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.
(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', 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."
(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" may bar them from obtaining a legal judgment against such normal agricultural operations."
(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).This must be dated following the last change or revision to said plan.
(2) Certificate of final plan approval by Board of Supervisors (see Appendix No. 9).
(3) Certificate of approval by EAWA (see Appendix No. 11).
(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).
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. 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.
(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).
(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 and Article
V for the administration).
(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 (see §§
200-41 and
200-43 for specific requirements).
(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:
(1) A final hydrologic report as required by Chapter
190, Stormwater Management.
(2) A final traffic impact study and report if required in §
200-19 of this chapter.
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. 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.
(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.
(8) If all required improvements have not been installed, financial security in a form and in the amount meeting Article
V shall be provided to the Township.
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.