The scale and sheet size of sketch plans shall be as required for preliminary plans in §
110-402A(1) and
(4). 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.
E. Written and graphic scales.
F. Existing tract boundaries accurately labeled with the name(s) of
adjacent landowner(s) and adjacent plan(s) of record.
G. Name of the municipality or municipalities in which the project is
located, including the location of any municipal boundary line(s)
if located within the vicinity of the tract.
H. Significant topographical and man-made features (e.g., bodies of
water, quarries, floodplains, tree masses, structures).
I. Proposed street, parking, building, and lot layout.
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.
Preliminary 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 and shall provide sufficient design information to demonstrate conformance with the requirements of Article
VI 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, 80 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 inches by 22 inches
and no larger than 24 inches by 36 inches. If the plan is prepared
in two or more sections, a Key Map showing the location of the sections
shall be placed on each sheet. If more than one sheet is necessary,
each sheet shall be the same size and numbered to show the relationship
to the total number of sheets in the plan (e.g., Sheet 1 of 5).
(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 project is to be located. (If
the tract of land is located in the vicinity of a municipal boundary
line, the location of the boundary shall be shown.)
(3)
The name and address of the owner of the tract (or an authorized
agent), the developer/subdivider, 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 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 must be described to the accuracy
requirements of this chapter.)
(7)
The total acreage of the entire existing tract.
(8)
The district and lot size and/or density requirements of the
municipal Zoning Ordinance.
(9)
The location of existing lot line markers along the perimeter
of the entire existing tract.
(10)
A location map, drawn to a scale of a minimum of one inch equal
to 2,000 feet relating the subdivision to at least two intersections
of road center lines. The approximate distance to the intersection
of the center lines of the nearest improved street intersection shall
be identified.
(11)
A note indicating the types of sewer or water facilities to
be provided.
C. Existing features.
(1)
Existing contours 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 notation
indicating the datum used. Contours plotted from the United States
Geodetic Survey will not be accepted.
(2)
The names of all immediately adjacent landowners and the names
and plan book record numbers of all previously recorded plans for
adjacent projects.
(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, driveways, and service streets.
(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 rights-of-way for electric, gas, and
oil transmission lines and railroads.
(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 subject tract.
(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, driveways, and service streets.
(b)
The location and size of the following features and related
rights-of-way: sanitary sewer mains, water supply mains, fire hydrants,
buildings, and stormwater management facilities.
(c)
The location of existing rights-of-way for electric, gas, and
oil transmission lines and railroads.
(d)
The size, capacity, and condition of the existing stormwater
management system and any other facility that may be used to convey
storm flows.
(5)
The following items when located within 200 feet of the subject
tract or upon the site proposed for development: significant environmental
or topographic features, including but not limited to floodplains,
wetlands, quarry sites, solid waste disposal areas, historic features,
cemetery or burial sites, archaeologic sites, highly erosive soils,
or wooded areas. Additionally, the preliminary plan shall indicate
any proposed disturbance, encroachment, or alteration to such features
when located upon the site proposed for development.
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, access drives,
driveways, and all other significant planned 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).
(7)
Building setback lines, with distances from the street center
line or street right-of-way line, whichever requirement is applicable
under the municipal Zoning Ordinance.
(8)
Identification of buildings and historic features proposed to
be demolished.
(9)
Typical street cross section for each proposed street, and typical
cross section for any existing street which will be improved as part
of the application. Each cross section shall include the entire right-of-way
width.
(10)
Street center-line profile for each proposed street shown on
the preliminary plan.
(11)
The preliminary design of the proposed sanitary sewer mains
and water supply mains. The information shall include the approximate
size, material, and vertical and horizontal location, when applicable.
(12)
A phasing plan covering a reasonable portion of the entire subdivision,
provided that each section, except for the last section, shall contain
a minimum of 25% of the total number of units of occupancy as depicted
on the plan.
(13)
A statement on the plan indicating that all zoning approvals
and all zoning variances have been obtained, if applicable.
(14)
A statement on the plan indicating any waivers granted by the
municipality.
(16)
The current Tax Map parcel numbers for the tract to be developed.
E. Certificates, notifications, and reports.
(1)
Where the preliminary plan covers only a part of the entire
landholding, a sketch of the future street system of the unsubmitted
part shall be furnished. The street system of the submitted part will
be considered in light of adjustments and connections with future
streets in the part not submitted.
(2)
Where the land included in the subject application has an electric
transmission line, telecommunications line, a gas pipeline, or a petroleum
or petroleum products transmission line located within the tract,
the application shall be accompanied by a letter from the owner or
lease of such right-of-way stating any conditions on the use of the
land and the minimum building setback and/or right-of-way lines. This
requirement may also be satisfied by submitting a copy of the recorded
agreement.
(3)
Certificate, signature, and seal of the surveyor to the effect
that the survey is correct, and certificate, signature, and seal of
the surveyor, engineer, or landscape architect that prepared the plan
that all other information shown on the plat is accurate. (See Appendix
11.)
(4)
In the case of a preliminary plan calling for the phased installation
of improvements, a schedule shall be filed delineating all proposed
sections as well as deadlines within which applications for final
plan approval of each section are intended to be filed. Each section
in any residential subdivision or land development, except for the
last section, shall contain a minimum of 25% of the total number of
dwelling units as depicted on the preliminary plan unless the municipality
specifically approves a lesser percentage for one or more of the sections.
(5)
Where the subdivision or land 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 greater than one acre will occur.
(b)
Sites where the 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 stream or body of water.
(e)
Sites that offer the potential for sedimentation to nearby bodies
of water.
(6)
Where the subdivision or land development proposal will generate
100 or more additional trips to or from the site during the development's
anticipated peak hour, a traffic impact study as required by this
chapter shall be submitted with the preliminary plan.
(7)
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 be satisfied by submitting a copy of the recorded agreement.
(8)
Where the developer intends to construct the improvements required
by this chapter after unconditional preliminary plan approval, the
applicant shall submit the appropriate executed memorandum of understanding
(see Appendix 20).
F. Filing fee. The preliminary plan shall be accompanied by a filing
fee. (See the fee schedule available at the municipality's office.)
Note: A separate filing fee must be submitted for each application.
Final plans shall be prepared by an engineer, a surveyor, or a landscape architect. 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 Article
VI of this chapter:
A. Drafting standards. The same standards shall be required for a final plan as specified for a preliminary plan in §
110-402A of this chapter.
B. Location and identification. The same standards shall be required for a final plan as specified for a preliminary plan in §
110-402B of this chapter.
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 an average
natural slope of 4% or less and at a minimum vertical interval of
five feet for more steeply sloping land. Contour information 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
will 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 projects.
(3)
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 when located upon the site proposed
for development.
(4)
The following items when located within 200 feet of the subject
tract:
(a)
The approximate location and name of existing rights-of-way
and cartways for streets, access drives, and service streets.
(b)
The approximate location of the following features and any related
rights-of-way: sanitary sewer mains, water supply mains, fire hydrants,
and stormwater management facilities which affect the stormwater runoff
on the subject tract.
(c)
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 subject tract.
(5)
The following items when located within the subject tract:
(a)
The location and size of the following features and related
rights-of-way: on-lot sewage disposal systems, on-lot water supplies,
sanitary sewer mains, water supply mains, fire hydrants, buildings,
and stormwater management facilities. This information may be provided
on separate sheets and need not be recorded with the final plan.
(b)
The location of existing rights-of-way for electric, telecommunications,
gas, and oil transmission lines and railroads.
(c)
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 center line 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,
and chord.
(2)
Lot lines, with accurate bearings and distances, and lot areas
for all parcels. Curve segments shall be comprised of arc, chord,
bearing and distance. Along existing street rights-of-way, the description
may utilize the existing deed lines or road center lines; along all
proposed street rights-of-way, the description shall be prepared to
the right-of-way lines.
(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).
(7)
Building setback lines, with distances from the street center
line or street right-of-way line, whichever requirement is applicable
under the municipal Zoning Ordinance.
(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 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 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 land included within the subject application,
as shown by the books of the Lancaster County Recorder of Deeds.
(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)
Identification of any waivers granted by the municipality.
(15)
Identification of any lands to be dedicated or reserved for
public, semipublic, or community use.
E. Certificates, notifications, and reports.
(1)
When applicable, notification from the Department of Environmental Protection that either approval of the Sewer Facility Plan Revision (Plan Revision Module for Land Development) or Supplement has been granted or that such approval is not required. If the final plan is conditionally approved pursuant to §
110-609, 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 the land included in the subject application has an electric
transmission line, a gas pipeline, a telecommunications line, or a
petroleum or petroleum product transmission line located within the
tract, the application shall be accompanied by a letter from the owner
or lease of such right-of-way stating any conditions on the use of
the land and the minimum building setback and/or right-of-way lines.
This requirement may also be satisfied by submitting a copy of the
recorded agreement.
(3)
Notice from Lancaster County-Wide Communications stating that
the proposed street names are acceptable. Appendix 21 shall be used
to provide such notice. This form is to be completed by the applicant
and sent by facsimile machine to Lancaster County-Wide Communications
(717-664-1126). The returned, signed facsimile may then be submitted
to the municipality.
(4)
Certificate, signature, and seal of the surveyor, to the effect
that the survey is correct, and certificate, signature and seal of
the surveyor, engineer, or landscape architect who prepared the plan
that all other information shown on the plat is accurate. (See Appendix
11.)
(5)
Certificate for approval by East Petersburg Borough. (See Appendix
13.)
(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 owner, that all those signing are all
the owners of the property shown on the survey and plan, and that
they desire the same to be recorded as such. (See Appendix 12.) This
statement must be dated following the last change or revision to said
plan.
(7)
A certificate of dedication of streets and other public property.
(See Appendix 12.)
(8)
Certificate of notification to be signed by the Lancaster County
Planning Commission. (See Appendix 14.)
(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 memorandum of understanding which
sets forth the responsibilities of all parties regarding the installation
and inspection of the required improvements. (See Appendix No. 20.)
(11)
All improvements have been made to the standards of the chapter or that an improvement guarantee has been submitted and was accepted by East Petersburg Borough or the authority accepting dedication. (See Appendix No. 16 or 17 for notice and Article
V for the administration.)
(12)
Such written notices of approval as required by the chapter including written notices approving the water supply systems, sanitary sewage systems, and stormwater runoff to adjacent properties. (See §
110-609 for specific requirements.)
(13)
The submission of a controlling agreement in accordance with §
110-602B when an application proposes to establish a street which is not offered for dedication to public use.
(14)
In the case of a plan which requires access to a highway under
the jurisdiction of the Pennsylvania Department of Transportation,
the inclusion of the following plan note:
"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 driveway access to a state highway is permitted.
Access to the state highway shall only be as authorized by a highway
occupancy permit, and East Petersburg Borough approval of this plan
in no way implies that such permit can be acquired."
(15)
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 be satisfied by submitting a copy of the recorded agreement.
F. Filing fee. The final plan shall be accompanied by a filing fee.
(See the fee schedule available at the municipality's office.)
Note: A separate filing fee must be submitted for each application.
Plans shall be prepared by a registered surveyor and shall be
subject to the following requirements:
A. Drafting standards.
(1)
The plan shall be clearly and legibly drawn on eighteen-inch
by twenty-two-inch or twenty-four-inch by thirty-six-inch sheets.
(2)
Dimensions shall be in degrees, minutes, and seconds with an
error of closure no greater than one foot in 10,000 feet.
(3)
The plan shall be clearly and legibly drawn as a scale of 10
feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet or 100 feet to the
inch.
B. Plan information. The following information shall be provided on
the sheet to be recorded:
(2)
Name of the 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 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 rights-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 when they will be set.
(14)
Identification of any waivers granted by the municipality.
(15)
Location of all on-lot water and sewer service and stormwater
management facilities.
C. Certificates.
(1)
Certificate signature and seal of the surveyor to the effect
that the survey is correct. (See Appendix 11.)
(2)
Certificate for approval by East Petersburg Borough (see Appendix
13).
(3)
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 all the owners of the property
shown on the survey and plan, and that they desire the same to be
recorded as such (see Appendix 12).
(4)
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. (See Appendix 12.)