The applicant is strongly advised to schedule a preapplication
meeting with the site designer and the Township staff. This meeting
introduces the applicant to the Township's zoning and subdivision
regulations and procedures, and is used to discuss the applicant's
objectives, and to schedule site visits, meetings and plan submissions
as described below. Applicants are encouraged to present the existing
resources and site analysis (ER/SA) plan, at this meeting.
(See example in Appendix A.[1])
The sketch plan may be a freehand drawing and should be accompanied
by an informal application for subdivision and land development approval
and should show the following information:
A.
Name and address of developer, name of municipality, title, North
arrow and date.
B.
Existing parcel boundaries and acreage of parcel.
C.
Zoning district.
D.
Location map showing the relation of the land development to the
surrounding area and community.
E.
Proposed minimum lot size, proposed average lot size, proposed number
of lots, anticipated type of development.
F.
Existing and proposed streets, highways, easements, rights-of-way,
stormwater and sewage facilities.
G.
Proposed general lot layout.
H.
All public reservations such as schools, parks, etc.
I.
Drainage patterns and slopes. A land development sketch plan need
not be drawn to scale nor are precise dimensions required.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(See example in Appendix A.[1])
A.
The preliminary plan shall be submitted with an application for subdivision
and land development approval.
B.
The preliminary plan shall be drawn on paper, linen or Mylar material
and at a scale of not more than 100 feet to the inch. Sheet size shall
be no greater than 24 inches by 36 inches. The preliminary plan shall
show the following information:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(1)
Proposed land development name or identifying title.
(2)
Municipality in which the land development is located.
(3)
North point, scale and date.
(4)
Name and address of the owner of the property or of his authorized
agent.
(5)
Name and seal of the professional land surveyor responsible for the
plan attesting to the fact that survey data and plans are correct.
(6)
Name and seal of the professional engineer responsible for the design
of any public improvements attesting to the fact that design, data,
and plans are correct. All plans and surveys shall be prepared by
a registered professional engineer, a registered surveyor or registered
landscape architect. The plan shall bear the seal and signature of
such registered professionals.
(7)
Total acreage of the parcel, net and gross; Deed Reference, Tax Map
and Parcel Number.
(8)
Number of lots, proposed density and minimum lot size, net and gross,
existing and proposed lot coverage and zoning district.
(9)
Signature block for approval by the Board of Supervisors equal to
three lines.
(10)
Length of new street proposed and whether the street is intended
to be offered for Township adoption or to remain private.
(11)
Type and location of water supply and sewage disposal facilities
proposed; i.e., on-lot or public. For on-lot systems the location
of perc tests and probe locations must be shown.
(12)
Proposed use of land, zoning classification, and date of any
variances or special exceptions which may have been granted.
(13)
A location map for the purpose of locating the site in relation
to the surrounding neighborhood and community. The location map shall
be at a scale of 2,000 feet to the inch.
(14)
Parcel boundaries showing bearings and distances.
(15)
Contours at maximum vertical intervals of five feet, depending
on the slope of the land.
(16)
Datum to which contour elevations refer. Where reasonably practicable,
data shall refer to U.S. Coast and Geodetic Survey datum.
(17)
The names of owners of immediately adjacent unplatted land,
the names of proposed or existing land developments immediately adjacent,
and the locations and dimensions of any streets or easements shown
thereon which abut the land to be developed.
(18)
All existing watercourses, flood-prone areas with accurate boundaries,
base flood elevation, woodlands/tree masses and other significant
natural features, such as rock outcrops, springs and swampy areas.
(19)
All existing buildings, sewers, water mains, culverts, petroleum
lines, telephone and electric lines, gaslines, fire hydrants, stormwater
lines and other significant man-made features.
(20)
All existing streets on, adjacent to or within 400 feet of any
part of the parcel, including name, right-of-way width, Township or
state route number, and cartway width.
(21)
All existing property lines, easements and rights-of-way and
the purpose for which the easements or rights-of-way have been established.
(22)
Lots within the land development shall be numbered consecutively.
(23)
Location of all proposed buildings.
(24)
Location and width of all proposed streets, rights-of-way and
easements.
(25)
Proposed lot lines with approximate dimensions.
(26)
Driveway access points on corner lots where proposed.
(27)
Proposed minimum building setback line for each street.
(28)
Location of any features designated on the Township Official
Map contained within the boundaries of the parcel.
(29)
Playgrounds, public buildings, public areas and parcels of land
proposed to be dedicated or reserved for public use.
(30)
Proposed fill areas.
(31)
Proposed flood or erosion protection facilities.
(32)
Where the subdivision and/or land development lies partially
or completely in flood-prone areas, or where the subdivision and/or
land development borders on flood-prone areas, the preliminary plan
shall include detailed information giving the location and elevation
of proposed roads, public utilities, and building sites.
(33)
Where the preliminary plan covers only a part of the developer's
entire holding, a sketch may be required of the prospective street
layout for the remainder.
(34)
A notarized statement to the effect that the applicant is or
represents the owner of the land proposed to be developed and that
the land development shown on the preliminary plan is made with the
owner's free consent.
(35)
Any proposed phasing of the final subdivision plans.
(36)
In the case of preliminary plans for properties located in an
Agricultural District, the plan shall indicate the following:
(a)
Soil type(s) and classification(s) as mapped in the most recent
edition of United States Department of Agriculture Natural Resource
Conservation Services, York County Soil Survey, shall be shown for
the entire parcel from which the subdivision is proposed to be made.
(c)
A parcel history, including a listing of the subdivisions that
have occurred since the date listed above for the Agricultural District
with the number of development rights assigned to each lot, the date
of approval, and the recording information provided for each subdivision.
The location of each lot shall be indicated on a deed plotting of
the parcel as it existed on the applicable date listed above.
(d)
A note stating the total number of development rights available
to the parcel on the applicable date, the number of development rights
that have been used to date, the number of development rights being
used per the present plan, and the number of development rights remaining.
An indication as to which lot(s) within the subdivision shall carry
with them the right to erect or place any unused quota of development
rights must also be provided.
(e)
The minimum and maximum lot size.
(f)
The base density, maximum development capacity for the Agricultural
District.
(37)
The preliminary plan shall include thereon or be accompanied
by:
(a)
The appropriate filing fee.
(c)
Planning modules for land development.
(e)
Typical cross sections and center-line profiles for each proposed
street, showing all details of all proposed utilities and public improvements.
(f)
Engineering designs of any new bridges or culverts proposed
in the tract.
(g)
A drawing of all present and proposed grades and facilities
for stormwater drainage.
(h)
Permits or evidence of approval for all public improvements
and utilities proposed, including regulatory approvals for PA DEP,
PennDOT, and York County Conservation District.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
A.
The developer shall submit a feasibility report in duplicate concerning
the availability and/or adaptability of sewer and water facilities
in or near a proposed land development. Said report shall be prepared
by a professional engineer and be submitted in conjunction with the
preliminary plan for review and recommendations by the Pennsylvania
Department of Environmental Protection.
B.
The feasibility report shall consist of an examination of possible
connection to an existing sewerage system and water supply system.
The study shall include the distance from the nearest public sewer
and public water and the capacity of the existing system to accommodate
the proposed land development.
C.
If the above method of sewage disposal is found to be feasible, formal
application shall be made to the Department of Environmental Protection
and a permit obtained from the Bureau of Water Quality Management
prior to the construction of sewers or treatment facilities.
D.
The Board of Supervisors will approve on-site sewage disposal systems
only when the Department of Environmental Protection certifies the
suitability of the land for on-site sewage disposal. Soils tests shall
be performed in accordance with the regulations of the Pennsylvania
Department of Environmental Protection and shall be certified by the
Township Sewage Enforcement Officer and/or the Pennsylvania Department
of Environmental Protection.
E.
Water facilities. The Board of Supervisors will approve individual
on-lot water supply systems only when the feasibility study indicates
that:
F.
In the case of land developments of five or fewer dwellings existing
or proposed, the water supply feasibility study is not required.
G.
The Feasibility Report for development in which building lots will
not be connected to public water lines shall consist of a hydrogeologic
assessment of the proposed development as follows:
(1)
A preliminary hydrogeologic assessment shall be provided for all
development in excess of five lots, either individually or cumulatively,
or a single land development utilizing in excess of 1,000 gallons
per day, and shall include the following items:
(a)
Location and character of geologic boundaries, including recharge
rates from various accepted studies as percentage of annual rainfall.
(b)
Average annual rainfall reduced to account for drought conditions
(40% of total average).
(c)
Calculated drought-year recharge based on the smallest proposed
lot areas, in gallons/day (gpd).
(d)
Comparison of recharge to anticipated daily water usage for
typical single-family dwelling (300 gpd).
(e)
Compiled and mapped well driller's records for wells within
1/4 mile of the proposed development from the Well Water Inventory
of the PA Geologic Survey and other available sources.
(f)
Analysis of all drilled wells required herein.
(2)
Drilled wells shall be included in the assessment as follows:
(a)
For developments of five lots or less or a single land development,
a well shall be drilled on each lot.
(b)
For developments of six to 20 lots, test wells shall be drilled
on six lots plus 50% of the remaining lots.
(c)
For developments of 21 lots or more, test wells shall be drilled
on 13 lots plus 25% of the remaining lots.
(3)
Upon completion of the individual water supply wells, a well pump
test must be performed and the following information submitted to
the Township:
(a)
Well capacity; depth of well; depth of pump intake; and static
water level, undisturbed for 24 hours.
(b)
The measured water level after pumping as follows:
|
Well Capacity*
|
Pumping Time
|
|---|---|
|
1 to 4 gpm
|
Pump 6 hours after drawdown
|
|
Over 4 to 8 gpm
|
Pump 3 hours after drawdown
|
|
Over 8 gpm
|
Pump 3 hours
|
|
*
|
Minimum acceptable well capacity is 1 gpm.
|
(4)
Subdivision and land development plans submitted with Feasibility
Reports that do not clearly justify adequate groundwater resources
for the subdivision or land development will not be approved unless
connection to a public water supply with adequate capacity is proposed.
The applicant shall submit an erosion and sedimentation control
plan to the York County Conservation District and shall submit an
approval letter from that agency indicating that the plan is adequate
to meet the requirements of Chapter 102 of Title 25 of the Pennsylvania
Code, Rules and Regulations of the Pennsylvania Department of Environmental
Protection. A sedimentation and erosion control permit from the Department
of Environmental Protection is required prior to earthmoving activities
affecting 25 acres or more.
In the case of preliminary plans for Conservation by Design (CBD) Subdivisions greater than five lots, the plan shall be in accordance with all the requirements set forth for preliminary plans in § 410-19 in addition to the following:
A.
The plan should be prepared in conjunction with a landscape architect,
or a land planning professional with documented ability to apply landscape
architecture principles to development design.
B.
In lieu of the location map required in § 410-19B(13) above, a "context map" shall be included for the purpose of showing major resources and features that cross parcel lines including at a minimum topography, soils, wetlands, agricultural lands, and one-hundred-year floodplains, all overlain on an aerial photo of the site, and drawn to a scale of not more than 400 feet to the inch. Existing published data such as aerial photographs, USDA Natural Resources Conservation Service (soils maps), FEMA Flood Insurance Rates Maps (FIRM), and USFWS Wetlands Maps shall be incorporated as applicable to the site.
C.
Site visit. A site visit shall be conducted by designated Township
officials for all Conservation by Design subdivisions. The purpose
of the site visit is to provide an improved understanding of the best
locations for potential conservation areas and their potential linkages
to natural or cultural features on adjacent properties. Such site
visit constitutes an informal work session, conducted for information
gathering purposes only, where no formal decisions shall be made,
and pursuant to public notice.
D.
Presubmission conference. Following the site visit and prior to the
submission of a sketch plan (or preliminary plan, if no sketch plan
is submitted), the applicant shall meet with the designated Township
officials to discuss the findings of the site visit and to develop
a mutual understanding on the general approach for subdividing and/or
developing the tract. At the discretion of the Planning Commission,
this conference may be combined with the site visit. No formal recommendations
will be offered and no official decisions will be made at the presubmission
conference.
E.
Existing resources and site analysis (ER/SA) plan. In addition to
the existing site condition requirements shown on the preliminary
plan, the following details shall be indicated on a separate ER/SA
plan. The ER/SA plan need not be drawn to scale nor are precise dimensions
required.
(1)
Vegetative cover conditions according to general cover type, plant
community, relative age, and condition.
(2)
Groundwater recharge areas.
(3)
Class I, II, and III agricultural soils.
(4)
Viewshed analysis showing the location and extent of view into the
property from public roads and other rights-of-way, parks, and game
lands.
(5)
Locations of historically significant sites or structures, including
but not limited to cellar holes, stone walls, earthworks, and graves.
(6)
Locations of trails that are in public use or proposed on local or
county plans.
F.
Four-step design process for conservation subdivisions. Preliminary
plans for conservation subdivisions shall include documentation of
the four-step design process set forth below, used in delineating
open space and greenway land, selecting the location of houses and
dwelling units, aligning streets and trails, stormwater management
facilities and drawing lot lines. When requested by the Planning Commission,
the applicant shall submit four separate sheets indicating the delineation
of each step of the design process.
(1)
Step 1: Greenway land, including stormwater and wastewater management
areas shall be delineated according to the following procedure:
(b)
Greenway land shall meet or exceed the minimum acreage requirement for greenway land set forth in § 470-25 of Chapter .
(c)
Preferred locations for stormwater and wastewater management
facilities shall be identified using the ER/SA plan and shall be designed
in accordance with Township standards.
(d)
Development areas constitute the remaining lands of the tract
outside the greenway land, where dwellings, streets, and lots are
to be delineated in accordance with Steps 2, 3, and 4 below.
(2)
Step 2: Dwelling units shall be located in relation to proposed greenway
land to:
(3)
Step 3: Streets and trails shall be aligned to provides a safe pattern
of vehicular and pedestrian access to each dwelling unit.
(a)
Streets and trails shall conform to the tract's natural topography.
(b)
Streets and driveways crossing wetlands and traversing slopes
over 15% shall be avoided.
(c)
Street connections are encouraged and three-way intersections
are preferred over four-way intersections.
(d)
Lots shall be accessed from interior streets.
(e)
A tentative network of trails shall be shown, where appropriate,
providing access to the greenway land and to existing or proposed
county or Township trails.
(4)
Step 4: Lot lines shall be designed to follow the configuration of
dwelling locations and streets in a logical and flexible manner, except
in a condominium form of home ownership.
A.
A traffic impact study is required for all subdivisions and land
developments which meet one or more of the following criteria:
B.
The traffic impact study shall be submitted as a part of the preliminary subdivision plan [§ 410-19B(37)]. The time requirement in Section 408 of the Municipalities Planning Code[1] shall not begin until such time as the report is received
by the Township. In any case where Pennsylvania Department of Transportation
approval is required, the report shall not be submitted to that agency
until first acted upon by the Township, and then forwarded with all
Township conditions and comments.
[1]
Editor's Note: See 53 P.S. § 10408.
C.
Pre-study meeting.
(1)
Township staff and the Township Engineer shall hold a pre-study meeting
with the developer and/or the developer's engineer to review the proposed
development and its potential impact on the surrounding area. Where
access is to a state roadway, PennDOT will also be invited to attend.
At that meeting the parties will discuss at least conceptually the
following study elements:
(a)
Study area limits including proximity to major roadways or intersections;
(b)
Type and intensity of development;
(c)
Number and length/area of new roads, access drives, internal
ring roads, internal access points and parking accommodations;
(d)
Location of site access points;
(e)
Capacity, safety, or access problems previously documented for
the existing roadways within the study area;
(f)
Anticipated schedule for completion of the development,
(g)
Availability of recent existing traffic studies in close proximity
to the site.
(2)
As a result of the review of the study elements and potential impacts
of the proposed development, the Township may determine that waiver
of some or all of the traffic impact study elements may be appropriate.
A waiver request shall be submitted, detailing the elements for which
the applicant requests waiver, along with the justification for such
waiver. Based upon recommendations from the Township Engineer and
PennDOT where access to a state roadway is involved, and where the
Board finds that granting of such waiver shall not be contrary to
the health, safety, and welfare of the Township or its residents and
is justified by prior studies or information regarding existing conditions,
the Board shall grant or deny the waiver along with such conditions
as it finds to be in the interest of the Township, including but not
limited to a fee-in-lieu of the required traffic study or elements.
D.
Study elements:
(1)
Technical memorandum.
(a)
A brief overview of the development project shall be provided.
(b)
The report shall be prepared by and carry the professional seal
of a professional traffic engineer or accredited transportation planner.
The developer, the developer's engineer and any other parties involved
in the preparation of the traffic impact study shall be noted in this
memorandum.
(c)
A summary of the key findings and recommendations of the study
shall be provided.
(d)
The memorandum shall serve as the executive summary of the study.
(2)
Introduction/overview of the proposed development.
(a)
The following information shall be provided in this section:
characteristics of the development site; the type and intensity of
the development; number and length/area of new roads, access drives,
internal ring roads, internal access points, and parking accommodations,
location of site access points onto existing roads; and construction
staging.
(b)
The geographic limits of the study area, along with a description
of any features and landmarks, shall be provided.
(3)
Base or existing traffic conditions.
(a)
A description of each existing road and intersection within
the study area shall be provided, and shall include right-of-way/cartway
width, posted speed limits, pavement condition, and current daily
traffic volume count. [Annual average daily traffic (AADT). AADT counts
for state roads can be obtained from the most current edition of the
PennDOT Roadway Management Information System (RMS) report.]
(b)
Intersection turning movement counts at all site access points
and key road intersections shall be conducted during peak hours. The
counts shall be provided on an intersection schematic diagram. Depending
on the complexity of the development, at the pre-study meeting(s)
the Township shall determine the appropriate number and the length
of the peak hour periods to conduct counts.
(c)
All highway improvements that are guaranteed by either the municipality
or PennDOT for implementation by the project horizon year shall be
listed.
(d)
An inventory of existing public or private transportation services
available within one mile of the site shall be made and included in
the study.
(e)
A capacity analysis and a determination of levels of service
on the study area's roadways and intersections, as well as the site's
access points and internal circulation (if applicable) shall be conducted.
The analysis shall utilize the techniques described in the most current
edition of the Highway Capacity Manual, Special Report 209.
(f)
Gap or queue studies shall be conducted where applicable for
unsignalized and signalized intersections, respectively.
(g)
The frequency of intersection and mid-block accidents shall
be examined and hazardous locations identified. Specifically, an inventory
of accidents over a three-year period shall be conducted, and accident
clustering identified.
(h)
Safe stopping sight distance. An analysis for the safe stopping
distance on the study area's intersections and site access points
shall be conducted. Measurements shall be taken utilizing PennDOT's
safe stopping sight distance provisions contained in the 67 Pa. Code
Ch. 441.
(i)
Signalized corridor optimization. If the study area is located
within 1/2 mile of a signalized intersection, then traffic signalization
modeling shall be conducted in addition to traffic signal warrant
analysis.
(4)
Background traffic growth/future traffic conditions without development.
(a)
The anticipated rate of growth per year for the study area shall
be determined without the proposed development. The method used to
determine the growth rate must be approved by the Township. Information
sources which may be used to calculate the growth rate are previous
regional transportation planning studies, traffic impact studies done
for planned or recently constructed developments within the study
area, the York County Comprehensive Plan, and population trend information
available through the York County Planning Commission.
(b)
The project horizon shall be a minimum of the estimated time
frame from plan submission to total build-out of the development,
including completion of all phases, plus 10 years.
(c)
Future no-build and peak hour volumes for roads and intersections
with the study area shall be calculated. Intersection schematic diagrams
with the calculated volumes shall also be prepared.
(d)
Capacity analysis to determine level of service (LOS) at critical
locations shall be conducted. The analysis shall take into consideration
any guaranteed road improvements as noted in Subsection D(3)(c)of
this section.
(5)
Analysis of future conditions with the proposed development.
(a)
Trip generation.
[1]
The total number of vehicle trips to be generated by the site
shall be estimated using the following trip generation sources: Institute
of Transportation Engineers (ITE) Trip Generation Manual, most current
edition; ITE Transportation and Land Development Manual, most current
edition; or another trip generation source approved by the Township.
All sources used to aid in the calculation of trip generation must
be referenced in the study.
[2]
For commercial uses, if the calculation for either pass-by or
diverted link trips is required, the estimates must be justified in
the report, based upon the ITE Trip Generation Manual.
(b)
Trip distribution.
[1]
The directional characteristics of the site traffic flow shall
be determined using one of the following methods: existing traffic
or planning studies conducted in or in proximity to the study area,
proportion of volumes on the existing roadways that abut the site;
professional experience, or travel demand forecasting techniques using
modeling such as the TransCAD Computer Model. The sources of information
used to calculate trip distribution shall be provided in the study.
[2]
For larger developments with proposed parking facilities, the
distribution of traffic flow shall be calculated for access drives,
internal ring roads, and internal reservoir access points, as well
as the parking facilities specifically. Potential pedestrian circulation
shall be treated in the same manner.
(c)
Trip assignment.
[1]
Vehicle trips shall be assigned to the mainline and turning movement volumes for future conditions with the development. Acceptable sources which can be used to assign the site-generated traffic are the same as mentioned in Subsection D(5)(a)[1] of this section. The assignment shall be documented in the study text.
[2]
Trip assignments shall be made for applicable internal vehicle
and pedestrian movements.
(d)
Peak hour volumes. As a result of the above calculations, mainline
and turning movement counts for all site access points and the existing
roadway network within the study area shall be provided. Internal
vehicular, and pedestrian volumes, if applicable, shall also be provided.
Schematic diagrams showing these volumes shall be provided in the
study text.
(e)
Capacity level of service (LOS) analysis. Capacity analysis shall be performed and levels of service shall be determined on the study area roadways and intersections for future traffic conditions with the development. The analysis shall include the guaranteed improvements in the analysis for the future scenario without development. [See Subsection D(4)(d)]. The LOS results for existing conditions, future build, and future no-build scenarios shall be compared.
(6)
Transportation development improvements.
(a)
If deficiencies are evident on the study area roadways and at critical intersections, the developer or the developer's engineer shall consult with the Township staff to develop improvements to remedy these deficiencies. A description including cost and probable funding of these improvements, along with the identification of parties financially responsible for any or all of the transportation improvements, and the assessed percentages of costs. Cost estimates and assessments are to be accompanied by schematic layouts, and shall be provided in the text. The developer and the Township shall prepare an agreement to effect the improvements in accordance with Article VI of this chapter. This agreement shall be in a form acceptable to the Township Solicitor and approved by the Board of Supervisors, and the agreement may require the developer to indemnify and to hold harmless the Township for any issues arising out of or related to the improvements.
(b)
The same procedure shall be followed if deficiencies or potential
hazards are evident for internal traffic and pedestrian circulation.
(c)
The possibility of initiating or expanding transit (public or
private) service and Transportation Demand Management (TDM) programs
such as ride-sharing within the study area shall be examined. This
effort shall be coordinated with the Township, the York County Transportation
Authority or an approved private transportation provider, and the
York County Planning Commission.
(d)
Capacity/level of service (LOS) analysis.
[1]
The proposed improvements in LOS for mainline and turning movements
shall be tested. In no case shall the LOS with future traffic conditions
with development be less than the existing LOS The guaranteed improvement,
tested in the future scenario without development, will be included
in the addition to the proposed improvements.
[2]
The traffic mitigation benefits of transit and TDM improvement scenarios shall be tested in addition to the improvements mentioned in Subsection D(6)(d)[1] of this section, if applicable.
(See example in Appendix A.[1])
A.
The final plan shall be submitted with an application for subdivision
and land development approval.
B.
Final plans shall conform in all important details with preliminary
plans as previously approved, and any conditions specified in the
approval of preliminary plans shall be incorporated in the final plans.
C.
Final plans, when preceded by preliminary plans, need not duplicate
approved plans but should refer to the previously approved plans.
D.
The final plan shall be drawn on paper, linen or Mylar material (sheet
size = 24 inches by 36 inches) at a scale of not less than 50 feet
to the inch and shall include the following information:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(1)
Land development name or identifying title.
(2)
Municipality in which the land development is located.
(3)
North point, scale and date.
(4)
Name and address of the developer.
(5)
Name and seal of the professional engineer or land surveyor responsible
for the plan attesting to the fact that plans are correct.
(6)
Total acreage of the parcel, number of lots, density and minimum
lot size (gross and net); Tax Map, Parcel Number.
(7)
Proposed use of land and zoning classification; existing and proposed
lot coverage..
(8)
A location map for the purpose of locating the site to be developed
in relation to the surrounding neighborhood and community. The location
map shall be at a scale of 2,000 feet to the inch.
(9)
The names of adjoining land developments, if any, and the names of
owners of all adjacent unplatted land.
(10)
Street lines, parcel boundaries, lot lines, rights-of-way, easements,
and areas dedicated or proposed to be dedicated to public use.
(11)
Sufficient data to determine readily the location, bearing and
length of every street, lot, and boundary line and to reproduce such
lines upon the ground. Such data to be tied in to monuments as required.
(12)
The exact location and elevation of flood-prone area boundaries
and of all proposed buildings, structures, roads, and public utilities
to be constructed in those flood-prone areas.
(13)
The length of all straight lines, radii, lengths of curves and
tangent bearings for each street sufficient to allow the street to
be established.
(14)
Location of any features designated on the Township Official
Map contained within the boundaries of the parcel.
(15)
All dimensions and angles or bearings of the lines of each lot
and of each area proposed to be dedicated to public use.
(16)
All dimensions shall be shown in feet and 0.01 of a foot.
(17)
The proposed building setback line for each street. The proposed
placement of each building may be required.
(18)
Lots within the land development shall be numbered by projected
house numbers furnished by Township.
(19)
Names of streets within and adjacent to the land development
shall be shown.
(20)
The location of permanent reference monuments shall be shown
on the plan.
(21)
A notarized statement to the effect that the applicant is the
owner of the land proposed to be developed and that the land development
shown on the final plan is made with the owner's free consent and
that the applicant desired to record the same.
(22)
Signature block for approval by the Board of Supervisors and
all local reviewing boards or commissions.
(23)
The information required to be shown on preliminary plans as set forth in § 410-19 if the final plan was not preceded by a preliminary plan.
(24)
The language required by the provisions of 36 P.S. § 670-420,
as amended, regarding the issuance of permits for access to state
highways.
(25)
An agricultural warning note substantially as follows: "Warning:
Lower Windsor Township, in which the dwelling lot or lots proposed
by this subdivision plan are located, is a predominantly rural, agricultural
area. The current and prevailing use of the area is agricultural and
residents must expect things such as the smell of farm animals and
the manure they produce, the use of toxic chemicals, slow moving agricultural
machinery on local roads and other by-products of agricultural activity."
(26)
Soil type(s) and classification(s) as mapped in the most recent
edition of United States Department of Agriculture, Natural Resource
Conservation Services, York County Soil Survey, shall be shown for
the entire parcel from which the subdivision is proposed to be made.
(27)
The final plan shall include thereon or be accompanied by:
(a)
Filing fees and additional fees as may be required by this chapter.
(b)
A copy of such private deed restrictions, as may be imposed
upon the property as a condition of sale by the present owner.
(c)
Certification from a professional engineer employed by the Township
that the developer has installed all improvements to the specifications
of this chapter and any conditions attached by the Board of Supervisors
or that the developer has posted an improvement bond or other accepted
security in amount sufficient to assure completion of all required
improvements.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
