Article IV Information to Be Shown on or Submitted With Subdivision and Land Development Plans

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.

Dimensions shall be in feet and decimals; bearings shall be in degrees, minutes and seconds. Lot line descriptions shall read in a clockwise direction.

The survey shall not have an error of closure greater than one foot in 10,000 feet.

The sheet size shall be no smaller than 18 by 22 inches and no larger than 34 by 44 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).

Plans shall be legible in every detail.

Location and identification.

The proposed project name or identifying title.

The municipalities in which the project is to be located. (If the tract of land is located in the vicinity of a municipal boundary, the location of the boundary shall be shown.)

The name and address of the owner of the tract (or an authorized agent), the developer/subdivider and the firm that prepared the plans.

Source of title to the land included within the subject application, as shown by the books of the Lancaster County Recorder of Deeds. If equitable owner, the name, address and reference to the equity agreement.

The map number(s) of the tract(s) being subdivided and all adjacent tracts of land.

The file or project number assigned by the firm that prepared the plan, the plan date, and the date(s) and description(s) of all plan revisions.

A North arrow, a graphic scale and a written scale.

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 drawn at any legible scale; if the retained lot has a lot area of 10 or less acres, it must be described to the accuracy requirements of this chapter.

The total acreage of the entire existing tract.

The district and lot size and/or density requirements of Chapter 450, Zoning, and the adjacent municipal zoning ordinance if the project is located in two or more municipalities.

The location of existing lot line markers along the perimeter of the entire existing tract.

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 line of the nearest improved street intersection shall be identified.

A note indicating the types of sewer or water facilities to be provided.

Existing features.

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 Geologic Survey (Quadrangle Maps) will not be accepted.

The names of all immediately adjacent landowners and the names and record numbers of all previously recorded plans for adjacent projects.

The following items when located within 200 feet of the subject tract:

The location and name of existing rights-of-way and cartways for streets, access drives, driveways and service streets.

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.

The location of existing rights-of-way for electric, gas, oil transmission lines and railroads.

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.

The following items when located within the subject tract:

The location, name and dimensions of existing rights-of-way and cartways for streets, access drives, driveways and service streets.

The location and size of the following features and related easements and rights-of-way, sanitary sewer mains, water supply mains, fire hydrants, buildings and stormwater management facilities.

The location of existing rights-of-way for electric, gas, oil transmission lines and railroads.

The size, capacity and condition of the existing stormwater management system and any other facility that may be used to convey storm flows.

For all subdivisions and land developments for which a preliminary plan is required, the following items shall be shown 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, known historic features, known cemetery or burial sites, known archaeological sites, highly erosive soils, wooded areas, prime agricultural soils and designated wellhead protection areas. Additionally, the preliminary plan shall indicate any proposed disturbance, encroachment or alteration to such features when located upon the site proposed for development.

Plan information.

The layout of streets, alleys and sidewalks, including cartway and right-of-way widths.

The layout of lots, with approximate dimensions.

Block and lot numbers in consecutive order (e.g., Block "A," Lots 1 through 10; Block "B," Lots 11 through 22).

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.

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).

Easements with dimensions.

Building setback lines, with distances from the street right-of-way line.

Identification of buildings and historic features proposed to be demolished.

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.

Street center line profile for each proposed street shown on the preliminary plan.

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.

The following stormwater management data for all plans designed in accordance with the East Earl Township Stormwater Management Ordinance.[1] This information may be provided on a sheet with other data, if legible, 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 design criteria, methodology and form of presentation.

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 discharges.

All plans and profiles of the proposed stormwater management facilities, including the horizontal and vertical location, size and type of material.

For all basins, a plotting or tabulation of the storage volumes and discharge curves with corresponding water surface elevations, inflow hydrography, and outflow hydrography.

The guidelines for lot grading within the 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.

[1]

Editor's Note: See Ch. 358, Stormwater Management.

A statement on the plan indicating that all zoning approvals and all zoning variances have been obtained, if applicable.

A statement on the plan indicating any waivers granted by the Township.

Proposed street names.

Certificates, notifications and reports.

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.

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.

Certificate, signature and seal of the surveyor to the effect that the survey and/or subdivision plan is correct, and certificate, signature and seal of the surveyor, engineer or landscape architect that prepared the land development plan that all other information shown accurate. (See Appendix 1 or 2.[2])

[2]

Editor's Note: Appendices mentioned herein are on file in the Township offices.

Certificate, signature and seal of the surveyor, engineer or landscape architect that prepared the storm drainage plan. That all other information shown on the storm drainage plan is in accordance with the East Earl Township Stormwater Management Ordinance.[3] (See Appendix 3.[4])

[3]

Editor's Note: See Ch. 358, Stormwater Management.

[4]

Certificate for approval by the Board of Supervisors. (See Appendix 5.)

Certificate for review by the East Earl Planning Commission. (See Appendix 8.)

Certificate for review by the Lancaster County Planning Commission. (See Appendix 9.)

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 Board of Supervisors specifically approves a lesser percentage for one or more of the sections.

Where the subdivision or land development proposal will meet the requirements of Article VIII, a traffic impact study shall be submitted with the preliminary plan.

Copies of any decisions rendered by the Township Zoning Hearing Board or Board of Supervisors, as applicable, when the use proposed is a use that is permitted by special exception or conditional use. If any amendments to Chapter 450, Zoning, are proposed, or if any variances from the requirements of the Zoning Ordinance are required, a description of such amendments or variances and the suggested locations of buildings in connection therewith shall be provided.

Where the plan indicates that water will be supplied through a means other than private wells owned and maintained by the individual owners of lots, a copy of a certificate of public convenience or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, from the entity which will provide the public water supply.

Where the plan indicates that sanitary sewer service will be supplied through a means other than on-lot systems owned and maintained by the individual owners of the lots, a copy of a certificate of public convenience or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, from the entity which will provide the public sanitary sewer disposal service.

Filing fee. The preliminary plan shall be accompanied by a filing fee in the form of a certified check or money order drawn to East Earl Township. (See fee schedule available at the Township office). Note: A separate filing fee must be submitted for each application. If one check is issued for multiple plans, a detailed breakdown of the individual fee assessments must accompany the payment.

§ 380-23 Final plans.

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:

Drafting standards. The same standards shall be required for a final plan as specified for a preliminary plan in § 380-22(A) of this chapter.

Location and identification. The same information shall be required for a final plan as specified for a preliminary plan in § 380-22(B) of this chapter.

Existing features.

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. 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 Geologic Survey (Quadrangle Maps) will not be accepted. This information may be provided on separate sheets and is not subject to recording with the final plan.

The names of all immediately adjacent landowners and the names and record numbers of all previously recorded plans for adjacent projects.

The following items when located within 200 feet of the subject tract (if access to said items is denied, a waiver may be granted by the Supervisors):

The location and name of existing rights-of-way and service streets.

The 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, on-lot septic, wells, etc.

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.

The following items when located within the subject tract:

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.

The location of existing rights-of-way for electric, telecommunications, gas, and oil transmission lines and railroads.

The size, capacity and condition of the existing stormwater management system and any other facility that may be used to convey storm flows.

For all subdivisions and land developments for which a final plan is required, the following items shall be shown when located within 200 feet or upon the site proposed for development: significant environmental and topographic features, including, but not limited to, floodplains, wetlands, quarry sites, solid waste disposal areas, known historic features, known cemetery or burial sites, known archeological sites, areas with highly erosive soils, woodlands, prime agricultural soils, and designated wellhead protection areas. Additionally, the final plan shall indicate any proposed disturbance, encroachment or alteration to such features when located upon the site proposed for development. If access to said items is denied, a waiver of those items may be granted by the Supervisors.

Plan information.

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.

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 line; along all proposed street rights-of-way, the description shall be prepared to the right-of-way lines.

Block and lot numbers in consecutive order (e.g., Block "A," lots 1 through 10; Block "B," Lots 11 through 22).

The location and configuration of proposed streets. All plans proposing uses other than single-family detached dwellings shall also identify the location and configuration of all buildings, parking compounds, streets, access drives, driveways, landscaping and all other significant facilities.

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).

Easements.

Building setback lines, with distances from the street center line or street right-of-way line, whichever requirement is applicable under Chapter 450, Zoning.

Identification of buildings and historic features proposed to be demolished or retained.

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.

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.

Source of title to the land included within the subject application, as shown by the books of the Lancaster County Recorder of Deeds.

Final street names.

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.

A grading plan. The grading plan shall include finished land contours and grades, directions of water movement, type 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. (See Appendix 22.[1])

[1]

Editor's Note: Said appendix is on file in the Township offices.

Identification of any waivers granted by the Township.

(16)

Identification of any lands to be dedicated or reserved for public, semipublic, or community use.

(17)

The following stormwater management data for all plans designed in accordance with the East Earl Township Stormwater Management Ordinance.[2] This information may be provided on a sheet with other data, if legible, 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 design criteria, methodology and form of presentation.

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.

For all basins, a plotting or tabulation of the storage volumes and discharge curves with corresponding water surface elevations, inflow hydrography and outflow hydrography.

For all basins which hold two acre feet or more of water and have and embankment that is six feet or more in height, soil structure and characteristics shall be provided. Plans and data shall be prepared by a registered professional engineer. 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 sedimentation 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 provided by flow arrows or topographic data. (See Appendix 22 for examples.[3]) In areas where the Board of Supervisors feel additional lot grading information is needed to assure proper function of the stormwater management facilities, specific grading information will be required as part of the final plan submittal.

[3]

Editor's Note: Said appendix is on file in the Township offices.

[2]

Editor's Note: See Ch. 358, Stormwater Management.

(18)

Any other information deemed necessary or relevant by the Township or the Township Engineer for the purposes of protecting the public health, safety or welfare.

Certificates, notifications and reports.

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, the plan shall contain a notation that the plan is subject to a pending sewage facilities planning module.

Where the land included in the subject application has an electric transmission line, a gas pipeline, a telecommunication 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.

Notice from the postmaster of the postal district in which the tract is located stating that the proposed street names are acceptable.

Certificate, signature and seal of the surveyor, to the effect that the survey and/or subdivision plan is correct and certificate, signature and seal of the surveyor, engineer or landscape architect that prepared the land development plan that all other information shown on the plan is accurate. (See Appendix 1 or 2.[4])

[4]

Editor's Note: Appendices mentioned herein are on file in the Township offices.

[5]

Editor's Note: See Ch. 358, Stormwater Management.

Certificate for approval by the Board of Supervisors. (See Appendix 6 and 7.) Certificate for review for the East Earl Township Planning Commission. (See Appendix 8.)

Certificate for review for the Lancaster County Planning Commission. (See Appendix 9.)

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 3.) This statement must be dated following the last change or revision to said plan.

A certificate of dedication of streets and other public property. (See Appendix 4.)

A certificate to accommodate the Lancaster County Recorder of Deeds information. (See Appendix 10.)

A note to be placed on the plan indicating any area that is not to be offered for dedication, if applicable.

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.

The submission of a controlling agreement in accordance with § 380-36B, when an application proposes to establish a street which is not offered for dedication to public use.

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[6]:

"A highway occupancy permit is required pursuant to § 607-420 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 Supervisor's approval of this plan in no way implies that such permit can be acquired."

[6]

Editor's Note: See State Highway Law, 36 P.S. § 670-101 et seq.

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 Department of Environmental Protection of approval or that no approval is required.

(16)

If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or development, the applicant shall present evidence that the subdivision or development is to be supplied by a certificated public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.

(17)

Any other applicable federal, state or local agency permits or approvals that may be required or related to the final plan.

(18)

Improvement guarantees in accordance with Article V.

Filing fee. The final plan shall be accompanied by a filing fee in the form of a check or money order drawn to East Earl Township. (See fee schedule available at the Township's office.) Note: A separate filing fee must be submitted for each application. If one check is issued for multiple plans, a detailed breakdown of the individual fee assessments must accompany the payment.

§ 380-24 Lot add-on plan requirements.

Lot add-on plans shall be prepared by a registered surveyor and shall be subject to the following requirements:

Drafting standards. The same standards shall be required for a final plan as specified for a preliminary plan in § 380-22(A) of this chapter.

Plan information. The following information shall be provided on the sheet to be recorded:

Project name.

Name of the municipality in which the project is located.

Name and address of the owner of the tract and all adjacent landowners affected by the proposed conveyance.

Name and address of the firm that prepared the plan and the file or project number assigned by the firm.

A North arrow, graphic scale, written scale, plan date and the date(s) and description(s) of all plan revisions.

A location map, at a scale not less than one inch equal 2,000 feet, with sufficient information to locate the specific property involved. All existing roads in the vicinity of the site shall be identified.

The total number of lots, total acreage, density of development, present zoning classification and minimum lot area requirements.

The location, size and dimensions of existing right-of-way easements and utilities on or adjacent to both the conveying and receiving tracts.

The names of all immediately adjacent landowners and the names and record numbers of all previously recorded plans for projects adjacent to either the conveying or receiving tract.

Source of title to the tract being subdivided.

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 of the receiving tract shall be described by deed plottings drawn at a legible scale.

Location and material of all permanent monuments and lot line markers, including a note indicating when they will be set.

Lot numbers.

Identification of any waivers granted by the Township.

Tax Map number(s) of the tract(s) being subdivided and all adjacent tracts of land.

(16)

When the existing tract of land from which the lot add-on is taken is served by an on-lot sewage system, the location of a replacement system shall be identified on the plan and enclosed within an easement. A note shall be provided on the plan indicating that no earth disturbance shall occur within the area reserved for the replacement on-lot system.

Certificates.

Certificate signature and seal of the surveyor to the effect that the survey is correct. (See Appendix 1 A and 1 B.[1])

[1]

Editor's Note: Appendices mentioned herein are on file in the Township offices.

Certificate for approval by Board of Supervisors. (See Appendix 7.)

Certificate for review by the East Earl Planning Commission. (See Appendix 8.)

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 3.)

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 3.)

A certificate for review for the Lancaster County Planning Commission. (See Appendix 9.)