inches.
		B.	Drafting Requirements. All information shall be legibly and accurately presented.
_____	_____		1.	Plans prepared on a standard sized sheet (such as 18 inches x 24 inches, 24 inches x 36 inches, 30 inches x 42 inches or 36 inches x 48 inches). All copies of plans should be folded to approximately 9 inches x 12 inches size in such a manner that the title of the sheet faces out, except exceptionally large and thick sets of plans may be rolled.
_____	_____		2.	Plans drawn to scale of 1 inch = 50 feet or other scale preapproved by the Borough Engineer or plans administrator.
_____	_____		3.	All dimensions set in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
_____	_____		4.	Differentiation between existing and proposed features.
_____	_____		5.	Boundary line of the tract, shown as a heavy boundary line.
_____	_____		6.	If layout plans involve two or more sheets, a map of the layout of the entire project at an appropriate scale on one sheet, and a key map showing how the sheets connect.
_____	_____		7.	If the tract(s) crosses a municipal boundary, a map showing both the portions in Gettysburg Borough and the other municipality, in sufficient detail for the Borough to determine how the parts will interrelate.
_____	_____		8.	Required profiles shown at a scale of 1 inch = 50 feet horizontal and 1 inch = 5 feet vertical or other scale preapproved by the Borough Engineer or plans administrator.
_____	_____		9.	All sheets numbered and listed on one page.
_____	_____		10.	Words "preliminary plan" and sheet title (such as "layout plan") on each sheet.
		C.	General Information.
_____	_____		1.	Name of project on each sheet.
_____	_____		2.	Name of landowner and developer (with addresses).
_____	_____		3.	Names and addresses of abutting property owners.
_____	_____		4.	Lot lines of adjacent lots, and approximate locations of any buildings, common open spaces, detention basins or drainage channels existing or approved within 200 feet of the boundaries of the proposed project.
_____	_____		5.	Notarized owners statement: see Appendix B.
_____	_____		6.	Surveyor and plan preparer's statement (See Appendix B).
_____	_____		7.	Approval/review signature blocks for: Borough Planning Commission and County Planning Commission (see Appendix B).
_____	_____		8.	Location map at a standard scale (preferably 1 inch = 400 feet or 1 inch = 200 feet) showing the location of the project in relation to the following features within 1,000 feet of the boundaries of the tract: existing and proposed streets and municipal boundaries.
_____	_____		9.	North arrow, graphic scale, written scale.
_____	_____		10.	Date of plan and all subsequent revision dates (especially noting if is revision of a previously approved plan) with space for noting future revision dates and general type of revisions.
_____	_____		11.	Deed Book volume and page number from County records.
_____	_____		12.	Tax map number and block and lot for the tract being subdivided.
_____	_____		13.	A statement on the plan of proposed principal uses that are intended for each lot.
		D.	Natural Features.
_____	_____		1.	Existing contour lines shown at the same scale as the layout plan, as follows:
				a.	Shall be based on a field survey or photogrametric procedure that was completed at a scale of 1 inch = 100 feet or larger. Contours shall be based upon U.S.G.S. datum, with an established bench mark.
				b.	The contour interval shall be sufficient to determine compliance with Borough ordinances. An interval of 2 feet for slopes of less than 15% and 5 feet for slopes of 15% or greater is generally recommended.
				c.	Note: contours are not required to be shown within areas of lots of 10 acres or more that are clearly not intended to be altered as a result of this proposed subdivision or land development, unless needed to determine adequacy of stormwater management.
_____	_____		2.	Identification of any slopes of 15 to 25%, and greater than 25%.
_____	_____		3.	Watercourses (with any name), natural springs, lakes and wetlands.
				a.	A wetland delineation is not required prior to preliminary plan approval, however, the applicant is not required to have completed all Federal and State applications prior to preliminary plan approval.
				b.	Detailed delineations by a qualified professional of wetlands are required with a metes and bounds description and shall be dimensioned from lot lines, unless:
					1)	The plan states that no alteration, buildings, earthmoving, driveways or septic systems will occur within 200 feet of any areas that could be reasonably suspected of being wetlands.
_____	_____		4.	Rock outcrops, stone fields and sinkholes.
_____	_____		5.	Location of any areas within the one-hundred-year floodplain (with differentiation between floodway and flood fringe if available from official Federal floodplain maps).
		E.	Manmade Features. (With existing features graphically differentiated from proposed features.)
_____	_____		1.	Existing and proposed lot lines.
				a.	The boundaries of lots (other than a residual lot of at least 10 acres) shall be determined by accurate field survey, closed with an error not to exceed 1 in 10,000 and balanced.
				b.	The boundaries of any residual tract which is 10 acres or more may be determined by deed (Any residual lot of less than 10 acres shall fully comply with this Chapter).
_____	_____		2.	Location of existing monuments.
_____	_____		3.	Sufficient measurements of all lots, streets, rights-of-way, easements and community or public areas to accurately and completely reproduce each and every course on the ground.
_____	_____		4.	Buildings estimated to be 80 years or older that could be impacted by the project, with name and description.
_____	_____		5.	Existing and proposed utility easements and restrictive covenants and easements for purposes which might affect development (stating which easements and rights-of-ways proposed for dedication to the municipality).
_____	_____		6.	Existing and proposed (if known) building locations.
_____	_____		7.	Overhead electric high-voltage lines, r-o-w, easements.
		F.	Zoning Requirements.
_____	_____		1.	Applicable zoning district and required minimum lot area.
_____	_____		2.	Minimum setback requirements shown for each lot.
_____	_____		3.	Area and location of any proposed common open space.
_____	_____		4.	Statement of type of water and sewer service proposed (such as "public water and public sewer").
_____	_____		5.	Required and proposed building coverage and impervious coverage.
		G.	Proposed Layout.
_____	_____		1.	Total acreage of site and total proposed number of lots and dwelling units.
_____	_____		2.	Identification number for each lot (and for each building if more than 1 building per lot).
_____	_____		3.	Lot width (at minimum building setback line) and lot area for each lot.
_____	_____		4.	Dimensions of each lot in feet.
_____	_____		5.	Existing rights-of-way and cartway widths and locations of existing streets, including existing streets within 200 feet of boundaries of tract.
_____	_____		6.	Proposed rights-of-way and cartway widths & locations of existing & proposed streets, including streets within other projects within 200 feet of the boundaries of tract.
_____	_____		7.	Street centerline information, including bearings and distances for any street or extension.
_____	_____		8.	Horizontal curve data, including radius, tangent, or length and delta, cord bearing and distance. Such information may be listed in a table, using reference numbers on a plan; provided, that sufficient information is provided along each course (such as radius and arc length) such that each course can be reproduced in the field.
_____	_____		9.	Right-of-way and curb lines with horizontal curve radii at intersections.
_____	_____		10.	Beginning and end of proposed street construction.
_____	_____		11.	Street improvements proposed by the applicant, including any acceleration/deceleration lanes, traffic signal, street realignment or widening of abutting streets.
_____	_____		12.	Any proposed curbing (place NA in "Not Submitted" column if not proposed).
_____	_____		13.	Any proposed sidewalks (place NA in "Not Submitted" column if not proposed), with any proposed handicapped ramps at intersections.
_____	_____		14.	Names of existing streets and initial proposed names of new streets.
_____	_____		15.	Designation which streets are proposed to be dedicated to the Borough or to remain private.
_____	_____		16.	Evidence that any proposed or intensified new street or driveway entrance onto a State road will meet PennDOT sight distance requirements, unless a highway occupancy permit has already been approved for the use.
_____	_____		17.	Sight distance triangles meeting Borough requirements.
		H.	Utility Plan.
			1.	Central Sewage Service.
_____	_____			a.	Proposed contour lines on same sheet as utility layout.
_____	_____			b.	Location and size of mains and laterals, with locations corresponding to stationing on the profile.
_____	_____			c.	Locations of manholes, with invert elevation of flow line and grade at top of each manhole.
_____	_____			d.	Proposed lot lines and any proposed easements or rights-of-ways needed for the utilities.
_____	_____			e.	Location of all other drainage facilities and public utilities in the vicinity of sanitary sewer lines.
_____	_____			f.	Type, size, length and grade of sewer lines.
			2.	Central Water Service.
_____	_____			a.	Location and size of existing and proposed water lines.
_____	_____			b.	Existing and proposed fire hydrant locations.
_____	_____			c.	Distance noted that water lines will have to be extended to reach existing lines (if not already abutting the tract).
_____	_____		3.	Any existing and proposed underground natural gas, electrical, telephone, cable TV or other utility lines, with any easements shown that will affect development.
_____	_____		4.	List of contacts for all underground utilities in the area, with phone numbers stated on the grading plans (as required by State Act 172).
		I.	Grading and Stormwater Management Plan.
_____	_____		1.	Existing and proposed storm drainage facilities or structures, including detention basins (with capacity), swales, pipes (with sizes), culverts and inlets.
_____	_____		2.	Capacity, depth, dimensions and locations of detention basins.
_____	_____		3.	Predevelopment and postdevelopment watershed areas for each detention basin or major drainage channel or point of concentration.
_____	_____		4.	Locations of any proposed or existing stormwater easements.
_____	_____		5.	Intended design year standards for culverts, bridge structures and/or other stormwater facilities.
_____	_____		6.	Schematic location of all underground utilities.
_____	_____		7.	Entity responsible to maintain/own any detention basin.
_____	_____		8.	Any additional information needed under § 22-1008.
_____	_____		9.	Existing and proposed contour lines (see description under "Natural Features").
				See also stormwater basins under "Construction Details."
		J.	For Uses Other than Single-Family Detached or Twin Dwellings.
_____	_____		1.	For townhouses or apartments, evidence that the project meets the density requirements of the Zoning Ordinance.
_____	_____		2.	Evidence that the project will meet the off-street parking requirements of the Zoning Ordinance.
_____	_____		3.	Arrangement of off-street parking spaces, parking aisles, off-street loading areas and extent of areas to be covered by gravel or asphalt.
_____	_____		4.	For townhouses, any proposed methods to ensure privacy between outdoor semiprivate areas (such as fences or walls or plantings between rear yards)
_____	_____		5.	Illustrative sketches of exteriors of proposed buildings (encouraged, but not required, except as required by the Historic District regulations).
_____	_____		6.	Number, sign area, height and location of proposed signs.
_____	_____		7.	Major types, heights and locations of outdoor lighting.
_____	_____		8.	Location of any proposed outdoor storage areas.
_____	_____		9.	Note stating total square feet of paved area, including gravel areas.
		K.	Landscape Plan.
_____	_____		1.	Scaled plan showing dimensions, distances and locations of all major manmade and natural features and proposed locations of planting units and materials.
_____	_____		2.	Delineation of existing and proposed parking spaces or other vehicular areas, access aisles, driveways, building footprints and similar features.
_____	_____		3.	Table of information detailing area of preservation areas, vegetation to be planted or preserved and types of plant material to be used.
_____	_____		4.	Location of all existing and proposed fences.
		L.	Erosion and Sedimentation Plan. (May be submitted at the final plan stage if the applicant provides a written and signed statement that earth will not be disturbed until after final plan approval.)
_____	_____		1.	Drawings showing locations and types of proposed erosion and sedimentation control measures, complying with the regulations and standards of the County Conservation District and DEP.
_____	_____		2.	Narrative describing proposed soil erosion and sedimentation control methods.
		M.	Road Plan Profiles. (With profile drawings on same sheet as plan drawings.)
_____	_____		1.	Profile of existing and proposed ground surface along centerline of street.
_____	_____		2.	Proposed centerline grade with percent on tangents and elevations at 50 feet intervals.
_____	_____		3.	All vertical curve data, including length, elevations and minimum sight distance as required by Part 10.
		N.	Water Main, Sanitary Sewer and Storm Drain Plan Profiles. (With profile drawings on same sheet as plan drawings.)
_____	_____		1.	Profile of proposed ground surface with elevations at top of manholes or inlets.
_____	_____		2.	Profiles of water main, storm sewer and sanitary sewer lines, corresponding to stationing of any street.
_____	_____		3.	All line crossings of other utilities.
		O.	Construction Details.
_____	_____			Detailed plan and cross sectional drawings for detention or retention basins.
		P.	Supporting Documents and Additional Information.
_____	_____		1.	Residual Lands Sketch. If the submitted plans do not include all undeveloped or underdeveloped adjacent or abutting lands owned by the same landowner or under control of the same developer (or closely related corporations), then a sketch shall be submitted at an appropriate approximate scale, on one sheet, covering all such land holdings, together with a sketch of a reasonable future potential street system. Such sketch shall demonstrate that the proposed subdivision provides for the orderly development of any residual lands and/or does not adversely affect the potential development of residual lands.
_____	_____		2.	Sewage Module. If applicable, 4 copies of the DEP sewage planning module application and supportive information as completed by the applicant, together with evidence that the application has been forwarded to the proper review agencies (these agency reviews are not required to be fully completed prior to preliminary plan approval).
_____	_____		3.	Central Water. If central water service is proposed by an existing water company or authority, the applicant shall provide a letter from such water company or authority which states that the company or authority expects to be able to adequately serve the development, that the proposed water system is generally acceptable and that references standard conditions or specifications required by the company or authority for the provision of services.
_____	_____		4.	Public Sewage. If service is proposed by an existing sewage authority, the developer shall submit a copy of a letter from the authority which states that the company or authority can adequately serve the subdivision, that the proposed sanitary sewage system is generally acceptable and that references standard conditions or specifications required by the company or authority for connection to the system.
_____	_____		5.	Access to State Roads. If access is proposed to a State highway: (i) copy of any information submitted to PennDOT and any correspondence from PennDOT regarding the proposed access to State roads (this requirement applies throughout the entire approval process); and (ii) evidence that the proposed access will meet PennDOT sight distance requirements.
_____	_____		6.	Floodplain. If the project would include any area within the one-hundred-year floodplain or any watercourse, a statement from the Zoning Officer indicating that the proposed subdivision or land development would be in compliance with the floodplain regulations of the Borough.
_____	_____		7.	Method of ensuring maintenance of any private street.
_____	_____		8.	List of any modifications or waivers requested to this Chapter.
_____	_____		9.	Copies of the decisions of any zoning variances that are relevant to the proposal.
_____	_____		10.	Preliminary stormwater calculations, in sufficient detail to show that any proposed stormwater facilities would be sufficient in size. See the requirements of § 22-1008.
_____	_____		11.	For industrial operations or industrial storage: A written description of the proposed use in sufficient detail to indicate (i) any noise, glare, smoke and fumes nuisances; (ii) to allow a general determination of possible fire, explosive, toxic, genetic, public health or other hazards; and (iii) to estimate the amount, direction and times of any tractor-trailer truck traffic that is expected.

§ 22-504 Certification.

[Ord. 1223-99, 4/12/1999, § 504]

All certification shall comply with the State professional licensing laws. All subdivisions of land shall be certified and stamped by a registered land surveyor. At least three sets of copies of plans provided to the Borough shall bear original signatures and original seals, one of which should be marked as a "Borough File Copy."