Township of Lancaster, PA Article IV Information to be Shown on or Submitted with Subdivision and Land Development Plans

§ 243-14 General.

This article sets forth requirements specifying the information to be shown or submitted with subdivision and/or land development plans.

§ 243-15 Concept (sketch) plan requirements.

A. Where the applicant decides to submit a sketch plan, the applicant shall appear before the Township Planning Commission at a regularly scheduled meeting and present a minimum of three copies of a scaled plan of the property to be developed.

B. The applicant shall be prepared to discuss the details of the proposed site, including a description of existing covenants, land characteristics, community facilities and utilities, commercially developed areas, residential areas, industrial areas, playgrounds and proposed protective covenants, utilities and street improvements, with the Commission.

C. The concept plan shall show or be accompanied by the following data, legible in every detail, but not necessarily containing precise dimensions.

(1) Name and address of the applicant.

(2) Name and address of the individual and firm who prepared the plan.

(3) Location map with sufficient information to locate the property.

(4) North arrow.

(5) Written scale and graphic scale.

(6) Existing tract boundaries accurately labeled with the name(s) of adjacent landowners and adjacent plans of record.

(7) 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 property.

(8) Significant topographic and man-made features (e.g., steep slopes, bodies of water, quarries, floodplains, tree masses, structures, and suspected wetlands).

(9) Location and width of all proposed streets and alley.

(10) Proposed streets, parking, buildings, lot layouts, water supply, sanitary sewage facilities, and other planned features.

(11) Proposed areas of grading on the site, indicating steepness of slopes and means to collect and dispose of stormwater, in accordance with this section.

(12) Proposed land use; if several lands uses are proposed, the location of each use shall be indicated.

§ 243-16 Preliminary plan requirements.

A. All preliminary plans shall be prepared by an engineer or land surveyor licensed to practice in the Commonwealth of Pennsylvania to perform such duties.

B. All preliminary plans shall show, be accompanied by, and be prepared in accordance with the following:

(1) Existing conditions map at a scale of one inch equals 100 feet or larger (i.e., one inch equals 50 feet, one inch equals 40 feet, etc.), showing:

(a) Contours at five-foot intervals throughout the property (may be interpolated from USGS data). Minor plans and lot line revisions are exempt from the requirements identified in this subsection;

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(b) Boundary of the property, indicating bearings and distances of each line enclosing the property;

(c) Area of the property;

(d) Boundaries of abutting properties or lot plans, where they adjoin the property under consideration, and names of owners of abutting lots and lot plans within 100 feet of the subject property;

(e) Existing streets or roads abutting the property or within 50 feet of the parcel boundary line, indicating name, type of surfacing, right-of-way width and paving width;

(f) Existing easements, if any, indicating width, bearings, distances, use and lessee within or adjacent to the property;

(g) Existing electric, telephone, sanitary sewer, water and/or gas lines, and/or other public utilities, if any, in abutting streets or within 50 feet of the boundary of the property, indicating line (pipe) size, manholes, hydrants and similar appurtenances;

(h) Existing streams or watercourses on the property or within 50 feet of the parcel boundary, together with culverts, inlets and/or storm drain lines, if any;

(i) Boundaries of the 100-year floodplain from Federal Emergency Management Agency maps, if applicable;

(j) Vegetative cover in approximate location and/or other natural features. Minor plans and lot line revisions are exempt from the requirements identified in this subsection;

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(k) Existing buildings, structures or other significant man-made features, such as driveways or walls within the property or within 50 feet of the boundary of the property;

(l) North arrow;

(m) Graphic scale, date that the map was prepared, name and address of the registered land surveyor who prepared the map (including his Pennsylvania seal), name of the subdivision or land development, and names and addresses of owners of record of the property together with the developer's name and address if not the owner;

(n) Vicinity map at a scale of one inch equals 2,000 feet, showing the position of the plan relative to major roads and landmarks in the vicinity; and

(o) Butler County Soils Classification Map. Minor plans and lot line revisions are exempt from the requirements identified in this subsection.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(2) A subdivision and/or land development plan, drawn at the same scale as the existing conditions map, preferably combined with the existing conditions map as one drawing, showing:

(a) Proposed lot plan, indicating minimum and typical lot sizes, minimum and typical lot widths at front building line, setback line from street rights-of-way, proposed use of each lot, and identification number in each lot running consecutively through the plan;

(b) Proposed street plan, indicating right-of-way widths, pavement widths, approximate grades and street names;

(c) Proposed plan for surface storm drainage management, including location of culverts, inlets, detention basins, outfalls and natural drainageways;

(d) A plan or description for sanitary sewers and/or water supply systems, whether proposed as public or private, including points of connection to existing systems;

(e) Location and size of the area to be set aside for recreation, community use, common open space or permanent open space, if any; and

(f) Proposed location of easements through or into the plan, indicating width and use.

(3) In the event the plan will not be connected to a public sewer system, soil percolation tests conducted under the direction of the Township Sewage Enforcement Officer, with the location of the test holes, and test hole data shown on the plan.

(4) Water availability and water development impact study.

(a) Where the plan will be served by a public water system regulated by the Pennsylvania Department of Environmental Protection and Pennsylvania Public Utilities Commission, the applicant shall furnish a letter from such company or authority, in a form acceptable to the Township, evidencing the availability of water to service the plan and any applicable conditions thereto.

(b) The applicant shall conduct a water development impact study as hereinafter set forth. In the event that the water development impact study indicates that a reasonable likelihood exists that the proposed development will not provide for a reliable, safe and adequate water supply to support the intended uses within the capacity of available resources, such factors shall constitute grounds for disapproval of the plan.

[1] Exception to the water development impact study. No water development impact study shall be required where the applicant proposes less than 10 dwelling units or the further subdivision of the original lot, parcel or tract creates a cumulative total of less than 10 dwelling units, for imminent or future conveyance, transfer, improvement, sale or lease.

[2] Provided further, a water development impact study shall not be required where the reasonably anticipated water usage of the plan is less than 2,700 gallons per day.

[3] The Board of Supervisors may waive the requirement of the water development impact study, provided that such waiver will not be contrary to the public interest and that the purposes of this chapter are observed.

(c) Conduct and scope of study. The water development impact study shall be prepared by a registered professional geologist qualified to conduct groundwater investigations in the Commonwealth of Pennsylvania. The purpose of this study will be to determine whether there is an adequate supply of groundwater for the proposed use and to estimate the impact of the anticipated additional water withdrawal on existing nearby wells, springs, aquifers, and streams.

(d) Study requirements. The water development impact study shall be prepared at the developer's expense and shall bear the seal of and be signed by the person(s) preparing the study. Calculations of the projected water needs shall utilize the criteria set forth in the following references as the same may be amended from time to time:

[1] "Public Water Supply Manual," Bureau of Community Environmental Control New Bureau of Water Supply and Community Health, Publication No. 15 by the Pennsylvania Department of Environmental Protection, Harrisburg, Pennsylvania, Document No. 383-0300-001, Guide for Determination of Required Fire Flow by the Insurance Services Office, ISO.

[2] American Waterworks Association, Denver, Colorado.

(e) The water development impact study shall include the following information:

[1] A geological map of the groundwater basin(s) containing the development shall be compiled at a minimum scale of 1:24,000.

[2] The location of all identified faults, lineaments, and fractures within the area of the geologic map. In addition, a fracture trace analysis shall be conducted for the development and the area within 1,000 feet of the development.

[3] The location of all existing and proposed wells within the groundwater basin(s) containing the development having a design capacity to withdraw 72,000 gallons per day or more.

[4] The location of all existing and proposed on-lot septic systems and sewer lines within 500 feet of the development.

[5] The location of all streams, perennial and intermittent, within 50 feet of the proposed development.

[6] The location of all existing and proposed mines of any type within 1,000 feet of the proposed development.

[7] The location of all existing and proposed oil or natural gas production or storage wells within 1,000 feet of the proposed development.

[8] The location of all existing and proposed gas storage pools underlying the development or within 1,000 feet of the development.

[9] The location of all existing water wells within 1,000 feet of the lot boundary lines of the proposed development.

[10] A discussion of the hydrologic setting of the development and its relationship to the groundwater basin(s) in which it resides.

[11] A hydrologic budget shall be calculated for the groundwater basin(s) containing the development and the results extrapolated back to the area of interest using long-term records for both stream flow and groundwater levels and long-term precipitation data. Such data shall be used to determine both extreme and average water budgets for the basin(s) that include the development. Records collected at the United States Geological Survey (USGS) stream gauge on Connoquenessing Creek at Hazen, Beaver County (USGS site number 03106000) will be acceptable to the Township for use in the water budget analysis. With justification, gauged water basins of superior similarity to the development may be used. Groundwater level records collected by the USGS for wells in the Pennsylvania Observation Well Network are recommended for analysis of the groundwater response. Records for well BT-311 (USGS site number 410501079524401) in Butler County, well 03106300 downstream from Lake Arthur dam near Portersville, and well No. LA1201 at State Game Land No. 150 near Pulaski. The water budget analysis should include a summary of the expected hydrologic response of the basin(s) to extremes in precipitation and an analysis (problems, reliability, long-term trends) of the data used to prepare the budgets. Utilizing the budget which has been developed, the study shall focus on the relationship of the development to the basin, including whether it is in a recharge, intermediate or discharge part of the system and whether there is ample recharge area for the needs of the community.

[12] An analysis of the relationship of the development to the overall hydrologic setting of the groundwater basin(s) and the expected hydrologic response of the development to the variations noted in the hydrologic budget analysis of the basin(s).

[13] The study shall include a minimum of one test well for each 10 lots or at least one test well for each reasonably anticipated withdrawal of 5,000 gallons per day per development or part thereof, whichever is less, and for each well constructed shall include:

[a] An accurate geologic log shall be kept which describes the materials penetrated during well construction. Such descriptions shall include the type, thickness, color, moisture content, and depth of the soil and rock encountered during construction. In addition, the log will note the depth, nature, and water yield of each water-bearing zone encountered during construction. Yield of the well shall be measured periodically during construction by volumetric or other quantitative method. The well depth at the time of the measurements, the yield, and other relevant information shall be recorded on the log.

[b] An aquifer pumping test of not less than 48 hours' duration or such time as is necessary to obtain sufficient data to characterize the hydrogeological system shall be conducted at a rate of not less than 150% of the average peak demand of all wells planned for the development. A minimum well yield of five gallons per minute per single-family lot or equivalent dwelling unit as defined by the Pennsylvania Department of Environmental Protection, 25 Pa. Code § 71.1, shall be used. Such aquifer pumping test shall include a pumping well and at least one observation well, both completed to monitor the same hydrologic unit. Pre- and post-pumping water level data will be collected from the pumping well and all observation wells for periods of time adequate to correct the data collected during pumping and to analyze the recovery of the wells following pumping. Poorly designed or improperly conducted aquifer pumping tests yield results that are, at best, inconclusive. For this reason, the applicant is strongly urged to submit to the Township an aquifer pumper test design for approval prior to conducting the test. A complete log of the pumping test shall be maintained and submitted as part of the report.

[c] An analysis of a water sample, collected from the well at the end of the aquifer pumping test and submitted to a Department of Environmental Protection-certified laboratory to determine its compliance with Environmental Protection Agency Safe Drinking Water parameters, shall be provided to the Township for each well, and a copy of such test results shall be submitted with the study.

[d] To determine the impact of the development on existing wells, a sample of the existing wells, necessary to characterize the hydrogeology of the development, shall be monitored for changes in water level. Water-level monitoring in these wells shall be sufficient to construct a hydrograph for each well, showing a continuous record of water levels before, during, and after the aquifer pumping test.

[e] The discharge of the pumping well shall be periodically and accurately measured during the aquifer pumping test. The results of the measurements and the time they were taken shall be recorded on the pumping test log.

[f] A copy of the Pennsylvania Department of Environmental Protection Water Well Completion Report Form, or such successor form for each well constructed as part of this study, shall be included in the report.

[14] The study shall analyze and interpret all relevant data regarding the anticipated impact of the proposed development on the groundwater supply and existing wells within 1,000 feet of the proposed development. The credentials of the person(s) preparing the report shall be included and conclusions shall be drawn from the analysis with respect to:

[a] The availability of sufficient water for the proposed development and existing wells.

[b] The probable effects of long-term pumping of the wells proposed for construction in the development on the groundwater levels of the development; the groundwater levels of the property adjacent to the development; and on the water budget of the groundwater basin(s) in which the development is proposed, including the probable effects during drought conditions.

[c] Whether the groundwater recharge in the groundwater basin(s) serving the subject property after development during drought conditions (where the twelve-month precipitation deficit is 40% of average annual precipitation) will exceed the anticipated water usage and whether the proposed development will lower the groundwater table in the area to the extent of decreasing the groundwater supply available to other property below acceptable levels. Comprehensive analysis may include development of probability curves to provide a substantial statistical basis for determining how frequently a drought is likely to occur.

[15] The location, nature, and potential influence of possible sources of groundwater contamination within the development or upgrade of the development. Such sources would include, but not be limited to, occupied or abandoned industrial sites, above- and below-ground fuel storage tanks, agricultural chemical storage handling and application areas, waste handling and disposal facilities, active or abandoned mining operations, active or abandoned oil or gas wells.

[16] The impact of projected consumptive use on the groundwater system shall be included in the analysis of the water budget for the development. Such analysis shall include, but not be limited to, the consequences on the water budget of diversions of water due to public sanitary sewerage, stormwater management and such other alterations to the hydrologic system that may result from construction of the development itself or from existing or proposed construction up gradient of the development.

§ 243-17 Final plan requirements.

A. All final plans shall be prepared by an engineer or surveyor licensed to practice in the Commonwealth of Pennsylvania to perform such duties.

B. All final plans shall show, be accompanied by, or be prepared in accordance with the following:

(1) General information:

(a) The map scale shall be either one inch equals 50 feet or one inch equals 100 feet;

(b) The map shall be prepared in ink on Mylar material submitted. A digital version, in a format specified by the Township, and/or 8.5 inches by 11 inches transparency shall also be submitted;

(c) If final plan approval is sought for only a part of the area for which preliminary plan approval has been granted, a key map shall be provided, showing the relationship of the area for which final approval is requested to the area granted preliminary approval;

(d) A title block in the lower right-hand corner of the plan sheet, containing:

[1] Title/name, approved by the Township, under which the subdivision or development plan is to be recorded;

[2] Date of submission of the plan;

[3] Graphic scale;

[4] Name and address of landowner and/or applicant, if different; and

[5] Name and address of registered land surveyor who prepared the plan with his Pennsylvania seal affixed.

(e) Certificates and acknowledgments, as may be required:

[1] Individual or corporate adoption, notarized;

[2] Individual or corporation acknowledgment, notarized;

[3] Guarantee of title and mortgagee's consent to recording, if applicable, notarized;

[4] Engineers' and surveyors' certificates, sealed;

[5] Review by Township Planning Commission;

[6] Review by County Planning Commission;

[7] Approval by Board of Supervisors;

[8] Release of Lancaster Township from obligations to construct improvements;

[9] Approval of any waivers/modifications, if granted;

[10] Developer's acceptance of responsibility for stormwater drainage facilities and control of stormwater drainage;

[11] Private road/street notice;

[12] Proof of recording; and

[13] State highway occupancy notice, if access is to a state highway.

(2) Information on plan.

(a) Perimeter boundary line of area for which final plan approval is sought, indicating bearings and distances of each line;

(b) Street right-of-way lines, indicating bearings to the nearest second and distances of lines, radii and lengths of curves and right-of-way width to the nearest hundredth of a foot;

(c) Subdivision or lot lines indicating bearings and distances of lines and radii and length of curves to the same accuracy as for streets;

(d) All setback lines;

(e) Easement right-of-way lines, indicating bearings and distances, widths and use of easement;

(f) Names of all streets and street addresses for all building lots;

(g) Lot or parcel numbers for each lot conforming to the approved preliminary plan;

(h) Location of all monuments to be set by developer in accordance with the provisions of this chapter;

(i) Location of any lands within the property to be dedicated for public use, public recreation or open space, such land to be designated for a specific use on the plan and dimensioned as for other lots;

(j) Area of each parcel of land to be sold to the nearest one-hundredth of a square foot;

(k) Names of owners of unplatted adjacent property and names of adjacent lot or development plans, in appropriate locations; and

(l) North arrow.

(3) Supplemental information on plan.

(a) On-lot sewage disposal. Approximate location of primary and secondary soil test sites approved by the Sewage Enforcement Officer within the plan, and approximate location of absorption fields on each lot.

(b) Water supply.

[1] Supply from on-lot well. Approximate location of well on each lot and volume of water capable of being produced, expressed in gallons per minute; or

[2] Attachment to existing public system. Location of proposed lines, indicating size and material, hydrants, valve boxes, point of connection to existing system and any storage or pumping facilities in the plan.

(c) Stormwater, grading and erosion control:

[1] The location of culverts, catch basins and subsurface storm lines, with size, pipe material and direction of flow;

[2] The location of stormwater detention facilities and staged release structures, together with a section through the release structure, showing elevations of inlet and outflow pipes and maximum water level, overflow dam, freeboard, and other features;

[3] Where grading is to occur, the area to be disturbed shall be shown, as well as the percentage of slope to be created and those methods proposed to contain erosion from the graded slopes; and

[4] Proposed planting of the slopes and means of directing stormwater around the top and toe of the slope.

(d) Profiles and typical cross-sections of public improvements shall be shown at the same horizontal scale as the final plan map, but the vertical scale should be exaggerated for clarity. Existing and proposed grades along the center lines and existing and proposed grades indexed at ten-foot vertical intervals shall be shown:

[1] Profiles along center line of each section of street to be constructed, showing existing ground elevation, proposed grades, vertical curves connecting changes in grade and connection to existing roads;

[2] Typical cross section through proposed streets between right-of-way lines, showing depth and widths of materials to be used to meet Township road construction standards;

[3] Profiles along the center line of each section of storm drain line, indicating line size, material and slope, inlets, culverts, points of intersection with other utilities and outfalls; and

[4] If attachment to a public sewage disposal system is proposed, the rules and regulations of the municipal authority with jurisdiction shall dictate.

(4) Supplemental documents:

(a) If the plan will be connected to existing public sewage disposal and/or water supply systems, letters from the utilities indicating they will accept sewage and/or provide water to the plan, as well as a certificate of public convenience from the Pennsylvania Public Utilities Commission or a copy of an application for such a certificate provided by the water supplier;

(b) An accounting by a registered professional engineer or professional land surveyor preparing the submission of all costs for constructing improvements to be provided by the developer. Costs shall be broken down into quantities, unit costs and totals;

(c) An improvement bond, or other financial security approved by the Township, equal in value to 110% of the estimated cost of installing the improvements;

(d) Any restrictive covenants, deed restrictions, and/or rights of easement in the form in which they will be recorded;

(e) If the proposed plan includes access to a state highway, the final plan map shall bear a notice that a highway occupancy permit is required, pursuant to Section 420 of the State Highway Law (36 P.S. § 670-420), before access to the adjacent state highway will be permitted;

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(f) Developer's agreement. A written agreement/contractual commitment signed by the applicant and approved by the Township Solicitor. Such agreement shall require that the developer not cause any physical change in the land or to any structure which requires prior approval or the issuance of a permit, or both, from any governmental body or agency until such permits or approvals are actually obtained. Such agreement shall also specify, among other things, that the subdivision or land development shall be completed and maintained in the manner approved in the final plan within the time schedule agreed upon and the hours within which construction is permitted to take place, the maintenance of existing and proposed roads and facilities and authorizing the Township to obtain an immediate ex parte injunction, the withdrawal of permits and such other remedies as the Township deems appropriate against the developer, its agents and contractors in the Court of Common Pleas of Butler County, if work is commenced without such permits or approvals or in violation of the terms of the agreement. Such agreement shall also specify what additional information, as deemed appropriate by the Board of Supervisors, must be provided by the developer and shall specify available remedies for developer's failure to comply with the terms of the agreement; and

(g) For developments located in the Agricultural Security Area, the developer shall formally petition the Township to remove the land from the designated area.