The scale and sheet size of sketch plans shall be as required for preliminary plans in § 200-20A(1) and (4). The sketch plan submission shall include a narrative of the project which shall include a discussion of existing features and the proposed improvements as well as an analysis of the impacts to existing land use by the proposed development. The sketch plan shall show or be accompanied by the following data, legible in every detail and drawn to scale, but not necessarily containing precise dimensions:
A.
Name and address of the developer (if applicable) and landowner.
B.
Name of the individual and/or the firm that prepared the plan.
C.
Location map with sufficient information to locate the property.
D.
North arrow.
E.
Written and graphic scales.
F.
Existing tract boundaries accurately labeled with the name(s) of
all adjacent landowner(s), both adjoining and across existing rights-of-way,
along with the plan book record numbers of all previously recorded
plans for adjacent properties.
G.
Name of the municipality or municipalities in which the project is
located, including the location of any municipal boundaries if located
within the vicinity of the tract.
H.
Significant topographical and man-made features [e.g., bodies of
water, quarries, floodplains, floodways, pondage areas, tree masses,
existing streets, structures and suspected wetlands (as determined
from the Soil Survey)] located within the site (property lines).
I.
Location and width of all proposed streets, alleys, street names,
and approximate grade, rights-of-way and easements; proposed lot lines
with approximate dimensions; proposed minimum building lines for each
street; playgrounds; buildings, parking facilities, public buildings;
public areas; historical sites; and parcels of land proposed to be
dedicated or reserved for public use.
J.
Proposed land use. If several land uses are proposed, the location
of each land use shall be indicated.
K.
Statement explaining the methods of water supply and sewage disposal
to be used.
A.
Traffic study required.
(1)
A traffic impact study will be required for developments or subdivisions
that meet the following criteria:
(a)
Residential: 20 or more dwelling units;
(b)
Commercial: 10,000 or more square feet of gross floor area;
(c)
Industrial: 25,000 or more square feet of gross floor area;
(d)
Any proposed use or combination of uses that is projected to
generate 300 or more vehicle trips per day; or
(e)
In specific cases where the Township has concerns regarding
congestion and safety in the immediate or adjacent area.
(2)
All developments that do not meet the above-stated criteria shall submit the information required in § 200-19C.
(3)
When a proposed development accesses a state highway, PennDOT may
require more or less in the TIA or TIS than is required by West Donegal
Township. Applicants should reference PennDOT's Policies and Procedures
for Transportation Impact Studies related to highway occupancy permits.
B.
Traffic study and report required to be submitted with preliminary plan. All subdivisions and/or land developments meeting the criteria set forth in § 200-19A shall submit a traffic impact study and report with the preliminary plan application meeting all of the following:
(1)
The traffic impact study shall be prepared under the supervision
of qualified and experienced engineers with specific training in traffic
and transportation engineering and at least two years of experience
related to preparing traffic impact studies.
(2)
The ultimate scope of the traffic impact area (TIA) will be subject
to the approval of the Township Engineer, and projected scopes shall
be submitted for review prior to collection of traffic count data.
At a minimum, the TIA shall include all streets and major intersections
within a one-half-mile radius of each access for the proposed development.
If a street abutting the proposed development does not contain an
intersection with another street within the one-half-mile area, the
first intersection with such abutting street shall be included. Whenever
a proposed project will generate 100 new vehicle trips in the peak
direction (inbound or outbound) during the site peak or adjacent street
peak hours, the traffic impact area shall include, at a minimum, all
streets and major intersections within a one-mile radius.
(3)
The traffic impact study shall include existing twenty-four-hour
and peak-hour traffic volume data, including weekdays and, where deemed
appropriate, Saturdays and Sundays, for all streets and intersections
included in the TIA.
(4)
Traffic forecasts shall be prepared for the design and horizon years of the development, assuming both no-build and full build-out scenarios and including projected adjacent approved development traffic volumes. Forecasts will cover the same time periods as the existing traffic volume data noted in § 200-19B(3) above. The design year shall be considered the point in time when the development is completed and shall be determined in accordance with accepted engineering practices. In the event of a dispute as to the design year, the determination of the Township Engineer shall be final. The horizon year shall be considered the point in time 10 years beyond the design year of the development.
(5)
Background traffic growth used for traffic forecasts will be estimated
based on growth rates from the current edition of PennDOT "Pennsylvania
Traffic Data," county growth projections, or other accepted information
sources, subject to the approval of the Township Engineer.
(6)
The traffic impact study shall include estimates of the total number
of vehicle trips to be generated by the development for a typical
twenty-four-hour period and typical a.m. and p.m. peak periods, including
weekdays, Saturdays and Sundays.
(7)
The traffic impact study report shall include a table showing the
categories and quantities of land uses, 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 from the latest edition of the ITE Trip Generation
Manual, from a local study of corresponding land uses and quantities
or from another source as approved by the Township Engineer. All sources
must be referenced in the study.
(8)
Any significant difference between the sums of single-use rates and
proposed mixed-use estimates shall be justified in the traffic impact
study report.
(9)
The reasoning and data used in developing a trip generation rate
for special/unusual generators must be justified and explained in
the report, and such trip generation rates shall be subject to the
approval of the Township Engineer.
(10)
Trip distribution must be estimated and analyzed for the design
and horizon years. A multiuse development may require more than one
distribution and coinciding assignment for each phase. Consideration
shall also be given to whether inbound and outbound trips will have
similar distributions.
(11)
Assignments shall be made considering logical routings, available
roadway capacities, left turns at critical intersections and projected
minimum travel times. In addition, multiple paths shall be considered
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 shall be carried through the external site access
points. When the site has more than one access, logical routing and
possibly multiple paths shall be used to obtain realistic driveway
volumes. The assignment shall reflect conditions at the time of the
analysis. Assignments can be accomplished either manually or with
applicable computer models.
(12)
If pass-by or shared trips are a consideration for the land
use in question, studies and interviews at similar land uses must
be conducted or referenced.
(13)
If a thorough analysis is required to account for pass-by trips,
the following procedure should be used:
(14)
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 report shall clearly depict
the total traffic estimate and its components.
(15)
Capacity analysis shall be performed at each of the street and
project site access intersection locations (signalized and unsignalized)
within the TIA for each of the forecast scenarios. When deemed necessary
by the Township Engineer, analyses shall also be completed for major
roadway segments within the study area. These may include such segments
as internal site roadways, parking facility access points and reservoirs
for vehicles queuing off site and on site. Other locations may be
deemed appropriate depending on the situation.
(16)
The recommended level-of-service analysis shall follow the procedures
detailed in the Highway Capacity Manual. Overall level-of-service
ratings A, B, C and D will be acceptable for signalized and unsignalized
intersections, levels C or better are considered desirable; level-of-service
E or F is considered to be unacceptable. For new or newly signalized
intersections, level-of-service C will be considered as the minimum
acceptable level-of-service.
(17)
The operational analyses in the Highway Capacity Manual shall
be used for analyzing existing conditions, traffic impacts, access
requirements or other future conditions for which traffic, geometric
and control parameters can be established. Other methods of operational
analysis, such as the Synchro Analysis Package may be acceptable,
subject to the approval of the Township Engineer.
(18)
The recommendations of the traffic impact study shall provide
safe and efficient movement of traffic to and from the proposed development,
while minimizing the impact to non-site trips. The current approach
and overall levels of service shall be maintained if they are C or
D, not allowed to deteriorate to worse than C if they are currently
A or B, and improved to D if they are E or F. If an improvement to
a resultant level of service E or F cannot be met, then there can
be no increase in delay (overall, approach and lane) from the future
predeveloped condition to the postdeveloped condition.
(19)
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:
[1]
Study purpose and objectives.
[2]
Description of the site and study area.
[3]
Existing conditions in the area of the development, including
but not limited to detailed descriptions of the studied intersections,
roadway conditions and existing deficiencies.
[4]
Recorded or approved nearby development traffic.
[5]
Analysis of accident data for the previous five-year period
for the intersections within the TIA.
[6]
Trip generation, trip distribution and modal split.
[7]
Projected future traffic volumes.
[8]
An assessment of the change in roadway operating conditions
resulting from the proposed development traffic.
[9]
Recommendations for site access and transportation improvements
needed to maintain traffic flow to, from, within and past the site
at an acceptable level of service.
[10]
Approximate costs associated with the implementation
of the necessary improvements.
(b)
The analysis shall be presented in a straightforward and logical
sequence. It shall lead the reader step-by-step through the various
stages of the process and resulting conclusions and recommendations.
All assumptions are to be noted and sufficient justification provided.
(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.
(d)
Data shall be presented in tables, graphs, maps and diagrams
wherever possible for clarity and ease of review.
(e)
To facilitate examination, an executive summary of one or two
pages shall be provided, concisely summarizing the purpose, assessment
of the change in roadway operating conditions resulting from the development
traffic, conclusions and recommendations.
C.
All developments that do not meet the criteria in § 200-19A shall provide, as a minimum, identification of the amount of traffic generated by the site daily and for the three peak-hour conditions (a.m., p.m. and site generated). The trip generation rates shall be justified and documented to the satisfaction of the Township.
Preliminary subdivision plans and/or land development plans
shall be prepared by an engineer, a surveyor or a landscape architect.
The preliminary plan shall show, be accompanied by or 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, or 50 feet to the inch.
(2)
Dimensions shall be in feet and decimals; bearings shall be in degrees,
minutes and seconds. Lot line descriptions shall read in a clockwise
direction.
(3)
The survey shall not have an error of closure greater than one foot
in 10,000 feet. All surveys shall be tied to the North American Datum,
1983, Pennsylvania Coordinate System, South Zone. All property line
and rights-of-way points of intersection shall be identified by such
coordinates.
(4)
Stormwater, utility, wetlands, etc. easements shall be tied to a
property marker or monument. The beginning and ending points of each
easement on the property shall be identified by coordinates.
(5)
The sheet size shall be no smaller than 18 inches by 22 inches and
no larger than 24 inches by 36 inches. If the preliminary plan is
prepared in two or more sections, a key map showing the location of
the sections shall be placed on each sheet. If more than one sheet
is necessary, each sheet shall be the same size and numbered to show
the relationship to the total number of sheets in the plan (e.g.,
Sheet 1 of 5).
(6)
Preliminary plans shall be legible in every detail.
(7)
All street profiles, as well as the design of sanitary sewer facilities,
water supply facilities and stormwater drainage facilities, shall
be drawn at a horizontal scale of one inch equals 50 feet and a vertical
scale of one inch equals 10 feet.
(8)
Plans shall be accurate in every detail. All plan requirements of
this section shall be accurately represented in reports, studies and
other supporting materials. The failure to provide accurate plans
and supporting materials shall be a violation of this chapter and
grounds for denial of an application.
B.
Location and identification.
(1)
The proposed project name or identifying title.
(2)
Name of the municipality or municipalities in which the project is
located, including the location of any municipal boundaries if located
within the vicinity of the tract.
(3)
The name and address of the owner of the tract (or his authorized
agent), the developer and the firm that prepared the plans.
(4)
The file or project number assigned by the firm that prepared the
plan, the plan date and the date(s) of all plan revisions.
(5)
A North arrow, a graphic scale and a written scale.
(6)
The entire existing tract boundary with bearing and distances. If
it is the intention of the landowner to retain a single lot with a
lot area in excess of 10 acres, the boundary of that lot may be identified
as a deed-plotting and may be drawn at any legible scale; if the retained
lot has a lot area of 10 or less acres, it must be described to the
accuracy of the requirements of this chapter.
(7)
The total acreage of the entire existing tract.
(9)
Location and width of all proposed streets and alleys; street names;
and approximate grade, rights-of-way and easements; proposed lot lines
with approximate dimensions; proposed minimum building lines for each
street; playgrounds; public buildings; public areas; historical sites
and parcels of land proposed to be dedicated or reserved for public
use.
(10)
A location map, drawn to scale, relating the subdivision or
land development to at least two intersections of street center lines,
including the approximate distance to the intersection of center lines
of the nearest improved street intersection.
(11)
Source of title, deed, book, page, plan book (if applicable)
and Lancaster County Tax Account Number.
C.
Existing features:
(1)
Existing contours shall be shown at a minimum vertical interval of
one foot for land with average natural slope of 3% or less, two feet
for land with average natural slope between 3% and 6%, and at a minimum
vertical interval of five feet for more steeply sloping land. Contour
interval may be adjusted based upon horizontal scale with concurrence
of the Township Engineer. Contours shall be accompanied by the location
of the benchmark and a notation indicating the datum used. The datum
used by ERSA shall be used in all plans indicating connection to the
public sewer system. Contours plotted by interpolation of the United
States Geodetic Survey 7.5 foot mapping will not be accepted.
(2)
The names of all adjacent landowners, both adjoining and across existing
rights-of-way, along with the plan book record numbers of all previously
recorded plans for adjacent properties.
(3)
The following items when located within 200 feet of the subject tract:
(a)
The location and name of existing rights-of-way and cartways
for private or public streets, alleys and driveways.
(b)
The location of the following features and any related right-of-way:
sanitary sewer mains, water supply mains, fire hydrants, buildings
and stormwater collection, conveyance and management facilities.
(c)
The location of existing rights-of-way and easements for electric,
gas and oil transmission lines and railroads.
(4)
The following items, when located within the subject tract, and located
using the North American Datum system:
(a)
The location, names and dimensions of existing rights-of-way
and cartways for streets, alleys and driveways.
(b)
The location and size of the following features and related
rights-of-way: sanitary sewer mains, water supply mains, fire hydrants,
on-lot sewage disposal systems, wells, buildings and stormwater management
facilities.
(c)
The location of existing rights-of-way for electric, gas and
oil transmission lines and railroads.
(d)
Significant environmental man-made or topographic features,
including but not limited to bodies of water, floodplains, structures,
quarry sites, solid waste disposal areas, historic features, cemetery
or burial sites, archeological sites, wooded areas and/or tree masses
and suspected wetlands (as determined by a wetland survey conducted
to identify wetlands as defined by the COE).
D.
Plan information:
(1)
The layout of streets, alleys and sidewalks, including cartway and
right-of-way widths.
(2)
The layout of lots, with approximate dimensions.
(3)
Block and lot numbers in consecutive order (e.g., Block A, Lots 1
through 10; Block B, Lots 11 through 22).
(4)
In the case of land developments, the location and configuration
of proposed buildings, parking compounds, streets, alleys, driveways,
recreational areas and all other significant planned facilities.
(5)
Total number of lots, units of occupancy, density and proposed land
use. If multiple land uses are proposed, the location of each land
use shall be indicated. In the case of lands wholly or partially located
within the Agricultural District, identify all lots created from the
parent tract.
(6)
Easements and rights-of-way.
(7)
Building setback line and building envelope.
(8)
Identification of buildings to be demolished.
(9)
Typical street cross section for each proposed public or private
street and typical cross section for any existing street which will
be improved as part of the application. Each cross section shall include
the entire right-of-way width.
(10)
Street center-line profile for each proposed public or private
street shown on the preliminary plan, including corresponding center-line
stationing.
(11)
The preliminary design of the proposed sanitary sewer mains,
water supply mains and stormwater management facilities. This information
shall include the approximate size, vertical location and horizontal
location, if applicable.
(12)
All such preliminary designs that propose construction to take
place in phases shall take into consideration potential phased final
plans and shall contain sufficient information to assure the Township
that, from an engineering and design perspective, the proposed infrastructure
can logically supply such facilities to all parts of the subject tract
at final plan approval.
(13)
A statement on the plan indicating any special exception, conditional
use and/or variance, if applicable.
(14)
A statement on the plan indicating any existing or proposed
modifications granted by the Board of Supervisors.
(15)
Proposed street names.
(16)
The location and design of driveways or access drives on corner
lots and driveways or access drives on other lots as requested by
the Board of Supervisors. Such driveways or access drives shall demonstrate
the existence of reasonable, safe access to the property while maintaining
the street's traffic capacity. If access is to be provided by a state
highway, the applicant shall supply proof that the driveway or street
intersection permit has been issued to permit a driveway or street
intersection to be completed at the proposed location, or certification
from an engineer that consistent with PennDOT regulations a permit
can be issued to permit a driveway or street intersection to be completed
at the proposed location.
(17)
A table indicating the existing zoning district, required lot
size, required setbacks, required maximum and/or minimum development
density, number of lots in the proposed subdivision along with the
proposals for each of these parameters.
(18)
Where the subject property is located partially or wholly within
an area prone to frequent flooding (either by impoundment or conveyance)
as indicated by the Flood Insurance Rate Map profiles and supporting
data, soil type or local historical record, the applicant shall supply
the following information:
(a)
The location and elevation of all proposed roads, fills, utilities,
buildings, stormwater management and erosion control facilities;
(b)
The ten- and one-hundred-year and encroachment boundaries as
required by FEMA. Neither flood boundaries defined by the limits of
alluvial soils nor by the boundaries shown on the Flood Insurance
Rate Map shall be accepted without verification. Information shown
on the Flood Insurance Rate Map and its accompanying documentation
shall be verified using any currently available information to update
the data.
(19)
Location of all percolation test holes, deep probe holes and
proposed well locations.
(20)
Clear sight triangles and stopping sight distances as described in § 200-35L(1) of this chapter.
(21)
The applicant/developer shall identify whether the developer(s)
will request that the Township sign any highway occupancy permit application
to PennDOT.
(22)
The location of all deciduous trees larger than three inches
in caliper and evergreen trees six feet or larger in height, and/or
woodlands on the site and location of trees and/or woodland to be
removed.
(23)
Where the preliminary plan covers only a part of an intended
larger development, a sketch plan of the future development, in a
form suitable for the execution of the feasibility report on sewer
and water facilities for the unsubmitted part shall be furnished.
The street system of the plan under consideration may be subject to
review, and the submitted part will be considered in light of adjustments
and connections with future streets in the part not submitted.
(24)
In case of a preliminary plan calling for the installation of
improvements beyond a five-year period, a schedule delineating all
proposed phases as well as deadlines within which applications for
final plan approval of each phase are intended to be filed shall be
provided. Each phase in any residential subdivision or land development,
except for the last phase, shall contain a minimum of 25% of the total
number of dwelling units depicted on the preliminary plan.
(25)
Archeological investigations. Projects affecting or potentially
affecting historical or archeological properties shall be subject
to review by the Pennsylvania Historical and Museum Commission, Bureau
for Historic Preservation. All subdivisions and/or land development
plans which meet the above requirements shall provide a letter of
determination and/or report from the PHMC, BHP to the Township regarding
any specific actions or conditions to be taken.
E.
Certificates, notifications, and reports.
(1)
Certificates:
(a)
Certificate for review by the Township Planning Commission (see
Appendix No. 5).[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(b)
Certificate for approval by the Board of Supervisors (see Appendix
No. 6).[2]
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
(c)
Certificate for approval by ERSA (see Appendix No. 10).[3]
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
(d)
Certificate, signature and seal of the person responsible for
the preparation and correctness of the plan (see Appendix No. 1).[4]
[4]
Editor's Note: Said appendix is included as an attachment to this chapter.
(e)
Certificate, signature and seal of the surveyor to the effect
that the survey and/or plan are correct (see Appendix No. 2).[5]
[5]
Editor's Note: Said appendix is included as an attachment to this chapter.
(f)
Certificate, signature, and seal of the engineer or landscape
architect responsible for the design of the utility and stormwater
systems (see Appendix No. 3 and the appropriate certification for
ERSA and EAWA).[6]
[6]
Editor's Note: Said appendix is included as an attachment to this chapter.
(g)
Certificate of review by the County Planning Commission (see
Appendix No. 12A).[7]
[7]
Editor's Note: Said appendix is included as an attachment to this chapter.
(h)
Where the plan indicates that water will be supplied through
a means other than private wells owned and maintained by individual
owners of lots, a copy of a certificate of public convenience or an
application for such certificate, a cooperative agreement or agreement
to serve the area in question, whichever is appropriate, from the
entity which will provide the public water supply, shall be submitted.
(2)
Notifications.
(a)
Where the tract included in the subject application includes
any public utility, electric transmission line, gas pipeline or petroleum
product transmission line located within the tract, the applicant
or lessee of such right-of-way shall notify the owner of the right-of-way
of his intentions in accordance with Pennsylvania Act 287.[8] A note stating any condition regarding the use of the
land, minimum building setback or right-of-way lines shall be included
on the plan. This requirement may be satisfied by submitting a copy
of the recorded agreement.
[8]
Editor's Note: See 73 P.S. § 176 et seq.
(b)
Where the tract included in the subject application has an agricultural,
woodland or other natural resource easement located within the tract,
the application shall be accompanied by a letter from the party holding
the easement stating any conditions on the use of the land. This requirement
may be satisfied by submitting a copy of the recorded easement agreement.
(c)
Identification of all prior recorded plans for the subject tract,
identifying all notes and/or restrictions on such prior recorded plans
affecting the current development together with a verification signed
by the design professional that such list is complete and correct.
(3)
Reports.
(a)
A hydrologic report as required by Chapter 190, Stormwater Management, of the Code of the Township of West Donegal.
(e)
Copies of all decisions rendered by the Zoning Hearing Board
or Board of Supervisors, as applicable, when the proposed use is permitted
by special exception or conditional use, or where a variance has been
granted.
F.
Filing fee. The preliminary plan shall be accompanied by a check
or money order drawn to the order of West Donegal Township in an amount
specified on the fee schedule adopted by resolution of the Board of
Supervisors and available at the Township Secretary's office.
Final subdivision and/or final land development plans shall
be prepared by an engineer, a surveyor or a landscape architect. The
final plan shall be accompanied by, or prepared in accordance with,
the following:
A.
Drafting standards. The same standards shall be required for a final plan as specified for a preliminary plan in § 200-20A of this chapter with the exception that all sheets to be recorded in the office of the Recorder of Deeds shall be 24 inches by 36 inches. The plan shall be clearly and legibly drawn to a scale of 10 feet, 20 feet, 30 feet, 40 feet, or 50 feet to the inch.
B.
Location and identification. The same standards shall be required for a final plan as specified for a preliminary plan in § 200-20B of this chapter.
C.
Existing features. The same standards shall be required for a final plan as specified for a preliminary plan in § 200-20C of this chapter.
D.
Plan information:
(1)
Complete description of the center line and the right-of-way line
for all new streets, whether public or private and alleys. This description
shall include distances and bearings with curve segments comprised
of radius, tangent, arc and chord.
(2)
Lot lines, with accurate bearings and distances and lot areas for
all parcels. Curve segments shall be comprised of arc, chord, bearings
and distances. Along existing street rights-of-way the description
may utilize the existing deed lines or street center lines; along
all proposed street rights-of-way, the description shall be prepared
to the right-of-way lines.
(3)
Block and lot numbers in consecutive order (e.g., Block A, Lots 1
through 10; Block B, Lots 11 through 22).
(4)
The location and configuration of proposed buildings, parking compounds,
streets, alleys, driveways, recreational areas and all other significant
planned facilities shall be shown in the case of land development
plans.
(5)
Total number of lots, units of occupancy, density and proposed land
use. If a multiple land use is proposed, the location of each land
use shall be indicated. In the case of lands wholly or partially located
within the Agricultural District, identify all lots created from the
parent tract.
(6)
Easements and rights-of-way.
(7)
Building setback line and building envelope.
(8)
Identification of buildings to be demolished.
(9)
Typical street cross section for proposed public or private streets
and alleys and a typical cross section for any existing street which
will be improved as part of the application. Each cross section shall
include the entire right-of-way width.
(10)
Final vertical and horizontal alignment for proposed public
or private streets and alleys, sanitary sewer 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 may be provided on separate
sheets and is not subject to recording with the final plans.
(11)
Source of title to the land included within the subject application,
as shown by the records of the Recorder of Deeds.
(12)
Final street names.
(13)
Location and material of all permanent monuments and lot line
markers, including a note that all monuments and lot markers are set
or indicating when they will be set.
(14)
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 final plans.
(15)
Identification of any lands to be dedicated or reserved for
public, semipublic or community use.
(16)
The location and design of driveways or access drives on corner
lots and driveways or access drives on other lots as requested by
the Board of Supervisors. The designer shall demonstrate that driveways
or access drives as located shall not unreasonably erode the public
street's capacity while providing safe access to the property. If
access is to be provided by a state highway, the applicant shall supply
proof that the driveway or street intersection permit has been issued
to permit a driveway or street intersection to be completed at the
proposed location, or certification from an engineer that consistent
with PennDOT regulations a permit can be issued to permit a driveway
or street intersection to be completed at the proposed location.
(17)
A table indicating the existing zoning district, required lot
size, required setbacks, required maximum and/or minimum development
density, maximum building height, total tract area and number of lots
in the proposed subdivision along with the proposals for each of these
parameters.
(18)
Where the subject property is located partially or wholly within
an area prone to frequent flooding (either by impoundment or conveyance)
as indicated by the Flood Insurance Rate Map (profiles), soil type
or local historical record, the applicant shall supply the following
information:
(a)
The location and elevation of all proposed roads, fills, utilities,
buildings, stormwater management and erosion control facilities;
(b)
The ten-year, one-hundred-year and encroachment boundaries as
required by FEMA. Neither flood boundaries defined by the limits of
alluvial soils nor by the boundaries shown on the Flood Insurance
Rate Map shall be accepted without verification. Information shown
on the Flood Insurance Rate Map and its accompanying documentation
shall be verified using any currently available information to update
the data.
(19)
If the property is located wholly or partially within the Agricultural
District, allocation and distribution of lots remaining to be subdivided
from the parent tract, if any remain available for further subdivision
subsequent to the subdivision currently under consideration.
(20)
In the case of a plan which requires access to a highway under
the jurisdiction of PennDOT, the inclusion of the following plan notes:
"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',[1] before access to a state highway is permitted. Access
to the state highway shall be as authorized by a highway occupancy
permit, and West Donegal Township's approval of this plan in no way
implies that such a permit can be acquired."
"The approval of this plan shall no way imply that a state highway
permit can be acquired or that West Donegal Township will support,
encourage or not oppose the granting of such a permit. It is possible
that access to the property from a state highway will not be permitted
by the commonwealth and the property therefore cannot be used for
the purpose intended by any purchaser. Purchasers are accordingly
warned and should govern themselves accordingly, should satisfy themselves
that state and local highway occupancy permits can be obtained before
purchasing any premises."
[1]
Editor's Note: See 36 P.S. § 670-101 et seq.
(21)
A statement on the plan indicating the granting of zoning amendment,
special exception or variance, if applicable, along with modifications
granted by the Board of Supervisors to sections of this chapter.
(22)
The following stormwater management data for all plans designed in accordance with Chapter 190, Stormwater Management. This information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan. In the case of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Board of Supervisors shall make the final determination on the design criteria, methodology and form of presentation.
(a)
The applicant shall demonstrate that the applicant has submitted
the erosion and sedimentation control plan to the Conservation District
for review.
(b)
A note on the plan indicating any area that is not to be offered
for dedication along with a statement that the Township is not responsible
for maintenance of any area not dedicated to and accepted for public
use, and that no alteration to swales or basins or placement of structures
shall be permitted within easements.
(c)
Description of an ownership and maintenance program, in a recordable
form, that clearly sets forth the ownership and maintenance responsibilities
for all temporary and permanent stormwater management facilities,
including the following:
[1]
Description of the method and extent of the maintenance requirements.
[2]
When maintained by a private entity, identification of an individual,
corporation, association or other entity responsible for ownership
and maintenance.
[3]
When maintained by a private entity, a copy of the legally binding
document, in recordable form, which provides that the Township shall
have the right to:
[a]
Inspect the facilities at any time.
[b]
Require the private entity to take corrective measures
and assign the private entity reasonable time periods for any necessary
action.
[c]
Authorize maintenance to be done and lien the cost
of the work against the properties of the private entity responsible
for maintenance.
[4]
Establishment of suitable easements for access to stormwater
management facilities.
(23)
Location of all percolation test holes, deep probe holes and
proposed well locations.
(24)
All final plans proposing residential development or residential
uses within the Agricultural District must contain in conspicuous
form the following language:
"WARNING: The property described herein is located within an
area where land is used for agricultural production. Owners, residents
and other users of this property may be subjected to inconvenience,
discomfort and the possibility of injury to property and health arising
from normal, accepted agricultural practices and operations, including,
but not limited to, noise, odors, dust, operation of machinery of
any kind, including aircraft, storage and disposal of manure and application
of fertilizers, soil, amendments, herbicides and pesticides. Owners,
occupants and users of this property should be prepared to accept
such inconveniences, discomfort and possibility of injury from normal
agricultural operations and are hereby put on official notice that
Section 4 of Pennsylvania Act 133 of 1982 "The Right to Farm Law" [2]may bar them from obtaining a legal judgment against such
normal agricultural operations."
[2]
Editor's Note: See 3 P.S. § 951 et seq.
(25)
Clear sight triangles and stopping sight distances. All clear sight triangles and stopping sight distances required by § 200-35L(1) of this chapter shall be shown.
(26)
A complete landscape plan, prepared by a landscape architect, showing the location, size and type of all plant material required by provisions of Chapter 240, Zoning, or any other applicable Township regulations, including but not limited to screening, buffer planting, parking landscaping, replacement trees, and street trees. The landscape plan shall be provided on separate sheets and must include all plans, narratives, notes, sketches, diagrams, etc., required by this chapter, Chapter 240, Zoning, and other applicable ordinances.
(27)
The location of all deciduous trees larger than five inches
in caliper measured at six inches above ground and evergreen trees
six feet or larger in height, and/or woodlands on the site and location
of trees and/or woodland to be removed.
(28)
A detailed schedule of inspections, as generally outlined by § 200-28 of this chapter, which is tailored for the site under consideration.
(29)
A tabulation of the number of parking spaces provided, and a statement whether the number provided complies with Chapter 240, Zoning.
(30)
All final plans proposing residential development or residential
uses within one mile of the Conewago Gun Club must contain in conspicuous
form the following language: "NOTICE: The residential uses or lots
proposed by this subdivision and/or land development plan are located
in the vicinity of Conewago Gun Club. Residents must expect occurrence
of noise generated by the discharge of firearms." A copy of the final
plan shall be issued to the purchaser of each lot within the subject
subdivision. The Township may require this notation to be included
on the deeds for lots created by the plan.
(31)
A photometric lighting plan for street, access drive and parking
lot lighting.
(32)
Archeological investigations. Projects affecting or potentially
affecting historical or archeological properties shall be subject
to review by the Pennsylvania Historical and Museum Commission, Bureau
for Historic Preservation. All subdivisions and/or land development
plans which meet the above requirements shall provide a letter of
determination and/or report from the PHMC, BHP to the Township regarding
any specific actions or conditions to be taken.
E.
Certificates. All of the certificates required for a preliminary plan at § 200-20E shall be included on a final plan. The following certificates shall also be required for a final plan:
(1)
A statement, duly acknowledged before an officer authorized to take
acknowledgment of deeds and signed by the landowner, certifying 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, that they desire the same
to be recorded as such and that all public improvements and property
are offered for dedication (see Appendix No. 4).[3]This must be dated following the last change or revision
to said plan.
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2)
Certificate of final plan approval by Board of Supervisors (see Appendix
No. 9).[4]
[4]
Editor's Note: Said appendix is included as an attachment to this chapter.
(3)
Certificate of approval by EAWA (see Appendix No. 11).[5]
[5]
Editor's Note: Said appendix is included as an attachment to this chapter.
(4)
Adequate space shall be provided at the top of all plans sheets intended
for recording for the Recorder of Deeds' information.
(5)
Verification that plan correctly depicts condition of property (see
Appendix No. 13).[6]
[6]
Editor's Note: Said appendix is included as an attachment to this chapter.
F.
Notifications:
(1)
Notification from the DEP that approval of the sewer facility plan
revision (plan revision module for land development) or supplement
has been granted or notice from DEP that such approval is not required.
(2)
Where the tract described in the subject application includes any
public utility, electric transmission line, gas pipeline or petroleum
product transmission line located within the tract, the applicant
or lessee of such right-of-way shall notify the owner of the right-of-way
of his intentions in accordance with Pennsylvania Act 287.[7] A note stating any condition regarding the use of the
land, minimum building setback or right-of-way lines shall be included
on the plan. Submitting a copy of the recorded agreement may also
satisfy this requirement.
[7]
Editor's Note: See 73 P.S. § 176 et seq.
(3)
Notice from the Postmaster of the postal district in which the tract
is located, the emergency service providers in the Township and Lancaster
County Wide Communications, stating that the proposed private and/or
public street names are acceptable (see Appendix No. 14).[8]
[8]
Editor's Note: Said appendix is included as an attachment to this chapter.
(4)
A note to be placed on the plan indicating any area that is not to
be offered for dedication, if applicable.
(5)
Written notice from the Township Engineer and ERSA Engineer and/or
EAWA Engineer if public sewer service and/or public water service
are proposed, that all proposed improvements have been designed to
the standards of the Township and/or ERSA and/or EAWA and that financial
guarantees in a form suitable to the Board of Supervisors and ERSA
and/or EAWA, if applicable, have been received (see Appendix No. 19[9] and Article V for the administration).
[9]
Editor's Note: Said appendix is included as an attachment to this chapter.
(6)
Such written notices of approval as required by this chapter, including
written notices approving the water supply systems, sanitary sewage
systems and stormwater runoff to adjacent properties along with a
completed and-signed Appendix No. 3 [10](see §§ 200-41 and 200-43 for specific requirements).
[10]
Editor's Note: Said appendix is included as an attachment to this chapter.
(7)
The submission of a controlling agreement in accordance with § 200-35B when an application proposes to establish a street which is not offered for dedication to public use.
(8)
Where the land included in the subject application has an agricultural,
woodland or other natural resource easement located within the tract,
the application shall be accompanied by a letter from the party holding
the easement stating any conditions on the use of the land. This requirement
may also be satisfied by submitting a copy of the recorded easement.
(9)
Notification from the appropriate state and federal agencies that
permits have been issued, or are not required, for any proposed activities
within streams, wetlands or any other state or federally regulated
body of water. These permits include but are not limited to floodplain
encroachment permits, dam safety permits, earth disturbance permits,
stream encroachment permits and general permits. When the final plan
is submitted in sections, the above notifications for all applicable
activities on the entire site, shown on the approved preliminary plan,
shall be provided upon submittal of the first final phase of the project.
(10)
A PennDOT highway occupancy permit for any stormwater management
facility proposed within the right-of-way of a state road.
(11)
Receipt of approvals or permits from the appropriate agency
for the erosion and sedimentation control plan.
(12)
Identification of all prior recorded plans for the subject tract,
identifying all notes and/or restrictions on such prior recorded plans
affecting the current development together with a verification signed
by the design professional that such list is complete and correct.
G.
Reports. The applicant shall provide the same reports as required to be submitted with a preliminary plan as set forth in § 200-20E(3) and shall also provide:
H.
Other documentation:
(1)
Any utility easements which may be required in a form acceptable
to ERSA or EAWA, as applicable.
(2)
Legal descriptions for any easements to be dedicated to the Township,
including but not limited to drainage easements and easements for
depositing of snow plowed from a cul-de-sac turnaround.
(3)
Legal descriptions for any rights-of-way along existing streets to
be dedicated to the Township or PennDOT.
(4)
A stormwater management agreement and declaration of easement in the form required by Chapter 190, Stormwater Management.
(5)
If the final plan proposes access, utility or storm drainage facilities
to be located on adjoining tracts, easements in a form acceptable
to the Township, ERSA, or EAWA Solicitor, as applicable.
(6)
Properly executed land development agreement in the form and content
required by the Township 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 Township
in the form set forth in Appendix No. 22.[11] If the final plan proposes a residential development with
eight or fewer lots or a nonresidential development proposing the
construction of less than 40,000 square feet, the developer may submit
an agreement in the form set forth in Appendix No. 23.[12]
[11]
Editor's Note: Said appendix is included as an attachment to this chapter.
[12]
Editor's Note: Said appendix is included as an attachment to this chapter.
(7)
If the final plan proposes an enlargement of an existing lot, a copy
of the deed to transfer the land and a copy of a deed with a perimeter
description for the enlarged lot.
I.
Filing fee. The final plan shall also be accompanied by a check or
money order drawn to the order of West Donegal Township in an amount
specified on the fee schedule adopted by resolution of the Board of
Supervisors and available at the Township office.
Plans which propose to alter the location of lot lines shall
be prepared by a registered surveyor and shall meet all of the following
requirements:
B.
Plan information. The following information shall be provided on
the sheet to be recorded:
(1)
Project name.
(2)
Name of the Township and, if applicable, other municipality in which
the project is located.
(3)
Name and address of the owner of the tract and all adjacent landowners
affected by the proposed conveyance.
(4)
Name and address of the firm that prepared the plan and the file
or project number assigned by the firm.
(5)
A North arrow, graphic scale, written scale, plan date and the date(s)
of all plan revisions.
(6)
A location map, at a scale of not less than one inch equal to 2,000
feet, with sufficient information to locate the specific property
involved. All existing roads in the vicinity of the site shall be
identified.
(7)
The total number of lots, total acreage, density of development,
present zoning classification, and minimum lot area requirements.
(8)
The location, size and dimensions of existing right-of-way easements
and utilities on or adjacent to both the conveying and receiving tracts.
(9)
The names of all immediately adjacent landowners and the names and
plan book record numbers of all previously recorded plans for projects
adjacent to either the conveying or receiving tract.
(10)
Source of title to the tract being subdivided.
(11)
An accurate description of the parcel to be conveyed. If the
remainder of the conveying tract has a lot area of 10 acres or less,
it must also be described to the accuracy requirements of this chapter.
If the remaining acreage is in excess of 10 acres, its boundary and
the boundary of the receiving tract shall be described by deed plottings
drawn at a legible scale.
(12)
Location and material of all permanent monuments and lot line
markers, including a note indicating where they will be set.
(13)
Lot numbers.
(14)
Identification of any modifications granted by the Board of
Supervisors.
C.
Certificates:
(1)
Certificate, signature and seal of the surveyor to the effect that
the survey is correct.
(2)
Certificate of review by the Township Planning Commission.
(3)
Certificate for approval by the Board of Supervisors.
(4)
A statement, duly acknowledged before an officer authorized to take
acknowledgment of deeds and signed by the landowner, to the effect
that the subdivision as shown on the plan is the act and deed of the
owner, that all those signing are the owners of the property shown
on the survey and plan, and that they desire the same to be recorded
as such.
(5)
A statement, duly acknowledged before an officer authorized to take
acknowledgment of deeds and signed by the owner of the receiving tract,
to the effect that the conveyance as shown on the plan is in accordance
with the intent of the landowner, that all those signing are all of
the owners of the property shown on the plan and that they desire
the same to be recorded as such.
(6)
Identification of all prior recorded plans for the subject tract,
identifying all notes and/or restrictions on such prior recorded plans
affecting the current development, together with a verification signed
by the design professional that such list is complete and correct.
Improvement construction plans shall be prepared by a surveyor
or an engineer and shall include the following information:
A.
Drafting standards. The same standards shall be required for an improvement construction plan as specified for a final plan in § 200-21 of this chapter.
B.
Location and identification. The same standards shall be required for an improvement construction plan as specified for a final plan in § 200-21 of this chapter.
C.
Plan information. The same standards shall be required for an improvement construction plan as specified for a final plan in § 200-21 of this chapter.
D.
Certificates.
(1)
Certificate, signature and seal of the surveyor to the effect that
the survey and/or plan are correct (see Appendix No. 2).[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2)
Certificate for improvement construction plan approval by the Board
of Supervisors (see Appendix No. 7).[2]
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
E.
Notifications. The same notifications shall be required for an improvement construction plan as specified for a final plan in § 200-21 of this chapter except the notifications set forth in § 200-21F(3) and (5) may be omitted.
F.
Reports. The applicant shall provide the same reports as required to be submitted with a final plan as set forth in § 200-21 of this chapter.
G.
Filing fee. The improvement construction plan shall also be accompanied
by a check or money order drawn to the order of West Donegal Township
in an amount specified on the fee schedule adopted by resolution of
the Board of Supervisors and available at the Township office.
A.
The applicant shall submit a wetlands study in duplicate with the
submission of all subdivision or land development plans. The purpose
of the study shall be to determine the presence and extent of wetlands
on the site. A wetlands study is not required for lot add-on plans,
resubdivisions and other plans covering minor changes in boundary
lines and not proposing any new land disturbance activity.
B.
The study shall be performed by a qualified wetlands scientist. Qualified
individuals should possess a minimum of a bachelor's degree in biology,
botany, zoology, ecology or environmental sciences. In general, other
professionals, such as engineers, landscape architects, surveyors,
planners and geologists, are not considered fully qualified to perform
wetland delineations, unless they possess special ecological training
and experience beyond their discipline. The Township reserves the
right, in as much as no recognized certification program exists for
wetland scientists, to determine the qualification of those preparing
wetland delineations. Should a state or federal wetland scientist
certification program be established, the Township will consider only
those certified individuals qualified to perform delineations.
C.
Requirements for wetlands studies.
(1)
Delineations shall follow the procedures outlined in the 1987 Federal
Manual for Identifying and Delineating Jurisdictional Wetlands or
currently enacted Army Corps. of Engineers' guidelines, and any subsequent
amendments.
(2)
Wetland studies shall be considered acceptable for five years. If
a wetland study is over the recommended age, an updated wetlands study
shall be provided or written evidence that a qualified wetlands scientist
has verified the accuracy of the study to date.
(3)
Delineations shall be supported by a report which shall contain the
following sections:
(a)
Introduction: description of the physical features of the site,
its location and the proposed plans for the site.
(b)
Methods: description of the methods used for the survey, with
particular emphasis on any deviation from the outlined federal method.
Relevant information includes the date of the field studies, the number
of transacts and plots used, the size of vegetation quadrants employed,
the size of soil pits used, taxonomic references used and the disposition
of any voucher specimens.
(c)
Results and discussion: description of the findings of the study.
Soils, vegetation and hydrology for wetland and upland areas of the
site should be discussed. Any problem areas should be thoroughly treated.
(d)
Conclusions: the extent of wetlands on the site shall be discussed.
The impact of the proposed project on these wetlands shall also be
considered.
(4)
Included in the report as appendixes or tables should be:
(a)
Site location map (United States Geodetic Survey 7.5 feet quadrangle
will suffice).
(b)
NWI map.
(c)
Soil survey map with soil descriptions.
(d)
Data sheets for each plot.
(e)
Wetlands boundary map. Wetlands boundaries shall be surveyed
by a surveyor and shown on a plan of appropriate scale. The limits
of the wetlands study shall be clearly shown. The plan shall also
show the location of all plots and/or transacts used in the study,
the date of the delineation, a statement of the method used for the
study, the name of the consulting firm which performed the delineation,
the name of the surveyor and a disclaimer statement indicating no
wetland boundary is considered jurisdictional until approved by DEP
and COE.
(f)
Color photos of wetlands areas on the site, with locations and
directions of view keyed to the wetland boundary map.
(g)
Resumes of the wetlands scientist(s) who performed the delineation.
D.
For sites on which no wetlands occur, an abbreviated report may be
submitted. The abbreviated report shall contain the introductory material,
the methods section and a discussion of the result of the study. Site
location, NWI and soil maps shall also be provided.
E.
All subdivision plans shall contain notes for future lot owners.
The wetlands boundary on each lot will be clearly marked. Each lot
which contains wetlands, or to which access may be restricted by wetlands,
shall have a note which states that state and federal laws require
permits for all activities which result in a deposition of fill into
delineated wetlands. The note shall also state that refusal of such
a permit may restrict some uses of all or portions of the lot. The
applicant shall, in addition to the subdivision plan notes, record
a document establishing a conservation easement in favor of the Township.
Where no wetlands are present, a note to that effect shall be placed
on the plan.
F.
Compensatory mitigation projects required as part of state or federal
permits shall be shown on the subdivision plans. Future lot owners
whose property encompasses all or part of a mitigation area shall
be notified that the portion of their property which includes the
mitigation area may not be altered, and is considered a jurisdictional
wetland by the state and federal governments. Lot owners may be responsible
for maintenance of mitigation areas. In order to help ensure the long-term
viability of wetland mitigation efforts, the Township discourages
multiple ownership of mitigation areas. Ownership by one individual
or a homeowners' association is encouraged. Owners of the wetlands
mitigation areas must be clearly identified to the Township.
G.
The Township reserves the right to reject any submitted wetland delineations.
If the Township determines that the actual wetland area differs from
that shown on the plan, the Township has the right to secure, at the
developer's expense, qualified personnel to check the delineation
and redraw the boundary as necessary. Should the developer disagree
with the Township's delineation, the developer shall request a jurisdictional
delineation by DEP and COE. Any charges for the jurisdictional delineation
will be the responsibility of the developer.
H.
Where the study shows the existence of wetlands areas, the delineated
boundary shall be properly fenced off to prevent encroachment. Snow
fence or other acceptable material shall be used; the use of silt
fence is not acceptable. The fence shall be properly installed, at
a minimum distance of five feet outside the delineated boundary, prior
to any construction or issuance of building permits. The fence shall
be properly maintained until all occupancy permits have been issued
and/or for the extent of all construction. The applicant shall obtain
any necessary Zoning Hearing Board approvals for a fence within the
floodplain.
