[Ord. 2011-03, 6/27/2011, § 22-403; as amended by Ord. 2013-02, 7/22/2013, § 1; and by Ord. 2014-03, 4/14/2014, § 2]
1. Final plans shall be prepared by a licensed design professional. The final plan shall show, be accompanied by, or be prepared in accordance with the following and shall provide sufficient design information to demonstrate conformance with the requirements of Part
6 of this chapter:
A. Drafting Standards.
(1) The plan shall be clearly and legibly drawn at a scale of 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet or 100 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.
(4) The sheet size shall be no smaller than 18 by 22 inches and no larger than 24 by 36 inches. If the plan is prepared in two or more sections, a key map showing the location of the sections shall be placed on each sheet. If more than one sheet is necessary, each sheet shall be the same size and numbered to show the relationship to the total number of sheets in the plan (e.g., Sheet 1 of 5). As required by the Lancaster County Recorder of Deeds, each plan sheet shall have a 1 1/4-inch top margin.
(5) Plans shall be legible in every detail.
B. Location and Identification.
(1) The proposed project name or identifying title.
(2) The municipality in which the subject tract is located. If the subject tract of land is located in the vicinity of a municipal boundary line, the location of the boundary shall be shown.
(3) The name and address of the landowner or an authorized agent of the subject tract, 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 dates of all plan revisions.
(5) A north arrow, a graphic scale and a written scale.
(6) The entire existing boundary of the subject tract with bearings and distances. If a landowner is 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 remaining lot has a lot area of 10 or less acres, it shall be described to the accuracy requirements of this chapter.
(7) The total acreage of the subject tract.
(8) The district, lot size and density requirements of the Township Zoning Ordinance [Chapter
27].
(9) The location of existing lot line markers along the perimeter of the subject tract.
(10) Monuments shall be shown on the final plan. All existing and proposed monuments, lot line markers, property corners and drill holes shall be shown on the final plan. Those that are proposed shall be labeled as such. Drilled holes in curbing shall be referenced mathematically to a point on the street right-of-way line.
(11) A location map, drawn to a scale of a minimum of one inch equal to 2,000 feet relating the development to at least two intersections of street centerlines. The approximate distance to the intersection of the centerlines of the nearest improved street intersection shall be identified.
(12) A note indicating the types of sewer or water facilities to be provided.
C. Existing Features.
(1) Contour lines representing the topography of the site if a preliminary plan was not required or the contours identified with the preliminary plan were altered. Such contours shall show elevations at a minimum vertical interval of two feet for land with average natural slope of 4% or less and at a minimum vertical interval of five feet for more steeply sloping land. Contours shall be accompanied by the location of the bench mark and a notation indicating the datum used. Contours plotted from the United States Geodetic Survey shall not be accepted. This information may be provided on separate sheets and is not subject to recording with the final plan.
(2) The names of all immediately adjacent landowners and the names and plan book record numbers of all previously recorded plans for adjacent developments.
(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 streets, access drives and driveways.
(b) The location of the following features and any related rights-of-way: sanitary sewer mains, water supply mains, fire hydrants, buildings and stormwater management facilities.
(c) The location of existing railroads and rights-of-way for electric, telecommunications, gas and oil transmission lines.
(d) The size, capacity and condition of the existing stormwater management system and any other facility that may be used to convey storm flows from the proposed development.
(e) Significant environmental and topographic features, including, but not limited to, floodplains, wetlands, quarry sites and woodlands. When available, information regarding solid waste disposal areas, historic features, cemetery or burial sites, archaeological sites or areas with highly erosive soils, may be shown as inventoried in the Lancaster County Geographic Information System. The location of such features not inventoried by the GIS shall be field verified. The final plan shall indicate any proposed disturbance, encroachment, or alteration to such features as a result of the proposed development.
(4) The following items when located within the subject tract:
(a) The location, name and dimensions of existing rights-of-way and cartways for streets, access drives and driveways.
(b) The location and size of the following features and any related rights-of-way: on-lot sewage disposal systems, on-lot water supplies, sanitary sewer mains, water supply mains, on-lot water and sewer (if applicable), fire hydrants, buildings and stormwater management facilities. This information may be provided on separate sheets and need not be recorded with the final plan.
(c) The location of existing railroads and rights-of-way for electric, telecommunications, gas and oil transmission lines.
(d) The size, capacity and condition of the existing stormwater management system and any other facility that may be used to convey storm flows.
D. Plan Information.
(1) Complete description of the centerline and the right-of-way line for all new streets. This description shall include distances and bearings with curve segments comprised of radius, tangent, arc, delta and chord bearing and distance.
(2) Lot lines, with accurate bearings and distances, and lot areas for all lots. Curve segments shall be comprised of radius, arc and chord bearing and distance. Along existing street rights-of-way, the description may utilize the existing deed lines or street centerlines; 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, access drives, driveways, landscaping and all other significant facilities.
(5) Total number of lots, units of occupancy, density, and proposed land use (if a multiple land use is proposed, an indication of the location of each land use).
(6) Existing and proposed easements along with the dimensions and purpose of the easements with recording references for all existing easements.
(7) Setback lines, with distances from the street centerline or street right-of-way line, whichever requirement is applicable under the Township Zoning Ordinance [Chapter
27].
(8) Identification of buildings and historic features proposed to be demolished.
(9) Typical street cross section for each proposed street 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 each proposed street, sanitary sewer and water distribution system. All street profiles shall show at least the existing (natural) profile along the centerline, proposed grade at the centerline, and the length of all proposed vertical curves for streets. All water distribution and sanitary sewer systems shall provide manhole locations and size and type of material. This information may be provided on separate sheets and is not subject to recording with the final plan.
(11) Source of title to the subject tract, as shown by the books of the Lancaster County Recorder of Deeds.
(12) Table with the final street names and addresses and parcel numbers for all existing and proposed lots.
(13) Location and material of all permanent monuments and lot line markers, including a note that all monuments and lot line markers are set or indicating when they will be set.
(14) A Grading Plan. The grading plan shall include finished land contours and grades, directions of water movement, types of soils, location of water bars or silt fences and ground floor elevations. This information may be provided on separate sheets and is not subject to recording with the final plan.
(15) A statement on the plan indicating any waivers granted by the Board of Supervisors.
(16) Identification of any lands to be dedicated or reserved for public, semi-public, or community use.
(17) The following stormwater management data: The information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan.
(a) All calculations, assumptions, criteria, and references used in the design of the stormwater management facilities, the establishment of existing facilities capacities and the pre- and post-development peak discharges.
(b) All plans and profiles of the proposed stormwater management facilities, including the horizontal and vertical location, size, and type of material. This information shall be to a detail required for the construction of the facilities.
(c) For all basins, a plotting or tabulation of the storage volumes and discharge curves with corresponding water surface elevations, inflow hydrography, and outflow hydrography.
(d) For all basins that hold two acre feet or more of water and have an embankment that is six feet or more in height, soil structure and characteristics shall be provided. These submissions shall provide design solutions for frost-heave potential, spring-swell potential, soil bearing strength, water infiltration, soil settling characteristics, fill and back-filling procedures and soil treatment techniques as required to protect the improvements for adjacent structures.
(e) All erosion and sediment control measures, temporary as well as permanent, including the staging of the earth moving activities, in sufficient detail to clearly indicate their function.
(f) The guidelines for lot grading within subdivisions. This information shall identify the direction of stormwater runoff flow within each lot and the areas where stormwater runoff flows will be concentrated. This information shall be shown by flow arrows or topographical data. In areas where the Board of Supervisors feels additional lot grading information is needed to assure proper function of the stormwater management facilities, specific grading information shall be required as part of the final plan submittal.
(g) The post construction maintenance requirements for all BMP facilities.
(18) Whenever a floodplain is located within or along a lot, the plan shall include the boundary of the floodplain along with the elevation or locational dimensions from the centerline of the watercourse, a plan note that the floodplain shall be kept free of structures, fill and other encroachments, and a plan note that floor elevations for all structures adjacent to the floodplain shall be at least two feet above the one-hundred-year flood elevation.
(19) When the subject tract is located within the T-2 Agricultural District, a statement of the remaining, if any, subdivision rights and an identification of the lot which will retain such right to subdivide.
(20) Where applicable, a statement indicating that transfer of development rights (TDRs) are required for the proposed development, the number of TDRs required, the purpose of such TDRs, the section/sections of the Zoning Ordinance [Chapter
27] authorizing the use of such TDRs, and the source of title of the TDRs.
E. Certificates, Notifications and Reports.
(1) When applicable, notification from the DEP that either approval of the sewage facilities plan revision module for land development, or a supplement thereto, or an exemption therefrom, has been granted or that such approval is not required. If the final plan is conditionally approved pursuant to §
22-609, notification that the plan is subject to a pending sewage facilities plan revision module and that approval shall be obtained prior to the sale of any lots or the commencement of construction.
(2) Where an electric transmission line, telecommunications line, gas pipeline or petroleum or petroleum products transmission line is located within the subject tract, the application shall be accompanied by a letter from the owner or lessee of such right-of-way stating any conditions on the use of the land and the minimum setback lines within or near the right-of-way for such facilities. This requirement may also be satisfied by submitting a copy of the recorded agreement.
(3) Signed notice from the Lancaster County-Wide Communications stating that the proposed street names are acceptable with address table provided (see Appendix 22-10).
(4) Certificate, signature and seal of a licensed design professional to the effect that the survey is correct and that all other information shown on the plan is accurate (see Appendix 22-2).
(5) Certificate for approval by the Board of Supervisors (see Appendix 22-7).
(6) A statement, duly acknowledged before an officer authorized to take acknowledgment of deeds and signed by the landowner, to the effect that the subdivision or land development shown on the plan is the act and the deed of the landowner, that all those signing are all the landowners of the property shown on the survey and plan, and that they desire the same to be recorded as such (see Appendix 22-4). This statement shall be dated following the last change or revision to said plan.
(7) A certificate of dedication of streets and other public property (see Appendix 22-4).
(8) Certificate of notification to be signed by the County Planning Commission (see Appendix 22-8 or other form of certificate as promulgated by the County Planning Commission).
(9) A note to be placed on the plan indicating any area that is not to be offered for dedication, if applicable.
(10) An appropriately executed land development agreement for any nonresidential development and any residential development involving more than five lots or developer's letter-agreement for all other development, as applicable, which sets forth the responsibilities of all parties regarding the installation and inspection of the required improvements (see Appendix 22-14).
(11) Written notice from the Township Engineer that all improvements have been made to the standards of this chapter (see Appendix 22-12) or submission of an appropriately executed land development agreement (see Appendix 22-14), an itemized cost opinion for the installation of all required improvements, and a performance guarantee as set forth in Part
5 of this chapter.
(12) 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 lots. Where connection to an existing sanitary sewer system or to an existing water supply system is proposed, the plan application shall be accompanied by a statement from the sewer authority or the relevant water authority indicating approval of the plans for design, installation and financial guarantees as well as indicating the reservation of sufficient capacity to accommodate the project.
(13) The submission of a controlling agreement in accordance with §
22-602.2 when an application proposes to establish a street that is not offered for dedication to public use.
(14) In the case of a plan that requires access to a highway under the jurisdiction of PennDOT, the inclusion of the following plan note:
| "A Highway Occupancy Permit is required pursuant to § 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the 'State Highway Law,' before driveway access to a state highway is permitted. Access to the state highway shall only be as authorized by a Highway Occupancy Permit, and the Board of Supervisors' approval of this plan in no way implies that such permit can be acquired." |
(15) For all stormwater management facilities that affect an existing watercourse or have an upland drainage area greater than 1/2 square miles, notification from the DEP of approval or that no approval is required.
(16) Where the proposed development involves a site meeting any of the following criteria, a statement from the Lancaster County Conservation District that an acceptable erosion and sedimentation control plan has been submitted to that agency:
(a) Sites where earth disturbance will occur that requires the submission of a stormwater management plan in accordance with the provisions of the Penn Township Stormwater Management Ordinance [Chapter
23].
(b) Sites where piping of stormwater or the alteration of natural or man-made watercourses occurs.
(c) Sites with slopes greater than 10%.
(d) Sites that contain or border a watercourse.
(e) Sites that offer the potential for sedimentation to nearby watercourses.
(17) Where the land included in the subject tract has an agricultural, woodland or other natural resource easement located within the tract, the plan 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 agreement.
(18) Any parcel or portion thereof that is regulated by federal or state jurisdictions (e.g., wetland areas) shall acquire the necessary permits from the appropriate regulating agency or agencies prior to plan recordation.
(19) Certificate, signature and seal of a licensed design professional to the effect that all stormwater management facilities are designed in conformance with the provisions of this chapter (see Appendix 22-3).
(20) Certification that the design professional has reviewed all prior recorded plans relating to the property at issue and that the subject plan is in full compliance with all notes and restrictions set forth on such recorded plans.
(21) A note to be placed on the plan indicating that, prior to the use and occupancy of a lot, the street number for the lot shall be required to be displayed in a location clearly visible and readable from all streets abutting the lot. Where a lot contains multiple buildings or dwelling units, the applicant shall also document on the plan how each building and dwelling unit will be identified prior to its use and occupancy in a manner acceptable to the Board of Supervisors so that emergency services can easily identify the location of every building and dwelling unit in a time of emergency.
(22) If the plan proposes an addition to an existing lot, an accurate description of the parcel to be added to the existing lot and an accurate description of the new lot to be created after the addition.
F. A final erosion and sediment control plan, in accordance with §
22-405.
G. Stormwater Management Plan.
(1) A final stormwater management facilities plan shall be submitted in accordance with the Penn Township Stormwater Management Ordinance [Chapter
23].
(2) A final stormwater management agreement and declaration of easement, which includes maintenance requirements for all BMP facilities and is consistent with the DEP [25 Pa.Code,] Chapter 102 requirements.
H. A final improvements construction plan in accordance with §
22-406.
I. Landscaping Plan. When applicable, a final landscaping plan consistent with the requirements of §
22-610 of this chapter shall be provided.
J. Lighting Plan. When applicable, a final lighting plan, consistent with the requirements of §
22-611 of this chapter shall be provided.
K. A final environmental impact assessment report, consistent with the requirements of §
22-614.
L. A final green design assessment, consistent with the requirements of §
22-615.
M. A final public impact study, consistent with the requirements of §
22-616.
N. Filing Fee. The final plan shall be accompanied by a filing fee in the form of a check or money order drawn to the Township (see schedule available at the Township office). A separate filing fee shall be submitted for each plan application.