This article sets forth the plan and report preparation standards. The following standards shall apply to the preparation of all sketch plans, subdivision, and land development plans and reports. All plan information reports shall be provided in an easy to read format and shall be legible in every detail to the satisfaction of the Township. All plans shall be prepared in general accordance with the standard plan format as provided in the Appendix.[1]
[1]
Editor's Note: The Appendix is included as an attachment to this chapter.
A. 
General.
(1) 
For major development or unusual circumstances that could benefit from the preplanning process, applicants are encouraged to submit sketch plans as a means of facilitating the approval process. While the Township knows that sketch plan comments are not binding on either the Township or the applicant, the Township has identified the sketch plan process as one which allows for the exchange of information that is important in the planning process.
(2) 
Sketch plans should include any features of the Township's future land use plan, thoroughfares plan, community facilities plan, or of any plans of the Township, including, but not limited to, proposed streets, recreation areas, drainage reservation, future schools' sites and public areas. A specific site analysis should be provided which highlights man-made and natural features. The analysis should include information pertaining to soil types and stability, wetlands, scenic vistas, watercourses, drainage patterns, slope, and transportation patterns and systems, including deficiencies of existing roadways, public utilities, recreational facilities, and any other features of the site and nearby areas which may be affected or impacted by the proposed development and land use.
B. 
Drafting standards. The scale and sheet size of sketch plans shall be as required for subdivision and land development plans in § 295-403A. The sketch plan may be prepared by qualified landowner or individual, or an engineer, surveyor, or landscape architect licensed to practice in the Commonwealth of Pennsylvania. The sketch plan shall show or be accompanied by the following data, legible in every detail and drawn to scale, but not necessarily containing precise dimensions:
(1) 
Name and address of the developer (if applicable) and landowner.
(2) 
Name of the individual and/or the firm that prepared the plan.
(3) 
Location map with sufficient information to enable the Board to locate the property.
(4) 
North arrow.
(5) 
Written and graphic scales.
(6) 
Approximate tract boundaries with the name(s) of adjacent landowner(s), if known.
(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 tract.
(8) 
Significant topographical and man-made features (e.g., structures, streets, buildings, tree masses, sloped areas, quarries, bodies of water, floodplains, and potential wetland areas and GIS contours).
(9) 
Location of all proposed streets, alleys, street names, rights-of-way and easements; proposed lot lines with approximate dimensions; proposed minimum building lines for each street; playgrounds; public buildings; public areas; historical sites; and parcels of land proposed to be dedicated or reserved for public use.
(10) 
Proposed land use; if several land uses are proposed, the location of each land use shall be indicated.
(11) 
Statement explaining the methods of water supply and sewage disposal to be used.
Preliminary and final subdivisions and land development plans shall be prepared by an engineer, surveyor, or landscape architect licensed to practice in the Commonwealth of Pennsylvania. The plans shall be prepared in accordance with the standard plan format as provided in the Appendix and shall be accompanied by, or prepared in accordance with the following:[1]
A. 
Drafting standards. All subdivision and land development plans shall be prepared in accordance with the following drafting standards:
(1) 
The plan shall be clearly and legibly drawn at a horizontal scale of 10 feet, 20 feet, 30 feet, 40 feet, or 50 feet to the inch. The existing features page may be drawn at any legible scale.
(2) 
All profiles of stormwater management facilities, streets, sanitary sewer facilities, and water supply facilities shall be drawn at a horizontal scale of one inch equals 50 feet and at a vertical scale of one inch equals 10 feet, or one inch equals five feet.
(3) 
A north arrow, graphic scale and written scale shall be provided.
(4) 
Dimensions shall be in feet and decimals; bearings shall be in degrees, minutes and seconds. Lot line descriptions shall read in a clockwise direction.
(5) 
The survey shall not have an error of closure greater than one foot in 10,000 feet.
(6) 
The sheet size shall be no smaller than 18 inches by 22 inches and no larger than 24 inches by 36 inches. If the plan is prepared in two or more sections, a key map showing the location of the sections shall be placed on each sheet. If more than one sheet is necessary, each sheet shall be the same size and numbered to show the relationship to the total number of sheets in the plan (e.g., Sheet 1 of 5).
B. 
Project location and identification. The following location and identification shall be included on all subdivision and land development plans.
(1) 
The proposed project name or identifying title.
(2) 
Name of the municipality or municipalities in which the project is located, including the location of any municipal boundaries if located within 200 feet of the subject tract.
(3) 
The name and address of the owner of the tract (or his authorized agent), the developer/subdivider, and the firm that prepared the plans.
(4) 
The file or project number assigned by the firm that prepared the plan, the plan date and the date(s) of all plan revisions.
(5) 
The entire existing tract boundary with bearing and distances. (If it is the intention of the landowner to retain a single lot with a lot area in excess of 10 acres, the boundary of that lot may be identified as a deed-plotting and may be drawn at any legible scale; if the retained lot has a lot area of 10 or less acres, it must be described to the accuracy of the requirements of this chapter.) In the case of lot add-on plans, and revised final plans, the boundary of the receiving tract shall also be identified as a deed plotting and may be drawn at any legible scale.
(6) 
The total acreage of the entire existing tract.
(7) 
The location of existing lot line markers along the perimeter of the entire existing tract.
(8) 
The zoning district, lot size and/or density requirements of Chapter 350, Zoning.
(9) 
A statement on the plan indicating the granting of a prior zoning amendment, special exception or variance, if applicable, along with any prior modifications granted by the Board to sections of this chapter.
(10) 
The names of all adjacent landowners; both adjoining and across existing rights-of-way along with the plan book record numbers of all previously recorded plans for adjacent properties.
(11) 
A location map, drawn to scale, relating the subdivision or land development to at least two intersections of street center lines, including the approximate distance to the intersection of center lines of the nearest improved street intersection.
(12) 
Source of title, deed, book, page, plan book (if applicable), and property account number.
C. 
Existing features. The following features shall be shown on all subdivision and land development plans and shall be shown on a separate sheet titled "Existing Features." No proposed features shall be included on this sheet.
(1) 
Existing contours shall be shown at the following minimum vertical intervals:
Average Natural Slope
Required Contour Interval
0 to 3%
1-foot contour interval
4 to 20%
2-foot contour interval
21% and greater
5-foot contour interval
(a) 
Contour interval may be adjusted based upon horizontal scale with concurrence of the Township Engineer.
(b) 
Contours shall be accompanied by the location of the bench mark and a notation indicating the datum used. The datum used by an Authority shall be used in all plans indicating connection to an Authority's public sewer system or public water system.
(c) 
Contours plotted by interpolation of Lancaster County GIS mapping will only be accepted when there is no new construction or earth disturbance proposed by the plan.
(d) 
Contours plotted by interpolation of the United States Geodetic Survey 7.5 feet mapping will not be accepted.
(2) 
The following items when located upon or within 200 feet of the tract:
(a) 
The location and name of existing rights-of-way and cartways for private or public streets, alleys and driveways.
(b) 
The location and size of the following features and any related right-of-way: sanitary sewer mains, water supply mains, fire hydrants, buildings, and stormwater collection, conveyance and management facilities.
(c) 
The location and size of existing on-lot sewage systems and wells.
(d) 
The location of existing rights-of-way and easements for electric, gas and oil transmission lines, and railroads.
(e) 
Significant environmental or topographic features such as floodplains, wetlands, quarry sites, solid waste disposal areas, historic structures, cemetery or burial sites, archaeological sites, highly erosive soils, or wooded areas.
(3) 
The following items when located within the subject tract:
(a) 
The size, capacity and condition of the existing stormwater management system and any other facility that may be used to convey storm flows.
(b) 
The location and size of existing on-lot sewage systems and wells.
(c) 
The location and use of existing buildings and other man-made features.
(d) 
Significant environmental or topographic features as identified in Article III of the Manheim Central Region Comprehensive Plan including, but not limited to:
[1] 
Prime agricultural soils;
[2] 
Underlying geology with any hazardous geology noted;
[3] 
Floodplains;
[4] 
Quarry sites;
[5] 
Solid waste disposal areas;
[6] 
Historic structures;
[7] 
Cemetery or burial sites;
[8] 
Archaeological sites;
[9] 
Highly erosive soils;
[10] 
Wooded areas;
[11] 
Natural habitat; and,
[12] 
PNDI sites.
(e) 
The location of wetlands and subsequent data or information required by § 295-408.
D. 
Proposed features and plan information. The following proposed features and plan information shall be shown on all subdivision and land development plans and shall be shown on a separate sheet entitled "proposed features". The proposed features and plan information shall be overlaid upon a copy of the existing features plan. The existing features shall be screened or shaded on the proposed features plan.
(1) 
Block and lot numbers in consecutive order (e.g., Block A, Lots 1 through 10; Block B, Lots 11 through 22).
(2) 
The location and configuration of proposed buildings, parking compounds, streets, alleys, driveways, common open space, recreational areas, and all other significant planned facilities.
(3) 
Total number of lots, units of occupancy, density, and proposed land use. If a multiple land use is proposed, the location of each land use shall be indicated.
(4) 
Easements and rights-of-way.
(5) 
Building setback line and building envelope.
(6) 
Identification of buildings to be demolished.
(7) 
Typical street cross-section for each proposed public or private 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.
(8) 
Stormwater management data and plans designed in accordance with Chapter 286, Stormwater Management.
(9) 
A table indicating the existing zoning district, total tract area, required lot size, required setbacks, required maximum and/or minimum development density, maximum building height, maximum lot coverage, and number of lots in the proposed subdivision along with the proposals for each of these parameters.
(10) 
A statement on the plan indicating the granting of a zoning amendment, special exception or variance, if applicable, along with modifications granted by the Board to sections of this chapter.
(11) 
Where a proposed subdivision is located in the Agricultural Zoning District, either in whole or part, a deed plotting of the parent tract as it existed on January 25, 1994, or the date of an amendment to the Rapho Township Zoning Ordinance that classified the tract as part of the Agricultural Zoning District, shall be provided. The deed plotting shall include:
(a) 
All parcels subdivided from the parent tract after January 25, 1994, or the date of an amendment to the Rapho Township Zoning Ordinance that classified the tract as part of the Agricultural Zoning District;
(b) 
The deed reference for each lot subdivided after January 25, 1994, or the date of an amendment to the Rapho Township Zoning Ordinance that classified the tract as part of the Agricultural Zoning District; and
(c) 
The recording date and subdivision plan book reference of the subdivision. In addition to the foregoing, the following note shall be included for all subdivisions which are located in the Agricultural Zoning District, either in whole or part: "As provided for by § 350-301D(1)(a) of Ch. 350, Zoning, the available quota of single-family dwelling units was _____ units as of January 25, 1994 or the date of an amendment to the Rapho Township Zoning Ordinance that classified the tract as part of the Agricultural Zoning District. This subdivision represents _____ of the remaining _____ allotted single-family dwelling units. Lot No. _____ shall carry with it the right to erect the _____ remaining quota of single-family dwelling units."
(12) 
Where the proposed subdivision or land development is located partially or wholly within an area prone to frequent flooding (either by impoundment or conveyance) as indicated by the flood boundary and floodway map, profiles, and supporting data, soil type or local historical record; the developer shall supply the location and elevation of all proposed roads, fills, utilities, buildings, stormwater management, and erosion control facilities.
(13) 
Location of all on-lot sewage facility and stormwater management facility percolation test holes and deep probe holes.
(14) 
Proposed well locations.
(15) 
Easements for on-lot sewage absorption area replacement locations and stormwater management facilities.
(16) 
Clear sight triangles and stopping sight distances for all intersections as described in § 295-602J shall be shown on the plan.
(17) 
The location of all trees and/or woodlands on the site and location of trees and/or woodland to be removed and trees and/or woodlands to remain.
E. 
Certifications. The following certifications shall be included on all subdivision and land development plans.
(1) 
Certificate, signature and seal of the surveyor registered in the Commonwealth of Pennsylvania to the effect that the survey is correct as provided in the Appendix.[2]
[2]
Editor's Note: The Appendix is included as an attachment to this chapter.
(2) 
Certificate, signature and seal of a professional registered in the Commonwealth of Pennsylvania and qualified to perform such duties, to the effect that the plan is correct as provided in the Appendix.
(3) 
Certificate, signature and seal of a professional registered in the Commonwealth of Pennsylvania and qualified to perform such duties, indicating compliance with the provisions of the stormwater management requirements of this chapter as provided in the Appendix.
F. 
Notifications. The following notifications shall be included on all subdivision and land development plans, where applicable.
(1) 
Emergency services provider review.
(a) 
The Township may, at its sole discretion, require the review of any proposed project by the emergency services provider(s) responsible for providing protection in that area of the Township.
(b) 
The purpose of this review shall be to provide notice to the emergency services provider of the type and extent of the proposed use; to allow the emergency services provider the opportunity to provide the Township and the applicant with comments on their ability to adequately respond to the proposed use; to recommend appropriate locations for dry hydrants; and, to allow the emergency services provider to comment on the proposed horizontal and vertical geometry to insure adequate access for emergency response equipment.
(c) 
The emergency services provider shall respond, in writing, to the applicant's request within 30 days of the receipt of the applicant's submission. Failure of the Emergency Services Provider to respond within the above prescribed time period shall be deemed their concurrence with the proposed project.
(d) 
The applicant shall address the emergency services provider's comments to the satisfaction of the Township.
(2) 
Public utility lines.
(a) 
Where the tract described in the application includes any public utility, electric transmission line, gas pipeline, or petroleum product transmission line located within the tract, the applicant or lessee of such right-of-way shall notify the owner of the right-of-way of his intentions.
(b) 
A note stating any conditions regarding the use of the land, minimum building setback or right-of-way lines shall be included on the plan.
(c) 
This requirement may also be satisfied by submitting a copy of the recorded agreement.
(3) 
Natural resource easement.
(a) 
Where the land included in the subject application has an agricultural, woodland or other natural resource easement located within the tract, the application shall be accompanied by a letter from the party holding the easement stating any conditions on the use of the land.
(b) 
This requirement may also be satisfied by submitting a copy of the recorded easement.
G. 
Reports. The following reports, as applicable, shall be included with all subdivision and land development plans.
(1) 
A hydrologic/hydraulic or stormwater management report as required by Chapter 286, Stormwater Management.
(2) 
A water feasibility report as described in § 295-408.
(3) 
A sewer feasibility report as described in § 295-408.
(4) 
A traffic evaluation report as described in § 295-408.
(5) 
A wetland report as described in § 295-408.
[1]
Editor's Note: The Appendix is included as an attachment to this chapter.
In addition to the requirements listed in § 295-403, the following additional information shall be included on all preliminary subdivision and land development plans.
A. 
Proposed features and plan information. The following proposed features and plan information shall be shown on the "proposed features" sheet(s).
(1) 
The layout of streets, alleys and sidewalks, including cartway and right-of-way widths.
(2) 
The layout of lots with approximate dimensions, gross and net acreage.
(3) 
Street center line profile for each proposed public or private street shown on the preliminary plan, including corresponding center line stationing.
(4) 
The preliminary design of the proposed stormwater facilities, sanitary sewer mains, and water supply mains and facilities. This information shall include the approximate size, vertical location and horizontal location, if applicable.
(5) 
Proposed street names.
(6) 
Where the preliminary plan covers only a part of an intended larger development, a sketch plan of the future development, in a form suitable to the Township and in compliance with the requirements of this chapter, including the logical extension of the sewer and water facilities for the unsubmitted part shall be furnished. The street system of the plan under consideration may be subject to review, and the submitted part will be considered in light of adjustments and connections with future streets and utilities in the part not submitted.
(7) 
In case of a preliminary plan calling for the installation of improvements beyond a five-year period, a schedule delineating all proposed sections as well as deadlines within which applications for final plan approval of each section are intended to be filed shall be provided. 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.
(8) 
Certificate of review by the Planning Commission as provided in the Appendix.[1]
[1]
Editor's Note: The Appendix is included as an attachment to this chapter.
(9) 
Certificate for approval by the Board of Supervisors as provided in the Appendix.
In addition to the requirements listed in § 295-403, the following additional information shall be included on all final subdivision and land development plans. Revised final plans, as defined herein, shall not be required to include the off-site existing features information as specified in § 295-403C(2).
A. 
Drafting standards. All sheets to be recorded by the Recorder of Deeds shall be 24 inches by 36 inches.
B. 
Proposed features and plan information. The following proposed features and plan information shall be shown on the "proposed features" sheet(s).
(1) 
Complete description of the center line and right-of-way line for all new streets, whether public or private, and alleys. This description shall include distances and bearings with curve segments comprised of radius, tangent, arc, and chord.
(2) 
Lot lines with accurate bearings and distances and lot areas for all parcels. Curve segments shall be comprised of arc, chord, bearings, and distances. Along existing street rights-of-way the description may utilize the existing deed lines or street center lines; along all proposed street rights-of-way, the description shall be prepared to the right-of-way lines.
(3) 
Total number of lots, units of occupancy, density, and proposed land use. If a multiple land use is proposed, the location of each land use shall be indicated.
(4) 
Final vertical and horizontal alignment for proposed public or private streets and alleys, sanitary sewer, and water distribution systems. 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 plans.
(5) 
Final street names.
(6) 
Location and material of all permanent monuments and lot line markers, including a note that all monuments and lot markers are set or indicating when they will be set.
(7) 
A detailed grading plan. The grading plan shall include finished grades and ground floor elevations. This information may be provided on separate sheets and is not subject to recording with the final plans. Driveway slopes shall be depicted on the plan and shall not exceed the maximum slope as specified in Chapter 350, Zoning.
[Amended 12-19-2019 by Ord. No. 2019-5]
(8) 
Identification of any lands to be dedicated or reserved for public, semipublic or community use.
(9) 
In the case of a plan which requires access to a highway under the jurisdiction of the Department of Transportation:
(a) 
The inclusion of the following plan note:
"A highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the 'State Highway Law,' before access to a state highway is permitted. Access to the state highway shall be as authorized by a highway occupancy permit, and the Board of Supervisors' approval of this plan in no way implies that such a permit can be acquired."
(b) 
Copies of the plans prepared to support the application for a highway occupancy permit in accordance with § 295-306C.
(10) 
All final plans proposing residential development or residential uses within or adjoining the Agricultural Zoning District or agricultural uses must contain in conspicuous form the following language: "WARNING: The property described herein is located within an area where land is used for agricultural production. Owners, residents and other users of this property may be subjected to inconvenience, discomfort and the possibility of injury to property and health arising from normal accepted agricultural practices and operations, including, but not limited to, noise, odors, dust, operation of machinery of any kind, including aircraft, storage and disposal of manure, and application of fertilizers, soil amendments, herbicides, and pesticides. Owners, occupants and users of this property should be prepared to accept such inconveniences, discomfort and possibility of injury from normal agricultural operations, and are hereby put on official notice that Section 4 of Pennsylvania Act 133 of 1982 'The Right to Farm Law' may bar them from obtaining a legal judgement against such normal agricultural operations." A copy of the final plan shall be issued to the purchaser of each lot within the subject subdivision. The note shall be included on all deeds of the subject subdivision.
(11) 
A complete landscape plan, prepared by a landscape architect, showing the location, size and type of all plant material required by provisions of this chapter or any other applicable Township regulations, including, but not limited to, screening, buffer planting, parking landscaping, replacement trees, and street trees. The landscape plan should be provided on separate sheets and must include the signature and seal of the registered landscape architect responsible for preparation of the plan.
(12) 
A detailed schedule of observations, as outlined by § 295-504, which is tailored for the site under consideration.
(13) 
A detailed listing of as-built plan requirements as outlined by § 295-508, which is tailored for the site under consideration.
(14) 
In the case of land development plans, architectural elevations shall be submitted for review by the Township.
C. 
Certificates.
(1) 
Certificate of review by the Planning Commission as provided in the Appendix.[1]
[1]
Editor's Note: The Appendix is included as an attachment to this chapter.
(2) 
Certificate for approval by the Board of Supervisors as provided in the Appendix.
(3) 
Certificate for approval by the Township Engineer as provided in the Appendix.
(4) 
A statement duly acknowledged before an officer authorized to take acknowledgment of deeds and signed by the landowner, certifying 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; that they desire the same to be recorded as such, and that all streets and other property identified as proposed public property are dedicated for public use, as provided in the Appendix. This must be dated following the last change or revision to said plan.
(5) 
Certification of review by the County Planning Commission as provided in the Appendix.
D. 
Notifications.
(1) 
Notification from DEP that approval of the sewage facility plan revision (plan revision module for land development), supplement or exemption request has been granted or notice from DEP that such approval is not required.
(2) 
Notice from Lancaster County-Wide Communications stating that the proposed private and/or public street names are acceptable.
(3) 
Notice from the Lancaster County Conservation District of the approval of the Erosion and Sedimentation Pollution Control Plan.
(4) 
A note shall be placed on the plan indicating any area that is not to be offered for dedication, if applicable.
(5) 
Written notice from the Township Engineer and the appropriate Authority Engineer that all proposed improvements have been designed to the standards of the Township and/or the Authority and that financial guarantees in a form suitable to the Board of Supervisors and the appropriate Authority have been received. (See the Appendix and Article V, Improvement Construction Assurances.)
(6) 
When the applicant posts financial guarantee in lieu of completion of the improvements, the final plan shall be accompanied by a completed improvement guarantee agreement. General examples of these agreements are provided in the Appendix.[2]
[2]
Editor's Note: The Appendix is included as an attachment to this chapter.
(7) 
Such written notices of approval as may be required by this chapter, including written notices approving the water supply systems, sanitary sewage systems and stormwater runoff to adjacent properties.
(8) 
The submission of a controlling agreement in accordance with § 295-602 when an application proposes to establish a street which is not offered for dedication to public use.
(9) 
Notification from the appropriate state and federal agencies that permits have been issued, or are not required, for any proposed activities within streams, wetlands or any other state or federally regulated body of water. These permits include, but are not limited to, floodplain encroachment permits, dam safety permits, earth disturbance permits, stream encroachment permits, and general permits.
(10) 
When the final plan is submitted in sections, the above notifications for all applicable activities on the entire site, shown on the approved preliminary plan shall be provided upon submittal of the first final phase of the project.
E. 
Reports.
(1) 
A final hydrologic/hydraulic report as required by Chapter 286, Stormwater Management.
(2) 
A final traffic evaluation report as described in § 295-408C.
Lot add-on plans shall be prepared by an engineer, surveyor, or landscape architect licensed to practice in the Commonwealth of Pennsylvania. The plan shall be accompanied by, or prepared in accordance with the following:
A. 
Drafting standards. The same standards shall be required for a lot add-on plan as specified for subdivision and land development plans in § 295-403A
B. 
Project location and identification. The same standards shall be required for a lot add-on plan as specified for subdivision and land development plans in § 295-403B.
C. 
Existing features. The same standards shall be required for a lot add-on plan as specified for subdivision and land development plans in § 295-403C with the exception of topography required by § 295-403C(1) and the off-site features required by § 295-403C(2)
D. 
Proposed features and plan information. The same standards shall be required for a lot add-on plan as specified for subdivision and land development plans in § 295-403D and for final plans in § 295-405B.
E. 
Certificates.
(1) 
Certificate, signature and seal of a surveyor registered in the Commonwealth of Pennsylvania to the effect that the survey is correct as provided in the Appendix.[1]
[1]
Editor's Note: The Appendix is included as an attachment to this chapter.
(2) 
Certificate, signature and seal of a professional registered in the Commonwealth of Pennsylvania and qualified to perform such duties, to the effect that the plan is correct as provided in the Appendix.
(3) 
Certificate of review by the Planning Commission as provided in the Appendix.
(4) 
Certificate for approval by the Board of Supervisors as provided in the Appendix.
(5) 
Certificate for approval by the Township Engineer as provided in the Appendix.
(6) 
A statement, duly acknowledged before an officer authorized to take acknowledgement 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, as provided in the Appendix.
(7) 
Certification of review by the County Planning Commission as provided in the Appendix.
Separation subdivision plans shall be prepared by an engineer, surveyor, or landscape architect licensed to practice in the Commonwealth of Pennsylvania. The plan shall be accompanied by, or prepared in accordance with the following:
A. 
Drafting standards. The same standards shall be required for a separation subdivision plan as specified for subdivision and land development plans in § 295-403A with the exception that all sheets to be recorded in the Recorder of Deeds Office shall be no larger than 24 inches by 36 inches.
B. 
Project location and identification. The same standards shall be required for a separation subdivision plan as specified for subdivision and land development plans in § 295-403B.
C. 
Existing features. The same standards shall be required for a separation subdivision plan as specified for subdivision and land development plans in § 295-403C with the exception of topography required by § 295-403C(1) and the off-site features required by § 295-403C(2).
D. 
For any separation subdivision proposing new construction, existing and proposed contours shall be provided for all areas of proposed earth disturbance at the vertical interval as specified for subdivision and land development plans in § 295-403C(1).
E. 
Proposed features and plan information. The same standards shall be required for a separation plan as specified for subdivision and land development plans in § 295-403D and for final plans in § 295-405B.
F. 
Certificates.
(1) 
Certificate, signature and seal of a surveyor registered in the Commonwealth of Pennsylvania to the effect that the survey is correct as provided in the Appendix.[1]
[1]
Editor's Note: The Appendix is included as an attachment to this chapter.
(2) 
Certificate of review by the Planning Commission as provided in the Appendix.
(3) 
Certificate for approval by the Board of Supervisors as provided in the Appendix.
(4) 
Certificate for approval by the Township Engineer as provided in the Appendix.
(5) 
A statement, duly acknowledged before an officer authorized to take acknowledgement 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, as provided in the Appendix.
(6) 
Certification of review by the County Planning Commission as provided in the Appendix.
(7) 
Notification from DEP that approval of the sewer facility plan revision (planning module), supplement, or exemption request has been granted or notice from DEP that such approval is not required.
The following reports shall be included with all subdivision and land development plans as stipulated herein:
A. 
Water service feasibility report.
(1) 
The applicant shall submit a feasibility report concerning the availability of a public water system in or near the proposed subdivision or land development. Said report shall be prepared by a registered professional engineer and be submitted in conjunction with the preliminary plan for review by the Township, the applicable authority, and for recommendations by the local office of the DEP. Where determined as feasible and necessary by the Board, the applicant shall connect to the existing public water system. Feasibility will be determined by the Board, and be based upon Chapter 337, Water, Article II, Mandaatory Connections, of the Code of the Township of Rapho, and/or the Water Authority standards requiring connection.
(a) 
All lots created, and any land development plan that proposes flows equal to or greater than 400 gallons per day, within any urban or village growth area, or within any area that the 537 Plan identifies to be served by public utilities, shall be served by public water.
(b) 
For those areas not located within an urban or village growth area or within any area that the 537 Plan identifies to be served by public utilities, the feasibility report is not required for residential subdivisions of four lots or less, including remaining lands; and land development plans which propose flows less than 400 gallons per day.
(2) 
If connection to an existing public water system is proposed, the subdivider or developer shall submit an agreement committing the public water system to provide such water as will be utilized by the subdivision or land development for such period of time and under such terms and conditions as the public water system provides water service elsewhere in its service area.
(3) 
If connection to an existing public water system is proposed, the final plan application shall include a statement from the Water Authority or the public utility that operates such water system indicating the approval of the plans for design, installation and financial guarantees.
(4) 
If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or land development, such water supply source may be utilized only when the feasibility study establishes and the engineer performing the study certifies and/or presents evidence that:
(a) 
For residential developments, the ground water recharge on the tract in question after development will exceed the anticipated water usage figures based upon the DEP standards.
(b) 
Groundwater recharge will exceed projected water usage quantities where industrial, agricultural or commercial use is contemplated.
(c) 
The study is approved by the Township Engineer.
(d) 
The subdivision or land development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by the Water Authority.
(e) 
A copy of a certificate of public convenience or an application for such certificate, a cooperative agreement or a commitment to serve the area in question, whichever is appropriate, shall be acceptable evidence.
(5) 
When industrial, agricultural or commercial use is intended, the applicant shall, in the feasibility study, set forth the proposed nature of the use, the proposed number of employees and whether or not water will be used for cleanup and/or processing or otherwise in connection with the use. The applicant shall in addition set forth the proposed allocation of available water supply between or among the proposed uses and shall set forth a plan or proposal pursuant to which such allocation can reasonably be monitored and enforced by the Township or Authority.
(6) 
In all cases the applicant shall demonstrate that the water to be supplied shall be potable and shall meet all applicable standards of the DEP or the United States Environmental Protection Agency.
(7) 
If the applicant proposes to provide a community water supply system, the installation shall be in accordance with the Water Authority specifications and all regulations of the DEP. The applicant shall obtain all permits and approvals required by the Water Authority, the public utility or the DEP prior to final plan approval.
B. 
Sewer service feasibility report.
(1) 
The applicant shall submit a feasibility report concerning the availability of a public sewer system in or near the proposed subdivision or land development. Said report shall be prepared by a registered professional engineer and be submitted in conjunction with the preliminary plan for review by the Township, the applicable authority, and for recommendations by the local office of the DEP. Where determined as feasible and necessary by the Board, the applicant shall connect to the existing public sewer system. Feasibility will be determined by the Board, and be based upon applicable authority standards requiring connection.
(a) 
All lots created, and any land development plan that proposes flows equal to or greater than 400 gallons per day, within any urban or village growth area, or within any area that the 537 Plan identifies to be served by public utilities, shall be served by public sewer.
(b) 
For those areas not located within an urban or village growth area or within any area that the 537 Plan identifies to be served by public utilities, the feasibility report is not required for residential subdivisions of four lots or less, including remaining lands; and land development plans which propose flows less than 400 gallons per day.
(2) 
If connection to an existing public sewer system is proposed, the subdivider or developer shall submit an agreement committing the public sewer system to provide such sewage disposal as will be utilized by the subdivision or land development for such period of time and under such terms and conditions as the public sewer system provides sewage disposal service elsewhere in its service area.
(3) 
When the Township, in accordance with the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended, determines the necessity for a sewer facilities plan revision (plan revision module for land development), or supplement, the Board shall require that notice of approval from DEP be submitted as a condition of final plan approval.
(4) 
If connection to an existing public sewer system is proposed, the final plan application shall include a statement from the Sewer Authority indicating the approval of the plans for design, installation and financial guarantees.
(5) 
If connection to an existing public sewer system is proposed, the sewerage installation shall be in accordance with the specifications of the Sewer Authority. The Sewer Authority shall establish requirements for the ownership and maintenance of such system.
(6) 
As a part of the feasibility study, the applicant shall state the type of sewage disposal desired for each of the proposed lots. If other than connection to a public sewer system or the installation of a conventional on-site sewage disposal system is intended on any of the lots, that fact shall be indicated on the plan itself.
(a) 
If connection to an existing public sewer system is proposed the subdivider or developer shall so state.
(b) 
The Board will approve on-lot sewage disposal systems only when the Township Sewage Enforcement Officer and/or a sanitarian of DEP shall certify that both an initial location and a replacement location for the on-lot sewage disposal system are present on each lot.
(c) 
On-lot sewage disposal.
[1] 
If the applicant proposes installation of on-lot sewage disposal and has presented documentation satisfactory to the applicable Sewer Authority and the Board proving the unfeasibility of connection to public or community sewer systems, the following documentation shall be provided:
[2] 
Sewage testing required for all proposed lots. Each lot or lots to be created shall contain a suitable location for the installation of an initial individual on-lot sewage system except when such lot or lots to be created are to be served by a community sewage system. The Sewage Enforcement Officer shall perform or observe all tests required by the DEP and this chapter for the location of an individual on-lot sewage system to confirm the suitability of the location.
[3] 
Replacement location for on-lot sewage systems required. Each lot or lots to be created, including the division or redivision of a lot, tract or parcel of land, including changes in existing lot lines, shall contain a suitable location for the installation of a replacement individual on-lot sewage system. The Sewage Enforcement Officer or sanitarian shall perform or observe all tests required by the DEP and this chapter for the location of an individual on-lot sewage system to confirm the suitability of the replacement location. The replacement location shall comply with all regulations issued by the DEP concerning individual on-lot sewage systems, including isolation distances, and with the terms of this chapter and any other applicable Township ordinances.
[a] 
Each applicant shall demonstrate to the satisfaction of the Sewage Enforcement Officer and/or a sanitarian certified by the DEP that an area exists on the lot or on each lot to be created, including the division or redivision of a lot, tract or parcel of land including changes in existing lot lines, for an initial individual on-lot sewage system and for the replacement location. Allowance of open land for the replacement location without such testing shall not constitute compliance with the requirements of this section.
[b] 
The location of each initial individual on-lot sewage system and each replacement location shall be noted on the plans. An appropriate easement shall be provided around the replacement location and shown on the final plan. The purchaser of each lot shall be provided with a copy of the plans. A note shall be added to the plans stating that no improvements shall be constructed upon the replacement location easement, and the deed to each lot created as a part of the subdivision or land development shall contain language reflecting this limitation.
[c] 
Any revisions to a permit or plan affecting a replacement location that previously has been approved pursuant to the provisions of this chapter shall be approved by the Township or its authorized representative.
[4] 
Construction of improvements upon or disturbance of replacement location prohibited. The replacement location shall not be excavated, graded, filled, or otherwise disturbed in any manner that would prevent its use as a future location for an on-lot sewage disposal system during development of the lot. No permanent or temporary improvements of any character other than the planting of trees, shrubs or other plant matter shall be constructed upon the replacement location unless the person who desires to construct such improvements shall demonstrate to the satisfaction of the Sewage Enforcement Officer that an alternate replacement location which complies with all applicable Township ordinances exists upon the lot. If such an alternate replacement location shall be identified, the alternate replacement location may be considered to be the replacement location required by this chapter, shall be designated as the replacement location, and the plans shall be accordingly revised and submitted to the Planning Commission. The newly designated replacement location shall thereafter be considered the replacement location for the purposes of this chapter.
[5] 
The limits of both the initial individual on-lot sewage system and the replacement system location easement for each lot must be staked and roped off, or other acceptable measures, prior to issuance of building permits for each lot and properly maintained during construction until the issuance of an occupancy permit.
(d) 
As a part of the feasibility study, there shall be included the results of the probe hole analyses and soil absorption tests on each of the lots as proposed in the subdivision. These probe hole analyses and soil absorption tests shall be certified as accurate by the Township Sewage Enforcement Officer.
(e) 
Subdivisions proposing a lot or lots utilizing alternate or experimental on-site sewage disposal systems will not be approved by the Board unless:
[1] 
The Township Sewage Enforcement Officer and/or a sanitarian of the DEP certifies that a proposed sewage disposal site cannot reasonably be located so as to enable the lot to utilize a conventional on-site sewage disposal system; and
[2] 
The lot itself cannot reasonably be redesigned or relocated consistent with the Chapter 350, Zoning, and other Township regulations so as to enable utilization of a conventional on-site sewage disposal system.
(7) 
If the applicant proposes to provide a community sewer system, its construction and installation shall be in accordance with applicable Sewer Authority specifications and all regulations of the DEP. The applicant shall obtain all permits and approvals required by the Sewer Authority or the DEP prior to final plan approval.
C. 
Traffic evaluation study.
(1) 
All residential developments or subdivisions containing 10 or more dwelling units or residential lots and all nonresidential developments (with the exception of agricultural development) with buildings containing in excess of 10,000 square feet of usable space shall provide studies and reports in accordance with the requirements of this section. All applicants with developments which do not meet the above stated criteria shall submit the information required in § 295-408C(3)(d).
(2) 
The applicant is responsible for assessing the traffic impacts associated with a proposed development that meets any condition set forth above. The Township or its designee will review the applicant's assessment and supply available data upon request to aid the applicant in preparing the study. The applicant shall be responsible for all data collection efforts required in preparing a traffic impact study, including peak period turning movement counts. In addition, the applicant is responsible for ensuring that any submitted development plans meet the minimum state and local standards for geometric design. The study shall be conducted only by a professional engineer that has verifiable experience in traffic engineering. Upon submission of a draft study, the Township or its designee may review the data sources, methods and findings and provide comments in written form. The applicant shall be responsible for all costs for such review. The applicant will then have the opportunity to incorporate necessary revisions prior to submitting a final study.
(3) 
Traffic impact study contents. A traffic impact study prepared for a specific site development proposal shall follow the basic format shown below. Additions or modifications should be made for a specific site, when appropriate. This basic format allows for a comprehensive understanding of the existing site, future conditions without the proposed use and the impacts associated with the proposed development plan. Following is a brief narrative for each section of a traffic impact study.
(a) 
Introduction. This section identifies the land use and transportation setting for the site and its surrounding area.
[1] 
Site and study area boundaries. A brief description of the size of the land parcel, general terrain features, legal right-of-way lines of the highway, and the location within the jurisdiction and the region should be included in this section. In addition, the roadways that afford access to the site and are included in the study area should be identified. The exact limits of the study area should be based on engineering judgment and an understanding of existing traffic conditions at the site. In all instances, however, the study limits must be mutually agreed upon by the developer, its engineer, and the Township.
[2] 
Site description. This section should contain a brief narrative that describes the proposed development in terms of its function, size and near and long term growth potential. This description should be supplemented by a sketch which clearly shows the proposed development within the site boundaries, its internal traffic circulation pattern and the location and orientation of its proposed access points.
[3] 
Existing and proposed site uses. The existing and proposed uses of the site should be identified in terms of the various zoning categories in the jurisdiction. In addition, identify the specific use on which the request is made since a number of uses may be permitted under the existing ordinances.
[4] 
Existing and proposed nearby uses. Include a complete description of the existing land uses in the vicinity of the site as well as their current zoning. The applicant should also state the proposed uses for adjacent land, if known. This latter item is especially important where large tracts of underdeveloped land are in the vicinity of the site and within the prescribed study area.
[5] 
Existing and proposed roadways and intersections. Within the study area, describe existing roadways and intersections (geometrics and traffic signal control) as well as improvements contemplated by government agencies.
(b) 
Analysis of existing conditions. This section describes the results, as well as the data collection efforts, of the volume/capacity analysis to be completed for the roadways and intersections in the vicinity of the site under existing conditions.
[1] 
Daily and peak hour(s) traffic volumes. Provide schematic diagrams depicting daily and peak hour(s) traffic volumes for roadways within the study area. Turning movement and mainline volumes are to be presented for the three peak hour conditions (a.m., p.m., and site generated) while only mainline volumes are required to reflect daily traffic volumes. Include the source and/or method of computation for all traffic volumes.
[2] 
Volume/capacity analyses at critical points. Utilizing techniques described in the Highway Capacity Manual or Derivative nomographs, include an assessment of the relative balance between roadway volumes and capacity. Perform the analysis for existing conditions (roadway geometry and traffic signal control) for the appropriate peak hours.
[3] 
Level of service at critical points. Based on the results obtained in the previous section, levels of service (A through F) are to be computed and presented. This section should also include a description of typical operating conditions at each level of service.
(c) 
Analysis of future conditions without development. This section describes the anticipated traffic volumes in the future and the ability of the roadway network to accommodate this traffic without the proposed zoning or subdivision request. The future year(s) for which projections are made will be specified by the Township and will be dependent on the timing of the proposed development.
[1] 
Daily and peak hour(s) traffic volume. Clearly indicate the method and assumptions used to forecast future traffic volumes in order that the Township can duplicate these calculations. The schematic diagrams depicting future traffic volumes will be similar to those described in § 295-408C(3)(b)[1] in terms of locations and times (daily and peak hours).
[2] 
Volume/capacity analyses at critical locations. Describe the ability of the existing roadway system to accommodate future traffic (without site development). If roadway improvements or modifications are committed for implementation, present the volume/capacity analysis for these conditions.
[3] 
Levels of service at critical points. Based on the results obtained in the previous section, determine levels of service (A through F).
(d) 
Trip generation. Identify the amount of traffic generated by the site for daily and the three peak conditions. The trip generation rates used in this phase of the analysis shall be justified and documented to the satisfaction of the Township.
(e) 
Trip distribution. Identify the direction of approach for site generated traffic for the appropriate time periods. As with all technical analysis steps, the basic method and assumptions used in this work must be clearly stated in order that the Township can replicate these results.
(f) 
Traffic assignment. Describe the utilization of study area roadways by site generated traffic. The proposed traffic volumes should then be combined with anticipated traffic volumes from § 295-408C(3)(c) to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.
(g) 
Analysis of future conditions with development. This section describes the adequacy of the roadway system to accommodate future traffic with development of the site.
[1] 
Daily and peak hour(s) traffic volumes. Provide mainline and turning movement volumes for the highway network in the study area as well as driveways and internal circulation roadways for the appropriate time periods.
[2] 
Volume/capacity analyses at critical points. Perform a volume/capacity analysis for the appropriate peak hours for future conditions with the site developed as proposed, similar to §§ 295-408C(3)(b)[2] and 295-408C(3)(c)[2].
[3] 
Levels of service at critical points. As a result of the volume/capacity analysis, compute and describe the level of service on the study area roadway system.
[4] 
Final design. Final design must address both traffic flow and traffic safety considerations to provide safe operational characteristics.
(h) 
Recommended improvements. In the event that the analysis indicates unsatisfactory levels of service will occur on study area roadways, a description of proposed improvements to remedy deficiencies should be included in this section. The levels of service shall not deteriorate to worse than C if they are currently A or B, must be maintained if they are C, and improved to C if they are D, E, or F. In addition, there shall be no increase in delay if a satisfactory level of service can not be attained. These proposals shall not include roadway improvement projects by the state and local jurisdictions that were described in § 295-408C(3)(a) and reflected in the analysis contained in § 295-408C(3)(b) and (c).
[1] 
Proposed recommended improvements. Describe the location, nature and extent of proposed improvements to assure sufficient roadway capacity. Accompanying this list of improvements are preliminary cost estimates, sources of funding, timing, and likelihood of implementation.
[2] 
Volume/capacity analyses at critical points. Another iteration of the volume/capacity analysis will be described which demonstrates the anticipated results of making these improvements.
[3] 
Levels of service at critical points. As a result of the revised volume/capacity analysis presented in the previous section, present levels of service for the highway system with improvements.
(i) 
Conclusion. The last section of the report should be a clear concise description of the study findings. This concluding section should serve as an executive summary.
(4) 
Contribution in lieu of preparation of studies. If an applicant believes that the preparation of traffic study and report required herein is not warranted, he may request the Board to waive the preparation of such study.
(a) 
The applicant for approval of any residential subdivision or land development shall provide the Township with a certification of the number and type of dwelling units to be constructed for the purpose of determining the contribution in lieu of preparation of studies.
(b) 
The applicant for approval of any commercial, industrial or institutional subdivision or land development shall provide the Township with a certification of the usable building floor area to be constructed for the purpose of determining the contribution in lieu of preparation of studies.
(c) 
The contribution in lieu of preparation of studies provided for herein shall be in addition to all charges imposed by any Authority for tapping and connection fees and shall be in addition to all other review, inspection and other fees or charges imposed by the Township and/or any Authority, and all sums otherwise agreed to be paid by the applicant.
(d) 
The applicant shall enter into an agreement with the Township setting forth the contribution in lieu of preparation of studies to be paid and the studies to be waived by the Township. All such agreements shall be in a form satisfactory to the Township Solicitor.
(e) 
All contributions in lieu of preparations of fees shall be paid prior to approval of the final plan by the Township Supervisors.
(f) 
All developments receiving a modification of preparation of a traffic evaluation study in accordance with this section shall provide, as a minimum, a trip generation report that identifies the amount of traffic generated by the site for daily and the three peak conditions. The trip generation rates used in this report shall be justified and documented to the satisfaction of the Township.
D. 
Wetlands study.
(1) 
The applicant shall submit a wetland study with the submittal of all subdivision and land development plans. The purpose of the study shall be to determine the presence and extent of wetlands on the site.
(2) 
The study shall be performed by a qualified wetland scientist. Qualified individuals should possess a minimum of a bachelor's degree in biology, botany, zoology, ecology, or environmental sciences. In general, other professionals, such as engineers, landscape architects, surveyors, planners, and geologists are not considered fully qualified to perform wetland delineations, unless they possess special ecological training and experience beyond their discipline. The Township reserves the right, in as much as no recognized certification program exists for wetland scientists, to determine the qualification of those preparing wetland delineations. Should a state or federal wetland scientist certification program be established, the Township will consider only those certified individuals qualified to perform delineations.
(3) 
For sites on which no wetlands occur, an abbreviated report may be submitted. The abbreviated report should contain the results and discussion and conclusions information as required by § 295-408D(2). Site location, NWI and soil maps shall be provided.
(4) 
Requirements for wetland studies:
(a) 
Delineations should follow the procedures outlined in the 1989 Federal Manual for Identifying and Delineating Jurisdictional Wetlands, and any subsequent amendments.
(b) 
Delineations shall be supported by reports. The reports shall contain the following sections:
[1] 
Introduction: Description of the physical features of the site, its location and the proposed plans for the site.
[2] 
Methods: Description of the methods used for the survey, with particular emphasis on any deviation from the outlined federal method. Relevant information includes the date of the field studies, the number of transects and plots used, the size of vegetation quadrants employed, the size of soil pits used, taxonomic references used, and the disposition of any voucher specimens.
[3] 
Results and discussion: Description of the findings of the study. Soils, vegetation and hydrology for wetland and upland areas of the site should be discussed. Any problem areas should be thoroughly treated.
[4] 
Conclusions: The extent of wetlands on the site should be discussed. The impact of the proposed project on these wetlands should also be considered.
(5) 
Included in the report as appendices or tables should be:
(a) 
Site location map (USGS 7.5 feet quadrangle will suffice).
(b) 
NWI map.
(c) 
Soil survey map with soil descriptions.
(d) 
Data sheets for each plot.
(e) 
Wetland boundaries shall be certified by a registered professional surveyor and shown on a plan of appropriate scale. The limits of the wetland study shall be clearly shown. The plan shall also show the location of all plots and/or transects used in the study, the date of the delineation, a statement of the method used for the study, the name of the consulting firm which performed the delineation, the name of the surveyor, and a disclaimer statement indicating no wetland boundary is considered jurisdictional until approved by DEP and COE.
(f) 
Color photos of wetlands areas on the site, with locations and directions of view keyed to the wetland boundary map.
(g) 
Resumes of the wetland scientist(s) who performed the delineation.
(6) 
All subdivision plans shall contain notes for future lot owners. The wetland boundary on each lot will be clearly marked. Each lot which contains wetlands, or to which access may be restricted by wetlands, shall have a note which states that state and federal laws require permits for all activities which result in a deposition of fill into delineated wetlands. The note shall also state that refusal of such a permit may restrict some uses of all or portions of the lot.
(7) 
Compensatory mitigation projects required as part of state or federal permits shall be shown on the subdivision plans. Future lot owners whose property encompasses all or part of a mitigation area shall be notified that the portion of their property that includes the mitigation area may not be altered, and is considered a jurisdictional wetland by the state and federal governments. Lot owners may be responsible for maintenance of mitigation areas. In order to help ensure the long-term viability of wetland mitigation efforts, the Township discourages multiple ownership of mitigation areas. Ownership by one individual or a homeowners' association is encouraged. Owners of the wetland mitigation areas must be clearly identified to the Township.
(8) 
The Township reserves the right to reject any submitted wetland delineations. Should the Township feel the actual wetland area differs from that shown on the subdivision plan, the Township has the right to secure, at the developer's expense, qualified personnel to check the delineation and redraw the boundary as necessary. Should the developer subsequently disagree with the Township's delineation, a jurisdictional delineation by DEP and COE will be requested. Any charges for the jurisdictional delineation will be the responsibility of the developer.
(9) 
Where the study shows the existence of wetland areas, the applicant is encouraged to delineate the wetland boundary with a fence to prevent encroachment. Snow fence, construction safety fence or other acceptable material should be used (the use of silt fence is not recommended). The fence should be properly installed, at a minimum distance of five feet outside the delineated boundary, prior to any construction or issuance of building permits. The fence should be properly maintained until all occupancy permits have been issued and/or for the extent of all construction.